Document:

EX-10.1

 Exhibit 10.1 

WAVE LIFE SCIENCES PTE. LTD. 

2014 EQUITY INCENTIVE PLAN 
 1. Purpose;
Eligibility. 
 1.1 General Purpose. The name of this plan is the Wave Life Sciences Pte. Ltd. 2014 Equity Incentive Plan (the
“Plan”). The purposes of the Plan are to (i) provide eligible Employees, Consultants, and Directors with the opportunity to acquire a proprietary interest, or otherwise increase their proprietary interest, in the Company as an
incentive for them to remain in the service of Wave Life Sciences Pte. Ltd., a corporation formed in Singapore (the “Company”), and any Affiliate; and (ii) promote the success of the Company’s business. 

1.2 Eligible Award Recipients. The persons eligible to receive Awards are the Employees, Consultants, and Directors of the Company and
its Affiliates. 
 1.3 Available Awards. Awards that may be granted under the Plan include: (a) Incentive Share Options;
(b) Non-qualified Share Options; (c) Share Appreciation Rights; and (d) Restricted Awards. 
 2. Definitions. 

“Affiliate” means a corporation or other entity that, directly or through one or more intermediaries, controls, is
controlled by or is under common control with, the Company. 
 “Applicable Laws” means the requirements related to or
implicated by the administration of the Plan under (i) applicable laws of the Republic of Singapore, including but not limited to, the Singaporean Equity Remuneration Incentive Scheme and the Income Tax Act of Singapore; (ii) applicable
laws of the United States, including but not limited to, United States federal and state securities laws and the Code; (iii) applicable laws of Japan, including but not limited to, the Financial Instruments and Exchange Act of Japan;
(iv) any stock exchange or quotation system on which the Ordinary Shares are listed or quoted; and (v) the applicable laws of any foreign country or jurisdiction where Awards are granted under the Plan. 

“Award” means any right granted under the Plan, including an Incentive Share Option, a Non-qualified Share Option, a
Share Appreciation Right, or a Restricted Award. 
 “Award Agreement” means a written agreement, contract, certificate
or other instrument or document evidencing the terms and conditions of an individual Award granted under the Plan which may, in the discretion of the Company, be transmitted electronically to any Participant. Each Award Agreement shall be subject to
the terms and conditions of the Plan. 
 “Board” means the Board of Directors of the Company, as constituted at any
time. 
 “Cause” means: 

With respect to any Employee or Consultant: (a) if the Employee or Consultant is a party to an employment or service agreement with the
Company or its Affiliates and such agreement provides for a definition of Cause, the definition contained therein; or (b) if no such agreement exists, or if such agreement does not define Cause: (i) the commission of, or plea of guilty or
no contest to, a felony or a 

 
crime involving fraud, embezzlement or any other act of moral turpitude or the commission of any other act involving willful malfeasance or material fiduciary breach with respect to the Company
or an Affiliate; (ii) conduct that results in or is reasonably likely to result in harm to the reputation or business of the Company or any of its Affiliates; (iii) gross negligence or willful misconduct with respect to the Company or an
Affiliate; (iv) material breach of any employment, consulting, advisory, nondisclosure, non-solicitation, non-competition or similar agreement with the Company or its Affiliates; or (v) material violation of state or federal securities
laws. 
 With respect to any Director, a determination by a majority of the disinterested Board members that the Director has engaged in any
of the following: (a) gross misconduct or neglect; (b) false or fraudulent misrepresentation inducing the Director’s appointment; or (c) willful conversion of corporate funds. 

The Committee, in its absolute discretion, shall determine the effect of all matters and questions relating to whether a Participant has been
discharged for Cause. 
 “Code” means the U.S. Internal Revenue Code of 1986, as it may be amended from time to time.
Any reference to a section of the Code shall be deemed to include a reference to any regulations promulgated thereunder. 

“Committee” means a committee of one or more members of the Board appointed by the Board to administer the Plan in
accordance with Section 3.3. 
 “Company” means Wave Life Sciences Pte. Ltd., a corporation
formed in Singapore, and any successor thereto. 
 “Consultant” means any individual who is engaged by the Company or
any Affiliate to render consulting or advisory services. 
 “Continuous Service” means that the Participant’s
service with the Company or an Affiliate, whether as an Employee, Consultant or Director, is not interrupted or terminated. The Participant’s Continuous Service shall not be deemed to have terminated merely because of a change in the capacity
in which the Participant renders service to the Company or an Affiliate as an Employee, Consultant or Director or a change in the entity for which the Participant renders such service, provided that there is no interruption or termination of
the Participant’s Continuous Service; provided further that if any Award is subject to Section 409A of the Code, this sentence shall only be given effect to the extent consistent with Section 409A of the Code. 

“Corporate Transaction” has the meaning set forth in Section 14.8. 

“Director” means a member of the Board. 

“Disability” means that the Participant is unable to engage in any substantial gainful activity by reason of any
medically determinable physical or mental impairment; provided, however, for purposes of determining the term of an Incentive Share Option pursuant to Section 6.10 hereof, the term Disability shall have the meaning
ascribed to it under Section 22(e)(3) of the Code. The determination of whether an individual has a Disability shall be determined under procedures established by the Committee. Except in situations where the Committee is determining Disability
for purposes of the term 

  
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of an Incentive Share Option pursuant to Section 6.10 hereof within the meaning of Section 22(e)(3) of the Code, the Committee may rely on any determination that a
Participant is disabled for purposes of benefits under any long-term disability plan maintained by the Company or any Affiliate in which a Participant participates. 

“Disqualifying Disposition” has the meaning set forth in Section 14.8. 

“Effective Date” shall mean the date as of which this Plan is adopted by the Board. 

“Employee” means any person, including an Officer or Director, employed by the Company or an Affiliate; provided,
that, for purposes of determining eligibility to receive Incentive Share Options, an Employee shall mean an employee of the Company or a parent or subsidiary corporation within the meaning of Section 424 of the Code. 

“Exchange Act” means the U.S. Securities Exchange Act of 1934, as amended. 

“Fair Market Value” means, as of any date, the value of an Ordinary Share as determined below. If an Ordinary Share is
listed on any established stock exchange or a national market system, including without limitation, the New York Stock Exchange or the NASDAQ Stock Market, the Fair Market Value shall be the closing price of an Ordinary Share (or if no sales were
reported the closing price on the date immediately preceding such date) as quoted on such exchange or system on the day of determination, as reported in the Wall Street Journal. In the absence of an established market for an Ordinary Share,
the Fair Market Value shall be determined in good faith by the Committee and such determination shall be conclusive and binding on all persons. 

“Grant Date” means the date on which the Committee adopts a resolution, or takes other appropriate action, expressly
granting an Award to a Participant that specifies the key terms and conditions of the Award or, if a later date is set forth in such resolution, then such date as is set forth in such resolution. 

“Incentive Share Option” means an Option intended to qualify as an incentive stock option within the meaning of
Section 422 of the Code. 
 “Non-Employee Director” means a Director who is a “non-employee director”
within the meaning of Rule 16b-3. 
 “Non-qualified Share Option” means an Option that by its terms does not qualify
or is not intended to qualify as an Incentive Share Option. 
 “Officer” means a person who is an officer of the
Company within the meaning of Section 16 of the Exchange Act and the rules and regulations promulgated thereunder. 

“Option” means an Incentive Share Option or a Non-qualified Share Option granted pursuant to the Plan. 

“Optionholder” means a person to whom an Option is granted pursuant to the Plan or, if applicable, such other person who
holds an outstanding Option. 

  
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 “Option Exercise Price” means the price at which an Ordinary Share may be
purchased upon the exercise of an Option. 
 “Ordinary Shares” means ordinary shares in the capital of the Company, or
such other securities of the Company as may be designated by the Committee from time to time in substitution thereof. 

“Participant” means an eligible person to whom an Award is granted pursuant to the Plan or, if applicable, such other
person who holds an outstanding Award. 
 “Permitted Transferee” means the following if prior approval is obtained
from the Committee in its sole and absolute discretion: (a) a member of the Optionholder’s immediate family (child, stepchild, grandchild, parent, stepparent, grandparent, spouse, former spouse, sibling, niece, nephew, mother-in-law,
father-in-law, son-in-law, daughter-in-law, brother-in-law, or sister-in-law, including adoptive relationships), any person sharing the Optionholder’s household (other than a tenant or employee), a trust in which these persons have more than
50% of the beneficial interest, a foundation in which these persons (or the Optionholder) control the management of assets; and any other entity in which these persons (or the Optionholder) own more than 50% of the voting interests; and
(b) such other transferees as may be permitted by the Committee in its sole discretion. 
 “Plan” means Wave Life
Sciences Pte. Ltd. 2014 Equity Incentive Plan, as amended and/or amended and restated from time to time. 
 “Restricted
Award” means any Award granted pursuant to Section 7.2(a). 
 “Restricted
Period” has the meaning set forth in Section 7.2(a). 
 “Rule 16b-3” means
Rule 16b-3 promulgated under the Exchange Act or any successor to Rule 16b-3, as in effect from time to time. 
 “Securities
Act” means the U.S. Securities Act of 1933, as amended. 
 “Share Appreciation Right” means the right
pursuant to an Award granted under Section 7.1 to receive, upon exercise, an amount payable in cash or shares equal to the number of shares subject to the Share Appreciation Right that is being exercised multiplied by the
excess of (a) the Fair Market Value of an Ordinary Share on the date the Award is exercised, over (b) the exercise price specified in the Share Appreciation Right Award Agreement. 

“Ten Percent Shareholder” means a person who owns (or is deemed to own pursuant to Section 424(d) of the Code) more
than 10% of the total combined voting power of all classes of shares of the Company or of any of its Affiliates. 
 3. Administration. 

3.1 Authority of Committee. The Plan shall be administered by the Committee or, in the Board’s sole discretion, by the Board.
Subject to the terms of the Plan, the Committee’s charter and Applicable Laws, and in addition to other express powers and authorization conferred by the Plan, the Committee shall have the authority: 

  
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 (a) to construe and interpret the Plan and apply its provisions; 

(b) to promulgate, amend, and rescind rules and regulations relating to the administration of the Plan; 

(c) to authorize any person to execute, on behalf of the Company, any instrument required to carry out the purposes of the Plan; 

(d) to determine when Awards are to be granted under the Plan and the applicable Grant Date; 

(e) from time to time to select, subject to the limitations set forth in this Plan, those Participants to whom Awards shall be granted; 

(f) to determine the number of Ordinary Shares to be made subject to each Award; 

(g) to determine whether each Option is to be an Incentive Share Option or a Non-qualified Share Option; 

(h) to prescribe the terms and conditions of each Award, including, without limitation, the exercise price and medium of payment and vesting
provisions, and to specify the provisions of the Award Agreement relating to such grant; 
 (i) to amend any outstanding Awards, including
for the purpose of modifying the time or manner of vesting, or the term of any outstanding Award; provided, however, that any such amendment shall be subject to the Participant’s consent if required pursuant to
Section 13.5 
 (j) to make decisions with respect to outstanding Awards that may become necessary upon a change in
corporate control or an event that triggers anti-dilution adjustments; 
 (k) to interpret, administer, reconcile any inconsistency in,
correct any defect in and/or supply any omission in the Plan and any instrument or agreement relating to, or Award granted under, the Plan; 

(l) to exercise discretion to make any and all other determinations which it determines to be necessary or advisable for the administration
of the Plan; and 
 (m) to adopt sub-plans that, when taken together with the Plan, shall constitute the Plan for those certain tax
residents identified in the applicable sub-plan. 
 The Committee also may modify the purchase price or the exercise price of any
outstanding Award, provided that if the modification affects a repricing, shareholder approval shall be required before the repricing is effective. 

3.2 Committee Decisions Final. All decisions made by the Committee pursuant to the provisions of the Plan shall be final and binding on
the Company and the Participants, unless such decisions are determined by a court having jurisdiction to be arbitrary and capricious. 
 3.3
Delegation. The Committee, or if no Committee has been appointed, the Board, may delegate administration of the Plan to a committee or committees of one or more members of the Board, and the 

  
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term “Committee” shall apply to any person or persons to whom such authority has been delegated. The Committee shall have the power to delegate to a subcommittee any of the
administrative powers the Committee is authorized to exercise (and references in this Plan to the Board or the Committee shall thereafter be to the committee or subcommittee), subject, however, to Applicable Laws and such resolutions, not
inconsistent with the provisions of the Plan, as may be adopted from time to time by the Board. The Board may abolish the Committee at any time and revest in the Board the administration of the Plan. 

3.4 Indemnification. In addition to such other rights of indemnification as they may have as Directors or members of the Committee, and
to the extent allowed by Applicable Laws, the Committee shall be indemnified by the Company against the reasonable expenses, including attorney’s fees, actually incurred in connection with any action, suit or proceeding or in connection with
any appeal therein, to which the Committee may be party by reason of any action taken or failure to act under or in connection with the Plan or any Award granted under the Plan, and against all amounts paid by the Committee in settlement thereof
(provided, however, that the settlement has been approved by the Company, which approval shall not be unreasonably withheld) or paid by the Committee in satisfaction of a judgment in any such action, suit or proceeding, except in relation to
matters as to which it shall be adjudged in such action, suit or proceeding that such Committee did not act in good faith and in a manner which such person reasonably believed to be in the best interests of the Company, or in the case of a criminal
proceeding, had no reason to believe that the conduct complained of was unlawful; provided, however, that within 60 days after institution of any such action, suit or proceeding, such Committee shall, in writing, offer the Company the
opportunity at its own expense to handle and defend such action, suit or proceeding. 
 4. Shares Subject to the Plan. 

4.1 Subject to adjustment in accordance with Section 11, a total of 879,800 Ordinary Shares shall be available for
the grant of Awards under the Plan. During the terms of the Awards, the Company shall keep available at all times the number of Ordinary Shares required to satisfy such Awards. 

4.2 Ordinary Shares available for distribution under the Plan may consist, in whole or in part, of authorized and unissued shares, treasury
shares or shares reacquired by the Company in any manner. 
 4.3 Any Ordinary Shares subject to an Award that is canceled, forfeited or
expires prior to exercise or realization, either in full or in part, shall again become available for issuance under the Plan. Notwithstanding anything to the contrary contained herein, shares subject to an Award under the Plan shall not again be
made available for issuance or delivery under the Plan if such shares are (a) shares tendered in payment of an Option; (b) shares delivered or withheld by the Company to satisfy any tax withholding obligation; or (c) shares covered by
a share-settled Share Appreciation Right or other Awards that were not issued upon the settlement of the Award. 
 5. Eligibility. 

5.1 Eligibility for Specific Awards. Incentive Share Options may be granted only to Employees who are tax residents of the United States
and shall not include Employees who are solely Officers and Directors. Awards other than Incentive Share Options may be granted to Employees, Consultants and Directors. 

  
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 5.2 Ten Percent Shareholders. A Ten Percent Shareholder shall not be granted an Incentive
Share Option unless the Option Exercise Price is at least 110% of the Fair Market Value of an Ordinary Share at the Grant Date and the Option is not exercisable after the expiration of five years from the Grant Date. 

6. Option Provisions. Each Option granted under the Plan shall be evidenced by an Award Agreement. Each Option so granted shall be subject to the
conditions set forth in this Section 6, and to such other conditions not inconsistent with the Plan as may be reflected in the applicable Award Agreement. All Options shall be separately designated Incentive Share Options
or Non-qualified Share Options at the time of grant, and, if certificates are issued, a separate certificate or certificates will be issued for Ordinary Shares purchased on exercise of each type of Option. Notwithstanding the foregoing, the Company
shall have no liability to any Participant or any other person if an Option designated as an Incentive Share Option fails to qualify as such at any time or if an Option is determined to constitute “nonqualified deferred compensation”
within the meaning of Section 409A of the Code and the terms of such Option do not satisfy the requirements of Section 409A of the Code. The provisions of separate Options need not be identical, but each Option shall include (through
incorporation of provisions hereof by reference in the Option or otherwise) the substance of each of the following provisions: 
 6.1
Term. Subject to the provisions of Section 5.2 regarding Ten Percent Shareholders, no Incentive Share Option shall be exercisable after the expiration of 10 years from the Grant Date. The term of a Non-qualified
Share Option granted under the Plan shall be determined by the Committee; provided, however, no Non-qualified Share Option shall be exercisable after the expiration of 10 years from the Grant Date. 

6.2 Exercise Price of An Incentive Share Option. Subject to the provisions of Section 5.2 regarding Ten
Percent Shareholders, the Option Exercise Price of each Incentive Share Option shall be not less than 100% of the Fair Market Value of an Ordinary Share subject to the Option on the Grant Date. Notwithstanding the foregoing, an Incentive Share
Option may be granted with an Option Exercise Price lower than that set forth in the preceding sentence if such Option is granted pursuant to an assumption or substitution for another option in a manner satisfying the provisions of
Section 424(a) of the Code. 
 6.3 Exercise Price of a Non-qualified Share Option. The Option Exercise Price of each
Non-qualified Share Option shall be not less than 100% of the Fair Market Value of an Ordinary Share subject to the Option on the Grant Date. Notwithstanding the foregoing, a Non-qualified Share Option may be granted with an Option Exercise Price
lower than that set forth in the preceding sentence if such Option is granted pursuant to an assumption or substitution for another option in a manner satisfying the provisions of Section 409A of the Code. 

6.4 Consideration. The Option Exercise Price of an Ordinary Share acquired pursuant to an Option shall be paid, to the extent permitted
by Applicable Laws, either (a) in cash or by certified or bank check at the time the Option is exercised; or (b) in the discretion of the Committee, upon such terms as the Committee shall approve, the Option Exercise Price may be paid:
(i) by reduction in the number of Ordinary Shares otherwise deliverable upon exercise of such Option with a Fair Market Value equal to the aggregate Option Exercise Price at the time of exercise; (ii) in accordance with a cashless exercise
program established with a securities brokerage firm, or (iii) in any other form of legal consideration that may be acceptable to the Committee. 

  
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 6.5 Transferability of An Incentive Share Option. An Incentive Share Option shall not be
transferable except by will or by the laws of descent and distribution and shall be exercisable during the lifetime of the Optionholder only by the Optionholder. Notwithstanding the foregoing, the Optionholder may, by delivering written notice to
the Company, in a form satisfactory to the Company, designate a third party who, in the event of the death of the Optionholder, shall thereafter be entitled to exercise the Option. 

6.6 Transferability of a Non-qualified Share Option. A Non-qualified Share Option may, in the sole discretion of the Committee, be
transferable to a Permitted Transferee, upon written approval by the Committee to the extent provided in the Award Agreement. If the Non-qualified Share Option does not provide for transferability, then the Non-qualified Share Option shall not be
transferable except by will or by the laws of descent and distribution and shall be exercisable during the lifetime of the Optionholder only by the Optionholder. Notwithstanding the foregoing, the Optionholder may, by delivering written notice to
the Company, in a form satisfactory to the Company, designate a third party who, in the event of the death of the Optionholder, shall thereafter be entitled to exercise the Option. 

6.7 Vesting of Options. Each Option may, but need not, vest and therefore become exercisable in periodic installments that may, but
need not, be equal. The Option may be subject to such other terms and conditions on the time or times when it may be exercised (which may be based on performance or other criteria) as the Committee may deem appropriate. The vesting provisions of
individual Options may vary. No Option may be exercised for a fraction of an Ordinary Share. The Committee may, but shall not be required to, provide for an acceleration of vesting and exercisability in the terms of any Award Agreement upon the
occurrence of a specified event. 
 6.8 Termination of Continuous Service. Unless otherwise provided in an Award Agreement or in an
employment agreement the terms of which have been approved by the Committee, in the event an Optionholder’s Continuous Service terminates (other than upon the Optionholder’s death or Disability), the Optionholder may exercise his or her
Option (to the extent that the Optionholder was entitled to exercise such Option as of the date of termination) but only within such period of time ending on the earlier of (a) the date three months following the termination of the
Optionholder’s Continuous Service; or (b) the expiration of the term of the Option as set forth in the Award Agreement; provided that, if the termination of Continuous Service is by the Company for Cause, all outstanding Options
(whether or not vested) shall immediately terminate and cease to be exercisable. 
 6.9 Extension of Termination Date. An
Optionholder’s Award Agreement may also provide that if the exercise of the Option following the termination of the Optionholder’s Continuous Service for any reason would be prohibited at any time because the issuance of Ordinary Shares
would violate the registration requirements under the Securities Act or any other Applicable Laws, then the Option shall terminate on the earlier of (a) the expiration of the term of the Option in accordance with
Section 6.1; or (b) the expiration of a period after termination of the Participant’s Continuous Service that is three months after the end of the period during which the exercise of the Option would be in
violation of such registration or other securities law requirements. 
 6.10 Disability of Optionholder. Unless otherwise provided in
an Award Agreement, in the event that an Optionholder’s Continuous Service terminates as a result of the Optionholder’s Disability, the Optionholder may exercise his or her Option (to the extent that the Optionholder was entitled to
exercise 

  
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such Option as of the date of termination), but only within such period of time ending on the earlier of (a) the date 12 months following such termination; or (b) the expiration of the
term of the Option as set forth in the Award Agreement. If, after termination, the Optionholder does not exercise his or her Option within the time specified herein or in the Award Agreement, the Option shall terminate. 

6.11 Death of Optionholder. Unless otherwise provided in an Award Agreement, in the event an Optionholder’s Continuous Service
terminates as a result of the Optionholder’s death, then the Option may be exercised (to the extent the Optionholder was entitled to exercise such Option as of the date of death) by the Optionholder’s estate, by a person who acquired the
right to exercise the Option by bequest or inheritance or by a person designated to exercise the Option upon the Optionholder’s death, but only within the period ending on the earlier of (a) the date 12 months following the date of death;
or (b) the expiration of the term of such Option as set forth in the Award Agreement. If, after the Optionholder’s death, the Option is not exercised within the time specified herein or in the Award Agreement, the Option shall terminate.

 6.12 Incentive Share Option $100,000 Limitation. To the extent that the aggregate Fair Market Value (determined at the time of
grant) of an Ordinary Share with respect to which Incentive Share Options are exercisable for the first time by any Optionholder during any calendar year (under all plans of the Company and its Affiliates) exceeds U.S. $100,000, the Options or
portions thereof which exceed such limit (according to the order in which they were granted in accordance with Section 422(d) of the Code) shall be treated as Non-qualified Share Options. 

7. Provisions of Awards Other Than Options. 

7.1 Share Appreciation Rights. 

(a) General. Each Share Appreciation Right granted under the Plan shall be evidenced by an Award Agreement. Each Share Appreciation
Right so granted shall be subject to the conditions set forth in this Section 7.1, and to such other conditions not inconsistent with the Plan as may be reflected in the applicable Award Agreement. Share Appreciation Rights
may be granted alone or in tandem with an Option granted under the Plan. 
 (b) Grant Requirements. Any Share Appreciation Right
that relates to a Non-qualified Share Option may be granted at the same time the Option is granted or at any time thereafter but before the exercise or expiration of the Option. Any Share Appreciation Right that relates to an Incentive Share Option
must be granted at the same time the Incentive Share Option is granted. 
 (c) Term of Share Appreciation Rights. The term of a
Share Appreciation Right granted under the Plan shall be determined by the Committee; provided, however, no Share Appreciation Right shall be exercisable later than the tenth anniversary of the Grant Date. 

(d) Vesting of Share Appreciation Rights. Each Share Appreciation Right may, but need not, vest and therefore become exercisable in
periodic installments that may, but need not, be equal. The Share Appreciation Right may be subject to such other terms and conditions on the time or times when it may be exercised as the Committee may deem appropriate. The vesting provisions of
individual Share Appreciation Rights may vary. No Share Appreciation Right may be exercised for a fraction of an Ordinary Share. The Committee may, but shall not be required to, provide for an acceleration of vesting and exercisability in the terms
of any Share Appreciation Right upon the occurrence of a specified event. 

