OFFICE LEASE

THIS
OFFICE LEASE (this "Lease") is made as of September 30, 2000, by and between

"Landlord" Richard and Jacquelyne Doane, a married couple



"Tenant" Rosetta Inpharmatics, Incorporated, a Washington corporation

SECTION A: TABLE OF CONTENTS

|SECTION 1:  DEFINITIONS                                                   |  | 1                                                                  
|------------------------------------------------------------------------- |  | -------------------------------------------------------------------
|SECTION 2:  PREMISES AND TERM                                             |  | 3                                                                  
|2.1                                                                       |  | Lease of Premises                                                  
|2.2                                                                       |  | Lease Term                                                         
|2.3                                                                       |  | Plans and Specifications                                           
|2.4                                                                       |  | Commencement Date                                                  
|2.5                                                                       |  | Tenant's Contribution to Tenant Improvement Costs                  
|2.6                                                                       |  | Memorandum of Commencement Date                                    
|2.7                                                                       |  | Use and Conduct of Business                                        
|2.8                                                                       |  | Compliance with Governmental Requirements and Rules and Regulations
|SECTION 3:  BASE RENT, ADDITIONAL RENT AND OTHER SUMS PAYABLE UNDER LEASE |  | 5                                                                  
|3.1                                                                       |  | Payment of Rental                                                  
|3.2                                                                       |  | Base Rent                                                          
|3.3                                                                       |  | Security Deposit                                                   
|3.4                                                                       |  | Additional Rent                                                    
|3.5                                                                       |  | Utilities                                                          
|3.6                                                                       |  | Holdover                                                           
|3.7                                                                       |  | Late Charge                                                        
|3.8                                                                       |  | Default Rate                                                       
|SECTION 4:  GENERAL PROVISIONS                                            |  | 8                                                                  
|4.1                                                                       |  | Maintenance and Repair by Landlord                                 
|4.2                                                                       |  | Maintenance and Repair by Tenant                                   
|4.3                                                                       |  | Common Areas/Security                                              
|4.4                                                                       |  | Tenant Alterations                                                 
|4.5                                                                       |  | Tenant's Work Performance                                          
|4.6                                                                       |  | Surrender of Possession                                            
|4.7                                                                       |  | Removal of Property                                                
|4.8                                                                       |  | Access                                                             
|4.9                                                                       |  | Damage or Destruction                                              
|4.10                                                                      |  | Condemnation                                                       
|4.11                                                                      |  | Parking                                                            
|4.12                                                                      |  | Indemnification                                                    
|4.13                                                                      |  | Tenant Insurance                                                   
|4.14                                                                      |  | Landlord's Insurance                                               
|4.15                                                                      |  | Waiver of Subrogation                                              
|4.16                                                                      |  | Assignment and Subletting by Tenant                                
|4.17                                                                      |  | Assignment by Landlord                                             
|4.18                                                                      |  | Estoppel Certificates                                              
|4.19                                                                      |  | Modification for Lender                                            
|4.20                                                                      |  | Hazardous Substances                                               
|4.21                                                                      |  | Access Laws                                                        

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|4.22                                 |  | Quiet Enjoyment                                       |  | 18
|------------------------------------ |  | ----------------------------------------------------- |  | --
|4.23                                 |  | Signs                                                 |  | 18
|4.24                                 |  | Subordination                                         |  | 19
|4.25                                 |  | Workers Compensation Immunity                         |  | 19
|4.26                                 |  | Brokers                                               |  | 19
|4.27                                 |  | Exculpation and Limitation of Liability               |  | 19
|4.28                                 |  | ERISA Representations                                 |  | 19
|4.29                                 |  | Mechanic's Liens and Tenant's Personal Property Taxes |  | 19
|4.30                                 |  | Landlord's Security Interest                          |  | 20
|SECTION 5:  DEFAULT AND REMEDIES     |  | 20                                                   
|5.1                                  |  | Events of Default                                     |  | 20
|5.2                                  |  | Remedies                                              |  | 21
|5.3                                  |  | Right to Perform                                      |  | 22
|5.4                                  |  | Landlord's Default                                    |  | 23
|SECTION 6:  MISCELLANEOUS PROVISIONS |  | 23                                                   
|6.1                                  |  | Substitution Space                                    |  | 23
|6.2                                  |  | Notices                                               |  | 23
|6.3                                  |  | Attorney's Fees and Expenses                          |  | 24
|6.4                                  |  | No Accord and Satisfaction                            |  | 24
|6.5                                  |  | Successors; Joint and Several Liability               |  | 24
|6.6                                  |  | Choice of Law                                         |  | 24
|6.7                                  |  | No Waiver of Remedies                                 |  | 24
|6.8                                  |  | Offer to Lease                                        |  | 25
|6.9                                  |  | Force Majeure                                         |  | 25
|6.10                                 |  | Landlord's Consent                                    |  | 25
|6.11                                 |  | Severability; Captions                                |  | 25
|6.12                                 |  | Interpretation                                        |  | 25
|6.13                                 |  | Incorporation of Prior Agreement; Amendments          |  | 25
|6.14                                 |  | Authority                                             |  | 25
|6.15                                 |  | Time of Essence                                       |  | 25
|6.16                                 |  | Survival of Obligations                               |  | 25
|6.17                                 |  | Consent to Service                                    |  | 26
|6.18                                 |  | Landlord's Authorized Agents                          |  | 26
|6.19                                 |  | Waiver of Jury Trial                                  |  | 26

LISTING OF EXHIBITS

|Exhibit A |  | Legal Description of the Land                              
|--------- |  | -----------------------------------------------------------
|Exhibit B |  | Drawing Showing Location of the Premises                   
|Exhibit C |  | Listing of Plans and Specifications for Tenant Improvements
|Exhibit D |  | Form of Memorandum of Commencement Date                    
|Exhibit E |  | Rules and Regulations                                      
|Exhibit F |  | Renewal Option                                             
|Exhibit G |  | Right Of First Refusal                                     

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SECTION 1: DEFINITIONS

| |  | Month 1 through Month 12;  |  | $15,208.00 per month/NNN
| |  | -------------------------- |  | ------------------------
| |  | Month 13 through Month 24; |  | $15,756.00 per month/NNN
| |  | Month 25 through Month 36; |  | $16,303.00 per month/NNN
| |  | Month 37 through Month 48; |  | $16,881.00 per month/NNN
| |  | Month 49 through Month 60  |  | $17,490.00 per month/NNN

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SECTION 2: PREMISES AND TERM

2.1Lease of Premises. Landlord leases the Premises to Tenant, and Tenant leases the Premises from
Landlord, upon the terms and conditions set forth in this Lease.

2.2Lease Term. The Lease Term shall be for the period stated in the definition of that term, unless
earlier terminated as provided in this Lease.

2.3Plans and Specifications. If clause (b) of the definition of Plans and Specifications is
applicable, then the Preparing Party shall deliver the plans and specifications for the Tenant Improvements to the Receiving Party. Upon receipt of the proposed plans and specifications, the Receiving
Party shall either (a) approve and return them to the Preparing Party within ten (10) Business Days after such receipt in which case such proposed plans and specifications shall be the
Plans and Specifications, or (b) if the Receiving Party disapproves of the plans and specifications, it shall provide the Preparing Party with notice of disapproval together with its specific
objections within such ten (10) Business Day period. If the Receiving Party disapproves of any portion of the proposed plans and specifications in accordance with the previous sentence, then
Landlord and Tenant shall use good faith efforts to reach mutually acceptable Plans and Specifications. If Landlord and Tenant are unable to reach mutually acceptable Plans and Specifications within
twenty (20) Business Days of the Preparing Party's receipt of the Receiving Party's notice of disapproval, then either party may terminate this Lease, without any liability to the other party,
upon five (5) Business Days' written notice.

2.4Commencement Date.February 1,
2001shall establish the Commencement Date as specified in the definition of that term and the establishment of such fact upon the taking of possession.
Such

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taking of possession shall further establish that the Premises are in good and satisfactory condition when possession was so taken and the Commencement Date has occurred subject to Landlord's obligation to repair and
maintain the Building as provided for in Section 4.1.Tenant
acknowledges that
no representations as to the condition of the Premises have been made by Landlord, unless such are expressly set forth in this Lease. In the event of any dispute as to whether Substantial Completion
has occurred, the certificate of Landlord's architect or general contractor shall be conclusive. If on the Commencement Date, Punch List Work remains to be completed, Landlord and Tenant shall agree
on such Punch List Work prior to occupancy by Tenant and Landlord will promptly complete it after the Commencement Date. In no event shall Tenant's refusal or failure to agree on the nature and extent
of Punch List Work or the existence of items of Punch List Work delay or postpone the occurrence of the Commencement Dateprovided that the Premises can be
reasonably used for their intended purpose. Tenant shall make no changes to the Plans and Specifications or the work reflected in the Plans and Specifications
without the consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed.

2.5Tenant's Contribution to Tenant Improvement Costs. If the cost of the Tenant
Improvements exceeds the Tenant Improvement Allowance, Tenant shall pay to Landlord such excess within ten (10) Business Days after demand by Landlord. If Tenant fails to pay to Landlord the
cost of any such excess Tenant Improvements as and when due, Landlord may elect to suspend work on the Tenant Improvements pending such timely payment, and the Commencement Date shall be deemed to
have occurred on the date that the Tenant Improvements would have achieved Substantial Completion absent such suspension of work. Upon the expiration or sooner termination of this Lease, all Tenant
Improvements and all additions or alterations to the Premises made by Tenant or performed by Landlord on Tenant's behalf, shall become the property of Landlord, subject only to Tenant's right to
remove property under the paragraph captioned "Tenant Alterations". At
Landlord's election and upon notice to Tenant, Tenant shall be required to remove all Tenant Improvements or Tenant Alterations upon the expiration or earlier termination of this Lease.Tenant shall construct its tenant improvements in the Premises in accordance with the approved Plans and Specifications at its own cost and
expense using contractors selected by Tenant and approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed.

2.6Memorandum of Commencement Date. At Landlord's election and request, Tenant shall execute a Memorandum
of Commencement Date in the form attached asExhibit D. In no event shall Tenant record this Lease or the Memorandum of Commencement Date.

2.7Use and Conduct of Business. The Premises are to be used only for the Permitted Uses, and for no other
business or purpose without the prior consent of Landlord. Landlord makes no representation or warranty as to the suitability of the Premises for Tenant's intended use except for general office use. Tenant shall, at its own cost and expense, obtain and maintain any and all licenses,
permits, and approvals necessary or appropriate for its use, occupation and operation of the Premises. Tenant's inability to obtain or maintain any such license, permit or approval necessary or
appropriate for its use, occupation or operation of the Premises shall not relieve it of its obligations under this Lease, including the obligation to pay Base Rent and Additional Rent. No act shall
be done in or about the Premises that is unlawful or that will increase the existing rate of insurance on any or all of the Land or Building. Tenant shall not commit or allow to be committed or exist:
(a) any waste upon the Premises, (b) any public or private nuisance, or (c) any act or condition which disturbs the quiet enjoyment of any
other tenant in the Building, violate any of Landlord's contracts affecting any or all of the Land or Building, create or contribute to any work stoppage, strike, picketing, labor disruption or
dispute, interfere in any way with the business of Landlord or any other tenant in the Building or with the rights or privileges of any contractors, subcontractors, licensees, agents, concessionaires,
subtenants, servants, employees, customers, guests, invitees or visitors or any other persons lawfully in and upon the Land or Building, or cause any impairment or reduction of the good will or
reputation of the Land

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or Building. Tenant shall not, without the prior consent of Landlord, use any apparatus, machinery or device in or about the Premises which will cause any substantial noise or vibration or any
increase in the normal consumption level of electric power. If any of Tenant's machines and equipment should disturb the quiet enjoyment of any other tenant in the Building, then Tenant shall provide,
at its sole cost and expense, adequate insulation or take other such action, including removing such machines and equipment, as may be necessary to eliminate the disturbance.

