Exhibit 10.25



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LEASE AGREEMENT



BY AND BETWEEN



HARBOR INVESTMENT PARTNERS,

a California general partnership



As LANDLORD



and



COPPER MOUNTAIN NETWORKS, INC.,

a Delaware corporation



As TENANT



Dated February 14, 2000



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TABLE OF CONTENTS



|                        |  |                                     |  |     
|----------------------- |  | ----------------------------------- |  | ----
|                        |  |                                     |  | Page
|Basic Lease Information |  | iv                                 
|                        |  |                                    
|1.                      |  | Demise                              |  | 1   
|                        |  |                                    
|2.                      |  | Premises                            |  | 1   
|                        |  |                                    
|3.                      |  | Term                                |  | 2   
|                        |  |                                    
|4.                      |  | Rent                                |  | 2   
|                        |  |                                    
|5.                      |  | Utility Expenses                    |  | 8   
|                        |  |                                    
|6.                      |  | Late Charge                         |  | 9   
|                        |  |                                    
|7.                      |  | Security Deposit                    |  | 9   
|                        |  |                                    
|8.                      |  | Letter of Credit                    |  | 9   
|                        |  |                                    
|9.                      |  | Possession                          |  | 11  
|                        |  |                                    
|10.                     |  | Use of Premises                     |  | 11  
|                        |  |                                    
|11.                     |  | Acceptance of Premises              |  | 13  
|                        |  |                                    
|12.                     |  | Surrender                           |  | 13  
|                        |  |                                    
|13.                     |  | Alterations and Additions           |  | 14  
|                        |  |                                    
|14.                     |  | Maintenance and Repairs of Premises |  | 16  
|                        |  |                                    
|15.                     |  | Landlords Insurance                |  | 17  
|                        |  |                                    
|16.                     |  | Tenants Insurance                  |  | 17  
|                        |  |                                    
|17.                     |  | Indemnification                     |  | 18  
|                        |  |                                    
|18.                     |  | Subrogation                         |  | 19  
|                        |  |                                    
|19.                     |  | Signs                               |  | 20  
|                        |  |                                    
|20.                     |  | Free From Liens                     |  | 20  
|                        |  |                                    
|21.                     |  | Entry By Landlord                   |  | 20  
|                        |  |                                    
|22.                     |  | Destruction and Damage              |  | 21  





i



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|    |  |                                                  |  |   
|--- |  | ------------------------------------------------ |  | --
|23. |  | Condemnation                                     |  | 23
|    |  |                                                 
|24. |  | Assignment and Subletting                        |  | 24
|    |  |                                                 
|25. |  | Tenants Default                                 |  | 27
|    |  |                                                 
|26. |  | Landlords Remedies                              |  | 29
|    |  |                                                 
|27. |  | Landlords Right to Perform Tenants Obligations |  | 31
|    |  |                                                 
|28. |  | Attorneys Fees                                  |  | 32
|    |  |                                                 
|29. |  | Taxes                                            |  | 32
|    |  |                                                 
|30. |  | Effect of Conveyance                             |  | 32
|    |  |                                                 
|31. |  | Tenants Estoppel Certificate                    |  | 33
|    |  |                                                 
|32. |  | Subordination                                    |  | 33
|    |  |                                                 
|33. |  | Environmental Covenants                          |  | 34
|    |  |                                                 
|34. |  | Notices                                          |  | 37
|    |  |                                                 
|35. |  | Waiver                                           |  | 37
|    |  |                                                 
|36. |  | Holding Over                                     |  | 37
|    |  |                                                 
|37. |  | Successors and Assigns                           |  | 38
|    |  |                                                 
|38. |  | Time                                             |  | 38
|    |  |                                                 
|39. |  | Brokers                                          |  | 38
|    |  |                                                 
|40. |  | Limitation of Liability                          |  | 38
|    |  |                                                 
|41. |  | Financial Statements                             |  | 39
|    |  |                                                 
|42. |  | Rules and Regulations                            |  | 39
|    |  |                                                 
|43. |  | Mortgagee Protection                             |  | 39
|    |  |                                                 
|44. |  | Entire Agreement                                 |  | 40
|    |  |                                                 
|45. |  | Interest                                         |  | 40
|    |  |                                                 
|46. |  | Construction                                     |  | 40
|    |  |                                                 
|47. |  | Representations and Warranties of Tenant         |  | 40





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|    |  |                   |  |   
|--- |  | ----------------- |  | --
|48. |  | Security          |  | 41
|    |  |                  
|49. |  | Jury Trial Waiver |  | 41
|    |  |                  
|50. |  | Option to Renew   |  | 41



|        |  |                                                       
|------- |  | ------------------------------------------------------
|Exhibit |  |                                                       
|A       |  | Diagram of the Premises                               
|B       |  | Tenant Improvements                                   
|B-l     |  | Final Plans and Specifications for Tenant Improvements
|C       |  | Commencement and Expiration Date Memorandum           
|D       |  | Rules and Regulations                                 
|E       |  | Hazardous Materials Disclosure Certificate            



iii



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LEASE AGREEMENT



BASIC LEASE INFORMATION



|                                           |  |                                                                                                                                                                                    
|------------------------------------------ |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|Lease Date:                                |  | February 14, 2000                                                                                                                                                                  
|                                           | 
|Landlord:                                  |  | HARBOR INVESTMENT PARTNERS, a California general partnership                                                                                                                       
|                                           | 
|Landlords Address:                        |  | c/o UBS Brinson Realty Investors LLC                                                                                                                                               
|                                           |  | 455 Market Street, Suite 1540 San Francisco, California 94105 Attention:    Asset Manager,                                                                                         
|                                           |  | The Harbor Business Park                                                                                                                                                           
|                                           | 
|                                           |  | All notices sent to Landlord under this Lease shall be sent to the above address, with copies to:                                                                                  
|                                           | 
|                                           |  | Insignia/ESG of California, Inc.                                                                                                                                                   
|                                           |  | 160 West Santa Clara Street, Suite 1350 San Jose, California 95113 Attention:    Property Manager,                                                                                 
|                                           |  | The Harbor Business Park                                                                                                                                                           
|                                           | 
|Tenant:                                    |  | COPPER MOUNTAIN NETWORKS, INC., a Delaware corporation                                                                                                                             
|                                           | 
|Tenants Contact Person:                   |  | Richard Gilbert                                                                                                                                                                    
|                                           | 
|Tenants Address:                          |  | 1850 Embarcadero Road                                                                                                                                                              
|                                           |  | Palo Alto, California 94303                                                                                                                                                        
|                                           | 
|Premises Square Footage:                   |  | Approximately Twenty One Thousand Eight Hundred Seventy Four (21,874) rentable square feet                                                                                         
|                                           | 
|Premises Address:                          |  | 1850 Embarcadero Road Palo Alto,
California                                                                                                                                        
|                                           | 
|Project:                                   |  | The Harbor Business Park, 18001858 Embarcadero Road and 24452465 Faber Place, Palo Alto, California, together with the land on which the Project is situated and all Common
Areas
|                                           | 
|Building (if not the same as the Project): |  | 1850 Embarcadero Road Palo Alto,
California                                                                                                                                        



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|                                                                     |  |                                                                                                                      |  |         |  |                  |  |                 
|-------------------------------------------------------------------- |  | -------------------------------------------------------------------------------------------------------------------- |  | ------- |  | ---------------- |  | ----------------
|Tenants Proportionate Share of Project:                             |  | 8.44%                                                                                                               
|                                                                     | 
|Tenants Proportionate Share of Building:                            |  | 100%                                                                                                                
|                                                                     | 
|Length of Term:                                                      |  | Eighty-four (84) months                                                                                             
|                                                                     | 
|Estimated Commencement Date:                                         |  | June 1, 2000                                                                                                        
|                                                                     | 
|Estimated Expiration Date:                                           |  | May 31, 2007                                                                                                        
|                                                                     |  |                                                                                                                      |  |        
|Monthly Base Rent:                                                   |  | Months                                                                                                               |  | Sq. Ft. |  | Monthly BaseRate |  | Monthly BaseRent
|                                                                     |  | 112                                                                                                                 |  | 21,874  |  | x $4.10          |  | =$89,683.40     
|                                                                     |  | 1324                                                                                                                |  | 21,874  |  | x $4.26          |  | =$93,183.24     
|                                                                     |  | 2536                                                                                                                |  | 21,874  |  | x $4.43          |  | =$96,901.82     
|                                                                     |  | 3748                                                                                                                |  | 21,874  |  | x $4.61          |  | =$100,839.14    
|                                                                     |  | 4960                                                                                                                |  | 21,874  |  | x $4.80          |  | =$104,995.20    
|                                                                     |  | 6172                                                                                                                |  | 21,874  |  | x $4.98          |  | =$108,932.52    
|                                                                     |  | 7384                                                                                                                |  | 21,874  |  | x $5.18          |  | =$113,307.32    
|                                                                     | 
|Prepaid Base Rent:                                                   |  | Eighty-Nine Thousand Six Hundred Eighty-Three and 40/100 Dollars ($89,683.40)                                       
|                                                                     | 
|Prepaid Additional Rent:                                             |  | Ten Thousand Two Hundred Seventy-Four Dollars ($10,274.00)                                                          
|                                                                     | 
|Month to which Prepaid Base Rent andAdditional Rent will be Applied: |  | First (1st) month of the Term                                                                                       
|                                                                     | 
|Security Deposit:                                                    |  | One Hundred Thousand Dollars ($100,000.00)                                                                          
|                                                                     | 
|Letter of Credit:                                                    |  | Two Hundred Thousand Dollars ($200,000.00)                                                                          
|                                                                     | 
|Permitted Use:                                                       |  | General office, sales and marketing, and research and development for developer of network communications products. 
|                                                                     | 
|Unreserved Parking Spaces:                                           |  | Sixty-nine (69) nonexclusive and undesignated parking spaces                                                        
|                                                                     | 
|Brokers:                                                             |  | BT Commercial (Landlords Broker) Cornish & Carey Commercial (Tenants Broker)                                      
|                                                                     | 
|Tenant Improvements Allowance:                                       |  | One Hundred Ninety Six Thousand Eight Hundred Sixty-Six Dollars ($196,866.00) (viz., $9.00 per rentable square foot)





v



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LEASE AGREEMENT



THIS LEASE AGREEMENT is made and
entered into by and between Landlord and Tenant on the Lease Date. The defined terms used in this Lease which are defined in the Basic Lease Information attached to this Lease Agreement (BasicLease Information) shall have
the meaning and definition given them in the Basic Lease Information. The Basic Lease Information, the exhibits, the addendum or addenda described in the Basic Lease Information, and this Lease Agreement are and shall be construed as a single
instrument and are referred to herein as the Lease.



1.
DEMISE



In consideration for the rents and
all other charges and payments payable by Tenant, and for the agreements, terms and conditions to be performed by Tenant in this Lease, LANDLORD DOES HEREBY LEASE TO
TENANT, AND TENANT DOES HEREBY HIRE AND TAKE FROM LANDLORD, the Premises described below (the
Premises),upon the agreements, terms and conditions of this Lease for the Term hereinafter stated.



2. PREMISES



The Premises demised by this Lease is located in that certain building (the Building)specified in the Basic Lease Information, which
Building is located in that certain real estate development (the Project) specified in the Basic Lease Information. The Premises has the address and contains the square footage specified in the Basic Lease Information. The
location and dimensions of the Premises are depicted on Exhibit A,which is attached hereto and incorporated herein by this reference; provided, however, that any statement of square footage set forth in
this Lease, or that may have been used in calculating any of the economic terms hereof, is an approximation which Landlord and Tenant agree is reasonable and, except as expressly set forth in Paragraph 4(d)(iii) below, no economic terms based
thereon shall be subject to revision whether or not the actual square footage is more or less. Tenant shall have the non-exclusive right (in common with the other tenants, Landlord and any other person granted use by Landlord) to use the Common
Areas (as hereinafter defined), except that, with respect to parking, Tenant shall have only a license to use the number of non-exclusive and undesignated parking spaces set forth in the Basic Lease Information in the Projects parking areas
(the ParkingAreas); provided, however, that Landlord shall not be required to enforce Tenants right to use such parking spaces; and provided, further, that the number of parking spaces allocated to Tenant hereunder
shall be reduced on a proportionate basis in the event any of the parking spaces in the Parking Areas are taken or otherwise eliminated as a result of any Condemnation (as hereinafter defined) or casualty event affecting such Parking Areas. No
easement for light or air is incorporated in the Premises. For purposes of this Lease, the term Common Areasshall mean all areas and facilities outside the Premises and within the exterior boundary line of the Project that are
provided and designated by Landlord for the non-exclusive use of Landlord, Tenant and other tenants of the Project and their respective employees, guests and invitees.



The Premises demised by this Lease shall include the Tenant Improvements (as that term is defined in
Exhibit Bhereto) to be constructed by Landlord within the interior of the Premises.



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Landlord shall construct the Tenant Improvements on the terms and conditions set forth in Exhibit
B.Landlord and Tenant agree to and shall be bound by the terms and conditions of Exhibit B.



Landlord has the right, in its sole discretion, from time to time, to: (a) make changes to the Common Areas, including, without limitation, changes in the
location, size, shape and number of driveways, entrances, parking spaces, parking areas, ingress, egress, direction of driveways, entrances, corridors and walkways; (b) close temporarily any of the Common Areas for maintenance purposes so long as
reasonable access to the Premises remains available; (c) add additional buildings and improvements to the Common Areas or remove existing buildings or improvements therefrom; (d) use the Common Areas while engaged in making additional improvements,
repairs or alterations to the Project or any portion thereof; and (e) do and perform any other acts or make any other changes in, to or with respect to the Common Areas and the Project as Landlord may, in its sole discretion, deem to be appropriate.
Landlord shall use reasonable efforts to minimize any disruption to Tenants business and to avoid reducing the number of parking spaces available to Tenant during the making of any such modifications.



3. TERM



The term of this Lease (the Term) shall be for the period of months specified in the Basic Lease
Information, commencing on the earliest to occur of the following dates (the Commencement Date):



(a) The date the Tenant Improvements are approved by the appropriate governmental agency as being in accordance with its building code and the building
permit issued for such improvements, as evidenced by the issuance of a final building inspection approval, and Landlord has delivered possession of the Premises to Tenant; or



(b) The date Landlords architect and general contractor have both certified in writing to Tenant that the Tenant
Improvements have been substantially completed in accordance with the plans and specifications therefor and Landlord has delivered possession of the Premises to Tenant; or



(c) The date Tenant commences occupancy of the Premises.



In the event the actual Commencement Date, as determined pursuant to the foregoing, is a date other than the Estimated
Commencement Date specified in the Basic Lease Information, then Landlord and Tenant shall promptly execute a Commencement and Expiration Date Memorandum in the form attached hereto as Exhibit C,wherein the parties shall
specify the Commencement Date and the date on which the Term expires (the Expiration Date).



4. RENT



(a) Base Rent.Tenant shall pay to Landlord, in advance on the first day of each month, without further notice or demand and without offset, rebate, credit or deduction for any reason whatsoever, the monthly installments of
rent specified in the Basic Lease Information (the Base Rent).



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Upon execution of this Lease, Tenant shall pay to Landlord the Prepaid Base Rent and first monthly
installment of estimated Additional Rent (as hereinafter defined) specified in the Basic Lease Information to be applied toward Base Rent and Additional Rent for the month of the Term specified in the Basic Lease Information.



(b) Additional Rent.This Lease is intended to be
a triple-net Lease with respect to Landlord; and subject to Paragraph 14(b) below, the Base Rent owing hereunder is (i) to be paid by Tenant absolutely net of all costs and expenses relating to Landlords ownership and operation of the Project
and the Building, and (ii) not to be reduced, offset or diminished, directly or indirectly, by any cost, charge or expense payable hereunder by Tenant or by others in connection with the Premises, the Building and/or the Project or any part thereof.
The provisions of this Paragraph 4(b) for the payment of Tenants Proportionate Share(s) of Expenses (as hereinafter defined) are intended to pass on to Tenant its share of all such costs and expenses. In addition to the Base Rent, Tenant shall
pay to Landlord, in accordance with this Paragraph 4, Tenants Proportionate Share(s) of all costs and expenses paid or incurred by Landlord in connection with the ownership, operation, maintenance, management and repair of the Premises, the
Building and/or the Project or any part thereof (collectively, the Expenses), including, without limitation, all the following items (the Additional Rent):



(i) Taxes and Assessments.All real estate taxes and assessments,
which shall include any form of tax, assessment, fee, license fee, business license fee, levy, penalty (if a result of Tenants delinquency), or tax (other than net income, estate, succession, inheritance, transfer or franchise taxes), imposed
by any authority having the direct or indirect power to tax, or by any city, county, state or federal government or any improvement or other district or division thereof, whether such tax is: (A) determined by the area of the Premises, the Building
and/or the Project or any part thereof, or the Rent and other sums payable hereunder by Tenant or by other tenants, including, but not limited to, any gross income or excise tax levied by any of the foregoing authorities with respect to receipt of
Rent and/or other sums due under this Lease; (B) upon any legal or equitable interest of Landlord in the Premises, the Building and/or the Project or any part thereof; (C) upon this transaction or any document to which Tenant is a party creating or
transferring any interest in the Premises, the Building and/or the Project; (D) levied or assessed in lieu of, in substitution for, or in addition to, existing or additional taxes against the Premises, the Building and/or the Project, whether or not
now customary or within the contemplation of the parties; or (E) surcharged against the parking area. Tenant and Landlord acknowledge that Proposition 13 was adopted by the voters of the State of California in the June, 1978 election and that
assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such purposes as fire protection, street, sidewalk, road, utility construction and maintenance, refuse removal and for other governmental services which may
formerly have been provided without charge to property owners or occupants. It is the intention of the parties that all new and increased assessments, taxes, fees, levies and charges due to any cause whatsoever are to be included within the
definition of real property taxes for purposes of this Lease. Taxes and assessments shall also include legal and consultants fees, costs and disbursements incurred in connection with proceedings to contest, determine or
reduce taxes, Landlord specifically reserving the right, but not the obligation, to contest by appropriate legal proceedings the amount or validity of any taxes. Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be
required to pay any portion of any real estate taxes or assessments in excess of the amount which would be payable if the taxes or assessments were paid in semi-annual installments in accordance with applicable Laws (as hereinafter defined).



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(ii) Insurance.All insurance premiums for the Building and/or the Project or any part thereof,
including premiums for all risk fire and extended coverage insurance, commercial general liability insurance, rent loss or abatement insurance, earthquake insurance, flood or surface water coverage, and other insurance as Landlord deems
necessary in its sole discretion, and any deductibles paid under policies of any such insurance.



(iii) Utilities.The cost of all Utilities (as hereinafter defined) serving the Premises, the Building and the Project that are not separately
metered to Tenant, any assessments or charges for Utilities or similar purposes included within any tax bill for the Building or the Project, including, without limitation, entitlement fees, allocation unit fees, and/or any similar fees or charges
and any penalties (if a result of Tenants delinquency) related thereto, and any amounts, taxes, charges, surcharges, assessments or impositions levied, assessed or imposed upon the Premises, the Building or the Project or any part thereof, or
upon Tenants use and occupancy thereof, as a result of any rationing of Utility services or restriction on Utility use affecting the Premises, the Building and/or the Project, as contemplated in Paragraph 5 below (collectively,
Utility Expenses).



(iv) Common Area
Expenses.All costs to operate, maintain, repair, replace, supervise, insure and administer the Common Areas, including supplies, materials, labor and equipment used in or related to the operation and maintenance of the Common Areas, including
parking areas (including, without limitation, all costs of resurfacing and restriping parking areas), signs and directories on the Building and/or the Project, landscaping (including maintenance contracts and fees payable to landscaping
consultants), amenities, sprinkler systems, sidewalks, walkways, driveways, curbs, lighting systems and security services, if any, provided by Landlord for the Common Areas.



(v) Parking Charges.Any parking charges or other costs levied, assessed or imposed by, or at the direction of, or
resulting from statutes or regulations, or interpretations thereof, promulgated by any governmental authority or insurer in connection with the use or occupancy of the Building or the Project.



(vi) Maintenance and Repair Costs.Except for costs which are the
responsibility of Landlord pursuant to Paragraph 14(b) below, all costs to maintain, repair, and replace the Premises, the Building and/or the Project or any part thereof, including, without limitation, (A) all costs paid under maintenance,
management and service agreements such as contracts for janitorial, security and refuse removal, (B) all costs to maintain, repair and replace the roof membrane and coverings of the Building or the Project or any part thereof, (C) all costs to
maintain, repair and replace the heating, ventilating, air conditioning, plumbing, sewer, drainage, electrical, fire protection, life safety and security systems and other mechanical and electrical systems and equipment serving the Premises, the
Building and/or the Project or any part thereof (collectively, the Systems), and (D) all costs and expenses incurred in causing the Project to be Year 2000 Compliant (as defined below). Year2000
Compliantshall mean that all Systems containing or using computers or other information technology will function without material error or interruption resulting from the date change from year 1999 to year 2000, to the extent that
information technology of third parties properly communicates date/time data with the Systems.



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(vii) Life Safety Costs.All costs to install, maintain, repair and replace all life safety
systems, including, without limitation, all fire alarm systems, serving the Premises, the Building and/or the Project or any part thereof (including all maintenance contracts and fees payable to life safety consultants) whether such systems are or
shall be required by Landlords insurance carriers, Laws (as hereinafter defined) or otherwise.



(viii) Management and Administration.All costs for management and administration of the Premises, the Building and/or the Project or any part
thereof, including, without limitation, a property management fee, accounting, auditing, billing, postage, salaries and benefits for clerical and supervisory employees, whether located on the Project or off-site, payroll taxes and legal and
accounting costs and fees for licenses and permits related to the ownership and operation of the Project.



Notwithstanding anything in this Paragraph 4(b) to the contrary, with respect to all sums payable by Tenant as Additional Rent under this Paragraph 4(b)
for the replacement of any item or the construction of any new item in connection with the physical operation of the Premises, the Building or the Project (e.g.,HVAC, roof membrane or coverings and parking area) which is a capital item the
replacement of which would be capitalized under generally accepted accounting principles consistently applied (GAAP),Tenant shall be required to pay only the prorata share of the cost of the item falling due within the Term
(including any Renewal Term) based upon the amortization of the same over the useful life of such item, as reasonably determined in accordance with GAAP. Without limiting the foregoing, the costs of Landlords Work (as defined in Exhibit
Bhereto) shall be amortized over a useful life of fifteen (15) years and charged to Tenant as Additional Rent under this Paragraph 4(b).



(c) Exclusions from Additional Rent.Notwithstanding anything to the contrary contained in Paragraph 4(b) above, the following
items shall be specifically excluded from the definition of Expenses:



(i) Leasing commissions, attorneys fees, costs, disbursements, and other expenses incurred in connection with negotiations or disputes with tenants, or in connection with leasing, renovating, or improving space
for tenants or other occupants or prospective tenants or other occupants of the Building or Project.



(ii) The cost of any service sold to any tenant (including Tenant) or other occupant for which Landlord is actually reimbursed as an additional charge or
rental over and above the basic rent and escalations payable under the lease with that tenant.



(iii) Any depreciation on the Building or Project.



(iv) Expenses in connection with services or other benefits of a type that are not provided to Tenant but which are provided to and actually paid for by another tenant or occupant of the Building or Project.



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(v) Costs incurred due to Landlords intentional violation of any terms or conditions of this Lease
or any other lease relating to the Building or Project.



(vi)
All interest, loan fees, and other carrying costs related to any mortgage or deed of trust encumbering the Project, and all rental and other amounts payable due under any ground affecting the Project.



(vii) Any compensation paid to clerks, attendants, or other persons in
commercial concessions operated by Landlord.



(viii) Costs of
repairs and other work occasioned by fire, windstorm, or other casualty of an insurable nature.



(ix) Costs for sculpture, paintings, or other objects of art (nor insurance thereon or extraordinary security in connection therewith).



(x) Wages, salaries, or other compensation paid to any executive employees
above the grade of senior property manager.



(xi) The cost of
containing, removing, or otherwise remediating any contamination of the Property (including the underlying land and ground water) by any toxic or hazardous materials (including, without limitation, asbestos and PCBs); provided, however,
that nothing contained herein shall limit or affect Tenants obligations under Paragraph 33 below.



(d) Payment of Additional Rent.



(i) Upon commencement of this Lease, Landlord shall submit to Tenant an estimate of monthly Additional Rent for the period between the Commencement Date
and the following December 31 and Tenant shall pay such estimated Additional Rent on a monthly basis, in advance, on the first day of each month. Tenant shall continue to make said monthly payments until notified by Landlord of a change therein. If
at any time or times Landlord reasonably determines that the amounts payable under Paragraph 4(b) for the current year will vary from Landlords estimate given to Tenant, Landlord, by notice to Tenant, may revise the estimate for such year, and
subsequent payments by Tenant for such year shall be based upon such revised estimate. By April 1 of each calendar year, Landlord shall endeavor to provide to Tenant a statement (Expense Statement)showing the actual
Additional Rent due to Landlord for the prior calendar year, to be prorated during the first year from the Commencement Date. If the total of the monthly payments of Additional Rent that Tenant has made for the prior calendar year is less than the
actual Additional Rent chargeable to Tenant for such prior calendar year, then Tenant shall pay the difference in a lump sum within ten (10) days after receipt of such Expense Statement from Landlord. Any overpayment by Tenant of Additional Rent for
the prior calendar year shall be credited towards the Additional Rent next due.



(ii) Landlords then-current annual operating and capital budgets for the Building and the Project or the pertinent part thereof shall be used for purposes of calculating Tenants monthly payment of
estimated Additional Rent for the current year, subject to adjustment as provided above. Landlord shall make the final determination of Additional Rent for the year in which this Lease terminates as soon as possible after termination of such year.
Even though the



6



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Term has expired and Tenant has vacated the Premises, Tenant shall remain liable for payment of any amount due to
Landlord in excess of the estimated Additional Rent previously paid by Tenant, and, conversely, Landlord shall promptly return to Tenant any overpayment. Failure of Landlord to submit Expense Statements as called for herein shall not be deemed a
waiver of Tenants obligation to pay Additional Rent as herein provided.



(iii) With respect to Expenses which Landlord allocates to the Building, Tenants Proportionate Shareshall be the percentage set forth in the Basic Lease Information as Tenants
Proportionate Share of the Building, as adjusted by Landlord from time to time for a remeasurement of or changes in the physical size of the Premises or the Building, whether such changes in size are due to an addition to or a sale or conveyance of
a portion of the Building or otherwise. With respect to Expenses which Landlord allocates to the Project as a whole or to only a portion of the Project, Tenants Proportionate Shareshall be, with respect to Expenses which
Landlord allocates to the Project as a whole, the percentage set forth in the Basic Lease Information as Tenants Proportionate Share of the Project and, with respect to Expenses which Landlord allocates to only a portion of the Project, a
percentage calculated by Landlord from time to time in its reasonable discretion and furnished to Tenant in writing, in either case as adjusted by Landlord from time to time for a remeasurement of or changes in the physical size of the Premises or
the Project, whether such changes in size are due to an addition to or a sale or conveyance of a portion of the Project or otherwise. Notwithstanding the foregoing, Landlord may equitably adjust Tenants Proportionate Share(s) for all or part
of any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Building and/or the Project or that varies with the occupancy of the Building and/or the
Project. Without limiting the generality of the foregoing, Tenant understands and agrees that Landlord shall have the right to adjust Tenants Proportionate Share(s) of any Utility Expenses based upon Tenants use of the Utilities or
similar services as reasonably estimated and determined by Landlord based upon factors such as size of the Premises and intensity of use of such Utilities by Tenant such that Tenant shall pay the portion of such charges reasonably consistent with
Tenants use of such Utilities and similar services. If Tenant disputes any such estimate or determination of Utility Expenses, then Tenant shall either pay the estimated amount or cause the Premises to be separately metered at Tenants
sole expense.



(e) Audit Rights.Provided that
Tenant is not in Default under the terms of this Lease (nor is any event then occurring and continuing which with the giving of notice or the passage of time, or both, would constitute a Default hereunder), Tenant shall have the right at its sole
expense within thirty (30) days after the delivery of the applicable Expense Statement to review and audit Landlords books and records regarding such Expense Statement for the sole purpose of determining the accuracy of such Expense Statement.
Such review or audit shall be performed by a nationally recognized accounting firm that calculates its fees with respect to hours actually worked and that does not discount its time or rate (as opposed to a calculation based upon percentage of
recoveries or other incentive arrangement), shall take place during normal business hours in the office of Landlord or Landlords property manager and shall be completed within three (3) business days after the commencement thereof. If Tenant
does not so review or audit Landlords books and records, Landlords Expense Statement shall be final and binding upon Tenant. In the event that Tenant determines on the basis of its review of Landlords books and records that the
amount of Expenses paid by Tenant pursuant to this



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Paragraph 4 for the period covered by such Expense Statement is less than or greater than the actual amount properly
payable by Tenant under the terms of this Lease, Tenant shall promptly pay any deficiency to Landlord or, if Landlord concurs with the results of such audit, Landlord shall promptly refund any excess payment to Tenant, as the case may be.



(f) General Payment Terms.The Base Rent,
Additional Rent and all other sums payable by Tenant to Landlord hereunder, including, without limitation, any late charges assessed pursuant to Paragraph 6 below and any interest assessed pursuant to Paragraph 45 below, are referred to as the
Rent.All Rent shall be paid without deduction, offset or abatement in lawful money of the United States of America. Checks are to be made payable to Harbor Investment Partners and shall be mailed to: Dept. No. 66218, El Monte,
California 91735-6128 or to such other person or place as Landlord may, from time to time, designate to Tenant in writing. The Rent for any fractional part of a calendar month at the commencement or termination of the Lease term shall be a prorated
amount of the Rent for a full calendar month based upon a thirty (30) day month.



5. UTILITY EXPENSES



(a) Tenant shall pay the cost of all water, sewer use, sewer discharge fees and permit costs and sewer connection fees, gas, heat, electricity, refuse pick-up, janitorial service, telephone and all materials and services or other utilities
(collectively, Utilities) billed or metered separately to the Premises and/or Tenant, together with all taxes, assessments, charges and penalties added to or included within such cost. Tenant acknowledges that the Premises, the
Building and/or the Project may become subject to the rationing of Utility services or restrictions on Utility use as required by a public utility company, governmental agency or other similar entity having jurisdiction thereof. Tenant acknowledges
and agrees that its tenancy and occupancy hereunder shall be subject to such rationing or restrictions as may be imposed upon Landlord, Tenant, the Premises, the Building and/or the Project, and Tenant shall in no event be excused or relieved from
any covenant or obligation to be kept or performed by Tenant by reason of any such rationing or restrictions. Tenant agrees to comply with energy conservation programs implemented by Landlord consistent with such imposed rationing, restrictions or
Laws.



(b) Landlord shall not be liable for any loss, injury or
damage to property caused by or resulting from any variation, interruption, or failure of Utilities due to any cause whatsoever, or from failure to make any repairs or perform any maintenance. No temporary interruption or failure of such services
incident to the making of repairs, alterations, improvements, or due to accident, strike, or conditions or other events shall be deemed an eviction of Tenant or relieve Tenant from any of its obligations hereunder. In no event shall Landlord be
liable to Tenant for any damage to the Premises or for any loss, damage or injury to any property therein or thereon occasioned by bursting, rupture, leakage or overflow of any plumbing or other pipes (including, without limitation, water, steam,
and/or refrigerant lines), sprinklers, tanks, drains, drinking fountains or washstands, or other similar cause in, above, upon or about the Premises, the Building, or the Project.



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6. LATE CHARGE



Notwithstanding any other provision of this Lease, Tenant hereby acknowledges that late payment to Landlord of Rent, or
other amounts due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. If any Rent or other sums due from Tenant are not received by Landlord or by
Landlords designated agent within five (5) days after their due date, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of such overdue amount, plus any costs and attorneys fees incurred by Landlord by reason of
Tenants failure to pay Rent and/or other charges when due hereunder. Landlord and Tenant hereby agree that such late charges represent a fair and reasonable estimate of the cost that Landlord will incur by reason of Tenants late payment
and shall not be construed as a penalty. Landlords acceptance of such late charges shall not constitute a waiver of Tenants default with respect to such overdue amount or estop Landlord from exercising any of the other rights and
remedies granted under this Lease.



|          |  |          |  |       
|--------- |  | -------- |  | ------
|Initials: |  | CDS      |  | JAC.  
|          |  | Landlord |  | Tenant



7. SECURITY
DEPOSIT



Concurrently with Tenants
execution of the Lease, Tenant shall deposit with Landlord the Security Deposit specified in the Basic Lease Information as security for the full and faithful performance of each and every term, covenant and condition of this Lease. Landlord may use
or apply the whole or any part of the Security Deposit as may be reasonably necessary (a) to remedy Tenants default in the payment of any Rent, (b) to repair damage to the Premises caused by Tenant, (c) to clean the Premises upon termination
of this Lease if Tenant fails to surrender the Premises to Landlord in the condition required by this Lease, (d) to reimburse Landlord for the payment of any amount which Landlord may reasonably spend or be required to spend by reason of
Tenants default, or (e) to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenants default. Should Tenant faithfully and fully comply with all of the terms, covenants and conditions of this Lease,
within thirty (30) days following the expiration of the Term, the Security Deposit or any balance thereof shall be returned to Tenant or, at the option of Landlord, to the last assignee of Tenants interest in this Lease. Landlord shall not be
required to keep the Security Deposit separate from its general funds and Tenant shall not be entitled to any interest on such deposit. If Landlord so uses or applies all or any portion of said deposit, within five (5) days after written demand
therefor Tenant shall deposit cash with Landlord in an amount sufficient to restore the Security Deposit to the full extent of the above amount, and Tenants failure to do so shall be a default under this Lease. In the event Landlord transfers
its interest in this Lease, Landlord shall transfer the then remaining amount of the Security Deposit to Landlords successor in interest, and thereafter Landlord shall have no further liability to Tenant with respect to such Security Deposit.



8. LETTER OF CREDIT



(a) Upon execution of this Lease, Tenant shall deliver to
Landlord, at Tenants sole cost and expense, the Letter of Credit described below in the amount of Two Hundred Thousand Dollars ($200,000.00) (the LC Face Amount) as security for Tenants performance of all of
Tenants



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covenants and obligations under this Lease; provided, however, that neither the Letter of Credit nor any Letter of Credit
Proceeds (as defined below) shall be deemed an advance rent deposit or an advance payment of any other kind, or a measure of Landlords damages upon Tenants Default. The Letter of Credit shall be maintained in effect from the date hereof
through the date that is sixty (60) days after the Expiration Date (the LC Termination Date). On the LC Termination Date, Landlord shall return to Tenant the Letter of Credit and any Letter of Credit Proceeds then held by Landlord
(other than those Letter of Credit Proceeds Landlord is entitled to retain under the terms of this Paragraph 8(a); provided, however, that in no event shall any such return be construed as an admission by Landlord that Tenant has performed all of
its obligations hereunder. Landlord shall not be required to segregate the Letter of Credit Proceeds from its other funds and no interest shall accrue or be payable to Tenant with respect thereto. Landlord may (but shall not be required to) draw
upon the Letter of Credit in such amount as may be reasonably necessary (i) to cure any Default under this Lease and to compensate Landlord for any loss or damage Landlord incurs as a result of such Default, (ii) to repair damage to the Premises
caused by Tenant and not repaired by Tenant in accordance with this Lease, (iii) to clean the Premises upon termination of this Lease if Tenant fails to surrender the Premises to Landlord in the condition required by this Lease, (iv) to reimburse
Landlord for the payment of any amount which Landlord may for any other purpose spend or be required to spend by reason of Tenants Default, and (v) for any other purpose for which Landlord is entitled to use the Security Deposit, it being
understood that any use of the proceeds of such Letter of Credit (the Letter of Credit Proceeds) shall not constitute a bar or defense to any of Landlords remedies set forth in Paragraph 26. In such event and upon written
notice from Landlord to Tenant specifying the amount of the Letter of Credit Proceeds so utilized by Landlord and the particular purpose for which such amount was applied, Tenant shall immediately deliver to Landlord an amendment to the Letter of
Credit or a replacement Letter of Credit in an amount equal to the full LC Face Amount. Tenants failure to deliver such replacement Letter of Credit to Landlord within ten (10) days of Landlords notice shall constitute a Default
hereunder. In the event Landlord transfers its interest in this Lease, Landlord shall transfer the Letter of Credit and any Letter of Credit Proceeds then held by Landlord to Landlords successor in interest, and thereafter Landlord shall have
no further liability to Tenant with respect to such Letter of Credit or Letter of Credit Proceeds.



(b) As used herein, Letter of Credit shall mean an unconditional, stand-by irrevocable letter of credit (herein referred to as the Letter of
Credit) issued by the San Francisco office of a major national bank insured by the Federal Deposit Insurance Corporation and otherwise satisfactory to Landlord (the Bank), naming Landlord as beneficiary, in the amount of
the LC Face Amount, and otherwise in form and substance satisfactory to Landlord. The Letter of Credit shall be for a one-year term and shall provide: (i) that Landlord may make partial and multiple draws thereunder, up to the face amount thereof;
(ii) that Landlord may draw upon the Letter of Credit up to the full amount thereof and the Bank will pay to Landlord the amount of such draw upon receipt by the Bank of a sight draft signed by Landlord and accompanied by a written certification
from Landlord to the Bank stating either that: (A) a Default has occurred and is continuing under this Lease and any applicable grace period has expired, or (B) Landlord has not received notice from the Bank at least thirty (30) days prior to the
then current expiry date of the Letter of Credit that the Letter of Credit will be renewed by the Bank for at least one (1) year beyond the relevant annual expiration date or, in the case of the last year of the Term, sixty (60) days after the
Expiration Date, together with a replacement Letter of Credit or a



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modification to the existing Letter of Credit effectuating such renewal, and Tenant has not otherwise furnished Landlord
with a replacement Letter of Credit as hereinafter provided; and (iii) that, in the event of Landlords assignment or other transfer of its interest in this Lease, the Letter of Credit shall be freely transferable by Landlord, without recourse
and without the payment of any fee or consideration, to the assignee or transferee of such interest and the Bank shall confirm the same to Landlord and such assignee or transferee. In the event that the Bank shall fail to (y) notify Landlord that
the Letter of Credit will be renewed for at least one (1) year beyond the then applicable expiration date, and (z) deliver to Landlord a replacement Letter of Credit or a modification to the existing Letter of Credit effectuating such renewal, and
Tenant shall not have otherwise delivered to Landlord, at least thirty (30) days prior to the relevant annual expiration date, a replacement Letter of Credit in the amount required hereunder and otherwise meeting the requirements set forth above,
then Landlord shall be entitled to draw on the Letter of Credit as provided above, and shall hold the proceeds of such draw as Letter of Credit Proceeds pursuant to Paragraph 8(a) above until a replacement Letter of Credit satisfying the
requirements of this Paragraph 8 is delivered to Landlord.



9.
POSSESSION



(a) Tenants Right
of Possession.Subject to Paragraph 9(b), Tenant shall be entitled to possession of the Premises upon commencement of the Term.



(b) Delay in Delivering Possession.If for any reason whatsoever, Landlord cannot deliver possession of the Premises to Tenant on or before
the Estimated Commencement Date, this Lease shall not be void or voidable, nor shall Landlord, or Landlords agents, advisors, employees, partners, shareholders, directors, invitees or independent contractors (collectively,
LandlordsAgents), be liable to Tenant for any loss or damage resulting therefrom. Tenant shall not be liable for Rent until Landlord delivers possession of the Premises to Tenant. The Expiration Date shall be
extended by the same number of days that Tenants possession of the Premises was delayed beyond the Estimated Commencement Date.