  
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 (e) Exercise. Upon exercise of a Share Appreciation Right, the holder shall be entitled
to receive from the Company an amount equal to the number of Ordinary Shares subject to the Share Appreciation Right that is being exercised multiplied by the excess of (i) the Fair Market Value of an Ordinary Share on the date the Award is
exercised, over (ii) the exercise price specified in the Share Appreciation Right or related Option. 
 (f) Exercise Price. The
exercise price of a Share Appreciation Right shall be determined by the Committee, but shall not be less than 100% of the Fair Market Value of one Ordinary Share on the Grant Date of such Share Appreciation Right. A Share Appreciation Right granted
simultaneously with or subsequent to the grant of an Option and in conjunction therewith or in the alternative thereto shall have the same exercise price as the related Option, shall be transferable only upon the same terms and conditions as the
related Option, and shall be exercisable only to the same extent as the related Option; provided, however, that a Share Appreciation Right, by its terms, shall be exercisable only when the Fair Market Value per Ordinary Share subject to the
Share Appreciation Right and related Option exceeds the exercise price per share thereof and no Share Appreciation Rights may be granted in tandem with an Option unless the Committee determines that the requirements of
Section 7.1(b) are satisfied. 
 7.2 Restricted Awards. 

(a) General. A Restricted Award is an Award of actual Ordinary Shares (“Restricted Share”) or hypothetical Ordinary
Share units (“Restricted Share Units”) having a value equal to the Fair Market Value of an identical number of Ordinary Shares, which may, but need not, provide that such Restricted Award may not be sold, assigned, transferred or
otherwise disposed of, pledged or hypothecated as collateral for a loan or as security for the performance of any obligation or for any other purpose for such period (the “Restricted Period”) as the Committee shall determine. Each
Restricted Award granted under the Plan shall be evidenced by an Award Agreement. Each Restricted Award so granted shall be subject to the conditions set forth in this Section 7.2, and to such other conditions not
inconsistent with the Plan as may be reflected in the applicable Award Agreement. 
 (b) Restricted Share and Restricted Share
Units. 
  

	 	(i)	Each Participant granted Restricted Share shall execute and deliver to the Company an Award Agreement with respect to the Restricted Share setting forth the restrictions and other terms and conditions applicable to such
Restricted Share. If the Committee determines that the Restricted Share shall be held by the Company or in escrow rather than delivered to the Participant pending the release of the applicable restrictions, the Committee may require the Participant
to additionally execute and deliver to the Company (A) an escrow agreement satisfactory to the Committee, if applicable; and (B) the appropriate blank share power with respect to the Restricted Share covered by such agreement. If a
Participant fails to execute an agreement evidencing an Award of Restricted Share and, if applicable, an escrow agreement and Share power, the Award shall be null and void. Subject to the restrictions set forth in the Award, the Participant
generally shall have the rights and privileges of a shareholder as to such Restricted Share, including the right to vote such Restricted Share and the right to receive dividends. 

  
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	 	(ii)	The terms and conditions of a grant of Restricted Share Units shall be reflected in an Award Agreement. No Ordinary Shares shall be issued at the time a Restricted Share Unit is granted, and the Company will not be
required to set aside a fund for the payment of any such Award. A Participant shall have no voting rights with respect to any Restricted Share Units granted hereunder. At the discretion of the Committee, each Restricted Share Unit (representing one
Ordinary Share) may be credited with cash paid by the Company in respect of one Ordinary Share (“Dividend Equivalents”). Dividend Equivalents shall be paid only upon the vesting of a Restricted Share Unit and in accordance with
Section 409A of the Code if paid to a tax resident of the United States. 

 (c) Restrictions. 

 

	 	(i)	Restricted Share awarded to a Participant shall be subject to the following restrictions until the expiration of the Restricted Period, and to such other terms and conditions as may be set forth in the applicable Award
Agreement: (A) if an escrow arrangement is used, the Participant shall not be entitled to delivery of the share certificate; (B) the shares shall be subject to the restrictions on transferability set forth in the Award Agreement;
(C) the shares shall be subject to forfeiture to the extent provided in the applicable Award Agreement; and (D) to the extent such shares are forfeited, the share certificates shall be returned to the Company, and all rights of the
Participant to such shares and as a shareholder with respect to such shares shall terminate without further obligation on the part of the Company. 

  

	 	(ii)	Restricted Share Units awarded to any Participant shall be subject to (A) forfeiture until the expiration of the Restricted Period, to the extent provided in the applicable Award Agreement, and to the extent such
Restricted Share Units are forfeited, all rights of the Participant to such Restricted Share Units, including Dividend Equivalents, shall terminate without further obligation on the part of the Company; and (B) such other terms and conditions
as may be set forth in the applicable Award Agreement. 

  

	 	(iii)	The Committee shall have the authority to remove any or all of the restrictions on the Restricted Share, Restricted Share Units whenever it may determine that, by reason of changes in Applicable Laws or other changes in
circumstances arising after the date the Restricted Share or Restricted Share Units are granted, such action is appropriate. 

(d) Restricted Period. With respect to Restricted Awards, the Restricted Period shall commence on the Grant Date and end at the time
or times set forth on a schedule established by the Committee in the applicable Award Agreement. No Restricted Award may be granted or settled for a fraction of an Ordinary Share. The Committee may, but shall not be required to, provide for an
acceleration of vesting in the terms of any Award Agreement upon the occurrence of a specified event. 

  
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 (e) Delivery of Restricted Shares; Settlement of Restricted Share Units. Upon the
expiration of the Restricted Period with respect to any Restricted Shares, the restrictions set forth in Section 7.2(c) and the applicable Award Agreement shall be of no further force or effect with respect to such shares,
except as set forth in the applicable Award Agreement. If an escrow arrangement is used, upon such expiration, the Company shall deliver to the Participant, or his or her beneficiary, without charge, the share certificate evidencing the Restricted
Shares which have not then been forfeited and with respect to which the Restricted Period has expired (to the nearest full share) and any cash dividends or share dividends credited to the Participant’s account with respect to such Restricted
Shares and the interest thereon, if any. Upon the expiration of the Restricted Period with respect to any outstanding Restricted Share Units unless payment is further deferred in compliance with Applicable Laws including, but not limited to
Section 409A of the Code, the Company shall deliver to the Participant, or his or her beneficiary, without charge, one Ordinary Share for each outstanding vested Restricted Share Unit and cash equal to any Dividend Equivalents credited with
respect to each such vested Restricted Share Unit in accordance with Section 7.2(b)(ii) hereof and the interest thereon or, at the discretion of the Committee, in Ordinary Shares having a Fair Market Value equal to such
Dividend Equivalents and the interest thereon, if any; provided, however, that, if explicitly provided in the applicable Award Agreement, the Committee may, in its sole discretion, elect to pay cash or part cash and part Ordinary Shares in
lieu of delivering only Ordinary Shares for vested Restricted Share Units. If a cash payment is made in lieu of delivering Ordinary Shares, the amount of such payment shall be equal to the Fair Market Value of an Ordinary Share as of the date on
which the Restricted Period lapsed in the case of Restricted Share Units. 
 (f) Share Restrictions. Each certificate representing
Restricted Share awarded under the Plan shall bear a legend in such form as the Company deems appropriate. 
 8. Securities Law Compliance. Each
Award Agreement shall provide that no Ordinary Shares shall be purchased or sold thereunder unless and until (a) any then Applicable Laws have been fully complied with to the satisfaction of the Company and its counsel; and (b) if required
to do so by the Company, the Participant has executed and delivered to the Company a letter of investment intent in such form and containing such provisions as the Committee may require. The Company shall use reasonable efforts to seek to obtain
from each regulatory commission or agency having jurisdiction over the Plan such authority as may be required to grant Awards and to issue and sell Ordinary Shares upon exercise of the Awards; provided, however, that this undertaking shall
not require the Company to register the Ordinary Shares, the Plan or any Award under the Securities Act with the U.S Securities and Exchange Commission or with any state securities commission or stock exchange or under any other Applicable Laws. If,
after reasonable efforts, the Company is unable to obtain from any such regulatory commission or agency the authority which counsel for the Company deems necessary for the lawful issuance and sale of Ordinary Shares under the Plan, the Company shall
be relieved from any liability for failure to issue and sell Ordinary Shares upon exercise of such Awards unless and until such authority is obtained. 
 9.
Use of Proceeds from Shares. Proceeds from the sale of Ordinary Shares pursuant to Awards, or upon exercise thereof, shall constitute general funds of the Company. 

10. Miscellaneous. 

  
 12 

 10.1 Acceleration of Exercisability and Vesting. The Committee shall have the power to
accelerate the time at which an Award may first be exercised or the time during which an Award or any part thereof will vest in accordance with the Plan, notwithstanding the provisions in the Award stating the time at which it may first be exercised
or the time during which it will vest. 
 10.2 Shareholder Rights. Except as provided in the Plan or an Award Agreement, no
Participant shall be deemed to be the holder of, or to have any of the rights of a holder with respect to, any Ordinary Shares subject to such Award unless and until such Participant has satisfied all requirements for exercise of the Award pursuant
to its terms and no adjustment shall be made for dividends (ordinary or extraordinary, whether in cash, securities or other property) or distributions of other rights for which the record date is prior to the date such Ordinary Shares are issued,
except as provided in Section 11 hereof. 
 10.3 No Employment or Other Service Rights. Nothing in the Plan
or any instrument executed or Award granted pursuant thereto shall confer upon any Participant any right to continue to serve the Company or an Affiliate in the capacity in effect at the time the Award was granted or shall affect the right of the
Company or an Affiliate to terminate (a) the employment of an Employee with or without notice and with or without Cause; or (b) the service of a Director pursuant to the Articles of Association of the Company or an Affiliate, and any
applicable provisions of the corporate law of the state in which the Company or the Affiliate is incorporated, as the case may be. 
 10.4
Transfer; Approved Leave of Absence. For purposes of the Plan, no termination of employment by an Employee shall be deemed to result from either (a) a transfer of employment to the Company from an Affiliate or from the Company to an
Affiliate, or from one Affiliate to another; or (b) an approved leave of absence for military service or sickness, or for any other purpose approved by the Company, if the Employee’s right to reemployment is guaranteed either by a statute
or by contract or under the policy pursuant to which the leave of absence was granted or if the Committee otherwise so provides in writing, in either case, except to the extent inconsistent with Applicable Laws, including but not limited to
Section 409A of the Code if the applicable Award is subject thereto. 
 10.5 Withholding Obligations. To the extent provided by
the terms of an Award Agreement and subject to the discretion of the Committee, the Participant may satisfy any foreign, federal, state or local tax withholding obligation relating to the exercise or acquisition of Ordinary Shares under an Award by
any of the following means (in addition to the Company’s right to withhold from any compensation paid to the Participant by the Company) or by a combination of such means: (a) tendering a cash payment; (b) authorizing the Company to
withhold Ordinary Shares from the Ordinary Shares otherwise issuable to the Participant as a result of the exercise or acquisition of Ordinary Shares under the Award, provided, however, that no Ordinary Shares are withheld with a value
exceeding the minimum amount of tax required to be withheld by Applicable Laws; or (c) delivering to the Company previously owned and unencumbered Ordinary Shares of the Company. 

11. Adjustments Upon Changes in Shares. In the event of changes in the outstanding Ordinary Shares or in the capital structure of the Company by reason
of any share or extraordinary cash dividend, share split, reverse share split, an extraordinary corporate transaction such as any recapitalization, reorganization, merger, consolidation, combination, exchange, or other relevant change in
capitalization occurring after the Grant Date of any Award, Awards granted under the Plan and any Award Agreements, the exercise price of Options and Share Appreciation Rights, the maximum number of 

  
 13 

 
Ordinary Shares subject to all Awards stated in Section 4 will be equitably adjusted or substituted, as to the number, price or kind of an Ordinary Share
or other consideration subject to such Awards to the extent necessary to preserve the economic intent of such Award. In the case of adjustments made pursuant to this Section 11, unless the Committee specifically
determines that such adjustment is in the best interests of the Company or its Affiliates, the Committee shall, in the case of Incentive Share Options, ensure that any adjustments under this Section 11 will
not constitute a modification, extension or renewal of the Incentive Share Options within the meaning of Section 424(h)(3) of the Code and in the case of Non-qualified Share Options, ensure that any adjustments under this
Section 11 will not constitute a modification of such Non-qualified Share Options within the meaning of Section 409A of the Code. The Company shall give each Participant notice of an adjustment hereunder
and, upon notice, such adjustment shall be conclusive and binding for all purposes. 
 12. Effect of Corporate Transaction. 

12.1 The obligations of the Company under the Plan and the Award Agreements shall be binding upon any successor corporation or organization
resulting from the merger, consolidation or other reorganization of the Company, or upon any successor corporation or organization succeeding to all or substantially all of the assets and business of the Company and its Affiliates, taken as a whole
(a “Corporate Transaction”). 
 12.2 In the event of a Corporate Transaction, the Board may take one or more of the following
actions with respect to Options and Share Appreciation Rights: (i) make appropriate provision for the continuation of the Option or Share Appreciation Right by substituting on an equitable basis for the Ordinary Shares then subject to such
Option or Share Appreciation Right either the consideration payable with respect to the outstanding Ordinary Shares in connection with the Corporate Transaction or securities of any successor or acquiring entity; (ii) require that Participants
surrender their outstanding Options or Share Appreciation Rights in exchange for a payment by the Company, in cash or Ordinary Shares as determined by the Board, in an amount equal to the amount by which the then Fair Market Value of the Ordinary
Shares subject to such vested Option or Share Appreciation Right exceeds the Exercise Price; or (iii) after giving Participants an opportunity to exercise to the extent vested their outstanding Options or Share Appreciation Rights, terminate
any or all unexercised Options and Share Appreciation Rights at such time as the Board deems appropriate. Such surrender or termination shall take place as of the date of the Corporate Transaction or such other date as the Board may specify. 

12.3 In the event of a Corporate Transaction with respect to outstanding Restricted Awards, the Board, shall make appropriate provision for
the continuation of such Restricted Awards on the same terms and conditions by substituting on an equitable basis for the Ordinary Shares then subject to such Restricted Awards either the consideration payable with respect to the outstanding
Ordinary Shares in connection with the Corporate Transaction or securities of any successor or acquiring entity. In lieu of the foregoing, in connection with any Corporate Transaction, the Board may provide that, upon consummation of the Corporate
Transaction, each outstanding Restricted Award shall be terminated in exchange for payment of an amount equal to the consideration payable upon consummation of such Corporate Transaction to a holder of the number of Ordinary Shares comprising such
Restricted Award to then extent then vested. 
 13. Amendment of the Plan and Awards. 

  
 14 

 13.1 Amendment of Plan. The Board at any time, and from time to time, may amend or
terminate the Plan. However, except as provided in Section 11 relating to adjustments upon changes in Ordinary Shares and Section 13.3, no amendment shall be effective unless approved by the
shareholders of the Company to the extent shareholder approval is necessary to satisfy any Applicable Laws. At the time of such amendment, the Board shall determine, upon advice from counsel, whether such amendment will be contingent on shareholder
approval. 
 13.2 Shareholder Approval. The Board may, in its sole discretion, submit any other amendment to the Plan for shareholder
approval, including, but not limited to, amendments to the Plan intended to satisfy the requirements of Section 162(m) of the Code regarding the exclusion of performance-based compensation from the limit on corporate deductibility of
compensation paid to certain executive officers. 
 13.3 Contemplated Amendments. It is expressly contemplated that the Board may
amend the Plan in any respect the Board deems necessary or advisable to provide eligible Employees, Consultants and Directors with the maximum benefits provided or to be provided under the provisions of the Code relating to Incentive Share Options
or to the nonqualified deferred compensation provisions of Section 409A of the Code and/or to bring the Plan and/or Awards granted under it into compliance therewith. 

13.4 No Impairment of Rights. Rights under any Award granted before amendment of the Plan shall not adversely affect the
Participant’s material rights by any amendment of the Plan unless (a) the Company requests the consent of the Participant; and (b) the Participant consents in writing. 

13.5 Amendment of Awards. The Committee at any time, and from time to time, may amend the terms of any one or more Awards; provided,
however, that the Committee may not affect any amendment which would adversely affect the Participant’s material rights under any Award unless (a) the Company requests the consent of the Participant; and (b) the Participant
consents in writing. 
 14. General Provisions. 

14.1 Other Compensation Arrangements. Nothing contained in this Plan shall prevent the Board from adopting other or additional
compensation arrangements, subject to shareholder approval if such approval is required; and such arrangements may be either generally applicable or applicable only in specific cases. 

14.2 Unfunded Plan. The Plan shall be unfunded. Neither the Company, the Board nor the Committee shall be required to establish any
special or separate fund or to segregate any assets to assure the performance of its obligations under the Plan. 
 14.3
Recapitalizations and Reorganizations. Each Award Agreement shall contain provisions required to reflect the provisions of Sections 11 and 12. 

14.4 Delivery. Upon exercise of a right granted under this Plan, the Company shall issue Ordinary Shares or pay any amounts due within
a reasonable period of time thereafter. Subject to any statutory or regulatory obligations the Company may otherwise have, for purposes of this Plan, 30 days shall be considered a reasonable period of time. 

  
 15 

 14.5 No Fractional Shares. No fractional Ordinary Shares shall be issued or delivered
pursuant to the Plan. The Committee shall determine whether cash, additional Awards or other securities or property shall be issued or paid in lieu of fractional Ordinary Shares or whether any fractional shares should be rounded, forfeited or
otherwise eliminated. 
 14.6 Other Provisions. The Award Agreements authorized under the Plan may contain such other provisions not
inconsistent with this Plan, including, without limitation, restrictions upon the exercise of the Awards, as the Committee may deem advisable. 

14.7 Section 409A. The Plan is intended to comply with Section 409A of the Code to the extent subject thereto, and,
accordingly, to the maximum extent permitted, the Plan shall be interpreted and administered to be in compliance therewith. Any payments described in the Plan that are due within the “short-term deferral period” as defined in
Section 409A of the Code shall not be treated as deferred compensation unless Applicable Laws require otherwise. Notwithstanding anything to the contrary in the Plan, to the extent required to avoid accelerated taxation and tax penalties under
Section 409A of the Code, amounts that would otherwise be payable and benefits that would otherwise be provided pursuant to the Plan during the 6 month period immediately following the Participant’s termination of Continuous Service shall
instead be paid on the first payroll date after the 6 month anniversary of the Participant’s separation from service (or the Participant’s death, if earlier). Notwithstanding the foregoing, neither the Company nor the Committee shall have
any obligation to take any action to prevent the assessment of any excise tax or penalty on any Participant under Section 409A of the Code and neither the Company nor the Committee will have any liability to any Participant for such tax or
penalty. 
 14.8 Disqualifying Dispositions. Any Participant who shall make a “disposition” (as defined in Section 424
of the Code) of all or any portion of Ordinary Shares acquired upon exercise of an Incentive Share Option within two years from the Grant Date of such Incentive Share Option or within one year after the issuance of the Ordinary Shares acquired upon
exercise of such Incentive Share Option (a “Disqualifying Disposition”) shall be required to immediately advise the Company in writing as to the occurrence of the sale and the price realized upon the sale of such Ordinary Shares.

 14.9 Section 16. It is the intent of the Company that the Plan satisfy, and be interpreted in a manner that satisfies, the
applicable requirements of Rule 16b-3 as promulgated under Section 16 of the Exchange Act so that Participants will be entitled to the benefit of Rule 16b-3, or any other rule promulgated under Section 16 of the Exchange Act, and will not
be subject to short-swing liability under Section 16 of the Exchange Act. Accordingly, if the operation of any provision of the Plan would conflict with the intent expressed in this Section 14.9 such provision to the
extent possible shall be interpreted and/or deemed amended so as to avoid such conflict. 
 14.10 Beneficiary Designation. Each
Participant under the Plan may from time to time name any beneficiary or beneficiaries by whom any right under the Plan is to be exercised in case of such Participant’s death. Each designation will revoke all prior designations by the same
Participant, shall be in a form reasonably prescribed by the Committee and shall be effective only when filed by the Participant in writing with the Company during the Participant’s lifetime. 

14.11 Expenses. The costs of administering the Plan shall be paid by the Company. 

  
 16 

 14.12 Severability. If any of the provisions of the Plan or any Award Agreement is held to
be invalid, illegal or unenforceable, whether in whole or in part, such provision shall be deemed modified to the extent, but only to the extent, of such invalidity, illegality or unenforceability and the remaining provisions shall not be affected
thereby. 
 14.13 Plan Headings. The headings in the Plan are for purposes of convenience only and are not intended to define or
limit the construction of the provisions hereof. 
 14.14 Non-Uniform Treatment. The Committee’s determinations under the Plan
need not be uniform and may be made by it selectively among persons who are eligible to receive, or actually receive, Awards. Without limiting the generality of the foregoing, the Committee shall be entitled to make non-uniform and selective
determinations, amendments and adjustments, and to enter into non-uniform and selective Award Agreements. 
 15. Effective Date of Plan. The Plan
shall become effective as of the Effective Date, but no Award shall be exercised (or, in the case of a Restricted Share Award, shall be granted) unless and until the Plan has been approved by the shareholders of the Company, which approval shall be
within 12 months before or after the date the Plan is adopted by the Board. 
 16. Termination or Suspension of the Plan. The Plan shall terminate
automatically on the tenth (10th) anniversary of the Effective Date. No Award shall be granted pursuant to the Plan after such date, but Awards theretofore granted may extend beyond that
date. The Board may suspend or terminate the Plan at any earlier date pursuant to Section 13.1 hereof. No Awards may be granted under the Plan while the Plan is suspended or after it is terminated 

17. Choice of Law. The applicable laws of the Republic of Singapore, including but not limited to, the Singaporean Equity Remuneration Incentive Scheme
and the Income Tax Act of Singapore, shall govern all questions concerning the construction, validity and interpretation of this Plan unless this Plan so specifies the interpretation of other Applicable Laws then, in such case, those Applicable Laws
shall govern. 