2.8Compliance with Governmental Requirements and Rules and Regulations. Tenant shall comply with all
Governmental Requirements relating to its use, occupancy and operation of the Premises and shall observe such reasonable non-discriminatoryrules and regulations as may be adopted and
published by Landlord from time to time
for the safety, care and cleanliness of the Premises and the Building, and for the preservation of good order in the Building, including the Rules and Regulations attached to this Lease as Exhibit E.

SECTION 3: BASE RENT, ADDITIONAL RENT AND OTHER SUMS PAYABLE UNDER LEASE

3.1Payment of Rental. Tenant agrees to pay Base Rent, Additional Rent and any other sum due under this
Lease to Landlord without demand, deduction, credit, adjustment or offset of any kind or nature, in lawful money of the United States when due under this Lease, at the offices of Manager at Manager's
Address, or to such other party or at such other place as Landlord may from time to time designate in writing.

3.2Base Rent. Tenant agrees to pay Base Rent to Landlord without demand, in advance on or before the first
day of each calendar month of the Lease Term. Base Rent for any partial month at the beginning or end of the Lease Term shall be prorated. On execution of this Lease, Tenant has paid to Landlord the
amount specified in the definition of Prepaid Rent for the month specified in the definition of that term. Base Rent for any partial month at the beginning of the Lease Term shall be paid by Tenant on
the Commencement Date.

3.3Security Deposit. As security for the full and faithful payment of all sums due under this Lease and
the full and faithful performance of every covenant and condition of this Lease to be performed by Tenant, Tenant agrees to pay to Landlord upon execution of this Lease the sum specified in the
definition of the term Security Deposit. If Tenant shall breach or default with respect to any payment obligation or other covenant or condition of this Lease, Landlord may apply all or any part of
the Security Deposit to the payment of any sum in default or any damage suffered by Landlord as a result of such breach or default, and in such event, Tenant shall, upon demand by Landlord, deposit
with Landlord the amount so applied so that Landlord shall have the full Security Deposit on hand at all times during the Lease Term. Landlord's use or application of all or any portion of the
Security Deposit shall not impair any other rights or remedies provided under this Lease or under applicable law and shall not be construed as a payment of liquidated damages. If Tenant shall have
fully complied with all of the covenants and conditions of this Lease, the Security Deposit shall be voided within ten (10) Business Days after the expiration of this Lease. Tenant may not
mortgage, assign, transfer or encumber the Security Deposit and any such act on the part of Tenant shall be without force or effect. In the event any bankruptcy, insolvency, reorganization or other
creditor-debtor proceedings shall be instituted by or against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Base Rent, Additional Rent and all other sums payable
under this Lease to Landlord for all periods prior to the institution of such proceedings and the balance, if any, may be retained by Landlord and applied against Landlord's actualdamages.

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3.4Additional Rent. Definitions of certain terms used in this paragraph are set forth in subparagraph
3.4.5. Tenant agrees to pay to Landlord additional rent as computed in this paragraph (individually and collectively the "Additional Rent"):

3.4.1Rental Adjustment for Estimated Operating Costs. Landlord shall
furnish Tenant a written statement of Estimated Operating Costs Allocable to the Premises for each Year and the amount payable monthly by Tenant for such Costs shall be computed as follows:
one-twelfth (1/12) of the amount, if any, by which the Estimated Operating Costs Allocable to the Premises exceeds the Base Amount shall be Additional Rent and shall be paid
monthly by Tenant for each month during such Year after the Commencement Date. If the Commencement Date occurs on a date other than the first day of the Year, the statement provided by Landlord to
Tenant and the computation of the monthly payment amount shall be determined based on a proration of the excess amount over a 360-day year. If such written statement (except the first
statement, which shall be prorated pursuant to the previous sentence) is furnished after the commencement of the Year, Tenant shall also make a retroactive lump-sum payment equal to the
amount of the monthly payment amount multiplied by the number of months during the Year after the Commencement Date for which no payment was paid.

3.4.2Actual Costs.Within
180 daysafter the close of each Year, Landlord shall deliver to Tenant a written statement setting forth the Operating Costs Allocable to the Premises
during the preceding Year. If such costs for any Year exceed the Estimated Operating Costs Allocable to the Premises paid by Tenant to Landlord pursuant to subparagraph 3.4.1 for such Year, Tenant
shall pay the amount of such excess to Landlord within twenty (20) Business Days after receipt of such statement by Tenant. If such statement shows the Operating Costs Allocable to the Premises
to be less than the Estimated Operating Costs Allocable to the Premises paid by Tenant to Landlord pursuant to subparagraph 3.4.1, then the amount of such overpayment shall be paid by Landlord to
Tenant within twenty (20) Business Days following the date of such statement or, at Landlord's option, shall be credited toward the installment(s) of Additional Rent next
coming due from Tenant.

3.4.3Determination. The determination of Operating Costs Allocable to the
Premises shall be made by Landlordacting reasonably. Any sums payable under this Lease pursuant to this paragraph shall be
Additional Rent and, in the event of nonpayment of such sums, Landlord shall have the same rights and remedies with respect to such nonpayment as it has with respect to nonpayment of the Base Rent due
under this Lease.

3.4.4End of Term. If this Lease shall terminate on a day other than the
last day of a Year, the amount of any adjustment between Estimated Operating Costs Allocable to the Premises and Operating Costs Allocable to the Premises with respect to the Year in which such
termination occurs shall be prorated on the basis which the number of days from the commencement of such Year (to and including such termination date) bears to 360; and any amount payable by Landlord
to Tenant or Tenant to Landlord with respect to such adjustment shall be payable within twenty (20) Business Days after delivery of the statement of Operating Costs Allocable to the Premises
with respect to such Year. Landlord's and Tenant's obligations under this paragraph shall survive the expiration or other termination of this Lease.

3.4.5Definitions. Each underlined term in this subparagraph shall have
the meaning set forth next to that underlined term:



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3.5Utilities. Tenant shall contract directly and pay for all water, gas, heat, light, power, telephone,
sewer, sprinkler charges and other utilities used on or from the Premises together with any taxes, penalties, surcharges or similar charges relating to such utilities. If any such service is not
separately metered to the Premises, the cost therefor shall be an Operating Cost under this Lease.

3.6Holdover. If Tenant shall, without the prior consent of Landlord, hold over after the expiration or
termination of the Lease Term, Tenant shall be deemed to be occupying the Premises under a month-to-month tenancy, which tenancy may be terminated as provided by the laws of
the state in which the Premises are located. During such tenancy, Tenant agrees to pay to Landlord twice125%
ofthe rate of Base Rent in effect on the expiration or termination of the Lease Term, plus all

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Additional Rent and other sums payable under this Lease, and to be bound by all of the other covenants and conditions specified in this Lease, so far as applicable. The preceding provisions shall not
be construed as consent for Tenant to hold over.

3.7Late Charge. If Tenant fails to make any payment of Base Rent, Additional Rent or other amount when due
under this Lease, Tenant shall also pay a late charge equal to five percent (5%) of the amount of any such payment. Landlord and Tenant agree that this charge compensates Landlord for the
administrative costs caused by the delinquency. The parties agree that Landlord's damage would be difficult to compute and the amount stated in this paragraph represents a reasonable estimate of such
damage. Assessment or payment of the late charge contemplated in this paragraph shall not excuse or cure any Event of Default or breach by Tenant under this Lease or impair any other right or remedy
provided under this Lease or under law.

3.8Default Rate. Any Base Rent, Additional Rent or other sum payable under this Lease which is not paid
when due shall bear interest at a rate equal to the maximum rate of 12%interest per annum permitted by applicable law (the
"Default Rate"), but the payment of such interest shall not excuse or cure any Event of Default or breach by Tenant under this Lease or impair any other
right or remedy provided under this Lease or under law.

SECTION 4: GENERAL PROVISIONS

4.2Maintenance and Repair by Tenant. Except as is expressly set forth as Landlord's responsibility
pursuant to the paragraph captioned "Maintenance and Repair by Landlord," Tenant shall at Tenant's sole cost and expense keep and maintain the Premises
in good condition and repair, including interior painting, cleaning of the interior side of all exterior glass, plumbing and utility fixtures and installations, carpets and floor coverings, all
interior wall surfaces and coverings including tile and paneling, replacement of all broken windows (including without limitation any exterior windows), exterior and interior doors, roof penetrations
and membranes in connection with any Tenant installations on the roof including satellite dishes, light bulb replacement and interior preventative maintenance. If Tenant fails to maintain or repair
the Premises in accordance with this paragraph, then Landlord may, but shall not be required to, enter the Premises upon two (2) Business Days prior written notice to Tenant (or immediately
without any notice in the case of an emergency) to perform such maintenance or repair at Tenant's sole cost and expense. Tenant shall pay to Landlord the cost of such maintenance or repair within ten
(10) Business Days of written demand from Landlord.

4.3Common Areas/Security. The common areas of the Building shall be subject to Landlord's sole management
and control. Without limiting the generality of the immediately preceding sentence, Landlord reserves the exclusive right as it deems necessary or desirable to install, construct, remove, maintain and
operate lighting systems, facilities, improvements, equipment and signs on, in or to all parts of the common areas; change the number, size, height, layout, or locations of walks, driveways and
truckways or parking areas now or later forming a part of the Land or Building; make alterations or additions to the Building or common area; close temporarily all or any portion of the common areas
to make repairs, changes or to avoid public dedication; grant easements to which the Land will be subject, replat, subdivide, or make other changes to the Land; place, relocate and operate utility
lines

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through, over or under the Land and Building; and use or permit the use of all or any portion of the roofs of the Building. Landlord has no duty or obligation to provide any security services in, on
or around the Premises, Land or Building, and Tenant recognizes that security services, if any, provided by Landlord will be for the sole benefit of Landlord and the protection of Landlord's property
and under no circumstances shall Landlord be responsible for, and Tenant waives any rights with respect to, Landlord providing security or other protection for Tenant or Tenant's Agents or property
in, on or about the Premises, Land or Building. Landlord reserves the right to reallocate parking and driveway
locations and to build additional improvements in the common areas so long as Tenant's Parking Ratio is maintained.In exercising its rights and performing its
obligations under this Section, Landlord shall not (a) interfere with Tenant's available parking. In the event any such interference or reduction occurs then Tenant shall be entitled to a rent
abatement based on the degree of interference or reduction.

4.4Tenant Alterations. Tenant shall not make any alterations, additions or improvements in or to the
Premises, or make changes to locks on doors, or add, disturb or in any way change any floor covering, wall covering, fixtures, plumbing or wiring (individually and collectively
"Tenant Alterations"), without first obtaining the consent of Landlord which may be withheld in Landlord's reasonablediscretion. Tenant shall
deliver to Landlord full and complete plans and specifications for any
proposed Tenant Alterations and, if consent by Landlord is given, all such work shall be performed at Tenant's expense by Landlord or by Tenant at Landlord's election. Without limiting the generality
of the foregoing, Landlord may require Tenant (if Landlord has elected to require Tenant to perform the Tenant Alterations), at Tenant's sole cost and expense, to obtain and provide Landlord with
proof of insurance coverage and a payment and performance bond, in forms, amounts and by companies acceptable to Landlord. All Tenant Alterations to the Premises, regardless of which party constructed
them, shall become the property of Landlord and shall remain upon and be surrendered with the Premises upon the expiration or earlier termination of this Lease, unless Landlord's consent to such
Tenant Alterations is conditioned upon Tenant removing the Tenant Alterations upon the expiration or earlier termination of this Lease. If Tenant fails to remove any such Tenant Alterations as
required by Landlord's consent, Landlord may do so and Tenant shall pay the entire cost thereof to Landlord within ten (10) Business Days after Tenant's receipt of Landlord's written demand
therefor. Tenant shall reimburse Landlord, upon receipt of demand therefor, for all out-of-pocket costs and expenses incurred by Landlord during its review of Tenant's plans
and specifications (regardless of whether Landlord approves Tenant's request) and Tenant's construction. Nothing contained in this paragraph or the paragraph captioned
"Tenant's Work Performance" shall be deemed a waiver of the provisions of the paragraph captioned "Mechanic's
Liens".

4.5Tenant's Work Performance.If Landlord elects to require Tenant to perform the Tenant
Alterations, then the Tenant Alterations shall performed by contractors employed by Tenant under one or more construction contracts, in form and content approved in advance in writing by Landlord.
Tenant's contractors, workers and suppliers shall work in harmony with and not interfere with workers or contractors of Landlord or other tenants of Landlord. If Tenant's contractors, workers or
suppliers do, in the opinion of Landlord, cause such disharmony or interference, Landlord's consent to the continuation of such work may be withdrawn upon written notice to Tenant. All Tenant
Alterations shall be (1) completed in accordance with the plans and specifications approved by Landlord; (2) completed in accordance with all Governmental Requirements;
(3) carried out promptly in a good and workmanlike manner; (4) of all new materials; and (5) free of defect in materials and workmanship. Tenant shall pay for all damage to the
Premises, Building and Land caused by Tenant or Tenant's Agents. Tenant shall indemnify, defend and hold harmless Landlord and Landlord's Agents from any Claims arising as a result of any defect in
design, material or workmanship of any Tenant Alterations.

4.6Surrender of Possession. Subject toParagraphs 4.9, 4.10
andthe last subparagraph of the paragraph captioned "Insurance", Tenant shall, at the expiration
or earlier termination of this Lease,

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surrender and deliver the Premises to Landlord in as good condition as when received by Tenant from Landlord or as later improved, reasonable use and wear excepted.

4.7Removal of Property. Upon expiration or earlier termination of this Lease, Tenant may remove its trade
fixtures, office supplies and moveable office furniture and equipment not attached to the Premises;provided that, (a) such removal is completed
prior to the expiration or earlier termination of this Lease; (b) Tenant is not in default of any covenant or condition of this Lease at the time of such removal; and (c) Tenant
immediately repairs all damage caused by or resulting from such removal. All other property in the Premises and any Tenant Alterations (including, wall-to-wall carpeting,
paneling, wall covering or lighting fixtures and apparatus) or any other articlepermanentlyaffixed to the
floor, walls or ceiling of the Premises, shall become the property of Landlord and shall remain upon and be surrendered with the Premises unless removal of any such item was a condition of Landlord's
consent to any proposed Tenant Alteration. Tenant waives all rights to any payment or compensation for such Tenant Alterations. If Tenant shall fail to remove any of its property of any nature from
the Premises, Building or Land at the expiration or earlier termination of this Lease or when Landlord has the right of re-entry, Landlord may, at its option, remove and store such
property without liability for loss of or damage to such property, such storage to be for the account and at the expense of Tenant. If Tenant fails to pay the cost of storing any such property, after
it has been stored for a period of twenty (20) Business Days or more, Landlord may, at its option, after it has been stored for a period of twenty (20) Business Days or more, sell or
permit to be sold, any or all such property at public or private sale (and Landlord may become a purchaser at such sale), in such manner and at such times and places as Landlord in its sole discretion
may deem proper, without notice to Tenant, and Landlord shall apply the proceeds of such sale:first, to the cost and expense of such sale, including
reasonable attorney's fees actually incurred;second, to the payment of the costs or charges for storing any such property; third, to the payment of any
other sums of money which may then be or later become due Landlord from Tenant under this Lease; and, fourth, the balance, if any, to Tenant.

4.8Access. Tenant shall permit Landlord and Landlord's Agents to enter into the Premises at any time on at
least two (2) Business Days' notice (except in case of emergency), for the purpose of inspecting the same or for the purpose of repairing, altering or improving the Premises or the Building.
Nothing contained in this paragraph shall be deemed to impose any obligation upon Landlord not expressly stated elsewhere in this Lease. When reasonably necessary, Landlord may temporarily close
Building or Land entrances, Building doors or other facilities, without liability to Tenant by reason of such closure and without such action by Landlord being construed as an eviction of Tenant or as
relieving Tenant from the duty of observing or performing any of the provisions of this Lease,except that rent shall abate during any period in excess of
24 hours if Tenant's access to or use of the Premises is unreasonably curtailed. When Landlord enters the Premises it shall comply with Tenant's reasonable security
requirements.Landlord shall have the right to enter the Premises for the purpose of showing the Premises to prospective tenants within the period of
one-hundred twenty (1 20) Business Days prior
to the expiration or sooner termination of this Lease and to erect on the Premises a suitable sign indicating the Premises are available. Tenant shall give written notice to Landlord at least twenty
(20) Business Days prior to vacating the Premises and shall arrange to meet with Landlord for a joint inspection of the Premises prior to vacating. In the event of Tenant's failure to give such
notice or arrange such joint inspection, Landlord's inspection at or after Tenant's vacating the Premises shall be conclusively deemed correct for purposes of determining Tenant's responsibility for
repairs and restoration.Landlord shall not be permitted to enter the Premises except when accompanied by an employee of Tenant and Tenant shall make an employee
available to accompany Landlord on two (2) business days notice. Tenant shall have the right to install and maintain its own security systems and may change the locks on the Premises and shall
not be required to provide Landlord with a passkey but shall arrange for a key to be left in a lockbox outside the Premises for use by the fire department or other emergency
personnel.Landlord shall not be liable for the consequences of admitting by passkey, or refusing to admit to the
Premises, Tenant or any of Tenant's

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Agents, or other persons claiming the right of admittance.Tenant shall have access to the Premises 24 hours a day, seven days a week and Landlord shall
provide all building services (including water, HVAC and electricity) at all times on request. Tenant shall reimburse Landlord for its actual costs of providing such services on weekends and between
the hours of 6 p.m. and 7 a.m. HVAC service shall be provided to the Premises Monday through Friday from 7 a.m. to 6 p.m. as part of the Operating Costs reimbursable under
3.4.

4.9Damage or Destruction.

4.9.1  If
the Premises are damaged by fire, earthquake or other casualty, Tenant shall give immediate written notice thereof to Landlord. If Landlord
estimates that the damage can be repaired within one hundred-twenty (120) Business Days after Landlord is notified by Tenant of such damage and if there are sufficient insurance proceeds
available to repair such damage, then Landlord shall proceed with reasonable diligence to restore the Premises to substantially the condition which existed prior to the damage and this Lease shall not
terminate. If, in Landlord's estimation, the damage cannot be repaired within such 120 Business Day period or if there are insufficient insurance proceeds available to repair such damage, Landlord may
elect in its absolute discretion to either: (a) terminate this Lease or (b) restore the Premises to "substantially the condition which existed prior to the damage and this Lease will
continue. If Landlord elects the option set forth in clause (b), then (1) the Lease Term shall be extended for the time required to complete such restoration, (2) Tenant shall pay
to Landlord, upon demand, Tenant's Pro Rata Share of any applicable deductible amount specified under Landlord's insurance and (3) Landlord shall not be required to repair or restore fixtures,
improvements or other property of Tenant. Base Rent, Additional Rent and any other sum due under this Lease during any reconstruction period shall Ret be abated. Tenant agrees to look to the provider
of Tenant's insurance for coverage for the loss of Tenant's use of the Premises and any other related losses or damages incurred by Tenant during any reconstruction period.

4.9.2  If
the Building is damaged by fire, earthquake or other casualty and more than fifty percent (50%) of the Building is rendered untenantable,
without regard to whether the Premises are affected by such damage, Landlord may in its absolute discretion and without limiting any other options available to Landlord under this Lease or otherwise,
elect to terminate this Lease by notice in writing to Tenant within forty (40)thirty
(30)Business Days after the occurrence of such damage. Such notice shall be effective twenty (20) Business Days after receipt by Tenant
unless a later date is set forth in Landlord's notice.

4.9.3  Notwithstanding
anything contained in this Lease to the contrary, if there is damage to the Premises, or Building and the holder of any
indebtedness secured by a mortgage or deed of trust covering any such property requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate
this Lease by delivering written notice of termination to Tenant within fifteen (15) Business Days after such requirement is made by such holder.In the
event of any damage or casualty which (a) renders the Premises unsuitable for use by Tenant in Tenant's reasonable discretion or (b) occurs during the final two (2) years of the
Lease Term, Tenant may elect to terminate this Lease by written notice to Landlord.

4.10Condemnation. If all of the Premises, or such portions of the Building as may be required for the
Tenant's reasonable use of the Premises, are taken by eminent domain or by conveyance in lieu thereof, this Lease shall automatically terminate as of the date the physical taking occurs, and all Base
Rent, Additional Rent and other sums payable under this Lease shall be paid to that date. In case of taking of a part of the Premises or a portion of the Building not required for the Tenant's
reasonable use of the Premises, then this Lease shall continue in full force and effect and the Base Rent shall be equitably reduced based on the proportion by which the floor area of the Premises is
reduced, such reduction in Base Rent to be effective as of the date the physical taking occurs. Additional Rent and all other sums payable under this Lease shall not be abated but Tenant's Pro Rata
Share may be redetermined as equitable under the circumstances. Landlord reserves all rights to damages or awards

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for any taking by eminent domain relating to the Premises, Building, Land and the unexpired term of this Lease. Tenant assigns to Landlord any right Tenant may have to such damages or award and Tenant
shall make no claim against Landlord for damages for termination of its leasehold interest or interference with Tenant's business. Tenant shall have the right, however, to claim and recover from the
condemning authority compensation for any loss to which Tenant may be entitled for Tenant's moving expenses or other relocation costs;provided that,
such expenses or costs may be claimed only if they are awarded separately in the eminent domain proceedings and not as a part of the damages recoverable by Landlord.

4.11Parking. Tenant shall have the nonexclusive privilege to use parking spaces on the Land in common with
other tenants of Landlord, but only in areas reasonably designated by Landlord. Tenant's parking
privileges shall be subject to the rules and regulations relating to parking adopted by Landlord from time to time. Landlord shall have the right to grant designated, reserved parking stalls to Tenant
andother tenants in the Buildingon a
non-discriminatory basis. In no event shall the number of parking stalls used by Tenant and Tenant's Agents exceed the number of stalls allocated to
Tenant in the definition of the Parking Ratio. Landlord shall have no obligation whatsoever to monitor or police the use of the parking or other common areas.

4.12Indemnification. Tenant shall indemnify, defend and hold harmless Landlord and Landlord's Agents from
and against any and all Claimsto the extentarising in whole or in partout of (a) the possession, use or occupancy of the Premises or the business conducted in the Premises, (b) any act, omission or negligence of Tenant or Tenant's
Agents, or (C) any breach or default under this Lease by Tenant. Neither Landlord nor Landlord's Agents shall, to the extent permitted by law, have any liability to Tenant, or to Tenant's
Agents, for any Claims arising out of any cause whatsoever, including repair to any portion of the Premises; interruption in the use of the Premises or any equipment therein; any accident or damage
resulting from any use or operation by Landlord, Tenant or any person or entity of heating, cooling, electrical, sewerage or plumbing equipment or apparatus; termination of this Lease by reason of
damage to the Premises or Building; fire, robbery, theft, vandalism, mysterious disappearance or any other casualty; actions of any other tenant of the Building or of any other person or entity;
inability to furnish any service required of Landlord as specified in this Lease; or leakage in any part of the Premises or the Building from rain, ice or snow, or from drains, pipes or plumbing
fixtures in the Premises or the Building; except for Claims arising solelyout of the grossnegligence or willful
misconduct of Landlordor Landlord's breach of this Lease.in failing to repair or
maintainthe Building as required by this Lease after notice by Tenant as required by the paragraph captioned "Maintenance
and Repair by Landlord"; provided that, in no event shall Landlord be responsible for any interruption to Tenant's business or for any
indirect or consequential losses suffered by Tenant or Tenant's Agents. The obligations of this paragraph shall be subject to the paragraph entitled "Waiver
of Subrogation".Landlord shall indemnify, defend and hold harmless Tenant and Tenant's Agent's from and against any and all Claims to the
extent arising out of the act, omission, negligence or Landlord's breach of or default under this Lease.

4.13Tenant Insurance.

4.13.1  Tenant
shall, throughout the Lease Term, at its own expense, keep and maintain in full force and effect:



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4.13.2  All
insurance policies required under this paragraph shall be with companies reasonably approved by Landlord and each policy shall provide that
it is not subject to cancellation or reduction in coverage except after thirty (30) days' written notice to Landlord. Tenant shall deliver to Landlord and, at Landlord's request Landlord's
mortgage lender(s), prior to the Commencement Date and from time to time thereafter, certificates evidencing the existence and amounts of all such policies.

4.13.3  If
Tenant fails to acquire or maintain any insurance or provide any certificate required by this paragraph, Landlord may, but shall not be
required to, obtain such insurance or certificates and the costs associated with obtaining such insurance or certificates shall be payable by Tenant to Landlord on demand.

4.14Landlord's Insurance. Landlord shall, throughout the Lease Term, keep and maintain in full force and
effect:

(a)   A
policy of commercial general liability insurance, insuring against claims of bodily injury and death or property damage or loss with a combined
single limit at the Commencement Date of not less than Five Million Dollars ($5,000,000.00), which policy shall be payable on an "occurrence" rather than a "claims made" basis; and

(b)   A
policy of extended property insurance (what is commonly called "all risk") covering the Building and Landlord's personal property, if any,
located on the Property in the amount of one hundred percent (100%) of the current replacement value of such property.

Landlord
may, but shall not be required to, maintain property insurance coverage for earthquakes and floods in such amounts as Landlord deems appropriate. All deductibles under the
policies maintained by Landlord are Operating Costs. Such policies may be "blanket" policies which cover other properties owned by Landlord.

4.15Waiver of Subrogation. Notwithstanding anything in this Lease to the contrary, Landlord and Tenant
hereby each waive and release the other from any and all Claims or any loss or damage that may occur to the Land, Building, Premises, or personal property located therein, by reason of fire or other
casualty regardless of cause or origin, including the negligence or misconduct of Landlord, Tenant, Landlord's Agents or Tenant's Agents, but only to the extent of the insurance proceeds paid to such
releaser under its policies of insurance or that would have been paid to such releasor if it fails to maintain its policies of insurance. Each party to this Lease shall promptly give to its insurance
company written notice of the mutual waivers contained in this subparagraph, and shall cause its insurance policies to be properly endorsed, if necessary, to prevent the invalidation of any insurance
coverages by reason of the mutual waivers contained in this subparagraph.

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4.16Assignment and Subletting by Tenant.

4.16.1  Tenant
shall not have the right to assign, transfer, mortgage or encumber this Lease in whole or in part, nor sublet the whole or any part of
the Premises, nor allow the occupancy of all or any part of the Premises by another, without first obtaining Landlord's consentwhich shall not be unreasonably
withheld, conditioned or delayed. Notwithstanding any permitted assignment or subletting, Tenant shall at all times remain directly, primarily and fully
responsible and liable for the payment of all sums payable under this Lease and for compliance with all of its other obligations as tenant under this Lease. Upon the occurrence of an Event of Default,
if the Premises or any part of the Premises are then subject to an assignment or subletting, Landlord, in addition to any other remedies provided in this Lease or by law, may at its option collect
directly from such assignee or subtenant all rents becoming due to Tenant under such assignment or sublease and apply such rents against any sums due to Landlord from Tenant under this Lease, and no
such collection shall be construed to constitute a novation or release of Tenant from the further performance of Tenant's obligations under this Lease. Tenant makes an absolute assignment to Landlord
of such assignments and subleases and any rent, security deposits and other sums payable under such assignments and subleases as collateral to secure the performance of the obligations of Tenant under
this Lease, Landlord, at its sole discretion, reserves the right to recapture the Premises in lieu of approving a subleaseexcept that Landlord shall not have the
right to recapture the Premises if the sublease is for less than all of the remaining term or for less than all of the space in the Premises and, if Landlord does recapture the Premises, than Tenant
shall be fully and finally relieved of all obligations arising thereafter under this lease.

4.16.2  In
the event Tenant desires to assign this Lease or to sublet all or any portion of the Premises, Tenant shall give written notice of such
desire to Landlord setting forth the name of the proposed subtenant or assignee, the proposed term, the nature of the proposed subtenant's or assignee's business to be conducted on the Premises, the
rental rate, and any other particulars of the proposed subletting or assignment that Landlord may reasonably request. Without limiting the preceding sentence, Tenant shall also provide Landlord with:
(a) such financial information as Landlord may reasonably request concerning the proposed subtenant or assignee, including recent financial statements certified as accurate
and complete by a certified public accountant and by the president, managing partner or other appropriate officer of the proposed subtenant or assignee; (b) proof
satisfactory to Landlord that the proposed subtenant or assignee will immediately occupy and thereafter use the entire Premises (or any sublet portion of the Premises) for the remainder of the Lease
Term (or for the entire term of the sublease, if shorter) in compliance with the terms of this Lease; and (c) a copy of the proposed sublease or assignment or letter of intent. At the same time
that Tenant provides Landlord with notice of its desire to assign or sublease, Tenant shall pay to Landlord the sum of $750 $500as Landlord's fee for processing such proposed
assignment and sublease, including attorneys' fees incurred by Landlord
with respect to such processing. Receipt of such fee shall not obligate Landlord to approve the proposed assignment or sublease.

4.16.3  In
determining whether to grant or withhold consent to a proposed assignment or sublease, Landlord may consider, and weigh, any commercial
factor itreasonablydeems relevant. Without limiting what may be construed as a factor considered by Landlord in good
faith, Tenant agrees that any one or more of the following will be proper grounds for Landlord's disapproval of a proposed assignment or sublease:



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4.16.4  Within
fifteen (15) Business Days after Landlord's receipt of all required information to be supplied by Tenant pursuant to this
paragraph, Landlord shall notify Tenant of Landlord's approval or disapproval of any proposed assignment or subletting, or intention to recapture the Premises. Landlord shall have no obligation to
respond unless and until all required information has been submitted. In the event Landlord approves of any proposed assignment or subletting, Tenant and the proposed assignee or sublessee shall
execute and deliver to Landlord an assignment (or subletting) and assumption agreement in form and content satisfactory to Landlord.

4.16.5  Any
transfer, assignment or hypothecation of any of the stock or interest in, or the assets of, Tenant which is either: (a) greater than
fifty percent (50%) of such stock, interest or assets or (b) intended as a subterfuge denying Landlord the benefits of this paragraph, shall be deemed to be an assignment within the meaning and
provisions of this paragraph and shall be subject to the provisions of this paragraph.

4.16.6  If
Landlord consents to any assignment or sublease and Tenant receives rent or any other consideration, either initially or over the term of the
assignment or sublease, in excess of the Base Rent and Additional Rent (or, in the case of a sublease of a portion of the Premises, in excess of the Base Rent paid by Tenant on a square footage basis
under this Lease), Tenant shall pay to Landlord fifty percent (50%) of such excess; provided that, prior to splitting such excess, Tenant shall be entitled to recover one hundred percent (100%) of all
costs incurred by Tenant in connection with such assignment or subleasing (including all leasing commissions paid to unrelated parties).

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4.16Notwithstanding the foregoing, Tenant may assign or transfer this Lease or sublet the Premises, without
Landlord's prior written consent, to: (i) an affiliate, parent or wholly-owned subsidiary, of Tenant; (ii) a successor corporation related to Tenant by merger, consolidation, or
reorganization, (iii) any entity that is controlled by, controls or is under common control with Tenant, or (iv) any successor in interest of all or substantially all of the assets,
stock or business of Tenant. "Control" for purposes of this paragraph shall mean ownership of a majority voting interest in any such entity or the possession, directly or indirectly of the power to
direct or cause-the direction of the day-to-day management of the controlled entity. In addition, notwithstanding any other provision of this Lease, a public
offering, sale or transfer of equity in the tenant entity, whether characterized as common or preferred stock or any other ownership interest conducted in accordance with the Securities Act of 1933,
as amended, shall not be deemed an assignment for the purposes of this Section.

4.17Assignment by Landlord.Landlord shall have the right to transfer and assign, in whole or in part, its
rights and obligations under this Lease and in any and all of the Land or Building. If Landlord sells or transfers any or all of the Building, including the Premises, Landlord and Landlord's Agents
shall, upon consummation of such sale or transfer, be released automatically from any liability relating to obligations or covenants under this Lease to be performed or observed after the date of such
transfer, and in such event, Tenant agrees to look solely to Landlord's successor-in-interest with respect to such liability;provided
that, as to the Security Deposit and Prepaid Rent, Landlord shall not be released from liability therefor unless Landlord has delivered (by direct transfer or credit against
the purchase price) the Security Deposit or Prepaid Rent to its successor-in-interest.

4.18Estoppel Certificates.Tenant shall, from time to time, upon the written request of Landlord, execute,
acknowledge and deliver to Landlord or its designee a written statement stating: (a) the date this Lease was executed and the date it expires; (b) the date Tenant entered into occupancy
of the Premises; (c) the amount of monthly Base Rent and Additional Rent and the date to which such Base Rent and Additional Rent have been paid; and (d) certifying that (1) this
Lease is in full force and effect and has not been assigned, modified, supplemented or amended in any way (or specifying the date of the agreement so affecting this Lease);
(2)to the best of Tenant's knowledge,Landlord is not in breach of this Lease (or, if so, a description of each such breach) and that no event,
omission or condition has occurred which would result, with the giving of notice or the passage of time, in a breach of this Lease by Landlord; (3) this Lease represents the entire agreement
between the parties with respect to the Premises; (4) all required contributions by Landlord to Tenant on account of Tenant Improvements have been received;
(5)to the best of Tenant's knowledge,on the date of execution, there exist no defenses or offsets which the Tenant has against the enforcement
of this Lease by the Landlord; (6) no Base Rent, Additional Rent or other sums payable under this Lease have been paid in advance except for Base Rent and Additional Rent for the then current
month; (7) no security has been deposited with Landlord (or, if so, the amount of such security). It is intended that any such statement delivered pursuant to this paragraph may be relied upon
by a prospective purchaser or mortgagee of Landlord's interest or an assignee of any such mortgagee, and (8) such other information as may be reasonably
requested by Landlord. If Tenant fails to respond with ten (10)fifteen (15)Business Days of its receipt
of a written request by Landlord as provided in this paragraph, Tenant shall be deemed to have admitted the accuracy of any information supplied by Landlord to a prospective purchaser, mortgagee or
assigneeon the written instrument submitted to Tenant for signature.

4.19Modification for Lender. If, in connection
with obtaining construction, interim or permanent financing for the Building or Land, Landlord's lender, if any, shall request reasonable modifications to this Lease as a condition to such financing,
Tenant will not unreasonably withhold or delay its consent to such modifications;provided
that, such modifications do not increase the obligations of Tenant under this Lease or materially adversely affect Tenant's rights under
this Lease.

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4.20Hazardous Substances.

Landlord andTenanteachagrees that neither
Tenant, any of Tenant's Agents nor any other person will store, place, generate, manufacture, refine, handle, or locate on, in, under or around the Land or Building any Hazardous Substance, except for
storage, handling and use of reasonable quantities and types of cleaning fluids and office supplies in the Premises in the ordinary course and the prudent conduct of Tenant's business in the Premises, provided
that, (a) the storage, handling and use of such permitted Hazardous Substances must at all times conform to all Governmental
Requirements and to applicable fire, safety and insurance requirements; (b) the types and quantities of permitted Hazardous Substances which are stored in the Premises must be reasonable and
appropriate to the nature and size of Tenant's operation in the Premises and reasonable and appropriate for a first-class building of the same or similar use and in the same market areas as the
Building; (c) no Hazardous Substance shall be spilled or disposed of on, in, under or around the Land or Building or otherwise discharged from the Premises or any area adjacent to the Land or
Building; and (d) in no event will Tenant be permitted to store, handle or use on, in, under or around the Premises any Hazardous Substance which will increase the rate of fire or extended
coverage insurance on the Land or Building, unless: (1) such Hazardous Substance and the expected rate increase have been specifically disclosed in writing to Landlord; (2) Tenant has
agreed in writing to pay any rate increase related to each such Hazardous Substance; and (3) Landlord has approved in writing each such Hazardous Substance, which approval shall be subject to
Landlord's discretion.

4.20.1  Tenantand Landlord shall eachindemnify, defend and hold harmless
Landlord and Landlord'sthe other party and itsAgents from and against any and all Claims arising out of any breach of any
provision of this paragraph, which expenses shall also include laboratory testing fees, personal injury claims, clean-up costs and environmental consultants' fees. Tenant agrees that
Landlord may be irreparably harmed by Tenant's breach of this paragraph and that a specific performance action may appropriately be brought by Landlord;provided
that, Landlord's election to bring or not bring any such
specific performance action shall in no way limit, waive, impair or hinder Landlord's other remedies against Tenant.

4.20.2  As
of the execution date of this Lease, Tenant represents and warrants to Landlord that, except as otherwise disclosed by Tenant to Landlord,
Tenant has no intent to bring any Hazardous Substances on, in or under the Premises except for the type and quantities authorized n the first paragraph of the section entitled
"Hazardous Substances."

4.20.4  Landlord represents and warrants to Tenant that to the best of its knowledge
after due investigation, there are no Hazardous Substances located in, on or under the Land or within the Premises and that no other user or occupant of the Land or Building is permitted to store,
place, generate, manufacture, refine, handle or locate in on or under the Land or Building any Hazardous Substances except in accordance with the restrictions comparable to those forth in
Section 4.20.1.

4.21Access Laws.

4.21.1  Tenant
agrees to notify Landlord immediately if Tenant receives notification or otherwise becomes aware of: (1) any condition or
situation on, in, under or around the Land or Building which may constitute a violation of any Access Laws or (2) any threatened or actual lien, action or notice that the Land or Building is
not in compliance with any Access Laws. If Tenant is responsible for such condition, situation, lien, action or notice under this paragraph, Tenant's notice to Landlord shall include a statement as
the actions Tenant proposes to take in response to such condition, situation, lien, action or notice.Landlord to the best of its knowledge represents and
warrants that the Building and the Land currently comply with all Access Laws and Landlord shall be solely responsible for ensuring such compliance as of the Commencement
Date.

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4.21.2  Tenant shall not alter or permit any assignee or subtenant or any other person to alter the Premises in any manner which would violate any
Access Laws or increase Landlord's responsibilities for compliance with Access Laws, without the prior approval of the Landlord. In connection with any such approval, Landlord may
require a certificate of compliance with Access Laws from an architect, engineer or other person acceptable to Landlord. Tenant agrees to pay the reasonable fees incurred by such architect, engineer
or other third party in connection with the issuance of such certificate of compliance. Landlord's consent to any proposed Tenant Alteration shall (a) not relieve Tenant of
its obligations or indemnities contained in this paragraph or this Lease or (b) be construed as a warranty that such proposed alternation complies with any Access Law.

4.21.3  Tenant
shall be solely responsible for all costs and expenses relating to or incurred in connection with: (a) failure of any improvements installed by Tenant inthe Premises to comply with the
Access Laws; and (b) bringing the Building
and the common areas of the Building into compliance with Access Laws, if and to the extent such noncompliance arises out of or relates to: (1) Tenant's use of the Premises, including the
hiring of employees; (2) any Tenant Alterations to the Premises; or (3) any Tenant Improvements constructed in the Premises at the request of Tenant, regardless of whether such
improvements are constructed prior to or after the Commencement Date.

4.21.4  Landlord
shall be responsible for all costs and expenses relating to or incurred in connection with bringing the common areas of the Building
into compliance with Access Laws, unless such costs and expenses are Tenant's responsibility as provided in the preceding subparagraph. Any cost or expense paid or incurred by Landlord to bring the
Premises or common areas of the Building into compliance with Access Laws which is not Tenant's responsibility under the preceding subparagraphs shall be amortized over the useful economic life of the
improvements (not to exceed ten (10) years) using an amortization rate of twelve percent (12%) per annum, and shall be an Operating Cost for purposes of this
Lease, provided, however, that costs of complying with the current requirements of Access Laws may not be passed through to
Tenant.

4.21.5Landlord andTenant eachagrees to indemnify, defend and hold harmless Landlord and Landlord's the other party
and itsAgents from and against any and all Claims arising out of or relating to any failure of
Tenant or Tenant'sthe indemnifying party or itsAgents to comply with
Tenant'sitsobligations under this paragraph.

4.21.6  The
provisions of this paragraph shall supersede any other provisions in this Lease regarding Access Laws, to the extent inconsistent with the
provisions of any other paragraphs.

4.22Quiet Enjoyment. Landlord covenants that Tenant, upon paying Base Rent, Additional Rent and all other
sums payable under this Lease and performing all covenants and conditions required of Tenant under this Lease shall and may peacefully have, hold and enjoy the Premises without hindrance or
molestation by Landlord.

4.23Signs. Subject to compliance with all Governmental Requirements, Tenant shall have the right to
installasigns on the Building exterior and in the Building lobbyas described in Exhibit F attached
to this
Lease. If Exhibit F does-net describe any signs, then none shall be allowed. The exact size, appearance and location of
such signs shall be subject to Landlord's prior written approval and shall be consistent with Landlord's existing sign criteria then in existence for the Building. Any and all costs in connection with
the permitting, fabrication, installation, maintenance and removal of Tenant's sign
(including the cost of removal of the sign and repair to the Building caused by such removal) shall be borne by Tenant. Tenant agrees to maintain any such sign, awning, canopy, decoration, lettering,
advertising matter or other thing as may be approved, in good condition at all times. Tenant shall not inscribe an inscription, or post, place, or in any manner display any sign, notice, picture,
placard or poster, or any advertising matter whatsoever, anywhere in or about the Land or Building at places visible (either directly or indirectly as an outline or shadow on a glass pane) from
anywhere outside the Premises without first obtaining Landlord's consentunless permitted in Exhibit-F. Any such consent by

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Landlord shall be upon the understanding and condition that Tenant shall remove the same at the expiration or sooner termination of this Lease.

4.24Subordination. Tenant subordinates this Lease and all rights of Tenant under this Lease to any
mortgage, deed of trust, ground lease or vendor's lien, or similar instrument which may from time to time be placed upon the Premises (and all renewals, modifications, replacements and extensions of
such encumbrances), and each such mortgage, deed of trust, ground lease or lien or other instrument shall be superior to and prior to this Lease; provided that, Landlord provides Tenant with a
commercially reasonable nondisturbance agreement on the standard form of the applicableexecuted by
thelender or ground lessor. Notwithstanding the foregoing, the holder or beneficiary of such mortgage, deed of trust, ground lease, vendor's lien or similar
instrument shall have the right to subordinate or cause to be subordinated any such mortgage, deed of trust, ground lease, vendor's lien or similar instrument to this Lease. Tenant further covenants
and agrees that if the lender or ground lessor acquires the Premises as a purchaser at any foreclosure sale or otherwise,and assumes and performs Landlord's
obligations under this Lease, Tenant shall recognize and attorn to such party as landlord under this Lease, and shall make all payments required hereunder to
such new landlord without deduction or set-off and, upon the request of such purchaser or other successor, execute, deliver and acknowledge documents confirming such attornment. Tenant
waives the provisions of any law or regulation, now or hereafter in effect, which may give or purport to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations
of Tenant hereunder in the event that any such foreclosure or termination or other proceeding is prosecuted or completed.

4.25Workers Compensation Immunity. If and to the extent that Tenant or Landlordis obligated to indemnify, defend or hold harmless Landlord or
Landlord'sthe other'sAgents from any Claims arising from its use of the Premises or any act or
failure to act by Tenant or Tenant's Agents or otherwise, Tenant expressly waives, to and in favor of Landlord and Landlord's Agents, its statutory workers compensation act employers immunity relative
to any injury to an employee or employees of Tenant.

4.26Brokers. Each party to this Lease shall indemnify, defend and hold harmless the other party from and
against any and all Claims asserted against such other party by any real estate broker, finder or intermediary relating to any act of the indemnifying party in connection with this Lease.

4.27Exculpation and Limitation of Liability. Landlord has executed this Lease by its
trustee signing solely in a representative capacity. Notwithstanding anything contained in this Lease to the contrary, Tenant confirms that the covenants of Landlord are made and intended, not as
personal covenants of the trustee, or for the purpose of binding the trustee personally, but solely in the exercise of the representative powers conferred upon the trustee by its
principal. Liability with respect to the entry and performance of this Lease by or on behalf of Landlord, however it may arise, shall be asserted and enforced only against the
Landlord'sinsurance policies, and itsestate and interest in the Buildingand the
Land and the rents, profits and proceeds thereofand Landlord shall have no personal liability in the event of any claim against Landlord arising out of or in
connection with this Lease, the relationship of Landlord and Tenant or Tenant's use of the Premises. Further, in no event whatsoever shall any Landlord's Agent have any liability or responsibility
whatsoever arising out of or in connection with this Lease, the relationship of Landlord and Tenant or Tenant's use of the Premises. Any and all personal liability, if any, beyond that which may be
asserted under this paragraph, is expressly waived and released by Tenant and by all persons claiming by, through or under Tenant.

4.28Erisa.Intentionally deleted.

4.29Mechanic's Liens and Tenant's Personal Property Taxes.

4.29.1  Tenant
shall have no authority, express or implied, to create or place any lien or encumbrance of any kind or nature whatsoever upon, or in any
manner to bind, the interest of Landlord or Tenant in the Premises or to charge the rentals payable under this Lease for any Claims in

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favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Tenant shall pay or cause to be paid all sums legally due and
payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises on which any lien is or can be validly and legally asserted against its
leasehold interest in the Premises and Tenant shall indemnify, defend and hold harmless Landlord from any and all Claims arising out of any such asserted Claims. Tenant agrees to give Landlord
immediate written notice of any such Claim.

4.29.2  Tenant
shall be liable for all taxes levied or assessed against personal property, furniture or fixtures placed by Tenant in the Premises. If
any such taxes for which Tenant is liable are levied or assessed against Landlord or Landlord's property and Landlord elects to pay them or if the assessed value of Landlord's property is increased by
inclusion of such personal property, furniture or fixtures
and Landlord elects to pay the taxes based on such increase Tenant shall reimburse Landlord for the sums so paid by Landlord, upon demand by Landlord.

4.30Landlord's Security Interest. In addition to
any statutory lien for rent in Landlord's favor, Landlord shall have and Tenant hereby grants to Landlord a continuing security interest for all Base Rent, Additional Rent and other sums becoming due
under this Lease from Tenant, upon all goods, wares, equipment, fixtures, furniture, inventory, accounts, intangibles, chattel paper and other personal property of Tenant situated in the Premises, and
such property shall not be removed therefrom without the consent of Landlord until all arrearages in Bane Rent, Additional Rant and other sums due under this Lease shall first have been paid and
discharged. On the occurrence of an Event of Default-, Landlord shall have, in addition to any other remedies provided herein or by law, all rights and remedies under the Uniform Commercial Code,
including, the right to sell the property described in this paragraph at public or private sale upon five (B) Business Days notice to Tenant. Tenant hereby agrees to execute such financing
statements and other instruments necessary or desirable in Landlord's discretion to perfect the security interest hereby created. Any statutory lien for rent is not waived, and the express contractual
lien granted in this paragraph constitutes a security agreement and is in addition and supplementary to such statutory lien.

SECTION 5: DEFAULT AND REMEDIES

5.1Events of Default.

5.1.1  The
occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Tenant
("Event of Default"):



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5.1.2  Tenant
shall notify Landlord promptly of any Event of Default or any facts, conditions or events which, with the giving of
notice or passage of time or both, would constitute an Event of Default.

5.1.3  If
a petition in bankruptcy is filed by or against Tenant, and if this Lease is treated as an "unexpired lease" under
applicable bankruptcy law in such proceeding, then Tenant agrees that Tenant shall not attempt nor cause any trustee to attempt to extend the applicable time period within which this Lease must be
assumed or rejected.

5.2Remedies. If any Event of Default occurs, Landlord may at any time after such occurrence, with or
without notice or demand except as stated in this paragraph, and without limiting Landlord in the exercise of any right or remedy at law which Landlord may have by reason of such Event of Default,
exercise the rights and remedies, either singularly or in combination, as are specified or described in the subparagraphs of this paragraph.

5.2.1  Landlord
may terminate this Lease and all rights of Tenant under this Lease either immediately or at some later date by giving Tenant written
notice that this Lease is terminated. If Landlord so terminates this Lease, then Landlord may recover from Tenant the sum of:



5.2.2  Landlord
shall also have the right, with or without terminating this Lease, to re-enter the Premises and remove all persons and
property from the Premises. Landlord may cause property so removed from the Premises to be stored in a public warehouse or elsewhere at the expense and for the account of Tenant.

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5.2.3  Landlord shall also have the right, without terminating this Lease, to accelerate and recover from Tenant the sum of all unpaid Base Rent,
Additional Rent and all other sums payable under the then remaining term of the Lease, discounting such amount to present value at the' Prime Rate.

5.2.4  If
Tenant vacates, abandons or surrenders the Premises without Landlord's consent, or if Landlord reenters the Premises as provided in
subparagraph 5.2.2 or takes possession of the Premises pursuant to legal proceedings or through any notice procedure provided by law, then, if Landlord does not elect to terminate this Lease, Landlord
may, from time to time, without terminating this Lease, either (a) recover all Base Rent, Additional Rent and all other sums payable under this Lease as they become due or (b) relet the
Premises or any part of the Premises on behalf of Tenant for such term or terms, at such rent or rents and pursuant to such other provisions as Landlord, in its sole discretion, may deem advisable,
all with the right, at Tenant's cost, to make alterations and repairs to the Premises and recover any deficiency from Tenant as set forth in subparagraph 5.2.5.

5.2.5  None
of the foregoing remedial actions, singly or in combination, shall be construed as an election by Landlord to terminate this Lease unless
Landlord has in fact given Tenant written notice that this Lease is terminated: an act by Landlord to maintain or preserve the Premises; any efforts by Landlord to relet the Premises; any repairs or
alterations made by Landlord to the Premises; re-entry, repossession or reletting of the Premises by Landlord pursuant to this paragraph; or the appointment of a receiver, upon the
initiative of Landlord, to protect Landlord's interest under this Lease. If Landlord takes any of the foregoing remedial action without terminating this Lease, Landlord may nevertheless at any time
after taking any such remedial action terminate this Lease by written notice to Tenant.

5.2.6  If
Landlord relets the Premises, Landlord shall apply the revenue from such reletting as follows: first, to the payment of any indebtedness other than Base Rent, Additional Rent or any other sums payable
under this Lease by Tenant to Landlord; second, to the payment of any cost of reletting (including finders' fees and leasing commissions); third, to the
payment of the cost of any alterations, improvements, maintenance and repairs to the Premises; and fourth, to the payment of Base Rent, Additional Rent and other sums due and payable and unpaid under
this Lease. Landlord shall hold and apply the
residue, if any, to payment of future Base Rent, Additional Rent and other sums payable under this Lease as the same become due, and shall deliver the eventual balance, if any, to Tenant. Should
revenue from letting during any month, after application pursuant to the foregoing provisions, be less than the sum of the Base Rent, Additional Rent and other sums payable under this Lease and
Landlord's expenditures for the Premises during such month. Tenant shall be obligated to pay such deficiency to Landlord as and when such deficiency arises.

5.2.7  Pursuit
of any of the foregoing remedies shall not preclude pursuit of any of the other remedies provided in this Lease or by law (all such
remedies being cumulative), nor shall pursuit of any remedy
provided in this Lease constitute a forfeiture or waiver of any Base Rent, Additional Rent or other sum payable under this Lease or of any damages accruing to Landlord by reason of the violation of
any of the covenants or conditions contained in this Lease.

5.3Right to Perform. If Tenant shall fail to pay any sum of money, other than Base Rent or Additional
Rent, required to be paid by it under this Lease or shall fail to perform any other act on its part to be performed under this Lease, and such failure shall continue for ten (10) Business Days
after notice of such failure by Landlord, or such shorter time if reasonable under the circumstances, Landlord may, but shall not be obligated to, and without waiving or releasing Tenant from any
obligations of Tenant, make such payment or perform such other act on Tenant's part to be made or performed as provided in this Lease. Landlord shall have (in addition to any other right or remedy of
Landlord) the same rights and remedies in the event of the nonpayment of sums due under this paragraph as in the case of default by Tenant in the payment of Base Rent.

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5.4Landlord's Default. In the event that Landlord defaults under or breaches this Lease, Tenant shall
notify Landlord of such default or breach in writing, and Tenant shall not exercise any right or remedy which Tenant may have under this Lease or at law if Landlord commences to cure such default or
breach within twenty (20) Business Days after receipt of Tenant's notice and thereafter diligently prosecutes the cure to completion.

SECTION 6: MISCELLANEOUS PROVISIONS

6.1Substitution Space.



6.2Notices. Any notice, request or written communication required or permitted to be delivered under this
Lease shall be: (a) in writing; (b) transmitted by personal delivery, express or courier service, United States Postal Service in the manner described below, or electronic means of
transmitting written materialwith electronic delivery confirmation; and (c) deemed to be delivered on the earlier
of the date received or four (4) Business Days after having been deposited in the United States Postal Service, postage prepaid. Such writings shall be addressed to Landlord or Tenant, as the
case may be, at the

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respective designated addresses set forth opposite their signatures, or at such other address(es) as they may, after the execution date of this Lease, specify by written notice delivered in accordance
with this paragraph, with copies to the persons at the addresses, if any, designated opposite each party's signature. Those notices which contain a notice of breach or default or a demand for
performance may be sent by any of the methods described in clause (b) above, but if transmitted by personal delivery or electronic means, shall also be sent concurrently by certified or
registered mail, return receipt requested.

6.3Attorney's Fees and Expenses. In the event either party requires the services of an attorney in connection with enforcing the terms
of this Lease, or in the event suit is brought for the recovery of Base Rent, Additional Rent or any other sums payable under this Lease or for the breach of any covenant or condition of this Lease,
or for the restitution of the Premises to Landlord or the eviction of Tenant during the Lease Term or after the expiration or earlier termination of this Lease, the non-breaching party
shall be entitled to a reasonable sum for attorney's and paralegal's fees incurred at the trial or appellate levels and for all costs and expenses associated with such levels.

6.4No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of an amount less than the Base
Rent or Additional Rent or any other sum due and payable under this Lease shall be deemed to be other than a payment on account of the Base Rent, Additional Rent or other such sum, nor shall any
endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, nor preclude Landlord's right to recover the balance of any amount payable
or Landlord's right to pursue any other remedy provided in this Lease or at law.

6.5Successors; Joint and Several Liability. Except as provided in the paragraph captioned
"Exculpation and Limitation of Liability" and subject to the paragraph captioned "Assignment and Subletting by
Landlord", all of the covenants and conditions contained in this Lease shall apply to and be binding upon Landlord and Tenant and their respective heirs, executors,
administrators, successors and assigns. In the event that more than one person, partnership, company, corporation or other entity is included in the term "Tenant," then each such person, partnership,
company, corporation or other entity shall be jointly and severally liable for all obligations of Tenant under this Lease.

6.6Choice of Law. This Lease shall be construed and governed by the laws of the state in which the Land is
located. Tenant consents to Landlord's choice of venue for any legal proceeding brought by Landlord or Tenant to enforce the terms of this Lease.

6.7No Waiver of Remedies. The waiver by Landlord either partyof any covenant or condition contained in this Lease shall not be deemed to be
a waiver of any subsequent
breach of such covenant or condition nor shall any custom or practice which may develop between the parties in the administration of this Lease be construed to waive or lessen the rights of
Landlordeither partyto insist on the strict performance by
Tenant of all of the covenants and conditions of this Lease. No act or thing done by Landlord or Landlord's Agents during the Lease Term shall be deemed an acceptance or a
surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless made in writing and signed by Landlord. The mention in this Lease of any particular remedy shall
not preclude Landlordeither partyfrom any other remedy it might have, either under
this Lease or at law, nor shall the waiver of or redress for any violation of any covenant or condition in this Lease or in any of the rules or regulations attached to this Lease or later adopted by
Landlord, prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original
violation. The receipt by Landlord of Base Rent, Additional Rent or any other sum payable under this Lease with knowledge of a breach of any covenant or condition in this Lease shall not be deemed a
waiver of such breachexcept for any breach relating to the late payment of such sum. The failure of Landlord to enforce
any of the rules and regulations attached to this Lease or later adopted, against Tenant or any other tenant in the Building, shall not be deemed a waiver. Any waiver by Landlord must be in writing
and signed by Landlord to be effective.

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6.8Offer to Lease. The submission of this Lease to Tenant or its broker or other agent does not constitute
an offer to Tenant to lease the Premises. This Lease shall have no force or effect until: (a) it is executed and delivered by Tenant to Landlord; and (b) it is executed and delivered by
Landlord to Tenant.

6.9Force Majeure. In the event that Landlord either partyshall be delayed, hindered in or prevented from the performance of any act or
obligation required under this
Lease by reason of acts of God, strikes, lockouts, labor troubles or disputes, inability to procure or shortage of materials or labor, failure of power or utilities, delay in transportation, fire,
vandalism, accident, flood, severe weather, other casualty, Governmental Requirements (including mandated changes in the Plans and Specifications or the Tenant Improvements resulting from changes in
pertinent Governmental Requirements or interpretations thereof), riot, insurrection, civil commotion, sabotage, explosion, war, natural or local emergency, acts or omissions of others, including
Tenant, or other reasons of a similar or dissimilar nature not solely the fault of, or under the exclusive control of, Landlord, then performance of such act shall be excused for the period of the
delay and the period for the performance of any such act shall be extended for the period equivalent to the period of such delay.

6.10Landlord's Consent.Unless otherwise provided in this Lease, whenever Landlord's consent, approval or
other action is required under the terms of this Lease, such consent, approval or action shall be subject to Landlord's reasonable judgment or discretion exercised in good faith and shall be delivered
in writing.

6.11Severability; Captions.If any clause or provision of this Lease is determined to be illegal, invalid,
or unenforceable under present or future laws, the remainder of this Lease shall not be affected by such determination, and in lieu of each clause or provision that is determined to be illegal,
invalid or unenforceable, there be added as a part of this Lease a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be
legal, valid and enforceable. Headings or captions in this Lease are added as a matter of convenience only and in no way define, limit or otherwise affect the construction or interpretation of this
Lease.

6.12Interpretation.Whenever a provision of this Lease uses the term (a) "include" or "including",
that term shall not be limiting but shall be construed as illustrative, (b) "covenant", that term shall include any covenant, agreement, term or provision, and (c) "at law", that term
shall mean at law or in equity, or both. This Lease shall be given a fair and reasonable interpretation of the words contained in it without any weight being given to whether a provision was drafted
by one party or its counsel.

6.13Incorporation of Prior Agreement; Amendments.This Lease contains all of the agreements of the parties
to this Lease with respect to any matter covered or mentioned in this Lease, and no prior agreement or understanding pertaining to any such matter shall be effective for any purpose. No provision of
this Lease may be amended or added to except by an agreement in writing signed by the parties to this Lease or their respective successors in interest.

6.14Authority.If Tenant is a partnership, company, corporation or other entity, each individual executing
this Lease on behalf of Tenant represents and warrants to Landlord that he or she is duly authorized to so execute and deliver this Lease and that all partnership, company, corporation or other entity
actions and consents required for execution of this Lease have been given, granted or obtained. If Tenant is a partnership, company, corporation or other business organization, it shall, within ten
(10) Business Days after demand by Landlord, deliver to Landlord satisfactory evidence of the due authorization of this Lease and the authority of the person executing this Lease on its behalf.

6.15Time of Essence.Time is of the essence with respect to the performance of every covenant and
condition of this Lease.

6.16Survival of Obligations.Notwithstanding anything contained in this Lease to the contrary or the
expiration or earlier termination of this Lease, any and all obligations of either party accruing prior to

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the expiration or termination of this Lease shall survive the expiration or earlier termination of this Lease, and either party shall promptly perform all such obligations whether or not this Lease
has expired or terminated. Such obligations shall include any and all indemnity obligations set forth in this Lease.

6.17Consent to Service.Tenant irrevocably consents to the service of process of any action or proceeding
at the address of the Premises. Nothing in this paragraph shall affect the right to serve process in any other manner permitted by law.

6.18Landlord's Authorized Agents.Notwithstanding anything contained in the Lease to the contrary,
including without limitation, the definition of Landlord's Agents, only Rick and Jacquelyne Doane are authorized to amend, renew or terminate this Lease, or to compromise any of Landlord's claims
under this Lease or to bind Landlord in any manner. Without limiting the effect of the previous sentence, no property manager or broker shall be considered an authorized agent of Landlord to amend,
renew or terminate this Lease or to compromise any of Landlord's claims under this Lease or to bind Landlord in any manner.

6.19Waiver of Jury Trial.Landlord and Tenant agree to waive trial by jury in any action, proceeding or
counterclaim brought by either against the other on any matter arising out of or relating in any way to this Lease.

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IN WITNESS WHEREOF, this Lease has been executed the day and year first above set forth.

|Designated Address for Landlord:                                         |  | LANDLORD:                                  
|------------------------------------------------------------------------ |  | -------------------------------------------
|Attn: Rick Doane                                                         |  | Rick and Jacquelyne Doane, a married couple
|P.O. Box 97030                                                           |  |                                            
|Kirkland, WA 98083-9730                                                  |  |                                            
|Facsimile: 425-814-1856                                                  |  |                                            
|with copy to Manager at:                                                 |  |                                            
|Trammell Crow Company1687 114th Avenue S.E., Suite 250Bellevue, WA 98004 |  |                                            
|Designated Address for Tenant:                                           |  | TENANT:                                    
|                                                                         |  |                                            
|                                                                         |  |                                            
|                                                                         |  |                                            
|Facsimile:                                                               |  |                                            
|                                                                         |  |                                            
|                                                                         |  |                                            

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TENANT ACKNOWLEDGEMENT (CORPORATION)

|State of Washington |  | )
)ss. |  | 
|------------------- |  | ------ |  | 
|County of King      |  | )      |  | 

On this 6th day of December,
199, 2000, before me, a Notary Public in and for the State of Washington, personally
appeared John J. King II the Sr Vice President, COO of Rosetta Inpharmatics, Inc., the 
corporation that executed and within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein
mentioned, and on oath stated that s/he/they was/were authorized to execute said instrument.

WITNESS
my hand and official seal hereto affixed the day and year first as above written.

|                |  | /s/ Cheryl Brass                                
|--------------- |  | ------------------------------------------------
|[SEAL]          |  | Name:                                           
|                |  | NOTARY PUBLIC in and for the State of Washington
|                |  | residing at                                     
|                |  | My appointment expires:                         
|[NOTARIAL SEAL] |  |                                                 

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LANDLORD ACKNOWLEDGEMENT (INDIVIDUAL)

|Seattle, WA |  | )    |  | 
|----------- |  | ---- |  | 
|            |  | )ss. |  | 
|            |  | )    |  | 

On this 3rd day of January, 20002001,before me, a Notary Public in and for the State of Washington, personally appeared
Richard Doane, to me known to be
the individual(s) described in and who executed the within and foregoing instrument, and acknowledged that s/he/they signed the same as his/her/their free and voluntary act and deed, for the uses and
purposes therein mentioned.

WITNESS
my hand and official seal hereto affixed the day and year first as above written.

|                |  | /s/ Peter T. Crolius                            
|--------------- |  | ------------------------------------------------
|                |  | Name:                                           
|                |  | NOTARY PUBLIC in and for the State of Washington
|                |  | residing at                                     
|                |  | My appointment expires:                         
|[NOTARIAL SEAL] |  |                                                 

LANDLORD ACKNOWLEDGEMENT (INDIVIDUAL)

|Seattle, WA |  | )    |  | 
|----------- |  | ---- |  | 
|            |  | )ss. |  | 
|            |  | )    |  | 

On this 3rd day of January, 20002001,before me, a Notary Public in and for the State of Washington, personally appeared
Jacquelyne Doane, to me known to be
the individual(s) described in and who executed the within and foregoing instrument, and acknowledged that s/he/they signed the same as his/her/their free and voluntary act and deed, for the uses and
purposes therein mentioned.

WITNESS
my hand and official seal hereto affixed the day and year first as above written.

|                |  | /s/ Peter T. Crolius                            
|--------------- |  | ------------------------------------------------
|                |  | Name:                                           
|                |  | NOTARY PUBLIC in and for the State of Washington
|                |  | residing at                                     
|                |  | My appointment expires:                         
|[NOTARIAL SEAL] |  |                                                 

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EXHIBIT A to LeaseLEGAL DESCRIPTION

That portion of the southeast quarter of Section 29, Township 26 North, Range 5 East, W.M., described as follows: Lot 18 of Kirkland 405 Corporate
Center, a binding site plan, as per plat recorded in Volume 154, pages 58 through 64, records of King County; situate in the City of Kirkland, County of King, State of Washington.

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EXHIBIT B to LeaseDRAWING SHOWING LOCATION OF THE PREMISES

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[FLOOR PLAN OF BUILDING]

Second Floor Plan
NTS

|Kirkland 405 Corporate Center
Building T
12220 118th Ave. NE |  | Trammell Crow Company                    
|------------------------------------------------------------ |  | -----------------------------------------
|bldgF-flr1.dwg 03-24-00                                      |  | Marketing Representative:
Telephone:
Fax:

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EXHIBIT C to LeaseLISTING OF PLANS AND SPECIFICATIONS FOR TENANT IMPROVEMENTS

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EXHIBIT D to LeaseFORM OF MEMORANDUM OF COMMENCEMENT DATE

Rick and Jacquelyne Doane a married couple, as Landlord, and Rosetta lnpharmatics, lnc. as Tenant, executed that certain Net Lease Agreement dated as of
September 30, 2000 (the "Lease").

The
Lease contemplates that upon satisfaction of certain conditions Landlord and Tenant will agree and stipulate as to certain provisions of the Lease. All such conditions precedent
to that stipulation have been satisfied.

Landlord
and Tenant agree as follows:

1.  The
Commencement Date of the Lease is .

2.  The
Termination Date of the Lease is .

3.  The
Premises consist of  rentable square feet.

4.  Base
Rent is as follows:



5.  Tenant's
Pro Rata Share is  percent (%).

IN
WITNESS WHEREOF, the parties have caused this Memorandum to be duly executed as of ,
199.

|LANDLORD:                                   |  | TENANT
|------------------------------------------- |  | ------
|Rick and Jacquelyne Doane, a married couple |  |       
|By:                                         |  |       
|                                            |  |       
|Name:                                       |  |       
|                                            |  |       
|Its:                                        |  |       
|                                            |  |       

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EXHIBIT E to LeaseRULES AND REGULATIONS

1.  No
sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building or Land without the
prior written consent of the Landlord. Landlord shall have the right to remove, at Tenant's expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or
lettering on doors and walls shall be printed, painted, affixed or inscribed at the expense of Tenant by a person chosen by Landlord.

2.  If
Landlord objects in writing to any curtains, blinds, shades, screens or hanging plants or other similar objects attached to or used in connection with any window
or door of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything against or near glass partitions or
doors or windows which may appear unsightly from outside the Premises.

3.  Tenant
shall not obstruct any sidewalk, halls, passages, exits, entrances, elevators, escalators-, or stairways of the Building. The halls, passages, exits,
entrances, elevators, escalators and stairways are not open to the general public. Landlord shall in all cases retain the right to control and prevent access to such areas of all persons whose
presence in the judgment of Landlord would be prejudicial to the safety, character, reputation and interest of the Land, Building and the Building's tenants;provided
that, nothing in this Lease contained shall be construed to prevent such access to persons with whom any Tenant normally deals in the ordinary course of its business, unless
such persons are engaged in illegal activities. Tenant shall not go upon the roof of the Building.

4.  The
directory of the Building will be provided exclusively for the display of the name and location of tenants only, and Landlord reserves the right to exclude any
other names therefrom.

5.  All
cleaning and janitorial services for the Building and the Premises shall be provided exclusively through Landlord, and except with the written consent of
Landlord, no person or persons other than those approved by Landlord shall be employed by Tenant or permitted to enter the Building for the purpose of cleaning the same. Cleaning and janitorial
services shall be provided five (5) days per week. Tenant shall not cause any unnecessary labor by carelessness or indifference to the good order and cleanliness of the Premises. Landlord shall
not in any way be responsible to any Tenant for any loss of property on the Premises, however occurring, or for any damage to any Tenant's property by the janitor, any of Landlord's Agents or any
other person.

6.  Landlord
will furnish Tenant, free of charge, two (2) keys to each door lock in the Premises. Landlord may make a reasonable charge for any additional keys.
Tenant shall not make or have made additional keys, and Tenant shall not alter any lock or install a new additional lock or bolt on any door of its Premises. Tenant, upon the termination of its
tenancy, shall deliver to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall pay Landlord therefor.

7.  HVAC
service shall be provided to the Premises Monday through Friday from 7 a.m. to 6 p.m.

8.  If
Tenant requires telegraphic, telephonic, computer circuits, burglar alarm or similar services, it shall first obtain, and comply with, Landlord's instructions
for their installation, and shall pay the entire cost of such installation(s).

9.  Tenant
shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed to carry and which is allowed by
Governmental Requirements. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects
shall, if considered necessary by Landlord, stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment belonging to
Tenant, which cause

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noise or vibration that may be transmitted to the structure of the Building or to any space in the Building or to any other tenant in the Building, shall be placed and maintained by Tenant, at
Tenant's expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration. The persons employed to move such equipment in or out of the Building must be acceptable to
Landlord.
Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other
property shall be repaired at the expense of Tenant.

10. Tenant
shall not use or keep in the Premises any kerosene, gasoline or inflammable or combustible fluid or material other than those limited quantities permitted by
the Lease. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable
to Landlord or other occupants of the Building by reason of noise, odors or vibrations nor shall Tenant bring into or keep in or about the Premises any birds or animals.

11. Tenant
shall not use any method of heating or air-conditioning other than that supplied by Landlord.

12. Tenant
shall not waste any utility provided by Landlord and agrees to cooperate fully with Landlord to assure the most effective operation of the Building's heating
and air-conditioning and to comply with any governmental energy-saving rules, laws or regulations of which Tenant has actual notice.

13. Landlord
reserves the right, exercisable without notice and without liability to Tenant, to change the name and street address of the Building.

14. Landlord
reserves the right to exclude from the Building between the hours of 6 p.m. and 7 a.m. the following day, or such other hours as may be
established from time to time by Landlord, and on Sundays and legal holidays, any person unless that person is known to the person or employee in charge of the Building and has a pass or is properly
identified. Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons. Landlord shall not be liable for damages for any error
with regard to the admission to or exclusion from the Building of any person. Landlord reserves the right to prevent access to the Building in case of invasion, mob, riot, public excitement or other
commotion by closing the doors or by other appropriate action.

15. Tenant
shall close and lock the doors of its Premises and entirely shut off all water faucets or other water apparatus, and electricity, gas or air outlets before
Tenant and its employees leave the Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the Building or by Landlord for noncompliance with this
rule.

16. Tenant
shall not obtain for use on the Premises ice, drinking water, food, beverage, towel or other similar services, except at such hours and under such
regulations as may be fixed by Landlord.

17. The
toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign
substance of any kind whatsoever shall be deposited in them. The expenses of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by Tenant if it or its employees
or invitees shall have caused it.

18. Tenant
shall not sell, or permit the sale at retail, of newspapers, magazines, periodicals, theater tickets or any other goods or merchandise to the general public
in or on the Premises. Tenant shall not make any room-to-room solicitation of business from other tenants in the Building. Tenant shall not use the Premises for any business or
activity other than that specifically provided for in the Lease.

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19. Tenant shall not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building. Tenant shall not interfere with
radio or television broadcasting or reception from or in the Building or elsewhere.

20. Tenant
shall not mark, drive nails, screws or drill into the partitions, woodwork or plaster or in any way deface the Premises. Landlord reserves the right to
direct electricians as to where and how telephone and telegraph wires are to be introduced to the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to
the floor of the Premises in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule.

21. Tenant
shall not install, maintain or operate upon the Premises any vending machine without the written consent of Landlord.

22. Canvassing,
soliciting and distribution of handbills or any other written material, and peddling in the Building or Land are prohibited, and Tenant shall cooperate
to prevent the same.

23. Landlord
reserves the right to exclude or expel from the Building and Land any person who, in Landlord's judgment, is intoxicated, under the influence of liquor or
drugs or in violation of any of these Rules and Regulations.

24. Tenant
shall store all of its trash and garbage within the Premises. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of
in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord.

25. The
Premises shall not be used for lodging or any improper or immoral or objectionable purpose. No cooking shall be done or permitted by Tenant, except that use by
Tenant of Underwriters' Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted; provided that, such equipment and its use is in accordance with
all Governmental Requirements.

26. Tenant
shall not use in the Premises or in the public halls of the Building any hand truck except those equipped with rubber tires and side guards or such other
material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building.

27. Without
the prior written consent of Landlord, Tenant shall not use the name of the Building in connection with or in promoting or advertising the business of
Tenant except as Tenant's address.

28. Tenant
shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency.

29. Tenant
assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of
entry to the Premises closed.

30. The
requirements of Tenant will be attended to only upon appropriate application to the Manager of the Building by an authorized individual. Employees of Landlord
are not required to perform any work or do anything outside of their regular duties unless under special instructions from Landlord, and no employee of Landlord is required to admit Tenant to any
space other than the Premises without specific instructions from Landlord.

31. Tenant
shall not park its vehicles in any parking areas designated by Landlord as areas for parking by visitors to the Building or Land. Tenant shall not leave
vehicles in the parking areas overnight nor
park any vehicles in the Building parking areas other than automobiles, motorcycles, motor driven or nonmotor driven bicycles or four-wheeled trucks.

32. Landlord
may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by Landlord shall be construed
as a waiver of such

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Rules and Regulations in favor of any other person, nor prevent Landlord from thereafter revoking such waiver and enforcing any such Rules and Regulations against any or all of the tenants of the
Building.

33. These
Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the covenants and conditions of any
lease of premises in the Building. If any provision of these Rules and Regulations conflicts with any provision of the Lease, the terms of the Lease shall prevail.

34. Landlord
reserves the right to make such other and reasonable Rules and Regulations as, in its judgment, may from time to time be needed for safety and security,
the care and cleanliness of the Building and Land and the preservation of good order in the Building. Tenant agrees to abide by all and Tenant's Agents.

EXHIBIT F

Provided Tenant is in all other respects in compliance with the terms of the Lease, Tenant shall have the right to renew the Lease for two
(2) 12 month periods by providing Landlord with 120 days prior written notice. All terms and conditions of the Lease shall remain in effect other than Base Rent, which shall be
adjusted to then-current market rates for similar office buildings in the Kirkland/Eastside market.

The term "market rate" shall mean rent obtained for comparable space of similar size and location in comparable buildings in Kirkland or
comparable eastside areas as of the date such determination is made. Landlord and Tenant shall use good faith efforts to agree on the then-current market rate within thirty
(30) days after exercise by Tenant of its option to extend. If Landlord and Tenant cannot agree on the market rate, the parties shall submit the determination of market rate to be resolved by
arbitration, in accordance with the following procedure. Landlord and Tenant shall mutually agree to
appoint one (1) independent arbitrator. who shall be appointed within forty-five (45) days after exercise by Tenant of its option to extend. Failing such agreement, either
Landlord or Tenant shall have the right to petition for the appointment of the arbitrator by the Presiding Judge of the Superior Court of King County. The arbitrator shall be a licensed MAI appraiser
or a commercial real estate agent with at least five (5) years' experience in the Eastside commercial leasing market. Within ten (10) days after the appointment of the arbitrator, Tenant
and Landlord shall each submit to the arbitrator (and one another) their written opinion regarding market rate, as defined above. Within ten (10) days after the arbitrator's receipt of the last
such opinion, the arbitrator shall decide which of the two opinions most accurately reflects market rate. Such selected opinion shall be the market rate for purposes of this Lease and the selection by
the arbitrator shall be final and binding upon the Parties. The arbitrator must select one of the two alternative opinions and may not select any other alternatives. The cost of the arbitrator shall
be split equally between Landlord and Tenant.

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EXHIBIT G

Provided Tenant is in all other respects in compliance with the terms of this Lease, Tenant shall have the Right of First Refusal on any additional space in
the Building that becomes available for lease under the same terms and conditions as the Lease with the exception of Base Rent, which shall be adjusted to then-current market rates for
similar buildings in the Kirkland/Eastside market. The Right of First Refusal shall terminate following the 48th month of the Lease Term.

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Trammell Crow Company

January 3,
2001

Mike
Mabrito
Rosetta Inpharmatics, Inc.
12040 115th Avenue NE
Kirkland, WA 98034

Dear
Mike:

Enclosed
for your files is one (1) fully-executed original Lease Agreement between R. Doane (et. al.) and Rosetta Inpharmatics, Inc. Please provide the letter of credit as soon as
possible.

Please
call me if you have questions. Thank you for your assistance.

Sincerely,

/s/
Peter Crolius

Peter
Crolius
Brokerage Services

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