(c) Tenants Right to Terminate Lease.Notwithstanding anything to the contrary contained in Paragraph 9(b) above, if Landlord fails to
deliver possession of the Premises to Tenant on or before October 2, 2000 for reasons other than Force Majeure Events and Tenant Delays (as such terms are hereinafter defined), then Tenant shall have the right, as its sole and absolute remedy for
such failure, to terminate this Lease by written notice to Landlord given not later than October 6, 2000. If Tenant fails to deliver such notices to Landlord on or before the aforesaid date, then this Lease shall remain in full force and effect and
Tenants rights under this Paragraph 9(c) shall terminate. As used herein, Force Majeure Eventsmeans strikes, embargoes, governmental regulations, acts of God, war, civil commotion or other strife, and other events beyond
the reasonable control of Landlord; and Tenant Delaysmeans any delays caused by Tenant or Tenants Agents (as hereinafter defined).



10. USE OF PREMISES



(a) Permitted Use.The use of the Premises by Tenant and Tenants agents, advisors, employees, partners, shareholders, directors,
invitees and independent contractors (collectively, TenantsAgents) shall be solely for the Permitted Use specified in the Basic Lease Information



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and for no other use. Tenant shall not permit any objectionable or unpleasant odor, smoke, dust, gas, noise or vibration
to emanate from or near the Premises. The Premises shall not be used to create any nuisance or trespass, for any illegal purpose, for any purpose not permitted by Laws, for any purpose that would invalidate the insurance or increase the premiums for
insurance on the Premises, the Building or the Project or for any purpose or in any manner that would interfere with other tenants use or occupancy of the Project. If any of Tenants office machines or equipment disturb any other tenant
in the Building, then Tenant shall provide adequate insulation or take such other action as may be necessary to eliminate the noise or disturbance. Tenant agrees to pay to Landlord, as Additional Rent, any increases in premiums on policies resulting
from Tenants Permitted Use or any other use or action by Tenant or Tenants Agents which increases Landlords premiums or requires additional coverage by Landlord to insure the Premises. Tenant agrees not to overload the floor(s) of
the Building.



(b) Compliance with Governmental
Regulations and Private Restrictions.Tenant and Tenants Agents shall, at Tenants expense, faithfully observe and comply with (i) all municipal, state and federal laws, statutes, codes, rules, regulations, ordinances,
requirements, and orders (collectively, Laws), now in force or which may hereafter be in force pertaining to the Premises or Tenants use of the Premises, the Building or the Project, including, without limitation, any Laws
requiring installation of fire sprinkler systems, seismic reinforcement and related alterations, and removal of asbestos, whether substantial in cost or otherwise; (ii) all recorded covenants, conditions and restrictions affecting the Project
(Private Restrictions) now in force or which may hereafter be in force; and (iii) any and all rules and regulations set forth in Exhibit Dand any other rules and regulations now or hereafter
promulgated by Landlord related to parking or the operation of the Premises, the Building and/or the Project (collectively, the Rules and Regulations), provided that Landlord enforces such Rules and Regulations in a
nondiscriminatory fashion. The judgment of any court of competent jurisdiction, or the admission of Tenant in any action or proceeding against Tenant, whether Landlord be a party thereto or not, that Tenant has violated any such Laws or Private
Restrictions, shall be conclusive of that fact as between Landlord and Tenant. Notwithstanding anything in this Paragraph 10(b) to the contrary, except as provided in Paragraph 10(c) below, Tenant shall not be required to make or, except as provided
in Paragraph 4 above, pay for, capital improvements to the Premises or the Building not related to Tenants specific use of the Premises unless the requirement for such changes is imposed as a result of any improvements or additions made at
Tenants request



(c) Compliance with
Americans with Disabilities Act.Landlord and Tenant hereby agree and acknowledge that the Premises, the Building and/or the Project may be subject to, among other Laws, the requirements of the Americans with Disabilities Act, a
federal law codified at 42 U.S.C. 12101 et seq.,including, but not limited to, Title III thereof, and all regulations and guidelines related thereto, together with any and all laws, rules, regulations, ordinances, codes and statutes now or
hereafter enacted by local or state agencies having jurisdiction thereof, including all requirements of Title 24 of the State of California, as the same may be in effect on the date of this Lease and may be hereafter modified, amended or
supplemented (collectively, the ADA). Any Alterations to be constructed hereunder shall be in compliance with the requirements of the ADA. Tenant shall be solely responsible for conducting its own independent investigation of this
matter and for ensuring that the design of all Alterations strictly complies with all requirements of the ADA. Subject to reimbursement pursuant to Paragraph 4 above, if any barrier removal work or other work is required to the Building, the Common
Areas or the



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Project under the ADA, then such work shall be the responsibility of Landlord; provided, however, that if such work is
required under the ADA as a result of Tenants specific use of the Premises or any work or Alteration (as hereinafter defined) made to the Premises by or at the request of Tenant, then such work shall be performed by Landlord at the sole cost
and expense of Tenant. Except as otherwise expressly provided in this provision, Tenant shall be responsible at its sole cost and expense for fully and faithfully complying with all applicable requirements of the ADA, including, without limitation,
not discriminating against any disabled persons in the operation of Tenants business in or about the Premises, and offering or otherwise providing auxiliary aids and services as, and when, required by the ADA. Within ten (10) days after
receipt, Tenant shall advise Landlord in writing, and provide Landlord with copies of (as applicable), any notices alleging violation of the ADA relating to any portion of the Premises, the Building or the Project; any claims made or threatened
orally or in writing regarding noncompliance with the ADA and relating to any portion of the Premises, the Building, or the Project; or any governmental or regulatory actions or investigations instituted or threatened regarding noncompliance with
the ADA and relating to any portion of the Premises, the Building or the Project. Tenant shall and hereby agrees to protect, defend (with counsel acceptable to Landlord) and hold Landlord and Landlords Agents harmless and indemnify Landlord
and Landlords Agents from and against all liabilities, damages, claims, losses, penalties, judgments, charges and expenses (including attorneys fees, costs of court and expenses necessary in the prosecution or defense of any litigation
including the enforcement of this provision) arising from or in any way related to, directly or indirectly, Tenants or Tenants Agents violation or alleged violation of the ADA. Tenant agrees that the obligations of Tenant herein
shall survive the expiration or earlier termination of this Lease



11.
ACCEPTANCE OF PREMISES



(a) Subject to the completion of the items set forth on the Punch List (as defined in Exhibit B hereto), by entry hereunder, Tenant accepts the Premises as suitable for Tenants intended use and as
being in good and sanitary operating order, condition and repair, AS IS, and without representation or warranty by Landlord as to the condition, use or occupancy which may be made thereof. Any exceptions to the foregoing must be by written agreement
executed by Landlord and Tenant.



(b) Notwithstanding the
terms of Paragraph 1 l(a), Landlord shall cause the mechanical, electrical, lighting, HVAC and plumbing systems serving the Premises to be in good working order and the roof on the Building to be in good condition on the Commencement Date. Any
claims by Tenant under the preceding sentence shall be made in writing not later than the tenth (10th) day after the Commencement Date. In the event Tenant fails to deliver a written claim to Landlord on or before such tenth (10th) day, then
Landlord shall be conclusively deemed to have satisfied its obligations under this Paragraph 1l(b).



12. SURRENDER



Tenant agrees that on the last day of the Term, or on the sooner termination of this Lease, Tenant shall surrender the Premises to Landlord (a) in good condition and repair (damage by acts of God, fire, and normal wear and tear excepted),
but with all interior walls cleaned so they appear painted, any carpets cleaned, all floors cleaned and waxed, all non-working light bulbs



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and ballasts replaced and all roll-up doors and plumbing fixtures in good condition and working order, and (b) otherwise
in accordance with Paragraph 33(h). Normal wear and tear shall not include any damage or deterioration to the floors of the Premises arising from the use of forklifts in, on or about the Premises (including, without limitation, any marks or stains
on any portion of the floors), and any damage or deterioration that would have been prevented by proper maintenance by Tenant, or Tenant otherwise performing all of its obligations under this Lease. On or before the expiration or sooner termination
of this Lease, (i) Tenant shall remove all of Tenants Property (as hereinafter defined) and Tenants signage from the Premises, the Building and the Project and repair any damage caused by such removal, and (ii) Landlord may, by notice to
Tenant given not later than the Expiration Date, require Tenant at Tenants expense to remove any or all Alterations (but not the initial Tenant Improvements constructed and installed pursuant to Exhibit Bhereto), and to repair
any damage caused by such removal. Any of Tenants Property not so removed by Tenant as required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenants expense, and Tenant waives all claims
against Landlord for any damages resulting from Landlords retention and disposition of such property; provided, however, that Tenant shall remain liable to Landlord for all costs incurred in storing and disposing of such abandoned property of
Tenant. All Tenant Improvements and Alterations except those which Landlord requires Tenant to remove shall remain in the Premises as the property of Landlord. If the Premises are not surrendered at the end of the Term or sooner termination of this
Lease, and in accordance with the provisions of this Paragraph 12 and Paragraph 33(h) below, Tenant shall continue to be responsible for the payment of Rent (as the same may be increased pursuant to Paragraph 36 below) until the Premises are so
surrendered in accordance with said Paragraphs, and Tenant shall indemnify, defend and hold Landlord harmless from and against any and all loss or liability resulting from delay by Tenant in so surrendering the Premises including, without
limitation, any loss or liability resulting from any claim against Landlord made by any succeeding tenant or prospective tenant founded on or resulting from such delay and losses to Landlord due to lost opportunities to lease any portion of the
Premises to any such succeeding tenant or prospective tenant, together with, in each case, actual attorneys fees and costs.



13. ALTERATIONS AND ADDITIONS



(a) Tenant shall not make, or permit to be made, any alteration, addition or improvement (hereinafter referred to
individually as an Alterationand collectively as the Alterations)to the Premises or any part thereof without the prior written consent of Landlord, which consent shall not be unreasonably withheld; provided,
however, that Landlord shall have the right in its sole and absolute discretion to consent or to withhold its consent to any Alteration which affects the structural portions of the Premises, the Building or the Project or the Systems serving the
Premises, the Building and/or the Project or any portion thereof.



(b) Any Alteration to the Premises shall be at Tenants sole cost and expense, in compliance with all applicable Laws and all requirements requested by Landlord, including, without limitation, the requirements of any insurer providing
coverage for the Premises or the Project or any part thereof, and in accordance with plans and specifications approved in writing by Landlord, and shall be constructed and installed by a contractor approved in writing by Landlord. As a further
condition to giving consent, Landlord may require Tenant to provide Landlord, at Tenants sole cost and expense, a payment and performance bond in form acceptable to



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Landlord, in a principal amount not less than one and one-half times the estimated costs of such Alterations, to ensure
Landlord against any liability for mechanics and materialmens liens and to ensure completion of work. Before Alterations may begin, valid building permits or other permits or licenses required must be furnished to Landlord, and, once the
Alterations begin, Tenant will diligently and continuously pursue their completion. Landlord may monitor construction of the Alterations and Tenant shall reimburse Landlord for its costs (including, without limitation, the costs of any construction
manager retained by Landlord) in reviewing plans and documents and in monitoring construction. Tenant shall maintain during the course of construction, at its sole cost and expense, builders risk insurance for the amount of the completed value
of the Alterations on an all-risk non-reporting form covering all improvements under construction, including building materials, and other insurance in amounts and against such risks as Landlord shall reasonably require in connection with the
Alterations. In addition to and without limitation on the generality of the foregoing, Tenant shall ensure that its contractor(s) procure and maintain in full force and effect during the course of construction a broad form commercial
general liability and property damage policy of insurance naming Landlord, Landlords investment advisor and agent, UBS Brinson Realty Investors LLC, Tenant and Landlords lenders as additional insureds. The minimum limit of
coverage of the aforesaid policy shall be in the amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of one person in any one accident or occurrence and in the amount of not less than Three Million Dollars
($3,000,000.00) for injury or death of more than one person in any one accident or occurrence, and shall contain a severability of interest clause or a cross liability endorsement. Such insurance shall further insure Landlord and Tenant against
liability for property damage of at least One Million Dollars ($1,000,000.00).



(c) All Alterations, including, but not limited to, heating, lighting, electrical, air conditioning, fixed partitioning, drapery, wall covering and paneling, built-in cabinet work and carpeting installations made by
Tenant, together with all property that has become an integral part of the Premises or the Building, shall at once be and become the property of Landlord, and shall not be deemed trade fixtures or Tenants Property. If requested by Landlord,
Tenant will pay, prior to the commencement of construction, an amount determined by Landlord necessary to cover the costs of demolishing such Alterations and/or the cost of returning the Premises and the Building to its condition prior to such
Alterations.



(d) No private telephone systems and/or other
related computer or telecommunications equipment or lines may be installed without Landlords prior written consent, which consent shall not be unreasonably withheld; provided, however, that Landlord shall have the right in its sole and
absolute discretion to consent or to withhold its consent to the installation of any such systems, equipment or lines which affect the structural portions of the Premises, the Building or the Project or the Systems serving the Premises, the Building
and/or the Project or any portion thereof. If Landlord gives such consent, all equipment must be installed within the Premises and, at the request of Landlord made at any time prior to the expiration of the Term, removed upon the expiration or
sooner termination of this Lease and the Premises restored to the same condition as before such installation.



(e) Notwithstanding anything herein to the contrary, before installing any equipment or lights which generate an undue amount of heat in the Premises, or
if Tenant plans to use any high-power usage equipment in the Premises, Tenant shall obtain the written permission of



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Landlord, Landlord may refuse to grant such permission unless Tenant agrees to pay the costs to Landlord for installation
of supplementary air conditioning capacity or electrical systems necessitated by such equipment.



(f) Tenant agrees not to proceed to make any Alterations, notwithstanding consent from Landlord to do so, until Tenant notifies Landlord in writing of the
date Tenant desires to commence construction or installation of such Alterations, which shall be at least ten (10) days after the date Tenant provides such notice to Landlord, in order that Landlord may post appropriate notices to avoid any
liability to contractors or material suppliers for payment for Tenants improvements. Tenant will at all times permit such notices to be posted and to remain posted until the completion of work.



14. MAINTENANCE AND REPAIRS OF
PREMISES



(a)
Maintenance by Tenant.Throughout the Term, Tenant shall, at its sole expense, (i) keep and maintain in good order and condition the Premises, and repair and replace every part thereof, including glass, windows, window frames, window
casements, skylights, interior and exterior doors, door frames and door closers; interior lighting (including, without limitation, light bulbs and ballasts), the plumbing and electrical systems exclusively serving the Premises, all communications
systems serving the Premises, Tenants signage, interior demising walls and partitions, equipment, interior painting and interior walls and floors, and the roll-up doors located in or on the Premises (excepting only those portions of the
Building or the Project to be maintained by Landlord, as provided in Paragraph 14(b) below), (ii) furnish all expendables, including light bulbs, paper goods and soaps, used in the Premises, and (iii) keep and maintain in good order and condition,
repair and replace all of Tenants security systems in or about or serving the Premises and, except to the extent that Landlord notifies Tenant in writing of its intention to arrange for such monitoring, cause the fire alarm systems serving the
Premises to be monitored by a monitoring or protective services firm approved by Landlord in writing. Tenant shall not do nor shall Tenant allow Tenants Agents to do anything to cause any damage, deterioration or unsightliness to the Premises,
the Building or the Project.



(b) Maintenance by
Landlord.Subject to the provisions of Paragraphs 14(a), 22 and 23, and further subject to Tenants obligation under Paragraph 4 to reimburse Landlord, in the form of Additional Rent, for Tenants Proportionate Share(s) of the cost
and expense of the following items, Landlord agrees to repair and maintain the following items: the roof coverings (provided that Tenant installs no additional air conditioning or other equipment on the roof that damages the roof coverings, in which
event Tenant shall pay all costs resulting from the presence of such additional equipment); the Systems serving the Premises and the Building, excluding the plumbing and electrical systems exclusively serving the Premises; and the Parking Areas,
pavement, landscaping, sprinkler systems, sidewalks, driveways, curbs, and lighting systems in the Common Areas. Subject to the provisions of Paragraphs 14(a), 22 and 23, Landlord, at its own cost and expense, agrees to repair and maintain the
following items: the structural portions of the roof (specifically excluding the roof coverings), the foundation, the footings, the floor slab, and the load bearing walls and exterior walls of the Building (excluding any glass and any routine
maintenance, including, without limitation, any painting, sealing, patching and waterproofing of such walls). Notwithstanding anything in this Paragraph 14 to the contrary, Landlord shall have the right to either repair or to require Tenant to
repair any damage to any



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portion of the Premises, the Building and/or the Project caused by or created due to any act, omission, negligence or
willful misconduct of Tenant or Tenants Agents and to restore the Premises, the Building and/or the Project, as applicable, to the condition existing prior to the occurrence of such damage; provided, however, that in the event Landlord elects
to perform such repair and restoration work, Tenant shall reimburse Landlord upon demand for all costs and expenses incurred by Landlord in connection therewith. Landlords obligation hereunder to repair and maintain is subject to the condition
precedent that Landlord shall have received written notice of the need for such repairs and maintenance and a reasonable time to perform such repair and maintenance. Tenant shall promptly report in writing to Landlord any defective condition known
to it which Landlord is required to repair, and failure to so report such defects shall make Tenant responsible to Landlord for any liability incurred by Landlord by reason of such condition.



(c) Tenants Waiver of Rights. Tenant hereby
expressly waives all rights to make repairs at the expense of Landlord or to terminate this Lease, as provided for in California Civil Code Sections 1941 and 1942, and 1932(1), respectively, and any similar or successor statute or law in effect or
any amendment thereof during the Term.



15.
LANDLORDS INSURANCE



Landlord shall purchase and keep in force fire, extended coverage and all risk insurance covering the Building and the Project. Tenant shall, at its sole cost and expense, comply with any and all
reasonable requirements pertaining to the Premises, the Building and the Project of any insurer necessary for the maintenance of reasonable fire and commercial general liability insurance, covering the Building and the Project. Landlord may maintain
Loss of Rents insurance, insuring that the Rent will be paid in a timely manner to Landlord for a period of at least twelve (12) months if the Premises, the Building or the Project or any portion thereof are destroyed or rendered
unusable or inaccessible by any cause insured against under this Lease, and the cost of such Loss of Rents insurance shall be an Expense for purposes of Paragraph 4(b) above.



16. TENANTS INSURANCE



(a) Commercial General Liability Insurance.Tenant shall,
at Tenants expense, secure and keep in force a broad form commercial general liability insurance and property damage policy covering the Premises, insuring Tenant, and naming Landlord, Landlords investment advisors and agents
from time to time, including, without limitation, UBS Brinson Realty Investors LLC, and Landlords lenders as additional insureds, against any liability arising out of the ownership, use, occupancy or maintenance of the Premises.
The minimum limit of coverage of such policy shall be in the amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of one person in any one accident or occurrence and in the amount of not less than Three Million Dollars
($3,000,000.00) for injury or death of more than one person in any one accident or occurrence, shall include an extended liability endorsement providing contractual liability coverage (which shall include coverage for Tenants indemnification
obligations in this Lease), and shall contain a severability of interest clause or a cross liability endorsement. Such insurance shall further insure Landlord and Tenant against liability for property damage of at least Three Million Dollars
($3,000,000.00). Landlord may from time to time require reasonable



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increases in any such limits if Landlord believes that additional coverage is necessary or desirable. The limit of any
insurance shall not limit the liability of Tenant hereunder. No policy maintained by Tenant under this Paragraph 16(a) shall contain a deductible greater than Two Thousand Five Hundred Dollars ($2,500.00). No policy shall be cancelable or subject to
reduction of coverage without thirty (30) days prior written notice to Landlord, and loss payable clauses shall be subject to Landlords approval. Such policies of insurance shall be issued as primary policies and not contributing with or
in excess of coverage that Landlord may carry, by an insurance company authorized to do business in the State of California for the issuance of such type of insurance coverage and rated A:XIII or better in Bests Key Rating Guide.



(b) Personal Property Insurance.Tenant shall maintain in
full force and effect on all of its personal property, furniture, furnishings, trade or business fixtures and equipment (collectively, Tenants Property)on the Premises, a policy or policies of fire and extended coverage
insurance with standard coverage endorsement to the extent of the full replacement cost thereof. No such policy shall contain a deductible greater than Two Thousand Five Hundred Dollars ($2,500.00). During the term of this Lease the proceeds from
any such policy or policies of insurance shall be used for the repair or replacement of the fixtures and equipment so insured. Landlord shall have no interest in the insurance upon Tenants equipment and fixtures and will sign all documents
reasonably necessary in connection with the settlement of any claim or loss by Tenant. Landlord will not carry insurance on Tenants possessions.