  
 17EX-10.2

 Exhibit 10.2 

Harvard Real Estate Services ● Holyoke Center, Suite 800 

Cambridge, Massachusetts 02138-3826 
  

 
 LEASE 

Between 
 HARVARD REAL ESTATE
– ALLSTON, INC. 
 as Landlord 

and 
 SNBL USA, LTD. 

as Tenant 
 Dated as of
June 25, 2009 
  
  

 TABLE OF CONTENTS 

 

							
	 ARTICLE 1.0 PARTIES, PREMISES, AND DEFINITIONS
	  	 	1	  
	 Section 1.1 Parties, Premises, Term, Rent
	  	 	1	  
	 Section 1.2 Other Definitions
	  	 	2	  
	 Section 1.3 Interpretation
	  	 	5	  
	 ARTICLE 2.0 LEASING CLAUSES
	  	 	5	  
	 Section 2.1 Grant of Lease
	  	 	5	  
	 Section 2.2 Encumbrances, Common Facilities, Exceptions, and Reservations
	  	 	5	  
	 Section 2.3 Use
	  	 	5	  
	 Section 2.4 Lease Term, Possession
	  	 	6	  
	 ARTICLE 3.0 RENT
	  	 	6	  
	 Section 3.1 Payment of Rent, General
	  	 	6	  
	 3.1.1
	  	 Independent Covenant to Pay Rent
	  	 	6	  
	 3.1.2
	  	 Application of Payments
	  	 	7	  
	 3.1.3
	  	 Late Payments
	  	 	7	  
	 Section 3.2 Basic Rent
	  	 	7	  
	 3.2.1
	  	 Proration for Partial Months
	  	 	7	  
	 3.2.3
	  	 Basic Rent
	  	 	7	  
	 Section 3.3 Additional Rent
	  	 	7	  
	 Section 3.4 Expense Allocation
	  	 	7	  
	 4.1
	  	Quiet Enjoyment	  	 	12	  
	 4.2
	  	Landlord Services	  	 	12	  
	 ARTICLE 5.0 COVENANTS
	  	 	13	  
	 Section 5.1 Tenant’s Covenants
	  	 	13	  
	 5.1.1
	  	Consumption of Utilities	  	 	13	  
	 5.1.2
	  	Care of Premises	  	 	13	  
	 5.1.3
	  	Sidewalks	  	 	13	  
	 5.1.4
	  	Overloading, Nuisance, Flammables, Increase in Insurance Premiums	  	 	13	  
	 5.1.5
	  	No Obstruction; Rules and Regulations	  	 	14	  
	 5.1.6
	  	Janitorial Service	  	 	14	  
	 5.1.7
	  	Compliance with Laws; Safety; Health	  	 	14	  
	 5.1.8
	  	Landlord’s Consent Required for Tenant’s Construction Work	  	 	15	  
	 5.1.9
	  	Licenses and Permits	  	 	16	  
	 5.1.10
	  	No Violation, No Disturbance	  	 	16	  
	 5.1.11
	  	Use, Continuous Use	  	 	16	  
	 5.1.12
	  	Keys	  	 	16	  
	 5.1.13
	  	Security Alarm	  	 	16	  
	 5.1.14
	  	Hazardous Materials	  	 	16	  
	 5.1.15
	  	Glass	  	 	17	  
	 5.1.16
	  	No Interference	  	 	18	  
	 5.1.17
	  	Energy Conservation	  	 	18	  

  
 i 

					
	 ARTICLE 6.0 TENANT’S DEFAULT
	  	 	18	  
	 Section 6.1 Event of Default; Termination
	  	 	18	  
	 Section 6.2 Tenant’s Obligations After Termination
	  	 	19	  
	 Section 6.3 Landlord’s Right to Relet
	  	 	20	  
	 Section 6.4 Landlord’s Other Remedies
	  	 	20	  
	 Section 6.5 Right to Equitable Relief
	  	 	20	  
	 Section 6.6 Landlord’s Right To Cure Tenant’s Breach
	  	 	20	  
	 Section 6.7 Enforcement Costs
	  	 	21	  
	 ARTICLE 7.0 LANDLORD’S DEFAULT
	  	 	21	  
	 Section 7.1 Landlord’s Default
	  	 	21	  
	 ARTICLE 8.0 SECURITY
	  	 	21	  
	 Section 8.1 Security Deposit; Amount, Form
	  	 	21	  
	 Section 8.2 Use of Security Deposit Upon a Breach or Event of Default
	  	 	22	  
	 ARTICLE 9.0 GENERAL MATTERS
	  	 	22	  
	 Section 9.1 Broker
	  	 	22	  
	 Section 9.2 Notices
	  	 	22	  
	 Section 9.4 Harvard Name
	  	 	23	  
	 Section 9.5 Casualty and Eminent Domain
	  	 	24	  
	 Section 9.6 Indemnification
	  	 	25	  
	 Section 9.7 Insurance
	  	 	26	  
	 Section 9.8 Interruption in Services and Utilities, Selection of Power Providers
	  	 	28	  
	 Section 9.9 Time to Commence Actions; No Jury Trial
	  	 	29	  
	 Section 9.10 Sale of Premises
	  	 	29	  
	 Section 9.11 Effect of Unavoidable Delays; Force Majeure
	  	 	29	  
	 Section 9.13 Assignment or Subletting
	  	 	30	  
	 Section 9.14 Amendment; No Oral Agreements
	  	 	32	  
	 Section 9.15 No Waiver, No Exhaustion of Landlord’s Rights
	  	 	32	  
	 Section 9.16 Estoppel Certificates
	  	 	32	  
	 Section 9.17 Subordination
	  	 	32	  
	 Section 9.18 Joint and Several Liability
	  	 	33	  
	 Section 9.19 Severability
	  	 	33	  
	 Section 9.20 Representative Capacity
	  	 	33	  
	 Section 9.21 Cumulative Effect
	  	 	33	  
	 Section 9.22 Notice of Lease, Tax Reporting
	  	 	34	  
	 Section 9.23 Access to Premises; Landlord’s Right to Repair and Alter
	  	 	34	  
	 Section 9.24 Yielding Up; Holding Over
	  	 	35	  
	 Section 9.25 When Lease is Binding on Landlord; PATRIOT ACT; Choice of Law
	  	 	36	  
	 Section 9.26 Application of Payments; Check Endorsements
	  	 	36	  
	 Section 9.27 Roof Rights
	  	 	37	  
	 Section 9.28 Signage
	  	 	37	  
	 ARTICLE 10.0 ADDITIONAL PROVISIONS
	  	 	37	  
	 Section 10.1 Landlord’s Work Letter
	  	 	37	  
	 Section 10.2 Tenant Improvement Allowance
	  	 	38	  

  
 ii 

					
	 ARTICLE 11.0 OPTION TO EXTEND LEASE TERM
	  	 	38	  
	 Section 11.1 Tenant’s Option to Extend
	  	 	38	  
	 Section 11.2 Determination of Rent for the Extension Term
	  	 	39	  
	 Section 11.3 Costs and Expenses
	  	 	40	  
	 Section 11.4 Continuation of Terms and Conditions
	  	 	40	  
	 Section 11.5 Intentionally Omitted
	  	 	40	  
	 Section 11.6 Definition
	  	 	40	  
	 EXHIBIT A: RULES AND REGULATIONS
	  	 	42	  
	 EXHIBIT B: INTENTIONALLY DELETED
	  	 	45	  
	 EXHIBIT C: LANDLORD’S WORK LETTER
	  	 	46	  
	 EXHIBIT D: DEPICTION OF PREMISES
	  	 	52	  
	 EXHIBIT E: PROHIBITED USES
	  	 	53	  

  
 iii 

 Landlord and Tenant hereby covenant and agree as follows: 

ARTICLE 1.0 PARTIES, PREMISES, AND DEFINITIONS 

Section 1.1 Parties, Premises, Term, Rent. The parties to this Lease (“Landlord” and “Tenant”) and the premises
(“Premises”) leased hereby are as follows: 
 Landlord: Harvard Real Estate – Allston, Inc., a Massachusetts
corporation, its successors and assigns. 
 Tenant: SNBL USA, Ltd. 

Tenant’s Mailing Address: 6605 Merrill Creek Parkway, Everett, WA 98203, Attn: President 

Tenant’s Business Name: 6605 Merrill Creek Parkway, Everett, WA 98203 

Date of this Lease: June     , 2009 

Premises: Approximately 4,348 rentable square feet located in the Building, as shown on Exhibit D attached thereto. At
any time prior to the Rent Commencement Date, Tenant reserves the right, at Tenant’s sole cost and expense, to have the Premises re-measured, using the BOMA standard for measuring office space, and to submit any proposed recalculation of the
Premises rentable square footage to Landlord for Landlord’s review and approval, not to be unreasonably withheld, conditioned or delayed. In the event of an adjustment in the Premises rentable square footage, Landlord and Tenant shall each
execute and deliver an amendment to this Lease, adjusting the rentable square footage, Tenant’s Proportionate Share, Basic Rent and the Tenant Improvement Allowance. In the event Landlord has paid to Tenant all or a portion of the Tenant
Improvement Allowance as set forth in Section 10.2 hereof in an amount in excess of the adjusted Tenant Improvement Allowance, Tenant shall pay to Landlord, as Additional Rent within thirty (30) days of such adjustment, an amount equal to
such excess. In the event Tenant’s re-measurement of the Premises rentable square footage results in an increase in the Tenant Improvement Allowance, the time limit for Tenant to submit a request for reimbursement from the Tenant Improvement
Allowance, as set forth in Section 10.2 shall be extended for a period of thirty (30) days following such adjustment of the Tenant Improvement Allowance. 

Land: The land known and numbered as 1320 Soldiers Field Road, Boston, Massachusetts 

Lease Commencement Date: The earlier to occur of (a) the date upon which Tenant obtains a building permit for the
construction of tenant improvements in accordance with the space plan attached hereto as Exhibit D, or (b) August 1, 2009. 

Lease Expiration Date: The last day of the calendar month in which the tenth (10th) anniversary of the Lease Commencement
Date occurs. 

  
 1 

 Rent Commencement Date: The earlier to occur of (a) the date four
(4) months after the issuance of a certificate of occupancy for the Premises or (b) May 1, 2010. 
 Permitted
Uses: General office uses, laboratory uses, and no other uses. 
 Tenant’s Proportionate Share: Twenty three and
56/100 percent (23.56%), which percentage has been determined by dividing the number of rentable square feet in the Premises by the Total Building Rentable Square Footage and multiplying the resulting quotient by one hundred (100). 

Total Building Rentable Square Footage: For purposes of determining Tenant’s Proportionate Share, the Building shall be
deemed to contain a total of 18,453 rentable square feet. 
 Section 1.2 Other Definitions. As used herein, the following terms have the
following meanings. 
 Additional Rent: See Section 3.3 

Authorizations: All franchises, licenses, permits, approvals, variances, certificates, special permits, and other consents
issued by Governmental Authorities pursuant to Legal Requirements that are or may be required for, or applicable to, the use and occupancy of the Premises, the conduct or continuation of one or more of the Permitted Uses therein, or the repair and
restoration of the Premises, the Land, or the Building. 
 Bankruptcy Code: The federal Bankruptcy Code, 11 U.S.C. Sections
101-151326 & app., as the same may hereafter be amended, or any other federal bankruptcy law hereafter enacted. 
 Basic
Rent: See Section 3.2. 
 Breach: The existence of any failure by Tenant to pay or perform any of its duties
under this Lease (whether or not Landlord has given Tenant notice of such failure), whether or not occurring or ongoing during the period specified in this Lease for Tenant’s cure of such failure. 

Broker: Collectively, Jones Lang LaSalle Americas, Inc. and The Columbia Group Realty Advisors, Inc.. See Section 9.1. 

Building: The entire building, if any, now or hereafter located on the Land, in which the Premises are located, including all
improvements and alterations thereof and equipment and facilities used in connection therewith, whether now or hereafter existing. 

Business Day, Business Days: Days other than Saturdays, Sundays, and legal holidays on which banks are closed in the
municipality wherein the Premises are located. 

  
 2 

 Common Facilities: The facilities that serve the Premises and that are located in
the Building or in, on, or above the Land, including alleys, sidewalks, parking areas, driveways, lobbies, hallways, toilets, stairways, shaftways, street entrances, and elevators. 

Environmental Law: The following laws (as well as the regulations promulgated with respect to such laws) (i) Federal Water
Pollution Control Act, 33 U.S.C. Section 1251 et seq., (ii) Federal Resource Conservation and Recovery Act (“RCRA”), 42 U.S.C. Section 6901 et seq, (iii) Comprehensive Environmental Response, Compensation
and Liability Act (“CERCLA”), 42 U.S.C. Section 9601 et seq, (iv) Hazardous Materials Transportation Act (“HMTA”), 49 U.S.C. Section 5101 et seq., (v) Massachusetts Oil and Hazardous Material
Release Prevention and Response Act, M.G.L. c. 21E (“21E”), (vi) Massachusetts Hazardous Waste Management Act, M.G.L c. 21C, and (vii) Massachusetts Clean Waters Act, M.G.L. c. 21, Section 26 et seq., as any of the
foregoing may be amended from time to time, as well as other and subsequently enacted or adopted environmental protection Legal Requirements. 

Event of Default: An uncured Breach by Tenant that gives Landlord the right to terminate this Lease. See Article 6.0. 

Extension Term: A portion of the Lease Term constituting a term of five years commencing on the day immediately following the
Lease Expiration Date, if this Lease is validly extended under Article 11.0. 
 Fiscal Year: Landlord’s annual accounting
period ending on June 30 each year, or such other fiscal year as Landlord may from time to time adopt. 
 Governmental
Authority: The United States of America, The Commonwealth of Massachusetts, the municipality in which the Premises are located, the county in which said municipality is located, and any political subdivision of any of them and any agency,
department, commission, authority, court, board, bureau, or instrumentality of any of them. 
 Hazardous Material: Any
pollutant, contaminant, hazardous or toxic substance, material, or waste or any oil, petroleum, or petroleum derivative that is or becomes regulated by any Environmental Law. 

Insurance Requirements: All terms and provisions of any policy of insurance maintained by Landlord or Tenant and applicable to
all or any part of the Land, the Building, or the Premises, and all requirements of the issuer of any such policy and all orders, rules, regulations, and other requirements of the National Board of Fire Underwriters (and any other body exercising
similar functions) applicable to or affecting any condition, operation, use, or occupancy of the Land, the Building, the Premises, the sidewalks adjoining the Land, or any part or parts of either. 

  
 3 

 Involuntary Rate: 18% per annum (which is a daily rate of .0493150685%), but
if such interest rate should ever exceed that permitted by law, then the Involuntary Rate shall be the highest interest rate permitted by law. 

Late Payments: See Section 3.1.3. 

Lease Term: The period commencing on the Lease Commencement Date and ending on the Lease Expiration Date, as may be extended or
earlier terminated as set forth herein. 
 Lease Year: The Year-long period commencing on the Lease Commencement Date and each
successive Year-long period of the Lease Term commencing on an anniversary of the Lease Commencement Date. 
 Legal
Requirements: All statutes, codes, acts, rules, regulations, by-laws, and ordinances, including zoning by-laws and ordinances, building, health, and safety codes, historic preservation laws, and environmental protection laws, all executive
orders and other administrative orders, the terms and conditions of all Authorizations, and all judgments, decrees, injunctions, and other judicial orders of or by any Governmental Authority that may at any time be applicable to parts or
appurtenances of the Premises, the Land, or the Building, or the sidewalks adjoining the Land, or to any condition or use thereof. 

Minimum Liability Insurance Coverage: $2,000,000. See Section 9.7. 

Person: A natural person, or a legal entity, such as a corporation, limited, general, or limited liability trust, association,
or other business entity. 
 Prime Rate: The prime commercial rate or “base rate” of interest, so-called, as
announced from time to time by State Street Bank and Trust Company to be in effect at its principal office in Boston, Massachusetts, or, if discontinued, the “Prime Rate” as calculated and published by The Wall Street Journal, or if
discontinued, such other standard as shall then be recognized by the banking community as having replaced the “prime rate.” 

Removable FETI: See Section 5.1.8 and Section 9.24.1. 

Rent: The sum of Basic Rent and Additional Rent. 

Rent Payment Address: c/o Harvard Real Estate Services, Holyoke Center, Suite 800, 1350 Massachusetts Avenue, Cambridge,
Massachusetts 02138-3826. 
 Rent Payment Day: See Section 3.1.2. 

Rules and Regulations: See Section 5.1.5. 

  
 4 

 Security Deposit: $5,800. See Article 8. 

Tenant Construction Work: See Section 5.1.8. 

Tenant FETI: Tenant-owned fixtures, tenant-owned built-in equipment, and tenant improvements constructed by Tenant as part of
the Tenant Construction Work. 
 Section 1.3 Interpretation. In this Lease, the use of the terms “include” or “including”
means “including without limitation.” The article and section headings and captions are for convenience of reference only and shall not define or limit the contents of this Lease nor be used in construing this Lease. 

ARTICLE 2.0 LEASING CLAUSES. 

Section 2.1 Grant of Lease. Landlord hereby leases unto Tenant, and Tenant hereby takes and hires from Landlord, the Premises on the terms,
covenants, provisions, and conditions set forth in this Lease. 
 Section 2.2 Encumbrances, Common Facilities, Exceptions, and Reservations. The
Premises are hereby leased subject to existing party wall agreements and to all recorded encumbrances. Landlord hereby excepts and reserves unto Landlord the right to place in the Premises (in such a manner as to reduce to a minimum extent
practicable the interference with Tenant’s use of the Premises) utility lines, pipes, wires, conduits, and the like (collectively, “Conduits”), to serve portions of the Land or the Building other than the Premises, and
to replace, maintain, and repair such Conduits as well as such other Conduits as are located in, on, or over the Premises. As part of this Lease, Tenant shall have the right to the non-exclusive use of the Common Facilities in common with Landlord
and others from time to time thereto entitled, including without limitation the exterior loading dock area. Tenant acknowledges that Tenant’s use of the exterior loading dock area shall require Tenant to construct, as part of Tenant’s
Work, an exterior entrance door from the Premises to the exterior loading dock area as shown on Exhibit D attached hereto. Tenant shall have the right to use at no additional cost to Tenant (a) four (4) designated parking spaces in the
surface parking lot located on the Land for Tenant’s exclusive use; and (b) four (4) unassigned parking spaces in the parking lot located at 1330 Soldiers Field Road for Tenant’s use in common with Landlord and others entitled
thereto. Tenant and Tenant’s employees and contractors shall have twenty-four (24)-hour access to the Building and the Premises, seven (7) days per week, in accordance with Landlord’s reasonable rules and regulations. 

Section 2.3 Use. Tenant shall use the Premises only for the Permitted Uses and no other uses. Tenant shall not use or permit the use of any
portion of the Premises for any of the prohibited uses set forth in Exhibit E. Tenant shall not use or permit the use of any portion of the Building for the operation of a bowling alley, adult bookstore, so-called Head Shop, massage parlor,
or other enterprise similar to the foregoing, whose business is the sale, rental, or promotion of sexually explicit material, acts or entertainment, nor for the operation of any bar or tavern. 

  
 5 

 Section 2.4 Lease Term, Possession. Landlord hereby leases the Premises to Tenant for the Lease Term.

 2.4.1 Tenant waives any right to rescind this Lease by reason of, or to recover any damages that may result from, Landlord’s failure
to deliver possession of the Premises to Tenant on the Lease Commencement Date. Regardless of the Date of this Lease or the date of delivery of possession of the Premises, Landlord shall have no duty to deliver to Tenant possession of the Premises
until the Lease Commencement Date, and the Lease Commencement Date and, if applicable the Rent Commencement Date, shall be deemed postponed until possession is delivered to Tenant. Upon the request of either party, the parties will execute a
memorandum confirming the Lease Commencement Date following the delivery of possession of the Premises to Tenant. Notwithstanding the foregoing, and subject to delays due to Force Majeure and any delay caused by Tenant, in the event Landlord fails
to deliver possession of the Premises as required by this Lease within 4 calendar months of the Lease Commencement Date, then Tenant may elect, upon not less than thirty (30) days prior written notice to Landlord, given any time prior to the
date of such delivery, to terminate this Lease; provided, however, Landlord may negate such termination notice in the event Landlord notifies Tenant in writing that the Premises is available for deliver prior to the expiration of such thirty
(30) day period. 
 2.4.2 If Tenant has possession of any part of the Premises before the Lease Commencement Date, Tenant shall perform
and observe all of Tenant’s covenants from and after the date of such possession, except Tenant shall not be required to pay Rent until the Rent Commencement Date, provided however, Tenant shall be required to pay the cost of any utilities used
by Tenant, Tenant’s contractors, agents or employees prior to the Rent Commencement Date. 
 ARTICLE 3.0 RENT. 

Section 3.1 Payment of Rent, General. 

3.1.1 Payment of Rent. Commencing on the Rent Commencement Date and continuing through the Lease Term, Tenant has a duty to pay when
due (without any notice, demand, offset, deduction, or abatement whatever) the Rent and any other payments to be made under this Lease, and all charges for electricity and other utilities and services that are metered or sub-metered with respect to
the Premises or that are separately billed or invoiced to Tenant, Landlord, or the Premises, or that are delivered or attributable to the Premises, including heating, air conditioning, water, sewer use, oil, gas, trash removal, telephone, and other
services and utilities, and, if any property of Tenant or any interest of Tenant in the Premises is taxed by a taxing authority, to pay such taxes and impositions when due. Except as may be expressly provided herein, Tenant shall have no right to
withhold or abate any payment of Rent or other payment, or to set off any amount against the Rent or other payment then due and payable, or to terminate this Lease, because of any Landlord’s failure or alleged failure to perform its duties
under this Lease. 

  
 6 

 3.1.2 Application of Payments. All Rent payments are due to Landlord on the first day of
each calendar month (the “Rent Payment Day”) unless otherwise specifically provided. In all cases, Tenant shall pay the Rent in United States currency by recent check made payable directly to “Harvard University”
without intervening endorsement and shall be delivered in person or mailed to the Rent Payment Address, or such other address as Landlord may from time to time by notice direct. Rent shall be prorated for any partial Lease Year at the end of the
Term. 
 3.1.3 Late Payments. If any installment of Rent or any other payment to be made by Tenant to Landlord under this Lease is
not received by Landlord within ten days after the due date, then in such event, Tenant shall pay to Landlord as a late charge to reimburse Landlord for the extra cost associated with such delinquency (“Late Payment”)
(i) an amount equal to three percent of the installment of Rent (or other payment) that was not paid when due, plus (ii) interest on the unpaid amount computed at the Involuntary Rate from the due date or date of demand, as the case may
be, through the date that the installment (or other payment) is received by Landlord. 
 Section 3.2 Basic Rent. Tenant shall pay rent
(“Basic Rent”) annually to Landlord during the Lease Term commencing on the Rent Commencement Date, by equal monthly installment payments in advance, on each Rent Payment Day, each equal to one-twelfth of the applicable
annual Basic Rent. Tenant shall pay the first month’s Basic Rent to Landlord on the Rent Commencement Date. 
 3.2.1 Proration for
Partial Months. If the Rent Commencement Date does not occur on the first day of a calendar month, the first monthly installment of Basic Rent shall be appropriately prorated; such prorated monthly installment together with the first full
month’s installment of Basic Rent shall be paid to Landlord on the Rent Commencement Date. If the Lease Expiration Date does not occur on the last day of a calendar month, the installment of Basic Rent for such partial month shall be prorated.

 3.2.2 Basic Rent. The annual Basic Rent shall be $69,568.00 per annum ($5,797.33 per month). 

Section 3.3 Additional Rent. Unless otherwise expressly stated herein, all payments due to Landlord from Tenant under this Lease, other than Basic
Rent, are deemed to be “Additional Rent.” 
 Section 3.4 Expense Allocation. 

3.4.1 Additional Charges - General Covenant. Tenant covenants and agrees to pay to Landlord, as Additional Rent, an amount equal to
the product of (a) Tenant’s Proportionate Share, and (b) Landlord’s Operating Expenses. 
 Appropriate adjustments
shall be made for any portion of a year at the beginning or end of the Term. 

  
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 3.4.2 Payment. Additional charges for Operating Expenses under this Section 3.4
shall be paid for any portion of a month at the beginning of the Term and thereafter in monthly installments on the first day of each calendar month in amounts reasonably estimated by Landlord for the then current calendar year. Landlord may from
time to time revise such estimates based on information affecting the calculation hereunder. Within one hundred twenty (120) days after the end of each calendar year, Landlord will provide Tenant with a statement of the total amount of
additional charges for Operating Expenses for such calendar year. Upon issuance of Landlord’s statement, there shall be an adjustment between Landlord and Tenant for the calendar year covered by such statement to the end that Landlord shall
have received the exact amount of additional charges shown on the statement. Any overpayments by Tenant hereunder shall be credited against the next payments of Additional Rent due under this Lease, provided there are no outstanding amounts due
Landlord under this Lease at such time. Any underpayments by Tenant shall be due and payable within twenty (20) days of delivery of Landlord’s statement. With respect to the calendar year in which the Term ends, the adjustment shall be pro
rated for the portion of the year included in the Term, but shall take place nevertheless at the times provided in the preceding sentences. Landlord’s statement with respect to Operating Expenses shall be binding upon, and may not be disputed
by, Tenant unless the statement is incorrect and is disputed by Tenant (within 60 days of Tenant’s receipt of Landlord’s statement) by a notice to Landlord (“Tenant’s Dispute Notice”) specifically stating the grounds for
dispute. Tenant’s failure so to dispute Landlord’s statement shall constitute a waiver of Tenant’s right to dispute the statement. Notwithstanding any dispute concerning Landlord’s statement, payments shall be made by the parties
in accordance with Landlord’s statement at the time and in the manner set forth above, and if necessary there shall be a further adjustment between the parties at the time the dispute is resolved. 

3.4.3 “Landlord’s Operating Expenses” - Definition. “Landlord’s Operating Expenses” means all costs of
Landlord in owning, servicing, operating, managing, maintaining, and repairing the Land and the Building, and providing services to tenants including, without limitation, the costs of the following (regardless of whether the cost thereof is paid out
of any reserves established by Landlord, provided the funding of such reserves shall not be included in Landlord’s Operating Expenses): (i) supplies, materials and equipment purchased or rented, total wage and salary costs paid to, and all
contract payments made on account of, all persons engaged in the operation, maintenance, cleaning and repair of the Building and Land, including Social Security, old age and unemployment taxes and so-called “fringe benefits”; (ii) building
services furnished to tenants of the Building at Landlord’s expense and maintenance and repair of and services provided to or on behalf of the Building performed by Landlord’s employees or by other persons under contract with Landlord;
(iii) utilities consumed and expenses incurred in the operation, maintenance and repair of the Building including, without limitation, oil, gas, electricity (other than electricity to tenants in their Premises if Tenant is directly responsible for
payment under this Lease on account of electricity consumed by Tenant), water, sewer and snow removal; (iv) casualty, liability and other insurance in such amounts and insuring such risks as Landlord may from time to time reasonably decide, and
unreimbursed costs incurred by Landlord which are subject to an insurance deductible; (v) costs in the nature of common area and facilities costs of the Building including without limitation, operation, maintenance and servicing of the lobby areas,
snow plowing and removal, grounds maintenance and the like; (vi) management and building services fees not to 

  
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exceed five percent (5%) of the aggregate Base Rent and Additional Rent due from all tenants of the Building for the applicable calendar year; and (vii) “Landlord’s
Taxes” as defined below. Landlord’s Operating Expenses shall also include amortized portion (as set forth below) of only such expenditures for capital improvements and capital equipment that are made by reason of any Legal Requirement or
any Insurance Requirement or that are intended or expected to reduce or moderate the Operating Costs of the Land and Building (collectively, the “Capital Costs”). The amortization of Capital Costs shall be made on a straight-line basis
over a period equal to the useful life of the capital item replaced, determined in accordance with generally accepted accounting principles, with an interest factor equal to the Prime Rate plus two percentage points (2.00%) existing at the time
of the expenditure of the Capital Costs. 
 Notwithstanding the foregoing, Landlord’s Operating Expenses shall not include: 

(1) The costs of the initial construction of the Building and costs to repair latent defects in the Building incurred within the first five
years after the completion of construction of the Building; and repairs, alterations, additions, improvements or replacements made to comply with the Legal Requirements in effect as of the Lease Commencement Date. 

(2) Leasing fees and commissions, reasonable attorney’s fees incurred in connection with leases, rent concessions given by Landlord,
build-out allowances, moving expenses reimbursed to tenants; costs (including reasonable attorney’s fees) of removing property of former tenants or occupants of the Building. 

(3) Landlord’s interest and principal payment on indebtedness, debt amortization, ground rent, and refinancing costs for any mortgage or
any ground lease of the Land or Building. 
 (4) The cost of any item or service to the extent reimbursed by insurance proceeds of
insurance policies required to be maintained under the Lease. 
 (5) The cost of repairs, restoration, replacements or other work
occasioned by (i) the exercise by governmental authorities of the right of eminent domain, whether such taking be total or partial, to the extent that Landlord is compensated by such governmental authority for such repairs, restoration,
replacements or other work, (ii) the adjudicated negligence or adjudicated intentional tort of Landlord, or any representative, contractor, employee or agent of Landlord (including the costs of any deductibles paid by Landlord), and/or
(iii) the act of any other tenant in the Building, or any other tenant’s agents, contractors, employees, licensees or invitees to the extent the applicable cost is, in the Landlord’s reasonable judgment, practically recoverable from
such person. 
 (6) Wages, salaries benefits, perquisites and compensation paid or given to (i) executives, shareholders, officers,
directors, members, managers or partners of Landlord, (ii) any principal, member or partner of the entity or entities from time to time comprising Landlord, or (iii) employees above the level of Assistant Director. 

  
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 (7) Non-cash items, such as deductions for depreciation and amortization of the Building and the
Building equipment, or interest on capital invested (except to the extent expressly permitted by in this section). 
 (8) The cost of any
service provided to Tenant or other tenants or occupants of the Building for which Landlord is entitled to be directly reimbursed by Tenant or other tenant, as the case may be, (other than as a pro rata share of Operating Expenses). 

(9) Charitable or political contributions and/or trade association dues. 

(10) Any cost, expense, charge, fine, penalty, assessment, liability, claims or damages related to the existence, testing for, use,
generation, disposal, release, discharge, removal, remediation, transportation or storage of Hazardous Materials from the Building or Premises (provided that nothing herein shall affect Tenant’s obligations under Section 5.1.14). 

(11) Interest, penalties or other costs arising out of Landlord’s failure to make timely payments of its obligations. 

(12) Asset management fees and any property management fees of any property management firm based on a rate to the extent in excess of the
rate of such fees included in the Operating Expenses. 
 (13) Tenant relations costs and other costs incurred in advertising and
promotional activities for the Building. 
 (14) Costs incurred in connection with the actual or contemplated sale, financing, refinancing,
mortgaging, syndicating, selling, or change of any ownership interest in the Building (or any portion thereof) or in any entity comprising Landlord, including, without limitation, brokerage commissions, attorneys, and accountants’ fees, closing
costs, title insurance premiums, transfer taxes and interest charges. 
 (15) The rent, operating expenses and real estate taxes applicable
to Landlord’s on-site management or leasing office, or any other offices or spaces of Landlord or any related entity or rental for any space in the Building set aside for conference facilities, storage facilities or exercise facilities. 

(16) Costs of Landlord related to formation and continuing legal qualification of the Landlord entity (and any constituent entities thereof),
internal matters including but not limited to preparation of tax returns and financial statements and gathering of data, and any other costs and expenses associated with the operation of the business of the entity or entities which constitute(s)
Landlord. 
 (17) Landlord vault rental (if any). 

  
 10 

 (18) Costs related to any improvements or land not included in the Building, including any
allocation of costs incurred on a shared basis, such as centralized accounting costs, unless the allocation is made on a reasonable and consistent basis that fairly reflects the share of any costs actually attributable to the Building. 

(19) Reserves for future Operating Expenses. 

(20) Landlord’s general corporate overhead and administrative expenses, but only to the extent included within the management and
building service fees described in clause (vi) above so as to eliminate any double counting of such expenses. 
 “Landlord’s
Taxes” means all taxes, assessments and similar charges assessed or imposed for the then current calendar year by any governmental authority attributable to the Building or Land including personal property associated therewith), all reduced by
any net amounts received as an abatement or reduction of such taxes, assessments and charges for such year. The amount of any special taxes, special assessments and agreed or governmentally imposed “in lieu of tax” or similar charges shall
be included in Landlord’s Taxes for any year but shall be limited to the amount of the installment (plus any interest, other than penalty interest, payable thereon) of such special tax, special assessment or such charge required to be paid
during or with respect to the year in question. Landlord’s Taxes include expenses, including reasonable fees of attorneys, appraisers and other consultants, incurred in connection with any efforts to obtain abatements or reduction or to assure
maintenance of Landlord’s Taxes for any year wholly or partially included in the Term, whether or not successful and whether or not such efforts involved filing of actual abatement applications or initiation of formal proceedings.
Landlord’s Taxes exclude income taxes of general application and all estate, succession, inheritance, transfer taxes, reserves for future Landlord’s Taxes, any personal property taxes attributable to sculptures, paintings or other objects
of art, except for objects of art installed in the Common Facilities pursuant to requirements of Governmental Authority, and interest and penalties incurred as a result of Landlord’s late payment. If at any time during the Term there shall be
assessed on Landlord, in addition to or lieu of the whole or any part of the ad valorem tax on real or personal property, a capital levy or other tax on the gross rents or other measures of Building operations, or a governmental income, franchise,
excise or similar tax, assessment, levy, charge or fee measured by or based, in whole or in part, upon valuation of real estate, gross rents or other measures of building operations or benefits of governmental services furnished to the Building,
then any and all of such taxes, assessments, levies, charges and fees, to the extent so measured or based, shall be included within the term Landlord’s Taxes, but only to the extent that the same would be payable if the Building and Land were
the only property of Landlord. 
 3.4.3.1 If the actual percentage of occupancy of the Building is less than one hundred percent for any
Lease Year, including the Lease Year in which the Base Operating Expenses are calculated (based on average occupancy for such Lease Year), the Operating Expenses incurred shall be reasonably projected by Landlord to be the estimated Operating
Expenses that would have been incurred if the Building were one hundred percent occupied for such Lease Year (with all tenants paying full rent, as contrasted with free rent, half rent, or like rent 

  
 11 

 
concession) and all services and utilities that are required hereunder to be supplied to tenants were supplied to tenants occupying 100% of the rentable area of the Building and such projected
amount shall be included in Operating Expenses for such Lease Year, provided that such amount are determined to have been the variable Operating Expenses for such Lease Year. 

3.4.4 Record Keeping. Landlord shall keep full and accurate books of account covering Landlord’s Operating Expenses. Landlord
shall retain the books of account and all supporting documents for at least one year after the expiration of each Fiscal Year. Upon timely delivery of Tenant’s Dispute Notice, Tenant shall have the right at its sole cost, during business hours
of Landlord and at the office of Landlord, to inspect Landlord’s books of account and all supporting documents with respect to matters set forth in Landlord’s Operating Expense statement for such Fiscal Year. Such inspection may be made
only by a nationally recognized independent certified public accounting firm first approved by Landlord, which approval shall not be unreasonably withheld. As a condition to performing any such inspection, Tenant and its examiners shall be required
to execute and deliver to Landlord an agreement, in form reasonably acceptable to Landlord, agreeing to keep confidential any information that it receives or obtains about Landlord or the Building in connection with such inspection. 

ARTICLE 4.0 LANDLORD’S COVENANTS 

4.1 Quiet Enjoyment. Landlord covenants with Tenant that Tenant may quietly hold, occupy, and enjoy the Premises during the Lease Term,
free from interference by Landlord, or any party claiming by, through or under Landlord, subject nonetheless, to all of the provisions, terms, and conditions of this Lease. 

4.2 Landlord Services. Landlord shall furnish the following services: (i) water for drinking and for restrooms in the Common
Facilities, and, subject to Landlord’s approval, water at Tenant’s expense for any private restrooms and office kitchen requested by Tenant; (ii) janitorial service in the Common Areas on Business Days; and (iii) electricity and
gas to the Premises for general office use, in accordance with and subject to the terms and conditions this Lease. In no event shall Landlord be liable for any interruption or failure of any utility service, including, without limitation, water and
sewer, except as specifically set forth in Section 9.8.1 hereof. Landlord shall maintain and repair the roof (including roof membrane) and Building structure, the cost of which shall be included in Operating Expenses, provided, however, any
replacement of the roof or structural elements of the Building shall be at Landlord’s sole cost and expense and shall not be included in Operating Expenses. Landlord may impose a reasonable charge for any additional utilities or building
services, which shall be paid monthly by Tenant as Additional Rent on the same day that the monthly installment of Base Rent is due. 

  
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 ARTICLE 5.0 COVENANTS. 

Section 5.1 Tenant’s Covenants. 

5.1.1 Consumption of Utilities. Tenant shall not, without Landlord’s prior written consent in each instance, exceed the capacity
of the electrical system serving the Premises, and Landlord may, upon prior notice to Tenant and at Landlord’s sole cost, audit Tenant’s use of electric power to determine Tenant’s compliance herewith. If Landlord, permits such excess
usage, Tenant shall pay (as Additional Rent) for the cost of such excess power, together with the cost of installing any additional risers, meters, or other facilities that may be required to furnish or measure such excess power to the Premises.
Further, if Tenant requires, consumes, or uses a disproportionate amount of a supplied utility, and it is not separately metered, Tenant shall pay to Landlord as Additional Rent an equitable and reasonable charge for such additional utility use. If
Tenant requires, uses, or consumes water for any purpose other than ordinary lavatory and drinking purposes (excluding restaurant-related purposes that require Tenant to have its water use separately metered), Landlord may install a water meter or
submeter to measure Tenant’s water consumption. In such event, Tenant shall pay for such meter or sub-meter and at Tenant’s cost, keep such equipment in good working order and repair. Landlord and Tenant acknowledge and agree that
electricity for the Premises, including, without limitation, lights, electrical outlets and the heating, ventilation and air conditioning (“HVAC”) systems serving the Premises exclusively, are separately metered. Tenant shall pay, directly
to the applicable electric utility provider, all costs of electricity supplied to the Premises, including the HVAC system serving the Premises. 

5.1.2 Care of Premises. Damage by fire, other casualty, eminent domain, and reasonable wear and use excepted, Tenant shall keep the
Premises (including, without limitation, the HVAC system exclusively serving the Premises) substantially in as good order, repair, and condition as the same are in at the commencement of the Lease Term, or may, in accordance with the terms of this
Lease, be put in thereafter; shall keep the Premises clean and neat; and shall conform to Landlord’s reasonable requests from time to time relating to the appearance of the Premises, such requests to be reasonably consistent with keeping the
appearance of the Premises to the general standard of similar properties of Landlord in the neighborhood. The exception of reasonable wear and use contained in this Section 5.1.2 shall not be construed to permit Tenant to maintain the Premises
in anything less than good, serviceable and tenantable condition. Tenant shall maintain the HVAC system exclusively serving the Premises using a maintenance contractor and annual maintenance plan reasonably approved by Landlord and shall, upon
request, provide evidence of such maintenance to Landlord. 
 5.1.3 Sidewalks. If the Premises have an exclusive entrance to the
Building, Tenant shall keep the sidewalks, driveways, and passageways on or adjacent to the Premises, and the entrance and stairs to the Premises, clean and free of dirt, debris, obstacles, graffiti, snow, ice, and any condition of such sidewalks,
driveways, and passageways, that would endanger persons using them. 
 5.1.4 Overloading, Nuisance, Flammables, Increase in Insurance
Premiums. Tenant shall not injure, nor overload the capacity of, the Building systems and structural components, nor deface the Premises or the Building, nor permit any nuisance on the Premises or the emission therefrom of any objectionable
noise or odor, nor permit any use of the Premises that is improper, offensive, contrary to Legal Requirements or Insurance Requirements, or liable to invalidate (or increase the premiums for) any insurance on the Building or its contents or liable
to render necessary any 

  
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alterations or additions to the Building. If for any reason Tenant’s use of the Premises results in an increase of the premiums for the insurance of Landlord (or any tenant of the Building),
Tenant shall reimburse Landlord and such other tenants of the Building for all such insurance premium increases, which shall be due and payable as Additional Rent. Tenant shall not permit any licensees, employees, agents, invitees, or visitors of
Tenant to violate any duty of Tenant hereunder, or any of the Rules and Regulations from time to time promulgated by Landlord. 
 5.1.5
No Obstruction; Rules and Regulations. Tenant shall not obstruct in any manner any of the Common Facilities in the Building, or the sidewalks or other approaches to the Building. Tenant shall comply with the Rules and Regulations attached
hereto as Exhibit A, including such amendments thereto as Landlord may promulgate from time to time with regard to the care and use of the Premises, the Building, its facilities, and approaches thereto, provided, however, that such amendments
to the Rules and Regulations shall not be binding upon Tenant until Tenant has received a written copy of such amendments and further provided that such amendments shall not increase Tenant’s monetary obligations hereunder or have a material
adverse effect on Tenant’s Permitted Use of the Premises. 
 5.1.6 Janitorial Service. Tenant shall provide and pay for all
janitorial and cleaning services for the Premises. 
 5.1.7 Compliance with Laws; Safety; Health. Tenant shall keep the Premises
(which shall include Tenant’s exclusive Building entrance) in a safe and sanitary condition and comply with and keep the Premises (which shall include Tenant’s exclusive Building entrance) in compliance with, all Legal Requirements and
Insurance Requirements now or hereafter existing and as required by the occupancy or use made of the Premises by Tenant. Tenant shall make all required repairs, alterations, replacements, or additions in and to the Premises (which shall include
Tenant’s exclusive Building entrance) and shall install any required devices or equipment. Notwithstanding any contrary provisions of the Americans with Disabilities Act, 42 U.S. Code 12101 et seq., as it may be amended from time to time (and
the regulations and Accessibility Guidelines for Buildings and Facilities issued pursuant thereto) (collectively, “ADA”), all costs (including reasonable attorney’s fees) associated with alterations to the Premises, and
access thereto (which shall include Tenant’s exclusive Building entrance), whether or not required by ADA or other Legal Requirements, shall be at Tenant’s cost, provided however that Tenant shall not be responsible for such alterations to
the Premises which were required due to the work performed by Landlord or another tenant in the Building and not required or requested by Tenant. If any of Tenant Construction Work triggers the need for other alterations under either ADA or other
Legal Requirements, such alterations shall be performed by Tenant as part of the Tenant Construction Work (or by Landlord, at Landlord’s election, if the alterations are needed in areas of the Building other than the Premises) in either case at
Tenant’s cost. Tenant shall be responsible to ensure that the Premises, and access thereto (which shall include Tenant’s exclusive Building entrance), comply with the ADA. Tenant shall be responsible for obtaining all Authorizations that
are needed for Tenant’s use of the Premises. 

  
 14 

 5.1.8 Landlord’s Consent Required for Tenant Construction Work. Tenant shall not make
in or to the Premises or the Building any construction work, alterations, or additions (collectively, “Tenant Construction Work”) or any holes in the walls, partitions, ceilings, or floors, or paint or place therein or
thereon any signs, or place therein or thereon any awnings, aerials, flagpoles, or the like, without on each occasion obtaining the prior written consent of Landlord, which consent may not be unreasonably withheld or delayed. Landlord’s consent
may be subject to conditions deemed appropriate by Landlord, in its reasonable discretion, including review of plans and specifications, approval of the contractors and subcontractors, and receipt of an architect’s certificate that the work
complies with Legal Requirements, an architect’s certificate of completion, and (if required by Legal Requirements) a certificate of the municipal building inspector of final completion. Tenant shall cause any Tenant Construction Work in the
Premises to be performed expeditiously, with first- class workmanship and materials and in compliance with all applicable Legal Requirements and Insurance Requirements; shall pay for the same when due; shall remove promptly (and not later than
twenty-five days in any event), or bond to Landlord’s satisfaction, any materialmen’s or mechanics liens filed in connection therewith; and shall save Landlord harmless and indemnified from all injury, loss, claims, costs (including
reasonable attorney’s fees), or damage to any person or property occasioned by or arising out of such Tenant Construction Work. If Landlord deems it appropriate to supervise any of the Tenant Construction Work, Tenant shall pay the reasonable
third-party cost of such supervision. Tenant shall cause contractors employed by Tenant to carry worker’s compensation insurance in accordance with statutory requirements and commercial general liability insurance and automobile liability
insurance covering such contractors on or about the Premises (and Landlord at Tenant’s cost may obtain builder’s risk insurance), and such other appropriate insurance coverage in such reasonable amounts as Landlord may reasonably require,
and Tenant shall submit certificates evidencing such coverage to Landlord before the commencement of such Tenant Construction Work. Tenant may not grant any security interest in any of the materials installed as a part of the Tenant Construction
Work. Nothing in this Section 5.1.8 shall be deemed to waive the requirement that Tenant obtain Landlord’s prior written consent to any such Tenant Construction Work, except as set forth below with respect to Permitted Alterations. Tenant
shall provide to Landlord as-built plans of the Premises immediately after the Tenant Construction Work is completed. Tenant shall pay all increases in Real Estate Taxes attributable to the Tenant Construction Work. Landlord’s consent is also
required for installation of any Tenant FETI constructed as part of the Tenant Construction Work. At the time of Tenant’s installation of any fixtures or built-in equipment, Tenant may request in writing that Landlord designated such items of
Tenant FETI as “Removable FETI” for purposes of Section 9.24.1. Notwithstanding the foregoing, Landlord consent shall not be required for any cosmetic alteration, improvement or work performed by Tenant (the
“Permitted Alteration”) which (i) has no adverse effect on the Building’s structure or systems, including, without limitation, the electrical and plumbing systems of the Building; (ii) is not visible from the exterior of the
Premises; (iii) does not result in a violation of, or require a change in, any certificate of occupancy for the Building; (iv) does not affect any area of the Building outside of the Premises; and (v) does not cost more than $50,000
in any one instance. 

  
 15 

 5.1.9 Licenses and Permits. Tenant shall procure, maintain, and observe any and all
licenses, permits, special permits, variances, or other Authorizations required by reason of the Permitted Uses of the Premises by Tenant or any Tenant Construction Work by Tenant that has been consented to by Landlord, and Tenant at its cost shall
provide copies of same to Landlord. Nothing herein shall be construed to require Tenant to obtain any licenses, permits, special permits, variances or other Authorizations for the Land or the Building, except such licenses, permits, special permits,
variances, approvals or other Authorizations which are directly related to the Tenant’s Work and Tenant’s intended use of the Premises. 

5.1.10 Wireless Interference. If Tenant installs a wireless computer network or other device that radiates electromagnetic waves,
Tenant shall ensure that it does not interfere with the wireless networks, cellular telephones, and electronic equipment of Landlord or of other tenants or other third-parties in the vicinity in existence prior to such Tenant’s installation.

 5.1.11 Use, Continuous Use. Tenant may not use all or any part of the Premises in any manner that in Landlord’s reasonable
judgment would adversely affect the use and enjoyment of the Building or Land by any other tenant, occupant, visitor, or invitee, the character or reputation of the Building, or publicly embarrass Landlord or any tenant or occupant of the Building.
Tenant shall not conduct or permit on or in the Premises any auction sale or “going out of business” sale. 
 5.1.12 Keys.
Upon expiration or earlier termination of the Lease, Tenant shall deliver the keys of the Premises to Landlord. Tenant shall not change or replace any locks and shall not add new locks without the prior written permission of Landlord. Any additional
or replacement locks shall become the property of Landlord and shall not be removed by Tenant. 
 5.1.13 Security Alarm. Tenant shall
not install any security alarms or systems without prior written consent from Landlord, which consent will not be withheld unreasonably by Landlord. Tenant shall supply Landlord keys, devices, or instructions, as the case may be, for deactivating
said security alarms or systems. Tenant shall be responsible for all costs for said security alarms or systems and said alarms or systems shall become part of the real estate at the election of Landlord. 

5.1.14 Hazardous Material. 

(a) In connection with Tenant’s use of the Premises, Tenant shall only use Hazardous Materials of the kind and in amounts and in the
manner customarily found and used in premises used for the Permitted Uses and to maintain and operate the equipment and machines located in the Premises. Without limiting the foregoing, Tenant shall be permitted to use, handle and store Hazardous
Materials of the types listed on Schedule 5.1.14 hereof, attached hereto and made a part hereof, in amounts commercially reasonable for Tenant’s Permitted Use. Subject to Landlord’s prior written approval, not to be unreasonably withheld,
Schedule 5.1.14 may be updated by Tenant from time to time during the Term. Tenant shall not use, store, handle, treat, transport, release, or dispose of any other Hazardous Materials (other than as listed on Schedule 5.1.14, as the same may be
updated from time to time as provided in the preceding sentence) on or about the Premises or the Building or Land without Landlord’s prior written consent, which Landlord may withhold or condition in Landlord’s sole discretion. Any
handling, treatment, 

  
 16 

 
transportation, storage, disposal, or use of Hazardous Materials by Tenant in or about the Premises, the Building, or the Land, shall comply with Landlord’s procedures and all applicable
Legal Requirements. Tenant shall, within ten Business Days of Landlord’s written request therefore, disclose in writing all Hazardous Materials that are being used by Tenant in the Premises, the nature of such use, and the manner of storage and
disposal. Tenant has a duty at its cost to correct any practice and remediate any condition occurring in the Premises after the Lease Commencement Date that is in violation of Environmental Laws, except where caused by negligence or willful
misconduct of Landlord, its employees, agents, contractors or invitees. 
 (b) Tenant shall indemnify, defend with counsel reasonably
acceptable to Landlord, and hold Landlord harmless from and against, any liabilities, losses, claims, damages, interest, penalties, fines, reasonable attorney’s fees, investigation and remediation costs, and other costs that result from the
use, storage, handling, treatment, transportation, release, threat of release or disposal of Hazardous Materials in or about the Premises, the Building, or the Land in violation of the Environmental Law by Tenant or Tenant’s agents, employees,
contractors, or invitees, except to the extent caused by any act or omission of Landlord, its agents, employees, contractors, or invitees and the provisions of this sentence shall survive the expiration or earlier termination of this Lease for the
longest period permitted by law. 
 (c) Tenant shall immediately notify Landlord whenever Tenant discovers that there has been a release,
threat of release, or spill of Hazardous Materials in or about the Premises, the Building, or the Land or the occurrence of a violation of Environmental Laws. Tenant shall give notice to Landlord as soon as reasonably practicable of any
communication received by Tenant from any Governmental Authority concerning Hazardous Materials that relates to the Premises, the Building, or the Land. 

(d) Without imposing any duty on Landlord, Landlord reserves the right to inspect (and cause its representatives and consultants to inspect)
from time to time the Premises to determine the existence of any release or threat of release of Hazardous Material in or about the Premises, the Building, or the Land and Tenant’s compliance with Environmental Laws. Tenant will cooperate with
Landlord (and Landlord’s representatives and consultants) in connection with the inspection, and will pay for the cost of the inspection if the inspection reveals any (i) reportable spills, releases, or threats of release as a result of
Tenant’s use and occupancy of the Premises or otherwise caused by Tenant or its agents, employees, contractors, or invitees or (ii) violations of an Environmental Law (whether or not required to be reported by an Environmental Law)
occurring as a result of Tenant’s use and occupancy of the Premises or otherwise occurring within the Premises or otherwise caused by Tenant or its agents, employees, contractors, or invitees, that were not previously disclosed by Tenant to
Landlord. 
 5.1.15 Glass. Damage by casualty excepted, Tenant shall keep all glass of the Premises, if any, including that in
windows, doors, and skylights, whole and in good condition, and shall replace promptly any glass that may be damaged or broken with glass of equal or better quality. 

  
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 5.1.16 No Interference. Tenant shall not permit employment of any contractor, worker, or
tradesperson in the Premises, if such employment will likely interfere, or cause any conflict, with other contractors, workers, or tradespersons engaged in work in the Building or on the Land, and upon the request of Landlord, Tenant shall cause all
such contractors, workers, and tradespersons to leave the Building and Land immediately. Tenant shall submit a list of its proposed contractors and tradespersons to Landlord for Landlord’s prior approval, which approval shall not be
unreasonably withheld, conditioned or delayed. 
 5.1.17 Energy Conservation. Tenant shall comply with, such reasonable policies,
programs, and measures that are instituted by Landlord, as may be necessary, required, or expedient for the conservation or preservation of energy or energy services, or as may be necessary or required to comply with applicable Legal Requirements.

 ARTICLE 6.0 TENANT’S DEFAULT. 

Section 6.1 Event of Default; Termination. The occurrence of any of the following shall constitute an “Event of Default”
under this Lease: 
  

	 	(a)	Tenant fails to pay to Landlord, within five (5) Business Days after receipt of Landlord’s notice thereof, any payment of Rent or any other payment required by this Lease to be paid to Landlord, provided
however, that Landlord shall not be required to give more than two (2) of such notices in any twelve month period, and thereafter, during such twelve month period, any such Breach shall be an Event of Default without the giving of any such
notice. 

  

	 	(b)	Tenant fails to maintain the insurance that this Lease requires Tenant to maintain; or uses the Premises for uses other than the Permitted Uses. 

 

	 	(c)	This Lease or the estate hereby granted or the unexpired balance of the Lease Term is by operation of law or otherwise, transferred to, devolves upon, or passes to any person other than Tenant except as is expressly
permitted by provisions of Section 9.13. 

  

	 	(d)	There occurs an Event of Default as expressly specified in other Articles of this Lease, provided however, that the cure period set forth in subsection (f) below (or such shorter period as is set forth in the
respective Articles of this Lease) shall apply in each case before an Event of Default is deemed to have occurred. 

  

	 	(e)	A petition or proceeding is filed against Tenant by others or is filed by Tenant, or an order for relief is entered with respect to Tenant, under any provision of the Bankruptcy Code or an assignment is made of
Tenant’s property for the benefit of creditors or if a receiver, guardian, conservator, or similar officer is appointed to take charge of all or any part of Tenant’s property by a court of competent jurisdiction; unless, except with
respect to any such petition or proceeding filed, or order for relief sought, by Tenant, such petition or proceeding or action is dismissed within sixty (60) days after commencement of any such petition, proceeding or action. 

 

	 	(f)	Any other Breach of this Lease, if such Breach occurs and continue for thirty (30) days after notice of such Breach is given to Tenant, or such longer period (not to exceed one hundred eighty (180) days) as is
reasonably required for cure so long as Tenant commences such cure within thirty (30) days and thereafter diligently prosecutes the correction to completion. 

  
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 6.1.1 Notice of Termination. If an Event of Default occurs, Landlord may immediately or at
any time thereafter terminate this Lease by notice of termination (or notice to quit) to Tenant, without prejudice to any remedies (whether set forth in this Lease or provided for by law or equity) that might otherwise be used for arrearage of rent,
for nonpayment of amounts required to be paid by Tenant to Landlord under this Lease, or for preceding breaches of covenant, and upon the giving of such notice of termination (or notice to quit), this Lease shall terminate. 

Section 6.2 Tenant’s Duties After Termination. Tenant shall, in case of a termination of this Lease, pay and perform all of the duties
described in (a), (b), and (c) below, and Landlord has the right to elect to receive from Tenant either the Fixed Damages, or alternatively, the Incurred Loss; but if Landlord elects to receive the Incurred Loss payments, Landlord has the right
at any time thereafter during the Lease Term to elect to receive instead Fixed Damages with respect to the remainder of the Lease Term, and in any event Landlord may elect that Tenant quit the Premises. Landlord shall give Tenant notice of
Landlord’s election within one year after the termination of this Lease. As used in this Section 6.2, “the Lease Term” or “the remainder of the Lease Term” shall mean that period of time commencing on the effective date
of the termination of this Lease and ending on what would have been the Lease Expiration Date (as such date was extended by any valid exercise by Tenant of any extension option in this Lease) had this Lease not been so terminated. 

(a) Fixed Damages. If Landlord by notice to Tenant so elects, Tenant shall forthwith pay to Landlord as damages (“Fixed
Damages”) a sum equal to the amount (calculated on a present value basis using the Prime Rate as the discount rate) by which the Basic Rent and other payments called for in this Lease for the remainder of the Lease Term exceed the fair
rental value of the Premises for the remainder of the Lease Term. 
 (b) Incurred Loss. If Landlord by notice to Tenant so elects,
Tenant shall continue to pay Landlord on the Rent Payment Day an amount (the “Incurred Loss”) equal to (i) the Rent and other payments required to be paid under this Lease less (ii) the sum of any rent collected from
Landlord’s reletting less the Reletting Expenses. The “Reletting Expenses” shall include reasonable attorney’s fees, brokerage fees, and the cost of putting the Premises into good order and preparing the Premises
for rental. Tenant shall indemnify Landlord during the remainder of the Lease Term against all Incurred Loss suffered and expenses, however caused, incurred by Landlord by reason of the termination of this Lease. The Incurred Loss occurring during
each calendar month during the remainder of the Lease Term shall be due from Tenant to Landlord on the next Rent Payment Day. 

  
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 (c) Surrender of Premises. If Landlord gives notice to Tenant electing that Tenant quit
the Premises, then Tenant shall quit and peacefully surrender the Premises to Landlord and remove Tenant’s goods and effects and yield up the Premises in accordance with Section 9.24.1 within ten Business Days after the effective date of
the termination of this Lease, and if Tenant fails to do so, Landlord may upon or at any time after any such termination, without further notice and without prejudice to any other rights and remedies that Landlord may have at law or in equity,
(1) enter the Premises and possess itself thereof, by summary proceedings or otherwise, (2) dispossess Tenant and remove Tenant and all other persons and property from the Premises, and (3) have, hold, and enjoy (i) the Premises
and (ii) the right to receive all rental income of and from the same; but, notwithstanding the foregoing (1), (2), and (3), Tenant shall remain liable to Landlord as provided in this Lease. 

6.2.1 Evidence of Value. If the Premises or any part thereof are relet by Landlord prior to presentation of proof of liquidated damages
to the applicable court or tribunal, the amount of rent reserved upon such reletting may be asserted by Landlord as prima facie evidence of the fair rental value for the part or the whole of the Premises so relet during the term of the reletting.

 Section 6.3 Landlord’s Right to Relet From time to time after any termination of this Lease or Landlord’s re-entry pursuant to this
Article 6.0 of the Lease, Landlord may relet the Premises or any part thereof, in the name of Landlord or otherwise, for such lease term(s) and on such conditions (which may include concessions or free rent) as Landlord may in its sole discretion
elect, and Landlord may collect and receive the rents therefor. Landlord will not be liable for any failure to relet the Premises or any part thereof, or for any failure to collect any rent due upon any such reletting. 

Section 6.4 Landlord’s Other Remedies Nothing herein contained shall limit or prejudice the right of Landlord to prove and obtain as damages
by reason of such termination, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, such damages are to be proved, whether or not such amount be greater, equal to,
or less than the amount of the difference referred to above. 
 Section 6.5 Right to Equitable Relief Landlord is entitled to enjoin a Breach
and has the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise as though re-entry, summary proceedings, and other remedies were not provided for in this Lease. 

Section 6.6 Landlord’s Right To Cure Tenant’s Breach. If a Breach occurs, Landlord shall have the right, but not the duty, to enter upon the
Premises, if necessary, and to cure such Breach, provided that Tenant is given an opportunity to cure such Breach as set forth in this Lease. In performing such cure, Landlord may make any payment of money or perform any other act. Landlord may, in
the event of danger to person or property, the threat of cancellation of insurance, or other emergency, exercise its right of self-help under this Section with only such notice of the Breach, oral or written, as is practicable in the circumstances,
notwithstanding a requirement, if any, for notice of a Breach or default in any other context. The aggregate of (i) all sums so paid by Landlord (including reasonable attorney’s fees), (ii) interest (at the Involuntary Rate) on such sum,

  
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and (iii) all necessary incidental costs (including reasonable attorney’s fees) in connection with the performance of any such act by Landlord, shall be deemed to be Additional Rent.
Landlord may exercise the foregoing rights without waiving any other of its rights or releasing Tenant from any of Tenant’s duties under this Lease. 

Section 6.7 Enforcement Costs. Tenant shall pay as Additional Rent Landlord’s costs (including reasonable attorney’s fees) incurred in
enforcing or demanding enforcement of any of Tenant’s duties hereunder. In the event either party initiates legal proceedings against the other, the prevailing party shall be entitled to recover reasonable legal fees and court costs in
connection with such proceeding. 
 ARTICLE 7.0 LANDLORD’S DEFAULT. 

Section 7.1 Landlord’s Default. Landlord shall be deemed to be in default under this Lease if Tenant has given written notice (or verbal
notice, in case of emergency, followed by written notice as soon as is practicable under the circumstances) to Landlord (and, if requested by Landlord, to Landlord’s mortgagee if the mortgagee has notified Tenant in writing of its interest and
the address to which such notices are to be sent) of any such default by Landlord and Landlord has failed to cure such default within thirty (30) days (or with reasonable promptness, in case of emergency) after Landlord received notice thereof.
Provided, however, that if the nature of Landlord’s default in a non-emergency situation is such that more than thirty (30) days are reasonably required for a cure, then Landlord shall not be deemed to be in default if Landlord commences
such cure within the original thirty (30) day period and thereafter diligently prosecutes the cure to completion. Tenant shall be entitled to a fair and reasonable abatement of Rent during the time and to the extent that the Premises are
untenantable as a result of Landlord’s failure to perform any condition or covenant required under the Lease to be performed by Landlord. The failure of Tenant to pursue any remedy shall not be deemed as a waiver by reason of any subsequent
breach or breaches by the Landlord. The exercise of any remedy by Tenant shall not be deemed an election of remedies or preclude Tenant from exercising any other remedies in the future. 

ARTICLE 8.0 SECURITY. 

Section 8.1 Security Deposit; Amount, Form. Simultaneously with the execution of this Lease, Tenant shall deliver to and deposit with Landlord a
security deposit (“Security Deposit”) in the amount indicated below. 
 Security Deposit: $5,800.00 

Landlord shall keep the Security Deposit throughout the Lease Term and for sixty days after (i) the Lease Expiration Date of the Lease Term or
(ii) the earlier termination of the Lease Term, except that if such earlier termination is based on an Event of Default, Landlord shall retain (or use, as 

  
 21 

 
applicable) the Security Deposit until sixty days after the date when the Lease Term would have expired had it not been earlier terminated. Landlord has no duty to keep segregated the Security
Deposit and no duty to pay interest on it. 
 Section 8.2 Use of Security Deposit Upon a Breach or Event of Default If, and as soon as, there
shall exist a Breach under this Lease beyond the applicable notice and cure periods, Landlord may draw upon the Security Deposit at any time and from time to time in such amount or amounts as may be necessary to cure the Breach or to reimburse
Landlord for any sum(s) that Landlord may have spent to cure the Breach(es), and if Landlord has terminated this Lease for an Event of Default, then Landlord may also draw upon the Security Deposit in such amount (or all) as may be necessary to
obtain any amounts from time to time owed to Landlord by Tenant after termination under Article 6.0 or otherwise. In the case of each such drawing (except a drawing occurring after termination or expiration of this Lease), Tenant shall, on demand,
cause the Security Deposit to be reinstated to the full amount specified in Section 1.1. If no Breach exists and continuing beyond the applicable cure periods at the end of this Lease, then the Security Deposit, or any balance thereof, shall be
returned to Tenant within thirty days after this Lease ends, but not otherwise. If a Breach exists at the end of this Lease, then Landlord shall have the right to draw upon the Security Deposit in the amount as Landlord determines to be necessary to
cure such Breach or to compensate Landlord for the occurrence thereof, and the balance (if any) shall be returned to Tenant. If an Event of Default exists at the end of this Lease, then Landlord shall have the right to draw on all of the Security
Deposit and hold it to be applied from time to time against Fixed Damages and Incurred Losses (as described in Section 6.2). 

ARTICLE 9.0 GENERAL MATTERS. 

Section 9.1 Broker. Tenant and Landlord warrant and represent to each other that they have not dealt with any broker, finder, or similar person
other than the Broker, if any, named in Article 1.0, in connection with this transaction or in connection with this Lease. Tenant and Landlord will defend, indemnify, and hold each other harmless against all loss and costs incurred by the other
party as a result of the failure of this warranty and representation. 
 Section 9.2 Notices. Unless otherwise specified herein, any notice or
demand to be given hereunder shall be in writing and signed by the party or the party’s attorney and shall be deemed to have been given 
  

	 	(a)	when delivered, if delivered by hand; 

  

	 	(b)	two Business Days after the date mailed, if mailed by registered or certified mail, all charges prepaid; or 

  

	 	(c)	when delivered or first tendered for delivery (whichever is earlier), if sent for delivery by a nationally recognized courier such as FedEx or UPS, 

  
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 in either event, addressed as follows: 

if to Landlord, at Landlord’s address as follows: 

Harvard Real Estate – Allston, Inc. 

c/o Harvard Real Estate Services 

1350 Massachusetts Avenue 

Holyoke Center, Suite 800 

Cambridge, Massachusetts 02138-3826 
 with a copy
to Landlord’s attorney: 
 Office of the General Counsel 

Harvard University 
 1350
Massachusetts Avenue 
 Holyoke Center, Suite 980 

Cambridge, Massachusetts 02138-3834 
 or if to
Tenant, at Tenant’s Mailing Address set forth in Article 1.0. By such notice, either party or such party’s attorney may specify a new address, which thereafter shall be used for subsequent notices. Any mailed notice by certified or
registered mail shall be deemed mailed on the date of postmark of the mailing of the same. 
 Section 9.3 Condition of Premises, No
Representations. EXCEPT AS SPECIFICALLY PROVIDED HEREIN, TENANT IS TAKING THE PREMISES “AS IS,” AND LANDLORD DISCLAIMS ANY WARRANTY OF SUITABILITY OF THE PREMISES FOR USE BY TENANT. Landlord makes no representation or warranty, express
or implied, as to the condition of the Premises, the fitness of the Premises for any particular use, the exact floor area of the Premises (whether in rentable square feet, usable square feet, or some other measure), whether or not the Permitted Uses
require any governmental permits or approvals or comply with Legal Requirements, or the likelihood or ability of Tenant to obtain any required permits or approvals. 

Section 9.4 Harvard Name. Unless Landlord gives its prior written consent in each instance, Tenant shall not (i) use the word
“Harvard” (whether alone or in combination with other words, except that the combination “Harvard Square” is permitted), (ii) display or otherwise use the name, emblem, or logo (or any similar name, emblem, or logo) of any
school, department, or other component, constituent, or affiliate of Landlord (collectively, “Harvard Name”), (iii) otherwise refer to Landlord or any school, department, or other component or affiliate of Landlord, whether in or on
any sign, advertisement (including any newspaper, television, or radio advertisement), commercial announcement, circular, flier, or other publication, or (iv) stock in or sell from the Premises merchandise bearing the Harvard Name. Landlord
will have the right to enforce the foregoing provision in judicial proceedings by a decree of specific performance and appropriate injunctive relief as may be applied for and granted in connection with such enforcement. 

  
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 Section 9.5 Casualty and Eminent Domain. 

9.5.1 Casualty, Partial Taking During the Lease Term, if all or any portion of the Building, the Land, or the Premises are either
(i) damaged by fire or other cause (“Casualty Event”) or (ii) taken or condemned in any eminent domain, condemnation, compulsory acquisition, or like proceeding by any Governmental Authority or conveyed under the
threat thereof, for any public or quasi public use or purpose (“Taking”), then this Lease shall terminate sixty days after such Casualty Event or on the effective date of the Taking (“Taking Event”),
unless Landlord gives Tenant notice before such date that this Lease is not terminated because in Landlord’s reasonable opinion, 
  

	 	(a)	in the case of a Casualty Event, less than twenty-five percent of the Premises and less than twenty-five percent of the Land and the Building are damaged by the Casualty Event, and the Building has not been damaged by
fire or other cause to the extent that substantial alteration or reconstruction of the Building shall be required (whether or not the Premises shall have been damaged); and the access to, and occupancy of the Premises has not been affected such that
Tenant may resume its operations at the Premises without material interference or interruption, or 

  

	 	(b)	in the case of a Taking, the Taking does not prevent convenient access to and use of the Premises and the Building. 

Whether or not Landlord elects to terminate this Lease, Landlord shall be entitled to receive directly from the insurer (or the Taking authority) all
insurance proceeds (or Taking proceeds) resulting from or related to the Casualty Event (or the Taking), except for those expressly allocated to Tenant by the Taking authority. In the event the Lease is not terminated as set forth above, the Rent
shall be proportionately abated with respect to that portion of the Premises so taken. 
 9.5.2 Total Taking. If the entire Premises
are ever the subject of a Taking, this Lease shall terminate and the effective date of termination shall be the earlier to occur of (i) the date when physical possession of the Premises is taken by the Taking authority or (ii) the date
that in Landlord’s opinion, Tenant’s use and occupancy of the Premises is legally prohibited by final action of the Taking authority. 

9.5.3 Restoration, Tenant’s Right to Terminate. If this Lease is not terminated under Section 9.5.1 or Section 9.5.2, Landlord
shall use due diligence to restore the Premises using the proceeds of insurance covering the Premises (or, in case of partial Taking, what may remain of the Premises using compensation awarded to Landlord by the Taking authority), excluding Tenant
FETI, to proper condition for use and occupation; provided, however, that if Landlord has not restored the Premises within nine (9) months from the Casualty Event or Taking Event, Tenant shall have the right to terminate this Lease by notice given
to Landlord after the expiration of such nine (9) month period, which termination shall be effective thirty days after Tenant gives its notice of termination unless Landlord substantially completes the work before the end of such thirty-day period,
in which case Tenant’s notice of termination shall be void. From and after the Casualty Event or Taking Event, and during such restoration, a just proportion of the Rent as determined by 

  
 24 

 
Landlord (considering the nature and extent of the damage or Taking), shall be abated. In the event of a Taking, if less than all of the Premises are restored, a just proportion of the Rent,
similarly determined by Landlord, shall be abated for the remainder of the Lease Term. Landlord shall not be liable for any inconvenience or annoyance to Tenant or effects on the business of Tenant resulting in any way from such Casualty Event or
Taking or the repair or restoration thereof. Landlord’s duties hereunder to restore shall be subject to (i) Landlord’s ability to obtain Authorizations, (ii) Landlord’s ability to obtain materials or to install the same, and
(iii) strikes, labor difficulties, shortages of labor, or any cause beyond Landlord’s reasonable control. Landlord will not be required to spend an amount to restore the portion of the Premises affected by the casualty or Taking in excess
of the amount (after deducting the costs of collection (including reasonable attorney’s fees)) of the insurance proceeds and Taking proceeds received by Landlord and allocable thereto, and if, within thirty days after Landlord receives the
proceeds, Landlord determines that such proceeds will be insufficient, Landlord may terminate this Lease by giving thirty days notice of such termination to Tenant. 

9.5.4 Landlord’s Right to Damages. Landlord reserves, and Tenant hereby releases and grants to Landlord, all rights to damages
arising from any Taking except for damages expressly allocated by the Taking authority to Tenant. Tenant reserves its right to seek a separate award from the Taking authority for Tenant’s loss and relocation expenses, if there should be any.

 Section 9.6 Indemnification. 

(a) To the fullest extent permitted by law, Tenant shall defend (at its own cost and with counsel reasonably approved by Landlord), save
harmless, and indemnify Landlord (its members, mortgagees, ground lessors, agents, officers, directors, members, employees, and members of its governing boards: 

(i) from and against all liability and claims of whatever nature 

(1) arising from or related to the omission, fault, act, negligence, misconduct, or default (whether under this Lease or otherwise) of Tenant
or of any subtenant, concessionaire, employee, agent, contractor, licensee, or visitor of Tenant; or 
 (2) arising from any accident,
injury, or damage whatsoever resulting to any person or property while on or about the Premises (except to the extent arising from any omission, fault, negligence, or other misconduct of Landlord, its agents, officers, directors, members, employees
or contractors); or 
 (3) arising from any violation by Tenant or any subtenant, concessionaire, employee, agent, contractor, licensee, or
visitor of Tenant, of Legal Requirements including any law, regulation, or ordinance concerning trash, hazardous materials, or other pollutant 

  
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occurring on or after the date that possession of the Premises is delivered to Tenant, or arising from any accident, injury or damage occurring outside of the Premises but in the Building or on
the Land, where such accident, damage, or injury results or is claimed to have resulted from an act or omission on the part of Tenant or Tenant’s employees, agents, contractors, licensees, or visitors, and 

(ii) from and against any liability, actions, proceedings, and judgments arising in connection with the matters described in (i) above,
including costs (including reasonable attorney’s fees) related thereto, and including any claim of an employee of Tenant (including the subrogated claim) who is covered (or who should have been covered) in whole or in part by worker’s
compensation, arising in connection with the matters described in (i) above. 
 (b) The covenants and agreements set forth in this
Section 9.6 shall continue in full force and effect for the longest period of time permitted by law, notwithstanding the expiration or termination of this Lease. 

Section 9.7 Insurance. 
 9.7.1
Types. Tenant shall maintain at all times during the Lease Term, with respect to the Premises and Tenant’s property therein, a fully-paid commercial general liability insurance policy written on an occurrence basis, with a so-called
“broadening endorsement” (or in the so-called “broad form”) insuring contractual liability, bodily injury (including death), personal injury, products liability (and, if applicable, garage keepers liability, inn keepers
liability, liquor liability, fire legal liability, and, if there is an elevator in the Building, elevator liability), with an endorsement deleting the “care, custody, and control” exclusion and with a combined single limit equal to the
Minimum Liability Insurance Coverage (with an annual aggregate limit greater than three times the Minimum Liability Insurance Coverage) with respect to bodily injury, personal injury, and property damage. 

9.7.1.1 Multiple Locations. If Tenant conducts business at locations other than the Premises, the insurance policy shall contain an
endorsement that the aggregate limit in the policy shall apply to the Premises without regard to Tenant’s other locations. 
 9.7.2
General Description. Each such policy (and any so-called “umbrella policy” carried by Tenant) shall name Landlord (and at Landlord’s request, Landlord’s third-party managing agent, mortgagee, and ground lessor, as their
respective interests may appear) as an additional insured(s) and shall be issued by companies licensed to offer insurance in Massachusetts having current A.M. Best and Company ratings of A or better and financial size rating of class IX or higher,
have deductibles satisfactory to Landlord, and be otherwise reasonably satisfactory to Landlord, and with respect to Landlord shall be non-cancelable and not subject to modification without thirty days’ prior notice to Landlord by registered or
certified mail return receipt requested at the same address as herein provided for notices from Tenant to Landlord. Notwithstanding the foregoing, Landlord hereby acknowledges that as of the date hereof, Federal Insurance Company and Affiliated Fire
and 

  
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Marine Insurance Company meet the above requirements. All insurance policies carried by Tenant covering the Premises shall include an endorsement expressly waiving any right on the part of the
insurer against Landlord by subrogation or otherwise. Tenant shall deliver to Landlord, before the Lease Commencement Date and before the commencement of each Lease Year but in any event at least thirty days before the expiration date of any
existing policy (and before each renewal thereof), a certificate of insurance for each policy describing the insurance that will be in effect for such Lease Year, and if Tenant fails to do so, Landlord, without thereby waiving or limiting any other
right or remedy that Landlord may have, shall have the right but not the duty to obtain insurance for Tenant and the cost of obtaining such insurance and the premiums therefor shall be deemed Additional Rent. The minimum limits of such insurance
policies shall be increased as Landlord may reasonably request from time to time. Upon Landlord’s request, Tenant shall require Tenant’s insurance company to explain to Landlord in writing the nature and extent of the coverage and the
exclusions, if any, provided by such policy or policies. 
 9.7.3 Failure to Obtain Insurance; Non-liability. Landlord shall not be
liable to Tenant for any claims that would have been covered if Tenant obtained the insurance required under this Lease, regardless of whether such claim or damage is caused wholly or partially by Landlord or its agents, employees, tenants,
subtenants, licensees, or assignees. Except to the extent arising from any omission, fault, negligence, or other misconduct of Landlord or its agents, employees, tenants or contractors, neither Landlord nor any of its affiliated or subsidiary
corporations, nor their respective agents, officers, members of governing boards, or employees shall be liable to Tenant or Tenant’s agents, officers, directors, shareholders, partners, members, managers, principals, invitees, contractors,
licensees, trespassers, or persons occupying or using the Premises, or persons claiming by or through any of same, for injury, loss, or damage to person or property (including Tenant’s tenant improvements, betterments, fixtures, equipment,
appliances, personal property, and the like), resulting from any accident or occurrence in or upon the Premises, the Land, or the Building, including those resulting from: (1) any equipment or appurtenances becoming out of repair;
(2) injury done or occasioned by wind; (3) any defect in or failure of plumbing, heating, or air conditioning equipment, electric wiring or insulation thereof, gas, water, and steam pipes, stairs, railings, or walks; (4) broken glass;
(5) any interruption of utility service(s); (6) the bursting, stopping, backing up, leaking, or running of any water, gas, sprinkler, steam, or sewer pipe, in, upon, or about the Building or the Premises; (7) the escape of steam or
hot water; (8) water, snow, or ice being upon or coming through the roof, skylight, trapdoor, stairs, doorways, show windows, walks, or any other place upon or near the Building or the Premises or otherwise; (9) the falling of any fixture,
plaster, tile, or stucco; and (10) any act, omission, or negligence of co-tenants, licensees, or of any other persons or occupants of the Building or of adjacent or contiguous buildings or of owners, lessees, or occupants of adjacent or
contiguous property, or of persons on or about the Premises; and Tenant hereby releases Landlord from such liability. None of the above items (1) through (10) are duties of Landlord. If any property of Tenant is entrusted to Landlord or
Landlord’s agent, such person shall be deemed to be acting as Tenant’s agent. 
 9.7.4 Additional Policy Requirements. All
insurance policies procured by Tenant under this Section 9.7 shall contain an endorsement that each landlord, superior owner, and superior mortgagee, although named as an additional insured, nevertheless shall be entitled to recover under

  
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said policies for any loss or damage to it occasioned by its agents, employees, contractors, directors, shareholders, partners, members, managers and principals (disclosed and undisclosed) by
reason of the negligence of Landlord or Tenant, or their respective servants, agents, employees and contractors. 
 9.7.5 Landlord’s
Insurance. Landlord agrees to maintain in full force and effect throughout the Lease Term (a) commercial general liability coverage with respect to the Land and the Building, and the conduct and operation of its business therein, with
combined base and umbrella coverage limits of not less than One Million Dollars ($1,000,000.00) for bodily injury or death and property damage in any one occurrence and not less than Two Million Dollars ($2,000,000.00) in the aggregate; and
(b) commercial property insurance with a special form endorsement providing coverage on a full replacement cost basis with respect to Structural Components, but excluding Tenant FETI, Tenant’s Work and any alterations made by Tenant.
Landlord will not carry any insurance whatsoever on Tenant FETI, or Tenant’s Work and shall not be obligated to repair any damage thereto or to replace the same. Landlord shall have the right to provide any insurance required to be maintained
hereunder by it under blanket policies or under a commercially reasonable program of self-insurance. All insurance policies carried by Landlord covering the Building shall include an endorsement expressly waiving any right on the part of the insurer
against Tenant by subrogation or otherwise; provided, however, in the event any such damage to the Building covered by such policies of insurance carried by Landlord is due to the negligence, recklessness or willful misconduct of Tenant, Tenant
shall pay to Landlord, as Additional Rent, the amount of any reasonable deductible payable by Landlord under such policy. 
 9.7.6
Personalty. Tenant is solely responsible to obtain insurance insuring Tenant’s personal property, and failure to do so or failure of such insurance policy to cover the claim shall be deemed a waiver of any claim against Landlord,
superior owner, or mortgagee, for any damage or loss to such Tenant’s property, except to the extent arising from any omission, fault, negligence, or other misconduct of Landlord. 

Section 9.8 Interruption in Services and Utilities, Selection of Power Providers. 

9.8.1. To the extent not expressly prohibited by law, Landlord shall not be liable to Tenant or Tenant’s employees, contractors, agents,
invitees or customers, for any injury to person or damage to property sustained by Tenant or any such party or any other person claiming through Tenant resulting from any accident or occurrence in the Premises or any other portion of the Building
caused by the Premises or any other portion of the Building becoming out of repair or by defect in or failure of equipment, pipes, or wiring, or by broken glass, or by the backing up of drains, or by gas, water, steam, electricity, or oil leaking,
escaping or flowing into the Premises (except where due to Landlord’s grossly negligent or willful failure to make repairs required to be made pursuant to other provisions of this Lease, after the expiration of a reasonable time after written
notice to Landlord of the need for such repairs), nor shall Landlord be liable to Tenant for any loss or damage that may be occasioned by or through the acts or omissions of other tenants of the Building or of any other persons whomsoever,
including, but not limited to riot, strike, insurrection, war, court order, requisition, order 

  
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 of any governmental body or authority, acts of God, fire or theft. Notwithstanding the foregoing or any other
provision of this Lease to the contrary, if the Premises or any material portion thereof shall become untenantable by reason of (i) an interruption in utility service to the Premises resulting from the willful or negligent act or omission of
Landlord, its agents, contractors or employees; (ii) the failure of Landlord to provide any service to the Premises required to be provided by Landlord under this Lease (other than failures to provide utility services to the Building by the
respective service providers); or (iii) the performance of any work in the Premises or the Building, except to the extent the necessity for same results from the negligence of Tenant, its agents, contractors, or employees or the failure of
Tenant to perform its obligations under this Lease, which untenantability, in any such case, continues for more than five (5) consecutive Business Days after Tenant notifies Landlord in writing thereof, then, as Tenant’s sole remedy
therefor, Basic Rent shall equitably abate in proportion to the portion of the Premises that is untenantable from the date of such notice to Landlord until Landlord corrects the condition causing such untenantability. Tenant shall have the right to
terminate this Lease if (a) any such interruption in the utilities or services continues for thirty (30) consecutive days and (b) the interruption was the result of the gross negligence or willful misconduct of Landlord or its agents,
contractors or employees. 
 9.8.2 Landlord has no duty to allow any particular telecommunication service provider to have access to the
Building or to the Premises, and if Landlord, in its reasonable discretion permits such access, Landlord may condition such access upon the payment to Landlord by the service provider of one-time or recurring fees assessed by Landlord in such
amounts as Landlord may reasonably determine, and, in addition, the service provider shall reimburse Landlord for any costs incurred by Landlord in connection with allowing such access. 

Section 9.9 No Jury Trial. To the extent permitted by law, the parties hereto waive a trial by jury on any or all issues arising in any action or
proceeding between them or their successors under or connected with this Lease or any of its provisions, any negotiations in connection therewith. 

Section 9.10 Sale of Premises Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations
hereunder and in the Building and Land, and in such event and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to such successor in interest of Landlord for the performance of
such obligations. 
 Section 9.11 Effect of Unavoidable Delays; Force Majeure If either party to this Lease, as the result of any
(i) strikes, lockouts, or labor disputes; (ii) inability to obtain labor or materials, or reasonable substitutes therefor; (iii) acts of God, governmental action, condemnation, civil commotion, fire, or other casualty,
(iv) trouble in obtaining fuel, electricity, water, sewer, or telecommunication services or supplies from sources from which they are usually obtained for the Building; (v) acts of terrorism, or (vi) other conditions similar to those
enumerated in this Section beyond the reasonable control of the party who has the duty to perform (collectively, “Force Majeure”), fails to perform punctually any duty on its part to be performed under this Lease, then such
delay shall be excused and not be a breach of this Lease by the party in question, but only to the extent occasioned by such event; provided, however, that the party experiencing such Force 

  
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 Majeure event or condition (a) notifies the other party promptly after becoming aware of such event or
condition (including in such notice an estimate of the duration of such delay), and (b) continues to make diligent efforts to minimize the delay in performance caused by such Force Majeure event or condition. If any right or option of either
party to take any action under or with respect to this Lease is conditioned upon the same being exercised within any prescribed period of time or at or before a named date then such prescribed period of time and such named date shall be deemed to be
extended or delayed, as the case may be, for a period equal to the period of the delay occasioned by any event described above. The provisions of this Section shall not be applicable to Tenant’s duty to pay Rent, or Tenant’s duties to pay
any other sums, monies, costs, charges, or expenses required to be paid by Tenant under this Lease. 
 Section 9.12 Intentionally Omitted 

Section 9.13 Assignment or Subletting As used in this Lease “Subletting” includes transactions creating or
resulting in one or more subleases, tenancies-at-will, licenses, concessions, or other occupancy arrangements, and the term “Subtenant” refers to the person who holds a portion of the Premises pursuant to the Subletting.
Tenant shall not engage in, or permit the assignment, transfer, mortgage, alienation, or pledge (collectively “Assignment”) of this Lease or any interest therein, nor engage in or permit any Subletting of all or any part of
the Premises, nor suffer any of the foregoing to occur without the prior written consent of Landlord, such consent not to be unreasonably withheld, conditioned or delayed. Without limitation, it is agreed that Landlord’s consent shall not be
considered unreasonably withheld or conditioned if: (1) the proposed transferee’s financial condition is not adequate for the obligations such transferee is assuming in connection with the proposed Assignment, provided, however, Landlord
shall not be permitted to withhold its consent to such Assignment or Subletting based solely on such transferee’s financial condition, but Landlord may require that the Security Deposit be increased to an amount equal to three
(3) month’s Basic Rent; (2) the transferee’s business or reputation is not suitable for the Building considering the business and reputation of Landlord and the other tenants and the Building’s prestige, or would result in a
violation of another tenant’s rights under its lease at the Building; (3) the transferee is a governmental agency; (4) an Event of Default by Tenant occurred under this Lease; or (5) any portion of the Building or the Premises
would likely become subject to additional or different laws or permitting requirements as a consequence of the proposed Assignment. 
 The foregoing
prohibition against Assignment and Subletting shall include voluntary and involuntary Assignment and Subletting, and Assignment and Subletting by operation of law, including corporate mergers or consolidations, the entering into of any management
agreement or any agreement in the nature thereof transferring control or any substantial percentage of the profits and losses from the business operations of Tenant in the Premises to a person or entity other than Tenant, or otherwise having
substantially the same effect. If Tenant is a corporation, partnership, or limited liability company, and if at any time during the Lease Term there shall occur either (i) the issuance of interests in Tenant (whether stock, partnership, or
membership interest, or otherwise) to any person or group of related persons, or entity or group of related entities, whether in a single 

  
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transaction or a series of related or unrelated transactions, in such quantities that after such issuance such person, entity, or group shall have control of Tenant, or (ii) a transfer of
more than 50% in interest, of Tenant (whether stock, partnership or membership interest, or otherwise) by any party or parties in interest whether in a single transaction or a series of related or unrelated transactions or by operation of law, the
same shall be deemed an Assignment of this Lease, except that the transfer of the outstanding capital stock of any corporate Tenant, by persons or parties (other than persons or parties owning 5% or more of the voting stock of such corporation)
through the “over-the-counter” market or any recognized national securities exchange, shall not be included in the calculation of such 50%. In the event an issuance or transfer referred to in clause (i) or (ii) of the second
sentence of this grammatical paragraph shall occur (except with respect to a Permitted Transfer), Tenant shall so notify Landlord and Landlord shall have the right, at its option, to terminate this Lease by notice to Tenant given within thirty days
thereafter or within ninety days after Landlord shall have received other notice thereof. Any attempted Assignment or Subletting in violation of any of the provisions of this Lease shall be void. No Assignment or Subletting shall in any way impair
the continuing primary liability of Tenant hereunder (which after any such Assignment or Subletting shall be joint and several with the persons claiming under the Assignment or Subletting). 

9.13.1 Notwithstanding the foregoing, Landlord’s consent shall not be required to an Assignment to any entity into or with which Tenant
is merged or that acquires substantially all of the equity interests in and to Tenant or substantially all of the assets of Tenant, provided that (i) as of the effective date of such Assignment such entity has a net worth at least equal to the
net worth of Tenant as of the date of this Lease (as evidenced by financial statements and other evidence as reasonably required by Landlord), and (ii) such entity enters into an agreement with Landlord, in form and substance reasonably
satisfactory to Landlord, whereby such entity assumes all of Tenant’s obligations under this Lease (a “Permitted Transfer”). 

9.13.2 Except in case of a Permitted Transfer, Landlord has no duty to entertain or consider any request by Tenant to consent to any proposed
Assignment of this Lease or Subletting of all or any part of the Premises unless each such request by Tenant is accompanied by a nonrefundable fee payable to Landlord in the amount of $500.00 to cover Landlord’s administrative and reasonable
attorney’s fees incurred in the processing of each such request by Tenant. In addition, such nonrefundable fee shall be payable to Landlord in connection with the processing of a Permitted Transfer. However, neither Tenant’s payment nor
Landlord’s acceptance of the foregoing fee shall be construed to impose any duty whatsoever upon Landlord to consent to Tenant’s request. 

9.13.3 If Landlord consents to a Subletting, Tenant shall deliver to Landlord true copies of all documents establishing the Subletting, and if
the Subletting requires the Subtenant to pay to, or on behalf of, Tenant payments (regardless of how characterized, excluding however, payments from or on behalf of the transferee for Tenant’s assets, fixtures, inventory, accounts, goodwill,
equipment, furniture, leasehold improvements (except with respect to the those tenant improvements, the cost of which has been paid by Landlord through the Tenant Improvement Allowance), and general intangibles) greater (calculated on a per square
foot basis) than the payments to be paid by Tenant to Landlord under this Lease (regardless of how such payments are 

  
 31 

 characterized), Landlord will be entitled to receive from Tenant each month as additional rent an amount equal to
half of such excess (the “Excess Sublease Payment”), determined after first deducting therefrom Tenant’s transaction costs (e.g., broker fees, legal fees and costs, demising costs, advertising, vacancy costs while marketing space, and
inducements and indemnity paid or promised to transferee). The Subletting and the Subtenant shall be subject to all of the provisions of this Lease (including the Rules and Regulations), and a Breach by the Subtenant shall be deemed a Breach by
Tenant. 
 Section 9.14 Amendment; No Oral Agreements. 

9.14.1 Neither this Lease nor any provision thereof may be changed, waived, discharged, or terminated orally, but only by an instrument
clearly designated an amendment (or termination, as the case may be), duly executed by the party against which the enforcement of the change, waiver, discharge, or termination is sought. 

9.14.2 This Lease merges and supersedes all prior agreements and understandings between the parties concerning the subject matter hereof, and
constitutes the final and complete agreement and understanding between the parties. There are no oral statements or oral agreements modifying or otherwise affecting the subject matter of this Lease. 

Section 9.15 No Waiver, No Exhaustion of Landlord’s Rights. No consent or waiver, express or implied, by Landlord, to or of any Breach by
Tenant, shall be construed as a consent to or waiver of any other Breach by Tenant of the same or any other duty. No consent or waiver by Landlord to any Breach by Tenant shall be effective unless it is in writing and signed by Landlord.
Landlord’s failure to enforce any of the Rules and Regulations against Tenant or any other tenant or occupant of the Building shall not be deemed a waiver of the Rules and Regulations or right to enforce same. Neither Landlord’s acceptance
of Tenant’s keys to the Premises nor any other act by Landlord or any agent or employee of Landlord shall be deemed an acceptance or a surrender of the Premises, except for a written agreement that is clearly designated an acceptance of
surrender of the Premises, duly executed by an authorized representative of Landlord. 
 Section 9.16 Estoppel Certificates. Tenant shall
without charge, from time to time, within fifteen days after a request by Landlord, execute and deliver to Landlord a so-called “estoppel certificate,” in form reasonably satisfactory to Landlord, as to the status of (i) this Lease,
(ii) Rent and other payments due hereunder, (iii) Landlord Failures known by Tenant, (iv) any claims or counterclaims, defenses, or offsets that Tenant may have, and (v) all other matters required by any mortgagee or prospective
mortgagee or prospective purchaser, and such matters as Landlord may reasonably request; and any such certificate may be relied upon by any mortgagee, assignee of any mortgagee, any prospective purchaser or mortgagee of the Building, any party
proposing to acquire any other interest in or with respect to the Land and the Building, and any person or entity to whom the certificate is exhibited or delivered. 

Section 9.17 Subordination. At the request of Landlord from time to time, Tenant shall subordinate this Lease, and Tenant’s rights
hereunder, to any mortgage or ground lease (or other 

  
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 underlying lease), but only on condition that the holder of such mortgage or lease enters into a so-called
“subordination, non-disturbance, and attornment agreement” (“SNDA”) with Tenant on the mortgagee’s (or lessor’s) customary form, in form and substance reasonably satisfactory to Tenant, binding upon the
successors and assigns of the parties thereto. The SNDA shall provide, inter alia, that the holder agrees that, in the event of a foreclosure of the mortgage, by entry or by sale, or termination of the lease, Tenant, if Tenant is not then in
Breach with respect to any of the covenants or conditions of this Lease to be performed or observed by Tenant, shall peaceably hold and enjoy the Premises for the remainder of the Lease Term upon the same terms, covenants, and conditions as in this
Lease contained and without hindrance or interruption from such holder or lessor, and Tenant shall, among other things, in the event of such entry or foreclosure (or lease termination), recognize such holder or any other person acquiring title to
the Premises (or the lessor) as Landlord hereunder for the balance of the Lease Term; and such agreement shall also provide that no said holder (or lessor) shall be deemed to be the owner of the Premises until said holder shall have acquired title
to the Premises or shall have entered the Premises as mortgagee in possession or for the purposes of foreclosure or as lessor who has terminated the lease, as the case may be. 

Section 9.18 Joint and Several Liability. If Tenant consists of more than one person, the duties of all such persons are joint and several. 

Section 9.19 Severability. If any term of this Lease, or the application thereof to any persons or circumstances, shall to any extent be illegal,
invalid, or unenforceable, the remainder of this Lease or the application of such term to persons or circumstances other than those as to which it is illegal, invalid, or unenforceable, shall not be affected thereby, and each term of this Lease
shall be legal, valid, and enforceable to the fullest extent permitted by law. Tenant has had an opportunity to consult with legal counsel of its choice, and Tenant shall not assert that any claimed ambiguity herein should be construed against the
drafter thereof. 
 Section 9.20 Limitation of Liability. No agents, managers, partners, trustees, stockholders, officers, members of a
governing board, directors, employees, or beneficiaries of Landlord shall be personally liable under this Lease nor shall any of their general assets be subject to levy, execution, or other enforcement procedure for the satisfaction of Tenant’s
remedies arising under this Lease or in connection with Tenant’s use or occupancy of the Premises, the Land, or the Building. Tenant shall look solely to Landlord’s then equity interest in the Premises and the rentals from the Building or
the Land, for the collection of any judgment (or other judicial process) requiring the payment of money by Landlord in the event of any Landlord’s default, subject, however to the prior rights of any ground or underlying lessor or the holder of
any mortgage covering the Land or Building; and no other assets of Landlord shall be subject to levy, execution, or other judicial process for the satisfaction of Tenant’s claims. 

Section 9.21 Cumulative Effect. Any and all rights, powers, and remedies that either Landlord or Tenant may have under this Lease, at law, in
equity and by statute or otherwise shall be cumulative and shall not be deemed inconsistent with each other, and any two or more of the same may be exercised at the same time. Landlord (or Tenant) may exercise a right or remedy without waiving,

  
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 limiting, or jeopardizing its right to exercise its other rights. Landlord has no duty under this Lease to
enforce the Rules and Regulations, or the terms, conditions, or covenants of any lease, as against any other tenant or occupant of the Building, and Landlord shall not be liable to Tenant for violations of same by any other tenant, employee,
invitee, licensee, agent, or visitor, provided, however, that Landlord shall not discriminate against Tenant in the enforcement of such Rules and Regulations. 

Section 9.22 Notice of Lease. Tenant shall not record this Lease; however, upon request by Tenant, Landlord will execute and deliver to Tenant a
recordable notice of this Lease in the statutory form, but only if the Lease Term is seven years or more. 
 Section 9.23 Access to Premises;
Landlord’s Right to Repair and Alter. 
 9.23.1 Viewing, Inspecting, Repairing. Landlord and Landlord’s agents (and
other tenants and such tenant’s agents to the extent that there are pipes, flues, ducts, wires, conduits, electrical closets, and the like, in the Premises serving such other tenants or their premises) shall have the right, without charge to
Landlord (or such other tenants) and without reduction in Rent, from time to time, at reasonable times and upon prior 24-hour notice (and in an emergency, at any time without any such notice requirement), to enter to view the Premises, to inspect
the Premises, to make such repairs to the Premises or the Building or Building mechanical systems as Landlord (or such other tenants) elects, and to perform environmental site inspections or soil investigations, or to inspect or repair
Landlord’s utilities, if any, located in, beneath, above, or adjacent to the Premises, or to exterminate pests from the Premises. 

9.23.2 Landlord Alterations. Landlord reserves the right, exercisable by Landlord or its agents or designees, at any time and from time
to time, to make such changes, alterations, additions, improvements, repairs, renovations, or replacements in or to the Building and the Premises and the fixtures and equipment thereof, as Landlord may reasonably deem necessary or desirable, and to
install in the Premises, pipes, ducts, wires, conduits, meters, fixtures, supporting columns, and other installations generally, and to change the arrangement or location of entrances, passageways, doors, doorways, corridors, elevators, stairs,
toilets, or other public parts of the Building, or any of the Common Facilities, provided that to the extent reasonably practicable, such pipes, conduits, wires and ducts shall be located behind walls or above the finished ceilings or below floors
of the Premises. The foregoing notwithstanding, unless Tenant otherwise consents or Landlord is required to do so by any Legal Requirement, Landlord shall not have the right to make changes which increase costs of operation of the Premises, or
materially reduce the size of the Premises, or materially and adversely affect Tenant’s use of the Premises. Except in case of an emergency, Landlord agrees to exercise its rights under this Section 9.23.2 at such times and in such a
manner so as not to materially interfere with Tenant’s business operations in the Premises. If the size of the Premises is reduced as set forth above, the Base Rent and Tenant’s Proportionate Share shall be reduced proportionately.
Landlord shall provide reasonable written notice to Tenant prior to any entry into the Premises hereunder, except, however, in the event of emergency, in which case no notice shall be required. 

9.23.3 Right to Affix “For Rent” Sign. Landlord reserves the right to show the Premises to prospective purchasers, tenants,
and mortgagees and to keep affixed to any suitable part of the Premises a notice for letting or selling during the six months preceding the expiration of the Lease Term or at any time after the termination of the Lease. 

  
 34 

 Section 9.24 Yielding Up; Holding Over. 

9.24.1 Yielding Up of Premises on Termination or Expiration. Tenant shall, at the expiration or earlier termination of this Lease,
promptly remove Tenant’s goods and effects and peaceably yield up the Premises (together with any additions and improvements made thereto), clean and in good order, repair, and condition (damage by fire, other casualty, eminent domain and
reasonable wear and use excepted). Unless Landlord requests Tenant to remove from the Premises the Tenant FETI Tenant shall have no right to remove such Tenant FETI other than Removable FETI without Landlord’s prior written consent, and if any
such removal causes any damage or alteration to the Premises, then Tenant shall promptly repair same, or, at Landlord’s election, pay to Landlord money sufficient to cover the cost (as reasonably estimated by Landlord) for restoring the
Premises. Any Tenant FETI, goods, effects, or personal property remaining in or on the Premises after Tenant vacates the Premises or after the termination or expiration of this Lease (whichever first occurs) shall be deemed abandoned, and Landlord
shall have the right to remove same at Tenant’s expense and use, sell, or destroy same as Landlord may elect. 
 9.24.2 Holding
Over. If Tenant occupies the Premises after the Lease Expiration Date (or earlier termination of this Lease) without having entered into a new lease of the Premises with Landlord, Tenant shall be a tenant-at-sufferance only, shall be subject to
all of the terms and provisions of this Lease, and shall pay as use and occupation each month an amount equal to 150% of the monthly Basic Rent payments in effect for the last full calendar month preceding the Lease Expiration Date (or the date of
earlier termination). Such a holding over, even if with the consent of Landlord, and regardless of any conditions or restrictions set forth on checks or payments made to Landlord (whether or not Landlord places restrictive endorsements on such
checks or payments), shall not constitute a tenancy at will or an extension or renewal of this Lease, and shall not diminish or affect Landlord’s right to recover possession of the Premises by self help, re-entry by summary proceedings, the
provisions of this Lease, judicial process, or otherwise. Tenant shall save Landlord harmless and will exonerate, defend, and indemnify Landlord from and against any and all damages that Landlord suffers on account of Tenant’s holding over in
the Premises after the expiration or sooner termination of this Lease, except that Tenant shall not be liable for any consequential damages during the first 60 days of such holdover. Tenant will be obligated to comply with Section 9.24.1 even
if Tenant holds over after expiration or termination of this Lease. Tenant hereby indemnifies Landlord against any liability resulting from delay by Tenant in surrendering and yielding up the Premises upon the termination or expiration of this Lease
as provided herein, including any claims made by any succeeding tenant or prospective tenant founded upon such delay or failure to yield up the Premises in the condition specified in Section 9.24.1, except that Tenant shall not incur such
liability during the first 60 days of such holdover. 

  
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 Section 9.25 PATRIOT ACT; Choice of Law. 

9.25.1 Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001 (the “Executive Order”), and the
U.S. Bank Secrecy Act of 1970 as amended by the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 10756, the “Patriot Act”) prohibit certain property
transfers. Tenant hereby represents and warrants to Landlord (which representations and warranties shall be deemed to be continuing and re-made at all times during the Lease Term) that neither Tenant nor any stockholder (except with respect to
stockholders purchasing shares in a publicly traded company over a recognized stock exchange, the identity of which Tenant is not required by applicable law to ascertain), manager, beneficiary, partner, or principal of Tenant nor any of their
respective agents is subject to or in violation of the Executive Order, that none of them is listed on or is owned or controlled by, or acting on behalf of any person listed on the United States Department of the Treasury Office of Foreign Assets
Control list of “Specially Designated Nationals and Blocked Persons” as modified from time to time, and that none of them is otherwise subject to or in violation of the provisions of the Executive Order or the Patriot Act or is a person
with whom Landlord is prohibited from dealing with or otherwise engaging with in accordance with the Executive Order or the Patriot Act. The most current list of “Specially Designated Nationals and Blocked Persons” can be found at the
following web site: 
 http://www.treas.gov/offices/eotffc/ofac/sdn/index.html 

Tenant shall from time to time, within ten days after request by Landlord, deliver to Landlord any certification or other evidence requested from time to time
by Landlord in its reasonable discretion, confirming Tenant’s compliance with these provisions. No Assignment or Subletting shall be effective unless and until the assignee or subtenant thereunder delivers to Landlord written confirmation of
such person’s compliance with the provisions of this subsection, in form and content satisfactory to Landlord. If for any reason the representations and warranties set forth in this subsection, or any certificate or other evidence of compliance
delivered to Landlord hereunder, is untrue in any respect when made or delivered, or thereafter becomes untrue in any respect, then an Event of Default shall be deemed to occur immediately, and there shall be no opportunity to cure. Tenant shall
indemnify, defend with counsel reasonably acceptable to Landlord, and hold Landlord harmless from and against, any and all liabilities, losses claims, damages, penalties, fines, and costs (including reasonable attorney’s fees) arising from or
related to the Breach of any of the foregoing representations, warranties, and duties of Tenant. The provisions of this subsection shall survive the expiration or earlier termination of this Lease for the longest period permitted by law. 

9.25.2 This Lease may be executed in multiple counterpart copies, each being deemed an original and all of which shall be deemed to constitute
one agreement, and the signatures of all of the parties need not appear on the same counterpart. 
 9.25.3 The laws of The Commonwealth of
Massachusetts (without giving effect to its conflicts of law principles) govern this Lease. Legal actions involving this Lease shall be brought in the state courts of The Commonwealth of Massachusetts. 

Section 9.26 Application of Payments; Check Endorsements. Regardless of how the payment is characterized by Tenant (or the person making
payment on behalf of Tenant) at the time of payment 

  
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or otherwise, any payment made by or on behalf of Tenant to Landlord may be applied by Landlord, in Landlord’s sole election, to Rent or any other amount due from Tenant to Landlord. No
acceptance by Landlord of a sum less than the Rent or any other amount then due shall be deemed to be other than on account of the next due installment of such Rent or other amount, and Landlord shall be permitted to apply such lesser amount to Rent
or any other amount then due, regardless of how Tenant characterizes the payment. 
 Section 9.27 Roof Rights Subject to Landlord’s
prior written approval with respect to design, location, and manner of installation, such approval not to be unreasonably withheld, Tenant shall have the right at its sole cost and expense, to install, operate, maintain, repair, replace, upgrade and
remove, at no additional rental charge, one or more antennae, satellite dish, other transmission facilities, HVAC, and/or venting equipment, including all related cabling and wiring (collectively, the “Rooftop Equipment”) on
the Building roof. All Rooftop Equipment shall be deemed Tenant FETI for purposes of Section 9.24.1 hereof and in no event shall any Rooftop Equipment consisting of HVAC and/or venting equipment be deemed Removable FETI without Landlord’s
prior written consent. Without limiting the generality of the foregoing, Landlord acknowledges that the HVAC to be installed by Tenant, which will serve the Premises exclusively, shall not be removed by Tenant at the expiration or earlier
termination of the Lease and shall be surrendered to Landlord “as is” subject to Tenant’s maintenance obligations set forth in Section 5.1.2 hereof. Landlord reserves the right, in connection with approving the installation of
any Rooftop Equipment, to require Tenant to use Landlord’s roofing contractor in connection with any roof penetrations. Any removal of Rooftop Equipment by Tenant as may be permitted under Section 9.24.1 shall be done, at Tenant’s
sole cost and expense, under the supervision of Landlord’s roofing contractor. Tenant shall be responsible for properly sealing any penetrations. Landlord, its employee, contractor or agent shall not install any equipment on the roof of the
Building, nor shall Landlord permit any other tenant in the Building to install any equipment on the roof of the Building, after the installation of the Rooftop Equipment, which shall have an adverse material affect on, impede, disrupt or interrupt
the operation of any of the Rooftop Equipment. The provisions of this Section 9.27 shall survive the expiration or earlier termination of this Lease. 

Section 9.28 Signage Tenant shall have the right, at Tenant’s sole cost and expense, to install a building façade sign on the
Western Avenue side of the Building (if desired) with specifications and appearance subject to Landlord’s reasonable approval and otherwise in accordance with the Legal Requirements and after receipt of the necessary approvals from the
Governmental Authority, which shall be the sole responsibility of Tenant, at Tenant’s sole cost and expense. 
 ARTICLE 10.0
ADDITIONAL PROVISIONS. 
 The provisions in this Article 10.0 set forth specific arrangements between Landlord and Tenant and supersede inconsistent
provisions of this Lease. 
 Section 10.1 Landlord’s Work Letter. Landlord shall perform the work, if any, described in Exhibit
C hereto. 

  
 37 

 Section 10.2 Tenant Improvement Allowance. As an inducement for Tenant to enter into and
faithfully perform under this Lease, Landlord shall pay an allowance (the “Tenant Improvement Allowance”) equal to $130,440.00. The Tenant Improvement Allowance shall be used by Tenant as set forth in Section 12.2.17 of
Exhibit C attached here and made a part hereof. The Tenant Improvement Allowance shall be payable directly to Tenant within thirty (30) days of submission to Landlord of (i) invoices from Tenant’s contractor(s)
performing such work; (ii) lien waivers from Tenant’s contractors indicating payment for all services and materials relating to such improvements and to the Premises; and (iii) such other documents as Landlord may
reasonably request. Tenant shall not be permitted to submit more than one (1) such request per calendar month for reimbursement from the Tenant Improvement Allowance. Any portion of the Tenant Improvement Allowance which remains unused by
Tenant as of the date that is one hundred and twenty (120) days after the issuance of a Certificate of Occupancy for the Premises, shall be deemed waived by Tenant and Landlord shall have no further obligation with respect thereto. In the event
Landlord fails or is unable to pay the Tenant Improvement Allowance, or any portion thereof, to Tenant as set forth in Exhibit C, Tenant shall have the right to apply the amount of such portion of the Tenant Improvement Allowance against the
next installment of Basic Rent due under the Lease; provided, however, in the event there exists a dispute between Landlord and Tenant with respect to any request for reimbursement as described herein, Tenant shall not be permitted to apply any such
amounts against any Rent or other charges due under this Lease until the dispute is resolved. 
 ARTICLE 11.0 OPTION TO EXTEND LEASE
TERM. 
 Section 11.1 Tenant’s Option to Extend. On the conditions (which conditions Landlord may in its sole discretion waive by
notice to Tenant at any time) that (a) both as of the time of the exercise of Tenant’s rights in this Article 11.0 and as of the commencement of the Extension Term there is no Event of Default; (b) that the person originally named as
Tenant in Section 1.1 is occupying the entirety of the Premises then demised by this Lease, Permitted Transfers excepted; and (c) Landlord does not elect to use the Premises for occupancy by Harvard Real Estate – Allston, Inc. or for
occupancy or use by an affiliate of Harvard University (collectively, the “Harvard Use”); then Tenant shall have the option to extend this Lease for the Extension Term. Tenant may exercise this option by giving notice
(“Extension Notice”) to Landlord not more than eighteen months and not less than one year before the Lease Expiration Date. The termination, expiration, cancellation, assignment (except with respect to a Permitted Transfer),
or surrender of this Lease as to the entire Premises shall terminate any rights of Tenant pursuant to this Section. If Landlord elects to use the Premises for the Harvard Use, then Landlord shall so notify Tenant by written notice
(“Landlord’s Use Notice”) and Tenant’s option shall be deemed void. If Landlord does not deliver Landlord’s Use Notice on or before the date eleven months before the Lease Expiration Date, Tenant shall by
written request require that Landlord confirm its intention to use the Premises (or not to use the Premises) and Landlord shall, within 30 days thereafter, deliver written confirmation of its intention to use (or not use) the Premises for its own
use. Such right to reserve the Premises for Harvard Use upon expiration of the Lease shall be personal to Harvard Real Estate – Allston, Inc. and any affiliate and shall not be assignable to any other unaffiliated owner of the Building or the
Land. 

  
 38 

 Section 11.2 Determination of Rent for the Extension Term. The Basic Rent for the first Lease Year of
the Extension Term shall be equal to the greater of the following: 
 (i) the annual Basic Rent for final Lease Year of this Lease, or 

(ii) the Market Rent. 
 The term
“Market Rent” shall mean the fair market rental value of the Premises for the first Lease Year of the Extension Term calculated as of the commencement of the Extension Term, based on the length of such Extension Term, and the
value of similar space in the greater Allston/Brighton real estate market, after adjustment for the then current operating expenses, Additional Rent, real estate taxes, and other amounts payable by Tenant, taking into account the governing
provisions of this Lease. Market Rent shall be calculated on the then “as is” condition of the Premises. The Market Rent shall be determined as follows: 

(a) Landlord shall reasonably determine Market Rent and shall set forth its determination in a notice given to Tenant within sixty days after
Tenant gives the Extension Notice. 
 (b) If Tenant accepts Landlord’s determination, Tenant shall give Landlord an acceptance notice
within fifteen Business Days. If Tenant in good faith disagrees with Landlord’s determination, Tenant shall within fifteen Business Days after the receipt of Landlord’s notice give Landlord notice of disagreement detailing Tenant’s
basis for disagreement. If Tenant fails to give Landlord any such notice during said fifteen Business Day period, Tenant shall be deemed to have irrevocably rejected Landlord’s determination and rescinded Tenant’s Extension Notice and
Tenant’s rights to extend this Lease shall be null and void. 
 (c) If Tenant gives such notice of disagreement, and Landlord and
Tenant do not resolve by negotiation the Market Rent within thirty days after Tenant gives said notice of disagreement, the Market Rent shall be determined by appraisal as provided below. 

(d) If Market Rent is to be determined by appraisal, then within ten days after the expiration of the thirty-day negotiation period referred
to in Section 11.2(c), Landlord and Tenant shall each appoint as an appraiser a real estate broker experienced in leasing space similar to the Premises in the market or neighborhood area of the Premises or a similarly qualified real estate
appraiser, and give notice of such appointment to the other party. If either Landlord or Tenant shall not so appoint such an appraiser, then the appointed appraiser shall select the second appraiser within ten days after the failure of Landlord or
Tenant, as the case may be, to appoint. Such two appraisers shall, within thirty days after the appointment of the latter of them to be appointed complete their determination of the Market Rent based on the standards set forth in this
Section 11.2, and submit their appraisal reports separately in writing to each of Landlord and Tenant. If the two valuations vary by less than five percent or less from their arithmetic average, the Market Rent shall be deemed to be the
arithmetic average of the two valuations. If the valuations vary by more than five 

  
 39 

 
percent from their arithmetic average, the two appraisers shall, within ten days after submission of the last submitted appraisal report, appoint a third appraiser who shall be similarly
qualified, and, in addition, shall not have performed appraisal services for Landlord or Tenant in the previous five years. If the two appraisers are unable to agree timely on the selection of the third appraiser, then either appraiser, on behalf of
both, may request such appointment by the President of the Boston Bar Association. Within thirty days after the appointment of the third appraiser, the third appraiser shall determine Market Rent and give notice to Landlord and Tenant of such
determination together with a copy of the appraisal report. If the third appraiser’s valuation is between the two valuations first obtained, then the Market Rent shall be deemed to be the valuation (“Third Valuation”) as determined by
the third appraiser, otherwise (y) if the Third Valuation is less than the valuation set forth in the lower of the first two appraisals previously obtained (“Lower Valuation”), then the Lower Valuation shall be deemed to be the Market
Rent, or (z) if the Third Valuation is greater than the valuation set forth in the higher of the first two appraisals previously obtained (“Higher Valuation”), then the Higher Valuation shall be deemed to be the Market Rent. 

(e) If the three appraisers have not established the Market Rent before the Lease Expiration Date, then the Basic Rent for the First Lease
Year of the Extension Term shall be calculated under clause (i) of the first sentence of this Section 11.2, until the Market Rate is determined by the appraisers, and then the parties shall adjust for over or under-payments within ten days
after notice of the decision of the appraisers finally establishing the Market Rent is given to Tenant and Landlord. 
 Section 11.3 Costs and
Expenses. Landlord and Tenant shall each pay the fees of their respective appraisers and the fees of the third appraiser shall be paid one-half by Landlord and one-half by Tenant; provided, however, that if the Higher Valuation is more than 110%
of the Lower Valuation, then if the Market Rent as finally determined is more than ten percent above the Lower Valuation, the fees of all appraisers shall be borne by the party appointing the appraiser responsible for the Lower Valuation, and if the
Market Rent as finally determined is more than ten percent below the Higher Valuation, the fees of all appraisers shall be borne by the party appointing the appraiser responsible for the Higher Valuation. 

Section 11.4 Continuation of Terms and Conditions. All of the terms, duties, covenants, and agreements contained in this Lease shall continue
during the Extension Term. 
 Section 11.5 Intentionally Omitted. 

Section 11.6 Definition. If this Lease is extended as provided herein, the phrase “Lease Expiration Date” shall mean the
last day of the Extension Term, and the phrase “Extension Term” shall mean the applicable Extension Term if there is more than one Extension Term expressly provided for in this Lease. If this Lease grants Tenant the right to
extend the Term of this Lease more than once, then the definitions and procedures of this Article 11.0 shall be deemed appropriately modified, mutatis mutandis, with respect to Tenant’s second (and successive) exercise of the
right to extend. 

  
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 Lower Valuation, and if the Market Rent as finally determined is more than ten percent below the Higher
Valuation, the fees of all appraisers shall be borne by the party appointing the appraiser responsible for the Higher Valuation. 
 Section 11.4
Continuation of Terms and Conditions. All of the terms, duties, covenants, and agreements contained in this Lease shall continue during the Extension Term. 

Section 11.5 Intentionally Omitted. 

Section 11.6 Definition. If this Lease is extended as provided herein, the phrase “Lease Expiration Date” shall mean the
last day of the Extension Term, and the phrase “Extension Term” shall mean the applicable Extension Term if there is more than one Extension Term expressly provided for in this Lease. If this Lease grants Tenant the right to
extend the Term of this Lease more than once, then the definitions and procedures of this Article 11.0 shall be deemed appropriately modified, mutatis mutandis, with respect to Tenant’s second (and successive) exercise of the
right to extend. 
 IN WITNESS WHEREOF, the parties have executed this Lease as of the date first above written, and this Lease shall take effect as an
instrument under seal. 
  

			
	HARVARD REAL ESTATE-ALLSTON, INC.
		
	By:	 	 /s/ James W. Gray

	Name:	 	James W. Gray
	Title:	 	Vice President
	
	SNBL USA, Ltd.
		
	By:	 	/s/ Steven Meyer
	Name:	 	Steven Meyer
	Title:	 	President

  
 41 

 EXHIBIT A: RULES AND REGULATIONS 

RULES AND REGULATIONS FOR NON-RESIDENTIAL TENANTS 

[Capitalized terms herein have the meanings set forth in Tenant’s Lease]. 

Landlord reserves the right to amend or rescind, from time to time, any of these Rules and Regulations and to make such other and further Rules and
Regulations as in its judgment shall, from time to time, be required. Such Rules and Regulations, when made, amended, or rescinded and notice thereof is given to a tenant, shall be binding upon the tenant. In the event of any conflict between these
Rules and Regulations and the Lease, provisions of the Lease shall control. 
 1. The sidewalks, driveways, entrances, passages, courts, elevators,
vestibules, stairways, corridors, halls, fire escapes, or other parts of the Building not occupied by any tenant shall not be obstructed by any tenant or used for any purpose other than ingress and egress to and from the tenant’s premises.
Landlord shall have the right to control and operate the public portions of the Building and the facilities furnished for common use of the tenants in such manner as Landlord deems best for the benefit of the tenants generally. 

2. No awnings, signs, or other projections shall be attached to the outside walls of the Building without the prior written consent of Landlord. No drapes,
blinds, shades, or screens shall be attached to or hung in, or used in connection with, any window or door of a tenant’s premises, without the prior written consent of Landlord. Such awnings, projections, curtains, blinds, shades, screens or
other fixtures must be of a quality, type, design, and color, and attached in the manner, approved by Landlord. No tenant shall throw anything out of the doors or windows or down the corridors, stairs, or air shafts. 

3. The water, toilets, wash closets, and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, cooking oils, grease, cleaning solvents, rags, chemicals, paints, cleaning fluids, or other substances shall be put therein. 
 4. There
shall be no marking, painting, drilling into, or in any way defacing the Building or any part of tenant’s premises visible from public areas of the Building. Tenants shall not construct, maintain, use, or operate within the tenant’s
premises any electrical device, wiring, or apparatus in connection with a loud speaker system or other sound or alarm system except as reasonably required for its communication system and approved by Landlord before the installation thereof. The
tenant shall bear all costs and pay all fines in connection with any malfunctioning system. If in the sole opinion of Landlord, the system becomes a nuisance or creates an unreasonable disturbance, the tenant shall promptly remedy or remove same as
Landlord may request. No such loud speaker or sound system shall be constructed, maintained, used, or operated outside of tenant’s premises. 

  
 42 

 5. No bicycles, vehicles, or animals, birds, or pets of any kind shall be brought into or kept in or about public
areas, Common Facilities, or a tenant’s premises and no cooking shall be done or permitted by any tenant in the tenant’s premises. 
 6. No space
in the Building shall be used by a tenant for manufacturing of goods, for the storage in bulk of merchandise or for the sale at auction of merchandise, goods, or property of any kind. 

7. No flammable, combustible, radioactive, infectious, or explosive fluid, chemical, or substance shall be brought or kept upon a tenant’s premises. 

8. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from the Building all freight that violates any of these
Rules and Regulations. 
 9. Landlord reserves the right to exclude from the Building at all times any person who is not known or does not give proper and
satisfactory identification to the Building management. Tenants will comply with any measures instituted for the security of the building that may include the signing in or out in a register in the Building lobby after hours and on weekends and
holidays. Each tenant shall be responsible for all persons for whom it authorizes entry into or exit out of the Building, and shall be liable to Landlord for all acts or omissions of such persons. 

 

	10.	A tenant’s premises shall not, at any time, be used for lodging or sleeping or for any immoral or illegal purpose. 

11. Each tenant, before closing and leaving its premises at any time, shall see that all windows are closed and all lights (except security lights approved or
required by Landlord or required by Legal Requirements) turned off. 
 12. Canvassing, soliciting, and peddling in the Building is prohibited and each
tenant shall cooperate to prevent the same. 
 13. There shall not be any hand trucks used in any tenant’s premises, or in the public halls of the
Building, either by any tenant or by jobbers or others, in the delivery or receipt of merchandise, except those equipped with rubber tires and side guards. Tenants shall be responsible to Landlord for any loss or damage resulting from any deliveries
to tenants. 
 14. Mats, boxes, trash, or other objects shall not be placed in the public corridors. Trash shall be stored and disposed of only in
accordance with Landlord’s instructions. 
 15. No one except Landlord and its employees and agents shall be allowed on the roof of the Building, in
utility or janitor’s closets, or in any basement areas except those areas specifically leased to a tenant or otherwise expressly designated for the tenant’s use. 

  
 43 

 16. No tenant shall place any sign or advertising notice in any part of the Building except as approved by
Landlord, or use any advertising or take any other action that in Landlord’s judgment might tend to affect adversely the reputation of the Building and its desirability as a building for retail stores and offices. 

17. Movement of furniture or office equipment, or dispatch or receipt by tenants of any bulky material, merchandise, or materials that requires use of
elevators or stairways, or movement through the Building entrances or lobby, shall be restricted to such hours as Landlord may designate, and such movement shall be subject to control of Landlord. 

18. Landlord shall have the authority to limit the weight and size and prescribe the manner that safes, file cabinets, and other heavy equipment are
positioned. 
 19. Any passenger elevators are to be used only for the movement of persons and routine deliveries to a tenant’s premises, unless an
exception is first approved by Landlord in writing. 
 20. Tenants shall not tamper with or attempt to adjust temperature control thermostats in their
respective premises. Tenant shall request Landlord to adjust thermostats to maintain required temperatures for heating, ventilating, and air conditioning. 

21. No vending or coin- or token-operated machines of any type shall be allowed in a tenant’s premises (or any common area) without the prior written
consent of Landlord. Pin-ball machines, video games, and similar automatic amusement devices shall not be permitted on the tenant’s premises. 
 22.
Landlord shall not be responsible for lost or stolen personal property, including money or jewelry from a tenant’s premises, the Common Facilities, or any public areas regardless of whether such loss occurs when such area is locked against
entry or not. 
 23. Tenant shall participate fully and shall ensure that Tenant’s employees participate fully in all safety programs, practices, and
drills, relating to emergency evacuation of the Building. Tenant shall ensure that Tenant’s employees are appropriately instructed and informed. Tenant shall provide appropriate evacuation monitors, assistants, and wardens as necessary to
assist in evacuations. 
 24. Tenant shall deliver to Landlord at Landlord’s request, a list of managers and supervisors employed on the tenant’s
premises and their home telephone numbers (or telephone numbers where such persons can be reached in an emergency). 
 25. Tenant shall not park
automobiles, motorcycles, other vehicles, or bicycles on their Premises, on the Land, in the Building, on other land of Landlord, or in Landlord’s other buildings unless expressly permitted in writing or in the tenant’s lease. 

  
 44 

 EXHIBIT B: INTENTIONALLY DELETED 

  
 45 

 EXHIBIT C: LANDLORD’S WORK LETTER 

Term defined in or by reference in the Lease shall have the same meaning in this Exhibit as in the Lease. 

ARTICLE 12.0 CONSTRUCTION PROVISIONS 

Procedures: 
 Section 12.1 Condition of
the Premises; Landlord’s Work. Tenant acknowledges and agrees that Tenant is accepting the Buildings and the Premises in their “as is” condition and it is specifically understood and agreed that except with respect to
Landlord’s Work (defined below), Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, the Building, or any part thereof, or to provide any allowance for such purposes (except
as specifically set forth herein), and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant (except as otherwise specifically set forth herein). Landlord shall perform Landlord’s
Work (defined below) at Landlord’s cost, except as otherwise stated in this Article 12.0. Landlord shall commence Landlord’s Work, subject to delays beyond its control, within thirty (30) days after execution of this Lease by all
parties and shall diligently pursue the same to completion on or before (i) the Lease Commencement Date (with respect to demising walls), and (ii) the date that is four (4) months after the Lease Commencement Date (with respect to
common area bathrooms). The term “Landlord’s Work” shall mean the construction of demising walls in accordance with the space plan attached to this Lease as Exhibit D and renovation and remodeling of the common
area bathroom facilities. 
 Section 12.2 Tenant’s Work. Tenant shall perform Tenant’s Work as set forth in this Article 12.0.
The term “Tenant’s Work” shall mean all work, decorations, additions, and alterations, other than Landlord’s Work, that may be undertaken by or for the account of Tenant, to prepare, equip, decorate, and furnish the
Premises for Tenant’s use and occupancy, all in conformity with this Article 12.0 and the standard of quality construction, as determined by Landlord in its reasonable discretion. 

12.2.1 Tenant’s Plans. Tenant, at its sole cost (subject to reimbursement of such costs from the Tenant Improvement Allowance)
shall cause to be prepared and delivered to Landlord, within sixty (60) days of the Date of this Lease, three copies of complete, detailed architectural, mechanical, and electrical drawings and specifications for Tenant’s Work (the
“Tenant’s Plans”). Tenant’s Plans shall describe all work necessary to fit the Premises for use by Tenant in the conduct of its business in a first-class manner, in compliance with all Legal Requirements and the
requirements of this Lease, including the use and operational requirements set forth in Article 2.0 hereof. Tenant’s Plans shall be subject to Landlord’s prior written approval (not to be unreasonably withheld, conditioned or delayed) and
shall be prepared by licensed architects and engineers first approved by Landlord. Tenant’s Plans shall comply with all applicable Legal Requirements and shall conform to Landlord’s interpretation of the Landlord’s standards for the
Building. If, in connection with determining whether or not to approve Tenant’s Plans or revisions thereto, 

  
 46 

 
Landlord incurs architectural, engineering, or any other professional fees, Tenant shall pay such reasonable fees as Additional Rent. Tenant shall have ten (10) Business Days following
notice by Landlord to respond to any comments or changes requested by Landlord and to resubmit three copies of the revised Tenant’s Plans to Landlord. Notwithstanding anything herein to the contrary, Landlord’s approval rights as to the
Tenant’s Plans shall be limited to a review of the Tenant’s Plans to confirm that: (i) the improvements are reasonably compatible with (and not damaging to) the structural, mechanical, electrical, plumbing and other systems of the
Building, (ii) the improvements do not materially adversely impact (in Landlord’s reasonable judgment) either the exterior appearance or operations of the Building or the appearance or operations of the public areas of the Building and
(iii) the improvements comply with Legal Requirements. Within ten (10) Business Days after delivery of a complete set of the Tenant’s Plans to Landlord, Landlord shall either approve such Tenant’s Plans or notify Tenant of the
specific item(s) of such Tenant’s Plans of which Landlord disapproves and a detailed description of the reason(s) for such disapproval. If Landlord disapproves any of the Tenant’s Plans, within ten (10) Business Days after receipt of
Landlord’s disapproval notice, Tenant shall revise and resubmit same to Landlord for approval, which approval shall not be unreasonably withheld or conditioned. The above process shall be repeated until such time as Landlord has approved or is
deemed to have approved the Tenant’s Plans. If, as, and when Landlord shall approve (or deemed to have approved as set forth below) Tenant’s Plans, the same shall become final and three copies thereof shall be signed by Landlord and
Tenant, two sets to be retained by Landlord and one set to be retained by Tenant. Tenant’s Plans shall not be changed without the prior written approval of Landlord in each instance, not to be unreasonably withheld, conditioned or delayed. In
the event Landlord fails to either approve or disapprove in writing Tenant’s Plans within said ten (10) Business Day review period, then Tenant may provide Landlord with a reminder notice, (which shall include a duplicate set of
Tenant’s Plans) which notice shall bear the following caption prominently in the subject line of such notice: “THIS NOTICE SHALL CONSTITUTE THE FIVE (5) BUSINESS DAY REMINDER NOTICE AS SET FORTH IN SECTION 12.2.1 OF THE LEASE.
LANDLORD’S FAILURE TO EITHER APPROVE OR DISAPPROVE THE ENCLOSED TENANT’S PLANS IN ACCORDANCE WITH THE PROVISIONS OF SECTION 12.2.1 OF THE LEASE WITHIN FIVE (5) BUSINESS DAYS OF LANDLORD’S RECEIPT HEREOF SHALL BE DEEMED TO BE
LANDLORD’S WRITTEN APPROVAL OF THE ENCLOSED TENANT’S PLANS” (the “Reminder Notice”). The Reminder Notice shall be delivered to Landlord’s Property Manager, Joseph Jones, with a copy to Peter Sullivan,
Assistant Director, University and Commercial Leasing, both at Landlord’s address set forth in Section 9.2 and otherwise in accordance with the notice provisions in Section 9.2. In the event Landlord fails to either approve or
disapprove in writing Tenant’s Plans within five (5) Business Days of Landlord’s receipt of said Reminder Notice, the version of Tenant’s Plans which shall have been attached to both the original notice to Landlord and the
Reminder Notice to Landlord shall be deemed approved. Landlord’s approval of Tenant’s Plans (regardless of whether such approval is actual or deemed as set forth above) shall not constitute an opinion or agreement by Landlord that the same
are sufficient or that they are in compliance with Legal Requirements, nor shall such approval impose any present or future liability on Landlord or waive any of Landlord’s rights hereunder. Tenant, at Tenant’s sole cost (or at
Landlord’s election, Landlord, at Tenant’s sole cost), shall perform all appropriate filings 

  
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with applicable Governmental Authorities and shall obtain all such approvals and permits as required for the construction of the work depicted on Tenant’s Plans. If Tenant requests
modifications of, or additions to, the approved Tenant’s Plans and if Landlord gives its approval, Tenant shall, in each instance, pay the costs (including reasonable attorney’s fees) relating to such modifications or additions, including
any professional or other fees or cost incurred, or to be incurred by Landlord and Tenant in respect thereof (but nothing herein contained shall compel Landlord to approve such modifications of, or additions to, the approved Tenant’s Plans).
Landlord’s approval of such modification to the Tenant’s Plans shall be subject to the same time requirements as the review and approval of the original Tenant’s Plans, including, without limitation, the deemed approval of such
modification in the event Landlord fails to either approve or disapprove of such requested modification within five (5) Business Days of Landlord’s receipt of a Reminder Notice in connection with Tenant’s request for Landlord’s
review and approval of any such modification to Tenant’s Plans. 
 12.2.2 Tenant’s Work. Tenant’s Work shall be
performed by Tenant at Tenant’s own cost, subject to reimbursement of such costs from Tenant Improvement Allowance. Landlord shall have no responsibility to Tenant or to any contractor, subcontractor, supplier, materialman, workman, or other
person, firm, or corporation who engages or participates in any Tenant’s Work or other matter on behalf of Tenant. The cost of any Tenant’s Work performed by Landlord (although Landlord shall have no duty to do so) except for
Landlord’s Work, which shall be performed by Landlord at its sole cost, shall be paid by Tenant as Additional Rent. 
 12.2.3
No Entry. Unless Landlord has given Tenant prior written authorization to the contrary in each instance, neither Tenant nor Tenant’s agents shall enter upon the Premises during the progress of Landlord’s Work. If any such entry is
permitted and so authorized by Landlord, such entry shall be deemed to be under all the terms, covenants, provisions, and conditions of this Lease. In any event, Landlord shall not be liable in any way for any injury, loss, or damage that occurs to
Tenant or Tenant’s agents, or to their property, except to the extent such injury, loss, or damage is due to the omission, fault, negligence, or other misconduct of Landlord or its agents, contractors or employees. 

12.2.4 Licensed Architect. Tenant’s Work shall be conducted under the supervision of a licensed architect or engineer
selected by Tenant and approved by Landlord, such approval not to be unreasonably withheld, conditioned or delayed. Prior to commencing Tenant’s Work, Tenant shall deliver to Landlord the name and address of Tenant’s general contractor,
subcontractors, material suppliers, and laborers, and a breakdown of the aggregate total cost of Tenant’s Work. Tenant will perform all Tenant’s Work in a good and workmanlike manner, with reasonable dispatch, using only new, first class
materials and supplies, all in accordance with Tenant’s Plans and all Legal Requirements, approvals, permits, licenses, or consents required by any Legal Requirements or Insurance Requirements or by any Governmental Authority at any time having
jurisdiction. Tenant warrants that Tenant’s Work, when completed, will comply with all Legal Requirements and Insurance Requirements and that the Building shall not violate any Legal Requirements or Insurance Requirements as a result of
Tenant’s Work. In the event Landlord has a construction superintendent or agent in, on, or about the Building, Tenant’s contractors will be 

  
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subject to such construction superintendent’s or agent’s rules and regulations as promulgated by the superintendent, especially as to the orderly flow or work, utilization of on-site
utilities, loading and unloading, and noninterference with other tenants, occupants, customers, agents, invitees, or any others in or upon the Land or the Building, so long as such rules and regulations are applied to other tenants in the Building
consistently on a non-discriminatory basis. 
 12.2.5 Cost of Tenant’s Work. The cost of Tenant’s Work shall be paid
by Tenant in cash or its equivalent, so that the Premises and Building shall at all times be free of liens in connection with Tenant’s Work. If at any time the Premises or Building shall be encumbered by any mechanics’ or other liens,
charges, or claims for the payment of money or otherwise, or any violations or other encumbrances of any and all kinds, nature, and description, growing out of or connected with Tenant’s Work or any other matter pertaining to Tenant, then
Tenant shall address such matters in accordance with Section 5.1.8 of the Lease. 
 12.2.6 Insurance During Construction.
During the course of Tenant’s Work, Tenant (and all of its contractors and subcontractors) shall carry or cause to be carried adequate worker’s compensation insurance, builder’s risk and comprehensive general liability insurance in
limits reasonably determined by Landlord, and such other insurance as may be required by law or as customarily carried for similar properties in the Boston metropolitan area, or required by this Lease. All such insurance (except the worker’s
compensation insurance) shall name Landlord, Landlord’s managing agent, and all mortgagees and ground lessors and such other parties as Landlord shall designate, as additional insureds. 

12.2.7 Inspection of Premises. Landlord, its architects, engineers, agents, and employees may enter upon and inspect the
Premises for the purpose of ensuring that Tenant’s Work conforms with the requirements herein contained and for any other purpose. Tenant shall keep all plans, shop drawings, and specifications relating to Tenant’s Work in the Premises,
and Landlord may examine same at all reasonable times. If during Tenant’s Work, Landlord, its architects, or engineers determine that Tenant’s Work is not proceeding in accordance with Tenant’s Plans, Landlord shall give notice to
Tenant specifying the particular deficiency or omission and Tenant shall thereupon promptly correct said deficiency or omission. 

12.2.8 No Delay or Expense to Landlord. All of Tenant’s Work shall be done in such a manner so as not to interfere with,
delay, or impose any expense upon Landlord in the performance of Landlord’s Work or in the maintenance of the Building, nor to physically affect any part of the Building outside the interior of the Premises, or (in Landlord’s sole
judgment) to impair the structural integrity of the Building, nor affect the proper functioning of any of the Building mechanical systems, nor violate any of Landlord’s Rules and Regulations affecting the Building or the Premises. In addition,
Tenant shall perform all of Tenant’s Work in a manner that will not create any work stoppage, labor disruption, or dispute or violate Landlord’s union contracts (if any) affecting the Building, nor unreasonably interfere with the business
of Landlord or with any other tenant or occupant of the Building. Without limiting Landlord’s remedies for Tenant’s Breach or threatened Breach of any of the foregoing, Landlord shall have the right to stop any Tenant’s Work that
involves such a Breach or threatened Breach upon twenty four (24) hours prior notice to Tenant 

  
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(which notice may be verbal notice to Tenant’s construction representative or project manager), except in the case of an emergency, in which case, Landlord shall have the right to
immediately stop any Tenant’s Work that involves such a Breach or threatened Breach. 
 12.2.9 Repair of Tenant’s
Work. Tenant shall, at its sole cost, make all repairs to the Premises necessitated by Tenant’s Work, and shall keep and maintain in good order and condition all installations arising from, and all defects in, Tenant’s Work, and shall
make all necessary replacements thereto, and shall indemnify, defend, and hold Landlord harmless from and against all costs (including reasonable attorney’s fees), loss, and liability arising in connection with same, except where caused by the
omission, fault, negligence, or other misconduct of Landlord or its agents, contractors, invitees, licensees or employees. 
 12.2.10
Lien Releases. With respect to Tenant’s Work, Tenant, at its sole cost, shall procure and deliver to Landlord, in form and substance satisfactory to Landlord (i) written partial releases of liens executed by contractors,
subcontractors, material suppliers, and laborers simultaneous with and to the extent of payment for the labor performed or materials furnished by such contractor, subcontractor, material supplier, or laborer, and (ii) final releases of lien
simultaneous with final payments to contractors, subcontractors, material suppliers and laborers. Tenant shall also obtain and furnish to Landlord (i) all appropriate certifications from all Governmental Authorities having jurisdiction
(including a certificate of occupancy), and (ii) a certification from Tenant’s architect to the effect that all of Tenant’s Work has been performed and completed in accordance with Tenant’s Plans and with all Legal Requirements,
and (iii) a full set of true, complete, and correct as-built plans for the Premises. 
 12.2.11 Restrictions on Tenant’s
Work. No Tenant’s Work of any kind (except as may be expressly approved by Landlord) shall be made that might (i) decrease the total cubical volume of the Premises, or (ii) give to any owner, lessee, or occupant of any other
Building or to any other party, any easement, right-of-way, or any other right over the Premises, or (iii) decrease or modify the basic utility or function of the Premises. 

12.2.12 Security and Fire Systems. Where applicable, Tenant, at its sole cost, shall have the duty to tie in and coordinate its
security and/or fire alarm systems with the systems installed in the Building in which the Premises are located. 
 12.2.13 No
Abatement or Allowance. Except with respect to the Tenant Improvement Allowance provided for hereunder, Tenant shall not be entitled to any abatement, allowance, reduction, or suspension of the Rent reserved hereunder by reason of any
Tenant’s Work or alterations made to the Premises subsequent to Tenant’s Work, nor shall Tenant, by reason thereof, be released from any duties imposed upon Tenant under this Lease. No FETI or any other items supplied by Tenant to the
Premises shall be subject to any conditional sales agreements, security agreements, or other encumbrances without Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. 

  
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 12.2.14 Landlord’s Covenants. Tenant and Tenant’s contractors, at the
expense of Tenant or Tenant’s contractors, subject to reimbursement of such costs from the Tenant Improvement Allowance, shall be allowed to utilize power, water and other existing utility facilities as necessary and required in connection with
construction of the Tenant’ Work in the Premises. In addition, Tenant and Tenant’s contractors shall be allowed to utilize on a non-exclusive basis the Building’s loading docks in connection with construction of the Tenant’s Work
in the Premises at no additional cost or expense to Tenant. Tenant agrees to coordinate use of the loading docks with Landlord. 

12.2.14 Cooperation. During the entire course of the construction process, Tenant and Landlord each shall respond to requests
for information or decisions with reasonable dispatch. Without limiting the foregoing, each party shall cooperate with the other to facilitate and expedite the efficient design and construction of the Tenant’s Work. 

12.2.15 Landlord Delays. If completion of the Tenant’s Work is delayed by a Landlord Delay, the Rent Commencement Date
shall be extended by each day of such Landlord Delay. A “Landlord Delay” means delay in Substantial Completion (as defined herein) of the Tenant’s Work as a result of: (a) Landlord’s failure to respond to
submissions of drawings and specifications within the time periods required under Section 12.2.1 above, (b) Landlord’s failure to provide Tenant and its contractors access to and use of utilities, and loading docks as provided under
Section 12.2.14 above, and (c) any other delays caused by Landlord or its employees, contractors or agents, which has not been cured within ten days after receipt of written notice from Tenant. “Substantial
Completion” means that construction has been sufficiently completed such that the Premises can be occupied and used to conduct Tenant’s business without interference, as evidenced by either a certificate from Tenant’s
architect or a certificate of occupancy, if any. In the event Tenant commences business operations in the Premises, Substantial Completion of Tenant’s Work shall be deemed to have been achieved. 

12.2.16 Early Access. Tenant’s access to the Premises for purposes of constructing the Tenant’s Work shall be subject
to all of the terms and conditions of this Lease, except that Tenant during that time shall have no obligation to make payment of Rent, provided however, Tenant shall pay all utility costs during any early access period. 

12.2.17 Tenant Improvement Allowance. In connection with the construction of the Tenant’s Work, Landlord shall provide
Tenant with the Tenant Improvement Allowance to pay some or all Costs of Construction (as defined below) in the amount set forth in Section 10.2. Tenant shall bear all Costs of Construction in excess of the Tenant Improvement Allowance after
said Tenant Improvement Allowance has been fully funded as set forth in Section 10.2 of the Lease (the “Tenant’s Excess Cost”). As used in this Lease, the phrase “Costs of Construction” means
all costs and expenses incurred in connection with design and construction of the Tenant’s Work, including, without limitation, space planning, architectural and engineering fees and expenses for preparation of the Tenant’s Plans and any
approved changes thereto; permit and inspection fees; amounts paid to contractors, subcontractors and material suppliers; premiums for insurance and bonds, costs of utilities, equipment rental, labor, materials and supplies, and sales taxes thereon;
and any third party construction management fees. Landlord shall make disbursements from the Tenant Improvement Allowance as set forth in Section 10.2 of the Lease. 

  
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 EXHIBIT E 

PROHIBITED USES 
 1. Any use or purpose involving
the handling, storage, production or use of live virus stocks or other adventitious agents. 
 2. Any use or purposes involving the handling, storage,
production or use of chemical or biological agents requiring Biosafety Level 3 or above, as set forth by the National Institute of Health, Biosafety in Microbiological and Biomedical Laboratories. 

3. Any use or purpose involving the use of equipment that project or emit substantial magnetic or electromagnetic fields such as, but not limited to, MRI and
Xray equipment. 

  
 52

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