Exhibit 10.18


 


 


 


 


January 3,
2019


 


PPF
OFF 100 Cambridge Park Drive, LLC


c/o
Morgan Stanley Real Estate Advisor, Inc.


1585
Broadway, 37th Floor


New
York, New York 10036


Attention:
Jennie Pries Friend


 


VIA
Courier


 


Re:
Trillium Therapeutics USA Inc. and PPF PFF 100 Cambridge Park Drive, LLC Lease Agreement


 


Dear
Ms. Friend,


 


Please
see attached two original copies of the lease agreement. Please sign and return one copy for our records.


 


Thank
you and we look forward to opening our office in Cambridge.


 


Please
call or email me if you have any questions.


 


Yours
sincerely,


 


 


James
Parsons


Chief
Financial Officer


 






     


     


    

 


100 CAMBRIDGEPARK
DRIVE


 


CAMBRIDGE, MASSACHUSETTS


 


LEASE


 


Between


 


PPF OFF 100 CAMBRIDGE
PARK DRIVE, LLC,


a Delaware limited
liability company


 


("LANDLORD")


 


AND


 


TRILLIUM THERAPEUTICS
USA INC.,


a Delaware corporation


 


("TENANT")


 


dated as of


December 10,
2018


 






     


     


    

 


TABLE OF CONTENTS


 


	 	Page
	 	 
	ARTICLE  I Basic Lease Information	I
	ARTICLE 2 Lease Grant	5
	ARTICLE 3 Condition of the Premises	5
	ARTICLE 4 Rent	6
	ARTICLE 5 Compliance with Laws; Use	10
	ARTICLE 6 Services to be Furnished by Landlord	12
	ARTICLE 7 Repairs and Alterations	15
	ARTICLE 8 Entry by Landlord	19
	ARTICLE 9 Assignment and Subletting	20
	ARTICLE 10 Indemnity and Waiver of Claims	26
	ARTICLE 11 Insurance	26
	ARTICLE 12 Subrogation	27
	ARTICLE 13 Casualty Damage	27
	ARTICLE 14 Condemnation	28
	ARTICLE 15 Events of Default	29
	ARTICLE 16 Remedies	30
	ARTICLE 17 Limitation of Liability	32
	ARTICLE 18 End of Lease Term; Holding Over.	32
	ARTICLE 19 Subordination to Mortgages;
    Estoppel Certificates	33
	ARTICLE 20 Notices	35
	ARTICLE 21 No Waiver	35
	ARTICLE 22 Quiet Enjoyment	35
	ARTICLE 23 Excepted and Reserved Rights	36
	ARTICLE 24 Patriot Act	37
	ARTICLE 25 Letter of Credit.	37
	ARTICLE 26 Relocation	40
	ARTICLE 27 Intentionally Omitted	40
	ARTICLE 28 Miscellaneous	40



 






    	 	(i)	 



     


    

 


EXHIBITS


 


	Exhibit A -	Floor Plan of Premises
	Exhibit B -	Form of Commencement Date Agreement 
	Exhibit C - 	Work Letter
	Exhibit D - 	Rules and Regulations 
	Exhibit E - 	Form of Letter of Credit



 






    	 	(ii)	 



     


    

 


LEASE AGREEMENT


 


This Lease Agreement (this "Lease")
is made and entered into as of the 10th day of December, 2018 (the "Effective
Date"), by and between PPF OFF 100 CAMBRIDGE PARK DRIVE, LLC, a Delaware
limited liability company ("Landlord") and TRILLIUM THERAPEUTICS USA INC., a
Delaware corporation ("Tenant").


 


NOW, THEREFORE, in consideration
of the mutual covenants herein contained and $10.00 and other good and valuable consideration, the receipt, sufficiency and delivery
of which is hereby acknowledged, Landlord and Tenant hereby covenant and agree as follows:


 


ARTICLE 1


 


Basic Lease Information


 


Section 1.1     "Building"
shall mean the building and improvements commonly known as 100 CambridgePark Drive in Cambridge, Massachusetts.


 


Section 1.2     "Property'"
shall mean the Building, together with the land on which the Building is located, together with, at the discretion
of Landlord, the parking garages, parking lots, facilities and other improvements, if any, serving the Building and the land on
which the Building is located.


 


Section 1.3     "Other
Buildings": Individually or collectively, the buildings and improvements in Cambridge, Massachusetts commonly
known as 125 CambridgePark Drive, 150 CambridgePark Drive and 200 CambridgePark Drive, respectively.


 


Section 1.4     "Premises"
shall mean the area containing 3,161 rentable square feet located on the fifth (5th)
floor of the Building and shown on the floor plan attached to this Lease as Exhibit A.


 


Section 1.5     "Rentable
Square Footage of the Property" is deemed to be 135,572 rentable square feet.


 


Section 1.6     "Rentable
Square Footage of the Premises" is deemed to be 3,161 rentable square feet.


 


Section 1.7     "Base
Rent":


 


	Period of Time	 	Annual Base
    Rent	 	 	Monthly Base
    Rent	 
	Commencement Date - First (1st) anniversary of Commencement Date	 	$	164,372.00	 	 	$	13,697.67	 
	First (1st) anniversary of Commencement Date -	 	$	169,303.16	 	 	$	14,108.60	 



 


 






    	 	-1-	 



     


    

 


	Period of Time	 	Annual Base
    Rent	 	 	Monthly Base
    Rent	 
	Second (2nd)
    anniversary of Commencement Date	 	 	 	 	 	 	 	 
	Second (2nd)
    anniversary of Commencement Date - Third (3nl) anniversary of Commencement Date	 	$	174,382.25	 	 	$	14,531.85	 
	Third (3rd)
    anniversary of Commencement Date - Fourth (4th) anniversary of Commencement
    Date	 	$	179,613.72	 	 	$	14,967.81	 
	Fourth (4th) anniversary of Commencement Date - Fifth (5th)
    anniversary of Commencement Date	 	$	
                                         I85,002.13	 	 	$	15,416.84	 



 


Section 1.8     "Tenant's
Pro Rata Share": 2.33%.


 


Section 1.9     "Expense
Base Year": Calendar Year 2019.


 


Section 1.10
"Tax Base Year": Fiscal Year 2019, commencing on July I, 2018 and expiring on June 30, 2019.


 


Section 1.11
"Term": The period of time commencing on the Commencement Date and expiring on the Expiration Date.


 


Section 1.12
"Commencement Date": The date on which Landlord tenders possession of the Premises to Tenant with
the Landlord Work Substantially Completed.


 


Section 1.13
"Scheduled Commencement Date": April I, 2019.


 


Section 1.14
"Expiration Date": The date which is the last day of the calendar month in which the day immediately
preceding the fifth (5th) anniversary of the Commencement Date occurs, unless
sooner terminated or extended in accordance with the terms and conditions of this Lease.


 


Section 1.15
"Lease Year": The first Lease Year shall commence on the Commencement Date and shall end on the last
day of the calendar month preceding the month in which the first anniversary of the Commencement Date occurs. Each succeeding
Lease Year shall commence on the day following the end of the preceding Lease Year and shall extend for twelve (12) consecutive
months; provided, however, the last Lease Year shall expire on the Expiration Date.


 






    	 	-2-	 



     


    

 


Section 1.16 "Landlord
Work": The alterations and improvements described as the "Landlord Work" in the Work Letter (the
"Work Letter") attached to this Lease as Exhibit C and incorporated herein by this reference.


 


Section 1.17 "Brokers":
Newmark Knight Frank and Avison Young.


 


Section 1.18 "Permitted
Use": General office purposes, consistent with a first-class office building, and no other purpose or purposes.


 


Section 1.19 "Notice Addresses":


 


All notices to Tenant shall be sent to the following
addresses:


 


Tenant:


 


Prior to the Commencement Date:


 


Trillium Therapeutics Inc.


2488 Dunwin Drive


Mississauga, Ontario, Canada,
L5L I J9


Attention: Dr. Niclas
Stiernholm, CEO


 


Following the Commencement Date:


 


Trillium Therapeutics USA Inc., 


I00 CambridgePark Drive


Cambridge, Massachusetts 02140


Attention: Dr. Yaping
Shou


 


With copies:


 


Trillium Therapeutics Inc.


2488 Dunwin Drive


Mississauga, Ontario, Canada,
L5L IJ9


Attention: Dr. Niclas
Stiernholm, CEO


 


Landlord:


 


All notices to Landlord shall be sent to the following
addresses:


 


PPF OFF 100 Cambridge Park Drive, LLC


c/o Morgan Stanley Real Estate Advisor, Inc.


1585 Broadway, 37th Floor


New York, New York 10036


Attention: Jennie Pries Friend, Managing Director


 






    	 	-3-	 



     


    

 


With copies to:


 


PPF OFF 100 Cambridge Park
Drive, LLC


c/o Longfellow Real Estate
Partners, LLC


260 Franklin Street, Suite 1920


Boston, Massachusetts 02110


Attention: Jamison N. Peschel


 


and


 


Goulston & Storrs
PC


400 Atlantic Avenue


Boston, MA 02110-3333


Attention: Frank E. Litwin, Esq.


 


Section 1.20 "Business
Day(s)": Monday through Friday of each week, exclusive of New Year's Day, Presidents Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day, Christmas Day and such other days as may be designated by Landlord from time-to-time as holidays
with respect to the Building. Notwithstanding any contrary language in this Lease, as it relates to computing the time to respond
to any notice, request for approval/disapproval or other submission made under the Lease, such time period shall begin to run
on the Business Day following the date on which such notice is effective under this Lease or, as to requests not in the nature
of notice for approval/disapproval or other submission on the Business Day following the date on which such request or other submission
is received.


 


Section 1.21 "Law(s)":
All applicable laws, statutes, codes, ordinances, orders, rules, regulations, conditions of approval and requirements
of all federal, state, county, municipal and governmental authorities and all administrative or judicial orders or decrees and
all permits, licenses, approvals and other entitlements issued by governmental entities, and rules of common law, relating
to or affecting the Property or the use or operation thereof, whether now existing or hereafter enacted, including, without limitation,
the Americans with Disabilities Act (42 U.S.C. § 12101 et
seq.) and the regulations and guidelines promulgated thereunder, and, the rules and regulations of the Massachusetts Architectural
Access Board (M.G.L. c. 22, § 13A, et seq.; 521 C.M.R. 1.00 et seq.), as the same may be amended, modified, and supplemented
from time-to-time.


 


Section 1.22 "Normal Business Hours":
8:00 A.M. to 6:00 P.M. on Business Days.


 


Section 1.23 "Letter
of Credit Amount": $82,186.02, subject to the provisions of Article 25.


 






    	 	-4-	 



     


    

 



 


ARTICLE 2


Lease Grant


 


Section 2.1     Lease
Grant.


 


For and with respect to the
Term, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. In addition, Tenant
shall have the non-exclusive right in common with others to use such other portions of the Property and the Other Buildings,
that are designated by Landlord from time to time for the common use of tenants and other occupants of the Property,
including, but not limited to, sidewalks, common corridors, elevator foyers, common restrooms, conference facilities, fitness
center/game room, and lobby areas (collectively, the "Common Areas"). Such
use of the Common Areas by Tenant shall be subject to and in accordance with the provisions of this Lease, as well as the
Rules and Regulations (as hereinafter defined). Subject to casualties, to Force Majeure, and to the terms and conditions
of this Lease, throughout the Term of this Lease Landlord shall provide Tenant with access to and use of the Premises, and
the Common Areas, on a 24 hour per day, 7 day per week basis.


 


ARTICLE 3


Condition of the Premises


 


Section 3.1     Condition;
Delivery. Tenant has inspected the Premises and agrees (i) to accept possession of the Premises in the condition
existing on the Commencement Date, with the Landlord Work Substantially Completed (as defined in the Work Letter), in vacant,
broom-clean condition and in all other respects in its "as is," "where is" condition, and (ii) except
for the performance of the Landlord Work, Landlord has no obligation to perform any work, supply any materials, incur any expense
or make any alterations or improvements to prepare the Premises for Tenant's occupancy. All work to be performed by Tenant in
connection with Tenant's initial occupancy of the Premises (collectively, the "Initial Installations")
shall be considered to be "Alterations" and shall be performed in
accordance with the terms and conditions of this Lease, including, without limitation, the provisions of Section 7.3.
Landlord shall be deemed to have tendered possession of the Premises to Tenant upon the delivery of notice by Landlord to Tenant
stating that the Premises are vacant, broom-clean, and in the condition required by this Lease. No failure to tender possession
of the Premises to Tenant on or before any particular date shall affect any other obligations of Tenant hereunder. There shall
be no postponement of the Commencement Date for any delay in the tender of possession to Tenant which results from any Tenant
Delay (as defined in the Work Letter). Tenant's commencement of the Initial Installations shall be conclusive evidence, as against
Tenant, that Landlord has completed all work to be performed by Landlord under this Lease, Tenant has accepted possession of the
Premises in its then current condition and at the time such possession
was taken, the Premises, the Building, and the Property were in a good and satisfactory condition as required by this Lease.


 


Section 3.2     Early
Access. From and after March 8, 2019, or such later time as Landlord determines that the Landlord Work has
sufficiently progressed to the point where permitting Tenant to
enter the Premises will not adversely affect the timely completion of the remaining elements of the Landlord Work, in accordance
with and subject to the terms and conditions of Section 5.1 of the Work Letter, Landlord shall permit Tenant to enter the
Premises for the limited purpose of installing Tenant's telecommunication, electronic, phone and data cabling and related equipment
installed by or for the exclusive benefit of Tenant and located in the Premises or in the walls or above the finished ceiling
of the Premises ("Cabling Work"). Any such early entry shall
be at Tenant's sole risk and expense, and Landlord shall have no liabilities or obligations to Tenant in connection
therewith, including any liability for damage or injury to persons or property in connection therewith. Upon such entry,
notwithstanding that the Commencement Date may not yet have occurred, Tenant shall be bound by and shall comply with all
provisions of this Lease, including, without limitation, the provisions of this Lease regarding the performance of
alterations, improvements and installations in the Premises; provided, however, Tenant will not be obligated to pay Base
Rent, Tenant's Pro Rata Share of the Tax Excess, or Tenant's Pro Rata Share of the Expense Excess prior to the Commencement
Date. Without limitation, all of such work performed by Tenant in the Premises shall be coordinated with any work being
performed by Landlord and in such manner as to maintain harmonious labor relations. In no
event shall any such work by Tenant damage the Building or the Premises or interfere with the timely performance and
completion of the Landlord Work. Such early access shall be on all the terms and conditions of this Lease.


 






    	 	-5-	 



     


    

 





 


ARTICLE 4


Rent


 


Section 4.1     Payments. (a) Tenant
shall pay to Landlord, without any setoff or deduction, except as may be specifically set forth in this Lease, the total
amount of Base Rent and Additional Rent (collectively, the "Rent") due for the Term. "Additional
Rent" shall mean all sums (exclusive of Base Rent) that Tenant is required to pay to Landlord under this Lease.
Tenant shall pay all payments of Base Rent, Tenant's Pro Rata Share of the Tax Excess (as hereinafter defined), and Tenant's
Pro Rata Share of the Expense Excess (as hereinafter defined) in advance on the first (1st) day of each calendar month during
the Term, without notice or demand. All other items of Rent shall be due and payable by Tenant not later than thirty (30)
days after delivery of bills or invoices by Landlord. All payments of Rent shall be by good and sufficient check or by other
means (such as automatic debit or electronic transfer) acceptable to Landlord, in accordance with payment instructions
provided by Landlord to Tenant from time-to-time, and to addresses as may be designated by Landlord from time-to-time.


 


(b)            If Tenant
fails to pay any item or installment of Rent when due, in addition to and without limitation of all other rights and remedies
of Landlord as a result thereof, Tenant shall pay to Landlord, as Additional Rent, (i) a late charge of five percent
(5%) of such past due amount, provided, however, that for the first such occurrence in any twelve-month period Tenant shall
pay such late charge only if the past due amount remains unpaid within five (5) days of the date when due, and
(ii) interest on all delinquent amounts which shall accrue from the date due until paid at the lesser of (x) a per
annum rate of twelve percent (12%) per annum from the date such payment is due until paid, or (y) the highest rate
permitted by applicable Law. If the Term commences on a day
other than the first (1st) day of a calendar month
or terminates on a day other than the last day of a calendar month, the monthly Base Rent, Tenant's Pro Rata Share of the Tax
Excess and Tenant's Pro Rata Share of the Expense Excess for such month shall be prorated based on the number of days in such
calendar month. Landlord's acceptance of less than the amount of Rent then due shall be considered a payment on account of
the earliest Rent then due. No endorsement or statement on a check or letter accompanying a check or payment shall be
considered an accord and satisfaction. Landlord may accept any check or payment without prejudice to the right of Landlord to
recover the balance due or to pursue other available remedies. Tenant's covenant to pay Rent is independent of every other
covenant in this Lease.


 






    	 	-6-	 



     


    

 


(c)            Concurrent
with the execution of this Lease, Tenant has paid one month's Base Rent ("Advance Rent") to Landlord. If
the Commencement Date is on the first day of a month, then the Advance Rent shall be credited towards the first month's
Base Rent payment. If the Commencement Date is not the first day of a month, then on the Commencement
Date Tenant shall pay Base Rent for the period from the Commencement Date through the last day of such month, and the Advance Rent
shall be credited towards Base Rent payable for the next succeeding calendar month.


 


Section 4.2     Expense
Excess and Tax Excess. For and with respect to each calendar year (or portion thereof) during the Term, from and
after the Commencement Date, Tenant shall pay Tenant's Pro Rata Share of the amount (the "Expense Excess"), if
any, by which Expenses (as hereinafter defined) for such calendar year (or portion thereof) exceed Expenses for the Expense
Base Year. For and with respect to each tax fiscal year, which commences on July I and expires on the following
June 30 (each, a "Fiscal Year") during the Term, from and after the Commencement Date, Tenant shall pay
Tenant's Pro Rata Share of the amount, if any, by which Taxes (as hereinafter defined) for each Fiscal Year during the Term
exceed Taxes for the Tax Base Year ("Tax Excess"). Landlord will provide Tenant with its good faith estimate
of the Expense Excess and the Tax Excess prior to the commencement of each calendar year. On or before the first (1st) day of
each month of each calendar year during the Term, Tenant shall pay to Landlord monthly installments equal to one-twelfth
(1/12) of Tenant's Pro Rata Share of Landlord's good faith estimate of the Expense Excess for the respective calendar year
and one-twelfth (1/12) of Tenant's Pro Rata Share of Landlord's good faith estimate of the Tax Excess for the respective
Fiscal Year. If Landlord determines at any time or from time
to time that its good faith estimate of the Expense Excess and/or the Tax Excess was incorrect, then Landlord shall provide
Tenant with a revised estimate thereof. After its receipt of the revised estimate, Tenant's remaining monthly payments for
such calendar year or Fiscal Year shall be based upon the revised estimate provided by Landlord. If Landlord
does not provide Tenant with an estimate of the Expense Excess or of the Tax Excess prior to January I of a calendar
year, Tenant shall continue to pay monthly installments based on the previous year's estimate(s) until Landlord provides
Tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant
paid monthly installments based on the previous year's estimate(s). Such adjustment shall be effected by Tenant paying
Landlord the amount of any underpayment within thirty (30) days after receipt of the new estimate, or by Landlord refunding
to Tenant any overpayment within thirty (30) days or, if Landlord so elects, by crediting the overpayment against the next
due future installment( s) of Additional Rent, as applicable. If the
Tax Base Year is more than or less than twelve (12) months, the Tax Base Year shall be adjusted pro-rata so that the Tax Base
Year is determined on a twelve (12) month basis. If any
Fiscal Year after the Tax Base Year is more than or less than twelve (12) months, then such Fiscal Year shall be adjusted
pro-rata so that such Fiscal Year is determined on a twelve (12) month basis for the purposes of calculating the Tax Excess
for such Fiscal Year. Within one hundred fifty (150) days following the end of each calendar year or Fiscal Year, as
applicable, Landlord shall furnish Tenant with a reconciliation statement (each, a "Statement") of the
actual Expenses and Expense Excess and/or the actual Taxes and Tax Excess for the prior calendar year or Fiscal Year, as
applicable. If the amount paid on account of estimated
Expense Excess and/or estimated Tax Excess for the prior calendar year or Fiscal Year, as applicable, is more than the actual
Expense Excess and/or actual Tax Excess, as the case may be, for the prior calendar year or Fiscal Year, as applicable, then
Landlord shall apply any overpayment by Tenant against the installment payment(s) next becoming due on account of the
estimated Expense Excess or Tax Excess, as applicable. If the
amount paid on account of the estimated Expense Excess and/or estimated Tax Excess for the prior calendar year or Fiscal
Year, as applicable, is less than the actual Expense Excess and/or actual Tax Excess, as the case may be, for such prior
year, then Tenant shall pay Landlord, within thirty (30) days after its receipt of the Statement of Expenses and/or Taxes,
the amount of such underpayment.


 






    	 	-7-	 



     


    

 


Section 4.3     Expenses.
 "Expenses" shall mean all costs and expenses incurred in each calendar year in connection with operating,
maintaining, repairing, and managing the Building and/or the Property, including, but not limited to, the following: (a) labor
and labor related costs, including wages, salaries, bonuses, taxes, insurance, uniforms, training, retirement plans, pension plans
and other employee benefits; (b) management fees (whether paid to Landlord or paid to affiliated or unaffiliated property
management companies); (c) the cost of equipping, staffing and operating an on-site and/or off-site management office for
the Building, provided if the management office services one or more other buildings or properties, the shared costs and expenses
of equipping, staffing and operating such management office(s) shall be equitably prorated and apportioned between the Building
and the other buildings or properties; (d) accounting costs; (e) the cost of services; (f) rental and purchase cost
of parts, supplies, tools and equipment; (g) insurance premiums and deductibles; (h) electricity, gas and other utility
costs; (i) the costs and expenses of operating, maintaining, repairing and managing parking facilities serving the Building,
including, without limitation, valet services; (j) the costs
and expenses of transportation services and shuttle bus services provided to tenants and occupants of the Building; and (k) the
amortized cost of capital improvements made to the Building and/or the Property, or capital assets acquired for the Building and/or
the Property which are (a) intended to reduce over the useful life thereof operating expense costs or otherwise improve the
operating efficiency of the Building and/or the Property; or (b) are reasonably necessary for the health and safety for the
occupants of the Building and/or the Property; or (c) are required to comply with any applicable Laws. The cost of such capital
improvements or capital assets shall be amortized by Landlord over the their useful life (as reasonably determined by Landlord
in accordance with customary practice in the real estate industry), and shall include, at Landlord's option, actual or imputed
interest at the Prime Rate plus three percent (3%); provided, however, the actual costs savings resulting from a capital improvement
or capital asset may be included in Expenses to the extent of savings realized in a particular calendar year without regard to
the foregoing amortization requirement. Landlord, by itself or through an affiliate, shall have the right to directly perform,
provide and be compensated for any services provided by Landlord in connection with the Building and/or the Property. If
Landlord incurs Expenses for the Building and/or the Property together with one or more other buildings or properties, whether
pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably
prorated and apportioned between the Building and/or the Property and such other buildings or properties.


 






    	 	-8-	 



     


    

 


Expenses shall not include
the following: (1) the cost of capital improvements (except for the amortized costs thereof as expressly set forth
above); (2) capital reserves; (3) depreciation; (4) principal or interest payments of mortgage and other
non-operating debts of Landlord; (5) the cost of repairs or other work to the extent Landlord is reimbursed therefor by
insurance or condemnation proceeds; (6) costs in connection with leasing space in the Building, including brokerage
commissions and the costs of improving rentable areas in the Building for other tenants; (7) advertising and promotional
expenditures and costs to prepare tenant space in the Building or to relocate any tenant in the Building; (8) costs
incurred in connection with the sale, financing or refinancing of the Building; (9) fines, interest and penalties
incurred due to the late payment of Taxes or Expenses; (10) organizational expenses associated with the creation and
operation of the entity which constitutes Landlord; (11) legal fees or other expenses incurred in connection with enforcing
leases with tenants in the Building; (12) charges for electricity, water, or other utilities, services or goods for which
another tenant, is obligated to reimburse Landlord; (13) charitable or political contributions; and (14) any costs or
expenses for services or amenities that are provided specifically for the benefit of a particular tenant, are of a nature not
generally provided to multiple tenants in the Building, and for which Landlord is reimbursed by such tenant. If at
any time during a calendar year less than 95% of the rentable area of the Building is occupied, then those Expenses that vary
based upon occupancy (such as cleaning costs) shall be calculated as if 95% of the rentable area of the Building had been
occupied and Landlord had been supplying such services to 95% of the rentable area of the Building.


 


Section 4.4     Taxes.
"'Taxes" shall mean the following: (i) all ad valorem real estate taxes, assessments, sewer and
water rents, and other governmental levies, impositions or charges, whether general, special, ordinary, extraordinary, foreseen
or unforeseen, which may from time to time be assessed, levied or imposed upon all or any part of the Property, (ii) all
business improvement district impositions, charges and fees assessed, imposed or payable with respect to all or any part of the
Property, and (iii) all expenses (including reasonable attorneys' fees and disbursements and experts' and other witnesses'
fees) incurred in seeking abatement of or contesting any of the foregoing (but such expenses will not be included in Base Taxes
if incurred during the Base Tax Year). If Landlord elects to pay
any assessment in annual installments, then (i) such assessment shall be deemed to have been so divided and to be payable
in the maximum number of installments permitted by Law, and (ii) there shall be deemed included in Taxes for each Fiscal
Year the installments of such assessment becoming payable during such Fiscal Year, together with interest payable during such
Fiscal Year on such installments and on all installments thereafter becoming due as provided by law, all as if such assessment
had been so divided. If at any time the methods of taxation prevailing
on the Effective Date shall be altered so that in lieu of or as an addition to the whole or any part of Taxes, there shall be
assessed, levied or imposed (1) a tax, assessment, levy, imposition or charge based on the income or rents received from
the Real Property whether or not wholly or partially as a capital levy or otherwise, (2) a tax, assessment, levy, imposition
or charge measured by or based in whole or in part upon all or any part of the Real Property and imposed upon Landlord, (3) a
license fee measured by the rents, or (4) any other tax, assessment, levy, imposition, charge or fee however described or
imposed, including business improvement district impositions, fees, and charges, then all such taxes, assessments, levies, impositions,
charges or fees or the part thereof so measured or based shall be deemed to be included within Taxes. Taxes shall not include
any income, capital levy, franchise, capital stock, gift, estate or inheritance tax. If
an abatement or reduction in Taxes is obtained for any year of the Term during which Tenant has previously paid Tenant's
Pro Rata Share of any Tax Excess, then Taxes for that year will be retroactively adjusted and Landlord shall provide Tenant with
a credit, if any, based on Tenant's Pro Rata Share of the adjustment or Tenant shall pay Landlord the amount of Tenant's Pro Rata
Share of any such increase in the Tax Excess within thirty (30) days after Tenant's receipt of a statement from Landlord.


 






    	 	-9-	 



     


    

 


Section 4.5     Audit.
Each Statement sent to Tenant shall constitute an account stated between Landlord and Tenant and shall be conclusively
binding upon Tenant unless Tenant (i) pays to Landlord when due the amount set forth in such Statement, without prejudice
to Tenant's right to audit such Statement, and (ii) within sixty (60) days after such Statement is delivered, sends a written
notice to Landlord objecting to such Statement, specifying the reasons for such objection and stating that Tenant will audit the
records concerning the items objected to by Tenant. Tenant and all auditors, representatives, contractors, agents, and other third
parties involved on behalf of Tenant in any review, audit or dispute concerning Expenses or Taxes shall execute and deliver to
Landlord a confidentiality agreement, in form and substance reasonably satisfactory to Landlord, whereby such parties agree not
to disclose to any third party any of the information obtained in connection with such review. Tenant agrees that Tenant will
not employ, in connection with any review, audit or dispute under this Lease, any person or entity who is to be compensated in
whole or in part, on a contingency fee basis. If Tenant satisfies
the foregoing conditions precedent, then Tenant may review or audit the Expenses or Taxes (as applicable) for the subject calendar
year or Fiscal Year, as applicable. If the parties are unable
to resolve any dispute as to the correctness of such Statement within thirty (30) days following the review or audit performed
by Tenant, then either party may refer the issues raised by such review or audit to a nationally recognized public accounting
firm selected by Landlord and reasonably acceptable to Tenant, and the decision of such accountants shall be conclusively binding
upon Landlord and Tenant. If said accountants shall determine
that Tenant shall have made any payment in excess of the amount properly due hereunder, such excess amount shall be refunded to
Tenant by Landlord within thirty (30) days after said accountants shall have rendered their decision and if such accountants shall
determine that Tenant shall have underpaid the amount properly due hereunder such under-payment shall be paid by Tenant to Landlord
within thirty (30) days after said accountants shall have rendered their decision. Tenant shall pay the fees and expenses relating
to such procedure, unless such accountants determine that Landlord overstated Expenses or Taxes by more than five percent (5%)
for such calendar year or Fiscal Year, as applicable, in which case Landlord shall pay the reasonable out-of-pocket fees and expenses
incurred by Tenant. Except as provided in this Section 4.5, Tenant shall have no right whatsoever to dispute by judicial
proceeding or otherwise the accuracy of any Statement.


 


ARTICLE 5


Compliance with Laws; Use


 


Section 5.1     Permitted
Use. The Premises shall be used only for the Permitted Use and for no other use, of any kind, whatsoever. Without
limitation, Tenant shall not use or permit the use of the Premises for any purpose which is illegal, dangerous to persons or property
or which, in Landlord's reasonable opinion, unreasonably disturbs any other tenants of the Building or interferes with the operation
of the Building. From and after the delivery of the Premises to Tenant, Tenant shall cause the Premises to comply with all applicable
Laws. In addition, Tenant shall, at its sole cost and expense, comply with all applicable
Laws regarding the operation of Tenant's business in the Premises and the use, condition, configuration and occupancy of the Premises,
to the extent such obligations arise out of or result from (i) the specific manner and nature of Tenant's use or occupancy
of the Premises, as distinct from general office use, (ii) Alterations made by Tenant, or (iii) a breach by Tenant of
any provisions of this Lease. Without limitation of the foregoing, Tenant shall be solely responsible for procuring and complying
at all times with any and all necessary permits and approvals directly or indirectly relating or incident to the conduct of its
business operations in the Premises. Promptly upon receipt, Tenant shall provide Landlord with copies of any notices it receives
regarding a violation or alleged violation by Tenant of any Laws. Without limitation, Landlord may elect, at any time and from
time to time, to undertake greenhouse gas production monitoring and testing, including, without limitation, testing within the
Premises, provided that forty eight (48) hours' prior written notice thereof is delivered to Tenant. Tenant shall exercise good
faith reasonable efforts to cooperate with all such testing activities.


 






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Section 5.2     Rules and
Regulations. Tenant shall comply with the rules and regulations of the Building attached to this Lease as Exhibit D
as the same may be amended, modified or supplemented by Landlord from time to time, together with such other reasonable
rules and regulations of general applicability adopted by Landlord from time to time (collectively, the "Rules and
Regulations"). Nothing contained in this Lease shall impose upon Landlord any obligation to enforce the Rules and
Regulations or terms, covenants or conditions in any other lease against any other tenant of the Building, and Landlord shall not
be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors or licensees, provided that
Landlord shall enforce the Rules and Regulations against Tenant in a non-discriminatory fashion, except where differing circumstances
justify different treatments.


 


Section 5.3     Hazardous
Materials. (a) "Hazardous Materials" shall mean any substance
which is or may hereafter be classified as a hazardous material, waste or substance under federal, state or local laws, rules and
regulations, including, without limitation, 42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 9601 et seq., 42 U.S.C.
Section 2601 et seq., 49 U.S.C. Section 1802 et seq. and Massachusetts General Laws, Chapters 21C, 21D and 21E and the
rules and regulations promulgated under any of the foregoing, as such laws, rules and regulations may be amended from
time to time (collectively "Hazardous Materials Laws"). Reference is hereby
made to that certain Notice of Activity and Use Limitation (the "AUL"),
dated as of April 23, 2013, recorded in the Middlesex South District Registry of Deeds on April 25, 2013 in
Book 61671, Page 149. The AUL is incorporated into this Lease by this reference, as if fully and completely set forth herein,
and Tenant shall comply with all of the terms and conditions of the AUL. Landlord represents to Tenant that, as of the Effective
Date, to its actual knowledge, there are no Hazardous Materials on the Property (including the Premises), excepting only such materials
and substances as (i) are stored or used in accordance with all applicable Laws, and (ii) are ordinarily and customarily
used or located in comparable first-class Buildings.


 


(b)            Tenant
shall not, without the prior written consent of Landlord, bring or permit to be brought to or kept at, in or on the Premises any
Hazardous Materials, excepting only in accordance with all applicable Hazardous Materials Laws. Tenant shall provide such further
information concerning any Tenant's Hazardous Materials and/or their use, storage and/or disposal within thirty (30) days of Landlord's
reasonable request concerning the same. With respect to any Hazardous Material brought or permitted to be brought or kept in or
on the Premises in accordance with the foregoing, Tenant shall not permit any such Hazardous Materials to be discharged, to escape,
be released or be disposed in or about the Premises; provided, however, Tenant may use cleaning supplies and materials containing
ordinary and customary Hazardous Materials, as long as (i) such supplies and materials are customarily used in the ordinary
course of usual and customary business office operations in comparable buildings, and (ii) the storage, transportation, usage,
and disposal of all such Hazardous Materials is in compliance with all applicable Laws.


 






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(c)            Tenant
hereby covenants and agrees to indemnify, defend and hold the Landlord and each of the Landlord Related Parties harmless from and
against any and all claims against any of the Landlord or the Landlord Related Parties arising out of contamination of any part
of the Property or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Materials
in the Premises, the presence of which is caused by any act or omission of any of the Tenant Parties, or (ii) from any breach
by Tenant of its obligations under this Section 5.3. This indemnification of the Landlord and the Landlord Related Parties
by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of site conditions or any
cleanup, remedial, removal or restoration work or any other response action required by any federal, state or local governmental
agency or political subdivision because of Hazardous Material present in the soil, soil vapor, or ground water at, on or under,
or any indoor air in, the Building to the extent caused by (i) the acts or omissions of Tenant or the Tenant Parties, or (ii) from
any breach by Tenant, or any Tenant Parties, of Tenant's obligations under this Section 5.3. The obligations and liabilities
of Tenant under this Section 5.3 shall survive the expiration or any earlier termination of this Lease.


 


Section 5.4     Landlord's
Compliance. Landlord shall cause the Common Areas of the Building to comply with all applicable Laws to the extent
that non-compliance (i) would materially impair Tenant's use and occupancy of the Premises for the Permitted Uses; or (ii) would
adversely restrict Tenant's access to the Premises. Notwithstanding the foregoing, Landlord shall have the right to contest in
good faith any alleged violation of applicable Laws, including the right to apply for and obtain a waiver or deferment of compliance,
the right to assert any and all defenses allowed at law or in equity, and the right to appeal any decisions, judgments or rulings
to the fullest extent permitted by law.


 


ARTICLE 6


Services to be Furnished by Landlord


 


Section 6.1     Services.
Landlord shall furnish Tenant with the following services: (a) cold and hot water for use in the base building
bathrooms and cold or tepid water for use in any kitchenette areas in the Premises which have been approved by Landlord; (b) customary
heat and air conditioning in season in Cambridge, Massachusetts during Normal Business Hours; (c) building standard janitorial
service on Business Days, substantially in accordance with the cleaning standards established by Landlord in its reasonable discretion
with respect to the Building from time to time; (d) passenger elevator service; (e) electricity, in accordance with
the terms and conditions set forth in Section 6.2; (f) chilled water for supplemental HVAC equipment installed from
time-to-time in the Premises; (g) building security services consistent with the security services customarily provided by
landlords of first-class buildings in Cambridge, Massachusetts; and (h) such other services as Landlord reasonably determines
from time to time are necessary or appropriate for the Property. Tenant may elect to receive overtime HVAC service during hours
other than during the Normal Business Hours, subject to the payment by Tenant, as Additional Rent, of Landlord's then current
charge for overtime HVAC service and to providing such prior notice requesting overtime HVAC service as may be required by Landlord.
As of the Effective Date, the charge for overtime HVAC is $95.00 per hour (subject to Landlord's right, from time to time, to
increase such charge upon reasonable prior written notice to Tenant). Tenant shall pay, as Additional Rent, the then-applicable
charges for the chilled water provided to the Premises, based on the meter (or meters) previously installed by Landlord to measure
the consumption of chilled water on each floor of the Premises. Tenant shall pay, as Additional Rent, for all utilities furnished
to or used within the Premises, including, without limitation, electricity, water, gas, steam and any other utility usage. Said
charges may be based on Tenant's Pro Rata Share of the costs and expenses of providing such utilities. In addition and without
limitation, Landlord may, at any time, install separate metering for the Premises or for any specific use within the Premises
(including, without limitation, Tenant's information technology equipment) for electricity, water, gas, steam, or any other utility
usage. Said separate metering may be a direct meter, a submeter, or a check meter. Any meter so installed may, at Landlord's option,
be a "smart meter." Tenant shall pay for the consumption shown on the meter plus any fee applicable for reading, maintaining
and/or replacing said meter, either directly to the third-party utility provider in the case of a direct meter or to Landlord
in the case of a submeter or check meter. Upon reasonable request by Landlord, Tenant shall report to Landlord Tenant's usage
as measured by said meter.


 






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Section 6.2     Electricity.
Landlord shall redistribute or furnish electrical service to or for the use of Tenant in the Premises. From and after the Commencement
Date, Tenant shall pay to Landlord, as Additional Rent, an annual charge for electricity consumption in the Premises (the "Tenant
Electricity Charge") at the rate of $2.00 per rentable square foot of the Premises, payable in equal monthly installments,
in advance, on the first day of each calendar month during the Term. The Tenant Electricity Charge shall be subject to adjustment
and change by Landlord from time to time, upon reasonable prior written notice to Tenant, based on changes in the costs and expenses
incurred by Landlord to obtain and provide electricity. The rate to be paid by Tenant for electricity shall include the costs incurred
by Landlord in maintaining or replacing electrical meters or submeters, and any taxes or other charges imposed on the Landlord
in connection with the sale, furnishing or redistribution of electricity. Tenant's use of electrical service shall not exceed,
either in voltage, rated capacity or overall load, the capacity which Landlord reasonably deems to be standard for office tenants
of the Building in similarly sized space. Landlord shall have the right to measure electrical usage by commonly accepted methods,
including the installation of measuring devices such as submeters and check meters. If Landlord determines that the value of the
electrical service supplied to Tenant exceeds the electrical charges as calculated in accordance with this Section 6.2, then
Tenant shall pay to Landlord, as Additional Rent, for the cost of such excess electrical usage and, if applicable, for the cost
of purchasing and installing a separate meter, submeter or check meter to measure Tenant's consumption of electricity.


 


Section 6.3     Service
Interruptions. Landlord reserves the right to suspend or interrupt any service when necessary, by reason of
Force Majeure, accidents or emergencies, or for alterations or improvements to the Property which, in Landlord's reasonable
judgment, is necessary or appropriate until such Force Majeure event, accident or emergency shall cease or such alterations
or improvements are completed, and Landlord shall not be liable for any such suspension or interruption of services. Landlord
shall use reasonable efforts to minimize interference with Tenant's use and occupancy of the Premises as a result of any such
suspension or interruption of service. The exercise of any such right or the occurrence of any such failure by Landlord shall
not constitute an actual or constructive eviction, in whole or in part, or, except as expressly set forth in Section 6.4
below, entitle Tenant to any compensation, abatement or diminution of Rent, relieve Tenant from any of its obligations under
this Lease, or impose any liability upon Landlord or Landlord's Agent by reason of inconvenience to Tenant, or interruption
of Tenant's business, or otherwise. Landlord shall not be liable in any way to Tenant for any failure, defect or interruption
of, or change in the supply, character and/or quantity of electric service furnished to the Premises for any reason except
only to the extent caused by the gross negligence or willful misconduct of Landlord.


 






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Section 6.4     Essential
Service Interruptions. If Tenant is unable despite its good faith commercially
diligent efforts to use the Premises for the ordinary conduct of Tenant's business due solely to an interruption of an Essential
Service (as hereinafter defined) which Landlord is required to provide hereunder, other than as a result of casualty or condemnation
and/or Force Majeure, and such condition continues for a period of longer than seven (7) consecutive Business Days after Tenant
furnishes a notice to Landlord (the "Abatement Notice") identifying the condition
and Essential Service which has been interrupted and stating that Tenant's inability to use the Premises is solely due to such
condition, provided that (i) Tenant does not actually use or occupy the Premises during such seven (7) consecutive Business
Day period, and (ii) such condition has not resulted from the negligence or misconduct of Tenant or any subtenants or occupants
of the Premises, and/or their respective agents, contractors, subcontractors, employees, invitees or licensees, then Rent shall
be abated on a per diem basis for the period (the "Abatement Period") commencing
on the eighth (8th) Business Day after Tenant delivers the Abatement Notice to
Landlord and ending on the earlier of(x) the date Tenant reoccupies the Premises, or (y) the date on which such condition
is substantially remedied. "Essential Service" shall mean the following services,
but only to the extent that Landlord is required to provide such services to Tenant pursuant to the terms of this Lease and if
not provided the absence of such service shall materially and adversely affect the use of the Premises for the ordinary conduct
of Tenant's business: HVAC service; electrical service; passenger elevator service; and water and sewer service. The foregoing
rent abatement shall be the sole and exclusive remedy of Tenant on account of such interruption or lack of service and Landlord
shall have no further liabilities or obligations to Tenant on account thereof.


 


Section 6.5     No
Other Services. Except as otherwise expressly provided in this Article 6, Landlord shall not be required to
furnish any other services to the Premises. The obligations of Landlord which are set forth in this Article 6 shall be subject
to Force Majeure and to the terms and conditions of this Lease, including Articles 13 and 14.


 


Section 6.6     Conservation
Requirements. (a) Notwithstanding the foregoing, the services and utilities to be provided by Landlord under
this Lease, and the obligations and responsibilities of Landlord in connection therewith, shall be subject to such energy, water
or other conservation controls, limitations, or requirements (whether mandatory or voluntary) of general applicability to comparable
office buildings imposed or issued by applicable governmental agencies or authorities, or public utilities or insurance carriers,
including, without limitation, controls, limitations or requirements concerning the permitted range of temperature settings or
imposing limitations or restrictions on the volume of energy consumption. If and to the extent
required to comply with such energy, water or other conservation controls, limitations, or requirements (whether mandatory or
voluntary) of general applicability to comparable office buildings issued by applicable governmental agencies or authorities,
or public utilities or insurance carriers, Landlord shall not be deemed in violation of the terms and conditions of this Lease
for the duration of such controls or requirements and the compliance by Landlord with such controls, limitations, or requirements
shall not be considered an eviction, actual or constructive, of Tenant from the Premises and shall not entitle Tenant to terminate
this Lease or to an abatement or reduction of any rent payable hereunder. Notwithstanding the foregoing, as to any such controls,
limitations, or requirements that are voluntary rather than mandatory, the exculpation afforded by the foregoing clauses shall
not be applicable unless comparable first-class office buildings in Cambridge, Massachusetts have generally instituted similar
controls, limitations, or requirements.


 






    	 	-14-	 



     


    

 


(b)            Landlord
shall provide and install bulbs and tubes for Building standard lighting fixtures within the Premises and replacement tubes for
such lighting, and the cost of such bulbs and tubes, together with the costs for replacement bulbs and tubes in the premises of
other tenants of the Building, shall be included in Expenses; provided, however, (x) the cost of replacement of any specialty
bulbs or tubes installed by Landlord at Tenant's request and the costs of ballasts replaced by Landlord in the Premises shall be
paid by Tenant as Additional Rent, and (y) the cost of replacement of specialty bulbs or tubes of other tenants or ballasts
replaced in other premises shall not be included in Expenses. Notwithstanding the foregoing, Landlord may elect to cease generally
providing replacement of standard bulbs and tubes for tenants of the Building, in which event Tenant shall pay Landlord for such
replacements as it requests as Additional Rent and the cost of replacements for Tenant and other tenants of the Building shall
cease to be included in Expenses.


 


ARTICLE 7


Repairs and Alterations


 


Section 7.1     Tenant's
Repair Obligations. Tenant shall, at its sole cost and expense, promptly perform all maintenance and repairs in and to
the Premises (excepting only such repairs and maintenance that are the obligation of Landlord pursuant to the express provisions
of this Lease), in order to keep the Premises in good condition and repair, reasonable wear and tear and damage by reason of casualty
excepted. Tenant's repair and maintenance obligations shall include, without limitation, maintaining and repairing the following:
(1) floor coverings; (2) interior partitions; (3) doors; (4) the interior side of demising walls; (5) Cabling
Work; (6) any heating, ventilation and air conditioning systems that are located within and/or exclusively serving the Premises,
including, without limitation, supplemental air conditioning units, private showers, kitchens, hot water heaters, plumbing, and
similar facilities serving the Premises exclusively; and (7) Alterations made by or on behalf of Tenant. If
Tenant fails to maintain or repair the Premises and such failure continues for more than fifteen (15) days after notice
from Landlord, then Landlord may elect to perform such maintenance and repairs. In such event,
Tenant shall reimburse Landlord, as Additional Rent, for all reasonable costs and expenses incurred by Landlord within thirty (30)
days after receipt of an invoice therefore.


 






    	 	-15-	 



     


    

 


Section 7.2     Landlord's
Repair Obligations. Landlord shall keep and maintain in good repair and working order the following: (1) the
structural elements and foundation of the Building; (2) the mechanical, electrical, plumbing, sanitary, sprinkler, heating,
ventilation and air conditioning, security, life-safety, elevator and other service systems or facilities of the Building up to
the point of connection of localized distribution to the Premises (collectively, the "Building
Systems"); (3) the Common Areas; (4) the roof of the Building; (5) the exterior windows of the Building;
and (6) the elevators serving the Building.


 


Section 7.3     Alterations.


 


(a)            Tenant
shall not make or perform any alterations, additions or improvements (collectively, "Alterations")
in or to the Premises without first obtaining the prior written consent of Landlord in each instance, which consent
shall not be unreasonably withheld or delayed; provided, however, Landlord's prior consent shall not be required for any Alteration
that satisfies all of the following criteria (a "Cosmetic Alteration"): (1) is
of a cosmetic nature such as painting, wallpapering, hanging pictures, and installing carpeting; (2) is not visible from
the exterior of the Premises or Building; and (3) will not adversely affect the Building Systems, Common Areas or structure
of the Building. Tenant shall give Landlord not less than five (5) Business Days' notice prior to performing any Cosmetic
Alteration, which notice shall contain a description of such Cosmetic Alteration along with such plans and specifications, if
any, prepared in connection therewith. Without limiting the foregoing, all such Cosmetic Alterations shall be subject to all of
the terms and conditions of this Section 7.3. Prior to making any Alterations, Tenant, at its expense, shall (i) excepting
only for Cosmetic Alterations, submit to Landlord for its approval, detailed plans and specifications ("Plans")
for such proposed Alteration, and with respect to any Alteration affecting any Building System, evidence that the proposed
Alteration has been designed by, or reviewed and approved by, Landlord's designated engineer for the affected Building System,
(ii) obtain all permits, approvals and certificates required by any Governmental Authorities for the proposed Alteration,
and furnish copies thereof to Landlord, (iii) furnish to Landlord duplicate original policies or certificates of worker's
compensation insurance (covering all persons to be employed by Tenant, and Tenant's contractors and subcontractors in connection
with such Alteration) and commercial general liability (including property damage coverage) insurance and Builder's Risk coverage,
all in such form, with such companies, for such periods and in such amounts as Landlord may reasonably require, naming Landlord,
Landlord's Agent, any Lessor and any Mortgagee as additional insureds, and (iv) furnish to Landlord reasonably satisfactory
evidence of Tenant's ability to complete and to fully pay for such Alterations.


 


(b)            Tenant
shall obtain all building permits and other approvals required by applicable Laws for all Alterations. In
addition, Tenant shall, as and when required, promptly obtain certificates of approval of such Alterations as and to the
extent required by any governmental authority. Not later than thirty (30) days after issuance of such permits or approvals, Tenant
shall deliver copies thereof to Landlord. In addition,
not later than thirty (30) days after completion of the respective Alteration, Tenant shall deliver "as-built" Plans
for such Alterations prepared on an AutoCAD Computer Assisted Drafting and Design System (or such other system or medium as Landlord
may reasonably require), using such naming conventions as Landlord may reasonably require, and computer media of such record drawings
and specifications in a format acceptable to Landlord.


 






    	 	-16-	 



     


    

 


(c)            All
Alterations shall be performed (a) in a good and workmanlike manner and free from defects, (b) excepting only with regard
to Cosmetic Alterations, substantially in accordance with the Plans approved by Landlord, (c) by contractors, subcontractors,
engineers and vendors approved by Landlord, and (d) in compliance with all Laws, the terms of this Lease and all construction
rules, procedures and regulations adopted from time-to-time by Landlord. All materials and equipment shall be of first quality
and at least equal to the then-applicable standards for the Building adopted from time-to-time by Landlord, and no such materials
or equipment (other than Tenant's Property) shall be subject to any lien or other encumbrance. Upon request, Landlord will provide
Tenant with a list of pre-approved contractors.


 


(d)            Tenant
(at its cost) shall (a) install and maintain occupancy sensors on all overhead light fixtures so that they automatically switch
off when an area is unoccupied, and (b) install and maintain occupancy sensors on all built-in or fixed task lighting fixtures
so that they automatically switch off when an area is unoccupied. Such sensors may be installed with manual overrides for areas
that are customarily occupied, such as individual offices and conference rooms.


 


(e)            Tenant,
at its expense, shall discharge and release any lien, encumbrance, or charge recorded or filed against the Building and/or the
Property in connection with any work performed or claimed to have been performed by or on behalf of Tenant, or materials or services
furnished or claimed to have been furnished to, Tenant, within ten (10) days after Tenant's receipt of notice thereof. Such
discharge shall be affected by discharge whether by payment or filing of a bond in accordance with applicable Laws. If
Tenant fails to do so, Landlord may bond, insure over or otherwise discharge the lien. In such event, Tenant shall reimburse
Landlord, as Additional Rent, on demand, for all costs and expenses incurred by Landlord, including, without limitation, bonding
costs and reasonable attorneys' fees.


 


(f)            Tenant
shall not employ, or permit the employment of, any contractor, mechanic or laborer, or permit any materials to be delivered to
or used in the Premises and/or the Building, if, in Landlord's sole judgment, such employment, delivery or use will interfere or
cause any conflict with other contractors, mechanics or laborers engaged in the construction, maintenance or operation of the Building
and/or the Building by Landlord, Tenant or others. If such interference or conflict occurs,
upon Landlord's request, Tenant shall cause all contractors, mechanics or laborers causing such interference or conflict to leave
the Building immediately.


 


(g)            Tenant
shall reimburse Landlord, within thirty (30) days after delivery of an invoice therefor, for all reasonable third party out-of-pocket
costs actually incurred by Landlord in connection with Alterations performed by or on behalf of Tenant from time-to-time during
the Term of this Lease, including costs incurred in connection with (a) Landlord's review of Plans (including review of requests
for approval thereof) and/or supervision of performance of the Alteration, and (b) the provision of Building personnel during
the performance of any Alteration other than during Normal Business Hours, to operate elevators or otherwise to facilitate Tenant's
Alterations. In addition, if the cost of any Alterations proposed by Tenant exceed $25,000.00, then Tenant shall pay to Landlord
or Landlord's managing agent, a construction supervision fee equal to three percent (3%) of the total project cost in connection
therewith. At Landlord's request, Tenant shall deliver to Landlord reasonable supporting documentation evidencing the hard and
soft costs incurred by Tenant in designing and constructing any Alterations.


 






    	 	-17-	 



     


    

 


(h)            Tenant
shall provide notice to Landlord prior to moving any heavy machinery, heavy equipment, freight, bulky matter or fixtures into or
out of the Building and shall pay to Landlord any reasonable costs actually incurred by Landlord in connection therewith. If
such equipment requires special handling, Tenant agrees (a) to employ only persons holding all necessary licenses to
perform such work, (b) all work performed in connection therewith shall comply with all applicable Laws, and (c) such
work shall be done only during hours designated by Landlord.


 


(i)            The
approval of Plans, or consent by Landlord to the making of any Alterations, shall not constitute Landlord's representation that
such Plans or Alterations comply with any Laws. Landlord shall not be liable to Tenant or any other party in connection with Landlord's
approval of any Plans, or Landlord's consent to Tenant's performing any Alterations. If and
to the extent arising out of or resulting from any Alterations made by or on behalf of Tenant, Landlord is required by an order
or directive of a governmental authority to make any alterations or improvements to any part of the Building and/or the Building
in order to comply with an applicable Requirement, Tenant shall pay, as Additional Rent, all costs and expenses incurred by Landlord
in connection with such alterations or improvements.


 


G)            In
connection with the performance of any Alterations, Tenant (or Tenant's contractor) shall develop and implement an indoor air
quality management plan for the construction and preoccupancy phases of the Building and the Premises (the "Construction
Indoor Air Quality Management Plan"). All Alterations performed by or on behalf of Tenant shall meet or exceed the
requirements set forth in the Construction Indoor Air Quality Management Plan. During any construction, Tenant shall cause
all of its contractors and subcontractors to, at a minimum, satisfy the following requirements: (a) satisfy the
then-applicable standards and requirements outlined by the Sheet Metal and Air Conditioning National Contractors' National
Association (SMACNA) "Indoor Air Quality Guidelines for Occupied Buildings under Construction, 2nd Edition 2007,
ANSI/SMACNA 008-2008" (Chapter 3); (b) in the event air handlers are used during construction, use MERV 8
filtration media at each return air grill as determined by  ASHRAE 52.2-1999; (c) replace all filtration
media prior to occupancy; and (d) protect stored on-site and installed absorptive materials from moisture damage.


 


(k)            In
connection with the performance of any Alterations, Tenant (or Tenant's contractor) shall develop and implement a construction
waste management plan that identifies materials to be diverted from disposal and whether the materials will be sorted on-site or
commingled. Such construction waste management plan must require, at a minimum, that Tenant or Tenant's contractor recycle and/or
salvage at least 75% of construction, demolition and packing debris by volume.


 


(I)            In
connection with the performance of any Alterations, Tenant (or Tenant's contractor) shall use products meeting the following criteria:
(a) adhesives, sealants and sealant primers that do not exceed VOC content limits of South Coast Air Quality Management District
Rule #1168 and aerosol adhesives that do not exceed VOC content limits of Green Seal Standard GC-36; (b) interior paints
and coatings that meet "Topcoat Paints: Green Seal Standard GS-11, Paints," "Anti-Corrosive and Anti-Rust Paints:
Green Seal Standard GS-03, Anti-Corrosive Paints" and "All Other Architectural Coatings, Primers and Undercoats: South
Coast Air Quality Management District Rule 1113, Architectural Coatings;" (c) non-carpet finished flooring that
is FloorScore-certified; (d) carpet that meets the CRl Green Label Plus testing program, is 100% recyclable and contains
at least 50% recycled content; (e) carpet padding that meets the CRI Green Label testing and product requirements, is 100%
recyclable and contains at least 50% recycled content; and (f) carpet adhesive that has less than 50g/L VOC.


 






    	 	-18-	 



     


    

 


Section 7.4     Floor
Load. Tenant shall not place a load upon any floor of the Premises that exceeds the maximum designated floor load. Landlord
reserves the right to reasonably designate the position of all equipment which Tenant wishes to place within the Premises, and
to place limitations on the weight thereof.


 


Section 7.5     Specialty
Alterations; Tenant's Property. "Specialty Alterations" shall mean Alterations which are not standard office
installations such as kitchens (excepting kitchenette and pantry areas), executive bathrooms, raised computer floors, computer
room installations, supplemental HVAC equipment, safe deposit boxes, vaults, libraries or file rooms requiring reinforcement of
floors, internal staircases, slab penetrations, conveyors, dumbwaiters, print rooms and model shops, and other Alterations of a
similar character. Upon the expiration or earlier termination of the Term of this Lease, Tenant shall remove all Specialty Alterations
installed by or on behalf of Tenant. In addition, Tenant shall repair all damage caused by
the installation or removal of any Alterations. If Tenant fails to remove any Specialty Alterations
or to perform such repairs in a timely manner, then Landlord, at Tenant's expense, may remove and dispose of the Specialty Alterations
and/or perform the required repairs. In such event, within thirty (30) days after receipt of an invoice, Tenant shall reimburse
Landlord, as Additional Rent, for the reasonable out-of-pocket costs incurred by Landlord in connection therewith. Without limitation,
Tenant shall remove all trade fixtures, furniture, equipment and other personal property of Tenant ("Tenant's Property")
upon the expiration or earlier termination of the Term of this Lease.


 


ARTICLE S


Entry by
Landlord


 


Section 8.1     Entry.


 


(a)            Landlord
may enter the Premises at any time and from time to time to inspect or show the Premises, to clean and make repairs to the Premises,
and to conduct or facilitate repairs, alterations or additions to the Premises and/or the Building. Except in emergencies or to
provide janitorial and other customary services, Landlord shall provide Tenant with reasonable prior notice of entry into the
Premises, which may be given orally and which Landlord shall endeavor to deliver at least forty eight (48) hours prior to such
entry. Landlord, Landlord's agents and contractors may erect, use and maintain concealed ducts, pipes, and conduits in and through
the Premises provided such use does not cause the usable area of the Premises to be reduced beyond a de minimis amount. Landlord
shall promptly repair any damage to the Premises caused by any work performed pursuant to this Article 8. Landlord, Landlord's
agents and any other party designated by Landlord and their respective agents shall have the right to enter the Premises at all
reasonable times, upon reasonable notice (which notice may be oral and which Landlord shall endeavor to deliver at least forty
eight (48) hours prior to such entry) except in the case of emergency, to examine the Premises, to show the Premises to prospective
purchasers, mortgagees, investors, and/or tenants, and their respective agents and representatives or others, and to perform repairs
or Alterations in or to the Premises or the Building. Tenant shall have the right to have a Tenant representative present during
any such entry by Landlord, provided, however, that the absence of, or Tenant's failure to produce, any such Tenant representative
shall not limit Landlord's rights herein.


 






    	 	-19-	 



     


    

 


(b)            Any
such entry by Landlord shall not constitute constructive eviction or entitle Tenant to an abatement or reduction of Rent or any
other remedy. All parts (except surfaces facing the interior of the Premises) of all walls, windows and exterior doors bounding
the Premises, all balconies, terraces and roofs adjacent to the Premises, all space in or adjacent to the Premises used for shafts,
stacks, stairways, conduits and other mechanical facilities are not part of the Premises, and Landlord shall have the use thereof
and access thereto through the Premises for the purposes of operation, maintenance, alteration and repair of the Building.


 


(c)            Landlord
reserves the right at any time and from time to time to change the name(s), number(s) or designation(s) by which the
Building and/or the Property is (or are) commonly known.


 


ARTICLE 9


Assignment and Subletting


 


Section 9.1     No
Assignment, Sublease. Tenant shall not assign, mortgage, pledge, encumber, or otherwise transfer this Lease, whether
by operation of law or otherwise, and shall not sublet, or permit, or suffer the Premises or any part thereof to be used or occupied
by others (whether for desk space, mailing privileges or otherwise) (collectively or individually, a "Transfer")
without the prior written consent of Landlord in each instance. If, without Landlord's consent, a Transfer of this Lease
occurs, or any part of the Premises is sublet or occupied by anyone other than Tenant, or this Lease is encumbered (by operation
of law or otherwise), then Landlord may collect rent from the assignee, subtenant or occupant, and apply the net amount collected
to the Rent herein reserved. No such collection shall be deemed a waiver of the provisions of this Article 9, an acceptance
of the assignee, subtenant or occupant as tenant, or a release of Tenant from the performance of Tenant's covenants hereunder,
and in all cases Tenant shall remain fully liable for its obligations under this Lease. Landlord's consent to any Transfer shall
not relieve Tenant from the obligation to obtain Landlord's consent to any further Transfer. In
no event shall any permitted subtenant assign or encumber its sublease or further sublet any portion of its sublet space,
or otherwise suffer or permit any portion of the sublet space to be used or occupied by others, without the express prior written
consent of Landlord in each instance. Any attempted Transfer in violation of this Section may be voidable by Landlord. In
no event shall any Transfer, including a Permitted Transfer, release or relieve Tenant from any obligation under this Lease.


 






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Section 9.2     Recapture
Notice. If Tenant desires to assign this Lease or sublet all or any portion
of the Premises, then prior to offering the Premises for rent, or listing the Premises (or any part thereof) with a broker, or
showing the Premises to a prospective assignee or subtenant, Tenant shall give notice ("Tenant's
Assignment/Sublease Notice") thereof to Landlord, which shall be accompanied by (a)  with respect to an assignment
of this Lease, the date Tenant desires the assignment to be effective, and (b) with respect to a sublet of all or a part
of the Premises, a description of the portion of the Premises to be sublet, the proposed commencement date and expiration date
of such sublease and the rent per rentable square foot Tenant will ask for the Premises or such portion of the Premises ("Tenant's
Asking Rate"). Such Tenant's Assignment/Sublease Notice shall be deemed an offer from Tenant to Landlord of the right,
at Landlord's option, (1) to
terminate this Lease with respect to such space as Tenant proposes to sublease (the "Partial Space"), upon the
terms and conditions hereinafter set forth, or (2) if the proposed transaction is an assignment of this Lease or a subletting
of 50% or more of the rentable square footage of the Premises, to terminate this Lease with respect to the entire Premises. Such
option may be exercised by notice (a "Recapture Notice") from Landlord to Tenant within forty-five (45) days
after delivery of Tenant's Assignment/Sublease Notice. If Landlord exercises its option to terminate all or a portion of this
Lease pursuant to the provisions of this Section 9.2, (a) this Lease shall end and expire with respect to all or a portion
of the Premises, as the case may be, on the date that such assignment or sublease was to commence, provided that such date is
in no event earlier than ninety (90) days after the date of the Tenant's Assignment/Sublease Notice unless Landlord agrees to
such earlier date, (b) Rent shall be apportioned, paid or refunded as of such date, (c) upon Landlord's request, Tenant
shall enter into an amendment of this Lease ratifying and confirming such total or partial termination, and setting forth any
appropriate modifications to the terms and conditions of this Lease as a result thereof, and (d) Landlord may elect, in its
discretion, to lease the Premises (or any part thereof) to Tenant's prospective assignee or subtenant. Tenant shall pay all costs
to make the Partial Space a self-contained rental unit and to install any required Building corridors. Without limiting the foregoing,
if Landlord delivers a Recapture Notice, then Tenant may elect, within seven (7) days after delivery of the Recapture Notice,
to withdraw and rescind the proposed sublease or assignment by delivering notice (a "Rescission Notice") thereof
to Landlord, in which event (i) Tenant shall not proceed with the proposed sublease or assignment and this Lease shall remain
in full force and effect, and (ii) the Recapture Notice and the termination or recapture effected thereby shall be null and
void, and of no further force or effect. Time is of the essence of the delivery of the Rescission Notice, and if Tenant does not
timely deliver the Rescission Notice, then the Recapture Notice and the termination or recapture effected thereby shall be and
remain in full force and effect in accordance with its terms.


 






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Section 9.3     Consent
to Assignment/Subletting.


 


(a)            If
Landlord does not exercise Landlord's termination option provided under Section 9.2, then Landlord shall respond to
a request for consent to a proposed sublease or assignment not more than thirty (30) days after delivery to Landlord of the following:
(i) a copy of the proposed assignment agreement or sublease agreement (as applicable), (ii) a complete statement reasonably
detailing the identity of the proposed assignee or subtenant (a "Transferee"), the nature of its business and
its proposed use of the Premises, (iii) current financial information with respect to the Transferee, including its most recent
financial statements, and (iv) such other information Landlord as may reasonably request. Provided that no Event of Default
then exists, Landlord's consent to the proposed assignment or subletting shall not be unreasonably withheld if the following conditions
are satisfied:


 


(i)            in
Landlord's reasonable judgment, the proposed Transferee is engaged in a business or activity, and the Premises will be used in
a manner, which (1) is in keeping with the then standards of the Building, (2) is
for the Permitted Uses, and (3) does not violate any restrictions set forth in this Lease, any mortgage or superior lease
or any negative covenant as to use of the Premises required by any other lease in the Building;


 


(ii)            the
Transferee is reputable with sufficient financial means to perform all of its obligations under this Lease or the sublease, as
the case may be;


 


(iii)            if
Landlord has, or reasonably expects to have within six (6) months thereafter, comparable space available in the Building or
either of the Other Buildings, neither the Transferee nor any person or entity which, directly or indirectly, controls, is controlled
by, or is under common control with, the Transferee is then an occupant of the Building or either of the Other Buildings;


 


(iv)            the
Transferee is not a person or entity (or affiliate of a person or entity) with whom Landlord is then or has been within the prior
six (6) months negotiating in connection with the rental of space in the Building;


 


 (v)             there shall be not more than two (2) subtenants in the Premises;




 


(vi)            the
aggregate consideration to be paid by the Transferee under the terms of the proposed sublease shall not be less than ninety percent
(90%) of the fixed rent at which Landlord is then offering to lease other space in the Building (the "Market Sub-rent");


 


(vii)           Tenant
shall not list the Premises to be sublet or assigned with a broker, agent or other entity or otherwise offer the Premises for subletting
at a rental rate less than the Market Sub-rent;


 


(viii)         the
Transferee shall not be entitled, directly or indirectly, to diplomatic or sovereign immunity, regardless of whether the Transferee
agrees to waive such diplomatic or sovereign immunity, and shall be subject to the service of process in, and the jurisdiction
of the courts of, the Commonwealth of Massachusetts; and


 


 (ix)          the Transferee is not a Prohibited Person (as hereinafter defined).




 


		(b)	With respect to each sublease or assignment proposed by Tenant:



 


(i)             the
form of the proposed assignment or sublease shall be reasonably satisfactory to Landlord;


 


(ii)             no
sublease shall be for a term ending later than one day prior to the Expiration Date; and


 


(iii)            no
Transferee shall take possession of any part of the Premises, until an executed counterpart of such sublease or assignment has
been delivered to Landlord and approved by Landlord as provided in Section 9.3(c).


 






    	 	-22-	 



     


    

 


If
an Event of Default occurs prior to the effective date of such assignment or subletting, then Landlord's consent thereto,
if previously granted, shall be immediately deemed revoked without further notice to Tenant, and if such assignment or subletting
would have been permitted without Landlord's consent pursuant to Section 9.5, such permission shall be void and without force
and effect;


 


(c)            each
sublease shall be subject and subordinate to this Lease and to the matters to which this Lease is or shall be subordinate. Tenant
and each Transferee shall be deemed to have agreed that upon the occurrence and during the continuation of an Event of Default
hereunder, Tenant has hereby assigned to Landlord, and Landlord may, at its option, accept such assignment of, all right, title
and interest of Tenant as sublandlord under such sublease. If this
Lease terminates prior to the Expiration Date, then such sublease shall terminate and expire concurrent therewith; provided, however,
if Landlord elects, in its sole and unfettered discretion, by express written notice to such Transferee, to recognize said sublease,
then notwithstanding the termination of this Lease, the sublease shall remain in effect as a direct lease between Landlord and
the Transferee, and such Transferee shall attorn to Landlord pursuant to the then executory provisions of such sublease, except
that Landlord shall not be (A) liable for any previous act or omission of Tenant under such sublease, (B) subject to
any counterclaim, offset or defense which theretofore accrued to such Transferee against Tenant, (C) bound by any previous
modification of such sublease not consented to by Landlord or by any prepayment of more than one month's rent, (D) bound to
return such Transferee's security deposit, if any, except to the extent Landlord shall receive actual possession of such deposit
and such Transferee shall be entitled to the return of all or any portion of such deposit under the terms of its sublease, or (E) obligated
to make any payment to or on behalf of such Transferee, or to perform any alterations or improvements in the sublet space or the
Building, or in any way to prepare the subleased space for occupancy, beyond Landlord's obligations under this Lease. The provisions
of this Section 9.3(c) shall be self-operative, and no further instrument shall be required to give effect to this provision,
provided that the Transferee shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence
and confirm such subordination and attornment; and


 


(d)            Tenant
shall, upon demand, reimburse Landlord for all reasonable out-of- pocket expenses incurred by Landlord in connection with each
proposed assignment or sublease, including any investigations as to the acceptability of the proposed assignee or subtenant, reviewing
any plans and specifications for Alterations proposed to be made in connection therewith, the negotiation of any consent documents
for such sublease or assignment, and all legal fees and costs incurred by Landlord in connection therewith.


 


Section 9.4     Profits.
If Tenant enters into any assignment or sublease permitted hereunder or consented
to by Landlord (excepting only assignments or subleases pursuant to Section 9.5), Tenant shall, within sixty (60) days of
Landlord's consent to such assignment or sublease, deliver to Landlord a list of Tenant's reasonable third-party brokerage fees,
legal fees and architectural fees paid or to be paid in connection with such transaction and, in the case of any sublease, any
actual costs incurred by Tenant in separately demising the sublet space (collectively, "Transaction
Costs"), together with a list of all of Tenant's Property to be transferred to such Transferee. The Transaction
Costs shall be amortized, on a straight-line basis, over the term of any sublease. Tenant shall deliver to Landlord evidence of
the payment of such Transaction Costs promptly after the same are paid. In consideration of such assignment or subletting, Tenant
shall pay to Landlord: (a) In the case of an assignment, on the effective date of the assignment, all sums and other consideration
paid to Tenant by the Transferee for or by reason of such assignment (including sums paid for the sale or rental of Tenant's Property,
less the then fair market or rental value thereof, as reasonably determined by Landlord) after first deducting the Transaction
Costs; or (b) In the case of a sublease, fifty percent (50%) of any consideration payable under the sublease to Tenant by
the Transferee which exceeds on a per square foot basis the Base Rent and Additional Rent accruing during the term of the sublease
in respect of the sublet space (together with any sums paid for the sale or rental of Tenant's Property, less the then fair market
or rental value thereof, as reasonably determined by Landlord) after first deducting the monthly amortized amount of Transaction
Costs. The sums payable under this clause shall be paid by Tenant to Landlord monthly as and when paid by the subtenant to Tenant.


 






    	 	-23-	 



     


    

 


Section 9.5     Transfers
of Ownership Interests. (a) If Tenant is a legal entity, the transfer (by one or more transfers), directly
or indirectly, by operation of law or otherwise, of a majority of the membership interests, or the stock or other beneficial ownership
interests in Tenant, or of all or substantially all of the assets of Tenant (collectively "Ownership
Interests") shall be deemed a voluntary assignment of this Lease; provided, however, the provisions of this Article 9
shall not apply to (i) the transfer of Ownership Interests in Tenant if and so long as Tenant is publicly traded on a nationally
recognized stock exchange, or (ii) the transfer of Ownership Interests among the members of Tenant existing as of the Effective
Date. For purposes of this Article 9, the term "Transfers" shall be deemed to include (x) the issuance of new
Ownership Interests which results in a majority of the Ownership Interests in Tenant being held by a person or entity which does
not hold a majority of the Ownership Interests in Tenant on the Effective Date; and (y) except as provided below, the sale
or transfer of all or substantially all of the assets of Tenant in one or more transactions and the merger or consolidation of
Tenant into or with another business entity.


 


(b)            Notwithstanding
the foregoing, the prior consent of Landlord shall not be required with respect to an assignment of this Lease or a sublease to
a business entity (x) into or with which Tenant is merged or consolidated, (y) which succeeds to all or substantially
all of Tenant's assets or interests (partnership, stock, or other), or (z) in connection with a Tenant acquisition, reorganization,
stock-sale, divestiture, spin-off, or other separation of Tenant's business, so long as (i) such merger, consolidation, or
transfer was made for a legitimate independent business purpose and not for the purpose of transferring this Lease, (ii) the
successor to Tenant has either a credit rating or a Net Worth computed in accordance with generally accepted accounting principles
at least equal to the Net Worth of Tenant as of the Effective Date of this Lease, and (iii) proof satisfactory to Landlord
of such Net Worth is delivered to Landlord at least ten (10) days prior to the effective date of any such transaction. Notwithstanding
the foregoing, Tenant shall have no right to assign this Lease or sublease all or any portion of the Premises without Landlord's
consent pursuant to this Section 9.5 if Tenant is not the initial Tenant herein named or a person or entity who acquired
Tenant's interest in this Lease in a transaction approved by Landlord. For purposes of this Lease, the term "Net
Worth" shall mean the excess of all assets over all liabilities, as shown on the balance sheet of Tenant and determined
in accordance with generally accepted accounting principles consistently applied.


 






    	 	-24-	 



     


    

 



 


Section 9.6     Binding
on Tenant; Indemnification of Landlord. Notwithstanding any assignment or subletting or any acceptance of rent by
Landlord from any Transferee, Tenant shall remain fully liable for the payment of all Rent due and for the performance of all the
covenants, terms and conditions contained in this Lease on Tenant's part to be observed and performed, and any default under any
term, covenant or condition of this Lease by any Transferee or anyone claiming under or through any Transferee shall be deemed
to be a default under this Lease by Tenant. Tenant shall indemnify, defend, protect and hold harmless Landlord from and against
any and all Losses resulting from any claims that may be made against Landlord by the Transferee or anyone claiming under or through
any Transferee or by any brokers or other persons or entities claiming a commission or similar compensation in connection with
the proposed assignment or sublease, irrespective of whether Landlord shall give or decline to give its consent to any proposed
assignment or sublease, or if Landlord shall exercise any of its options under this Article 9.


 


Section 9.7     Assumption
of Obligations. No assignment or transfer shall be effective unless and until the Transferee executes, acknowledges
and delivers to Landlord an agreement in form and substance reasonably satisfactory to Landlord whereby the assignee (a) assumes
Tenant's obligations under this Lease and (b) agrees that, notwithstanding such assignment or transfer, the provisions of
Section 9.1 hereof shall be binding upon it in respect of all future assignments and transfers.


 


Section 9.8     Tenant's
Liability. The joint and several liability of Tenant and any successors-in-interest of Tenant and the due performance
of Tenant's obligations under this Lease shall not be discharged, released or impaired by any agreement or stipulation made by
Landlord, or any grantee or assignee of Landlord, extending the time, or modifying any of the terms and provisions of this Lease,
or by any waiver or failure of Landlord, or any grantee or assignee of Landlord, to enforce any of the terms and provisions of
this Lease.


 


Section 9.9     Listings
in Building Directory. The listing of any name other than that of Tenant on the doors of the Premises, the Building
directory or elsewhere shall not vest any right or interest in this Lease or in the Premises, nor be deemed to constitute Landlord's
consent to any assignment or transfer of this Lease or to any sublease of the Premises or to the use or occupancy thereof by others.
Any such listing shall constitute a privilege revocable in Landlord's discretion by notice to Tenant.


 


Section 9.10     Lease
Disaffirmance or Rejection. If at any time this Lease is assigned and thereafter
this Lease is not affirmed or is rejected in any bankruptcy proceeding or any similar proceeding, or upon a termination of this
Lease in connection with any such proceeding, Tenant named herein, upon request of Landlord shall (a) pay to Landlord all
Rent and other charges due and owing by the assignee to Landlord under this Lease to and including the date of such disaffirmance,
rejection or termination, and (b) as "tenant," enter into a new lease of the Premises with Landlord for a term
commencing on the effective date of such disaffirmance, rejection or termination and ending on the Expiration Date, at the same
Rent and upon the then executory terms, covenants and conditions contained in this Lease, except that (i) the rights of Tenant
named herein under the new lease shall be subject to the possessory rights of the assignee under this Lease and the possessory
rights of any persons or entities claiming through or under such assignee or by virtue of any statute or of any order of any court,
(ii) such new lease shall require all defaults existing under this Lease to be cured by Tenant named herein with due diligence,
and (iii) such new lease shall require Tenant named herein to pay all Rent which, had this Lease not been so disaffirmed,
rejected or terminated, would have become due under the provisions of this Lease after the date of such disaffirmance, rejection
or termination with respect to any period prior thereto. If Tenant named herein defaults
in its obligations to enter into such new lease for a period often (10) days after Landlord's request, then, in addition
to all other rights and remedies by reason of default, either at law or in equity, Landlord shall have the same rights and remedies
against Tenant named herein as if it had entered into such new lease and such new lease had thereafter been terminated as of the
commencement date thereof by reason of Tenant's default thereunder.


 






    	 	-25-	 



     


    

 


ARTICLE 10


Indemnity and Waiver of Claims


 


Section 10.1     Waiver
and Release. Tenant hereby waives and releases any and all claims against Landlord and its managers, members,
principals, beneficiaries, partners, officers, directors, employees, Mortgagees (as hereinafter defined), representatives,
and agents (collectively, the "Landlord Related Parties") from any and all liabilities, obligations,
damages, penalties, claims, actions, costs, charges and expenses (collectively, "Claims"), including,
without limitation, all Claims for any injury to or death of persons, damage to property or business loss, in any manner
related to or arising out of or resulting from (a) Force Majeure, (b) acts of third parties, (c) the bursting
or leaking of any tank, water closet, drain or other pipe, (d) the inadequacy or failure of any security services, personnel
or equipment, or (e) any matter not within the reasonable control of Landlord; provided, however, the foregoing waiver
and release shall not include any Claims against Landlord to the extent otherwise provided in M.G.L. Chapter 186,
Section 15.




 


Section 10.2     Indemnification.
Except to the extent otherwise provided in M.G.L. Chapter 186, Section 15, Tenant shall indemnify, defend and hold Landlord
and each of the Landlord Related Parties harmless against and from all liabilities, obligations, damages, penalties, claims, actions,
costs, charges and expenses, including, without limitation, reasonable attorneys' fees and other professional fees (collectively
referred to as "Losses"), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord
Related Parties by any third party and arising out of or in connection with (i) any damage or injury occurring in the Premises
during the Term, or (ii) any negligent acts or willful misconduct (including violations of Law) of Tenant or any of Tenant's
employees, agents, representatives, officers, contractors or licensees (collectively, the "Tenant Parties").


 


ARTICLE 11


Insurance.


 


Section 11.1     Tenant's
Insurance. Tenant shall obtain and maintain, at its sole cost and expense throughout the Term of this Lease, the
following insurance ("Tenant's Insurance"): (1) Commercial General Liability Insurance applicable to the
Premises and its appurtenances providing coverage, on an occurrence basis, a minimum of $5,000,000 per occurrence and in the
aggregate; (2) All Risk Property Insurance (and business interruption insurance for Rent for a period of not less than
twelve (12) months) including flood and earthquake coverage, written at 100% of replacement cost value and with a replacement
cost endorsement covering all of Tenant's Property and Tenant's improvements to the Premises; (3) Workers' Compensation
Insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute;
(4) Employers Liability Coverage (including, without limitation, coverage for accidents and disease) of at least
$1,000,000.00 per occurrence and in the aggregate; and (5) umbrella liability coverage for comprehensive general
liability insurance and Employer's Liability Insurance of not less than $5,000,000.00 per occurrence and in the aggregate.
Any company writing any of Tenant's Insurance shall have an A.M. Best rating of not less than A IX. All Commercial
General Liability Insurance policies shall be primary and non-contributory and name Tenant as a named insured and Landlord
(or any successor), Landlord's property manager, and their respective members, principals, beneficiaries, partners, officers,
directors, employees, and agents, and other designees of Landlord as the interest of such designees shall appear, as
additional insureds. All policies of Tenant's Insurance shall contain endorsements that the insurer(s) shall endeavor to
give Landlord and its designees at least thirty (30) days' advance written notice of any change, cancellation, termination or
lapse of insurance. Tenant shall provide Landlord with a certificate of insurance evidencing Tenant's Insurance prior to the
earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises for any reason, and
upon renewals at least fifteen (15) days prior to the expiration of the insurance coverage. Except as may be specifically
provided to the contrary, the limits of either party's insurance shall not limit such party's liability under this Lease.


 






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ARTICLE 12


Subrogation


 


Section 12.1     Waiver
of Subrogation. Notwithstanding anything in this Lease to the contrary, Landlord and Tenant shall waive and shall
cause their respective insurance carriers to waive any and all rights of recovery, claim, action or causes of action against the
other and their respective trustees, principals, beneficiaries, partners, officers, directors, agents, and employees, for any loss
or damage that may occur to Landlord or Tenant or any party claiming by, through or under Landlord or Tenant, as the case may be,
with respect to Tenant's Property, the Building, the Premises, any additions or improvements to the Building or Premises, or any
contents thereof, including all rights of recovery, claims, actions or causes of action arising out of the negligence of Landlord
or any Landlord Related Parties or the negligence of Tenant or any Tenant Related Parties, which loss or damage is (or would have
been, had the insurance required by this Lease been carried) covered by insurance.


 


ARTICLE 13


Casualty Damage


 


Section 13.1     Fire
or Casualty. If all or any part of the Premises is damaged by fire or other
casualty, Tenant shall promptly notify Landlord in writing. Notwithstanding the fact that all or a material portion of the Premises
is rendered untenantable as a result of a fire or other casualty, the Rent shall not abate and Tenant shall rely on the proceeds
of its business interruption insurance. In the event of a fire or other casualty, Landlord shall have the right to terminate this
Lease if: (1) the Building shall be damaged so that, in Landlord's reasonable judgment, substantial alteration or reconstruction
of the Building shall be required (whether or not the Premises has been damaged) and leases for 80% of the other tenants of the
Building also are terminated; (2) Landlord is not permitted by Law to rebuild the Building in substantially the same form
as existed before the fire or casualty; (3) the Premises have been materially damaged and there is less than two (2) years
of the Term remaining as of the date of the fire or other casualty; (4) a Mortgagee requires that the insurance proceeds
be applied to the payment of the mortgage debt; or (5) a material uninsured loss to the Building occurs. Landlord may exercise
its right to terminate this Lease by notifying Tenant in writing within ninety (90) days after the date of the fire or other casualty.
If Landlord does not terminate this Lease, then
Landlord shall commence and proceed with reasonable diligence to repair and restore the Building and the Premises (excluding any
Alterations performed by Tenant). However, in no event shall Landlord be required to spend more than the insurance proceeds actually
received by Landlord. Landlord shall not be liable for any loss or damage to Tenant's Property or to the business of Tenant resulting
in any way from any such fire or other casualty, or from the repair and restoration of the damage. Landlord and Tenant hereby
waive the provisions of any Law relating to the matters addressed in this Article, and agree that their respective rights for
damage to or destruction of the Premises shall be those specifically provided in this Lease.


 






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Section 13.2     Repair
and Restoration. If all or any portion
of the Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness, cause an architect
or general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required
to substantially complete the repair and restoration of the Premises and make the Premises tenantable again, using customary and
reasonable working methods ("Completion Estimate"). If the Completion Estimate
indicates that the Premises cannot be made tenantable within eighteen (18) months from the date of damage, then regardless of
any other provision contained in this Lease to the contrary, either party shall have the right to terminate this Lease, with such
termination to be effective as of the date on which such damage occurs, by giving written notice to the other of such election
within ten (10) days after receipt of the Completion Estimate. If the Completion Estimate
indicates that the Premises can be made tenantable within eighteen (18) months from the date of damage, but the Premises have
not been made tenantable by the end of such eighteen (18) month period, then Tenant shall have the right to terminate this Lease,
with such termination to be effective as of the date on which such damage occurs, by giving written notice to Landlord of such
election within ten (10) days after the end of such eighteen (18) month period and the Lease shall terminate thirty (30) days
following the end of such eighteen (18) month period, unless within such thirty (30) day period, Landlord makes the Premises tenantable--in
which event Tenant's notice shall be null and void and of no force or effect. Time is of the essence of this Section 13.2.


 


ARTICLE 14


Condemnation


 


If any
material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent domain or
purchase in lieu thereof (a "Taking"), then either party may terminate this Lease. Landlord shall also have
the right to terminate this Lease if there is a Taking of any portion of the Building and/or the Property which would render
the remainder of the Building and/or the Property unsuitable for use as an office building in the reasonable determination of
Landlord, provided that, concurrent therewith, the leases of the tenants (including Tenant) occupying in the aggregate not
less than fifty percent (50%) of the rentable area of the office space in the Building are terminated. Upon any termination
of this Lease pursuant to the provisions of this Article 14, Rent shall be apportioned as of, and shall be paid or
refunded up to and including, the date of such termination. If a
part of the Property shall be so Taken and this Lease is not terminated in accordance with this Article 14, then
Landlord, without being required to spend more than the net amount it receives as a condemnation award and subject to the
requirements of any Mortgage, shall restore that part of the Property not so Taken to a substantially equivalent condition
(with respect to character, quality, appearance and services) to that which existed immediately prior to such Taking, Upon
any Taking, Landlord shall receive the entire award for any such Taking, and Tenant shall have no claim against Landlord or
the condemning authority for the value of any unexpired portion of the Term or Tenant's Alterations; and Tenant hereby
assigns to Landlord all of its right in and to such award. Nothing contained in this Article 14 shall be deemed to
prevent Tenant from making a separate claim against the condemning authority in a separate proceeding for the then value of
any Tenant's included in such Taking and for any moving expenses, provided any such award is in addition to, and does not
result in a reduction of, the award made to Landlord.


 






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If
a temporary Taking of all or any part of the Premises occurs during the Term, then Tenant shall give prompt notice to Landlord
and the Term shall not be reduced or affected in any way and Tenant shall continue to pay all Rent payable by Tenant without reduction
or abatement and to perform all of its other obligations under this Lease, except to the extent prevented from doing so by the
condemning authority, and Tenant shall be entitled to receive any award or payment from the condemning authority for such use,
which shall be received, held and applied by Tenant as a trust fund for payment of the Rent falling due.


 


ARTICLE 15


Events of Default


 


Section 15.1     Events
of Default. Tenant shall be considered to be in default of this Lease upon the occurrence of any of the following (each,
an "Event of Default"):


 


(a)            If
Tenant fails to pay when due any payment of Rent within five (5) days following delivery to Tenant of written notice
that such payment was not received when due; provided however, that Landlord shall not be obligated to deliver such written notice
more than twice in any twelve-month period and upon the third such occurrence in any twelve-month period Tenant shall be in default
if it fails to pay when due any payment of Rent;


 


(b)            If
Tenant shall be in default in performing any of the terms or provisions of this Lease other than the provisions requiring
the payment of Rent, and fails to cure such non-monetary default within thirty (30) days after written notice of such default is
given to Tenant by Landlord, provided however that if such non-monetary default is of such a nature that it cannot through
the exercise of diligent and reasonable efforts be cured within thirty (30) days, then Tenant shall not be in default in such instance
if Tenant promptly commences and diligently pursues the cure of such non-monetary default to completion as soon as possible and
in all events within ninety (90) days after such initial notice; or


 


(c)            If
Tenant files a voluntary petition in bankruptcy or insolvency, or is the subject of an involuntary petition in bankruptcy
which is not dismissed within sixty (60) days after filing thereof, or is adjudicated a bankrupt; or if a permanent receiver is
appointed for Tenant's property and such receiver is not removed within sixty (60) days after appointment thereof, or if, whether
voluntarily or involuntarily, Tenant takes advantage of any debtor relief proceedings under any present or future laws, whereby
the Rent or any part thereof, is, or is proposed to be, reduced or payment thereof deferred; or


 






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(d)            If
Tenant's personal property or effects should be levied upon or attached and such levy or attachment is not satisfied or
dissolved within thirty (30) days after such levy or attachment; or


 


 (e)            If the leasehold estate of Tenant is taken by process or operation of Law.




 


ARTICLE 16


Remedies


 


Section 16.1     Remedies.
Upon the occurrence of any Event of Default, Landlord shall have the right to exercise any or all of its rights and remedies at
Law or in equity, including, without limitation, the following remedies:


 


(a)            Terminate
this Lease by providing notice thereof to Tenant, in which case Tenant shall immediately surrender the Premises to Landlord. If
Tenant fails to surrender the Premises, Landlord, in compliance with applicable Laws, may enter upon and take possession
of the Premises and remove Tenant, Tenant's Property and any party occupying the Premises. Notwithstanding any such termination,
Tenant shall remain liable for all Rent accrued through the date of termination of this Lease or Tenant's right to possession not
theretofore paid. In addition, notwithstanding any such termination, (i) Tenant shall remain liable for all obligations under
this Lease notwithstanding any such termination, including without limitation, the monthly Rent payable hereunder from and after
the date of such termination on the date the same would have been due but for such termination, less any amounts Landlord actually
receives, if any, if the Premises are re-let, net of all Costs of Reletting (as hereinafter defined), and (ii) Tenant shall
pay Landlord, on demand, all past due Rent and other losses and damages Landlord suffers as a result of Tenant's Default and amounts
for which Tenant is liable as indemnitor hereunder, including, without limitation, all Costs of Reletting (defined below) and any
deficiency that may arise from reletting or the failure to relet the Premises. "Costs of
Reletting" shall include all reasonable costs and expenses incurred by Landlord in reletting or attempting to relet
the Premises, including, without limitation, legal fees, brokerage commissions, the cost of alterations and the value of other
concessions or allowances granted to a new tenant. All Rent and other amounts due to Landlord for the period of time after such
termination shall survive any such termination of the Lease. In connection with the foregoing, Landlord may (but shall not be obligated
to) re-let all or any part of the Premises, without notice to Tenant, for a term that may be greater or less than the balance of
what would have been the remaining balance of the Term (but for such termination) and on such conditions (which may include concessions,
free rent and alterations of the Premises) and for such uses as Landlord in its absolute discretion shall determine. Landlord may
collect and receive all rents and other income from the reletting. Landlord shall not be responsible or liable for the failure
to relet all or any part of the Premises or for the failure to collect any Rent from the party to whom the Premises are relet or
any guarantor of the obligations of such party.


 






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(b)            At
any time, in lieu of payment of the monthly Rent after the date of such termination pursuant to the foregoing clause (i), upon
demand Tenant shall pay to Landlord as damages a lump-sum amount equal to the total Rent that Tenant would have been required to
pay for what would have been the remaining balance of the Term (but for such termination), discounted to present value assuming
an annual interest rate at the Federal Reserve Discount Rate for Secondary Credit in effect at the date of calculation, minus the
then present fair rental value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated
Costs of Reletting.


 


(c)            The
repossession or re-entering of all or any part of the Premises shall not relieve Tenant of its liabilities and obligations under
the Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and remedy shall be cumulative
and in addition to any other right and remedy now or subsequently available to Landlord at Law or in equity. Landlord shall be
entitled to receive interest on any unpaid item of Rent calculated at an annual rate equal to the Prime Rate plus 4%, based on
a three hundred sixty-five (365) day year. For purposes hereof, the "Prime Rate" shall
be the per annum interest rate published in the Wall Street Journal (or any other authoritative business journal selected by Landlord
if the Wall Street Journal ceases to publish such index) publicly announced as its prime or base rate for federally insured banks
in New York, NY. Forbearance by Landlord to enforce one or more remedies shall not constitute a waiver of any default.


 


Section 16.2     Reletting.
After such termination of this Lease and the surrender and yield-up of the Premises by Tenant pursuant to the foregoing provisions,
Landlord will exercise commercially reasonable efforts to relet the Premises after Tenant vacates the Premises; however, the marketing
of the Premises in a manner similar to the manner in which Landlord markets other premises within Landlord's control in the Building
shall be deemed to have satisfied Landlord's obligation to use "reasonable efforts." In
no event shall Landlord be required to (i) solicit or entertain negotiations with any other prospective tenants for
the Premises unless and until Landlord obtains full and complete possession of the Premises, including the final and unappealable
legal right to relet the Premises free of any claim of Tenant, (ii) lease the Premises to a tenant whose proposed use, in
Landlord's reasonable judgment, will be unacceptable, (iii) relet the Premises prior to leasing any other vacant space in
the Building, suitable for the use of the prospective tenant, (iv) lease the Premises for a rental rate less than the current
fair market rent then prevailing for similar space in the Building, or (v) enter into a lease with any proposed tenant that
does not have, in Landlord's reasonable opinion, sufficient financial wherewithal and resources to satisfy its financial obligations
under the prospective lease. Landlord shall be entitled to take into account in connection with any such reletting of the Premises
all relevant factors which would be taken into account by a sophisticated landlord in securing a replacement tenant for the Premises
including the first class quality of the Building, matters of tenant mix, and the financial responsibility of any such replacement
tenant. Landlord, at Landlord's option, may make such alterations, decorations and other physical changes in and to the Premises
as Landlord, in its sole discretion, considers advisable or necessary in connection with such reletting or proposed reletting.
No action or inaction by Landlord in connection with such reletting shall relieve Tenant of any liability under this Lease or otherwise
affecting any such liability. Landlord shall have no other obligation to mitigate the damages for which Tenant is responsible under
this Lease.


 






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ARTICLE 17


Limitation of Liability


 


NOTWITHSTANDING ANYTHING TO THE
CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE LIMITED TO THE EQUITY
INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD'S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT
OR AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY.
WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTIES EVER BE LIABLE
FOR ANY CONSEQUENTIAL OR INCIDENTAL DAMAGES OR ANY LOST PROFITS OF TENANT.


 


ARTICLE 18


End of Lease Term; Holding Over


 


Upon the expiration or other
termination of the Term of this Lease, Tenant shall quit and surrender the Premises to Landlord vacant, broom clean and in good
order and condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of this Lease excepted,
and Tenant shall remove from the Premises all of Tenant's Property, all Cabling Work, and all Specialty Alterations, and shall
repair any damage to the Premises or the Building arising out of or resulting from such removal. If
Tenant fails to surrender all or any part of the Premises at the expiration or earlier termination of this Lease, any occupancy
of the Premises after such expiration or earlier termination shall be that of a tenancy at sufferance. Tenant's occupancy during
any such holdover period shall be subject to all of the terms and provisions of this Lease; provided, however, Tenant shall pay
to Landlord a holdover charge calculated as follows: (i) for each day during which Tenant holds over in the Premises after
the Expiration Date or earlier termination of this Lease, through and including the day which is thirty (30) days thereafter,
a per diem holdover charge calculated at a rate equal to 150% of the daily Base Rent, Expense Excess, and Tax Excess payable under
this Lease for the last full calendar month of the Term, and (ii) if Tenant holds over in the Premises more than thirty (30)
days after the Expiration Date or earlier termination of this Lease, a per diem holdover charge calculated at a rate equal to
200% of the daily Base Rent, Expense Excess, and Tax Excess payable under this Lease for the last full calendar month of the Term.
No holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to extend the Term or prevent
Landlord from immediate recovery of possession of the Premises by summary process proceedings or otherwise. In
addition, Tenant shall indemnify, defend and hold harmless Landlord from and against all losses, liabilities, obligations,
damages, costs, and expenses incurred by Landlord arising out of or resulting from Tenant's holdover. No holding-over by Tenant,
nor the payment to Landlord of the amounts specified above, shall operate to extend the Term hereof. Nothing herein contained
shall be deemed to permit Tenant to retain possession of the Premises after the Expiration Date or sooner termination of this
Lease, and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner termination of this Lease shall
be deemed to be other than on account of the amount to be paid by Tenant in accordance with the provisions of this Article 18.


 






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ARTICLE 19


Subordination to Mortgages; Estoppel
Certificates


 


Section 19.1     Non-Disturbance
Agreement. A "Mortgage" shall mean a mortgage, deed of trust, trust indenture or other financing document which
may now or hereafter encumber or otherwise affect the Property, and/or the Building or any part thereof, and all renewals, extensions,
supplements, amendments, modifications, consolidations and replacements thereof or thereto, substitutions therefor, and advances
made thereunder. A "Mortgagee" shall mean any mortgagee, trustee or other holder of a Mortgage. Landlord hereby
represents that there are no currently existing Mortgages encumbering the Building or the Property. This Lease shall be subject
and subordinate to all Mortgages now or hereafter encumbering the Property and/or the Building and, at the request of any Mortgagee
Tenant shall attorn to such Mortgagee, its successors in interest or any purchaser in a foreclosure sale.


 


Section 19.2     Subordination.
If a Mortgagee, any of its successors in interest, or any purchaser at a foreclosure sale
shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action or the delivery of a
new lease or deed, then at the request of the successor landlord and upon such successor landlord's written agreement to accept
Tenant's attornment and to recognize Tenant's interest under this Lease, Tenant shall attorn to and recognize such successor landlord
as Landlord under this Lease. The provisions of this Section 19.2 are and shall be self-operative and require no further instruments
to give effect hereto; provided, however, Tenant shall promptly execute and deliver any instrument that such successor landlord
may reasonably request (i) evidencing such subordination and attornment, (ii) setting forth the terms and conditions
of Tenant's tenancy, and (iii) containing such other terms and conditions as may be required by such Mortgagee, provided such
instrument does not increase the Rent, materially increase Tenant's other obligations or materially and adversely affect Tenant's
rights under this Lease. Upon such attornment this Lease shall continue in full force and effect as a direct lease between such
successor landlord and Tenant upon all of the terms, conditions and covenants set forth in this Lease except that such successor
landlord shall not be:


 


1)            liable
for any act or omission of Landlord (except to the extent such act or omission continues beyond the date when such successor landlord
succeeds to Landlord's interest and Tenant gives notice of such act or omission);


 


2)            subject
to any defense, claim, counterclaim, set-off or offset which Tenant may have against Landlord;


 


3)            bound by any prepayment of
more than one month's Rent to any prior landlord;


 


4)            bound
by any obligation to make any payment to Tenant which was required to be made prior to the time such successor landlord succeeded
to Landlord's interest;


 


5)            bound
by any obligation to perform any work or to make improvements to the Premises except for (x) repairs and maintenance required
to be made by Landlord under this Lease, and (y) repairs to the Premises as a result of damage by fire or other casualty
or a partial condemnation pursuant to the provisions of this Lease, but only to the extent that such repairs can reasonably be
made from the net proceeds of any insurance or condemnation awards, respectively, actually made available to such successor landlord;


 






    	 	-33-	 



     


    

 


6)            bound
by any modification, amendment or renewal of this Lease made without successor landlord's consent;


 


7)            liable
for the repayment of any security deposit or surrender of any letter of credit, unless and until such security deposit actually
is paid or such letter of credit is actually delivered to such successor landlord; or


 


8)            liable
for the payment of any unfunded tenant improvement allowance, refurbishment allowance or similar obligation.


 


Tenant shall,
from time to time and within ten (10) days of request from Landlord, execute and deliver any documents or instruments that
may be reasonably required by any Mortgagee to confirm any subordination.


 


Section 19.3
Mortgage or Superior Lease Defaults. Any Mortgagee may elect that this Lease shall have priority over the Mortgage
and to subordinate its Mortgage to this Lease. Upon notification to Tenant by such Mortgagee, this Lease shall be deemed to have
priority over such Mortgage, regardless of the date of this Lease


 


Section 19.4
Tenant's Termination Right. As long as any Mortgage exists, Tenant shall not seek to terminate this Lease by
reason of any act or omission of Landlord until (a) Tenant shall have given notice of such act or omission to all Mortgagees,
and (b) a reasonable period of time shall have elapsed following the giving of notice of such default and the expiration of
any applicable notice or grace periods (unless such act or omission is not capable of being remedied within a reasonable period
of time), during which period such Mortgagees shall have the right, but not the obligation, to remedy such act or omission and
thereafter diligently proceed to so remedy such act or omission. If any Mortgagee elects to
remedy such act or omission of Landlord, Tenant shall not seek to terminate this Lease so long as such Mortgagee is proceeding
with reasonable diligence to effect such remedy.


 


Section 19.5     Provisions.
The provisions of this Article 19 shall (a) inure to the benefit of Landlord, any future owner of the Building or the
Real Property, Mortgagee and any sublessor thereof, and (b) apply notwithstanding that, as a matter of law, this Lease may
terminate upon the foreclosure of any such Mortgage.


 


Section 19.6     Estoppel
Certificates. Within fifteen (15) days following request from Landlord or any Mortgagee Tenant shall deliver to
Landlord a statement executed and acknowledged by Tenant, in form reasonably satisfactory to Landlord, (a) stating the Commencement
Date and the Expiration Date, and that this Lease is then in full force and effect and has not been modified (or if modified,
setting forth all modifications), (b) setting forth the date to which the Base Rent and any Additional Rent have been paid,
together with the amount of monthly Base Rent and Additional, Rent then payable, (c) stating whether or not, to the best
of Tenant's knowledge, either Tenant and/or Landlord is in default under this Lease, and setting forth the specific nature of
all such defaults, if any, (d) stating the amount of the security deposit, if any, under this Lease, (e) stating whether
there are any subleases or assignments affecting the Premises, (f) stating the address of Tenant to which all notices and
communications under the Lease shall be sent, and (g) responding to any other matters reasonably requested by Landlord or
such Mortgagee. Tenant acknowledges that any statement delivered pursuant to this Section 19.6 may be relied upon by any purchaser
or owner of the Real Property or the Building, or all or any portion of Landlord's interest in the Real Property or the Building,
or by any Mortgagee, or assignee thereof or by any Lessor, or assignee thereof.


 






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ARTICLE 20


Notices


 


All demands, approvals, consents
or notices (each, a "notice") shall be in writing and delivered by hand, or sent by registered or certified mail
with return receipt requested, or sent by overnight or same day courier service, to the party's respective Notice Address(es)
set forth in Article 1. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the
date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing
a new Notice Address, three (3) days after notice is deposited in the U.S. mail or with a courier service in the manner described
above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other
party written notice of the new address.


 


ARTICLE 21


No Waiver


 


The failure of either party to
seek redress for violation of, or to insist upon the strict performance of, any covenant or condition of this Lease, or any of
the Rules and Regulations, shall not be construed as a waiver or relinquishment for the future performance of such obligations
of this Lease or the Rules and Regulations, or of the right to exercise such election but the same shall continue and remain
in full force and effect with respect to any subsequent breach, act or omission. The receipt by Landlord of any Rent payable pursuant
to this Lease or any other sums with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such
breach. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent herein stipulated shall be deemed
to be other than a payment on account of the earliest stipulated Rent, or as Landlord may elect to apply such payment, nor shall
any endorsement or statement on any check or any letter accompanying any check or payment as Rent 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 Rent or pursue
any other remedy provided in this Lease.


 


ARTICLE 22


Quiet Enjoyment


 


Tenant
shall, and may peacefully have, hold and enjoy the Premises for and with respect to the Term, subject to the terms of this Lease,
provided Tenant timely pays the Rent and timely and fully performs all of its covenants and agreements under this Lease. This
covenant and all other covenants of Landlord shall be binding upon Landlord and its successors only during its or their respective
periods of ownership of the Building, and shall not be a personal covenant of Landlord or the Landlord Related Parties. This covenant
of quiet enjoyment is in lieu of any other covenant of quiet enjoyment, express or implied.


 






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ARTICLE 23


Excepted and Reserved Rights


 


This Lease does not grant any
rights to light or air over or about the Building. Landlord excepts and reserves, and the Premises demised hereby do not include,
the following: (1) roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms, Building risers
or similar areas that are used by Landlord for the provision of Building services, (4) rights to the land and improvements
below the floor of the Premises, (5) the improvements and air rights above the Premises, (6) the improvements and air
rights outside the demising walls of the Premises, and (7) the areas within the walls or floors or above the dropped ceilings
of the Premises used for the installation of utility lines and other installations. Landlord has the right to change the Building's
name. Landlord also has the right to make such modifications, alterations, additions, expansions, and other changes to the Property
and/or the Building as Landlord from time-to-time deems appropriate, including, including, without limitation, changing the arrangement
or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets or other Common Areas (collectively,
"Restorative Work"), as Landlord deems necessary or desirable, and to take all materials into the Premises (upon
reasonable prior written notice to Tenant, which Landlord shall endeavor to deliver to Tenant at least forty eight (48) hours
prior to such entry) required for the performance of such Restorative Work provided that (a) the level of any Building service
shall not decrease in any material respect from the level required of Landlord in this Lease as a result thereof (other than temporary
changes in the level of such services during the performance of any such Restorative Work), and (b) Tenant's access to the
Premises is not materially impaired. Landlord shall use reasonable efforts to minimize interference with Tenant's use and occupancy
of the Premises during the performance of such Restorative Work. There shall be no Rent abatement or allowance to Tenant for a
diminution of rental value, no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant's
other obligations under this Lease, and no liability on the part of Landlord by reason of inconvenience, annoyance or injury to
business arising from Landlord, Tenant or others performing, or failing to perform, any Restorative Work. In
addition, without limitation, Landlord may, from time to time, elect to construct, maintain and/or operate the Property
and/or the Building or any part thereof in accordance with third-party accreditations, ratings and/or certifications that relate
to sustainability issues, energy efficiency or other comparable goals. Tenant shall cooperate with Landlord's efforts in that
regard at no material cost or expense to Tenant. Without limitation, upon request Tenant shall provide such reasonable, non-proprietary,
non-confidential information as may be reasonably required by Landlord in connection with obtaining or maintaining such accreditations,
ratings and/or certifications. The foregoing provisions shall apply whether Landlord affirmatively seeks an accreditation, rating
or certification and following the issuance of such rating, to the extent necessary to assist Landlord in maintaining such accreditation,
or to operate voluntarily in accordance with such accreditation, rating or certification.


 






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ARTICLE 24


Patriot Act


 


As an inducement to Landlord
to enter into this lease, Tenant hereby represents and warrants that: (i) Tenant is not, nor is it owned or Controlled directly
or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the
United States Department of the Treasury pursuant to Executive Order 13224 or any similar list or any law, order, rule or
regulation or any Executive Order of the President of the United States as a terrorist, "Specially Designated National and
Blocked Person" or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to
as a "Prohibited Person"); (ii) Tenant is not (nor is it owned, Controlled, directly or indirectly, by any
person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither
Tenant (nor any person, group, entity or nation which owns or Controls Tenant, directly or indirectly) has conducted or will conduct
business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation
any assignment of this lease or any subletting or all or any portion of the Premises or the making or receiving of any contribution
or funds, goods or services to or for the benefit of a Prohibited Person. In connection with the foregoing, it is expressly understood
and agreed that (x) any breach by Tenant of the foregoing representations and warranties shall be an Event of Default, and (y) the
representations, warranties and covenants contained in this Article 24 shall be continuing in nature and shall survive the
expiration or earlier termination of this Lease.




 


ARTICLE 25


Letter of Credit


 


Section 25.1     Letter
of Credit. Concurrent with the execution of this Lease, Tenant has delivered to Landlord a Letter of Credit (as hereinafter
defined) in the amount of the Letter of Credit Amount specified in the Basic Lease Information, as security for the faithful performance
and observance by Tenant of the terms, covenants and conditions of this Lease. Tenant covenants and agrees to maintain the Letter
of Credit in the Letter of Credit Amount throughout the Term of this Lease. The Letter of Credit shall be in the form of a clean,
irrevocable, non-documentary and unconditional letter of credit (the "Letter of Credit") issued by and drawable
upon a commercial bank (the "Issuing Bank"), which is satisfactory to Landlord and which satisfies both the Minimum
Rating Agency Threshold (as hereinafter defined) and the Minimum Capital Threshold (as hereinafter defined). The "Minimum
Rating Agency Threshold" shall mean that the Issuing Bank has outstanding unsecured, uninsured and unguaranteed senior
long-term indebtedness that is then rated (without regard to qualification of such rating by symbols such as"+" or"-"
or numerical notation) "Baa" or better by Moody's Investors Service, Inc. and/or "BBB" or better by Standard &
Poor's Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion.
The "Minimum Capital Threshold" shall mean that the Issuing Bank has combined capital, surplus and undivided
profits of not less than $2,000,000,000. The Letter of Credit shall (a) name Landlord as beneficiary, (b) have a term
of not less than one year, (c) permit multiple drawings, (d) be fully transferable by Landlord without the payment of
any fees or charges by Landlord, and (e) otherwise be in form and content satisfactory to Landlord. If
upon any transfer of the Letter of Credit, any fees or charges shall be so imposed, then such fees or charges shall be
payable solely by Tenant and the Letter of Credit shall so specify. The Letter of Credit shall provide that it shall be deemed
automatically renewed, without amendment, for consecutive periods of one (1) year each thereafter during the Term. The Letter
of Credit (as extended) shall not expire prior to the date which is sixty (60) days after the last day of the calendar year in
which the Expiration Date (as extended) occurs. If the Issuing Bank does not renew the Letter
of Credit upon the expiration thereof, then the Issuing Bank shall send duplicate notices (the "Non-Renewal
Notices") to Landlord by certified mail, return receipt requested (one of which shall be addressed "Attention,
Chief Legal Officer" and the other of which shall be addressed "Attention, Chief Financial Officer") not less than
sixty (60) days next preceding the then expiration date of the Letter of Credit stating that the Issuing Bank has elected not
to renew the Letter of Credit. The Issuing Bank shall agree with all drawers, endorsers and bona fide holders that drafts drawn
under and in compliance with the terms of the Letter of Credit will be duly honored upon presentation to the Issuing Bank at an
office location in Boston, Massachusetts. The Letter of Credit shall be issued pursuant to, and shall be subject in all respects
to, the Uniform Customs and Practice for Documentary Credits ISP 98, International Chamber of Commerce Practices Publication
No. 590 (1998 Revision).


 






    	 	-37-	 



     


    

 


Section 25.2     Application
of Security. If (a) an Event of Default by
Tenant occurs under this Lease, or (b) Tenant fails to make any installment of Rent as and when due, or (c) Landlord
receives a Non-Renewal Notice, or (d) Tenant files a voluntary petition under any Federal or state bankruptcy or insolvency
code, law or proceeding, then Landlord shall have the right by sight draft to draw, at its election, all or a portion of the proceeds
of the Letter of Credit and thereafter hold, use, apply, or retain the whole or any part of such proceeds, as the case may be,
(x) to the extent required for the payment of any Rent or any other sum as to which Tenant is in default including (i) any
sum which Landlord may expend or may be required to expend by reason of such Event of Default, and/or (ii) any damages to
which Landlord is entitled pursuant to this Lease, whether such damages accrue before or after summary proceedings or other reentry
by Landlord, and/or (y) as a cash security deposit, unless and until, in the case of clause (c) above, Tenant delivers
to Landlord a substitute Letter of Credit which meets the requirements of this Article 25. If
Landlord applies or retains any part of the proceeds of the Letter of Credit, or cash security, then Tenant, upon demand,
shall amend the Letter of Credit or deliver an additional Letter of Credit which satisfies the requirements of this Article 25
in the amount so applied or retained such that Landlord shall have a Letter of Credit (or Letters of Credit) in the Letter of Credit
Amount on hand at all times during the Term. If Tenant shall comply
with all of the terms, covenants and conditions of this Lease, then the Letter of Credit or then remaining balance of the cash
security, as the case may be, shall be returned to Tenant promptly after (x) the Expiration Date, (y) the surrender and
yield-up of possession of the Premises to Landlord in the manner required by this Lease, and (z) the curing of any outstanding
Events of Default under this Lease.


 


Section 25.3
Transfer. The Letter of Credit shall also provide that Landlord, its successors and assigns, may, at any time
and without notice to Tenant and without first obtaining Tenant's consent thereto, transfer (one or more times) all or any portion
of its interest in and to the Letter of Credit to the holder of any mortgage upon the Building or the successor landlord in connection
with a transfer of the Building, from or as a part of the assignment by Landlord of its rights and interests in and to this Lease.
In the event of a transfer of Landlord's interest in the Building, Landlord shall transfer the Letter of Credit, in whole or in
part, to the transferee and thereupon Landlord shall without any further agreement between the parties, be released by Tenant
from all liability therefor. The provisions of this Section 25.3 shall apply to every transfer or assignment of the whole
or any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord,
Tenant shall, at Tenant's sole cost and expense, execute and submit to the Issuing Bank such applications, documents and instruments
as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank's transfer and processing
fees in connection therewith.


 






    	 	-38-	 



     


    

 


Section 25.4     Maintenance
of Letter of Credit by Tenant. If,
as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit shall be less
than the Letter of Credit Amount, Tenant shall, within five (5) days thereafter, provide Landlord with additional letter(s) of
credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the provisions
of this Article 25. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or
any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted
assignment or attempted encumbrance.


 


Section 25.5     Landlord's
Right to Draw Upon Letter of Credit. The use, application or retention of the Letter of Credit, or any portion thereof,
by Landlord shall not prevent Landlord from exercising any other right or remedy provided by this Lease or by any applicable law,
it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a
limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with payment
to Landlord of the proceeds of the Letter of Credit, either prior to or following a "draw" by Landlord of any portion
of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to Landlord's right to draw upon
the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify
the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and
acknowledges that (a) the Letter of Credit constitutes a separate and independent contract between Landlord and the Issuing
Bank, (b) Tenant is not a third party beneficiary of such contract, (c) Tenant has no property interest whatsoever in
the Letter of Credit or the proceeds thereof, and (d) in the event Tenant becomes a debtor under any chapter of the Bankruptcy
Code, neither Tenant, any trustee, nor Tenant's bankruptcy estate shall have any right to restrict or limit Landlord's claim and/or
rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the U.S. Bankruptcy
Code or otherwise.


 


Section 25.6     Issuing
Bank. If, at
any time or from time to time, Landlord determines that an Issuing Bank (i) no longer satisfies the Minimum Rating Agency
Threshold, (ii) no longer satisfies the Minimum Capital Threshold, (iii) has been seized or closed by the Federal Reserve
Board, the Federal Deposit Insurance Corporation, the Office of the Comptroller of the Currency, or another governmental or regulatory
agency or authority, (iv) has become insolvent, or (v) is unwilling or unable to honor the Letter of Credit or to perform
its obligations to honor a draw upon the Letter of Credit, then within five (5) days after demand, Tenant shall deliver to
Landlord a replacement Letter of Credit, issued by a replacement Issuing Bank which satisfies the Minimum Rating Agency Threshold
and the Minimum Capital Threshold and otherwise satisfies the requirement of this Article 25.


 






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ARTICLE 26


Relocation


 


Landlord shall have the right,
at any time and from time-to-time prior to the date which is twelve (12) months prior to the Expiration Date, upon not less than
one hundred twenty (120) days' prior notice to Tenant (a "Relocation Notice"), to provide and furnish Tenant with
replacement premises elsewhere in the Building or in either of 125 CambridgePark Drive or 150 CambridgePark Drive, with such replacement
premises to be substantially the same size, buildout, and visibility, as determined by Landlord in its reasonable discretion (the
"Substitute Premises"), and to relocate Tenant from the Premises to the Substitute Premises. If
Landlord relocates Tenant to the Substitute Premises, then, notwithstanding the size of the Substitute Premises, the Base
Rent payable with respect to the Substitute Premises shall not exceed the Base Rent payable with respect to the Premises. If
Landlord relocates Tenant to the Substitute Premises, then Landlord shall, at its sole cost and expense, improve the Substitute
Premises in a manner substantially comparable to the Premises immediately preceding such relocation, and on the date specified
on the Relocation Notice Landlord shall, at its sole cost and expense, move the equipment, personal property and personnel of Tenant
to the Substitute Premises and reinstall and reconstruct such improvements, equipment and personal property in the Substitute Premises
in a manner and fashion reasonably comparable to the Premises. Upon the exercise by Landlord of the foregoing relocation right,
this Lease and each of the terms, covenants and conditions hereof shall remain in full force and effect and be applicable to the
Substitute Premises. In such event, effective as of the date specified in the Relocation Notice, Tenant shall vacate and surrender
the original Premises in accordance with the terms and conditions of this Lease, and the Substitute Premises shall thereafter be
deemed to be substituted for the original Premises and Tenant shall have no further rights or interests in or to the original Premises.
After delivery of a Relocation Notice, the provisions of this Article 26 shall be self-operative; however, at either party's
request, Landlord and Tenant shall enter into an amendment of this Lease confirming the relocation of the Premises.


 


ARTICLE 27


Intentionally Omitted


 


ARTICLE 28


Miscellaneous


 


Section 28.1 Choice
of Law. This Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance
with the Laws of the Commonwealth of Massachusetts, without regard to "conflicts of laws" principles. Landlord and Tenant
hereby irrevocably consent to the jurisdiction and proper venue of the state courts of the Commonwealth of Massachusetts. If
any term or provision of this Lease shall to any extent be invalid or unenforceable, the remainder of this Lease shall not
be affected, and each provision of this Lease shall be valid and enforced to the fullest extent permitted by Law. The headings
and titles to the Articles and Sections of this Lease are for convenience only and shall have no effect on the interpretation of
any part of the Lease. All of the Schedules and Exhibits attached hereto are incorporated in and made a part of this Lease.


 






    	 	-40-	 



     


    

 


Section 28.2     Notice
of Lease. This Lease shall not be recorded; provided, however, at request of either party, Landlord and Tenant shall
execute, acknowledge and deliver a notice of lease in recordable form and complying with applicable Massachusetts laws, and reasonably
satisfactory to both Landlord and Tenant. In no event shall such document set forth the rental
or other charges payable by Tenant under this Lease; and any such document shall expressly state that it is executed pursuant to
the provisions contained in this Lease, and is not intended to vary the terms and conditions of this Lease. Within thirty (30)
days after the expiration or earlier termination of the Term, Tenant shall enter into such documentation as is reasonably required
by Landlord to remove the notice of lease of record.


 


Section 28.3     Waiver
of Jury Trial. Landlord and Tenant hereby waive any right to trial by jury in any proceeding, lawsuit, or other
legal action in connection with this Lease.


 


Section 28.4     Force
Majeure. Whenever this Lease requires the taking of an action by Landlord or Tenant, the period of time for the
performance of such action shall be extended by (or, if no time period is specified, the performance of such action shall be forgiven
for) the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials or
fuel, insurrections, war, civil disturbances and other causes beyond the reasonable control of the performing party ("Force
Majeure"). However, events of Force Majeure shall not extend any period of time for the payment of Rent or other
sums payable by either party, or any period of time for the written exercise of any option or right by either party. For purposes
hereof, financial inability shall not be a cause beyond the reasonable control of any party.


 


Section 28.5     Transfer
by Landlord. Landlord shall have the right to transfer and assign, in
whole or in part, all of its rights and obligations under this Lease and in the Building and/or Property referred to herein, and
upon such transfer Landlord shall be released from any obligations and liabilities arising or accruing from and after such transfer
or assignment, and Tenant agrees to look solely to the successor in interest to Landlord for the performance of such obligations
and liabilities.


 


Section 28.6
Brokerage. Tenant represents to Landlord, and Landlord represents to Tenant, that it has dealt only with the
Brokers in connection with this Lease. Tenant shall indemnify and hold Landlord and the Landlord Related Parties harmless from
all claims of any other brokers or other persons claiming to have represented Tenant in connection with this Lease. Landlord shall
indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers or other persons claiming to have
represented Landlord in connection with this Lease. Landlord shall pay the commissions of the Brokers earned in connection with
this Lease in accordance with the terms of a separate agreement between the respective brokers and the Landlord.


 


Section 28.7
Tenant Authority. Tenant covenants, warrants and represents that: (1) each individual executing, attesting and/or
delivering this Lease on behalf of Tenant is authorized to do so on behalf of Tenant; (2) this Lease is binding upon Tenant;
and (3) Tenant is duly organized and legally existing in the state of its organization and is qualified to do business in
the state in which the Premises are located. Landlord covenants, warrants and represents that: (1) each individual executing,
attesting and/or delivering this Lease on behalf of Landlord is authorized to do so on behalf of Landlord; and (2) this Lease
is binding upon Landlord. Tenant agrees that during the Term and for a period of one (1) year thereafter, neither Tenant
nor its agents or any other parties acting on behalf of Tenant shall disclose any matters set forth in this Lease or disseminate
or distribute any information concerning the terms, details or conditions hereof to any person, firm or entity without obtaining
the express written consent of Landlord unless such disclosure shall be required by law, regulation or administrative authority.
If there is more than one Tenant, or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant
shall be joint and several obligations of all the parties and entities. Notices, payments and agreements given or made by, with
or to any one person or entity shall be deemed to have been given or made by, with and to all of them. Each term and each provision
of this Lease to be performed by the Tenant shall be construed to be both a covenant and a condition.


 






    	 	-41-	 



     


    

 


Section 28.8
Time of the Essence. Time is of the essence with respect to Tenant's exercise of any expansion, renewal or extension
rights granted to Tenant. This Lease shall create only the relationship of landlord and tenant between the parties, and not a partnership,
joint venture or any other relationship. This Lease and the covenants and conditions in this Lease shall inure only to the benefit
of and be binding only upon Landlord and Tenant and their permitted successors and assigns.


 


Section 28.9
Survival. The expiration of the Term, whether by lapse of time or otherwise, shall not relieve either party of
any obligations which accrued prior to or which may by their terms continue to accrue after the expiration or early termination
of this Lease.


 


Section 28.10
Drafts of Lease. Landlord has delivered drafts of this Lease to Tenant for Tenant's review only, and the delivery
of drafts of this Lease shall not constitute an offer to Tenant, an option or the acceptance of an offer. This Lease shall not
be binding upon either party or effective against any party hereto unless and until an original version of this Lease has been
executed and delivered by Landlord.


 


Section 28.11
No Other Agreements. All understandings and agreements previously made between the parties are superseded by
this Lease, and neither party is relying upon any warranty, statement or representation not contained in this Lease. This Lease
may be amended or modified only by a written agreement signed by both Landlord and Tenant.


 


Section 28.12
Financial Statements. Tenant shall provide Landlord with its most recent current audited financial statements
(including balance sheets and income/expense statements), prepared and certified by an independent certified public accountant,
within ninety (90) days after the end of its fiscal year and at such other times as may be requested by Landlord from time-to-time;
provided, however, Landlord shall not request such financial statements more than twice in any twelve (12) month period.


 


Section 28.13
Landlord Defaults. Landlord shall in no event be in breach or default in the performance of any of Landlord's
obligations under this Lease or any warranties or promises hereunder unless Landlord shall have failed to perform such obligations
within thirty (30) days, or such additional time as is reasonably required to correct any such default, after notice by Tenant
to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Without limitation, in no event shall
Tenant have the right to terminate or cancel this Lease or to withhold rent or to set-off any claim or damages against rent as
a result of any default by Landlord or breach by Landlord of its obligations or any warranties or promises hereunder, except in
the case of a wrongful eviction of Tenant from the Premises (constructive or actual) by Landlord continuing after notice to Landlord
thereof and a reasonable opportunity for Landlord to cure the same as set forth above. In
addition, the Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against the Landlord
from Rent thereafter due and payable under this Lease, but shall look solely to the interests of the Landlord in the Property
for satisfaction of any such claim.


 






    	 	-42-	 



     


    

 


Section 28.14 Signage.
The lobby of the Building contains a directory listing the tenants of the Building. Tenant shall be entitled to listings on said
directory. From time to time, upon request, Landlord will modify the directory to reflect such changes in the listings as Tenant
shall request. In addition, Landlord will install
Building-standard directional signage identifying Tenant in the elevator lobby of the floor of the Building on which the Premises
are located. In addition, Tenant shall have the
right to have a sign identifying Tenant installed on the door of the Premises. All aspects of said sign (including the size, location,
design, materials, colors and appearance thereof) shall be subject to the prior review and approval of Landlord in all respects.
Tenant shall, at its sole cost and expense, prepare all plans and specifications relating to said sign, and shall construct said
sign for installation by Landlord. Tenant shall reimburse Landlord, as Additional Rent, for all costs and expenses of installing,
maintaining, repairing, and removing such sign within thirty (30) days after receipt of invoices therefor.


 


Section 28.15 Parking.
During the Term, Landlord will provide or will cause the garage operator to provide six (6) parking passes for use
of unreserved parking spaces located in one or more of the following parking areas (collectively, the "Parking Facilities"):
(i) the structured parking garage located on the Property, (ii) the two structured parking garages serving the Building
and the Other Buildings located on surrounding properties, and/or (iii) the so-called "Red Lot" located behind
the Other Buildings. In addition, upon request
of Tenant and subject to availability, Landlord will provide one (1) additional parking pass for use in the Parking Facilities.
In the event that Tenant surrenders any of the
parking passes during the Term, Tenant's right to receive the surrendered parking passes at a future date shall be subject to
availability. Tenant shall pay, as Additional Rent, a monthly parking charge for such parking passes, which charge shall be at
the prevailing rate established by the Garage operator from time to time with respect to the Garage. As of the date hereof, the
current monthly parking charge is $125.00 per month per parking pass. The parking passes shall be used only for parking duly registered
and operating private passenger motor vehicles owned and operated by Tenant or its employees. The parking passes shall not be
transferable. Landlord shall have the right from time to time to designate the location of parking spaces and to promulgate reasonable
rules and regulations regarding the Parking Facilities and the use thereof. Tenant shall comply with and cause its employees
to comply with all such rules and regulations as well as all reasonable additions and amendments thereto. Except to the extent
otherwise provided in M.G.L. Chapter 186, Section 15, neither the garage operator nor Landlord shall be liable for any loss,
injury or damage to persons using the garage or motor vehicles or other property therein, and, to the fullest extent permitted
by law, the use of the garage shall be at the sole risk of Tenant and its employees.


 






    	 	-43-	 



     


    

 


Section 28.16 No Partnership.
No provision contained in this Lease shall be considered or construed to create a partnership or joint venture between Landlord
and Tenant, or to create any other relationship between the parties, other than that of landlord and tenant.


 


[Signatures on next page]


 






    	 	-44-	 



     


    

 


	Landlord and Tenant have executed this Lease as of the day and year first above written.
	 
	LANDLORD:
	 
	
        PPF OFF 1OO CAMBRIDGE PARK DRIVE, LLC,

        a Delaware limited liability company

	 	 
	By:	PPF OFF Cambridge Park Holdings, LLC, 

a Delaware limited liability company,
	 	its member
	 	 
	 	By:	PPF OFF, LLC,
	 	 	a Delaware limited liability company, 

its member
	 	 	 
	 	 	By:	PPF OP, LP,
	 	 	 	a Delaware limited partnership, 

its sole member
	 	 	 	 
	 	 	 	By:	PPF OPGP, LLC,
	 	 	 	 	a Delaware limited liability company, 

its general partner
	 	 	 	 	 
	 	 	 	 	By:	Prime Property Fund, LLC,
	 	 	 	 	 	a Delaware limited liability company, 

its sole member
	 	 	 	 	 	 
	 	 	 	 	 	By:	Morgan Stanley Real Estate Advisor, Inc., 

a Delaware corporation,
	 	 	 	 	 	 	its Investment Adviser
	 	 	 	 	 	 	 
	 	 	 	 	 	 	By:	/s/ Jennie Pries Friend	
	 	 	 	 	 	 	Name:	Jennie Pries Friend
	 	 	 	 	 	 	Title: 	Managing Director


 


	TENANT:
	 
	TRILLIUM THERAPEUTICS USA INC.,
	a Delaware corporation
	 
	By:	/s/ James Parsons	
	Name:	James Parsons
	Title:	Treasurer


 






    


     


    

 



 


EXHIBIT A


 


FLOOR PLAN OF PREMISES


 





 






    	 	A-45	 



     


    

 


EXHIBIT B


 


FORM OF COMMENCEMENT DATE LETTER


 


Date:


 


Tenant:


 


Address:


 


	 	Re:	Commencement Letter with respect to that certain Lease dated as of ____________________ by and between  ____________________, as Landlord, and ____________________, as Tenant, for _____________ square feet of Rentable Area on the _____________ floor of the Building located at  __________________________ 



 


Dear: _______________________


 


In accordance with the terms
and conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees:


 


		A.	The Commencement Date of the Lease is _ _ _ _ _ _ _ _ _ _ _ _ 



 


		B.	The Expiration
Date of the Lease is____________________________





 


Please acknowledge your acceptance
of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement Letter in the space
provided and returning 2 fully executed counterparts to my attention.


 


	 	 	 	Sincerely,
	 	 	 	 
	 	 	 	 
	 	 	 	Property Manager
	Agreed and Accepted:	 	 
	 	 	 	 
	Tenant:	 	 	 



 


	By:	 	 
	 	Name:	 
	 	Title:	 
	 	Date:	 



 






    	 	B-1	 



     


    

 


EXHIBIT C


 


WORK LETTER


 


This Work Letter sets forth the terms and
conditions relating to the construction of the initial tenant improvements in the Premises. This Work Letter is essentially organized
chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the
actual construction of the Premises. All references in this Work Letter to Articles or Sections of "this Lease" shall
mean the relevant portion of the Lease to which this Work Letter is attached as Exhibit C and of which this Work Letter forms
a part, and all references in this Work Letter to Sections of "this Work Letter" shall mean the relevant portion of
this Work Letter.


 


 1.          LANDLORD WORK AND MAXIMUM ALLOWANCE AMOUNT




 


Landlord shall provide Tenant
with a turnkey construction of the Premises, which shall include the construction of all alterations expressly and specifically
set forth on the Construction Documents (collectively, the "Landlord Work") at Landlord's cost and expense; provided,
however, in no event shall Landlord be obligated to incur more than $126,440.00 (the "Maximum Allowance Amount")
arising out of or in connection with the performance of the Landlord Work, subject to the payment by Tenant of any applicable Over-Allowance
Amount (as hereinafter defined). The Landlord Work shall be performed in a first-class, workmanlike manner, in accordance with
all applicable Laws. Notwithstanding the foregoing, the costs for and performance of the installation of telecommunication, phone
and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant and located in the Premises
or in the walls or above the finished ceiling of the Premises shall be paid for and performed by Tenant as part of the Initial
Installations and shall not constitute part of the Landlord Work.


 


 2.          CONSTRUCTION DOCUMENTS




 


2.1         Selection
of Architect. Landlord shall cause Landlord's general contractor (the "Contractor") to retain LLM Design (collectively,
the "Architect") as a subcontractor to prepare the Construction Documents, as that term is defined in Section 2.3,
for the Landlord Work, together with the consulting engineers selected by the Architect and reasonably approved by Landlord. Landlord
may cause the Contractor to retain another Architect or Architects from time to time, provided, however, that any such other Architects
shall be subject to Tenant's reasonable approval. All Construction Documents shall comply with the drawing format and specifications
as determined by Landlord, and shall be subject to Landlord's and Tenant's approval. Tenant may hire an architectural firm reasonably
approved by Landlord to conduct a peer review, and the fees associated with this peer review shall be paid solely by Tenant.


 


2.2         Final
Space Plan. Tenant has approved the preliminary space plan prepared by the Architect, on behalf of the Contractor,
attached as Attachment 1 hereto (the "Fit Plan"). Landlord will cause the Contractor to have the
Architect prepare a more detailed space plan (the "Space Plan") for Tenant for the Premises, which Space
Plan shall be reasonably consistent with the Fit Plan, the Architect will deliver the Space Plan to Landlord and Tenant for
their approval. Landlord and Tenant shall review and provide any comments and requested changes to the Space Plan within five
(5) Business Days of receipt thereof (and if Tenant shall fail to object thereto within such five (5) Business Day
period, then the Space Plan shall be deemed approved by Tenant). In the event that Tenant or Landlord have any comments or
requested changes to the Space Plan, Landlord shall use reasonable efforts to cause the Architect to prepare and circulate a
modified Space Plan within five (5) Business Days of Architect's receipt of any requested changes from Tenant or
Landlord. Such process of submittal and response within the time frames specified in the preceding sentence shall continue
until each of Landlord and Tenant gives written approval to the Space Plan, with the understanding that the Final Space Plan
(as defined below) shall be approved no later than the date set forth for such approval on Attachment 
2. Once Landlord and Tenant approve the Space Plan, the Space Plan shall be considered final (the "Final Space
Plan"). Landlord will be responsible for the architectural fees for preparing the Initial Space Plan, and two
(2) modifications of the Initial Space Plan.


 






    	 	C-1	 



     


    

 


2.3         Construction
Documents. On or before the date set forth in Attachment 2, Landlord shall use commercially reasonable efforts to cause
the Contractor to cause the Architect to prepare draft construction documents consistent with the Final Space Plan which shall
be submitted to Landlord and Tenant for their approval. Landlord and Tenant shall review and provide any comments or requested
changes to the draft construction documents within five (5) Business Days of receipt thereof(and if Tenant shall fail to object
thereto within such five (5) Business Day period, then the draft construction documents shall be deemed approved by Tenant),
and the Landlord shall use reasonable efforts to cause the Architect to prepare and circulate modified draft construction documents
within five (5) Business Days of its receipt of any requested changes from Tenant or Landlord. In no event may either Tenant
or Landlord require any changes to the draft construction documents that are inconsistent with the Final Space Plan. Such process
of submittal and response within the time frames specified in the preceding sentence shall continue until each of Landlord and
Tenant gives written approval to such draft construction documents, and the draft construction documents shall be considered final
once approved by the Landlord and the Tenant, with the understanding that the Construction Documents shall be approved no later
than the date set forth for such approval on Attachment 2. Once Landlord and Tenant approve the draft construction documents,
the draft construction documents shall be considered final construction documents (the "Construction Documents").
The Construction Documents shall comply with all Applicable Laws existing on the date of this Work Letter and which may be enacted
prior to approval of Construction Documents.


 


2.4         Tenant
Changes. Subject to the provisions of Section 3.4 of this Work Letter, Tenant may, from time to time, by written order
to Landlord, on a form reasonably specified by Landlord, request a change in the Landlord Work shown on the Construction Documents
("Tenant Change"), which approval shall not be unreasonably withheld or conditioned, and shall be granted or
denied within five (5) Business Days after delivery of such Tenant Change to Landlord. The Over-Allowance Amount (as defined
below) shall be adjusted for any Tenant Change as further contemplated by Section 3.4, below. Landlord has no obligation
to approve or perform any Tenant Change not shown on the Construction Documents if, in Landlord's reasonable judgment, such Tenant
Change (i) would delay completion of the Landlord Work beyond the Substantial Completion Date set forth on Attachment
2; (ii) would materially increase the cost of performing the Landlord Work or any other work in the Building, unless
in each case Tenant agrees to pay such costs based on Landlord's Change Estimate Notice (as defined below), (iii) are incompatible
with the design, quality, equipment or systems of the Building or otherwise require a change to the existing Building systems
or structure, each in a manner that would not otherwise be required in connection with the improvements contemplated by the Fit
Plan, (iv) is not consistent the first class nature of the Building, or (v) otherwise do not comply with the provisions
of the Lease.


 






    	 	C-2	 



     


    

 


2.5         Permits.
The Construction Documents as approved (or deemed approved) pursuant to Section 2.3 shall be the "Approved Working
Drawings". Following the approval or deemed approval of the Cost Proposal (as defined below) Landlord shall promptly submit,
or cause to be submitted, the Approved Working Drawings to the appropriate municipal authorities for all applicable building permits
necessary to allow the Contractor to commence and fully complete the construction of the Landlord Work (the "Permits").


 


2.6         Time
Deadlines. The applicable dates for approval of items, plans and drawings as described in this Section 2, Section 3,
below, and in this Work Letter are set forth and further elaborated upon in Attachment 2 (the "Time Deadlines"),
attached hereto.


 


 3.          CONTRACTOR AND COSTS




 


3.1         Contractor.
Landlord shall independently retain Contractor to construct the Landlord Work, in accordance with the applicable Approved Working
Drawings and the applicable Cost Proposal. The Landlord shall manage and oversee the Contractor in its performance of the Landlord
Work. Tenant acknowledges that Chapman Construction is approved as the initial Contractor.


 


3.2         Cost
Proposal. After the Approved Working Drawings are approved by Landlord and Tenant, Landlord shall provide Tenant with a cost
proposal (or cost proposals) in accordance with the Approved Working Drawings, which cost proposal(s) shall include, as nearly
as possible, the cost of all Landlord Work to be incurred by Tenant in connection with the design and construction of the Landlord
Work and shall include a so-called guaranteed maximum price proposal from Landlord's Contractor (collectively, the "Cost
Proposal"), which Cost Proposal shall include, among other things, a construction oversight and administration fee payable
to the Landlord's property manager of three percent (3%) of the project costs, the Contractor's fee, general conditions, and a
reasonable contingency. The Cost Proposal may include early trade release packages for long lead time matters such as mechanical
equipment. In connection with the Cost Proposal,
Landlord shall cause the Contractor to solicit at least three bids from each subcontractor trade for which the total cost is expected
to exceed $10,000.00. Tenant shall have the right to propose one subcontractor to be included in the bidding for each trade, subject
to Landlord's reasonable approval. Landlord will consult with Tenant prior to approving the subcontractors to whom it will be
bid and Tenant may review bid packages at Tenant's request. In
the case of each bid request, Landlord will accept the lowest responsible bid, unless Landlord and Tenant reasonably determine
otherwise. Tenant shall approve and deliver the Cost Proposal to Landlord within five (5) Business Days of the receipt of
the same (and if Tenant fails to comment on the Cost Proposal within such five (5) Business Day period then Tenant shall
be deemed to have approved the Cost Proposal), provided, however, Tenant shall have the right to request Tenant Changes to the
Approved Working Drawings within such five (5) Business Days,\ following its receipt of the Cost Proposal for the purpose
of value engineering (in which event the Landlord will cause the Contractor to provide a new Cost Proposal to Landlord and Tenant
following its receipt and approval of a modified drawing showing such Tenant Change (such approval not to be unreasonably withheld,
conditioned or delayed)). Upon Tenant's approval, or deemed approval, of a Cost Proposal by Landlord, Landlord shall be released
by Tenant to cause the Contractor to purchase the items set forth in the Cost Proposal and to commence the performance of the
Landlord Work. The date on which Tenant approves or is deemed to approve the Cost Proposal shall be known hereafter as the "Cost
Proposal Delivery Date".


 






    	 	C-3	 



     


    

 


3.3         Over-Allowance
Amount. On the Cost Proposal Delivery Date, Tenant shall deliver to Landlord cash in an amount, if any, equal to 50% of the
difference between (i) the amount of the Cost Proposal and (ii) the amount of the Maximum Allowance Amount (the "Over-Allowance
Amount"). The Over-Allowance Amount shall be disbursed by Landlord after Landlord has made disbursements in the aggregate
amount of the Maximum Allowance Amount. The remaining 50% of the Over-Allowance Amount shall be paid by Tenant to the Landlord
once the Maximum Allowance Amount is expended (i.e. prior to the Landlord's use of the first installment of the Over-Allowance
Amount). In the event that, after the applicable Cost Proposal Delivery Date, any revisions, changes, or substitutions shall be
made to the Construction Documents or the Landlord Work, then, subject to Section 3.4 below, to the extent that the amount
of the Cost Proposal plus any additional costs which arise in connection with such revisions, changes or substitutions or any
other additional costs exceeds the Maximum Allowance Amount and any Over-Allowance Amounts previously funded by Tenant, such excess
costs shall be paid by Tenant to Landlord immediately upon Landlord's request as an addition to the Over-Allowance Amount (whether
or not the Maximum Allowance Amount has then been fully utilized). Unless otherwise agreed by the parties, all Landlord Work paid
for by the Over-Allowance Amount shall be deemed Landlord's property under the terms of the Lease. Tenant hereby acknowledges
and agrees that Tenant shall be responsible for all costs associated with the Landlord Work to the extent the same exceed the
Maximum Allowance Amount (notwithstanding the content of the Cost Proposal).


 


3.4         Cost
of Tenant Changes. Landlord may, but shall not be obligated to, approve any Tenant Change on the condition that Tenant shall
pay in full, in advance, any and all additional costs or expenses associated with the approval of said Tenant Change. If
Tenant shall request any Tenant Change, Landlord shall provide Tenant in writing (a "Landlord's Change Estimate
Notice") the estimated costs of design and/or construction of the Landlord Work that Landlord determines will be incurred
as a consequence of such Tenant Change on an order of magnitude basis and shall provide Tenant with the estimated Tenant Delay,
if any, on account of such proposed Tenant Change. Tenant shall, within three (3) Business Days following receipt of Landlord's
Change Estimate Notice, notify Landlord in writing whether it desires to proceed with the applicable Tenant Change or withdraw
such Tenant Change. Tenant's failure to respond in such three (3) Business Day period shall be deemed to be a withdrawal of
the applicable Tenant Change. The cost of any Tenant Change shall be determined on a net basis; i.e. taking into account the savings,
if any, resulting from such Tenant Change. Without limiting the generality of any provisions of this Work Letter, Tenant acknowledges
that any extension of time due to a Tenant Change will not cause an extension of the Commencement Date. Landlord shall be authorized
to proceed with work described in a Tenant Change upon receipt of Tenant's notice to proceed following the giving of Landlord's
Change Estimate Notice.


 






    	 	C-4	 



     


    

 


 4.          COMPLETION OF THE LANDLORD WORK; COMMENCEMENT DATE




 


4.1         Substantial
Completion. Landlord shall give Tenant prior written notice of the date that Landlord reasonably anticipates that the Landlord
Work will be Substantially Complete (as defined below); provided, however, Landlord's failure to accurately estimate such date
shall in no event affect the actual date of Substantial Completion or any other obligations of Landlord or Tenant hereunder. For
purposes of this Lease, "Substantial Completion" shall occur upon the completion of construction of the Landlord
Work substantially pursuant to the Approved Working Drawings for such Landlord Work (as reasonably determined by Landlord), with
the exception of any punch list items which do not materially impair Tenant's ability to use the Premises.


 


4.2         Tenant
Delay of the Substantial Completion of the Premises. Each of the following shall constitute a "Tenant Delay"
to the extent such matter actually causes a delay in Substantial Completion:


 


 4.2.1      Tenant's failure to comply with the Time Deadlines;




 


 4.2.2      Tenant's failure to timely approve any matter requiring Tenant's approval within the time periods set forth herein (which, for avoidance of doubt, shall mean any period longer than five (5) Business Days or such shorter time period as may be required hereunder) except to the extent that Tenant is deemed to consent to any such request for approval in accordance with the terms of this Work Letter;




 


 4.2.3      A breach by Tenant of the material terms of this Work Letter or the Lease (provided that Landlord shall provide Tenant prior written notice specifying the nature of the breach and resulting delay);




 


 4.2.4      Any Tenant Change;




 


4.2.5
      Tenant's requirement for materials, components, finishes or improvements which are
not available in a commercially reasonable time given the anticipated date of Substantial Completion, as set forth in Attachment
2, after having been informed, in writing, by Landlord that such materials, components, finishes or improvements will
cause a delay in completion of the Landlord Work; and/or


 


4.2.6
      Any other act or omission of Tenant or anyone acting by, through or under Tenant
that causes a delay in the Landlord Work or any process described in this Work Letter (provided that Landlord shall provide
Tenant prior written notice specifying the nature of the acts or omissions giving rise to the delay and the resulting
delay).


 


Upon any Tenant Delay, notwithstanding anything to the contrary
set forth in the Lease or this Work Letter and regardless of the actual date of the Substantial Completion, the date of Substantial
Completion shall be deemed to be the date the Substantial Completion of the Premises would have occurred if no Tenant Delay, as
set forth above, had occurred and the Commencement Date shall be deemed to have occurred accordingly. Any increased costs of the
Landlord Work resulting from Tenant Delay shall be shall be paid by Tenant to Landlord immediately upon Landlord's request as
an addition to the Over-Allowance Amount.


 






    	 	C-5	 



     


    

 


Landlord and Tenant have agreed to determine the
length of any Tenant Delay as follows:


 


(i) any delays pursuant Sections 4.2.1
and 4.2.2 in the definition of Tenant Delay shall be equal to one day for each day that the applicable Tenant Delay continues
beyond the applicable time period required under this Lease, and (ii) with respect to any other Tenant Delay, Landlord shall
notify Tenant in writing of the claimed estimated length of such Tenant Delay within ten (10) Business Days after its occurrence and Tenant may elect by written notice delivered to Landlord within ten (10) Business Days thereafter to dispute the claimed estimated Tenant Delay. Unless such estimate is disputed by written
notice delivered within such ten (10) Business Day period, the length of such Tenant Delay shall be no less the claimed estimated
Tenant Delay.


 


4.3         Walk-through
and Punchlist. After the Landlord Work is Substantially Completed and prior to Tenant's move-in into the Premises, following
two (2) days' advance written notice from Tenant to Landlord, Landlord shall cause the Contractor to inspect the Premises
with a representative of Tenant and complete a punch list of unfinished items of the Landlord Work. After Landlord and Tenant have
mutually agreed upon the punch list, authorized representatives for Landlord and Tenant shall execute said punch list. The items
listed on such punch list shall be completed by the Contractor within thirty (30) days after the approval of such punch list or
as soon thereafter as reasonably practicable, provided that in the event a punch list item reasonably requires longer than thirty
(30) days to complete, then Landlord shall cause Contractor to commence the completion of such particular item within thirty (30)
days and diligently pursue the same to completion. The terms of this Section 4.3 will not affect the occurrence of the Substantial
Completion of the Premises or the occurrence of the Commencement Date.


 


4.5         Delay
Not Caused by Parties. Neither the Landlord nor Tenant shall be considered to be in default of the provisions of this Work
Letter for delays in performance due to Force Majeure.


 


4.6         Delivery.
Landlord's failure to Substantially Complete the Landlord Work on or before the anticipated date of Substantial Completion, as
set forth in Attachment 2, or to substantially complete any element of the Landlord Work, shall not give rise to any liability
of Landlord hereunder, shall not constitute a default by Landlord, and shall not affect the validity of this Lease.


 


 5.          MISCELLANEOUS




 


5.1         Tenant's
Entry Into the Premises Prior to Substantial Completion. Provided that Tenant and its agents do not interfere with Contractor's
work in the Building and the Premises, Contractor shall allow Tenant access to the Premises prior to Substantial Completion for
the purpose of Tenant installing Tenant's furniture, fixtures and equipment in the Premises. Prior to Tenant's entry into the
Premises as permitted by the terms of this Section 5.1, Tenant shall submit a schedule to Landlord and Contractor, for their
approval, which schedule shall detail the timing and purpose of Tenant's entry. Tenant's entry pursuant to this Section 5.1
shall be subject to all applicable provisions of the Lease other than the obligation to pay Base Rent and Additional Rent.


 






    	 	C-6	 



     


    

 


As a condition to Tenant's entry
into the Premises prior to the date of Substantial Completion of the Landlord Work, Tenant shall comply with and perform, and shall
cause its employees, agents, contractors, subcontractors, material suppliers and laborers to comply with and perform, all of Tenant's
insurance and indemnity obligations and other obligations governing the conduct of Tenant at the Property under this Lease.


 


Any independent contractor of Tenant (or
any employee or agent of Tenant) performing any work or inspections in the Premises prior to the date of Substantial Completion
of the Landlord Work shall be subject to all of the terms, conditions and requirements contained in the Lease (including without
limitation the provisions of Article 7) and, prior to such entry, Tenant shall provide Landlord with evidence of the insurance
coverages required pursuant to Article 7. Tenant and any Tenant contractor performing any work or inspections in the Premises
prior to the date of Substantial Completion of the Landlord Work shall use reasonable efforts not to interfere in any way with
construction of, and shall not damage the Landlord Work or the common areas or other parts of the Building. Neither Tenant, nor
any Tenant contractor performing any work or inspections in the Premises prior to the date of Substantial Completion of the Landlord
Work shall cause any labor disharmony, and Tenant shall be responsible for all costs required to produce labor harmony in connection
with an entry under this Section 5.1. Without limiting the generality of the foregoing, to the extent that the commencement
or performance of Landlord Work is delayed on account in whole or in part of any negligent act or omission, neglect, or default
by Tenant or any Tenant contractor, then such delay shall constitute a Tenant Delay as provided in Section 4.2 above.


 


Any requirements of any Tenant
contractor performing any work or inspections in the Premises prior to the date of Substantial Completion of the Landlord Work
for services from Landlord or Landlord's contractor, such as hoisting, electrical or mechanical needs, shall be paid for by Tenant
and arranged between such Tenant contractor and Landlord or Landlord's contractor based on the actual, reasonable cost thereof
determined on a time and materials basis. Should the work of any Tenant contractor performing any work or inspections in the Premises
prior to the date of Substantial Completion of the Landlord Work depend on the installed field conditions of any item of Landlord
Work, such Tenant contractor shall ascertain such field conditions after installation of such item of Landlord Work, provided,
however, both parties shall cooperate with each other in order to maximize cost and scheduling efficiencies wherever reasonably
practicable so long as Landlord is not delayed in the performance of the Landlord Work or required to incur any additional expense
not borne by Tenant hereunder. Neither Landlord nor Landlord's contractor shall ever be required or obliged to alter the method,
time or manner for performing Landlord Work or work elsewhere in the Building, on account of the work of any such Tenant contractor.
Tenant shall cause each Tenant contractor performing work on the Premises prior to the date of Substantial Completion of the Landlord
Work to clean up regularly and remove its debris from the Premises and Building. Any work performed by Tenant pursuant to this
Section 5.1 shall be performed in accordance with the applicable provisions of Article 7 of the Lease.


 






    	 	C-7	 



     


    

 


6.2         Tenant's
Representative. Tenant has designated James Parsons as its sole representative with respect to the matters set forth in this
Work Letter, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant
as required in this Work Letter.


 


6.3         Landlord's
Representative. Landlord has designated J. Randal Long as its sole representative with respect to the matters set forth in
this Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord
as required in this Work Letter.


 


6.4         Time
of the Essence in This Work Letter. Unless otherwise indicated, all references herein to a "number of days" shall
mean and refer to calendar days.


 


6.5         General.
This Work Letter shall not be deemed applicable to any additional space added to the Premises at any time or from time to time,
whether by any options under the Lease or otherwise, or to any portion of the Premises or any additions to the Premises in the
event of a renewal or extension of the original Lease Term, whether by any options under the Lease or otherwise, unless and to
the extent expressly provided in the Lease or any amendment or supplement to the Lease that such additional space is to be delivered
to Tenant in the same condition the initial Premises is to be delivered.


 


[Remainder of page intentionally left
blank.]


 






    	 	C-8	 



     


    

 


ATTACHMENT 1


 


FIT PLAN


 


 


 






    	 	C-9	 



     


    

 


ATTACHMENT 2


 


TIME DEADLINES


 


Construction Documents Outside
Approval Date - 1/18/19


Anticipated Construction Commencement Date - 2/18/19


Anticipated Substantial Completion Date -4/1/19


 






    	 	C-10	 



     


    

 


EXHIBIT D


 


BUILDING RULES AND REGULATIONS


 


Capitalized terms have the same meaning as defined
in the Lease.


 


		1.	Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant
for any purpose other than ingress and egress to and from the Premises. No rubbish, litter, trash, or material shall be placed,
emptied, or thrown in those areas. At no time shall Tenant permit Tenant's employees to loiter in Common Areas or elsewhere about
the Building or Property.



 


		2.	Plumbing fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or
other unsuitable material shall be thrown or placed in the fixtures or appliances. Damage resulting to fixtures or appliances by
Tenant, its agents, employees or invitees, shall be paid for by Tenant, and Landlord shall not be responsible for the damage.



 


		3.	No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those
of such color, size, style and in such places as are first approved in writing by Landlord. All tenant identification and suite
numbers at the entrance to the Premises shall be installed by Landlord, at Landlord's cost and expense, using the standard graphics
for the Building. Except in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks, tape or
screws shall be inserted into any part of the Premises or Building except by the Building maintenance personnel.



 


		4.	Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other
directory device listing tenants, and no other directory shall be permitted unless previously consented to by Landlord in writing.



 


		5.	Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord's prior written consent and
Landlord shall have the right to retain at all times and to use keys to all locks within and into the Premises. A reasonable number
of access cards or keys to the locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Tenant's cost,
and Tenant shall not make any duplicate keys. All keys shall be returned to Landlord at the expiration or early termination of
this Lease.



 


		6.	All contractors, contractor's representatives and installation technicians performing work in the Building shall be subject
to Landlord's prior approval and shall be required to comply with Landlord's standard rules, regulations, policies and procedures,
which may be revised from time to time.



 


		7.	Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials
requiring the use of elevators, stairways, lobby areas or loading dock areas, shall
be restricted to hours designated by Landlord. Tenant shall obtain Landlord's prior approval by providing a detailed listing of
the activity. If approved by Landlord, the activity
shall be under the supervision of Landlord. Landlord may require, in Landlord's sole discretion, that Tenant provide a security
detail for such activity, at the sole cost and expense of Tenant. Said security detail shall comply with the standards, procedures
and protocols established by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting
from the activity. If equipment, property, or
personnel of Landlord or of any other party is damaged or injured as a result of or in connection with the activity, Tenant shall
be solely liable for any resulting damage or loss.



 






    	 	D-1	 



     


    

 


		8.	Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises.
Landlord reserves the right to, at Tenant's sole cost and expense, have Landlord's structural engineer review Tenant's floor loads
within the Premises prior to approval of any such heavy equipment or articles. Damage to the Building by the installation, maintenance,
operation, existence or removal of property of Tenant shall be repaired at Tenant's sole expense.



 


		9.	Corridor doors and main entry doors, when not in use, shall be kept closed.



 


		I0.	Tenant shall not: (1) make
or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any way with other
tenants or persons having business with them; (2) solicit business or distribute, or cause to be distributed, in any portion
of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the Building
that might, in Landlord's sole opinion, constitute a nuisance.



 


		11.	No animals, except those assisting handicapped persons, shall be brought into the Building or kept
in or about the Premises.



 


		12.	No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the
Premises, Building or about the Property. Tenant shall not, without Landlord's prior written consent, use, store, install, spill,
remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials
or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601
et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall comply with all Laws pertaining
to and governing the use of these materials by Tenant, and shall remain solely liable for the costs of abatement and removal.



 


		13.	Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the
reputation or impair the present or future value of the Premises or the Building. Tenant shall not use, or permit any part of the
Premises to be used, for lodging, sleeping or for any illegal purpose.



 






    	 	D-2	 



     


    

 


		14.	Tenant shall not take any action which would violate Landlord's labor contracts or which would cause
a work stoppage, picketing, labor disruption or dispute, or interfere with Landlord's or any other tenant's or occupant's business
or with the rights and privileges of any person lawfully in the Building ("Labor Disruption"). Tenant shall take the
actions necessary to resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately
terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work
to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties, nor shall the date of
the commencement of the Term be extended as a result of the above actions.



 


		15.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building,
electrical equipment that would overload the electrical system beyond its capacity for proper, efficient and safe operation as
determined solely by Landlord. Landlord reserves the right to review from time to time the capacity of the Premises with an electrical
engineer, at Landlord's sole cost and expense. Tenant shall not furnish cooling or heating to the Premises, including, without
limitation, the use of electronic or gas heating devices, without Landlord's prior written consent. Tenant shall not use more than
its proportionate share of electricity, telephone lines and other telecommunication facilities available to service the Building.
In the event that Tenant requests additional electric capacity, Landlord reserves the right
to install submeters to measure and bill Tenant for Tenant's total electricity usage.



 


		16.	Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar
device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages,
foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant's employees, and then only if the
operation does not violate the lease of any other tenant in the Building.



 


		17.	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the
Building, except in areas designated by Landlord.



 


		18.	Landlord may from time to time adopt systems and procedures for the security and safety of the Building,
its occupants, entry, use and contents. Tenant, its agents, employees, contractors, guests and invitees shall comply with Landlord's
systems and procedures.



 


		19.	Landlord shall have the right to prohibit the use of the name of the Building or any other publicity
by Tenant that in Landlord's sole opinion may impair the reputation of the Building or its desirability. Upon written notice from
Landlord, Tenant shall refrain from and discontinue such publicity immediately.



 


		20.	Tenant shall not canvass, solicit or peddle in or about the Building or the Property.



 






    	 	D-3	 



     


    

 


		21.	Landlord shall have the right to designate and approve standard window coverings for the Premises
and to establish rules to assure that the Building presents a uniform interior and exterior appearance. Tenant shall ensure,
to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the
direct rays of the sun.



 


		22.	Deliveries to and from the Premises shall be made only at the times, in the areas and through the
entrances and exits designated by Landlord. Tenant shall not make deliveries to or from the Premises in a manner that might interfere
with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is inconsistent with
good business practice.



 


		23.	The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work
may be done at any time when the offices are vacant after 5:30 P.M. Windows, doors and fixtures may be cleaned
at any time. Tenant shall provide adequate recycling, waste and rubbish receptacles to prevent unreasonable hardship to the cleaning
service at Tenant's sole cost and expense.



 


		24.	Smoking is prohibited in the Building and within twenty-five (25) feet of any entries, outdoor air
intakes and operable windows.



 


		25.	The use of Chlorofluorocarbon (CFCs)-based refrigerants is prohibited in the Building and in the
Premises. The use of any products or insulation containing urea formaldehyde or urea formaldehyde resin is prohibited in the Building
and in the Premises.



 


		26.	Tenant shall, at its sole cost and expense, comply with Landlord's recycling and LEED policies, as
the same may be adopted for the Building and as the same may be modified from time to time, with regard to aluminum, paper and
plastics or any other recyclable material as may be reasonably designated as an office use recyclable product.



 


		27.	Before closing and leaving its premises at any time, each tenant shall use reasonable efforts to
turn off all lights that are not otherwise required to remain on; provided, however, tenants shall not be responsible for any lights
which remain on following and resulting from janitorial service in the Building. The use of space heaters is prohibited. Notwithstanding
anything to the contrary herein, any space conditioning equipment that is placed in the Premises for the purpose of increasing
comfort to tenants shall be operated on sensors or timers that limit operation of equipment to hours of occupancy in the areas
immediately adjacent to the occupying personnel.



 


		28.	Tenants shall comply with all mandatory (and voluntary, if adopted generally by first-class office
buildings in the city in which the Building is located) energy, water or other conservation controls or requirements of general
applicability to comparable office buildings in the city in which the Building is located issued or imposed from time-to-time by
applicable governmental agencies or authorities, or applicable utilities or insurance
carriers, which may include, without limitation, requirements, controls or limitations concerning the permitted range of temperature
settings or the volume of energy consumption.



 


		29.	The parking garage, parking lot, underground loading docks, motor court and driveways are to be used
only for the purposes authorized by Landlord and shall not be obstructed or misused in any way. Parking or standing in any unauthorized
area is prohibited.



 






    	 	D-4	 



     


    

 


EXHIBIT E


 


FORM OF LETTER OF CREDIT


 





 



 


[Name of Financial
Institution]


 


 


	 	Irrevocable Standby

 Letter of Credit
	 	No.______________________________________
	 	Issuance Date:_____________________________
	 	Expiration
    Date:____________________________
	 	Applicant:_________________________________



 


Beneficiary


 


PPF OFF I 00 Cambridge Park Drive, LLC


c/o Morgan Stanley Real
Estate Advisor, Inc.


1585 Broadway, 37th Floor


New York, New York 10036


Attention: Jennie Pries Friend


 


Ladies/Gentlemen:


 


We, Royal
Bank of Canada (the "Issuer"), hereby establish our Irrevocable Standby Letter of Credit Number #XXX ("Letter
of Credit") in your favor ("Beneficiary") at the request and for the account of XXXXXXX ("Applicant")
, available by your drafts drawn at sight on ROYAL BANK OF CANADA, 30 HUDSON ST, 28TII FLOOR, JERSEY CITY, NJ 07302-4699, ATTN:
CREDIT ADMINISTRATION up to an aggregate amount of 'Text Amount of L/C and 00/100 US DOLLARS' (US$XXXX) (the
 "Stated Amount"), effective immediately and expiring at at 5:00 p.m., New
York City time, on XX/XX/XX unless extended as below.


 


Payment of any draft drawn on us will
be honored upon presentation of (a) this original Letter of Credit and subsequent amendments, if any, and (b) a
statement from the Beneficiary, dated and signed by a duly authorized individual of the Beneficiary, which states that
 "THIS DRAWING IN THE AMOUNT OF_____________U.S. DOLLARS($__________,, UNDER YOUR
IRREVOCABLE STANDBY LETTER OF CREDIT NO.__________ REPRESENTS FUNDS DUE AND OWING TO US UNDER THAT CERTAIN LEASE DATED __________BY AND BETWEEN PPF OFF 100 Cambridge Park Drive, LLC, AS
LESSOR, AND_____________AS LESSEE.". The draft must state thereon: "Drawn under
Royal Bank of Canada Letter of Credit #XXX, dated XIXXiXX. "


 


This Letter
of Credit shall be automatically extended without amendment for successive periods of one (1) year on the above-stated expiration
date and on each anniversary, unless at least sixty (60) days prior to the then-current
expiration date, we notify Beneficiary, in writing by certified mail or courier service, return receipt requested, that we elect
not to extend this Letter of Credit.     In any event, the expiration
date of this Letter of Credit will not be extended beyond the final expiration date of XX/XX/XX.


 






    	 	E-1	 



     


    

 


Upon receipt of the notice specified in
the preceding paragraph, you may draw upon this Letter of Credit by presentation of the documents set forth in (a) and (b) above,
and (c) a dated statement signed by an authorized representative of the Beneficiary stating that the Applicant has failed
to provide an acceptable substitute letter of credit.


 


We hereby undertake that drafts drawn under
and in compliance with the terms and conditions of this Letter of Credit will be duly honored upon presentation, and payment will
be effected in accordance with the accompanying instructions on the same business day if presentation is made before 10:00 A.M.,
New York City Time, on that day. If such presentation is made after
10:00 A.M., New York City Time, then payment will be effected in accordance with the accompanying instructions before the close
of business on the following business day. Presentation of drawings may also be made by fax at (212_) 428-3015, provided that you
confirm our receipt of the fax transmission of the documents by calling the Issuer at 212-428- 6298. If
a drawing is made by fax, the original drawing documents need not be submitted. This Letter of Credit is transferable in
whole, but not in part, to any transferee and may be successively transferred: provided, however, that under no circumstances shall
this Letter of Credit be transferred to any person or entity with which U.S. persons or entities are prohibited from conducting
business under U.S. Office of Foreign Assets Control regulations or any other applicable U.S. laws and regulations. Transfer of
this Letter of Credit to a permitted transferee shall be effected by the presentation to us of this Letter of Credit accompanied
by a transfer request (which will be provided upon request). Upon such presentation we shall forthwith transfer the same to your
transferee. Transfer fees are for the account of the Applicant.


 


Partial and multiple drawing are permitted.
The Stated Amount will be automatically reduced by the amount of any drawings honored by us hereunder. Except as otherwise expressly
stated, this Letter of Credit is subject to the International Standby Practices 1998 ICC Publication 590 ("ISP98").


 


All communications to us with respect to
this Letter of Credit must be addressed to our office located at 30 HUDSON ST, 28TH FLOOR, JERSEY CITY, NJ 07302-4699 to the attention
of CREDIT ADMINISTRATION.


 


 


	 	Very truly yours,
	 	 
	 	 
	 	[name)
	 	 
	 	[title)



 






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