(c) Workers Compensation Insurance; Employers Liability Insurance.Tenant shall, at Tenants expense, maintain in full
force and effect workers compensation insurance with not less than the minimum limits required by law, and employers liability insurance with a minimum limit of coverage of One Million Dollars ($1,000,000).



(d) Evidence of Coverage.Tenant shall deliver to Landlord
certificates of insurance and true and complete copies of any and all endorsements required herein for all insurance required to be maintained by Tenant hereunder at the time of execution of this Lease by Tenant. Tenant shall, at least twenty (20)
days prior to expiration of each policy, furnish Landlord with certificates of renewal or binders thereof. Each certificate shall expressly provide that such policies shall not be cancellable or otherwise subject to modification except
after thirty (30) days prior written notice to Landlord and the other parties named as additional insureds as required in this Lease (except for cancellation for nonpayment of premium, in which event cancellation shall not take effect until at
least ten (10) days notice has been given to Landlord).



17.
INDEMNIFICATION



(a) Of
Landlord.Tenant shall indemnify and hold harmless Landlord and Landlords Agents against and from any and all claims, liabilities, judgments, costs, demands, causes of action and expenses (including, without limitation,
reasonable attorneys fees) arising from (i) the use of the Premises, the Building or the Project by Tenant or Tenants Agents, or from any activity done, permitted or suffered by Tenant or Tenants Agents in or about the Premises,
the Building or the Project, and (ii) any act, neglect, fault, willful misconduct or omission of Tenant or Tenants Agents, or from any breach or default in the terms of this Lease by Tenant or Tenants Agents, and (iii) any action or
proceeding brought on account of any matter in items (i) or (ii); provided, however, that Tenant shall not be required to indemnify Landlord against any



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claims resulting from the gross negligence of Landlord or Landlords Agents or the breach or default by Landlord in
the terms of this Lease (if such breach or default has persisted for an unreasonable period of time after written notice of such failure). If any action or proceeding is brought against Landlord by reason of any such claim, upon notice from
Landlord, Tenant shall defend the same at Tenants expense by counsel reasonably satisfactory to Landlord. As a material part of the consideration to Landlord, Tenant hereby releases Landlord and Landlords Agents from responsibility for,
waives its entire claim of recovery for and assumes all risk of (A) damage to property or injury to persons in or about the Premises, the Building or the Project from any cause whatsoever (except that which is caused by the gross negligence or
willful misconduct of Landlord or Landlords Agents or by the failure of Landlord to observe any of the terms and conditions of this Lease, if such failure has persisted for an unreasonable period of time after written notice of such failure),
or (B) loss resulting from business interruption or loss of income at the Premises. The obligations of Tenant under this Paragraph 17 shall survive any termination of this Lease.



(b) Of Tenant.Landlord shall indemnify and hold harmless Tenant against and from any and all claims,
liabilities, judgments, costs, demands, causes of action and expenses (including, without limitation, reasonable attorneys fees) arising from (i) the gross negligence of Landlord or from any breach or default in the terms of this Lease by
Landlord (if such breach or default has persisted for an unreasonable period of time after written notice of such failure), and (ii) any action or proceeding brought on account of any matter in item (i). If any action or proceeding is brought
against Tenant by reason of any such claim, upon notice from Tenant, Landlord shall defend the same at Landlords expense by counsel reasonably satisfactory to Tenant. The obligations of Landlord under this Paragraph 17(b) shall survive any
termination of this Lease.



(c) No Impairment of
Insurance. The foregoing indemnities shall not relieve any insurance carrier of its obligations under any policies required to be carried by either party pursuant to this Lease, to the extent that such policies cover the peril or occurrence
that results in the claim that is subject to the foregoing indemnity.



18. SUBROGATION



Landlord and
Tenant hereby mutually waive any claim against the other and its Agents for any loss or damage to any of their property located on or about the Premises, the Building or the Project that is caused by or results from perils covered by property
insurance carried by the respective parties, to the extent of the proceeds of such insurance actually received with respect to such loss or damage, whether or not due to the negligence of the other party or its Agents. Because the foregoing waivers
will preclude the assignment of any claim by way of subrogation to an insurance company or any other person, each party now agrees to immediately give to its insurer written notice of the terms of these mutual waivers and shall have their insurance
policies endorsed to prevent the invalidation of the insurance coverage because of these waivers. Nothing in this Paragraph 18 shall relieve a party of liability to the other for failure to carry insurance required by this Lease.



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19. SIGNS



Tenant shall not place or permit to be placed in, upon, or about the Premises, the Building or the Project any exterior lights, decorations, balloons,
flags, pennants, banners, advertisements or notices, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior the Premises without obtaining
Landlords prior written consent or without complying with Landlords signage criteria, as the same may be modified by Landlord from time to time, and with all applicable Laws, and will not conduct, or permit to be conducted, any sale by
auction on the Premises or otherwise on the Project. Tenant shall remove any sign, advertisement or notice placed on the Premises, the Building or the Project by Tenant upon the expiration of the Term or sooner termination of this Lease, and Tenant
shall repair any damage or injury to the Premises, the Building or the Project caused thereby, all at Tenants expense. If any signs are not removed, or necessary repairs not made, Landlord shall have the right to remove the signs and repair
any damage or injury to the Premises, the Building or the Project at Tenants sole cost and expense.



20. FREE FROM LIENS



Tenant shall keep the Premises, the Building and the Project free from any liens arising out of any work performed, material furnished or obligations
incurred by or for Tenant. In the event that Tenant shall not, within twenty (20) days following the imposition of any such lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have in addition to all
other remedies provided herein and by law the right but not the obligation to cause same to be released by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses
incurred by it in connection therewith (including, without limitation, attorneys fees) shall be payable to Landlord by Tenant upon demand. Landlord shall have the right at all times to post and keep posted on the Premises any notices permitted
or required by law or that Landlord shall deem proper for the protection of Landlord, the Premises, the Building and the Project, from mechanics and materialmens liens. Tenant shall give to Landlord at least five (5) business days
prior written notice of commencement of any repair or construction on the Premises.



21. ENTRY BY LANDLORD



Tenant shall permit Landlord and Landlords Agents to enter into and upon the Premises at all reasonable times, upon not less than twenty-four (24) hours notice (except in the case of an emergency, for which no
notice shall be required), and subject to Tenants reasonable security arrangements, for the purpose of inspecting the same or showing the Premises to prospective purchasers, lenders or tenants or to alter, improve, maintain and repair the
Premises or the Building as required or permitted of Landlord under the terms hereof, or for any other business purpose, without any rebate of Rent and without any liability to Tenant for any loss of occupation or quiet enjoyment of the Premises
thereby occasioned (except for actual damages resulting from the gross negligence or willful misconduct of Landlord); and Tenant shall permit Landlord to post notices of non-responsibility and ordinary for sale or for lease
signs. No such entry shall be construed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises. Landlord may temporarily close entrances, doors, corridors, elevators or other facilities
without liability to Tenant by reason of such closure in the case of an emergency and when Landlord otherwise deems such closure necessary.



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22. DESTRUCTION AND DAMAGE



(a) If the Premises are damaged by fire or other perils covered by extended
coverage insurance, Landlord shall, at Landlords option:



(i) In the event of total destruction (which shall mean destruction or damage in excess of twenty-five percent (25%) of the full insurable value thereof) of the Premises, elect either to commence promptly to repair and restore the Premises
and prosecute the same diligently to completion, in which event this Lease shall remain in full force and effect; or not to repair or restore the Premises, in which event this Lease shall terminate. Landlord shall give Tenant written notice of its
intention within forty-five (45) days after the date (the Casualty Discovery Date) Landlord obtains actual knowledge of such destruction. If Landlord elects not to restore the Premises, this Lease shall be deemed to have
terminated as of the date of such total destruction.



(ii) In
the event of a partial destruction (which shall mean destruction or damage to an extent not exceeding twenty-five percent (25%) of the full insurable value thereof) of the Premises for which Landlord will receive insurance proceeds sufficient to
cover the cost to repair and restore such partial destruction and, if the damage thereto is such that the Premises may be substantially repaired or restored to its condition existing immediately prior to such damage or destruction within one hundred
eighty (180) days from the Casualty Discovery Date, Landlord shall commence and proceed diligently with the work of repair and restoration, in which event the Lease shall continue in full force and effect. If such repair and restoration requires
longer than one hundred eighty (180) days or if the insurance proceeds therefor (plus any amounts Tenant may elect or is obligated to contribute) are not sufficient to cover the cost of such repair and restoration, Landlord may elect either to so
repair and restore, in which event the Lease shall continue in full force and effect, or not to repair or restore, in which event the Lease shall terminate. In either case, Landlord shall give written notice to Tenant of its intention within
forty-five (45) days after the Casualty Discovery Date. If Landlord elects not to restore the Premises, this Lease shall be deemed to have terminated as of the date of such partial destruction.



(iii) Notwithstanding anything to the contrary contained in this Paragraph,
in the event of damage to the Premises occurring during the last twelve (12) months of the Term, Landlord and Tenant may each elect to terminate this Lease by written notice of such election given to the other party within thirty (30) days after the
Casualty Discovery Date; provided, however, that Tenant shall have the right to terminate this Lease under this Paragraph 22(a)(iii) only if Tenants use of the Premises is materially and adversely interfered with as a result of such damage.



(b) If the Premises are damaged by any peril not covered by
extended coverage insurance, and the cost to repair such damage exceeds any amount Tenant may agree to contribute, Landlord may elect either to commence promptly to repair and restore the Premises and prosecute the same diligently to completion, in
which event this Lease shall remain in full force and effect; or not to repair or restore the Premises, in which event this Lease shall terminate.



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Landlord shall give Tenant written notice of its intention within forty-five (45) days after the Casualty Discovery Date.
If Landlord elects not to restore the Premises, this Lease shall be deemed to have terminated as of the date on which Tenant surrenders possession of the Premises to Landlord, except that if the damage to the Premises materially impairs
Tenants ability to continue its business operations in the Premises, then this Lease shall be deemed to have terminated as of the date such damage occurred.



(c) Notwithstanding anything to the contrary in this Paragraph 22, Landlord shall have the option to terminate this Lease,
exercisable by notice to Tenant within forty-five (45) days after the Casualty Discovery Date, in each of the following instances:



(i) If more than twenty-five percent (25%) of the full insurable value of the Building or the Project is damaged or destroyed, regardless of whether or
not the Premises are destroyed.



(ii) If the Building or the
Project or any portion thereof is damaged or destroyed and the repair and restoration of such damage requires longer than one hundred eighty (180) days from the Casualty Discovery Date.



(iii) If the Building or the Project or any portion thereof is damaged or destroyed and the insurance proceeds therefor are
not sufficient to cover the costs of repair and restoration.



(iv) If the Building or the Project or any portion thereof is damaged or destroyed during the last twelve (12) months of the Term.



(d) If the Premises is damaged or destroyed to the extent that the Premises cannot be substantially repaired or restored by Landlord within three hundred
sixty (360) days after the Casualty Discovery Date, Tenant may terminate this Lease immediately upon notice thereof to Landlord, which shall be given, if at all, not later than fifteen (15) days after Landlord notifies Tenant of Landlords
estimate of the period of time required to repair such damage or destruction.



(e) In the event of a casualty as herein provided, the monthly installments of Rent shall be abated proportionately in the ratio which Tenants use of the Premises is impaired and continuing through the period of
such impairment; provided, however, that Tenant shall not be entitled to such abatement to the extent that such damage or destruction resulted from the negligence or willful misconduct of Tenant or Tenants Agents. Except as expressly provided
in the immediately preceding sentence with respect to abatement of Rent, Tenant shall have no claim against Landlord for, and hereby releases Landlord and Landlords Agents from responsibility for and waives its entire claim of recovery for any
cost, loss or expense suffered or incurred by Tenant as a result of any damage to or destruction of the Premises, the Building or the Project or the repair or restoration thereof, including, without limitation, any cost, loss or expense resulting
from any loss of use of the whole or any part of the Premises, the Building or the Project and/or any inconvenience or annoyance occasioned by such damage, repair or restoration.



(f) If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall repair or restore only the
initial tenant improvements, if any, constructed by Landlord in the Premises pursuant to the terms of this Lease, substantially to their condition existing immediately prior to the occurrence of the damage or destruction; and Tenant shall promptly
repair and restore, at Tenants expense, Tenants Alterations which were not constructed by Landlord.



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(g) Tenant hereby waives the provisions of California Civil Code Section 1932(2) and Section 1933(4)
which permit termination of a lease upon destruction of the leased premises, and the provisions of any similar law now or hereinafter in effect, and the provisions of this Paragraph 22 shall govern exclusively in case of such destruction.



23. CONDEMNATION



(a) If twenty-five percent (25%) or more of either the Premises, the
Building or the Project or the parking areas for the Building or the Project is taken for any public or quasi-public purpose by any lawful governmental power or authority, by exercise of the right of appropriation, inverse condemnation, condemnation
or eminent domain, or sold to prevent such taking (each such event being referred to as a Condemnation), Landlord may, at its option, terminate this Lease as of the date title vests in the condemning party. If twenty-five percent
(25%) or more of the Premises is taken and if the Premises remaining after such Condemnation and any repairs by Landlord would be untenantable for the conduct of Tenants business operations, Tenant shall have the right to terminate this Lease
as of the date title vests in the condemning party. If either party elects to terminate this Lease as provided herein, such election shall be made by written notice to the other party given within thirty (30) days after the nature and extent of such
Condemnation have been finally determined. If neither Landlord nor Tenant elects to terminate this Lease to the extent permitted above, Landlord shall promptly proceed to restore the Premises, to the extent of any Condemnation award received by
Landlord, to substantially the same condition as existed prior to such Condemnation, allowing for the reasonable effects of such Condemnation, and a proportionate abatement shall be made to the Rent corresponding to the time during which, and to the
portion of the floor area of the Premises (adjusted for any increase thereto resulting from any reconstruction) of which, Tenant is deprived on account of such Condemnation and restoration, as reasonably determined by Landlord. Except as expressly
provided in the immediately preceding sentence with respect to abatement of Rent, Tenant shall have no claim against Landlord for, and hereby releases Landlord and Landlords Agents from responsibility for and waives its entire claim of
recovery for any cost, loss or expense suffered or incurred by Tenant as a result of any Condemnation or the repair or restoration of the Premises, the Building or the Project or the parking areas for the Building or the Project following such
Condemnation, including, without limitation, any cost, loss or expense resulting from any loss of use of the whole or any part of the Premises, the Building, the Project or the parking areas and/or any inconvenience or annoyance occasioned by such
Condemnation, repair or restoration. The provisions of California Code of Civil Procedure Section 1265.130, which allows either party to petition the Superior Court to terminate the Lease in the event of a partial taking of the Premises, the
Building or the Project or the parking areas for the Building or the Project, and any other applicable law now or hereafter enacted, are hereby waived by Tenant.



(b) Landlord shall be entitled to any and all compensation, damages, income, rent, awards, or any interest therein
whatsoever which may be paid or made in connection with any Condemnation, and Tenant shall have no claim against Landlord for the value of any unexpired term of this Lease or otherwise; provided, however, that Tenant shall be entitled to receive any



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award separately allocated by the condemning authority to Tenant for Tenants relocation expenses or the value of
Tenants Property (specifically excluding fixtures, Alterations and other components of the Premises which under this Lease or by law are or at the expiration of the Term will become the property of Landlord), provided that such award does not
reduce any award otherwise allocable or payable to Landlord.



24.
ASSIGNMENT AND SUBLETTING



(a) Tenant shall not voluntarily or by operation of law, (1) mortgage, pledge, hypothecate or encumber this Lease or any interest herein, (2) assign or transfer this Lease or any interest herein, sublease the Premises
or any part thereof, or any right or privilege appurtenant thereto, or allow any other person (the employees and invitees of Tenant excepted) to occupy or use the Premises, or any portion thereof, without first obtaining the written consent of
Landlord, which consent shall not be unreasonably withheld; provided, however, that (i) Tenant is not then in Default under this Lease nor is any event then occurring which with the giving of notice or the passage of time, or both, would constitute
a Default hereunder, and (ii) the proposed transfer is not an assignment or a sublease under a previous assignment or an existing sublease. When Tenant requests Landlords consent to such assignment or subletting, it shall notify Landlord in
writing of the name and address of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant and shall provide (A) a fully completed Hazardous Materials Disclosure Certificate for such
assignee or subtenant in the form of Exhibit Ehereto, and (B) current and prior financial statements for the proposed assignee or subtenant, which financial statements shall be audited to the extent available and shall in any event be
prepared in accordance with generally accepted accounting principles. Tenant shall also provide Landlord with a copy of the proposed sublease or assignment agreement, including all material terms and conditions thereof. Except in the case of a
sublease or assignment to a Tenant Affiliate (as hereinafter defined), Landlord shall have the option, to be exercised within thirty (30) days of receipt of the foregoing, to (1) terminate this Lease as of the commencement date stated in the
proposed sublease or assignment, (2) sublease or take an assignment, as the case may be, from Tenant of the interest, or any portion thereof, in this Lease and/or the Premises that Tenant proposes to assign or sublease, on the same terms and
conditions as stated in the proposed sublet or assignment agreement, (3) consent to the proposed assignment or sublease, or (4) refuse its consent to the proposed assignment or sublease, provided that such consent shall not be unreasonably withheld
so long as Tenant is not then in Default under this Lease nor is any event then occurring which with the giving of notice or the passage of time, or both, would constitute a Default hereunder. In the event Landlord elects to terminate this Lease or
recapture the Premises, Tenant may, if it so elects, by written notice to Landlord within ten (10) days after receipt of Landlords termination or recapture notice, revoke its request for Landlords consent and, in such event, this Lease
shall continue in full force and effect as if Tenant had not requested Landlords consent. In the event Landlord elects to terminate this Lease or sublease or take an assignment from Tenant of the interest, or portion thereof, in the Lease
and/or the Premises that Tenant proposes to assign or sublease as provided in the foregoing clauses (1) and (2), respectively, then Landlord shall have the additional right to negotiate directly with Tenants proposed assignee or subtenant and
to enter into a direct lease or occupancy agreement with such party on such terms as shall be acceptable to Landlord in its sole and absolute discretion, and Tenant hereby waives any claims against Landlord related thereto, including, without
limitation, any claims for any compensation or profit related to such lease or occupancy agreement.



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(b) Notwithstanding anything to the contrary contained in Paragraph 24(a) above, Tenant shall have the
right with the consent of Landlord, which consent shall not be unreasonably withheld, to assign this Lease or to sublease the Premises or any part thereof to a Tenant Affiliate. In the event Tenant proposes to enter into an assignment or sublease
with a Tenant Affiliate, then Tenant shall provide Landlord with the information required to be delivered pursuant to said Paragraph 24(a). Landlord shall have the option, to be exercised within thirty (30) days of receipt of the foregoing, to (1)
consent to the proposed assignment or sublease, or (2) refuse its consent to the proposed assignment or sublease, providing that such consent shall not be unreasonably withheld. For purposes of this Paragraph 24, a TenantAffiliateshall mean an entity that (i) controls, is controlled by or is under common control with, Tenant, or (ii) acquires all or substantially all of the business and assets of Tenant or a division thereof or results from a
merger with Tenant or such a division; and a party shall be deemed to control another party for purposes of the aforesaid definition only if the first party owns more than fifty percent (50%) of the stock or other beneficial interests of
the second party.



(c) Without otherwise limiting the criteria
upon which Landlord may withhold its consent under Paragraphs 24(a) and (b) above, Landlord shall be entitled to consider all reasonable criteria including, but not limited to, the following: (i) whether or not the proposed subtenant or assignee is
engaged in a business which, and the use of the Premises will be in an manner which, is in keeping with the then character and nature of all other tenancies in the Project; (ii) whether the use to be made of the Premises by the proposed subtenant or
assignee will conflict with any so-called exclusive use then in favor of any other tenant of the Building or the Project, and whether such use would be prohibited by any other portion of this Lease, including, but not limited to, any
rules and regulations then in effect, or under applicable Laws, and whether such use imposes a greater load upon the Premises and the Building and Project services then imposed by Tenant; (iii) the business reputation of the proposed individuals who
will be managing and operating the business operations of the assignee or subtenant, and the long-term financial and competitive business prospects of the proposed assignee or subtenant; and (iv) the creditworthiness and financial stability of the
proposed assignee or subtenant in light of the responsibilities involved. In any event, Landlord may withhold its consent to any assignment or sublease, if (A) the actual use proposed to be conducted in the Premises or portion thereof conflicts with
the provisions of Paragraph 10(a) or (b) above or with any other lease which restricts the use to which any space in the Building or the Project may be put, or (B) the proposed assignment or sublease requires Alterations other than as approved by
Landlord in accordance with Paragraph 12 above.



(d) If
Landlord approves an assignment or subletting as herein provided, Tenant shall pay to Landlord, as Additional Rent, the difference, if any, between (i) the Base Rent plus Additional Rent allocable to that part of the Premises affected by such
assignment or sublease pursuant to the provisions of this Lease, and (ii) the rent and any additional rent payable by the assignee or sublessee to Tenant (collectively, the Sublease/Assignment Rent),less reasonable and customary
market-based leasing commissions and reasonable legal fees, if any, incurred by Tenant in connection with such assignment or sublease, which commissions and fees shall, for purposes of the aforesaid calculation, be amortized on a straight-line basis
over the term of such assignment



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or sublease. The assignment or sublease agreement, as the case may be, after approval by Landlord, shall not be
materially amended without Landlords prior written consent, and shall contain a provision directing the assignee or subtenant to pay the Sublease/Assignment Rent and other sums due thereunder directly to Landlord upon receiving written notice
from Landlord that Tenant is in default under this Lease with respect to the payment of Rent. In the event that, notwithstanding the giving of such notice, Tenant collects any Sublease/Assignment Rent or other sums from the assignee or subtenant,
then Tenant shall hold such sums in trust for the benefit of Landlord and shall immediately forward the same to Landlord. Landlords collection of such Sublease/Assignment Rent and other sums shall not constitute an acceptance by Landlord of
attornment by such assignee or subtenant. A consent to one assignment, subletting, occupation or use shall not be deemed to be a consent to any other or subsequent assignment, subletting, occupation or use, and consent to any assignment or
subletting shall in no way relieve Tenant of any liability under this Lease. Any assignment or subletting without Landlords consent shall be void, and shall, at the option of Landlord, constitute a Default under this Lease, unless such
assignment or subletting is expressly conditioned upon Tenant having received Landlords consent thereto. For purposes of clarification, in the event Tenants interest under this Lease is assigned to a corporation or other entity (an
Acquiring Entity)that acquires all or substantially all of the assets of Tenant, Sublease/Assignment Rent shall not include the sum paid by the Acquiring Entity for the value of the business and assets of Tenant,
excluding the value of the leasehold estate hereunder. In any subletting undertaken by Tenant, Tenant shall list or offer the sublease premises at a rental rate not less than Landlords then current asking-rate for similarly situated space in
the Project (the AskingRate) and shall diligently seek to obtain not less than the Asking Rate for the space so sublet. In any assignment of this Lease in whole or in part, Tenant shall list or offer the premises subject
to such assignment at a rate not less than the Asking Rate and shall diligently seek to obtain from the assignee consideration reflecting a value of not less than Asking Rate for the space subject to such assignment.



(e) Notwithstanding any assignment or subletting, Tenant and any guarantor or
surety of Tenants obligations under this Lease shall at all times remain fully responsible and liable for the payment of the Rent and for compliance with all of Tenants other obligations under this Lease (regardless of whether
Landlords approval has been obtained for any such assignment or subletting).



(f) Tenant shall pay Landlords reasonable fees (including, without limitation, the fees of Landlords counsel, not to exceed $1,500.00 per transaction), incurred in connection with Landlords review
and processing of documents regarding any proposed assignment or sublease.



(g) Notwithstanding anything in this Lease to the contrary, in the event Landlord consents to an assignment or subletting by Tenant in accordance with the terms of this Paragraph 24, Tenants assignee or
subtenant shall have no right to further assign this Lease or any interest therein or thereunder or to further sublease all or any portion of the Premises. In furtherance of the foregoing, Tenant acknowledges and agrees on behalf of itself and any
assignee or subtenant claiming under it (and any such assignee or subtenant by accepting such assignment or sublease shall be deemed to acknowledge and agree) that no sub-subleases or further assignments of this Lease shall be permitted at any time.



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(h) Tenant acknowledges and agrees that the restrictions, conditions and limitations imposed by this
Paragraph 24 on Tenants ability to assign or transfer this Lease or any interest herein, to sublet the Premises or any part thereof, to transfer or assign any right or privilege appurtenant to the Premises, or to allow any other person to
occupy or use the Premises or any portion thereof, are, for the purposes of California Civil Code Section 1951.4, as amended from time to time, and for all other purposes, reasonable at the time that the Lease was entered into, and shall be deemed
to be reasonable at the time that Tenant seeks to assign or transfer this Lease or any interest herein, to sublet the Premises or any part thereof, to transfer or assign any right or privilege appurtenant to the Premises, or to allow any other
person to occupy or use the Premises or any portion thereof.



25.
TENANTS DEFAULT



The occurrence of any one of the following events shall constitute an event of default on the part of Tenant (Default):



(a) The vacation or abandonment of the Premises by Tenant for a period of twenty (20) consecutive days or any vacation or abandonment of the Premises by
Tenant which would cause any insurance policy to be invalidated or otherwise lapse, or the failure of Tenant to continuously operate Tenants business in the Premises, in each of the foregoing cases irrespective of whether or not Tenant is then
in monetary default under this Lease. Notwithstanding the foregoing, in the event Tenant seeks to assign its interest under this Lease or to sublease the Premises in accordance with Paragraph 24 above, Tenant shall have the right to vacate the
Premises and to cease operating its business therein for a period not exceeding sixty (60) days in the aggregate, provided that (i) throughout such period, Tenant diligently attempts to procure a suitable assignee or subtenant and to complete an
assignment or sublease transaction, (ii) Tenant takes all actions required by Landlord to secure and safeguard the Premises during such period, and (iii) Tenant reimburses Landlord upon demand for any additional costs and expenses incurred by
Landlord (including, without limitation, insurance expenses and costs of security) as a result of Tenants vacation of the Premises. Tenant agrees to notice and service of notice as provided for in this Lease and waives any right to any other
or further notice or service of notice which Tenant may have under any statute or law now or hereafter in effect;



(b) Failure to pay any installment of Rent or any other monies due and payable hereunder, said failure continuing for a period of five (5) days after the
same is due;



(c) A general assignment by Tenant or any
guarantor or surety of Tenants obligations hereunder (collectively, Guarantor) for the benefit of creditors;



(d) The filing of a voluntary petition in bankruptcy by Tenant or any Guarantor, the filing by Tenant or any Guarantor of a voluntary petition for an
arrangement, the filing by or against Tenant or any Guarantor of a petition, voluntary or involuntary, for reorganization, or the filing of an involuntary petition by the creditors of Tenant or any Guarantor, said involuntary petition remaining
undischarged for a period of sixty (60) days;



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(e) Receivership, attachment, or other judicial seizure of substantially all of Tenants assets on
the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of sixty (60) days after the levy thereof;



(f) Death or disability of Tenant or any Guarantor, if Tenant or such Guarantor is a natural person, or the failure by Tenant or any Guarantor to maintain
its legal existence, if Tenant or such Guarantor is a corporation, partnership, limited liability company, trust or other legal entity;



(g) Failure of Tenant to execute and deliver to Landlord any estoppel certificate, subordination agreement, or lease amendment within the time periods and
in the manner required by Paragraphs 31 or 32 or 43, and/or failure by Tenant to deliver to Landlord any financial statement within the time period and in the manner required by Paragraph 41;



(h) An assignment or sublease, or attempted assignment or sublease, of this
Lease or the Premises by Tenant contrary to the provision of Paragraph 24, unless such assignment or sublease is expressly conditioned upon Tenant having received Landlords consent thereto;



(i) Failure of Tenant to restore the Security Deposit or the Letter of Credit
to the amounts and within the time periods provided in Paragraphs 7 and 8 above, respectively;



(j) Failure in the performance of any of Tenants covenants, agreements or obligations hereunder (except those failures specified as events of Default in any other subparagraphs of this Paragraph 25, which shall
be governed by such other Paragraphs), which failure continues for ten (10) days after written notice thereof from Landlord to Tenant, provided that, if Tenant has exercised reasonable diligence to cure such failure and such failure cannot be cured
within such ten (10) day period despite reasonable diligence, Tenant shall not be in default under this subparagraph so long as Tenant thereafter diligently and continuously prosecutes the cure to completion and actually completes such cure within
forty-five (45) days after the giving of the aforesaid written notice;



(k) Chronic delinquency by Tenant in the payment of Rent, or any other periodic payments required to be paid by Tenant under this Lease. Chronic delinquency shall mean failure by Tenant to pay Rent, or any other payments
required to be paid by Tenant under this Lease within five (5) days after written notice thereof for any three (3) months (consecutive or nonconsecutive) during any period of twelve (12) months. In the event of a Chronic delinquency, in addition to
Landlords other remedies for Default provided in this Lease, at Landlords option, Landlord shall have the right to require that Rent be paid by Tenant quarterly, in advance;



(1) Chronic overuse by Tenant or Tenants Agents of the number of undesignated parking spaces set forth in the Basic
Lease Information. Chronic overuse shall mean use by Tenant or Tenants Agents of a number of parking spaces greater than the number of parking spaces set forth in the Basic Lease Information more than three (3) times during
the Term after written notice by Landlord;



(m) Any insurance
required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or be reduced or materially changed, except as permitted in this Lease; and



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(n) Any failure by Tenant to discharge any lien or encumbrance placed on the Project or any part thereof
in violation of this Lease within ten (10) days after the date such lien or encumbrance is filed or recorded against the Project or any part thereof.



Tenant agrees that any notice given by Landlord pursuant to Paragraph 25(j), (k) or (l) above shall satisfy the requirements for notice under California
Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding.



26. LANDLORDS REMEDIES



(a) Termination.In the event of any Default by Tenant, then
in addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord shall, until such Default is cured, have the immediate option to terminate this Lease and all rights of Tenant hereunder by giving written
notice of such intention to terminate. In the event that Landlord shall elect to so terminate this Lease then Landlord may recover from Tenant:



(i) the worth at the time of award of any unpaid Rent and any other sums due and payable which have been earned at the time of such termination; plus



(ii) the worth at the time of award of the amount by which the
unpaid Rent and any other sums due and payable which would have been earned after termination until the time of award exceeds the amount of such rental loss Tenant proves could have been reasonably avoided; plus



(iii) the worth at the time of award of the amount by which the unpaid Rent
and any other sums due and payable for the balance of the term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus



(iv) any other amount necessary to compensate Landlord for all the detriment
proximately caused by Tenants failure to perform its obligations under this Lease or which in the ordinary course would be likely to result therefrom, including, without limitation: (A) any costs or expenses incurred by Landlord: (1) in
retaking possession of the Premises; (2) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering, remodeling or rehabilitating the Premises or any affected portions of the Building or the Project, including such actions
undertaken in connection with the reletting or attempted reletting of the Premises to a new tenant or tenants; (3) for leasing commissions, advertising costs and other expenses of reletting the Premises; or (4) in carrying the Premises, including
taxes, insurance premiums, utilities and security precautions; (B) any unearned brokerage commissions paid in connection with this Lease; (C) reimbursement of any previously waived or abated Base Rent or Additional Rent or any free rent or reduced
rental rate granted hereunder; and (D) any concession made or paid by Landlord to the benefit of Tenant in consideration of this Lease including, but not limited to, any moving allowances, contributions, payments or loans by Landlord for tenant
improvements or build-out allowances (including, without limitation, any unamortized portion of the Tenant Improvement Allowance (such Tenant Improvement Allowance to be amortized over the Term in the manner reasonably determined by Landlord), if
any), or assumptions by Landlord of any of Tenants previous lease obligations; plus



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(v) such reasonable attorneys fees incurred by Landlord as a result of a Default, and costs in the
event suit is filed by Landlord to enforce such remedy; and plus



(vi) at Landlords election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law.



As used in subparagraphs (i) and (ii) above, the worth at the time of awardis computed by allowing interest at an annual
rate equal to twelve percent (12%) per annum or the maximum rate permitted by law, whichever is less. As used in subparagraph (iii) above, the worth at the time ofawardis computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award, plus one percent (1%). Tenant waives redemption or relief from forfeiture under California Code of Civil Procedure Sections 1174 and 1179, or under any other pertinent
present or future Law, in the event Tenant is evicted or Landlord takes possession of the Premises by reason of any Default of Tenant hereunder.



(b) Continuation of Lease.In the event of any Default by Tenant, then in addition to any other remedies available to Landlord at law or in
equity and under this Lease, Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenants Default and abandonment and recover Rent as it becomes due, provided that
Tenant has the right to sublet or assign, subject only to reasonable limitations). In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Paragraph 26(b), the following
acts by Landlord will not constitute the termination of Tenants right to possession of the Premises:



(i) Acts of maintenance or preservation or efforts to relet the Premises, including, but not limited to, alterations, remodeling, redecorating, repairs,
replacements and/or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or



(ii) The appointment of a receiver upon the initiative of Landlord to protect Landlords interest under this Lease or in the Premises.



(c) Re-entry.In the event of any Default by Tenant, Landlord
shall also have the right, with or without terminating this Lease, in compliance with applicable law, to re-enter the Premises and remove all persons and property from the Premises; such property may be removed and stored in a public warehouse or
elsewhere at the cost of and for the account of Tenant.



(d)
Reletting.In the event of the abandonment of the Premises by Tenant or in the event that Landlord shall elect to re-enter as provided in Paragraph 26(c) or shall take possession of the Premises pursuant to legal proceeding or pursuant
to any notice provided by law, then if Landlord does not elect to terminate this Lease as provided in Paragraph 26(a), Landlord may from time to time, without terminating this Lease, relet the Premises or any part thereof for such term or terms and
at such rental or rentals and upon such other terms and conditions as Landlord in its sole discretion may deem advisable with the right to make alterations and repairs to the Premises in Landlords sole discretion. In the event that Landlord
shall elect to so relet, then rentals received by Landlord from such reletting shall be applied in the following order: (i) to reasonable attorneys fees incurred by Landlord as a result of a Default and costs in the event suit is filed by
Landlord to enforce such remedies; (ii) to the payment of any indebtedness other than



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Rent due hereunder from Tenant to Landlord; (iii) to the payment of any costs of such reletting; (iv) to the payment of
the costs of any alterations and repairs to the Premises; (v) to the payment of Rent due and unpaid hereunder; and (vi) the residue, if any, shall be held by Landlord and applied in payment of future Rent and other sums payable by Tenant hereunder
as the same may become due and payable hereunder. Should that portion of such rentals received from such reletting during any month, which is applied to the payment of Rent hereunder, be less than the Rent payable during the month by Tenant
hereunder, then Tenant shall pay such deficiency to Landlord. Such deficiency shall be calculated and paid monthly. Tenant shall also pay to Landlord, as soon as ascertained, any costs and expenses incurred by Landlord in such reletting or in making
such alterations and repairs not covered by the rentals received from such reletting.



(e) Termination.No re-entry or taking of possession of the Premises by Landlord pursuant to this Paragraph 26 shall be construed as an election to terminate this Lease unless a written notice of such
intention is given to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. Notwithstanding any reletting without termination by Landlord because of any Default by Tenant, Landlord may at any time after such
reletting elect to terminate this Lease for any such Default.



(f) Cumulative Remedies.The remedies herein provided are not exclusive and Landlord shall have any and all other remedies provided herein or by law or in equity.



(g) No Surrender.No act or conduct of Landlord, whether consisting of the acceptance of the keys to the
Premises, or otherwise, shall be deemed to be or constitute an acceptance of the surrender of the Premises by Tenant prior to the expiration of the Term, and such acceptance by Landlord of surrender by Tenant shall only flow from and must be
evidenced by a written acknowledgment of acceptance of surrender signed by Landlord. The surrender of this Lease by Tenant, voluntarily or otherwise, shall not work a merger unless Landlord elects in writing that such merger take place, but shall
operate as an assignment to Landlord of any and all existing subleases, or Landlord may, at its option, elect in writing to treat such surrender as a merger terminating Tenants estate under this Lease, and thereupon Landlord may terminate any
or all such subleases by notifying the sublessee of its election so to do within five (5) days after such surrender.



27. LANDLORDS RIGHT TO PERFORM TENANTS
OBLIGATIONS



(a) Without limiting the
rights and remedies of Landlord contained in Paragraph 26 above, if Tenant shall be in Default in the performance of any of the terms, provisions, covenants or conditions to be performed or complied with by Tenant pursuant to this Lease, then
Landlord may at Landlords option, without any obligation to do so, and without notice to Tenant perform any such term, provision, covenant, or condition, or make any such payment and Landlord by reason of so doing shall not be liable or
responsible for any loss or damage thereby sustained by Tenant or anyone holding under or through Tenant or any of Tenants Agents.



(b) Without limiting the rights of Landlord under Paragraph 27(a) above, Landlord shall have the right at Landlords option, without any obligation
to do so, to perform any of Tenants covenants or obligations under this Lease without notice to Tenant in the case of an emergency, as determined by Landlord in its sole and absolute judgment, or if Landlord otherwise



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determines in its sole discretion that such performance is necessary or desirable for the preservation of the rights and
interests or safety of other tenants of the Building or the Project, or in its reasonable discretion for the proper management and operation of the Building or the Project.



(c) If Landlord performs any of Tenants obligations hereunder in accordance with this Paragraph 27, the full amount of
the cost and expense incurred or the payment so made or the amount of the loss so sustained shall immediately be owing by Tenant to Landlord, and Tenant shall promptly pay to Landlord upon demand, as Additional Rent, the full amount thereof with
interest thereon from the date of payment by Landlord at the lower of (i) ten percent (10%) per annum, or (ii) the highest rate permitted by applicable law.



28. ATTORNEYS FEES



(a) If either party hereto fails to perform any of its obligations under this Lease or if any dispute arises between the parties hereto concerning the
meaning or interpretation of any provision of this Lease, then the defaulting party or the party not prevailing in such dispute, as the case may be, shall pay any and all costs and expenses incurred by the other party on account of such default
and/or in enforcing or establishing its rights hereunder, including, without limitation, court costs and reasonable attorneys fees and disbursements. Any such attorneys fees and other expenses incurred by either party in enforcing a
judgment in its favor under this Lease shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys fees obligation is intended to be severable from the other provisions of this Lease
and to survive and not be merged into any such judgment.



(b)
Without limiting the generality of Paragraph 28(a) above, if Landlord utilizes the services of an attorney for the purpose of collecting any Rent due and unpaid by Tenant or in connection with any other breach of this Lease by Tenant, Tenant agrees
to pay Landlord actual attorneys fees as determined by Landlord for such services, regardless of the fact that no legal action may be commenced or filed by Landlord.



29. TAXES



Tenant shall be liable for and shall pay, prior to delinquency, all taxes levied against Tenants Property. If any Alteration installed by Tenant or
any of Tenants Property is assessed and taxed with the Project or Building, Tenant shall pay such taxes to Landlord within ten (10) days after delivery to Tenant of a statement therefor.



30. EFFECT OF CONVEYANCE



The term Landlordas used in this Lease means, from time
to time, the then current owner of the Building or the Project containing the Premises, so that, in the event of any sale of the Building or the Project, Landlord shall be and hereby is entirely freed and relieved of all further covenants and
obligations of Landlord hereunder, and it shall be deemed and construed, without further agreement between the parties and the purchaser at any such sale, that the purchaser of the Building or the Project has assumed and agreed to carry out any and
all covenants and obligations of Landlord hereunder arising from and after the date of such transfer.



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31. TENANTS ESTOPPEL CERTIFICATE



From time to time, upon written request of Landlord, but no more than two
(2) times during any twelve (12) month period (except in the case of a contemplated sale or refinancing of the Building or Project by Landlord), Tenant shall execute, acknowledge and deliver to Landlord or its designee, a written certificate
stating: (a) the date this Lease was executed, the Commencement Date of the Term and the date the Term expires; (b) the date Tenant entered into occupancy of the Premises; (c) the amount of Rent and the date to which such Rent has been paid; (d)
that this Lease is in full force and effect and has not been assigned, modified, supplemented or amended in any way (or, if assigned, modified, supplemented or amended, specifying the date and terms of any agreement so affecting this Lease); (e)
that this Lease represents the entire agreement between the parties with respect to Tenants right to use and occupy the Premises (or specifying such other agreements, if any); (f) that all obligations under this Lease to be performed by
Landlord as of the date of such certificate have been satisfied (or specifying those as to which Tenant claims that Landlord has yet to perform); (g) that all required contributions by Landlord to Tenant on account of Tenants improvements have
been received (or stating exceptions thereto); (h) that on such date there exist no defenses or offsets that Tenant has against the enforcement of this Lease by Landlord (or stating exceptions thereto); (i) that no Rent or other sum payable by
Tenant hereunder has been paid more than one (1) month in advance (or stating exceptions thereto); (j) that security has been deposited with Landlord, stating the original amount thereof and any increases thereto; and (k) any other matters
evidencing the status of this Lease that may be reasonably required either by a lender making a loan to Landlord to be secured by a deed of trust covering the Building or the Project or by a purchaser of the Building or the Project. Any such
certificate delivered pursuant to this Paragraph 31 may be relied upon by a prospective purchaser of Landlords interest or a mortgagee of Landlords interest or assignee of any mortgage upon Landlords interest in the Premises. If
Tenant shall fail to provide such certificate within ten (10) days of receipt by Tenant of a written request by Landlord as herein provided, such failure shall, at Landlords election, constitute a Default under this Lease, and Tenant shall be
deemed to have given such certificate as above provided without modification and shall be deemed to have admitted the accuracy of any information supplied by Landlord to a prospective purchaser or mortgagee.



32. SUBORDINATION



Landlord shall have the right to cause this Lease to be and remain subject
and subordinate to any and all mortgages, deeds of trust and ground leases, if any (Encumbrances) that are now or may hereafter be executed covering the Premises, or any renewals, modifications, consolidations, replacements or
extensions thereof, for the full amount of all advances made or to be made thereunder and without regard to the time or character of such advances, together with interest thereon and subject to all the terms and provisions thereof; provided, only,
that in the event of termination of any such ground lease or upon the foreclosure of any such mortgage or deed of trust, so long as Tenant is not in default, the holder thereof (Holder) shall agree to recognize Tenants
rights under this Lease as long as Tenant shall pay the Rent and observe and perform all the provisions of this Lease to be observed and performed by Tenant. Within ten (10) days after Landlords written request, Tenant shall execute,
acknowledge and deliver any and all reasonable documents required by Landlord or the Holder to effectuate such subordination. If Tenant fails to do so, such failure shall constitute a Default by Tenant under this Lease. Notwithstanding



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anything to the contrary set forth in this Paragraph 32, Tenant hereby attorns and agrees to attorn to any person or
entity purchasing or otherwise acquiring the Premises at any sale or other proceeding or pursuant to the exercise of any other rights, powers or remedies under such Encumbrance.



33. ENVIRONMENTAL COVENANTS



(a) Prior to executing this Lease, Tenant has completed, executed and delivered to Landlord a Hazardous Materials Disclosure
Certificate (Initial Disclosure Certificate), a fully completed copy of which is attached hereto as Exhibit Eand incorporated herein by this reference. Tenant covenants, represents and warrants to
Landlord that the information on the Initial Disclosure Certificate is true and correct and accurately describes the Hazardous Materials which will be manufactured, treated, used or stored on or about the Premises by Tenant or Tenants Agents.
Tenant shall, on each anniversary of the Commencement Date and at such other times as Tenant desires to manufacture, treat, use or store on or about the Premises new or additional Hazardous Materials which were not listed on the Initial Disclosure
Certificate, complete, execute and deliver to Landlord an updated Disclosure Certificate (each, an Updated Disclosure Certificate) describing Tenants then current and proposed future uses of Hazardous Materials on or about
the Premises, which Updated Disclosure Certificates shall be in the same format as that which is set forth in Exhibit E or in such updated format as Landlord may require from time to time. Tenant shall deliver an Updated Disclosure
Certificate to Landlord not less than thirty (30) days prior to the date Tenant intends to commence the manufacture, treatment, use or storage of new or additional Hazardous Materials on or about the Premises, and Landlord shall have the right to
approve or disapprove such new or additional Hazardous Materials in its sole and absolute discretion. Tenant shall make no use of Hazardous Materials on or about the Premises except as described in the Initial Disclosure Certificate or as otherwise
approved by Landlord in writing in accordance with this Paragraph 33(a).



(b) As used in this Lease, the term Hazardous Materials shall mean and include any substance that is or contains: (i) any hazardous substance as now or hereafter defined in §
101(14) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended (CERCLA) (42 U.S.C. § 9601 et seq.) or any regulations promulgated under CERCLA; (ii) any hazardous
waste as now or hereafter defined in the Resource Conservation and Recovery Act, as amended (RCRA) (42 U.S.C. § 6901 et seq.)or any regulations promulgated under RCRA; (iii) any substance now or hereafter
regulated by the Toxic Substances Control Act, as amended (TSCA) (15 U.S.C. § 2601 et seq.)or any regulations promulgated under TSCA; (iv) petroleum, petroleum by-products, gasoline, diesel fuel, or other petroleum
hydrocarbons; (v) asbestos and asbestos-containing material, in any form, whether friable or non-friable; (vi) polychlorinated biphenyls; (vii) lead and lead-containing materials; or (viii) any additional substance, material or waste (A) the
presence of which on or about the Premises (1) requires reporting, investigation or remediation under any Environmental Laws (as hereinafter defined), (2) causes or threatens to cause a nuisance on the Premises or any adjacent area or property or
poses or threatens to pose a hazard to the health or safety of persons on the Premises or any adjacent area or property, or (3) which, if it emanated or migrated from the Premises, could constitute a trespass, or (B) which is now or is hereafter
classified or considered to be hazardous or toxic under any Environmental Laws.



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(c) As used in this Lease, the term Environmental Lawsshall mean and include:
(i) CERCLA, RCRA and TSCA; and (ii) any other federal, state or local laws, ordinances, statutes, codes, rules, regulations, orders or decrees now or hereinafter in effect relating to (A) pollution, (B) the protection or regulation of human health,
natural resources or the environment, (C) the treatment, storage or disposal of Hazardous Materials, or (D) the emission, discharge, release or threatened release of Hazardous Materials into the environment.



(d) Tenant agrees that during its use and occupancy of the Premises it will:
(i) not (A) permit Hazardous Materials to be present on or about the Premises except in a manner and quantity necessary for the ordinary performance of Tenants business or (B) release, discharge or dispose of any Hazardous Materials on, in,
at, under, or emanating from, the Premises, the Building or the Project, provided, however, that Tenant shall have the right to dispose of general office products (such as cleaning solvents and copy machine and printer toner) in full compliance with
all Environmental Laws; (ii) comply with all Environmental Laws relating to the Premises and the use of Hazardous Materials on or about the Premises and not engage in or permit others to engage in any activity at the Premises in violation of any
Environmental Laws; and (iii) immediately notify Landlord of (A) any inquiry, test, investigation or enforcement proceeding by any governmental agency or authority against Tenant, Landlord or the Premises, Building or Project relating to any
Hazardous Materials or under any Environmental Laws or (B) the occurrence of any event or existence of any condition that would cause a breach of any of the covenants set forth in this Paragraph 33.



(e) If Tenants use of Hazardous Materials on or about the Premises
results in a release, discharge or disposal of Hazardous Materials on, in, at, under, or emanating from, the Premises, the Building or the Project, Tenant agrees to investigate, clean up, remove or remediate such Hazardous Materials in full
compliance with: (i) the requirements of (A) all Environmental Laws and (B) any governmental agency or authority responsible for the enforcement of any Environmental Laws; and (ii) any additional requirements of Landlord that are reasonably
necessary to protect the value of the Premises, the Building or the Project.



(f) Upon reasonable notice to Tenant, Landlord may inspect the Premises and surrounding areas for the purpose of determining whether there exists on or about the Premises any Hazardous Material or other condition or
activity that is in violation of the requirements of this Lease or of any Environmental Laws. Such inspections may include, but are not limited to, entering the Premises or adjacent property with drill rigs or other machinery for the purpose of
obtaining laboratory samples. Landlord shall not be limited in the number of such inspections during the Term of this Lease. In the event (i) such inspections reveal the presence of any such Hazardous Material or other condition or activity in
violation of the requirements of this Lease or of any Environmental Laws, or (ii) Tenant or its Agents contribute or knowingly consent to the presence of any Hazardous Materials in, on, under, through or about the Premises, the Building or the
Project or knowingly or negligently exacerbate the condition of or the conditions caused by any Hazardous Materials in, on, under, through or about the Premises, the Building or the Project, Tenant shall reimburse Landlord for the cost of such
inspections within ten (10) days of receipt of a written statement therefor. Tenant will supply to Landlord such historical and operational information regarding the Premises and surrounding areas as may be reasonably requested to facilitate any
such inspection and will make available for meetings appropriate personnel having knowledge of such matters. If different from the scheduled Expiration Date,



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Tenant agrees to give Landlord at least sixty (60) days prior notice of its intention to vacate the Premises so
that Landlord will have an opportunity to perform such an inspection prior to such vacation. The right granted to Landlord herein to perform inspections shall not create a duty on Landlords part to inspect the Premises, or liability on the
part of Landlord for Tenants use, storage, treatment or disposal of Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection therewith.



(g) Landlord shall have the right, but not the obligation, prior or
subsequent to a Default, without in any way limiting Landlords other rights and remedies under this Lease, to enter upon the Premises, or to take such other actions as it deems necessary or advisable, to investigate, clean up, remove or
remediate any Hazardous Materials or contamination by Hazardous Materials present on, in, at, under, or emanating from, the Premises, the Building or the Project in violation of Tenants obligations under this Lease or under any Environmental
Laws. Notwithstanding any other provision of this Lease, Landlord shall also have the right, at its election, in its own name or as Tenants agent, to negotiate, defend, approve and appeal, at Tenants expense, any action taken or order
issued by any governmental agency or authority with regard to any such Hazardous Materials or contamination by Hazardous Materials. All costs and expenses paid or incurred by Landlord in the exercise of the rights set forth in this Paragraph 33
shall be payable by Tenant upon demand.



(h) Tenant shall
surrender the Premises to Landlord upon the expiration or earlier termination of this Lease free of debris, waste or Hazardous Materials placed on, about or near the Premises by Tenant or Tenants Agents, and in a condition which complies with
all Environmental Laws and any additional requirements of Landlord that are reasonably necessary to protect the value of the Premises, the Building or the Project, including, without limitation, the obtaining of any closure permits or other
governmental permits or approvals related to Tenants use of Hazardous Materials in or about the Premises. Tenants obligations and liabilities pursuant to the provisions of this Paragraph 33 shall survive the expiration or earlier
termination of this Lease. If it is determined by Landlord that the condition of all or any portion of the Premises, the Building, and/or the Project is not in compliance with the provisions of this Lease with respect to Hazardous Materials,
including, without limitation, all Environmental Laws, at the expiration or earlier termination of this Lease, then at Landlords sole option, Landlord may require Tenant to hold over possession of the Premises until Tenant can surrender the
Premises to Landlord in the condition in which the Premises existed as of the Commencement Date and prior to the appearance of such Hazardous Materials except for normal wear and tear, including, without limitation, the conduct or performance of any
closures as required by any Environmental Laws. The burden of proof hereunder shall be upon Tenant. For purposes hereof, the term normal wear and tearshall not include any deterioration in the condition or diminution of the value
of any portion of the Premises, the Building, and/or the Project in any manner whatsoever related to directly, or indirectly, Hazardous Materials. Any such holdover by Tenant will be with Landlords consent, will not be terminable by Tenant in
any event or circumstance and will otherwise be subject to the provisions of Paragraph 36 of this Lease.



(i) Tenant agrees to indemnify and hold harmless Landlord from and against any and all claims, losses (including, without limitation, loss in value of the
Premises, the Building or the Project, liabilities and expenses (including attorneys fees)) sustained by Landlord attributable to



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(i) any Hazardous Materials placed on or about the Premises, the Building or the Project by Tenant or Tenants
Agents, or (ii) Tenants breach of any provision of this Paragraph 33.



(j) Notwithstanding anything in this Lease to the contrary, Tenant shall not be responsible for the clean-up, monitoring or remediation of, and shall not be required to indemnify Landlord against any claims, losses,
liabilities or expenses resulting from, any Hazardous Materials placed on or about the Premises by parties other than Tenant or Tenants Agents, except to the extent that the contamination caused by such Hazardous Materials has been knowingly
or negligently exacerbated by Tenant or Tenants Agents or by Tenants failure to perform its obligations under this Paragraph 33.



(k) The provisions of this Paragraph 33 shall survive the expiration or earlier termination of this Lease.



34. NOTICES



All notices and demands which are required or may be permitted to be given
to either party by the other hereunder shall be in writing and shall be sent by United States mail, postage prepaid, certified, or by personal delivery or overnight courier, addressed to the addressee at Tenants Address or Landlords
Address as specified in the Basic Lease Information, or to such other place as either party may from time to time designate in a notice to the other party given as provided herein. Copies of all notices and demands given to Landlord shall
additionally be sent to Landlords property manager at the address specified in the Basic Lease Information or at such other address as Landlord may specify in writing from time to time. Notice shall be deemed given upon actual receipt (or
attempted delivery if delivery is refused), if personally delivered, or one (1) business day following deposit with a reputable overnight courier that provides a receipt, or on the third (3rd) day following deposit in the United States mail in the
manner described above.



35. WAIVER



The waiver of any breach of any term, covenant or condition of this Lease
shall not be deemed to be a waiver of such term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent by Landlord shall not be deemed to be a
waiver of any preceding breach by Tenant, other than the failure of Tenant to pay the particular rental so accepted, regardless of Landlords knowledge of such preceding breach at the time of acceptance of such Rent. No delay or omission in the
exercise of any right or remedy of Landlord in regard to any Default by Tenant shall impair such a right or remedy or be construed as a waiver. Any waiver by Landlord of any Default must be in writing and shall not be a waiver of any other Default
concerning the same or any other provisions of this Lease.



36.
HOLDING OVER



Any holding
over after the expiration of the Term, without the express written consent of Landlord, shall constitute a Default and, without limiting Landlords remedies provided in this Lease, such holding over shall be construed to be a tenancy at
sufferance, at a rental rate equal to the greater of one hundred fifty percent (150%) of the fair market rental value for the Premises as



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determined by Landlord or two hundred percent (200%) of the Base Rent last due in this Lease, plus Additional Rent, and
shall otherwise be on the terms and conditions herein specified, so far as applicable; provided, however, that in no event shall any renewal or expansion option or other similar right or option contained in this Lease be deemed applicable to any
such tenancy at sufferance. If the Premises are not surrendered at the end of the Term or sooner termination of this Lease, and in accordance with the provisions of Paragraphs 12 and 33(h), Tenant shall indemnify, defend and hold Landlord harmless
from and against any and all loss or liability resulting from delay by Tenant in so surrendering the Premises including, without limitation, any loss or liability resulting from any claim against Landlord made by any succeeding tenant or prospective
tenant founded on or resulting from such delay and losses to Landlord due to lost opportunities to lease any portion of the Premises to any such succeeding tenant or prospective tenant, together with, in each case, actual attorneys fees and
costs.



37. SUCCESSORS AND
ASSIGNS



The terms, covenants and
conditions of this Lease shall, subject to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of all of the parties hereto. If Tenant shall consist of more than one entity or person, the
obligations of Tenant under this Lease shall be joint and several.



38.
TIME



Time is of the essence of this Lease
and each and every term, condition and provision herein.



39.
BROKERS



Landlord and Tenant each
represents and warrants to the other that neither it nor its officers or agents nor anyone acting on its behalf has dealt with any real estate broker except the Broker(s) specified in the Basic Lease Information in the negotiating or making of this
Lease, and each party agrees to indemnify and hold harmless the other from any claim or claims, and costs and expenses, including attorneys fees, incurred by the indemnified party in conjunction with any such claim or claims of any other
broker or brokers to a commission in connection with this Lease as a result of the actions of the indemnifying party.



40. LIMITATION OF LIABILITY



Tenant agrees that, in the event of any default or breach by Landlord with respect to any of the terms of the Lease to be observed and performed by
Landlord: (a) Tenant shall look solely to the then-current landlords interest in the Building for the satisfaction of Tenants remedies for the collection of a judgment (or other judicial process) requiring the payment of money by
Landlord; (b) no other property or assets of Landlord, its partners, shareholders, officers, directors, employees, investment advisors, or any successor in interest of any of them (collectively, the LandlordParties) shall
be subject to levy, execution or other enforcement procedure for the satisfaction of Tenants remedies; (c) no personal liability shall at any time be asserted or enforceable against the Landlord Parties; and (d) no judgment will be taken
against the Landlord Parties. The provisions of this section shall apply only to the Landlord and the parties herein described, and shall not be for the benefit of any insurer nor any other third party.



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41. FINANCIAL STATEMENTS



Within ten (10) days after Landlords request, which request shall not
be made more than once every six (6) months (except in the case of a contemplated sale or refinancing of the Building or Project by Landlord), Tenant shall deliver to Landlord the then current financial statements of Tenant (including interim
periods following the end of the last fiscal year for which annual statements are available), prepared or compiled by a certified public accountant, including a balance sheet and profit and loss statement for the most recent prior year, all prepared
in accordance with generally accepted accounting principles consistently applied; provided, however, that if Tenant is a public company, Tenant shall only be required to deliver to Landlord the financial statements and information that Tenant
furnishes to the Securities and Exchange Commission (SEC). Landlord shall keep Tenants financial statements confidential, except that (i) Landlord shall have the right to disclose such statements to prospective purchasers and
lenders and to Landlords partners, property managers, consultants and advisors, including accountants and attorneys, and otherwise as required by law or legal process, and (ii) Landlord shall have no obligation to maintain the confidentiality
of any financial statements or other information which has been filed with the SEC or is otherwise in the public domain.



42. RULES AND REGULATIONS



Tenant agrees to comply with such reasonable rules and regulations as Landlord may adopt from time to time for the orderly and proper operation of the
Building and the Project. Such rules may include but shall not be limited to the following: (a) restriction of employee parking to a limited, designated area or areas; and (b) regulation of the removal, storage and disposal of Tenants refuse
and other rubbish at the sole cost and expense of Tenant. The then current rules and regulations shall be binding upon Tenant upon delivery of a copy of them to Tenant. Landlord shall not be responsible to Tenant for the failure of any other person
to observe and abide by any of said rules and regulations. Landlords current rules and regulations are attached to this Lease as Exhibit D.



43. MORTGAGEE PROTECTION



(a) Modifications for Lender.If, in connection with obtaining financing for the Project or any portion thereof, Landlords lender
shall request reasonable modifications to this Lease as a condition to such financing, Tenant shall not unreasonably withhold, delay or defer its consent to such modifications, provided that such modifications do not decrease Tenants rights or
increase Tenants obligations under this Lease.



(b)
Rights to Cure.Tenant agrees to give to any trust deed or mortgage holder (Holder), by registered mail, at the same time as it is given to Landlord, a copy of any notice of default given to Landlord, provided that,
prior to such notice, Tenant has been notified, in writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such Holder. Tenant further agrees that if Landlord shall have failed to cure such default within the
time provided for in this Lease, then the Holder shall have an additional twenty (20) days after expiration of such period, or after receipt of such notice from Tenant (if such notice to the Holder is required by this Paragraph 43(b)), whichever
shall last occur within which to cure such default or if such default cannot be cured within that time, then such additional time as may be necessary



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if within such twenty (20) days, any Holder has commenced and is diligently pursuing the remedies necessary to cure such
default (including, but not limited to, commencement of foreclosure proceedings, if necessary to effect such cure), in which event this Lease shall not be terminated.



44. ENTIRE AGREEMENT



This Lease, including the Exhibits and any Addenda attached hereto, which are hereby incorporated herein by this reference,
contains the entire agreement of the parties hereto, and no representations, inducements, promises or agreements, oral or otherwise, between the parties, not embodied herein or therein, shall be of any force and effect.



45. INTEREST



Any installment of Rent and any other sum due from Tenant under this Lease
which is not received by Landlord within ten (10) days from when the same is due shall bear interest from the date such payment was originally due under this Lease until paid at an annual rate equal to the maximum rate of interest permitted by law.
Payment of such interest shall not excuse or cure any Default by Tenant. In addition, Tenant shall pay all costs and attorneys fees incurred by Landlord in collection of such amounts.



46. CONSTRUCTION



This Lease shall be construed and interpreted in accordance with the laws of
the State of California. The parties acknowledge and agree that no rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Lease, including the Exhibits
and any Addenda attached hereto. All captions in this Lease are for reference only and shall not be used in the interpretation of this Lease. Whenever required by the context of this Lease, the singular shall include the plural, the masculine shall
include the feminine, and vice versa. If any provision of this Lease shall be determined to be illegal or unenforceable, such determination shall not affect any other provision of this Lease and all such other provisions shall remain in full force
and effect.



47. REPRESENTATIONS AND
WARRANTIES OF TENANT



Tenant hereby makes the following representations and warranties, each of which is material and being relied upon by Landlord, is true in all respects as of the date of this Lease, and shall survive the expiration or termination of the
Lease.



(a) If Tenant is an entity, Tenant is duly organized,
validly existing and in good standing under the laws of the state of its organization and the persons executing this Lease on behalf of Tenant have the full right and authority to execute this Lease on behalf of Tenant and to bind Tenant without the
consent or approval of any other person or entity. Tenant has full power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding obligation of
Tenant, enforceable in accordance with its terms.



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(b) Tenant has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary
petition in bankruptcy or suffered the filing of an involuntary petition by any creditors, (iii) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (iv) suffered the attachment or other judicial
seizure of all or substantially all of its assets, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made an offer of settlement, extension or composition to its creditors generally.



48. SECURITY



(a) Tenant acknowledges and agrees that, while Landlord may engage security
personnel to patrol the Building or the Project, Landlord is not providing any security services with respect to the Premises, the Building or the Project and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises, the Building or the Project.



(b) Tenant hereby agrees to the exercise by Landlord and
Landlords Agents, within their sole discretion, of such security measures as, but not limited to, the evacuation of the Premises, the Building or the Project for cause, suspected cause or for drill purposes, the denial of any access to the
Premises, the Building or the Project and other similarly related actions that it deems necessary to prevent any threat of property damage or bodily injury. The exercise of such security measures by Landlord and Landlords Agents, and the
resulting interruption of service and cessation of Tenants business, if any, shall not be deemed an eviction or disturbance of Tenants use and possession of the Premises, or any part thereof, or render Landlord or Landlords Agents
liable to Tenant for any resulting damages or relieve Tenant from Tenants obligations under this Lease.



49. JURY TRIAL WAIVER



Landlord and Tenant each hereby waive any right to trial by jury with respect to any action or proceeding (a) brought by Landlord, Tenant or any other
party, relating to (i) this Lease and/or any understandings or prior dealings between the parties hereto, or (ii) the Premises, the Building or the Project or any part thereof, or (b) to which Landlord is a party. Landlord and Tenant each hereby
agree that this Lease constitutes a written consent to waiver of trial by jury pursuant to the provisions of California Code of Civil Procedure Section 631, and Landlord and Tenant do each hereby constitute and appoint the other party its true and
lawful attorney-in-fact, which appointment is coupled with an interest, and Landlord and Tenant do each hereby authorize and empower the other party, in the name, place and stead of the first party, to file this Lease with the clerk or judge of any
court of competent jurisdiction as a statutory written consent to waiver of trial by jury.



50. OPTION TO RENEW



Tenant shall have one (1) option (the Renewal Option) to extend the Term for a period of five (5) years beyond the Expiration Date (the
Renewal Term). The Renewal Option is personal to Tenant and may not be exercised by or on behalf of any sublessee or assignee, or by any other successor or assign of Tenant, except for a Tenant Affiliate to whom Tenant assigns its



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entire right, title and interest in and to this Lease pursuant to Paragraph 24 above. The Renewal Option shall be
effective only if Tenant is not in Default under this Lease, nor has any event occurred which with the giving of notice or the passage of time, or both, would constitute a Default hereunder, either at the time of exercise of the Renewal Option or
the time of commencement of the Renewal Term. The Renewal Option must be exercised, if at all, by written notice (Election Notice)from Tenant to Landlord given not less than nine (9) months prior to the expiration of the Term.
Except as hereinafter provided in this Paragraph 50, any such notice given by Tenant to Landlord shall be irrevocable. If Tenant fails to exercise the Renewal Option in a timely manner as provided for above, the Renewal Option shall be void. The
Renewal Term shall be upon the same terms and conditions as the initial Term, except that the annual Base Rent during the Renewal Term (the Renewal Rate)shall be equal to a rate specified by Landlord in writing and furnished to
Tenant. Landlord shall endeavor to notify Tenant in writing (such notice being hereinafter referred to as the Renewal RateNotice) of the Renewal Rate within thirty (30) days after Landlords receipt of the Election
Notice; provided, however, that if Tenant delivers its Election Notice to Landlord more than twelve (12) months prior to the expiration of the Term, then Landlord shall have the right to defer delivering its Renewal Rate Notice to Tenant until the
final twelve (12) months of the Term. Tenant shall have ten (10) days after receipt of the Renewal Rate Notice (the Response Period)to advise Landlord whether or not Tenant accepts the Renewal Rate. If Tenant agrees to pay the
Renewal Rate, then Landlord and Tenant shall promptly enter into an amendment to this Lease providing for the lease of the Premises by Tenant during the Renewal Term upon the terms stated in the Renewal Rate Notice. If Tenant does not agree to pay
the Renewal Rate, Tenant shall have the right to rescind its Election Notice in writing within the Response Period and neither party shall have any further rights or obligations under this Paragraph 50. If Tenant fails to provide Landlord with
written notice of rescission prior to the expiration of the Response Period, then Tenant shall be deemed to have agreed to pay the Renewal Rate. No further renewal option shall be available to Tenant at the end of the Renewal Term.



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Landlord and Tenant have executed and delivered this Lease as of the Lease Date specified in the Basic
Lease Information.



LANDLORD:

HARBOR INVESTMENT PARTNERS, a California general partnershipBy:

Aetna Life Insurance Company, a Connecticut
corporation, its General PartnerBy:

UBS Brinson Realty Investors LLC its Investment Advisor and AgentBy:

/s/ Cynthia SteveninCynthia Stevenin Vice PresidentTENANT:

COPPER MOUNTAIN NETWORKS, INC., a Delaware corporationBy:

John A. CreelmanName:

John A. CreelmanTitle:

V.P. Finance / C.F.O.




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EXHIBIT A



LOGO



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EXHIBIT B



TENANT IMPROVEMENTS



This exhibit, entitled Tenant Improvements, is and shall constitute Exhibit Bto the Lease Agreement,
dated as of the Lease Date, by and between Landlord and Tenant for the Premises. The terms and conditions of this Exhibit Bare hereby incorporated into and are made a part of the Lease. Capitalized terms used, but not otherwise defined, in
this Exhibit Bhave the meanings ascribed to such terms in the Lease.



1. Landlords Work



Concurrently with the
construction of the Tenant Improvements, Landlord shall provide sixty (60) tons of new air conditioning units for the Building (Landlords Work);provided, however, that the costs of additional ductwork and vents and other
expenses of distributing the air throughout the Building (as opposed to the cost of the units themselves) shall not be deemed Landlords Work, but rather, shall be considered Tenant Improvements and shall be paid for out
of the Tenant Improvements Allowance. The costs of Landlords Work shall be amortized over a useful life of fifteen (15) years and billed to Tenant as Additional Rent in accordance with Paragraph 4(b) of the Lease.



2. Tenant Improvements



Subject to the conditions set forth below, Landlord agrees to construct certain Tenant Improvements in the Premises pursuant
to the terms of this Exhibit B.



3. Definition



Tenant Improvementsas used in the Lease and this
Exhibit Bshall include only those improvements within the interior portions of the Premises which are depicted on the Final Plans and Specifications (hereafter defined in Paragraph 4) or described herein below. Tenant
Improvementsshall specifically not include any Alterations installed or constructed by Tenant, and any of Tenants Property.



The Tenant Improvements may include:



(a) Partitioning, doors, floor coverings, finishes, ceilings, wall coverings and painting, millwork and similar items.



(b) Electrical wiring, lighting fixtures, outlets and switches, and other
electrical work.



(c) Duct work, terminal boxes, diffusers and
accessories required for the completion of the heating, ventilation and air conditioning systems serving the Premises, including the cost of meter and key control for after-hour air conditioning.



(d) Any additional Tenant requirements including, but not limited to, odor
control, special heating, ventilation and air conditioning, noise or vibration control or other special systems.



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(e) All fire and life safety control systems such as fire walls, sprinklers, halon, fire alarms,
including piping, wiring and accessories installed within the Building and serving the Premises.



(f) All plumbing, fixtures, pipes, and accessories to be installed within the Building and serving the Premises.



4. Plans and Specifications



Landlord shall retain an architect selected by Landlord for the preparation
of preliminary and final working architectural and engineering plans and specifications for the Tenant Improvements (Final Plans and Specifications). Landlord reserves the right to substitute for the Architect another architect of
its selection. Tenant shall cooperate diligently with the Architect and shall furnish within ten (10) days after request therefor, all information required by the Architect for completion of the Final Plans and Specifications, and shall provide (in
writing, if requested by Landlord), not later than three (3) business days after request therefor, any approval or disapproval of preliminary or Final Plans and Specifications which Tenant is permitted to give under this Exhibit B.The Final
Plans and Specifications shall be subject to Landlords approval, which approval shall not be unreasonably withheld. Landlord shall not be deemed to have acted unreasonably if it withholds its approval of any plans, specifications, drawings or
other details or of any Change Request (hereafter defined in Paragraph 9 below) because, in Landlords reasonable opinion, the work as described in any such item, or any Change Request, as the case may be: (a) is likely to adversely affect
Building systems, the structure of the Building or the safety of the Building and/or its occupants; (b) might impair Landlords ability to furnish services to Tenant or other tenants in the Project; (c) would increase the cost of operating the
Project; (d) would violate any Laws; (e) contains or uses Hazardous Materials; (f) would adversely affect the appearance of the Building or the Project or the marketability of the Premises to subsequent tenants; (g) might adversely affect another
tenants premises or such other tenants use and enjoyment of such premises; (h) is prohibited by any ground lease affecting the Building and/or the Project, any Private Restrictions or any mortgage, trust deed or other instrument
encumbering the Building and/or the Project; (i) is likely to be substantially delayed because of unavailability or shortage of labor or materials necessary to perform such work or the difficulties or unusual nature of such work; (j) is not, at a
minimum in accordance with Landlords building standards; or (k) would increase the Tenant Improvements Cost (defined in Paragraph 7 below) by more than twenty percent (20%) from the cost originally estimated and anticipated by the parties. The
foregoing reasons, however, shall not be the only reasons for which Landlord may withhold its approval, whether or not such other reasons are similar or dissimilar to the foregoing. Neither the approval by Landlord of the Final Plans and
Specifications or any other plans, specifications, drawings or other items associated with the Tenant Improvements nor Landlords performance, supervision or monitoring of the Tenant Improvements shall constitute any warranty or covenant by
Landlord to Tenant of the adequacy of the design for Tenants intended use of the Premises. Tenant agrees to, and does hereby, assume full and complete responsibility to ensure that the Tenant Improvements and the Final Plans and Specifications
are adequate to fully meet the needs and requirements of Tenants intended operations of its business within the Premises and Tenants use of the Premises. Landlord and Tenant shall indicate their approval of the Final Plans and
Specifications by initialing them and attaching them to the Lease as Exhibit B-1.Upon completion of the Final Plans and Specifications and approval thereof by Landlord and Tenant, Landlord will obtain



B2



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subcontractor trade bids and furnish a cost breakdown to Tenant. In the event the estimated Tenant Improvements Cost,
based on such bids and the reasonably anticipated costs of other items constituting the Tenant Improvements Cost, exceeds the sum of the Tenant Improvements Allowance (hereafter defined in Paragraph 6) plus any amounts which Tenant desires to pay as
an Excess Tenant Improvements Cost (hereafter defined in Paragraph 8) (Tenants T.I. Budget), at Tenants request, the Final Plans and Specifications may be revised once, at Tenants cost and expense. Any such
revisions shall be subject to Landlords approval, and the amended Final Plans and Specifications, as approved by Landlord and Tenant, shall thereafter be deemed to be the Final Plans and Specifications for the Tenant Improvements. The amended
Final Plans and Specifications shall be approved by Tenant (in writing, if requested by Landlord) not later than three (3) days after Landlords request therefor. Landlord shall thereafter submit such amended Final Plans and Specifications to
the Contractor (as hereinafter defined) and subcontractor for re-bidding, and shall furnish a cost breakdown to Tenant. If the estimated Tenant Improvements Cost, as determined by the bids based on the amended Final Plans and Specifications and the
reasonably anticipated costs of other items constituting the Tenant Improvements Cost, result in an Excess Tenant Improvements Cost, then Tenant shall pay such Excess Tenant Improvements Cost as and when required by Paragraph 8. Tenants
failure to approve or disapprove any matters which Tenant shall be entitled to approve or disapprove pursuant to this Paragraph 4 shall be conclusively deemed to be approval of same by Tenant.



5. Landlord To Construct Improvements



When the Final Plans and Specifications (as amended, if required by Paragraph 4 above) have
been approved by Landlord and Tenant, Landlord shall submit such Final Plans and Specifications to all governmental authorities having rights of approval over the Tenant Improvement work and shall apply for all governmental approvals and building
permits. Subject to satisfaction of all conditions precedent and subsequent to its obligations under this Exhibit B, and further subject to the provisions of Paragraph 8, Landlord shall thereafter commence and proceed to complete construction
of the Tenant Improvements with a contractor selected by Landlord (the Contractor). Prior to the commencement of construction, Landlord shall cause the Contractor to execute an AIA Document A111, Cost of the Work Plus a Fee
With a Guaranteed Maximum Price, or a similar construction contract providing for a guaranteed maximum price for the Tenant Improvements.



6. Tenant Improvements Allowance



Landlord shall provide an allowance for the planning and construction of the Tenant Improvements in the amount specified in the Basic Lease Information
(Tenant Improvements Allowance). The Tenant Improvements Allowance shall be the maximum contribution by Landlord for the Tenant Improvements Cost. Should the actual cost of planning and constructing those Tenant Improvements
depicted on the Final Plans and Specifications be less than the Tenant Improvements Allowance, the Tenant Improvements Allowance shall be reduced to an amount equal to said actual cost.



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7. Tenant Improvements Cost



The Tenant Improvements Cost (Tenant Improvements Cost) shall include all costs and expenses associated
with the design, preparation, approval and construction of the Tenant Improvements, including, but not limited to, the following:



(a) All costs of preliminary and final architectural and engineering plans and specifications for the Tenant Improvements, and engineering costs
associated with completion of the State of California energy utilization calculations under Title 24 legislation;



(b) All costs of obtaining building permits and other necessary authorizations and approvals from local governmental authorities;



(c) All costs of interior design and finish schedule plans and specifications
including as-built drawings;



(d) All direct and indirect costs
of procuring, constructing and installing the Tenant Improvements in the Premises, including, but not limited to, the construction fee for overhead and profit and the cost of all on-site supervisory and administrative staff, office, equipment and
temporary services rendered by Landlords contractor in connection with construction of the Tenant Improvements and all labor (including overtime) and materials constituting the Tenant Improvements;



(e) All fees payable to the Architect, general contractor, subcontractors and
Landlords engineering firm if they are required by Tenant and/or any governmental authorities to redesign any portion of the Tenant Improvements following Tenants approval of the Final Plans and Specifications;



(f) All construction and project management fees payable by Landlord to
Landlords property management company or any other individual or entity, provided, however, that such fees shall not exceed four percent (4%) of the aggregate cost (hard and soft costs) of the work; and



(g) Utility connection fees.



In no event shall the Tenant Improvements Cost include (1) any costs of
procuring, constructing or installing in the Premises any of Tenants Property, (2) the costs of Landlords Work, or (3) any costs of removing any Hazardous Materials existing in the Premises prior to the date of this Lease.



8. Excess Tenant Improvements Cost



If the Tenant Improvements Cost is more than the Tenant Improvements
Allowance, then the difference between the Tenant Improvements Cost and the Tenant Improvements Allowance (Excess Tenant Improvements Cost) shall be paid by Tenant to Landlord in cash, within ten (10) days of delivery of
statements from Landlord to Tenant therefor. If construction of the Tenant Improvements will result in an Excess Tenant Improvements Cost, Landlord shall not be obligated to commence or continue construction of the Tenant Improvements if payment of
the



B4



---

Excess Tenant Improvements Costs by Tenant is not received within ten (10) days after delivery by Landlord to Tenant of a
statement therefor; provided, however, that Landlord may, at its option, commence or continue construction of the Tenant Improvements, in which event Tenant shall pay the Excess Tenant Improvements Cost within ten (10) days after delivery by
Landlord to Tenant of the statement therefor. If Landlord so elects to commence construction of the Tenant Improvements or has already commenced construction of the Tenant Improvements when there occurs an Excess Tenant Improvements Cost, then
Landlord shall be entitled to suspend or terminate construction of the Tenant Improvements if payment by Tenant to Landlord of the Excess Tenant Improvement Costs has not been received within ten (10) days after delivery by Landlord to Tenant of a
statement therefor.



9. Change Request



When the Final Plans and Specifications have been approved by Landlord,
there shall be no changes without Landlords prior written consent, except for: (a) necessary on-site installation variations or minor changes necessary to comply with building codes and other governmental regulations; (b) one revision, if
requested by Tenant, to adjust the estimated Tenant Improvements Cost to Tenants T.I. Budget therefor, as permitted by Paragraph 4 above; and (c) changes approved in writing by both parties. Any costs related to such governmentally required or
requested and approved changes shall be added to the Tenant Improvements Cost and, to the extent such cost results in Excess Tenant Improvements Cost, shall be paid for by Tenant as and with any Excess Tenant Improvements Cost as set forth in
Paragraph 8. The billing for such additional costs to Tenant shall be accompanied by evidence of the amounts billed as is customarily used in the business. Costs related to changes shall include, without limitation, any architectural or design fees,
construction management fees and Landlords general contractors price for effecting the change.



10. Termination



If the
Lease is terminated prior to completion of the Tenant Improvements for any reason due to the Default of Tenant under the Lease, in addition to any other damages available to Landlord, Tenant shall pay to Landlord, within five (5) days of receipt of
a statement therefor, all costs incurred by Landlord through the date of termination in connection with the Tenant Improvements. Landlord shall have the right to terminate the Lease, upon written notice to Tenant, if Landlord is unable to obtain a
building permit for the Tenant Improvements within one hundred twenty (120) days from the date the Lease is mutually executed.



11. Interest



Any payments required to be made by Tenant hereunder which are not paid when due shall bear interest at the maximum rate permitted by law from the due
date therefor until paid.



12. Disclaimer



Landlord shall have no liability to Tenant in the event construction of the
Tenant Improvements is delayed or prevented due to any cause beyond Landlords reasonable control. If Tenant is entitled or permitted to enter the Premises prior to completion of the Tenant Improvements, Landlord shall not be liable to Tenant
or Tenants Agents for any loss or damage



B5



---

to property, or injury to person, arising from or related to construction of the Tenant Improvements. Tenant shall take
all reasonable precautions to protect against such loss, damage or injury during construction of the Tenant Improvements, and shall not interfere with the conduct of the Tenant Improvement work. Tenant shall cooperate with all reasonable directives
of Landlord and Landlords contractor in order to minimize any disruption or delay in completion of the Tenant Improvements work.



13. Construction Warranties



Landlord shall obtain from the Contractor such warranties as are typically provided by contractors in the construction of interior tenant improvements
similar to the Tenant Improvements (collectively, Construction Warranties). In the event Tenant is required to perform any repair or maintenance obligations pursuant to the terms of the Lease, which repairs or maintenance are
covered by Construction Warranties, Landlord shall either enforce such Construction Warranties or shall assign the same to Tenant and shall permit Tenant to enforce the same.



14. Punch List



As soon as reasonably possible after the date on which the Tenant Improvements are substantially complete, Landlord, Tenant and the Contractor shall meet
at the Premises at a mutually convenient time and jointly prepare a list (Punch List) of minor, corrective work to be completed. Landlord shall cause the Contractor to complete the items on the Punch List as soon as reasonably
practicable following the preparation of the Punch List.



15. Lease
Provisions; Conflict



The terms and provisions of the
Lease, insofar as they are applicable, in whole or in part, to this Exhibit B,are hereby incorporated herein by reference. In the event of any conflict between the terms of the Lease and this Exhibit B,the terms of this Exhibit Bshall prevail. Any amounts payable by Tenant to Landlord hereunder shall be deemed to be Additional Rent under the Lease and, upon any default in the payment of same, Landlord shall have all rights and remedies available to it as provided for in
the Lease.



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EXHIBIT B-1



FINAL PLANS AND SPECIFICATIONS



Reference is hereby made to that certain Lease Agreement dated February 14,
2000, by and between HARBOR INVESTMENT PARTNERS, a California general partnership, as landlord (Landlord), COPPER MOUNTAIN NETWORKS,
INC., a Delaware corporation, as tenant (Tenant) (Lease Agreement).



The Final Plans and Specifications (as defined in Exhibit Bto the Lease Agreement) consists of the following described drawings, specifications
and other documents:



| |  |                                    |  |      |  | 
| |  | ---------------------------------- |  | ---- |  | 
| |  | Title of Drawing, Specification or |  |      |  | 
| |  | Other Document                     |  | Date |  | 



The Final Plans and
Specifications have been initialed by both Landlord and Tenant and are on file with Landlord.



|          |  |            |  |            |  | 
|--------- |  | ---------- |  | ---------- |  | 
|Initials: |  | __________ |  | __________ |  | 
|          |  | Landlord   |  | Tenant     |  | 



B-11



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EXHIBIT C



COMMENCEMENT AND EXPIRATION DATE MEMORANDUM



|            |  |                                                        
|----------- |  | -------------------------------------------------------
|LANDLORD:   |  | HARBOR INVESTMENT PARTNERS                             
|            | 
|TENANT:     |  | COPPER MOUNTAIN NETWORKS, INC.                         
|            | 
|LEASE DATE: |  | February 14, 2000                                      
|            | 
|PREMISES:   |  | Located At 1850 Embarcadero Road, Palo Alto, California



Tenant hereby accepts
the Premises as being in the condition required under the Lease, with all Tenant Improvements completed (except for minor punchlist items which Landlord agrees to complete).



The Commencement Date of the Lease is hereby established as
, 2000 and the Expiration Date is , 2007.



TENANT:

COPPER MOUNTAIN NETWORKS, INC., a Delaware corporationBy:Name:Title:




Approved and Agreed:



LANDLORD:



|                                                             |  |                                                                              |  |                                                                   |  |                                
|------------------------------------------------------------ |  | ---------------------------------------------------------------------------- |  | ----------------------------------------------------------------- |  | -------------------------------
|HARBOR INVESTMENT PARTNERS, a California general partnership
|                                                             | 
|By:                                                          |  | Aetna Life Insurance Company, a
Connecticut corporation, its General Partner
|                                                             |  |                                                                             
|                                                             |  | By:                                                                          |  | UBS Brinson Realty Investors LLC Its Investment Advisor and Agent
|                                                             |  |                                                                              | 
|                                                             |  |                                                                              |  | By:                                                               |  |                                
|                                                             |  |                                                                              |  |                                                                   |  | Cynthia Stevenin Vice President



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EXHIBIT D



RULES AND REGULATIONS



This exhibit, entitled Rules and Regulations, is and shall
constitute Exhibit Dto the Lease Agreement, dated as of the Lease Date, by and between landlord and Tenant for the Premises. The terms and conditions of this Exhibit Dare hereby incorporated into and are made a part of the Lease.
Capitalized terms used, but not otherwise defined, in this Exhibit Dhave the meanings ascribed to such terms in the Lease.



1. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without the consent of Landlord.



2. All window coverings installed by Tenant and visible from the outside of
the building require the prior written approval of Landlord.



3. Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance or any flammable or combustible materials on or around the Premises, except to the extent that Tenant is permitted to use the same under the
terms of Paragraph 33 of the Lease.



4. Tenant shall not alter
any lock or install any new locks or bolts on any door at the Premises without the prior consent of Landlord.



5. Tenant shall not make any duplicate keys without the prior consent of Landlord.



6. Tenant shall park motor vehicles in parking areas designated by Landlord except for loading and unloading. During those
periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow around the Building or the Project and loading and unloading areas of other tenants. Tenant shall not park motor vehicles in designated parking areas after
the conclusion of normal daily business activity.



7. Tenant
shall not disturb, solicit or canvas any tenant or other occupant of the Building or Project and shall cooperate to prevent same.



8. No person shall go on the roof without Landlords permission.



9. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to
the structure of the Building, to such a degree as to be objectionable to Landlord or other tenants, shall be placed and maintained by Tenant, at Tenants expense, on vibration eliminators or in noise-dampening housing or other devices
sufficient to eliminate noise or vibration.



10. All goods,
including material used to store goods, delivered to the Premises of Tenant shall be immediately moved into the Premises and shall not be left in parking or receiving areas overnight.



11. Tractor trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel
plates or wood blocks under the dolly wheels to prevent damage to the asphalt paving surfaces. No parking or storing of such trailers will be permitted in the auto parking areas of the Project or on streets adjacent thereto.



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12. Forklifts which operate on asphalt paving areas shall not have solid rubber tires and shall only use
tires that do not damage the asphalt.



13. Tenant is
responsible for the storage and removal of all trash and refuse. All such trash and refuse shall be contained in suitable receptacles stored behind screened enclosures at locations approved by Landlord.



14. Tenant shall not store or permit the storage or placement of goods or
merchandise in or around the common areas surrounding the Premises. No displays or sales of merchandise shall be allowed in the parking lots or other common areas.



15. Tenant shall not permit any animals, including, but not limited to, any household pets, to be brought or kept in or
about the Premises, the Building, the Project or any of the common areas.



D2



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EXHIBIT E



HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE



Your cooperation in this matter is appreciated. Initially, the information
provided by you in this Hazardous Materials Disclosure Certificate is necessary for the Landlord to evaluate your proposed uses of the premises (the Premises) and to determine whether to enter into a lease agreement with you as
tenant. If a lease agreement is signed by you and the Landlord (the Lease Agreement), on an annual basis in accordance with the provisions of Paragraph 33 of the Lease Agreement, you are to provide an update to the information initially
provided by you in this certificate. Any questions regarding this certificate should be directed to, and when completed, the certificate should be delivered to:



|          |  |                                     
|--------- |  | ------------------------------------
|Landlord: |  | HARBOR INVESTMENT PARTNERS          
|          |  | c/o UBS Brinson Realty Investors LLC
|          |  | 455 Market Street, Suite 1540       
|          |  | San Francisco, California 94105     
|          |  | Attention: Cynthia Stevenin         
|          |  | Phone: (415)538-4800                



|                                                                                                                                                                                            |  | 
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | 
|Name of (Prospective) Tenant: COPPER MOUNTAIN NETWORKS, INC.,                                                                                                                              
|                                                                                                                                                                                           
|Mailing Address:                                                                                                                                                                           
|                                                                                                                                                                                           
|                                                                                                                                                                                           
|Contact Person, Title and Telephone Number(s): RICHARD GILBERT 650-687-3333                                                                                                                
|                                                                                                                                                                                           
|Contact Person for Hazardous Waste Materials Management and Manifests and Telephone Numbers) : MS. MOLLY MANGALLO, COPPER
MOUNTAINS DIRECTOR OF FACILITIES BASED IN SAN DIEGO 858-410-7100
|                                                                                                                                                                                           
|Address of (Prospective) Premises: 1850 EMBARCADERO ROAD, PALO ALTO, CA. 9430                                                                                                              
|                                                                                                                                                                                           
|Length of (Prospective) initial Term: 84 MONTHS                                                                                                                                            



|1. | GENERAL INFORMATION:
|-- | --------------------



Describe the proposed operations to take place in, on, or about the Premises, including, without limitation, principal products processed,
manufactured or assembled, and services and activities to be provided or otherwise conducted. Existing tenants should describe any proposed changes to on-going operations.



|                                                                                              |  | 
|--------------------------------------------------------------------------------------------- |  | 
|RESEARCH AND DEVELOPMENT FOR DEVELOPER OF                                                    
|NETWORK COMMUNICATION PRODUCTS, FACILITY WITH HOUSE R&D, GENERAL OFFICE, SALES, MARKETING AND
|
|
|
|
|
|EXECUTIVE PERSONNEL FOR COPPER MOUNTAIN                                                      



E1



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|2. | USE, STORAGE AND DISPOSAL OF HAZARDOUS MATERIALS
|-- | ------------------------------------------------



| | 2.1 | Will any Hazardous Materials (as hereinafter defined) be used, generated, treated, stored or disposed of in, on or about the Premises? Existing tenants should describe any Hazardous
Materials which continue to be used, generated, treated, stored or disposed of in, on or about the Premises.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|                  |  |      |  |     
|----------------- |  | ---- |  | ----
|Wastes            |  | Yes ̈ |  | No x
|                  |  |     
|Chemical Products |  | Yes ̈ |  | No x
|                  |  |     
|Other             |  | Yes ̈ |  | No x



|                                 
|---------------------------------
|If Yes is marked, please explain:
|                                 
|                                 
|                                 
|                                 



| | 2.2 | If Yes is marked in Section 2.1, attach a list of any Hazardous Materials to be used, generated, treated, stored or disposed of in, on or about the Premises, including the
applicable hazard class and an estimate of the quantities of such Hazardous Materials to be present on or about the Premises at any given time; estimated annual throughput; the proposed location(s) and method of storage (excluding nominal amounts of
ordinary household cleaners and janitorial supplies which are not regulated by any Environmental Laws, as hereinafter defined); and the proposed location(s) and method(s) of treatment or disposal for each Hazardous Material, including the estimated
frequency, and the proposed contractors or subcontractors. Existing tenants should attach a list setting forth the information requested above and such list should include actual data from ongoing operations and the identification of any variations
in such information from the prior years certificate.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|3. | STORAGE TANKS AND SUMPS
|-- | -----------------------



| | 3.1 | Is any above or below ground storage or treatment of gasoline, diesel, petroleum, or other Hazardous Materials in tanks or sumps proposed in, on or about the Premises? Existing
tenants should describe any such actual or proposed activities.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|     |  |     
|---- |  | ----
|Yes ̈ |  | No x



|                       
|-----------------------
|If yes, please explain:
|                       
|                       
|                       
|                       



E2



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|4. | WASTE MANAGEMENT
|-- | ----------------



| | 4.1 | Has your company been issued an EPA Hazardous Waste Generator I.D. Number? Existing tenants should describe any additional identification numbers issued since the previous
certificate.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|     |  |      
|---- |  | -----
|Yes ̈ |  | No  x



| | 4.2 | Has your company filed a biennial or quarterly reports as a hazardous waste generator? Existing tenants should describe any new reports filed.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------



|     |  |      
|---- |  | -----
|Yes ̈ |  | No  x



If yes, attach a copy
of the most recent report filed.



|5. | WASTEWATER TREATMENT AND DISCHARGE
|-- | ----------------------------------



| | 5.1 | Will your company discharge wastewater or other wastes to:
| | --- | ----------------------------------------------------------

| | 
| | 

|                |  |          
|--------------- |  | ---------
|No storm drain? |  | No sewer?



|                  |  |                                            
|----------------- |  | -------------------------------------------
|No surface water? |  | Nono wastewater or other wastes discharged.



Existing tenants
should indicate any actual discharges. If so, describe the nature of any proposed or actual discharge(s).



|
|
|
|
|



| | 5.2 | Will any such wastewater or waste be treated before discharge?
| | --- | --------------------------------------------------------------



Yes ̈No  x



If yes, describe the type of treatment proposed to be conducted. Existing tenants should describe the actual treatment conducted.



|
|
|
|
|



E3



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|6. | AIR DISCHARGES
|-- | --------------



| | 6.1 | Do you plan for any air filtration systems or stacks to be used in your companys operations in, on or about the Premises that will discharge into the air; and will such air
emissions be monitored? Existing tenants should indicate whether or not there are any such air filtration systems or stacks in use in, on or about the Premises which discharge into the air and whether such air emissions are being monitored.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|     |  |      
|---- |  | -----
|Yes ̈ |  | No  x



|                        
|------------------------
|If yes, please describe:
|                        
|                        
|                        
|                        



| | 6.2 | Do you propose to operate any of the following types of equipment, or any other equipment requiring an air emissions permit? Existing tenants should specify any such equipment being
operated in, on or about the Premises.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|                  |  |                                        
|----------------- |  | ---------------------------------------
|No Spray booth(s) |  | No Incinerator(s)                      
|                  | 
|No Dip tank(s)    |  | Other (Please describe)                
|                  | 
|No Drying oven(s) |  | NONE No Equipment Requiring Air Permits



|                        
|------------------------
|If yes, please describe:
|                        
|                        
|                        
|                        



| | 6.3 | Please describe (and submit copies of with this Hazardous Materials Disclosure Certificate) any reports you have filed in the past [thirty-six] months with any governmental or
quasi-governmental agencies or authorities related to air discharges or clean air requirements and any such reports which have been issued during such period by any such agencies or authorities with respect to you or your business operations.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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|7. | HAZARDOUS MATERIALS DISCLOSURES
|-- | -------------------------------



| | 7.1 | Has your company prepared or will it be required to prepare a Hazardous Materials management plan (Management Plan)or Hazardous Materials Business Plan and
Inventory (BusinessPlan) pursuant to Fire Department or other governmental or regulatory agencies requirements? Existing tenants should indicate whether or not a Management Plan is required and has been prepared.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Yes ̈No  x



If yes, attach a copy of the Management Plan or Business Plan. Existing
tenants should attach a copy of any required updates to the Management Plan or Business Plan.



| | 7.2 | Are any of the Hazardous Materials, and in particular chemicals, proposed to be used in your operations in, on or about the Premises listed or regulated under Proposition 65?
Existing tenants should indicate whether or not there are any new Hazardous Materials being so used which are listed or regulated under Proposition 65.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Yes ̈No  x



|                       
|-----------------------
|If yes, please explain:
|                       
|                       
|                       
|                       



|8. | ENFORCEMENT ACTIONS AND COMPLAINTS
|-- | ----------------------------------



| | 8.1 | With respect to Hazardous Materials or Environmental Laws, has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees or has
your company received requests for information, notice or demand letters, or any other inquiries regarding its operations? Existing tenants should indicate whether or not any such actions, orders or decrees have been, or are in the process of being,
undertaken or if any such requests have been received.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Yes ̈No  x



If yes, describe the actions,
orders or decrees and any continuing compliance obligations imposed as a result of these actions, orders or decrees and also describe any requests, notices or demands, and attach a copy of all such documents. Existing tenants should describe and
attach a copy of any new actions, orders, decrees, requests, notices or demands not already delivered to Landlord pursuant to the provisions of Paragraph 33 of the Lease Agreement.



|
|
|
|
|
|
|



E5



---

| | 8.2 | Have there ever been, or are there now pending, any lawsuits against your company regarding any environmental or health and safety concerns?
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------



Yes ̈No  x



If yes, describe any such lawsuits and attach copies of the complaint(s),
cross-complaint(s), pleadings and other documents related thereto as requested by Landlord. Existing tenants should describe and attach a copy of any new complaint(s), cross-complaint(s), pleadings and other related documents not already delivered
to Landlord pursuant to the provisions of Paragraph 33 of the Lease Agreement.



|
|
|
|
|
|
|



| | 8.3 | Have there been any problems or complaints from adjacent tenants, owners or other neighbors at your companys current facility with regard to environmental or health and safety
concerns? Existing tenants should indicate whether or not there have been any such problems or complaints from adjacent tenants, owners or other neighbors at, about or near the Premises and the current status of any such problems or complaints.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Yes ̈No  x



If yes, please describe. Existing tenants should describe any such problems
or complaints not already disclosed to Landlord under the provisions of the signed Lease Agreement and the current status of any such problems or complaints.



|
|
|
|
|
|
|



|9. | PERMITS AND LICENSES
|-- | --------------------



| | 9.1 | Attach copies of all permits and licenses issued to your company with respect to its proposed operations in, on or about the Premises, including, without limitation, any Hazardous
Materials permits, wastewater discharge permits, air emissions permits, and use permits or approvals. Existing tenants should attach copies of any new permits and licenses as well as any renewals of permits or licenses previously issued.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



As used herein, Hazardous
Materials shall mean and include any substance that is or contains: (a) any hazardous substance as now or hereafter defined in § 101(14) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980,
as amended (CERCLA) (42 U.S.C. § 9601 et seq.)or any regulations promulgated under CERCLA; (b) any hazardous waste as now or hereafter defined in the Resource Conservation and Recovery Act, as amended
(RCRA) (42 U.S.C. § 6901 et seq.)or any regulations promulgated under RCRA;



E6



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(c) any substance now or hereafter regulated by the Toxic Substances Control Act, as amended (TSCA)
(15 U.S.C. § 2601 et seq.)or any regulations promulgated under TSCA; (d) petroleum, petroleum by-products, gasoline, diesel fuel, or other petroleum hydrocarbons; (e) asbestos and asbestos-containing material, in any form, whether
friable or non-friable; (f) polychlorinated biphenyls; (g) lead and lead-containing materials; or (h) any additional substance, material or waste (i) the presence of which on or about the Premises (A) requires reporting, investigation or remediation
under any Environmental Laws (as hereinafter defined), (B) causes or threatens to cause a nuisance on the Premises or any adjacent property or poses or threatens to pose a hazard to the health or safety of persons on the Premises or any adjacent
property, or (C) which, if it emanated or migrated from the Premises, could constitute a trespass, or (ii) which is now or is hereafter classified or considered to be hazardous or toxic under any Environmental Laws; and Environmental
Lawsshall mean and include (a) CERCLA, RCRA and TSCA; and (b) any other federal, state or local laws, ordinances, statutes, codes, rules, regulations, orders or decrees now or hereinafter in effect relating to (i) pollution, (ii) the
protection or regulation of human health, natural resources or the environment, (iii) the treatment, storage or disposal of Hazardous Materials, or (iv) the emission, discharge, release or threatened release of Hazardous Materials into the
environment.



The undersigned hereby acknowledges and agrees
that this Hazardous Materials Disclosure Certificate is being delivered to Landlord in connection with the evaluation of a Lease Agreement and, if such Lease Agreement is executed, will be attached thereto as an exhibit. The undersigned further
acknowledges and agrees that if such Lease Agreement is executed, this Hazardous Materials Disclosure Certificate will be updated from time to time in accordance with Paragraph 33 of the Lease Agreement. The undersigned further acknowledges and
agrees that the Landlord and its partners, lenders and representatives may, and will, rely upon the statements, representations, warranties, and certifications made herein and the truthfulness thereof in entering into the Lease Agreement and the
continuance thereof throughout the term, and any renewals thereof, of the Lease Agreement. I [print name] John Creelman acting with full authority to bind the (proposed) Tenant and on behalf of the (proposed) Tenant, certify, represent and warrant
that the information contained in this certificate is true and correct.



(PROSPECTIVE) TENANT:



COPPER MOUNTAIN NETWORKS, INC.,

a Delaware corporation



|       |  |                     
|------ |  | --------------------
|By:    |  | /s/ JOHN A. CREELMAN
|Title: |  | V.P. FINANCE/ CFO   
|       | 
|Date:  |  | 2/15/2000           



E7