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LEASE AGREEMENT
 Lease   Landlord Tenant
 ARTICLE 1. DESCRIPTION OF PREMISES
 Premises. Exhibit A-1 Exhibit A-2 Land Building Exhibit A-3 Exhibit
A-3 Other Property Premises EXHIBIT
A-3 SHOULD INCLUDE ALL ITEMS LISTED ON SCHEDULE 1-D (TRAVILLE HQ OTHER PROPERTY) AND SCHEDULE 1-L
(SELLER TRAVILLE PROPERTY)]
 Easements Exhibit A-4 Tenants Easements
 ARTICLE 2. TERM
 Lease Term.   Commencement Date   Lease Term Article 29
 ARTICLE 3. RENT
 Base Monthly Rental. Section 31.10 Section 3.3 Base Monthly Rental




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Rent
 Proration of Rent. Section 3.1 Section 3.2
 Annual Adjustments.
 Landlord Additional Rent, Expenses and Costs. Landlord Additional Rent
 Third Party Additional Rent. Third Party Additional Rent
 Late Fees. Default Rate Late
Charge
 2




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Security Deposit. Section 3.7.1 Security Deposit provided however
  Section 3.7.1 Section 3.7.1
   3




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Tenants Costs. Tenant Costs Annual
Statement
 Management Fee Management Fee
 Absolute Net Lease
 4




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ARTICLE 4. POSSESSION
   ARTICLE 5. USE
 Permitted Use of Premises
 Compliance with Laws provided however
 5




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Prohibited Uses
 ARTICLE 6. ALTERATIONS AND ADDITIONS
 Prohibited Alterations Section 6.1
 Notice of Commencement
 6




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Defense Cure Period
 Trade Fixtures Section 6.1 provided however provided however
 Future Development Exhibit
B Traville Future Development Land Expansion Buildings provided however
 7




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Subidivision provided however
 ARTICLE 7. SURRENDER OF PREMISES
 Conditions upon Surrender Section 6.3 Exhibit C Section 6.1 Exhibit C
 8




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ARTICLE 8. UTILITIES AND SERVICES
 Utilities. provided, however
 Landlord Service Section 3.8
 ARTICLE 9. INDEMNIFICATION
 Indemnity of Landlord. Landlords Agents Losses Tenants Agents
 Waiver of Claims
 Landlord Indemnification
 9




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Section 9.3
 Claims for Indemnification Sections 9.1 9.3 Indemnitee Indemnifying Party
 Defense of Claims Section 9.4
 ARTICLE 10. INSURANCE
 Landlords Insurance.
  10




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Payment. Section
10.1
 Tenants Insurance.
 Article 9
 Section
6 Section 19
  11




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Release of Subrogation Rights
 Failure to Provide Insurance Sections 10.1 10.3 Article 10
 12




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Notice to Landlord Article 10 Article 10 Article 10 Section 10.6 Article 10
 ARTICLE 11. TAXES
 Personal Property Taxes.
 Real Estate Taxes. Section 11.3
 13




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Definition of Taxes.
      Contest. Contest Contest
Conditions
 No Liability
 14




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No Forfeiture
 No Cost to Landlord
 Prosecution
 Diligence
 Collection of Real Estate Taxes
 No Tax Deed
 No Event of Default
 Named Parties
 Landlord Obligations and Protections .
 Miscellaneous .
 15




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Tenants Share .
 As of the Commencement Date Section 26.3
      Definitions
 Assessed Value  Improvements
 16




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Assessed Value  Land
 FAR
 Premises Built FAR
 Relative Premises Improvements Value
 SDAT
 Total Built FAR
 Total Traville FAR
 Traville Site
 Section 11.7.2.
 Tax Credits
 Separate Subdivided Parcel Subdivided Premises
 17




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Article 30
 ARTICLE 12. MAINTENANCE OF PREMISES
 Care of Premises Generally.
 Maintenance of Equipment.
 Roof, Walls, Foundation and Structural
 Maintenance of Exterior Areas.
 Service Contracts
 18




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Action by Landlord if Tenant Fails to Maintain Sections 12.1 12.2 12.3 12.4
 ARTICLE 13. SIGNS AND ADVERTISING
 Signs.
 ARTICLE 14. ENTRY BY LANDLORD
 Entry by Landlord.
 19




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Entry to Relet Premises.
 No Liability Sections 14.1 14.2
 Entry Conditions Sections 14,1 14.2 14.3 Article 14 Landlord Group
 ARTICLE 15. ASSIGNMENT AND SUBLETTING
 Assignment and Subletting. Section 5.1 Landlords REIT Entity REIT
Status provided however Section 15.2
 20




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Notice to Landlord. Transfer Notice
 No Release of Liability
 Transfer Premiums Profits
 ARTICLE 16. DISPOSSESSION
 No Dispossession
 ARTICLE 17. BREACH BY TENANT
 Events of Default. Event of Default
  21




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provided, however
 Section 17.1.2
      Five-Day Notice.
 No Waiver
 Replacement of Statutory Notice Requirements Section 31.10
 22




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Mortgagee Protection
 ARTICLE 18. REMEDIES UPON BREACH
 Landlords Remedies Section 17.1
  Section 18.1.1
    23




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Landlord Default
 ARTICLE 19. DAMAGE OR DESTRUCTION
 Tenants Obligation to Rebuild. Estimated Time For Repair Sections 19.3
and 19.4 Section
19.2
 Termination
 Landlords Right to Terminate.
 Termination Condition Section 19.4.4 Section 19.2.1(a) Section 19.2 substantial
portion
 Section
 24




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19.2.1(a) Section 19.2.1(a)  Section 19.2.1(a) Termination
Notice Section 19.2.1(a) Tenants Early Option Period 1 2 Section
19.2.1(a) Section 19.2.1(a)
 Tenants Right to Terminate. Termination Condition
 Exercise of Termination Right Termination Notice Section 19.2.1(a) Section 19.2
 Tenants Obligation to Repair Section 19.1
 25




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Section 19.3 provided however Section 19.3 Article 19 Article 19
 Application of Insurance Proceeds for Repair and Rebuilding. Restoration Fund
 Minor Restorations
 26




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Other Than Minor Restorations
 Requests for Disbursements
 Costs in Excess of Restoration Fund
 27




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Transfer of Restoration Fund Upon Closing Under Any Tenant Purchase Option
 Abatement of Rent. Section 10.1
 Replacement Cost Section 19.7
 ARTICLE 20. CONDEMNATION
 Total Taking  Termination.
 Partial Taking. Section 19.4 Section 19.4
 28




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No Apportionment of Award. Article 19
 Temporary Taking.
 Sale Under Threat of Condemnation
 ARTICLE 21. SALE OF THE PREMISES BY LANDLORD.
 Sale of Premises. Real Property
 ARTICLE 22. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS
 Tenant Estoppel Certificate.
 29




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Tenant Financial Statements.
 ARTICLE 23. SUBORDINATION AND ATTORNMENT
 Subordination of Lease.
 Attornment to Lender
 ARTICLE 24. HOLDING OVER
 30




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Holding Over
 ARTICLE 25. EASEMENTS
 Easements
 ARTICLE 26. RESTRICTIONS
 Compliance with Covenants, Conditions and Restrictions. CC&Rs
 Associations. Associations Section 17.1.2
 Association Fees Association Fees provided however
 31




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provided however
 Conservation Easement Agreement
 ARTICLE 27. HAZARDOUS MATERIALS
 Definitions
 Hazardous Materials Laws. Hazardous Materials Laws
 Hazardous Materials. Hazardous Materials
 Tenants Obligations
 Compliance with Laws.
 Remedial Work
 32




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Remedial Work
 Compliance with Insurance Requirements.
 Notice; Reporting.
 Entry and Inspection; Cure. Section 14.4 Section 27 Section 27 Section 27
 Termination/Expiration. Section 14.
 33




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Indemnification. Section 27.2.7 Section 9 Section 27.2.7 Section
9.4
 Default Section 17.1.2
 ARTICLE 28. EQUIPMENT LEASES
 Equipment Leases Tenant Leased Equipment General
Electric
 34




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Key Equipment Leases
 Section 28.1.3
  Section 28.1.3
    35




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ARTICLE 29. OPTION TO EXTEND
 Options To Extend.
  Section 29.1.1
 Section 17.1
  Rent Option
 ARTICLE 30. RIGHT OF FIRST OFFER
 Right of First Offer First Offer Space provided however Article 30 Section 30.1.2
 Procedure First Offer Notice Terms
 36




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not
 Procedure for Acceptance Election Date Tenants Election Notice
 Lease of First Offer Space
 ARTICLE 31. MISCELLANEOUS
 Gender.
 37




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Headings.
 Integration.
 Choice of Laws.
 Severability.
 Amendment for Financing. Mortgage
 Payments.
 Time of Essence.
 Force Majeure.
 Notices
 38




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To Landlord:
    
    Traville LLCc/o BioMed Realty, L.P.Attn: General Counsel17140 Bernardo Center Drive, Suite 222San Diego, California 92128Phone: (858) 485-9840 Fax: (858) 485-9843To Tenant:
    
    Human Genome Sciences, Inc.Attn: James H. Davis, EsqExecutive V.P. & General Counsel14200 Shady Grove Road,Rockville, Maryland 20850Phone: (301) 251-6039 Fax: (301) 517-8831with a copy to:
    
    Paley RothmanAttn: Alan S. Mark, Esq.4800 Hampden LaneBethesda, Maryland 20814Phone: (301) 951-9337 Fax: (301) 654-0165
  Brokers Scheer
 Confidentiality Confidential Information
 39




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Section 31.12 Section 31.12
 Waiver of Jury Trial
 Americans with Disabilities Act
 Execution in Counterparts
 Attorneys Fees
 Quiet Enjoyment
 Successors Liability
 Quitclaim Deed
 Damages
 40




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provided however
 Further Assurances
 Signature Page Follows]
 41




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LANDLORD:
    
    
    
    TENANT:TRAVILLE LLC,
a Maryland limited liability company
    
    
    
    HUMAN GENOME SCIENCES, INC.
a Delaware corporationBy:
    
    BioMed Realty, L.P.,a Maryland limited partnership,
    
    
    
    By:its Member
    
    
    
    
    
    Name:Title:Name:Title: