Document:

EX-10.18

 Exhibit 10.18 

EXECUTED 
 ORIGINAL

 OFFICE LEASE 

KILROY REALTY 
 PACIFIC
CORPORATE CENTER 
 KILROY REALTY, L.P., 

a Delaware limited partnership, 
 as
Landlord, 
 and 
 ROKA
BIOSCIENCE, INC., 
 a Delaware corporation, 

as Tenant. 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	5	  
		
	 ARTICLE 2 LEASE TERM; OPTION TERMS
	  	 	7	  
		
	 ARTICLE 3 BASE RENT
	  	 	10	  
		
	 ARTICLE 4 ADDITIONAL RENT
	  	 	11	  
		
	 ARTICLE 5 USE OF PREMISES
	  	 	21	  
		
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	22	  
		
	 ARTICLE 7 REPAIRS
	  	 	24	  
		
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	26	  
		
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	28	  
		
	 ARTICLE 10 INSURANCE
	  	 	29	  
		
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	34	  
		
	 ARTICLE 12 NONWAIVER
	  	 	37	  
		
	 ARTICLE 13 CONDEMNATION
	  	 	37	  
		
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	38	  
		
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	42	  
		
	 ARTICLE 16 HOLDING OVER
	  	 	43	  
		
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	43	  
		
	 ARTICLE 18 SUBORDINATION
	  	 	44	  
		
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	45	  
		
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	48	  
		
	 ARTICLE 21 SECURITY DEPOSIT
	  	 	48	  
		
	 ARTICLE 22 INTENTIONALLY OMITTED
	  	 	49	  
		
	 ARTICLE 23 SIGNS
	  	 	49	  

  
 (i) 

					
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	51	  
		
	 ARTICLE 25 LATE CHARGES
	  	 	52	  
		
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	53	  
		
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	53	  
		
	 ARTICLE 28 TENANT PARKING
	  	 	54	  
		
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	55	  

  
 (ii) 

 INDEX 
  

					
	 	  	Page(s)	 
	 Abatement Period
	  	 	10	  
	 Accountant
	  	 	20	  
	 Additional Rent
	  	 	11	  
	 Alterations
	  	 	26	  
	 Applicable Laws
	  	 	51	  
	 Applicable Reassessment
	  	 	19	  
	 Award
	  	 	9	  
	 Bank Prime Loan
	  	 	52	  
	 Base Building
	  	 	27	  
	 Base Rent
	  	 	10	  
	 Bill of Sale
	  	 	64	  
	 Brokers
	  	 	59	  
	 BS Exception
	  	 	24	  
	 Building
	  	 	6	  
	 Building Structure
	  	 	24	  
	 Building Systems
	  	 	22	  
	 Building-Top Signage
	  	 	49	  
	 CC&Rs
	  	 	21	  
	 Common Areas
	  	 	6	  
	 Comparable Buildings
	  	 	2	  
	 Control,
	  	 	42	  
	 Cosmetic Alterations
	  	 	26	  
	 Damage Termination Date
	  	 	36	  
	 Damage Termination Notice
	  	 	36	  
	 Direct Expenses
	  	 	11	  
	 Emergency Generator
	  	 	64	  
	 Environmental Laws
	  	 	62	  
	 Estimate
	  	 	17	  
	 Estimate Statement
	  	 	17	  
	 Estimated Direct Expenses
	  	 	17	  
	 Excess
	  	 	17	  
	 Exercise Notice
	  	 	8	  
	 Expense Year
	  	 	11	  
	 First Option Rent
	  	 	8	  
	 Force Majeure
	  	 	57	  
	 Hazardous Material(s)
	  	 	62	  
	 HVAC
	  	 	22	  
	 Interest Rate
	  	 	52	  
	 Landlord
	  	 	1	  
	 Landlord Parties
	  	 	29	  
	 Landlord Repair Notice
	  	 	34	  
	 Landlord’s Option Rent Calculation
	  	 	8	  
	 Lease
	  	 	1	  
	 Lease Commencement Date
	  	 	7	  

  
 (iii) 

					
	 	  	Page(s)	 
	 Lease Expiration Date
	  	 	7	  
	 Lease Term
	  	 	7	  
	 Lease Year
	  	 	7	  
	 Lines
	  	 	61	  
	 Mail
	  	 	58	  
	 Management Fee Cap
	  	 	14	  
	 Market Rate Schedule
	  	 	8	  
	 Neutral Arbitrator
	  	 	9	  
	 Non-Transfer Events
	  	 	42	  
	 Notices
	  	 	57	  
	 Objectionable Name
	  	 	51	  
	 Operating Expenses
	  	 	11	  
	 Option Term
	  	 	7	  
	 Original Improvements
	  	 	31	  
	 Outside Agreement Date
	  	 	9	  
	 Pacific Corporate Center
	  	 	6	  
	 Permitted Transferee
	  	 	42	  
	 Permitted Use
	  	 	2	  
	 Premises
	  	 	5	  
	 Project
	  	 	6	  
	 Proposition 13
	  	 	15	  
	 Proposition 13 Protection Amount
	  	 	19	  
	 Proposition 13 Purchase Price
	  	 	19	  
	 Reassessment
	  	 	19	  
	 Reminder Notice
	  	 	26, 35, 39	  
	 Renovations
	  	 	60	  
	 Rent
	  	 	11	  
	 Review Period
	  	 	20	  
	 Second Option Rent
	  	 	8	  
	 Security Deposit
	  	 	48	  
	 Sign Specifications
	  	 	50	  
	 SNDA
	  	 	44	  
	 Statement
	  	 	17	  
	 Subject Space
	  	 	38	  
	 Summary
	  	 	1	  
	 Tax Expenses
	  	 	15	  
	 Tax Increase
	  	 	19	  
	 TCCs
	  	 	5	  
	 Tenant
	  	 	1	  
	 Tenant Parties
	  	 	29	  
	 Tenant’s Option Rent Calculation
	  	 	8	  
	 Tenant’s Share
	  	 	16	  
	 Third Party Contractor
	  	 	33	  
	 Transfer Notice
	  	 	38	  
	 Transfer Premium
	  	 	40	  
	 Transferee
	  	 	38	  
	 Transfers
	  	 	38	  
	 Work Letter
	  	 	5	  

  
 (iv) 

 PACIFIC CORPORATE CENTER 

OFFICE LEASE 
 This
Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between KILROY REALTY, L.P., a Delaware limited
partnership (“Landlord”), and ROKA BIOSCIENCE, INC., a Delaware corporation (“Tenant”). 
 SUMMARY OF
BASIC LEASE INFORMATION 
  

					
	 	  	 TERMS OF LEASE
	  	 DESCRIPTION

	1.	  	Date:	  	December 31, 2009.
			
	2.	  	Premises:	  	
			
		  	 2.1    Building:
	  	That certain building located at 10398 Pacific Center Court San Diego, California 92121.
			
		  	 2.2    Premises:
	  	All of the 43,645 rentable square feet of space located in the Building as further set forth in Exhibit A to the Office Lease.
			
		  	 2.3    Project:
	  	The Building is part of an office project known as “Pacific Corporate Center,” as further set forth in Section 1.1.2 of this Lease.
			
	3.	  	 Lease Term
 (Article 2):
	  	
			
		  	 3.1    Length of Term:
	  	Ten (10) years.
			
		  	 3.2    Lease Commencement Date:
	  	The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises, and (ii) April 30, 2010 (subject to “Landlord Caused Delays” as that term is defined in the Tenant Work Letter
attached hereto as Exhibit B).

					
		  	 3.3    Lease Expiration Date:
	  	The last day of the calendar month in which the tenth (10th) anniversary of the Lease Commencement Date occurs; provided, however, to the extent the Lease Commencement Date occurs
on the first day of a calendar month, then the Lease Expiration Date shall be the day immediately preceding the tenth (10th) anniversary of the Lease Commencement Date.
			
		  	 3.4    Option Term(s):
	  	Two (2) five (5)-year options to renew, as more particularly set forth in Section 2.2 of this Lease.
			
	4.	  	Base Rent (Article 3):	  	

  

													
	 	  	 	 	  	 	 	  	Monthly	 
	 	  	 	 	  	Monthly	 	  	Rental Rate	 
	 	  	Annual	 	  	Installment	 	  	per Rentable	 
	 Lease Years
	  	Base Rent*	 	  	of Base Rent*	 	  	Square Foot*	 
	 1 - 2
	  	$	628,488.00	  	  	$	52,374.00	  	  	$	1.200	  
	 3 - 4
	  	$	666,197.28	  	  	$	55,516.44	  	  	$	1.272	  
	 5 - 6
	  	$	706,169.16	  	  	$	58,847.43	  	  	$	1.348	  
	 7 - 8
	  	$	748,539.24	  	  	$	62,378.27	  	  	$	1.429	  
	 9 - 10
	  	$	793,451.64	  	  	$	66,120.97	  	  	$	1.515	  

  

	*	The initial Annual Base Rent (and Monthly Installment of Base Rent) was calculated by multiplying the initial Monthly Rental Rate per Rentable Square Foot by the number of rentable square feet of space in the Premises.
In all subsequent Lease Years, the calculation of Annual Base Rent (and Monthly Installment of Base Rent) reflects an increase of six percent (6%) every two (2) years. 

 

					
	5.	  	 Intentionally Omitted
 (Article
4):
	  	
			
	6.	  	 Tenant’s Share
 (Article
4):
	  	One hundred percent (100%).
			
	7.	  	 Permitted Use
 (Article 5):
	  	Tenant shall use the Premises solely for general office, engineering, warehousing, research and development, manufacturing and any other legally permitted use pursuant to the zoning then-applicable to the Building (the
“Permitted Use”); provided, however, that notwithstanding anything

  
 -2- 

					
		  		  	to the contrary set forth hereinabove, and as more particularly set forth in the Lease, Tenant shall be responsible for operating and maintaining the Premises pursuant to, and in no event may Tenant’s Permitted Use violate, (A)
Landlord’s “Rules and Regulations,” as that term is set forth in Section 5.2 of this Lease, (B) all “Applicable Laws,” as that term is set forth in Article 24 of this Lease, (C) all applicable zoning, building
codes and the “CC&Rs,” as that term is set forth in Section 5.3 of this Lease, and (D) the character of the Project as a first-class office/lab/research and development building Project.
			
	8.	  	 Security Deposit
 (Article 21):
	  	$198,362.91.
			
	9.	  	 Parking Pass Ratio
 (Article
28):
	  	Three (3) unreserved parking passes for every 1,000 rentable square feet of the Premises, of which six (6) passes shall be for the use of reserved parking spaces for Tenant’s visitors, customers, carpools or other executive
parking in the initial locations identified on Exhibit I, attached hereto.
			
	10.	  	 Address of Tenant
 (Section
29.18):
	  	 Roka Bioscience, Inc.
 20 Independence Blvd.

Warren, New Jersey 07059
 Attention: Chief Financial Officer

(Prior to Lease Commencement Date)
  

and
  

Roka Biosciences, Inc.
 10398 Pacific Center Court

San Diego, California 92121
 Attention: Dave Patterson, V.P.
Operations
 (After Lease Commencement Date)

			
	11.	  	 Address of Landlord
 (Section
29.18):
	  	See Section 29.18 of the Lease.

  
 -3- 

					
	12.	  	 Broker(s)
 (Section 29.24):
	  	
			
		  	Representing Tenant:	  	Representing Landlord:
			
		  	 Irving Hughes
 655 West Broadway

San Diego, California 92101
 Attention: Shaun Burnett
	  	None.
			
	13.	  	 Improvement Allowance
 (Section 2 of
Exhibit B):
	  	$750,000.00.

  
 -4- 

 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in
Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and each floor or floors of the Premises has the number of rentable square feet as
set forth in Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions (the “TCCs”) herein set forth, and Tenant covenants as a
material part of the consideration for this Lease to keep and perform each and all of such TCCs by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose
of Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an agreement,
representation or warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of
the accessways to the Premises or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in the Work Letter attached hereto as Exhibit B (the
“Work Letter”), Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any
representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and
the Work Letter. The taking of possession of the Premises by Tenant shall conclusively establish that the Premises and the Building were at such time in good and sanitary order, condition and repair, subject only to (i) Landlord’s
obligations set forth in Article 7 of this Lease with respect to the condition and repair of the “Building Structure,” as that term is defined in Article 7 of this Lease, (ii) Landlord’s obligations set forth in
Article 24 of this Lease with regard to compliance with “Applicable Laws,” as that term is defined in such Article 24, and (iii) Landlord’s obligations set forth in Section 29.33 of this Lease with
respect to “Hazardous Materials,” as that term is defined in such Section 29.33 of this Lease; provided, however, that Landlord hereby covenants that upon delivery of the Premises to Tenant, (A) the Building Structure and
“Building Systems” (as that term is defined in Section 6.2 below) shall at such time be in good and sanitary order, condition and repair, and (B) the Premises and parking areas servicing the Building (including, without
limitation, the path of travel between the Building and such parking areas, other than with respect to the path of travel between the Building and the parking spaces located to the south-west of the building located at 10390 Pacific Center Court),
and exit lighting within the Building and egress lighting at all exit doors leaving the Building, shall be in compliance with all applicable building codes and Applicable Laws (including but not limited to Title 24, seismic, fire and life safety,
structural support of existing MEP items and ceilings, and exit lighting requirements,) in effect at the time of Landlord’s delivery of the Premises to the Tenant, and Landlord shall be solely responsible for all costs and expenses (i.e., and
not as part of Operating Expenses) incurred in order to cure any deficiencies vis-à-vis such covenants and bring such Premises into compliance with the foregoing codes. To the actual knowledge of Mrs. Kathleen Bristol (Landlord’s
Portfolio Manager with respect 

  
 -5- 

 
to the Project), without any duty of investigation or any duty of inquiry, Landlord has not, as of the date of this Lease, received from any applicable governmental agency any written notice of
violation or violations (or claim thereof) relating to Applicable Laws, or applicable zoning, ordinances, building codes or CC&Rs with regard to the Premises or the Building existing as of the date of this Lease; provided, however, the foregoing
representation does not apply with respect to any alterations, additions or improvements made (or to be made) by Tenant. If, within the first twelve (12) months following Tenant’s occupancy of the Premises, it is discovered that any of the
Building Systems do not have an estimated remaining useful life of at least the duration of the Lease Term, Landlord shall, at its sole cost and expense, make any repairs and/or replacements necessary to put the Building Systems in the condition
required by the immediately preceding two (2) sentences. 
 1.1.2 The Building and The Project. The Premises are a part
of the building set forth in Section 2.1 of the Summary (the “Building”). The Building is part of an office project known as “Pacific Corporate Center.” The term “Project,” as used in
this Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, and (iii) the other
office buildings located adjacent to the Building and the land upon which such adjacent office buildings is/are located. 
 1.1.3
Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are
provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for
the exclusive use of certain tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The manner in which the Common Areas are maintained and operated shall be at the sole
discretion of Landlord, provided that Landlord shall maintain and operate the same in a first-class manner consistent with that of other “Comparable Buildings” as that term is set forth in Section 4 of Exhibit H
attached hereto, and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time, provided that such rules, regulations and restrictions (i) do not unreasonably interfere with the rights
granted to Tenant under this Lease and the permitted use granted under Section 5.1, below, and (ii) are subject to the terms set forth in the Exhibit D attached hereto. Landlord reserves the right to close temporarily,
make alterations or additions to, or change the location of elements of the Project and the Common Areas; provided that no such changes shall be permitted which materially reduce or materially interfere with Tenant’s rights or access hereunder.
Except when and where Tenant’s right of access is specifically excluded in this Lease, Tenant shall have the right of access to the Premises, the Building, and the Project parking facility twenty-four (24) hours per day, seven
(7) days per week during the “Lease Term,” as that term is defined in Section 2.1, below. 
 1.2
Stipulation of Rentable Square Feet of Premises and Building. For purposes of this Lease, “rentable square feet” and “usable square feet” of the Premises shall be deemed as set forth in Section 2.2 of
the Summary and the rentable square feet of the Building shall be deemed as set forth in Section 2.1 of the Summary. 

  
 -6- 

 ARTICLE 2 

LEASE TERM; OPTION TERMS 

2.1 Initial Lease Term. The TCCs and provisions of this Lease shall be effective as of the date of this Lease. The term of this
Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall
terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year”
shall mean each consecutive twelve (12) month period during the Lease Term; provided, however, that the first Lease Year shall commence on the Lease Commencement Date and end on the last day of the month in which the first anniversary of
the Lease Commencement Date occurs and the second and each succeeding Lease Year shall commence on the first day of the next calendar month; and further provided that the last Lease Year shall end on the Lease Expiration Date. At any time during the
Lease Term, either Landlord or Tenant may deliver to the other party a notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth therein, which such other party shall execute and
return to Landlord or Tenant, as applicable, within five (5) business days of receipt thereof. 
 2.2 Option Terms. 

2.2.1 Option Right. Landlord hereby grants the Tenant originally named herein (the “Original Tenant”) and its
Permitted Transferees (as that term is defined in Section 14.8, below) two (2) options to extend the Lease Term for the entire Premises by a period of five (5) years each (each, an “Option Term”). Such option shall be
exercisable only by Notice delivered by Tenant to Landlord as provided below, provided that, as of the date of delivery of such Notice, (i) Tenant is not then in monetary default under this Lease (beyond the applicable notice and cure period
set forth in this Lease), (ii) Tenant has not been in monetary default under this Lease (beyond the applicable notice and cure period set forth in this Lease) more than twice during the prior twelve (12) month period, and (iii) Tenant
has not been in monetary default under this Lease (beyond the applicable notice and cure period set forth in this Lease) more than five (5) times during the Lease Term. Upon the proper exercise of such option to extend, and provided that, as of
the end of the Lease Term, or the first Option Term, as applicable, (A) Tenant is not in monetary default under this Lease (beyond the applicable notice and cure period set forth in this Lease), (B) Tenant has not been in monetary default
under this Lease (beyond the applicable notice and cure period set forth in this Lease) more than twice during the prior twelve (12) month period, and (C) Tenant has not been in monetary default under this Lease (beyond the applicable
notice and cure period set forth in this Lease) more than five (5) times during the Lease Term, then the Lease Term, as it applies to the entire Premises, shall be extended for a period of five (5) years. The rights contained in this
Section 2.2 shall only be exercised by the Original Tenant or its Permitted Transferee (and not any other assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if Original Tenant and/or its
Permitted Transferee is in occupancy of not less than fifty percent (50%) of the then-existing Premises at the time of Tenant’s exercise of the applicable Option Term. 

  
 -7- 

 2.2.2 Option Rent. The Base Rent payable by Tenant during the first Option Term
(the “First Option Rent”) shall be payable as follows: (i) the First Option Rent for the first Lease Year of the first Option Term shall be at a monthly rate equal to the product of (A) the Base Rent applicable during the
last rental period of the initial Lease Term under this Lease, and (B) a percentage equal to one hundred three percent (103%); and (ii) the First Option Rent for each subsequent Lease Year during the first Option Term shall be equal to one
hundred three percent (103%) of the prior Lease Year’s First Option Rent for the remainder of the first Option Term, all other rental amounts shall be paid pursuant to the terms of this Lease. The Rent payable by Tenant during the second
Option Term (the “Second Option Rent”) shall be equal to the “Market Rent,” as that term is defined in, and determined pursuant to, Exhibit H attached hereto; provided, however, that the Market Rent for each
Lease Year during the second Option Term, shall be equal to the amount set forth on a “Market Rate Schedule,” as that term is defined below. The “Market Rate Schedule” shall be derived from the Market Rent for the Option
Term as determined pursuant to Exhibit H, attached hereto, as follows: (i) the Market Rent for the first year of the second Option Term shall be equal to the sum of (a) the Market Rent, as determined pursuant to
Exhibit H (inclusive of an adjustment for any Renewal Allowance to be provided to Tenant, as more particularly detailed in Section 3 of Exhibit H to this Lease), and (ii) the Market Rent for each
subsequent year shall increase annually as determined to be consistent with annual increases for Comparable Transactions. The calculation of the Market Rent shall be derived from a review of, and comparison to, the “Net Equivalent Lease
Rates” of the “Comparable Transactions,” as provided for in Exhibit H. 
 2.2.3 Exercise of Option.
The options contained in this Section 2.2 shall be exercised by Tenant, if at all, only in the manner set forth in this Section 2.2. With regard to the first Option Term, Tenant shall exercise such first Option Term by
delivering written notice thereof (“Tenant’s Exercise Notice”) to Landlord not less than nine (9) months prior to the expiration of the initial Lease Term. With regard to the second Option Term, Tenant shall deliver notice
(the “Tenant Interest Notice”) to Landlord not more than fifteen (15) months nor less than twelve (12) months prior to the expiration of the first Option Term stating that Tenant is interested in exercising its option for
the second Option Term. Landlord shall deliver notice (the “Market Rent Notice”) to Tenant on or before the date which is thirty (30) days after Landlord’s receipt of the Tenant Interest Notice setting forth the Market
Rent (the “Landlord’s Option Rent Calculation”). If Tenant wishes to exercise such option, Tenant shall, on or before the earlier of (A) the date occurring nine (9) months prior to the expiration of the first Option
Term, and (B) the date occurring thirty (30) days after Tenant’s receipt of the Market Rent Notice, exercise the option by delivering written notice thereof (also, “Tenant’s Exercise Notice”) to Landlord, and
upon, and concurrent with, such exercise, Tenant may, at its option, object to the Market Rent contained in the Market Rent Notice, in which case (i) concurrently with Tenant’s objection to the Market Rent contained in the Market Rent
Notice, Tenant shall deliver to Landlord Tenant’s calculation of the Market Rent (the “Tenant’s Option Rent Calculation”), and (ii) the parties shall follow the procedure, and the Option Rent shall be determined, as
set forth in Section 2.2.4, below. In the event that Tenant fails to deliver a Tenant Interest Notice in connection with the second Option Term, Tenant shall nevertheless have the right to exercise such second Option Term by delivering a
Tenant’s Exercise Notice to Landlord not less than nine (9) months prior to the expiration of the first Option Term, and in such case, the Second Option Rent shall be as determined by Landlord in accordance with the terms set forth in
Section 2.2.2, above. 

  
 -8- 

 2.2.4 Determination of Market Rent. In the event Tenant objects to the Market
Rent, Landlord and Tenant shall attempt to agree upon the Market Rent using reasonable good-faith efforts. If Landlord and Tenant fail to reach agreement within sixty (60) days following Tenant’s objection to the Landlord’s Option
Rent Calculation (the “Outside Agreement Date”), then, within two (2) business days following such Outside Agreement Date, (x) Landlord may re-calculate the Landlord’s Option Rent Calculation by delivering
written notice thereof to Tenant, and (y) Tenant may re-calculate the Tenant’s Option Rent Calculation by delivering written notice thereof to Tenant. If Landlord and Tenant thereafter fail to reach agreement within seven
(7) business days of the Outside Agreement Date, then in connection with the Option Rent, Landlord’s Option Rent Calculation and Tenant’s Option Rent Calculation, each as most recently delivered to the other party pursuant to the TCCs
of this Section 2.2, shall be submitted to the “Neutral Arbitrator,” as that term is defined in Section 2.2.4.1 of this Lease, pursuant to the TCCs of this Section 2.2.4. The submittals shall be made
concurrently with the selection of the Neutral Arbitrator pursuant to this Section 2.2.4 and shall be submitted to arbitration in accordance with Section 2.2.4.1 through 2.2.4.5 of this Lease, but subject to the conditions,
when appropriate, of Section 2.2.3. 
 2.2.4.1 Landlord and Tenant shall mutually and reasonably appoint one
(1) arbitrator who shall by profession be a real estate broker, appraiser or attorney who shall have been active over the five (5) year period ending on the date of such appointment in the leasing (or appraisal, as the case may be) of
first-class office properties in the Comparable Area, as that term is defined in Exhibit H attached hereto (the “Neutral Arbitrator”). The determination of the Neutral Arbitrator shall be limited solely to the
issue of whether Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, each as submitted to the Neutral Arbitrator pursuant to Section 2.2.4, above, is the closest to the actual Market Rent as determined by
such Neutral Arbitrator, taking into account the requirements of Section 2.2.2 of this Lease. Such Neutral Arbitrator shall be appointed within fifteen (15) days after the applicable Outside Agreement Date. Neither the Landlord nor
Tenant may, directly or indirectly, consult with the Neutral Arbitrator prior to, or subsequent to, his or her appearance. The Neutral Arbitrator shall be retained via an engagement letter jointly prepared by Landlord’s counsel and
Tenant’s counsel. 
 2.2.4.2 The Neutral Arbitrator shall, within thirty (30) days of his/her appointment, reach a decision as to
Market Rent and determine whether the Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, each as submitted to the Neutral Arbitrator pursuant to Section 2.2.4, above, is closest to Market Rent as determined
by such Neutral Arbitrator and simultaneously publish a ruling (“Award”) indicating whether Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation is closest to the Market Rent as determined by such Neutral
Arbitrator. Following notification of the Award, the Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, whichever is selected by the Neutral Arbitrator as being closest to Market Rent, shall become the then applicable
Second Option Rent. 
 2.2.4.3 The Award issued by such Neutral Arbitrator shall be binding upon Landlord and Tenant. 

  
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 2.2.4.4 If Landlord and Tenant fail to appoint the Neutral Arbitrator within fifteen
(15) days after the applicable Outside Agreement Date, either party may petition the presiding judge of the Superior Court of San Diego County to appoint such Neutral Arbitrator subject to the criteria in Section 2.2.4.1 of this
Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction over the parties to appoint such Neutral Arbitrator. 

The cost of arbitration shall be paid by Landlord and Tenant equally.  

ARTICLE 3 

BASE RENT 
 3.1
In General. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the management office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate
in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in
equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the first
full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any payment of
Rent is for a period which is shorter than one month, the Rent for any such fractional month shall accrue on a daily basis during such fractional month and shall total an amount equal to the product of (i) a fraction, the numerator of which is
the number of days in such fractional month and the denominator of which is the actual number of days occurring in such calendar month, and (ii) the then-applicable Monthly Installment of Base Rent. All other payments or adjustments required to
be made under the TCCs of this Lease that require proration on a time basis shall be prorated on the same basis. 
 3.2 Rent
Abatement. Notwithstanding any contrary provisions set forth in this Article 3 and in Section 4 of the Summary, Tenant shall not be obligated to pay the monthly installments of Base Rent or “Tenant’s Share”
of “Direct Expenses” (as those terms are defined in Article 4, below) attributable to the Premises for the two (2) month period commencing on the first day of the second
(2nd) full calendar month of the Lease Term and ending on the last day of the third (3rd) full calendar month of the Lease Term (the
“Abatement Period”). In connection with the foregoing, the abatement of Base Rent provided to Tenant pursuant to this Section 3.2 during the Abatement Period shall not exceed an aggregate of One Hundred Four Thousand
Seven Hundred Forty-Eight and 00/100 Dollars ($104,748.00). Additionally, notwithstanding the foregoing, except with respect to Tenant’s Share of Direct Expenses, Tenant shall be obligated to pay all “Additional Rent,” as that term is
defined in Section 4.1, below, during the Abatement Period. The foregoing abatement of Base Rent and Tenant’s Share of Direct Expenses has been granted to Tenant as additional consideration for entering into this Lease, and for agreeing to
pay the rent and performing the terms and conditions otherwise required under this Lease. If Tenant shall be in economic or material non-economic default of this Lease and shall fail to cure such default within the applicable notice and cure period
set forth in this Lease, then Landlord may at its option, by notice to Tenant, elect, in addition to any other remedies Landlord may have under this Lease, that the dollar amount of the unapplied portion of such abatement of Base Rent and
Tenant’s Share of Direct Expenses as of such default shall be converted to a credit to be applied to the Base Rent applicable to the Premises at the end of the Lease Term and Tenant shall immediately be obligated to begin paying Base Rent and
Tenant’s Share of Direct Expenses for the Premises in full. 

  
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 ARTICLE 4 

ADDITIONAL RENT 

4.1 General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay
“Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.6 and 4.2.2, respectively, of this Lease. Such payments by Tenant, together with any and all other amounts
payable by Tenant to Landlord pursuant to the TCCs of this Lease, are hereinafter collectively referred to as the “Additional Rent,” and the Base Rent and the Additional Rent are herein collectively referred to as
“Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of
the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 

4.2 Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall have the
meanings hereinafter set forth: 
 4.2.1 Intentionally Deleted. 

4.2.2 “Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 

4.2.3 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the
calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s
Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 
 4.2.4 “Operating
Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement
(subject to item (xiii), below), restoration or operation of the Project, or any portion thereof, in accordance with sound real estate management and accounting principles, consistently applied. Without limiting the generality of the foregoing,
Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and
elevator systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating
Expenses, and the costs incurred in connection with a governmentally mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project; (iv) the cost of
landscaping, relamping, and all supplies, tools, equipment and materials 

  
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used in the operation, repair and maintenance of the Project, or any portion thereof; (v) costs incurred in connection with the parking areas servicing the Project; (vi) fees and other
costs, including management fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental
agreements and the fair rental value of any management office space; (viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons (other than persons generally considered to be higher in rank than
the position of “Property Manager”) engaged in the operation, maintenance and security of the Project; (ix) costs under any instrument pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and,
subject to item (xiii), below, replacement of all systems and equipment and components thereof of the Building; (xi) the cost of janitorial, security and other services applicable to the Common Areas of the Project, reasonable replacement of
wall and floor coverings, ceiling tiles and fixtures in common areas with similar items, maintenance and replacement of curbs and walkways, repair to roofs (which roof repairs shall be subject to the terms of item (b), below), but not repairs or
maintenance of the structure of the roof; (xii) amortization of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof (which amortization
calculation shall include interest at the “Interest Rate,” as that term is set forth in Article 25 of this Lease); (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which
are intended to effect economies in the operation or maintenance of the Project, or any portion thereof, or (B) that are required under any governmental law or regulation by a federal, state or local governmental agency, except for capital
repairs, replacements or other improvements to remedy a condition existing prior to the Lease Commencement Date which an applicable governmental authority, if it had knowledge of such condition prior to the Lease Commencement Date, would have then
required to be remedied pursuant to then-current governmental laws or regulations in their form existing as of the Lease Commencement Date and pursuant to the then-current interpretation of such governmental laws or regulations by the applicable
governmental authority as of the Lease Commencement Date; provided, however, that any capital expenditure shall be shall be amortized with interest at the Interest Rate over its useful life as Landlord shall reasonably determine in accordance with
sound real estate management and accounting principles; (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash
removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in Section 4.2.5, below; and (xv) payments under any easement, license, operating agreement, declaration,
restrictive covenant, or instrument pertaining to the sharing of costs by the Building. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include: 

(a) costs, including marketing costs, legal fees, space planners’ fees, advertising and promotional expenses, and brokerage fees incurred
in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for tenants
occupying space in the Project or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the Project (excluding, however, such costs relating to any common areas of the
Project or parking facilities); 

  
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 (b) except as set forth in items (xii), (xiii), and (xiv) above, costs of capital repairs
and alterations, and costs of capital improvements and equipment, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest; 

(c) costs for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant’s
carrier or by anyone else, and electric power costs or any other utilities (including, without limitation, electricity, gas, sewer and water) and/or services (including, without limitation, janitorial and/or security) for which any tenant (including
Tenant) directly contracts with the local public service company or applicable service provider; 
 (d) any bad debt loss, rent loss, or
reserves of any type; 
 (e) costs associated with the operation of the business of the partnership or entity which constitutes the
Landlord, as the same are distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the
business of the partnership or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of
selling, syndicating, financing, mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or
between Landlord and other tenants or occupants, and Landlord’s general corporate overhead and general and administrative expenses; 

(f) the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless such wages
and benefits are prorated to reflect time spent on operating and managing the Project vis-à-vis time spent on matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this
Lease include wages and/or benefits attributable to personnel above the level of Project manager; 
 (g) amount paid as ground rental for
the Project; 
 (h) overhead and profit increment paid to the Landlord or to subsidiaries or affiliates of the Landlord for services in the
Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

(i) any compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord; 

(j) rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost
of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to
remedy or ameliorate an emergency condition in the Project; 

  
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 (k) all items and services for which Tenant or any other tenant in the Project reimburses
Landlord or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement; 
 (1) costs, other than
those incurred in ordinary maintenance and repair, for sculpture, paintings, fountains or other objects of art; 
 (m) any costs expressly
excluded from Operating Expenses elsewhere in this Lease; 
 (n) rent for any office space occupied by Project management personnel to the
extent the size or rental rate of such office space exceeds the size or fair market rental value of office space occupied by management personnel of the Comparable Buildings in the vicinity of the Building, with adjustment where appropriate for the
size of the applicable project; 
 (o) costs to the extent arising from the gross negligence or willful misconduct of Landlord or its
agents, employees, vendors, contractors, or providers of materials or services; 
 (p) costs incurred to comply with laws relating to the
removal of hazardous material (as defined under applicable law) which was in existence in the Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it
had then had knowledge of the presence of such hazardous material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or
containment action with respect thereto; and costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of
the Project and is of such a nature, at that time, that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists in the
Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto; 

(q) fees payable by Landlord for management of the Building in excess of three percent (3%) (the “Management Fee Cap”)
of the Rent due under this Lease (without regard to any abatement of Rent provided herein) for any calendar year or portion thereof; 

(r) Tax Expenses; 
 (s) any
costs incurred in connection with any violations existing as of the date of this Lease of Applicable Laws which are applicable to the Project or any portion thereof; 

(t) costs arising to the extent of the negligence or willful misconduct of Landlord or its agents, employees, vendors, contractors, or
providers of materials or services; 

  
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 (u) accountants’ fees, arbitration fees, and other costs and expenses incurred in
connection with any audits conducted by Landlord or any past or present tenant; 
 (v) any costs incurred by Landlord due to a violation by
Landlord or any affiliate thereof of the terms and conditions of any lease of space in the Project; 
 (w) costs incurred in removing and
storing the property of former tenants or occupants of the Building; 
 (x) the cost of any work or services performed for any tenant
(including Tenant) at such tenant’s cost; 
 (y) “takeover” expenses, including, but not limited to, the expenses incurred
by Landlord with respect to space located in another building of any kind or nature in connection with the leasing of space in the Project; 

(z) costs of installing, maintaining and operating any specialty service operated by Landlord including without limitation, any luncheon club
or athletic facility, or the repair thereof; and 
 (aa) maintenance costs and expenses of other buildings located in the Project. 

4.2.5 Taxes. 

4.2.5.1 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or
other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of
rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances,
furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority)
because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. 
 4.2.5.2 Tax Expenses shall
include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or
charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted
by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street,
sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and
amenities as a result of Proposition 13, Tax Expenses shall also 

  
 -15- 

 
include any governmental or private assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality
of services and amenities normally provided by governmental agencies; (iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any
business or gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any
portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises. 

4.2.5.3 Any costs and expenses (including, without limitation, reasonable attorneys’ fees) incurred in attempting to protest, reduce or
minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are paid. Except as set forth in Section 4.2.5.4, below, refunds of Tax Expenses shall be credited against Tax Expenses and refunded to Tenant
regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as Additional Rent under
this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable
governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the TCCs of this Lease. Notwithstanding anything to the
contrary contained in this Section 4.2.5 (except as set forth in Section 4.2.5.1, above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes,
inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project),
(ii) any items included as Operating Expenses, (iii) any items paid by Tenant under Section 4.5 of this Lease, and (iv) any penalties or interest payable as a result of non-payment or late payment of any Taxes Expenses by
Landlord. 
 4.2.6 “Tenant’s Share” shall mean the percentage set forth in Section 6 of the Summary. 

4.3 Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project and that the
costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the tenants of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2
above, Direct Expenses (which consists of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on a prorata basis based on the
square footage of the buildings in the Project (which portion, as of the date hereof, is equal to 25.42% of the Project), shall be allocated to the tenants of the Building (as opposed to the tenants of any other buildings in the Project) and such
portion shall be the Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct
Expenses attributable to the Project as a whole (excluding any Direct Expenses which are attributable solely to any other building in the Project). 

  
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 4.4 Calculation and Payment of Additional Rent. Tenant shall pay to Landlord, in
the manner set forth in Section 4.4.1, below, and as Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year. 

4.4.1 Statement of Actual Building Direct Expenses and Payment by Tenant. Landlord shall give to Tenant following the end of
each Expense Year, a statement (the “Statement”) which shall state in general major categories the Building Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s
Share of Direct Expenses. Landlord shall use commercially reasonable efforts to deliver such Statement to Tenant on or before May 1 following the end of the Expense Year to which such Statement relates. Upon receipt of the Statement for each
Expense Year commencing or ending during the Lease Term, Tenant shall pay, within thirty (30) days after receipt of the Statement, the full amount of Tenant’s Share of Direct Expenses for such Expense Year, less the amounts, if any, paid
during such Expense Year as “Estimated Direct Expenses,” as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses (an
“Excess”), Tenant shall receive a credit in the amount of such Excess against Rent next due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from
enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease
terminates, if Tenant’s Share of Direct Expenses is greater than the amount of Estimated Direct Expenses previously paid by Tenant to Landlord, Tenant shall, within thirty (30) days after receipt of the Statement, pay to Landlord such
amount, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses (again, an Excess), Landlord shall, within thirty (30) days, deliver a check payable to Tenant in the amount of such Excess. The
provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term. Notwithstanding the immediately preceding sentence, Tenant shall not be responsible for Tenant’s Share of any Building Direct
Expenses attributable, to any Expense Year which are first billed to Tenant more than twelve (12) months following the expiration of the Expense Year to which such Direct Expenses relate, provided that, to the extent that Landlord provides
Tenant with copies of the applicable bills/statements within thirty (30) days following Landlord’s receipt of the same, Tenant shall be responsible for Tenant’s Share of Direct Expenses levied by any governmental authority or by any
public utility companies at any time which are attributable to any Expense Year during the Lease Term. 
 4.4.2 Statement of Estimated
Building Direct Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth in general major categories Landlord’s reasonable estimate (the
“Estimate”) of what the total amount of Direct Expenses for the then-current Expense Year shall be and the estimated Tenant’s Share of Direct Expenses (the “Estimated Direct Expenses”). Landlord shall use
commercially reasonable efforts to deliver such Estimate Statement to Tenant on or before May 1 following the end of the Expense Year to which such Estimate Statement relates. The failure of Landlord to timely furnish the Estimate Statement for
any Expense Year shall not preclude Landlord from enforcing its rights 

  
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to collect any Estimated Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Direct Expenses theretofore delivered to
the extent necessary. Thereafter, Tenant shall pay, within thirty (30) days after receipt of the Estimate Statement, a fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the
second to last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator.
Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated
Direct Expenses set forth in the previous Estimate Statement delivered by Landlord to Tenant. Throughout the Lease Term Landlord shall maintain books and records with respect to Building Direct Expenses in accordance with generally accepted real
estate accounting and management practices, consistently applied. 
 4.5 Taxes and Other Charges for Which Tenant Is Directly
Responsible. 
 4.5.1 Tenant shall be liable for and shall pay before delinquency, taxes levied against Tenant’s equipment,
furniture, fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the
assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which
Landlord shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall within thirty (30) days following demand repay to Landlord the taxes so levied against Landlord or the
proportion of such taxes resulting from such increase in the assessment, as the case may be. 
 4.5.2 In the event that the Improvements and
any subsequent Alterations in the Premises, whether installed and/or paid for by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher
than the value of the improvements existing within the Premises prior to the construction of the Improvements pursuant to Exhibit B hereof, and as a result thereof a supplemental tax bill is issued for the value of such Improvements
and/or Alterations, then the Tax Expenses attributable to the Building and payable by Tenant under this Lease (i.e., as opposed to such Tax Expenses being be shared by other buildings in the Project), for each Expense Year during the Lease Term
commencing with the Expense Year to which such supplemental tax bill relates, shall be increased by the amount of the Tax Expenses set forth in such supplemental tax bill. 

4.5.3 Notwithstanding any contrary provision herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax,
transfer tax or value added tax, or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration,
repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an
interest or an estate in the Premises. 

  
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 4.6 Tenant’s Payment of Certain Tax Expenses. Notwithstanding anything to the
contrary contained in this Lease, in the event that, at any time during the initial Lease Term, any sale, refinancing, or change in ownership of the Building or Project is consummated (specifically excluding, however, a change in ownership due to a
“Portfolio Sale,” as that term is defined below, and a change in ownership to a lender resulting from a foreclosure or a deed-in-lieu of foreclosure), and as a result thereof, and to the extent that in connection therewith, the Building or
Project is reassessed (the “Reassessment”) for real estate tax purposes by the appropriate governmental authority pursuant to the terms of Proposition 13, then the TCCs of this Section 4.6 shall apply to such
Reassessment of the Building or Project. For purposes of this Section 4.6, a “Portfolio Sale” shall mean a sale of the Project together with one or more other buildings owned by Landlord (other than any other buildings
located in the Project). 
 4.6.1 The Tax Increase. For purposes of this Article 4, the term “Tax
Increase” shall mean that portion of the Tax Expenses, as calculated immediately following the Reassessment, which is attributable solely to the Reassessment. Accordingly, the term Tax Increase shall not include any portion of the Tax
Expenses, as calculated immediately following the Reassessment, which (i) is attributable to the initial assessment of the value of the Project, the base, shall and core of the Building or the tenant improvements located in the Building;
(ii) is attributable to assessments which were pending immediately prior to the Reassessment (and not related to the pending transfer of the Building or Project) which assessments were conducted during, and included in, such Reassessment, or
which assessments were otherwise rendered unnecessary following the Reassessment; or (iii) is attributable to the annual inflationary increase of real estate taxes, but not in excess of two percent (2.0%) per annum. 

4.6.2 Protection. During the initial Lease Term, Tenant shall not be obligated to pay any portion of the Tax Increase relating
to any Reassessment of the Building or Project. 
 4.6.3 Landlord’s Right to Purchase the Proposition 13 Protection Amount
Attributable to a Particular Reassessment. The amount of Tax Expenses which Tenant is not obligated to pay or will not be obligated to pay during the Lease Term in connection with a particular Reassessment pursuant to the TCCs of
Section 4.6, shall be sometimes referred to hereafter as a “Proposition 13 Protection Amount.” If the occurrence of a Reassessment is reasonably foreseeable by Landlord and the Proposition 13 Protection Amount
attributable to such Reassessment can be reasonably quantified or estimated for each Lease Year commencing with the Lease Year in which the Reassessment will occur, the TCCs of this Section 4.6.3 shall apply to each such Reassessment.
Upon Notice to Tenant, Landlord shall have the right to purchase the Proposition 13 Protection Amount relating to the applicable Reassessment (the “Applicable Reassessment”), at any time during the Lease Term, by paying to Tenant an
amount equal to the “Proposition 13 Purchase Price,” as that term is defined in this Section 4.6.3, provided that the right of any successor of Landlord to exercise its right of repurchase hereunder shall not apply to any
Reassessment which results from the event pursuant to which such successor of Landlord became the Landlord under this Lease. As used herein, “Proposition 13 Purchase Price” shall mean the present value of the Proposition 13
Protection Amount remaining during the Lease Term, as of the date of payment of the Proposition 13 Purchase Price by Landlord. Such present value shall be calculated (i) by using the portion of the Proposition 13 Protection Amount attributable
to each remaining Lease Year (as though the portion of such Proposition 13 Protection Amount benefited Tenant at the end of each Lease Year), as the amounts to be discounted, and (ii) by using discount rates for each amount to be discounted
equal to (A) the average 

  
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rates of yield for United States Treasury Obligations with maturity dates as close as reasonably possible to the end of each Lease Year during which the portions of the Proposition 13 Protection
Amount would have benefited Tenant, which rates shall be those in effect as of Landlord’s exercise of its right to purchase, as set forth in this Section 4.6.3, plus (B) two percent (2%) per annum. Upon such payment of the
Proposition 13 Purchase Price, the provisions of Section 4.6.2 of this Lease shall not apply to any Tax Increase attributable to the Applicable Reassessment. Since Landlord is estimating the Proposition 13 Purchase Price because a
Reassessment has not yet occurred, and since the parties hereto desire to provide Tenant with the Proposition 13 Purchase Price in order to provide the full present value of the Proposition 13 Protection Amount, then when such Reassessment occurs,
if Landlord has underestimated the Proposition 13 Purchase Price, then upon Notice by Landlord to Tenant, Landlord shall promptly pay to Tenant the amount of such underestimation, and if Landlord overestimates the Proposition 13 Purchase Price, then
upon Notice by Landlord to Tenant, Rent next due shall be increased by the amount of such overestimation. 
 4.7 Landlord’s Books
and Records. Upon Tenant’s written request given not more than one hundred eighty (180) days after Tenant’s receipt of a Statement for a particular Expense Year, and provided that Tenant is not then in default under this Lease
beyond the applicable cure period provided in this Lease, Landlord shall furnish Tenant with such reasonable supporting documentation in connection with said Building Direct Expenses as Tenant may reasonably request. Landlord shall provide said
information to Tenant within sixty (60) days after Tenant’s written request therefor. Within one hundred eighty (180) days after receipt of a Statement by Tenant (the “Review Period”), if Tenant disputes the
amount of Additional Rent set forth in the Statement, an independent certified public accountant (which accountant (A) is a member of a nationally or regionally recognized accounting firm, and (B) is not working on a contingency fee
basis), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect to the Statement at Landlord’s offices, provided that Tenant is not then in default under
this Lease (beyond any applicable notice and cure period set forth in this Lease) and Tenant has paid all amounts required to be paid under the applicable Estimate Statement and Statement, as the case may be. In connection with such inspection,
Tenant and Tenant’s agents must agree in advance to follow Landlord’s reasonable rules and procedures regarding inspections of Landlord’s records, and shall execute a commercially reasonable confidentiality agreement regarding such
inspection. Tenant’s failure to dispute the amount of Additional Rent set forth in any Statement within the Review Period shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to
dispute the amounts set forth in such Statement. If after such inspection, Tenant still disputes such Additional Rent, a determination as to the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant
(the “Accountant”) selected by Landlord and subject to Tenant’s reasonable approval; provided that if such determination by the Accountant determines that Direct Expenses were overstated by more than five percent (5%),
then the cost of the Accountant and the cost of such determination shall be paid for by Landlord, and Landlord shall reimburse Tenant for the actual and reasonable costs and expenses incurred by Tenant in connection with such audit. Tenant hereby
acknowledges that Tenant’s sole right to inspect Landlord’s books and records and to contest the amount of Direct Expenses payable by Tenant shall be as set forth in this Section 4.7, and Tenant hereby waives any and all other
rights pursuant to applicable law to inspect such books and records and/or to contest the amount of Direct Expenses payable by Tenant. 

  
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 ARTICLE 5 

USE OF PREMISES 

5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 7 of the Summary
and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. 

5.2 Prohibited Uses. The uses prohibited under this Lease shall include, without limitation, use of the Premises or a portion
thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or political subdivision thereof; (iii) operational offices of
any health care professionals or service organization (i.e., for purposes of dispensing medical services on-site); (iv) schools or other training facilities which are not ancillary to corporate, executive or professional office use;
(v) retail or restaurant uses; or (vi) communications firms such as radio and/or television stations. Tenant shall not allow occupancy density of use of the Premises which is greater than five (5) persons per each one thousand
(1,000) rentable square feet of the Premises. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of
the Rules and Regulations set forth in Exhibit D, attached hereto, or in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county
governing body or other lawful authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by
applicable laws now or hereafter in effect; provided, however, Landlord shall not enforce, change or modify the Rules and Regulations in a discriminatory manner and Landlord agrees that the Rules and Regulations shall not be unreasonably modified or
enforced in a manner which will unreasonably interfere with the normal and customary conduct of Tenant’s business. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the
Project or materially obstruct or interfere with the rights of other tenants or occupants of the Building, or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any
nuisance in, on or about the Premises. Tenant shall comply with all recorded covenants, conditions, and restrictions now or hereafter affecting the Project. 

5.3 CC&Rs. Tenant shall comply with all recorded covenants, conditions, and restrictions currently affecting the Project.
Additionally, Tenant acknowledges that the Project may be subject to any future covenants, conditions, and restrictions (the “CC&Rs”) which Landlord, in Landlord’s discretion, deems reasonably necessary or desirable,
provided that no such future CC&Rs shall be permitted which materially increase Tenant’s liability or obligations under this Lease, or materially reduce Tenant’s rights or access hereunder, and Tenant agrees that this Lease shall be
subject and subordinate to such CC&Rs. Landlord shall have the right to require Tenant to execute and acknowledge, within fifteen (15) business days of a request by Landlord, a “Recognition of Covenants, Conditions, and
Restriction,” in a form substantially similar to that attached hereto as Exhibit F, agreeing to and acknowledging the CC&Rs. 

  
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 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall maintain and operate the Building in a manner consistent with the Comparable
Buildings, and shall keep the Building Structure and Building Systems in condition and repair consistent with the Comparable Buildings. In addition, Landlord shall provide, as part of the Building Structure, (i) adequate electrical wiring to
subpanel facilities for the Building for Tenant’s connection with a minimum capacity of 3000 Amps at 480 Volts (three (3)-phase, four (4) wire), and (ii) city water and sewer stubbed to the Premises. 

Notwithstanding the foregoing, Tenant shall pay for all utilities (including without limitation, electricity, gas, sewer and water)
attributable to its use of the entire Premises and shall also provide its own janitorial and security services for the Building. Such utility use shall include electricity, water, and gas use for lighting, incidental use and “HVAC,” as
that term is defined below. All such utility, janitorial and security payments shall be excluded from Operating Expenses and shall be paid directly by Tenant when due to the utility provider janitorial company and/or security company, as applicable.
The Premises is currently separately metered for electricity, water and gas. 
 Landlord shall not be required to provide any services other
than with regard to its maintenance and repair obligation relating to the Building Structure and the Common Areas. 
 6.2 Tenant
Maintained Building Systems; HVAC. Unless otherwise provided in the last sentence of Section 1.1.1 of this Lease, Tenant shall, at Tenant’s sole cost and expense, (i) maintain the Building’s mechanical, electrical,
life safety, plumbing, fire-sprinkler systems (except to the extent Landlord retains repair and maintenance responsibility for the portion of such fire-sprinkler system contained in the Building Structure), (ii) subject to limitations imposed
by all governmental rules, regulations and guidelines applicable thereto, maintain (itself or through a service provider) heating and air conditioning to the Premises (“HVAC”) (items identified in (i) and
(ii) collectively, the “Building Systems”), and (iii) maintain the remaining portions of the Premises which are not part of the “Building Structure,” as that term is set forth in Article 7 of this Lease to
the extent such Building Structure is to be maintained and repaired by Landlord. Except to the extent determined to be a Landlord cost in accordance with the last sentence of Section 1.1.1 of this Lease, in the event any portions of such
Building Systems require replacement (as opposed to maintenance and repair) and such replacement is considered a capital cost as reasonably determined by Landlord in accordance with sound real estate management and accounting principles, Tenant
shall replace the same at Landlord’s cost, and the actual, reasonable cost of such replacement shall be amortized by Landlord over its useful life as Landlord shall reasonably determine in accordance with sound real estate management and
accounting principles, and the annual component of such amortization schedule shall be payable by Tenant to Landlord as Additional Rent to the extent falling within the remainder of the Lease Term, as the same may be extended (it being further
recognized that Tenant shall have no responsibility with regard to any portion of such amortization schedule extending 

  
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beyond the expiration of the Lease Term, as the same may be extended). Such repair and maintenance costs and expenses for the other building in the Project shall be the responsibility of Landlord
or the tenants thereof and shall not be included in Direct Expenses payable by Tenant. Tenant shall have complete control of the hours of operation of the HVAC. 

6.3 Tenant Maintained Security. Tenant hereby acknowledges that Landlord shall have no obligation to provide guard service or
other security measures for the benefit of the Premises, the Building or the Project. Any such security measures for the benefit of the Premises, the Building or the Project shall be provided by Tenant, at Tenant’s sole cost and expense. Tenant
hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises
closed. 
 6.4 Tenant Maintenance Standards. All Tenant maintained Building Systems, including HVAC, shall be maintained in
accordance with manufacturer specifications by Tenant in a commercially reasonable condition. In addition, upon request from Landlord, Tenant shall provide to Landlord copies of any service contracts and records of Tenant’s maintenance of such
Building Systems. 
 6.5 Interruption of Use. Except as otherwise provided in Section 6.4 or elsewhere in this
Lease, Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the
quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas,
water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond
Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of
its obligations under this Lease, except as otherwise provided in Section 6.4 or elsewhere in the Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or
interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6.

 6.6 Abatement Event. If Tenant is prevented from using, and does not use, the Premises or any portion thereof, as a result
of (i) any repair, maintenance or alteration performed by Landlord, or which Landlord failed to perform, after the Lease Commencement Date and required by this Lease, which substantially interferes with Tenant’s use of the Premises,
(ii) Landlord’s failure to perform the obligations required of Landlord under the TCCs of this Lease, which such failure causes all or a portion of the Premises to be untenantable and unusable by Tenant, or interferes with Tenant’s
access to the Premises, and/or (iii) the presence of hazardous materials existing in the Premises or Project prior to the date of delivery of the Premises to Tenant and thereafter, to the extent such hazardous materials are brought on to the
Premises or Project by any of the Landlord Parties (any such set of circumstances as set 

  
 -23- 

 
forth in items (i) through (iii), above, to be known as an the “Abatement Event”), Tenant shall give Landlord notice (the “Initial Notice”), specifying such
failure to perform by Landlord. If Landlord has not cured such Abatement Event within three (3) business days after the receipt of the Initial Notice (the “Eligibility Period”), Tenant may deliver an additional notice to
Landlord (the “Additional Notice”), specifying such Abatement Event and Tenant’s intention to abate the payment of Rent under this Lease. If Landlord does not cure such Abatement Event within three (3) business days of
receipt of the Additional Notice, Tenant may, upon written notice to Landlord, immediately abate Rent payable under this Lease for that portion of the Premises rendered untenantable and not used by Tenant, for the period beginning on the date three
(3) business days after the Initial Notice to the earlier of the date Landlord cures such Abatement Event or the date Tenant recommences the use of such portion of the Premises. Such right to abate Rent shall be Tenant’s sole and exclusive
remedy at law or in equity for a Abatement Event. Except as provided in this Section 6.6, nothing contained herein shall be interpreted to mean that Tenant is excused from paying Rent due hereunder. 

ARTICLE 7 

REPAIRS 
 7.1
In General. Landlord shall maintain in first-class condition and operating order and keep in good repair and condition the structural portions of the Building, including the foundation, floor/ceiling slabs, roof structure (as opposed
to roof membrane, except to the extent of a replacement of all or substantially all of such roof membranes), curtain wall, exterior glass and mullions, columns, beams, shafts (including elevator shafts), stairs, stairwells, elevator cab, men’s
and women’s washrooms, Building mechanical, electrical and telephone closets, and all common and public areas servicing the Building, including the parking areas, landscaping and exterior Project signage (collectively, “Building
Structure”) and the Project Common Areas. Notwithstanding anything in this Lease to the contrary, Tenant shall be required to repair the Building Structure to the extent caused due to Tenant’s use of the Premises for other than normal
and customary business office operations, warehousing, manufacturing, laboratory use and/or research and development, unless and to the extent such damage is covered by insurance carries or required to be carried by Landlord pursuant to Article
10 and to which the waiver of subrogation is applicable (such obligation to the extent applicable to Tenant as qualified and conditioned will hereinafter be defined as the “BS Exception”). Tenant shall, at Tenant’s own
expense, keep the Premises, including all improvements, fixtures and furnishings therein, and the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term, but such
obligation shall not extend to the Building Structure except pursuant to the BS Exception. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable
period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances, but such obligation shall not extend to the Building Structure except
pursuant to the BS Exception, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs within a reasonable period of
time, Landlord may, after written notice to Tenant and Tenant’s failure to repair within five (5) business days thereafter, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a
percentage of the cost thereof (to be 

  
 -24- 

 
uniformly established for the Building and/or the Project, but not to exceed two percent (2%)) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or
expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Subject to the terms set forth in Article 27, below, Landlord may, but shall not be required to, enter the Premises at
all reasonable times to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by
governmental or quasi-governmental authority or court order or decree; provided, however, except for (i) emergencies, (ii) repairs, alterations, improvements or additions required by governmental or quasi-governmental authorities or court
order or decree, or (iii) repairs which are the obligation of Tenant hereunder, any such entry into the Premises by Landlord shall be performed in a manner so as not to materially interfere with Tenant’s use of, or access to, the Premises;
provided that, with respect to items (ii) and (iii) above, Landlord shall use commercially reasonable efforts to not materially interfere with Tenant’s use of, or access to, the Premises. Except to the extent provided in
Section 7.2, below, Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in
effect. 
 7.2 Tenant’s Self-Help Rights. Notwithstanding anything to the contrary set forth in this Article
7, if Tenant provides written notice to Landlord of the need for repairs and/or maintenance which are Landlord’s obligation to perform under Section 7.1, above, and Landlord fails to undertake such repairs and/or maintenance
within a reasonable period of time, given the circumstances, after receipt of such notice (but in no event earlier than fifteen (15) days after receipt of such notice except in cases where there is an immediate threat of material and
substantial property damage or immediate threat of bodily injury, in which case such shorter period of time as is reasonable under the circumstances), then Tenant may, at its option, proceed to undertake such repairs and/or maintenance upon delivery
of an additional five (5) business days notice to Landlord that Tenant is taking such required action (provided, however, that no additional notice shall be required in the event of an emergency which threatens life or where there is imminent
danger to property). If such repairs and/or maintenance were required under the terms of this Lease to be performed by Landlord and are not performed by Landlord prior to the expiration of such five (5) business day period (or the initial
notice and repair period set forth in the first sentence of this Section 7.2 in the event of emergencies where no second notice is required) (the “Outside Repair Period”), then Tenant shall be entitled to reimbursement
by Landlord of Tenant’s actual, reasonable, and documented costs and expenses in performing such maintenance and/or repairs. Such reimbursement shall be made within thirty (30) days after Landlord’s receipt of Tenant’s invoice of
such costs and expenses, and if Landlord fails to so reimburse Tenant within such thirty (30)-day period, then Tenant shall be entitled to offset against the Rent payable by Tenant under this Lease the amount of such invoice together with interest
thereon at the Interest Rate, which shall have accrued on the amount of such invoice during the period from and after Tenant’s delivery of such invoice to Landlord through and including the earlier of the date Landlord delivers the payment to
Tenant or the date Tenant offsets such amount against the Rent; provided, however, that notwithstanding the foregoing to the contrary, if (i) Landlord delivers to Tenant prior to the expiration of the Outside Repair Period described above, a
written objection to Tenant’s right to receive any such reimbursement based upon Landlord’s good faith claim that such action did not have to be taken by Landlord pursuant to the terms of this Lease, or (ii) Landlord delivers to
Tenant, within thirty (30) days after receipt of Tenant’s invoice, a written objection to the 

  
 -25- 

 
payment of such invoice based upon Landlord’s good faith claim that such charges are excessive (in which case, Landlord shall reimburse Tenant, within such thirty (30)-day period, the amount
Landlord contends would not be excessive), then Tenant shall not be entitled to such reimbursement or offset against Rent, but Tenant, as its sole remedy, may proceed to claim a default by Landlord. In the event Tenant undertakes such repairs and/or
maintenance, and such work will affect the Building Structure or Building Systems, any common areas or other areas outside the Building and/or the exterior appearance of the Building or Project (or any portion thereof), Tenant shall use only those
unrelated third party contractors used by Landlord in the Buildings for such work unless such contractors are unwilling or unable to perform such work on a timely basis and at competitive prices, in which event Tenant may utilize the services of any
other qualified contractor which normally and regularly performs similar work in Comparable Buildings. Tenant shall comply with the other terms and conditions of this Lease if Tenant takes the required action, except that Tenant is not required to
obtain Landlord’s consent for such repairs. 
 ARTICLE 8 

ADDITIONS AND ALTERATIONS 

8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the
Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent
shall be requested by Tenant not less than ten (10) business days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent
to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten
(10) business days notice to Landlord, but without Landlord’s prior consent, to the extent that such Alterations do not (i) adversely affect the systems and equipment of the Building, exterior appearance of the Building, or structural
aspects of the Building, (ii) cost in excess of an aggregate total of $50,000.00, and (iii) do not require the issuance of a building permit (the “Cosmetic Alterations”). In connection with any Alteration requiring
Landlord’s consent as set forth hereinabove, in the event that Landlord fails to respond within ten (10) business days to Tenant’s written request for such Alterations (an “Alteration Request”), Tenant shall have the
right to send Landlord a written reminder notice, indicating that Landlord has failed to respond to Tenant’s Alteration Request (the “Alteration Reminder Notice”) (which Alteration Reminder Notice shall clearly and
conspicuously state that Landlord’s failure to respond such Alteration Reminder Notice within five (5) business days following Landlord’s receipt of the same will result in a deemed approval of the proposed Alteration set forth in the
Alteration Request). If Landlord fails to respond to the Alteration Request within five (5) business days after receipt of the Alteration Reminder Notice, then any aspects of the Alterations set forth in such Alteration Request that (i) do
not adversely affect the Base Building, (ii) do not adversely affect the Building mechanical, electrical, plumbing or other systems, (iii) do not contain incomplete, missing or inaccurate specifications, (iv) do not adversely affect
the structural integrity of the Building, (v) do not comply with Code, (vi) do not adversely affect the systems and equipment of the Building, or (vii) do not adversely affect the exterior appearance of the Building, shall be deemed
to have been approved by Landlord. The construction of the initial improvements to the Premises shall be governed by the terms of the Work Letter and not the terms of this Article 8. 

  
 -26- 

 8.2 Manner of Construction. Landlord may impose, as a condition of its consent to
any and all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only
contractors reasonably approved by Landlord. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and
regulations and pursuant to a valid building permit, issued by the City of San Diego, all in conformance with Landlord’s construction rules and regulations; provided, however, that prior to commencing to construct any Alteration, Tenant shall
meet with Landlord to discuss Landlord’s design parameters and code compliance issues. In the event Tenant performs any Alterations in the Premises which require or give rise to governmentally required changes to the “Base Building,”
as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. The “Base Building” shall include the structural portions of the Building, and the public restrooms, elevators,
exit stairwells and the systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. In performing the work of any such Alterations, Tenant shall have the work performed in such manner
so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the Project. Tenant shall not use (and upon notice from Landlord shall
cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the
Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County
of San Diego in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, and Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings of the
Alterations, to the extent applicable, as well as all permits, approvals and other documents issued by any governmental agency in connection with the Alterations. 

8.3 Payment for Improvements. If payment is made directly to contractors, Tenant shall (i) comply with Landlord’s
requirements for final lien releases and waivers in connection with Tenant’s payment for work to contractors, and (ii) sign Landlord’s standard contractor’s rules and regulations. If Tenant orders any work directly from Landlord,
Tenant shall pay to Landlord an amount equal to three percent (3%) of the hard costs of such work to compensate Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s involvement with such
work. If Tenant does not order any work directly from Landlord, Tenant shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of such work (not to
exceed $2,500.00). 

  
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 8.4 Construction Insurance. In addition to the requirements of Article 10 of
this Lease, in the event that Tenant makes any Alterations (other than Cosmetic Alterations), prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s All Risk”
insurance in an amount reasonably approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant
pursuant to Article 10 of this Lease immediately upon completion thereof. 
 8.5 Landlord’s Property.
Landlord and Tenant hereby acknowledge and agree that (i) all Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant
and shall be and become part of the Premises and the property of Landlord (other than with respect to Tenant’s trade fixtures and equipment which Tenant can substantiate to Landlord have not been paid for with any improvement allowance funds
provided to Tenant by Landlord, which may be removed by Tenant from the Premises provided Tenant repairs any damage to the Premises and Building caused by such removal and returns the affected portion of the Premises to a building standard tenant
improved condition as determined by Landlord), and (ii) the Improvements to be constructed in the Premises pursuant to the TCCs of the Work Letter shall, upon completion of the same, be and become a part of the Premises and the property of
Landlord. Furthermore, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to (i) remove any Alterations or
improvements in the Premises, and/or (ii) remove any “Improvements,” as that term is defined in Section 2.1 of the Work Letter, located within the Premises and replace the same Building standard improvements, and repair
any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord. Notwithstanding the above, in the event that, at the time
Tenant requests Landlord’s consent to any Alterations, if Tenant also requests in writing a determination of whether Landlord will require restoration and/or removal of the particular Alterations or portions thereof for which consent is being
requested upon expiration or any earlier termination of this Lease, Landlord shall so notify Tenant along with Landlord’s consent (if such consent is given). If Tenant fails to complete such removal and/or to repair any damage caused by the
removal of any Alterations or improvements in the Premises, and returns the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord, then at Landlord’s option, either (A) Tenant shall be
deemed to be holding over in the Premises and Rent shall continue to accrue in accordance with the terms of Article 16, below, until such work shall be completed, or (B) Landlord may do so and may charge the cost thereof to Tenant.
Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation, placement, removal or financing of any such Alterations,
improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this Lease. 

ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs)
arising out 

  
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of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work on the Premises (or such additional time as may be
necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within thirty (30) days after notice
by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount so paid shall be deemed Additional Rent under this
Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject Landlord’s title to the Building or Premises to
any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with any such work or respecting the Premises not performed by or at
the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to Landlord’s title to the Project, Building and Premises.

 ARTICLE 10 

INSURANCE 
 10.1
Indemnification and Waiver. Except to the extent expressly provided to the contrary in this Section 10.1, Tenant hereby assumes all risk of damage to property or (except to the extent of the negligence or willful misconduct
of Landlord) injury to persons in, upon or about the Premises from any cause whatsoever and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors (collectively,
“Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other
persons claiming through Tenant (collectively, the “Tenant Parties”). Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without
limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from: (a) any causes in, on or about the Premises; (b) the use or occupancy of the Premises by Tenant or any person claiming under Tenant;
(c) any activity, work, or thing done, or permitted or suffered by Tenant in or about the Premises; (d) any acts, omission, or negligence of Tenant or any person claiming under Tenant, or the contractors, agents, employees, invitees, or
visitors of Tenant or any such person; (e) any breach, violation, or non-performance by Tenant or any person claiming under Tenant or the employees, agents, contractors, invitees, or visitors of Tenant or any such person of any term, covenant,
or provision of this Lease or any law, ordinance, or governmental requirement of any kind; (f) any injury or damage to the person, property, or business of Tenant, its employees, agents, contractors, invitees, visitors, or any other person
entering upon the Premises under the express or implied invitation of Tenant; or (g) the placement of any personal property or other items within the Premises; provided that the terms of the foregoing indemnity shall not apply to the extent of
the negligence or willful misconduct of Landlord. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay to Landlord its costs and

  
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expenses incurred in such suit, including without limitation, its actual professional fees such as appraisers’, accountants’ and attorneys’ fees. Similarly, Landlord shall
indemnify, defend, protect, and hold harmless Tenant and the Tenant Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) to the extent arising from the
negligence or willful misconduct of Landlord or the Landlord Parties in, on or about the Premises, the Common Areas or the Project, provided that the terms of the foregoing indemnity shall not apply to the extent (y) otherwise expressly set
forth in this Lease to the contrary, or (z) caused by the negligence or willful misconduct of the Tenant or the Tenant Parties. Notwithstanding anything to the contrary set forth in this Lease, neither party’s agreement to indemnify the
other party as set forth in this Section 10.1 shall be effective to the extent the matters for which such party agreed to indemnify the other party are covered by insurance required to be carried by the non-indemnifying party pursuant to
this Lease. Further, neither parties agreement to indemnify the other party pursuant to this Section 10.1 is intended to, and shall not, relieve any insurance carrier of its obligations under policies required to be carried by Landlord
or Tenant, as applicable, pursuant to the provisions of this Lease, to the extent such policies cover the matters subject to such party’s indemnification obligations; nor shall they supersede any inconsistent agreement of the parties set forth
in any other provision of this Lease. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to
such expiration or termination. 
 10.2 Tenant’s Compliance With Landlord’s Fire and Casualty Insurance. Tenant
shall, at Tenant’s expense, comply with Landlord’s insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then
Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and
with any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following
amounts. The required evidence of coverage must be delivered to Landlord on or before the date required under Section 10.4(I) sub-sections (x) and (y), or Section 10.4(II) below (as applicable). Such policies
shall be for a term of at least one (1) year, or the length of the remaining term of this Lease, whichever is less. 
 10.3.1
Commercial General Liability Insurance, including Broad Form contractual liability covering the insured against claims of bodily injury, personal injury and property damage (including loss of use thereof) based upon or arising out of Tenant’s
operations, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be written on an “occurrence” basis. Landlord and any other party the Landlord so specifies that has a material financial interest
in the Project, including Landlord’s managing agent, ground lessor and/or lender, if any, shall be named as additional insureds as their interests may appear using Insurance Service Organization’s form CG2011 or a comparable form approved
by Landlord. Tenant shall provide an endorsement or policy excerpt showing that Tenant’s coverage is primary and any insurance carried by Landlord shall be excess and non-contributing. The coverage shall also be extended to include damage
caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations. This policy shall include coverage 

  
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for all liabilities assumed under this Lease as an insured contract for the performance of all of Tenant’s indemnity obligations under this Lease. The limits of said insurance shall not,
however, limit the liability of Tenant nor relieve Tenant of any obligation hereunder. Limits of liability insurance shall not be less than the following; provided, however, such limits may be achieved through the use of an Umbrella/Excess Policy:

  

			
	 Bodily Injury and
 Property Damage
Liability
	  	$3,000,000 each occurrence
		
	 Personal Injury and Advertising

Liability
	  	$3,000,000 each occurrence
		
	 Tenant Legal Liability/Damage to
 Rented
Premises Liability
	  	$ 1,000,000.00

 10.3.2 Property Insurance covering (i) all office furniture, personal property, business and trade
fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s business personal property on the Premises installed by, for, or at the expense of Tenant, (ii) the
“Improvements,” as that term is defined in Section 2.1 of the Work Letter, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original
Improvements”), and (iii) all Alterations performed in the Premises. Such insurance shall be written on a Special Form basis, for the full replacement cost value (subject to reasonable deductible amounts), without deduction for
depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include coverage for (a) all perils included in the CP 10 30 04 02 Coverage Special Form, (b) water damage from any
cause whatsoever, including, but not limited to, backup or overflow from sprinkler leakage, bursting, leaking or stoppage of any pipes, explosion, and backup of sewers and drainage, and (c) terrorism (to the extent such terrorism insurance is
available as a result of the Terrorism Risk Insurance Act of 2002 (Pub. L. 107-297, 116 Stat. 2322), the Terrorism Risk Insurance Program Reauthorization Act of 2005 (Pub. 1. 109-144), and the Terrorism Risk Insurance Program Reauthorization Act of
2007 (Pub. L. 110-160, 121 Stat. 183), any successor statute or regulation, or is otherwise available at commercially reasonable rates). 

10.3.2.1 Adjacent Premises. Tenant shall pay for any increase in the premiums for the property insurance of the Project if said
increase is caused by Tenant’s acts, omissions, use or occupancy of the Premises. 
 10.3.2.2 Property Damage. Tenant
shall use the proceeds from any such insurance for the replacement of personal property, trade fixtures and Alterations. 
 10.3.2.3
No representation of Adequate Coverage. Landlord makes no representation that the limits or forms of coverage of insurance specified herein are adequate to cover Tenant’s property, business operations or obligations under this
Lease. 

  
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 10.3.3 Property Insurance Subrogation. Landlord and Tenant intend that their
respective property loss risks shall be borne by insurance carriers to the extent above provided (and, in the case of Tenant, by an insurance carrier satisfying the requirements of Section 10.4(i) below), and Landlord and Tenant hereby
agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims
against each other for such losses, and waive all rights of subrogation of their respective insurers. Landlord and Tenant hereby represent and warrant that their respective “all risk” property insurance policies include a waiver of
(i) subrogation by the insurers, and (ii) all rights based upon an assignment from its insured, against Landlord and/or any of the Landlord Parties or Tenant and/or any of the Tenant Parties (as the case may be) in connection with any
property loss risk thereby insured against. Tenant will cause all other occupants of the Premises claiming by, under, or through Tenant to execute and deliver to Landlord a waiver of claims similar to the waiver in this Section 10.3.3
and to obtain such waiver of subrogation rights endorsements. If either party hereto fails to maintain the waivers set forth in items (i) and (ii) above, the party not maintaining the requisite waivers shall indemnify, defend, protect, and
hold harmless the other party for, from and against any and all claims, losses, costs, damages, expenses and liabilities (including, without limitation, court costs and reasonable attorneys’ fees) arising out of, resulting from, or relating to,
such failure. 
 10.3.4 Business Income Interruption for one year (l) plus Extra Expense insurance in such amounts as will reimburse Tenant
for actual direct or indirect loss of earnings attributable to the risks outlined in Section 10.3.2 above. 
 10.3.5
Worker’s Compensation or other similar insurance pursuant to all applicable state and local statutes and regulations, and Employer’s Liability with minimum limits of not less than $1,000,000 each accident/employee/disease. 

10.3.6 Commercial Automobile Liability Insurance covering all Owned (if any), Hired, or Non-owned vehicles with limits not less than
$1,000,000 combined single limit for bodily injury and property damage. 
 10.4 Form of Policies. The minimum limits of
policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall (i) be issued by an insurance company having an AM Best rating of not less than A-X, or which is
otherwise acceptable to Landlord and licensed to do business in the State of California, (ii) be in form and content reasonably acceptable to Landlord and complying with the requirements of Section 10.3 (including, Sections
10.3.1 through 10.3.6), (iii) Tenant shall not do or permit to be done anything which invalidates the required insurance policies, and (iv) provide that said insurance shall not be canceled or coverage changed unless thirty
(30) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord, the identity of whom has been provided to Tenant in writing. Tenant shall deliver said policy or policies or certificates thereof and
applicable endorsements which meet the requirements of this Article 10 to Landlord on or before (I) the earlier to occur of: (x) the Lease Commencement Date, and (y) the date Tenant and/or its employees, contractors and/or
agents first enter the Premises for occupancy, construction of improvements, alterations, or any other move-in activities, and (II) five (5) business days after the renewal of such policies. In the event Tenant shall fail to procure such
insurance, or to deliver such 

  
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policies or certificates and applicable endorsements, Landlord may, at its option, after written notice to Tenant and Tenant’s failure to obtain such insurance within five (5) business
days thereafter, procure such policies for the account of Tenant and the sole benefit of Landlord, and the cost thereof shall be paid to Landlord after delivery to Tenant of bills therefor. 

10.5 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost
and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s
operations therein, as may be reasonably requested by Landlord. Notwithstanding any provisions of this Lease to the contrary, the obligations of Tenant to provide increased or new insurance hereunder shall be limited to the extent the same
(i) is then customarily required by landlords of Comparable Buildings in connection with comparable tenants occupying comparable sized premises, and (ii) is generally available to third parties for purchase at commercially reasonable
rates. 
 10.6 Third-Party Contractors. Tenant shall obtain and deliver to Landlord, Third Party Contractor’s
certificates of insurance and applicable endorsements at least seven (7) business days prior to the commencement of work in or about the Premises by any vendor or any other third-party contractor (which shall include subcontractors involved in
the primary trades (including, without limitation, mechanical, electrical and plumbing trades), but not other subcontractors, laborers, materialmen or suppliers) (collectively, a “Third Party Contractor”). All such insurance shall
(a) name Landlord as an additional insured under such party’s liability policies as required by Section 10.3.1 above and this Section 10.6, (b) provide a waiver of subrogation in favor of Landlord under such
Third Party Contractor’s commercial general liability insurance, (c) be primary and any insurance carried by Landlord shall be excess and non-contributing, and (d) comply with Landlord’s minimum insurance requirements. 

10.7 Landlord’s Fire, Casualty and Liability Insurance. 

10.7.1 Landlord shall maintain Commercial General Liability Insurance with respect to the Building during the Lease Term covering claims for
bodily injury, personal injury and property damage in the Project Common Areas and with respect to Landlord’s activities in the Premises. 

10.7.2 Landlord shall insure the Building and Landlord’s remaining interest in the Improvements and Alterations with a policy of Physical
Damage Insurance including building ordinance coverage, written on a standard Causes of Loss–Special Form basis (against loss or damage due to fire and other casualties covered within the classification of fire and extended coverage, vandalism,
and malicious mischief, sprinkler leakage, water damage and special extended coverage), covering the full replacement cost of the Base Building, Premises and other improvements (including coverages for enforcement of Applicable Laws requiring the
upgrading, demolition, reconstruction and/or replacement of any portion of the Building as a result of a covered loss) without deduction for depreciation. 

  
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 10.7.3 Landlord shall maintain Boiler and Machinery/Equipment Breakdown Insurance covering the
Building against risks commonly insured against by a Boiler & Machinery/Equipment Breakdown policy and such policy shall cover the full replacement costs, without deduction for depreciation. 

10.7.4 The foregoing coverages shall contain commercially reasonable deductible amounts from such companies, and on such other terms and
conditions, as Landlord may from time to time reasonably determine. 
 10.7.5 Additionally, at the option of Landlord, such insurance
coverage may include the risk of (i) earthquake, (ii) flood damage and additional hazards, or (iii) a rental loss endorsement for a period of up to two (2) years. 

Notwithstanding the foregoing provisions of this Section 10.7, the coverage and amounts of insurance carried by Landlord in
connection with the Building shall, at a minimum, be comparable to the coverage and amounts of insurance which are carried by reasonably prudent landlords of Comparable Buildings. In addition, Landlord shall carry Worker’s Compensation and
Employer’s Liability coverage as required by applicable law. 
 ARTICLE 11 

DAMAGE AND DESTRUCTION 

11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting
from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance
adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the same condition of the
Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or any other modifications to the Common Areas deemed desirable by Landlord, which are consistent with the
character of the Project, provided that access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, upon notice (the “Landlord Repair
Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3 of this Lease,
and Landlord shall repair any injury or damage to the Improvements and the Original Improvements installed in the Premises and shall return such Improvements and Original Improvements to their original condition; provided that if the cost of such
repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement
of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty (60) days following the date the casualty becomes known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or
damage to the Improvements and the Original Improvements installed in the Premises and shall return such Improvements and Original Improvements to their original condition. Whether or 

  
 -34- 

 
not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and
working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work (except in the event that Landlord does not deliver Landlord Repair Notice, and Tenant shall perform such repairs, in which case Tenant
shall select such contractor, subject to Landlord’s reasonable approval). In the event that Landlord fails to respond to Tenant within ten (10) business days following Tenant’s delivery of such plans, specifications and working
drawings to Landlord, Tenant shall have the right to send Landlord a written reminder notice, indicating that Landlord has failed to respond to the same (the “Casualty Repair Reminder Notice”) (which Casualty Repair Reminder Notice
shall clearly and conspicuously state that Landlord’s failure to respond such Casualty Repair Reminder Notice within five (5) business days following Landlord’s receipt of the same will result in a deemed approval of such plans,
specifications and working drawings). If Landlord fails to respond to such plans, specifications and working drawings within five (5) business days after receipt of the Casualty Repair Reminder Notice, Landlord will be deemed to have approved
such plans, specifications and working drawings. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided
however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the Premises are not occupied by Tenant as a result thereof, then during the time and to the extent the Premises
are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes permitted under this Lease bears to the total rentable square feet of
the Premises. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall terminate as of the date which is reasonably determined by Landlord to be the date
Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 
 11.2
Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by
notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect
only if the Building or Project shall be damaged by fire or other casualty, whether or not the Premises are affected, and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably
be completed within one hundred eighty (180) days after the date of discovery of the damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or
ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully
covered by Landlord’s insurance policies (plus the amount of Landlord’s deductibles applicable thereto); (iv) (intentionally omitted); or (v) the damage occurs during the last twelve (12) months of the Lease Term; provided,
however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot, in the reasonable opinion of Landlord, be completed within one hundred eighty (180) days
after being commenced, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice to

  
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Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by
Tenant. Furthermore, if neither Landlord nor Tenant has terminated this Lease, and the repairs are not actually completed within such 180-day period, Tenant shall have the right to terminate this Lease during the first five (5) business days of
each calendar month following the end of such period until such time as the repairs are complete, by notice to Landlord (the “Damage Termination Notice”), effective as of a date set forth in the Damage Termination Notice (the
“Damage Termination Date”), which Damage Termination Date shall not be less than ten (10) business days following the end of each such month. Notwithstanding the foregoing, if Tenant delivers a Damage Termination Notice to
Landlord, then Landlord shall have the right to suspend the occurrence of the Damage Termination Date for a period ending thirty (30) days after the Damage Termination Date set forth in the Damage Termination Notice by delivering to Tenant,
within five (5) business days of Landlord’s receipt of the Damage Termination Notice, a certificate of Landlord’s contractor responsible for the repair of the damage certifying that it is such contractor’s good faith judgment
that the repairs shall be substantially completed within thirty (30) days after the Damage Termination Date. If repairs shall be substantially completed prior to the expiration of such thirty-day period, then the Damage Termination Notice shall
be of no force or effect, but if the repairs shall not be substantially completed within such thirty-day period, then this Lease shall terminate upon the expiration of such thirty-day period. At any time, from time to time, after the date occurring
sixty (60) days after the date of the damage, Tenant may request that Landlord inform Tenant of Landlord’s reasonable opinion of the date of completion of the repairs and Landlord shall respond to such request within five (5) business
days. Notwithstanding the provisions of this Section 11.2, Tenant shall have the right to terminate this Lease under this Section 11.2 only if each of the following conditions is satisfied: (a) the damage to the Project
by fire or other casualty was not caused by the gross negligence or intentional act of Tenant or its partners or subpartners and their respective officers, agents, servants, employees, and independent contractors; (b) Tenant is not then in
default under this Lease (beyond the applicable notice and cure period set forth in this Lease); and (c) as a result of the damage, Tenant cannot reasonably conduct business from the Premises. In the event this Lease is terminated in accordance
with the terms of this Section 11.2, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under items (ii) and (iii) of
Section 10.3.2 of this Lease. 
 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this
Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of
California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any
other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

  
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 ARTICLE 12 

NONWAIVER 
 No
provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be
a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord or payment of Rent by Tenant shall not be deemed to be a waiver of any preceding breach by
Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge or Tenant’s knowledge of such preceding breach at the time of acceptance
of such Rent or payment of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment
or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from
Tenant, or Tenant from Landlord, after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the
Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and
collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. Tenant’s payment of any Rent hereunder shall not constitute a waiver by Tenant of any breach or default by Landlord under this Lease nor
shall Landlord’s payment of monies due Tenant hereunder constitute a waiver by Landlord of any breach or Default by Tenant under this Lease. 

ARTICLE 13 

CONDEMNATION 
 If
the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or
condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking
by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five percent (25%) of the rentable square feet of
the Premises is taken, or if access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to terminate this Lease effective as of the date possession is
required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in
connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration

  
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of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the
Building or Project or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent
shall be proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article
13, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the
period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with
any such temporary taking. 
 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Except as expressly provided under Section 14.8, below, Tenant shall not, without the prior written consent
of Landlord (which consent shall be subject to the terms more particularly set forth in Section 14.2, below), assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest
hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of
the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made
or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”)
shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than two hundred seventy (270) days after the date of delivery of the Transfer Notice, (ii) a description
of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer Premium”, as that
term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including
all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard
“consent-to-Transfer” documents in connection with the documentation of such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal
references and history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such
Transferee’s business and proposed use of the Subject Space and (v) an executed estoppel certificate from Tenant in the form attached hereto as Exhibit E. Any Transfer made without Landlord’s prior written consent shall,
at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this 

  
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Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable professional fees (including, without
limitation, attorneys’ and accountants’, fees) incurred by Landlord, within thirty (30) days after written request by Landlord, in an amount not to exceed Two Thousand Five Hundred and No/100 Dollars ($2,500.00) in the aggregate, but
such limitation of fees shall only apply to the extent such Transfer is in the ordinary course of business. Landlord and Tenant hereby agree that a proposed Transfer shall not be considered “in the ordinary course of business” if such
Transfer involves the review of documentation with respect to such Transfer by Landlord on more than two (2) occasions. 
 14.2
Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. In the event that Landlord fails to respond to
Tenant within ten (10) business days following Landlord’s receipt of a complete Transfer Notice, Tenant shall have the right to send Landlord a written reminder notice, indicating that Landlord has failed to respond to such Transfer Notice
(the “Transfer Reminder Notice”) (which Transfer Reminder Notice shall clearly and conspicuously state that Landlord’s failure to respond to such Transfer Reminder Notice within five (5) business days following
Landlord’s receipt of the same will result in a deemed approval of the applicable Transfer Notice). If Landlord fails to respond to such Transfer Notice within five (5) business days after receipt of the Transfer Reminder Notice, Landlord
will be deemed to have approved such Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to
withhold consent to any proposed Transfer where one or more of the following apply: 
 14.2.1 The Transferee is of a character or reputation
or engaged in a business which is not consistent with the quality of the Building or the Project; 
 14.2.2 The Transferee intends to use
the Subject Space for purposes which are not permitted under this Lease; 
 14.2.3 The Transferee is either a governmental agency or
instrumentality thereof; 
 14.2.4 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the
responsibilities to be undertaken in connection with the Transfer on the date consent is requested; 
 14.2.5 The proposed Transfer would
cause a violation of another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease; 
 14.2.6
The terms of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant; or 

14.2.7 Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common
control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent, or (ii) is negotiating with Landlord to lease space in the Project at such time, or (iii) has negotiated with Landlord
during the six (6)-month period immediately preceding the Transfer Notice (provided that the terms of this Section 14.2.7 shall only apply to the extent that Landlord has other comparable space available in the Project to lease to such
Transferee); or 

  
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 14.2.8 The Transferee does not intend to occupy the entire Subject Space and conduct its business
therefrom for a substantial portion of the term of the Transfer. 
 If Landlord consents to any Transfer pursuant to the terms of this
Section 14.2, Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms
and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any material changes in the terms and conditions from those specified in the
Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be materially more favorable to the
Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14. Notwithstanding anything to the contrary in this Lease,
if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies shall be a
suit for contract damages (other than damages for injury to, or interference with, Tenant’s business including, without limitation, loss of profits, however occurring) or a declaratory judgment and an injunction for the relief sought without
any monetary damages, and Tenant hereby waives all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed
Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages, costs, expenses, causes of action and proceedings involving any third party or parties (including without limitation
Tenant’s proposed subtenant or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of Landlord’s consent, unless a court of competent jurisdiction determines that Landlord was wrongful in its
withholding or conditioning of its consent. 
 14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition
thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee.
“Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term
of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and improvements to the Premises in connection with
the Transfer, (ii) any free base rent or other economic concessions reasonably provided to the Transferee, and (iii) any brokerage commissions and advertising costs, legal fees and expenses in connection with the Transfer. “Transfer
Premium” shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant
to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. For purposes of calculating any such effective rent all such concessions shall be amortized on a
straight-line basis over the relevant term. Notwithstanding the foregoing, no Transfer Premium shall be due or payable upon a Non-Transfer Event as defined in Section 14.8. 

  
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 14.4 Intentionally Omitted. 

14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the TCCs of this Lease shall in no way be deemed to have
been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all
documentation pertaining to the Transfer, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail
the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall
relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit
the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand,
pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit. 
 14.6
Intentionally Omitted. 
 14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to
the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer that is a sublease, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means,
or (ii) require that such subtenant attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease (beyond the applicable notice and cure period set forth in this Lease), Landlord is
hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations
under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder (beyond the applicable notice and cure period set forth in this Lease), without any need for confirmation
thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall
be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of
any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent
to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 

  
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 14.8 Non-Transfers. Notwithstanding anything to the contrary contained in this
Article 14, (A) an assignment or subletting of all or a portion of the Premises to (i) an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant), (ii) an entity which acquires
all or substantially all of the assets or interests (partnership, stock or other) of Tenant, or (iii) an entity which is the resulting entity of a merger or consolidation of Tenant(B) the raising of additional capital by Tenant, (C) an
initial public offering event, or (D) a change in control of Tenant, shall not be deemed a Transfer under this Article 14 (the foregoing items (A) through (D) shall collectively be referred to as the “Non-Transfer
Events”). Tenant shall notify Landlord of any such Non-Transfer Event and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Non-Transfer Event, and further provided that such
assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease or otherwise effectuate any “release” by Tenant of such obligations and such Permitted Transferee shall thereafter become liable under this
Lease, on a joint and several basis, with Tenant. The transferee under a transfer specified in items (i), (ii) or (iii) or subsection (A) above shall be referred to as a “Permitted Transferee.” “Control,” as
used in this Section 14.8, shall mean the ownership, directly or indirectly, of at more than fifty percent (50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at more
than fifty percent (50%) of the voting interest in, any person or entity. 
 ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP AND 

REMOVAL OF TRADE FIXTURES 

15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be
deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not
constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time
upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord
shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 

15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease,
Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant,
reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all
debris and rubbish, and such items of furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the
Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such
removal. 

  
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 ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an
extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to the product of (i) the Base Rent applicable during the last rental period of the Lease Term under this Lease, and (ii) a percentage
equal to one hundred fifty percent (150%). Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to
any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this
Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to
any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without
limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom; provided, however, that in no event shall Tenant be liable for
consequential damages attributable to the first thirty (30) days of any holding over by Tenant. 
 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within twenty (20) days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel
certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any portion thereof),
indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by
any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely execute, acknowledge and deliver such
estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. Landlord hereby agrees to provide
to Tenant an estoppel certificate signed by Landlord, containing the same types of information, and with the same period of time, as set forth above, with such changes as are reasonably necessary to reflect that the estoppel certificate is being
granted and signed by Landlord to Tenant, rather than from Tenant to Landlord. Failure of Landlord to timely execute, acknowledge and deliver such estoppel certificate, shall constitute an acknowledgment by Landlord that the statements included in
the estoppel certificate are true and correct, without exception. At any time during the Lease Term 

  
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(but in no event more than once in any calendar year), in the event of a “Financial Statement Triggering Event” (as that term is defined herein below), Landlord may require Tenant to
provide Landlord with Tenant’s then most current annual financial statement and annual financial statements of the two (2) years prior to the current financial statement year. For purposes of this Lease, a “Financial Statement
Triggering Event” shall mean one or more of the following has occurred: (i) Tenant has defaulted in connection with a monetary obligation under the terms of this Lease (beyond the applicable notice and cure period set forth in this
Lease), (ii) Tenant has made a public announcement or press release regarding an event, condition, incident or situation which can be reasonably inferred to relate to a material adverse change in Tenant’s business or financial condition,
and (iii) Tenant’s financial statements are required by a lender in connection with a pending bona fide sale or financing of the Building and/or Project. In connection with Landlord’s receipt of such financial statements, Landlord
shall cause such financial statements to be disclosed only to, and only reviewed by, Landlord’s chief financial officer, and Landlord agrees to execute a commercially reasonably confidentiality agreement in connection therewith. In the event
such financial statements shall be required by a lender pursuant to subsection (iii), above, Landlord shall cause such lender to execute a commercially reasonably confidentiality agreement in connection with such lender’s receipt of
Tenant’s financial statements. Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. 

ARTICLE 18 

SUBORDINATION 
 This
Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or
any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such
mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. For the three (3) month period following the date of this Lease, Landlord shall
use commercially reasonable efforts to provide Tenant, at Tenant’s sole cost, with a nondisturbance agreement in a commercially reasonable form (an “SNDA”) from Landlord’s presently existing lender holding a first deed of
trust on the Project and from any party thereafter having a superior position to the Lease during the Lease Term and any Option Term. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or
deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground
lessor), if so requested to do so by such purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to
accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the TCCs of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at
any time to any lienholder. Tenant shall, within five (5) business days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence

  
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or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute,
rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

ARTICLE 19 

DEFAULTS: REMEDIES 

19.1 Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless
such failure is cured within seven (7) business days after notice; or 
 19.1.2 Except where a specific time period is otherwise set
forth for Tenant’s performance in this Lease, in which event the failure to perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other
provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such
that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default,
but in no event exceeding a period of time in excess of sixty (60) days after written notice thereof from Landlord to Tenant; or 

19.1.3 To the extent permitted by law, (i) Tenant or any guarantor of this Lease being placed into receivership or conservatorship, or
becoming subject to similar proceedings under Federal or State law, or (ii) a general assignment by Tenant or any guarantor of this Lease for the benefit of creditors, or (iii) the taking of any corporate action in furtherance of
bankruptcy or dissolution whether or not there exists any proceeding under an insolvency or bankruptcy law, or (iv) the filing by or against Tenant or any guarantor of any proceeding under an insolvency or bankruptcy law, unless in the case of
such a proceeding filed against Tenant or any guarantor the same is dismissed within sixty (60) days, or (v) the appointment of a trustee or receiver to take possession of all or substantially all of the assets of Tenant or any guarantor,
unless possession is restored to Tenant or such guarantor within thirty (30) days, or (vi) any execution or other judicially authorized seizure of all or substantially all of Tenant’s assets located upon the Premises or of
Tenant’s interest in this Lease, unless such seizure is discharged within thirty (30) days; or 
 19.1.4 Abandonment (as defined
by Applicable Law) of all or a substantial portion of the Premises by Tenant; or 

  
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 19.1.5 The failure by Tenant to observe or perform according to the provisions of Articles 5,
14, 17 or 18 of this Lease where such failure continues for more than five (5) business days after notice from Landlord; or 

19.1.6 Tenant’s failure to occupy the Premises within ten (10) business days after the Lease Commencement Date. 

The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law. If Tenant disputes that any
Rent is due and payable by Tenant pursuant to this Lease, Tenant shall have the right, following its payment of the full amount of such Rent to Landlord, and without waiving any of its rights at law or in equity, to pay any such amount under protest
and thereafter seek recovery of all or any part thereof from Landlord. 
 19.2 Remedies Upon Default. Upon the occurrence of
any event of default (as set forth in Section 19.1, above) by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the
option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 

19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so,
Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part
thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 
 (a)
The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 
 (b) The worth at the time
of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(c) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds
the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (d) Any other amount necessary to compensate
Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not limited to,
brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; provided that to
the extent any such new lease involves space other than the Premises or extends beyond the then Lease Term, only those costs, expenses, commissions and concessions attributable to the Premises or the remainder of the then Lease Term, as determined
on a straight line basis, shall be recoverable by Landlord; and 

  
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 (e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing
as may be permitted from time to time by applicable law. 
 The term “rent” as used in this Section 19.2 shall
be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(a) and (b), above, the “worth at the time of award”
shall be computed by allowing interest at the Interest Rate. As used in Section 19.2.1(c), above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of
San Francisco at the time of award plus one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code
Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord
does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it
becomes due. 
 19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative
and in addition to those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory,
injunctive or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

19.3 Subleases of Tenant. If Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this
Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises, or Landlord may, in Landlord’s sole
discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements,
Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

19.4 Form of Payment After Default. Following the occurrence of an event of default by Tenant, Landlord shall have the right to
require that any or all subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution acceptable to
Landlord, or by other means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form. 
 19.5
Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord
shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations
hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease. 

  
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 19.6 Landlord Default. Notwithstanding anything to the contrary set forth in this
Lease, Landlord shall not be in default in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation within thirty (30) days after the receipt of notice from
Tenant specifying in detail Landlord’s failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default under
this Lease if it shall commence such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. Upon any such default by Landlord under this Lease, Tenant may, except as otherwise specifically
provided in this Lease to the contrary, exercise any of its rights provided at law or in equity. Any award from a court or arbitrator in favor of Tenant requiring payment by Landlord which is not paid by Landlord within the time period directed by
such award, may be offset by Tenant from Rent next due and payable under this Lease; provided, however, Tenant may not deduct the amount of the award against more than fifty percent (50%) of Base Rent next due and owing (until such time as the
entire amount of such judgment is deducted) to the extent following a foreclosure or a deed-in-lieu of foreclosure. 
 ARTICLE 20

 COVENANT OF QUIET ENJOYMENT 

Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and
performing all the other TCCs, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the TCCs, provisions
and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 

ARTICLE 21 

SECURITY DEPOSIT 

Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the “Security
Deposit”) in the amount set forth in Section 8 of the Summary, as security for the faithful performance by Tenant of all of its obligations under this Lease. If Tenant defaults (beyond the applicable notice and cure period set
forth in this Lease) with respect to any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, Landlord may, without notice to Tenant, but
shall not be required to apply all or any part of the Security Deposit for the payment of any Rent or any other sum in default and Tenant shall, upon demand therefor, restore the Security Deposit to its original amount. Any unapplied portion of the
Security Deposit shall be returned to Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not

  
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be entitled to any interest on the Security Deposit. Tenant hereby irrevocably waives and relinquishes any and all rights, benefits, or protections, if any, Tenant now has, or in the future may
have, under Section 1950.7 of the California Civil Code, any successor statute, and all other provisions of law, now or hereafter in effect, including, but not limited to, any provision of law which (i) establishes the time frame by
which a landlord must refund a security deposit under a lease, or (ii) provides that a landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a
tenant, or to clean the subject premises. Tenant acknowledges and agrees that (A) any statutory time frames for the return of a security deposit are superseded by the express period identified in this Article 21, above, and
(B) rather than be so limited, Landlord may claim from the Security Deposit (i) any and all sums expressly identified in this Article 21, above, and (ii) any additional sums reasonably necessary to compensate Landlord for any
and all losses or damages caused by Tenant’s default of this Lease, including, but not limited to, all damages or rent due upon termination of this Lease pursuant to Section 1951.2 of the California Civil Code. 

ARTICLE 22 

INTENTIONALLY OMITTED 

ARTICLE 23 

SIGNS 
 23.1
Prohibited Signage and Other Items. Except as otherwise expressly set forth in this Lease, any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be
removed without notice by Landlord at the sole expense of Tenant. Except as otherwise provided in Sections 23.2 and 23.3, below, Tenant may not install any signs on the exterior or roof of the Project or the Common Areas. Any signs,
window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord,
which shall not be unreasonably withheld, conditioned or delayed. 
 23.2 Building Top Signage. Notwithstanding anything to
the contrary contained in this Article 23, Tenant shall have the exclusive right, but not the obligation, to install Building-top signage on the exterior of the Building, at the sole cost and expense of Tenant (the “Building-Top
Signage”). Such Building-Top Signage shall conform to all zoning and CC&Rs, and shall be subject to the quality, design and style of the Project’s sign criteria then established by Landlord (the “Project Sign
Criteria”) and Landlord’s reasonable review and approval. All costs associated with the Building-Top Signage, including, without limitation, the costs to purchase, install, maintain, and remove it, shall be borne exclusively by Tenant.

 23.3 Monument Signage. Tenant shall have the non-exclusive right, but not the obligation, to have its name as determined by
Tenant placed on the monument sign serving the Project, and such signage shall be compatible with the quality, design and style of the Project’s Sign Criteria; provided, however, in no event shall Tenant’s signage include an
“Objectionable Name,” as that term is 

  
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defined in Section 23.7, of this Lease. Landlord shall have the right to (i) position or prioritize Tenant’s name in any position on such monument signage as it shall
determine in its sole discretion, from time to time, (ii) design and organize such monument signage (and the materials, design, script size, type face, colors and all other characteristics thereof) in such manner as it shall determine in its
reasonable discretion, (iii) place such other names, business names, trade names or affiliate names representing such other tenants as it shall determine in its sole discretion, (iv) make such modifications to such monument signage as it
shall desire from time to time, and (v) place thereon the name of (and/or other identifying information for) the Building and/or Project as Landlord shall determine in its sole discretion. Tenant shall be entitled to modify, at Tenant’s
sole cost and expense, the name designated by Tenant to be installed on the Monument Signage, so long as such new name is not an Objectionable Name. 

23.4 Rights Personal. The rights granted under Sections 23.2 and 23.3 are personal to (A) the Original
Tenant, (B) its Permitted Transferees, (C) any assignee of Tenant’s entire interest under this Lease and approved by Landlord pursuant to Article 14, and (D) any subtenant subleasing the entire Premises and approved by
Landlord pursuant to Article 14, and shall not be transferable in any other respect whatsoever. If (i) the Lease shall be assigned to any party other than Permitted Transferee, (ii) there is an event of default (beyond the
applicable notice and cure period set forth in this Lease) under this Lease, or (iii) the Original Tenant, its Permitted Transferee, an assignee under item (C) above, or a subtenant under item (D) above, fail to actually occupy at
least fifty percent (50%) of the Premises for any period in excess of thirty (30) days (except for time periods during repairs, remodeling or similar circumstances), Landlord shall have the right to cancel Tenant’s rights under
Sections 23.2 and 23.3 and to require Tenant to remove, at Tenant’s sole cost and expense, the Building-Top Signage and Tenant’s name from such monument signage within fifteen (15) days after delivery of Landlord’s
written notice to do so. 
 23.5 Specifications and Permits. The graphics, materials, color, design, lettering, size and
specifications of Tenant’s name on such monument signage and Building-Top Signage (collectively, the “Sign Specifications”) shall be (i) subject to the prior written consent of Landlord, including, without limitation, as
to the design, materials, color, size and all other aesthetic factors of such signage and which consent thereto shall be in Landlord’s reasonable discretion; (ii) in compliance with all Laws, (iii) subject to receipt by Tenant of all
required governmental permits and approvals therefor, and (iv) consistent with the Project Sign Criteria. In addition, Tenant’s name on such monument signage and Building-Top Signage shall be subject to the receipt of all required
governmental permits and approvals (and the submission of copies thereof to Landlord), and shall be subject to all applicable Laws. 
 23.6
Cost and Maintenance. The costs of the actual signs comprising Tenant’s name on such monument signage and/or Building-Top Signage and the installation, design, construction, and any and all other costs associated with
Tenant’s name on such monument signage and/or Building-Top Signage, including, without limitation, utility charges and hook-up fees (if applicable), permits, and maintenance and repairs, shall be the sole responsibility of Tenant; provided that
Landlord shall reasonably cooperate with Tenant’s use of Common Areas to allow Tenant to install, operate, maintain and repair Tenant’s name on such monument signage and/or Building-Top Signage. Should Tenant’s name on such monument
signage and/or Building-Top Signage require repairs 

  
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and/or maintenance, Landlord shall have the right to provide notice thereof to Tenant and Tenant (except as set forth above) shall cause such repairs and/or maintenance to commence to be
performed within thirty (30) days after receipt of such notice from Landlord, at Tenant’s sole cost and expense; provided, however, if such repairs and/or maintenance are reasonably expected to require longer than thirty (30) days to
perform, Tenant shall commence such repairs and/or maintenance within such thirty (30) day period and shall thereafter diligently prosecute such repairs and maintenance to completion at Tenant’s sole cost and expense. Should Tenant fail to
perform such repairs and/or maintenance within the periods described in the immediately preceding sentence, Landlord shall have the right to cause such work to be performed and to charge Tenant as Additional Rent for the actual cost of such work
plus interest at the Interest Rate from the date of Landlord’s payment of such actual costs to the date of Tenant’s reimbursement to Landlord. Tenant shall bear a pro rata share (based upon the number of tenants identified on such monument
signage) of all costs of maintenance and operation of such monument signage and all such costs shall be paid by Tenant to Landlord as Additional Rent within ten (10) days of receipt of Landlord’s written demand therefor. Within a
reasonable time following the expiration or earlier termination of this Lease (which shall in no event be later than thirty (30) days after such expiration or termination of this Lease), Tenant shall, at Tenant’s sole cost and expense,
commence, and thereafter shall diligently pursue, the removal of Tenant’s name from such monument signage and/or Building-Top Signage, and shall cause the areas in which such Tenant’s name on such monument signage and/or Building-Top
Signage was located to be restored to the condition existing immediately prior to the placement of such Tenant’s name on such monument signage and/or Building-Top Signage, reasonable wear and tear excepted. If Tenant fails to timely remove
Tenant’s name from such monument signage and/or Building-Top Signage or to restore the areas in which Tenant’s name on such monument signage and/or Building-Top Signage was located, as provided in the immediately preceding sentence, then
Landlord may perform such work, and all actual costs reasonably incurred by Landlord in so performing, plus interest at the Interest Rate from the date of Landlord’s payment of such costs to the date of Tenant’s reimbursement to Landlord,
shall be reimbursed by Tenant to Landlord within thirty (30) days after Tenant’s receipt of an invoice therefore. The terms of this Section 23.7 shall survive the expiration or earlier termination of this Lease. 

23.7 Objectionable Name. In no event shall Tenant’s signage include, identify or otherwise refer to a name which relates to
an entity which is of a character or reputation, or is associated with a political faction or orientation, which is inconsistent with the quality of the Project, or which would otherwise reasonably offend a landlord of a Comparable Building (an
“Objectionable Name”). The parties hereby agree that the name “Roka Bioscience, Inc.” or any reasonable derivation thereof, shall not be deemed an Objectionable Name. 

ARTICLE 24 

COMPLIANCE WITH LAW 

Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way conflict with any
law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated (collectively, “Applicable Laws”). Except as expressly provided herein, at its sole
cost and expense, Tenant shall 

  
 -51- 

 
promptly comply with all such Applicable Laws which relate to (i) Tenant’s use of the Premises for non-general office use, (ii) the
Alterations or Improvements in the Premises, or (iii) the Base Building, but, as to the Base Building, only to the extent such obligations are triggered by Tenant’s Alterations, the Improvements (to the extent the same are not customary
office improvements), or use of the Premises for non-general office use, warehousing, manufacturing, laboratory use and/or research and development. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state,
federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply
promptly with such standards or regulations; provided, however, Landlord shall be solely responsible for any violations or conditions which if the same had been discovered prior to the Lease Commencement Date, and under the conditions that then
existed in the Project, would be deemed to by applicable authority to have been violations existing on the Lease Commencement Date. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of
whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Landlord shall comply with all Applicable Laws relating to the Base Building, provided
that compliance with such Applicable Laws is not the responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for
the Premises, or would unreasonably and materially affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees. Landlord shall be permitted to include in Operating Expenses any costs or expenses
incurred by Landlord under this Article 24 to the extent consistent with the terms of Section 4.2.4, above. 

ARTICLE 25 

LATE CHARGES 
 If
any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days of when due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the
overdue amount plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder; provided, however, with regard to the first such failure in any twelve (12) month period,
Landlord will waive such late charge to the extent Tenant cures such failure within three (3) days following Tenant’s receipt of written notice from Landlord that the same was not received when due. The late charge shall be deemed
Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In
addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after the date they are due shall bear interest from the date when due until paid at the “Interest Rate.”
For purposes of this Lease, the “Interest Rate” shall be an annual rate equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication H.15(519),
published weekly (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published), plus four (4) percentage points, and (ii) the highest rate permitted by applicable law. 

  
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 ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by
Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in
excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part
without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 
 26.2
Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably
made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses
referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord
under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner termination of the Lease Term.

 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times (during the hours of 8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from
9:00 A.M. to 1:00 P.M. with respect to items (i) and (ii) below) and upon at least twenty-four (24) hours prior notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the
Premises to prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers, or during the last twelve (12) months of the Lease Term (but subject to Tenant’s right to designate in advance special
security areas as set forth herein below), to prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the
Building or the Building’s systems and equipment in accordance with the terms and conditions of this Lease. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the Premises at any time to
(A) perform services required of Landlord, including janitorial service; (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform. Landlord may make
any such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes; provided, however, except for (x) emergencies,
(y) repairs, alterations, improvements or additions required by governmental or quasi-governmental authorities or court order or decree, or (z) repairs which are the obligation of Tenant hereunder, any such entry shall be performed in a
manner so as not to unreasonably interfere with Tenant’s use of the Premises and shall be performed 

  
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after normal business hours if reasonably practical. With respect to items (y) and (z) above, Landlord shall use commercially reasonable efforts to not materially interfere with
Tenant’s use of, or access to, the Premises. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the
Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated
in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be
deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any
repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 
 ARTICLE 28 

TENANT PARKING 

Tenant shall be entitled to utilize, commencing on the Lease Commencement Date, the amount of parking passes set forth in
Section 9 of the Summary, without charge to Tenant for the duration of the initial Lease Term and any Option Term. The parking passes shall pertain to the Project parking facility. Following the expiration of the initial Lease Term, and
any Option Term, Tenant shall pay to Landlord for automobile parking passes on a monthly basis the prevailing rate charged from time to time at the location of such parking passes. Notwithstanding the foregoing, Tenant shall be responsible (and the
same may be included in Direct Expenses) for the full amount of any taxes imposed by any governmental authority in connection with the use of the parking facility by Tenant. Tenant’s continued right to use the parking passes is conditioned upon
Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other identification system established by
Landlord, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease (beyond the applicable notice and cure period set forth in this
Lease). The location of Tenant’s reserved parking spaces shall be mutually agreed upon between Landlord and Tenant, subject to availability, provided that the initial location of such reserved parking spaces shall be as set forth on
Exhibit I attached hereto. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time and Tenant acknowledges and agrees that Landlord
may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking facility for purposes of permitting or facilitating any such construction,
alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. The parking passes rented by Tenant
pursuant to this Article 28 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant, except in connection with a Transfer of all or a
portion of the Premises under Article 14, above, without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to
visitor parking. 

  
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 ARTICLE 29 

MISCELLANEOUS PROVISIONS 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully
expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Air Rights. No rights to any
view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by
reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a
modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this
Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) days following a request therefor. At the request of Landlord or any mortgagee or ground
lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) days following the request therefor. 

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of any
Security Deposit, and Tenant shall attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord
from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 

  
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 29.6 Prohibition Against Recording. Except as provided in Section 29.4
of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 

29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8 Relationship of
Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

 29.9 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease,
regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 

29.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of
performance is a factor. 
 29.11 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to
any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected
thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this
Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is
equal to the interest of Landlord (following payment of any outstanding liens and/or mortgages, whether attributable to sales or insurance proceeds or otherwise) in the Building (including any insurance or rental proceeds which Landlord receives).
Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The
limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the ‘Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees,

  
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shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a
partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding anything to the contrary contained in the Lease, as
amended, nothing in the Lease, as amended, shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, consequential damages other than those consequential damages
incurred by Landlord in connection with a holdover of the Premises by Tenant after the expiration or earlier termination of the Lease, as amended, in accordance with the terms of Article 16 of the Office Lease, or incurred by Landlord in connection
with any repair, physical construction or improvement work performed by or on behalf of Tenant at the Building. 
 29.14 Entire
Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and
supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof
shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. 

29.15 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the
exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the
Lease Term, occupy any space in the Building or Project. 
 29.16 Force Majeure. Any prevention, delay or stoppage due to
strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of
the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except as to Tenant’s obligations under Articles 5 and 24 of this Lease
(collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this
Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 

29.17 Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all
rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

  
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 29.18 Notices. All notices, demands, statements, designations, approvals or other
communications (collectively, “Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid,
return receipt requested (“Mail”), (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally.
Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to
Landlord, or to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by
Mail, (ii) the date the telecopy is transmitted, (iii) the date the overnight courier delivery is made, or (iv) the date personal delivery is made or attempted to be made. If Tenant is notified of the identity and address of
Landlord’s mortgagee or ground or underlying lessor, Tenant shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee
or ground or underlying lessor shall be given a reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or
delivered, as the case may be, to the following addresses: 
 Kilroy Realty Corporation 

12200 West Olympic Boulevard 

Suite 200 

Los Angeles, California 90064 

Attention: Legal Department 

with copies to: 

Kilroy Realty Corporation 

3611 Valley Centre Drive, Suite 550 

San Diego, California 92130 

Attention: Mr. Brian Galligan 

and 

Allen Matkins Leck Gamble Mallory & Natsis LLP 

1901 Avenue of the Stars, Suite 1800 

Los Angeles, California 90067 

Attention: Anton N. Natsis, Esq. 

29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint
and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, each individual executing this Lease on
behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on
behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by Landlord, also deliver
to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 

  
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 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should
bring suit for the possession of the Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable
attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable
whether or not the action is prosecuted to judgment. 
 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be
construed and enforced in accordance with the laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, (II)
SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR
SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY
REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY
SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 
 29.23 Submission of Lease. Submission of
this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent
who is entitled to a commission in connection with this Lease. Landlord shall pay the Brokers pursuant to the terms of separate commission agreements. Each party agrees to indemnify and defend the other party against and hold the other party
harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be
owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party. 

  
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 29.25 Independent Covenants. This Lease shall be construed as though the covenants
herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be
entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

29.26 Project or Building Name and Signage. Landlord shall have the right at any time to change the name of the Project or
Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or use
pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. 

29.27 Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the
same document. Both counterparts shall be construed together and shall constitute a single lease. 
 29.28 Confidentiality.
Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person
or entity other than Tenant’s financial, legal, and space planning consultants. 
 29.29 Transportation Management.
Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and around the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and
management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. 

29.30 Building Renovations. It is specifically understood and agreed that Landlord has made no representation or warranty to
Tenant and has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been
made by Landlord to Tenant except as specifically set forth herein or in the Work Letter. However, Tenant hereby acknowledges that Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the
“Renovations”) the Project, the Building and/or the Premises including without limitation the parking structure, common areas, systems and equipment, roof, and structural portions of the same, which Renovations may include, without
limitation, (i) installing sprinklers in the Building common areas and tenant spaces, (ii) modifying the common areas and tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically
disabled, seismic conditions, and building safety and security, and (iii) installing new floor covering, lighting, and wall coverings in the Building common areas, and in connection with any Renovations, Landlord may, among other things, erect
scaffolding or other necessary structures in the Building, limit or eliminate access to portions of the Project, including portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the
Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with such Renovations shall in no way 

  
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constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall use commercially reasonable efforts to minimize any adverse impact on Tenant’s use
of, or access to, the Premises in connection with such Renovations. Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the
Renovations, nor (except as expressly set forth in Section 6.4, above) shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or
improvements resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions. 

29.31 No Violation. Each of Landlord and Tenant hereby warrants and represents to the other that neither its execution of, nor
performance under, this Lease shall cause Tenant or Landlord, respectively, to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant or Landlord, respective, is bound, and each of Landlord and Tenant shall
protect, defend, indemnify and hold the other party harmless against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Landlord’s or
Tenant’s, respectively, breach of this warranty and representation. 
 29.32 Communications and Computer Lines. Tenant
may install, maintain, replace, remove or use any communications or computer wires and cables (collectively, the “Lines”) at the Project in or serving the Premises, provided that (i) Tenant shall obtain Landlord’s prior
written consent, use an experienced and qualified contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for
additional Lines shall be maintained for existing and future occupants of the Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be (x) appropriately insulated to prevent
excessive electromagnetic fields or radiation, and (y) surrounded by a protective conduit reasonably acceptable to Landlord, (iv) any new or existing Lines servicing the Premises shall comply with all applicable governmental laws and
regulations, (v) as a condition to permitting the installation of new Lines, Tenant shall remove existing Lines located in or serving the Premises and repair any damage in connection with such removal, and (vi) Tenant shall pay all costs
in connection therewith. Upon the expiration of the Lease Term, or immediately following any earlier termination of this Lease, Tenant shall, at Tenant’s sole cost and expense, remove all Lines installed by Tenant, and repair any damage caused
by such removal. In the event that Tenant fails to complete such removal and/or fails to repair any damage caused by the removal of any Lines, Landlord may do so and may charge the cost thereof to Tenant. In addition, Landlord reserves the right to
require that Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time (1) are in violation of any Applicable Laws, (2) are inconsistent with then-existing
industry standards (such as the standards promulgated by the National Fire Protection Association (e.g., such organization’s “2002 National Electrical Code”)), or (3) otherwise represent a dangerous or potentially dangerous
condition. 

  
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 29.33 Hazardous Substances. 

29.33.1 Definitions. For purposes of this Lease, the following definitions shall apply: “Hazardous
Material(s)” shall mean any solid, liquid or gaseous substance or material that is described or characterized as a toxic or hazardous substance, waste, material, pollutant, contaminant or infectious waste, or any matter that in certain
specified quantities would be injurious to the public health or welfare, or words of similar import, in any of the “Environmental Laws,” as that term is defined below, or any other words which are intended to define, list or classify
substances by reason of deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, toxicity or reproductive toxicity and includes, without limitation, asbestos, petroleum (including crude oil or any fraction thereof,
natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel, or any mixture thereof), petroleum products, polychlorinated biphenyls, urea formaldehyde, radon gas, nuclear or radioactive matter, medical waste, soot,
vapors, fumes, acids, alkalis, chemicals, microbial matters (such as molds, fungi or other bacterial matters), biological agents and chemicals which may cause adverse health effects, including but not limited to, cancers and/or toxicity.
“Environmental Laws” shall mean any and all federal, state, local or quasi-governmental laws (whether under common law, statute or otherwise), ordinances, decrees, codes, rulings, awards, rules, regulations or guidance or policy
documents now or hereafter enacted or promulgated and as amended from time to time, in any way relating to (i) the protection of the environment, the health and safety of persons (including employees), property or the public welfare from actual
or potential release, discharge, escape or emission (whether past or present) of any Hazardous Materials or (ii) the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of any Hazardous Materials.

 29.33.2 Compliance with Environmental Laws. Landlord covenants that during the Lease Term (and any extensions
thereof), Landlord shall comply with all Environmental Laws in accordance with, and as required by, the TCCs of Article 24 of this Lease. Tenant shall not sell, use, or store in or around the Premises any Hazardous Materials, except if
stored, properly packaged and labeled, disposed of and/or used in accordance with applicable Environmental Laws. In addition, Tenant agrees that it: (i) shall not cause or suffer to occur, the release, discharge, escape or emission of any
Hazardous Materials at, upon, under or within the Premises or any contiguous or adjacent premises; (ii) shall not engage in activities at the Premises that could result in, give rise to, or lead to the imposition of liability upon Tenant or
Landlord or the creation of a lien upon the building or land upon which the Premises is located; (iii) shall notify Landlord promptly following receipt of any knowledge with respect to any actual release, discharge, escape or emission (whether
past or present) of any Hazardous Materials at, upon, under or within the Premises; and (iv) shall promptly forward to Landlord copies of all orders, notices, permits, applications and other communications and reports in connection with any
release, discharge, escape or emission of any Hazardous Materials at, upon, under or within the Premises or any contiguous or adjacent premises. 

29.33.3 Tenant Hazardous Materials. Tenant will (i) obtain and maintain in full force and effect all Environmental
Permits (as defined below) that may be required from time to time under any Environmental Laws applicable to Tenant or the Premises, and (ii) be and remain in compliance with all terms and conditions of all such Environmental Permits and with
all other Environmental Laws. “Environmental Permits” means, collectively, any and all permits, consents, licenses, approvals and registrations of any nature at any time required pursuant to, or in order to comply with any
Environmental Law. On or before the Lease Commencement Date and on each annual anniversary of the Lease Commencement Date thereafter, as well as at any other 

  
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time following Tenant’s receipt of a reasonable request from Landlord, Tenant agrees to deliver to Landlord a list of all Hazardous Materials anticipated to be used by Tenant in the Premises
and the quantities thereof. Upon the expiration or earlier termination of this Lease, Tenant agrees to promptly remove from the Premises, the Building and the Project, at its sole cost and expense, any and all Hazardous Materials, including any
equipment or systems containing Hazardous Materials, which are installed, brought upon, stored, used, generated or released upon, in, under or about the Premises, the Building, and/or the Project or any portion thereof by Tenant and/or any Tenant
Parties (such obligation to survive the expiration or sooner termination of this Lease). Nothing in this Lease shall impose any liability on Tenant for any Hazardous Materials in existence on the Premises, Building or Project prior to the Lease
Commencement Date or brought onto the Premises, Building or Project after the Lease Commencement Date by any third parties not under Tenant’s control. 

29.33.4 Landlord’s Right of Environmental Audit. Landlord may, upon reasonable notice to Tenant, be granted access
to and enter the Premises no more than once annually to perform or cause to have performed an environmental inspection, site assessment or audit. Such environmental inspector or auditor may be chosen by Landlord, in its sole discretion, and be
performed at Landlord’s sole expense. To the extent that the report prepared upon such inspection, assessment or audit, indicates the presence of Hazardous Materials in violation of Environmental Laws, or provides reasonable recommendations or
suggestions to prohibit the release, discharge, escape or emission of any Hazardous Materials at, upon, under or within the Premises, or to comply with any Environmental Laws, Tenant shall promptly, at Tenant’s sole expense, comply with such
recommendations or suggestions, including, but not limited to performing such additional investigative or subsurface investigations or remediation(s) as recommended by such inspector or auditor. Notwithstanding the above, if at any time, Landlord
has actual notice or reasonable cause to believe that Tenant has violated, or permitted any violations of any Environmental Law, then Landlord will be entitled to perform its environmental inspection, assessment or audit at any time, notwithstanding
the above mentioned annual limitation, and Tenant must reimburse Landlord for the cost or fees incurred for such as Additional Rent. 

29.33.5 Indemnifications. Landlord agrees to indemnify, defend, protect and hold harmless the Tenant Parties from and
against any liability, obligation, damage or costs, including without limitation, attorneys’ fees and costs, resulting directly or indirectly from any use, presence, removal or disposal of any Hazardous Materials to the extent such liability,
obligation, damage or costs was a result of actions caused or knowingly permitted by Landlord or a Landlord Party or was a result of a condition which existed prior to the Lease Commencement Date. Tenant agrees to indemnify, defend, protect and hold
harmless the Landlord Parties from and against any liability, obligation, damage or costs, including without limitation, attorneys’ fees and costs, resulting directly or indirectly from any use, presence, removal or disposal of any Hazardous
Materials or breach of any provision of this section, to the extent such liability, obligation, damage or costs was a result of actions caused or permitted by Tenant or a Tenant Party. 

  
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 29.34 Other Terms. Tenant acknowledges and agrees that: (i) Landlord
has made no warranty or representation to Tenant with respect to the availability of any such services, or the quality, reliability or suitability thereof; (ii) the Provider is not acting as the agent or representative of Landlord in the
provision of such services, and Landlord shall have no liability or responsibility for any failure or inadequacy of such services, or any equipment or facilities used in the furnishing thereof, or any act or omission of Provider, or its agents,
employees, representatives, officers or contractors; (iii) Landlord shall have no responsibility or liability for the installation, alteration, repair, maintenance, furnishing, operation, adjustment or removal of any such services, equipment or
facilities; and (iv) any contract or other agreement between Tenant and Provider shall be independent of this Lease, the obligations of Tenant hereunder, and the rights of Landlord hereunder, and, without limiting the foregoing, no default or
failure of Provider with respect to any such services, equipment or facilities, or under any contract or agreement relating thereto, shall have any effect on this Lease or give to Tenant any offset or defense to the full and timely performance of
its obligations hereunder, or entitle Tenant to any abatement of rent or additional rent or any other payment required to be made by Tenant hereunder, or constitute any accrual or constructive eviction of Tenant, or otherwise give rise to any other
claim of any nature against Landlord. 
 29.35 FF&E. Concurrently with Tenant’s execution and deliver of this Lease
(i) Tenant shall execute and deliver a Bill of Sale in a form materially consistent with that attached hereto as Exhibit G (the “Bill of Sale”), and (ii) Tenant shall deliver to Landlord consideration in the amount
set forth therein to Landlord, and following Landlord’s receipt of the foregoing items, Landlord shall deliver the “FF&E” (as the same is listed and described in the Bill of Sale) to Tenant in the condition set forth in the Bill
of Sale. 
 29.36 Emergency Generator. For the duration of the Lease Term and any Option Term, Tenant shall have the right to
use a fuel tank backup generator with a capacity of approximately 300 KW (the “Emergency Generator”), which Landlord shall, at it’s sole cost and expense, purchase in “new” condition, install and hook up next to the
Premises at the rear of the Building. While Tenant shall not be obligated to pay any fee to Landlord for its use of such Emergency Generator, Tenant shall, at Tenant’s sole cost and expense, maintain and repair such Emergency Generator in good
condition, reasonable wear and tear excepted, and be responsible for any replacements related thereto. Tenant acknowledges that Landlord has made no representations or warranties, express, implied or otherwise, regarding the condition or working
order of the Emergency Generator. Except as otherwise expressly set forth in this Section 29.36, Tenant hereby represents that it accepts the Emergency Generator “AS IS AND WITH ALL FAULTS,” and that the Emergency
Generator is hereby accepted by Tenant, subject to and in accordance with the terms of this Section 29.36. Tenant acknowledges and agrees that, notwithstanding Tenant’s right to utilize the Emergency Generator as provided herein
throughout the Lease Term and any Option Term, Tenant shall acquire no ownership interest therein. Notwithstanding the foregoing, in the event that the Emergency Generator becomes damaged, then, at Landlord’s option, Tenant shall either
(i) repair or replace such Emergency Generator at Tenant’s sole cost and expense, provided that any replacement shall be made with reasonably comparable components, or (ii)pay to Landlord (promptly following demand therefor by Landlord)
the reasonable repair and/or replacement costs associated with the damage to such Emergency Generator, reasonable wear and tear excepted. Tenant shall not remove any part of the Emergency Generator without Landlord’s prior consent, which
consent may be withheld in Landlord’s sole and absolute discretion. Upon the expiration or earlier termination of the Lease Term or any Option Term, Tenant shall surrender the Emergency Generator to Landlord in good condition, reasonable wear
and tear excepted. Notwithstanding the foregoing or any contrary provision of this Lease, 

  
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Landlord shall have no obligation to maintain, repair, replace or insure the Emergency Generator, nor to replace the Emergency Generator if it becomes damaged. Landlord and Tenant hereby
acknowledge and agree that Landlord shall have no liability in connection with Tenant’s use, maintenance and/or repair of such Emergency Generator. Such Emergency Generator shall, in all instances, and at Tenant’s sole cost and expense,
comply with applicable governmental laws, codes, rules and regulations. Tenant shall not be entitled to license the Emergency Generator to any unrelated third party, nor shall Tenant be permitted to receive any revenues, fees or any other
consideration for the use of such Emergency Generator by an unrelated third party. Tenant hereby expressly acknowledges Landlord’s continued right to (x) itself utilize any portion of the Building where the Emergency Generator is located,
and (y) re-sell, license or lease any such space to an unaffiliated third party. 
 [SIGNATURES ON FOLLOWING PAGE] 

  
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 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date
first above written. 
  

					
	“LANDLORD”:
	
	 KILROY REALTY, L.P.,
 a Delaware
limited partnership

		
	BY:	 	 Kilroy Realty Corporation,
 a
Maryland corporation,
 general partner

			
		 	By:	 	/s/ JEFFREY C. HAWKEN
		 	Name:	 	JEFFREY C. HAWKEN
		 	Its:	 	 EXECUTIVE VICE PRESIDENT
 CHIEF OPERATING
OFFICER

			
		 	By:	 	/s/ JOHN T. FUCCI
		 	Name:	 	JOHN T. FUCCI
		 	Its:	 	 SR. VICE PRESIDENT
 ASSET
MANAGEMENT

  

			
	“TENANT”:
	
	 ROKA BIOSCIENCE, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Steven Sobieski
	Name:	 	Steven Sobieski
	Its:	 	SVP
		
	By:	 	/s/ Steven Sobieski
	Name:	 	Steven Sobieski
	Its:	 	CFO

  
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 EXHIBIT A 

PACIFIC CORPORATE CENTER 

OUTLINE OF PREMISES 
  

 
 EXHIBIT B 

  
 -1- 

 EXHIBIT B 

PACIFIC CORPORATE CENTER 

WORK LETTER 
 TENANT BUILD

 This Work Letter shall set forth the terms and conditions relating to the construction of the Premises. This Work Letter is
essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the actual construction of the Premises. All references in this Work Letter to Articles or Sections of
“this Lease” shall mean the relevant portions of Articles 1 through 29 of the Office Lease to which this Work Letter is attached as Exhibit B, and all references in this Work Letter to Sections of “this
Work Letter” shall mean the relevant portions of Sections 1 through 5 of this Work Letter. 
 SECTION 1 

DELIVERY OF THE PREMISES AND BASE BUILDING 

1.1 Upon the full execution and delivery of this Lease by Landlord and Tenant, Landlord shall deliver the Premises and “Base
Building,” as that term is defined in Section 8.2 of the Lease, to Tenant, and Tenant shall accept the Premises and Base Building from Landlord in their presently existing, “as-is” condition. 

1.2 Landlord shall, at Landlord’s sole expense, perform certain upgrades to and replacements of, the Building HVAC systems, and install
the Emergency Generator (collectively, the “Landlord Work”), all as reasonably determined by Landlord and as more particularly set forth on Schedule 1, attached hereto. Landlord shall use commercially reasonable
efforts (without any obligation to incur overtime or other premiums) to substantially complete such Landlord Work prior to Landlord tendering possession of the Premises to Tenant; provided, however that to the extent such Landlord Work is not
substantially completed prior to such tender, Landlord shall perform the Landlord Work concurrently with Tenant’s construction of the “Improvements,” as that term is defined in Section 2.1 below; provided further, however,
Landlord reserves the right to separately retain the “Contractor” (as that term is defined in Section 4.1.1 of this Tenant Work Letter) to perform such Landlord Work at Landlord’s sole cost and expense, and Landlord hereby
acknowledges that if such retention actually delays the “Substantial Completion of the Improvements” as that term is defined in Section 5.3 of this Tenant Work Letter, then such delay shall be subject the Landlord Caused Delay
provisions of Section 5.1 of this Tenant Work Letter. Tenant agrees to cooperate with Landlord in order to enable the Landlord Work to be performed by Landlord in a timely manner in accordance with Landlord’s construction schedule.

 EXHIBIT B 

  
 -1- 

 SECTION 2 

IMPROVEMENTS 
 2.1 Improvement
Allowance. Tenant shall be entitled to a one-time improvement allowance (the “Improvement Allowance”) in an amount equal to Seven Hundred Fifty Thousand and 00/100 Dollars ($750,000.00) for the costs relating to the initial
design and construction of the improvements, which are permanently affixed to the Premises (the “Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to this Work Letter in the event that Tenant
fails to pay any portion of the “Over-Allowance Amount,” as defined in Section 4.2.1, nor shall Landlord be obligated to pay a total amount which exceeds the Improvement Allowance. Notwithstanding the foregoing or any contrary
provision of this Lease, all Improvements shall be deemed Landlord’s property under the terms of this Lease. Any unused portion of the Improvement Allowance remaining as of the date which is twenty-four (24) months following the Lease
Commencement Date shall remain with Landlord and Tenant shall have no further right thereto. 
 2.2 Disbursement of the Improvement
Allowance. 
 2.2.1 Improvement Allowance Items. Except as otherwise set forth in this Work Letter, the Improvement Allowance
shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process, including, without limitation, Landlord’s receipt of invoices for all costs and fees described herein) only for the
following items and costs (collectively the “Improvement Allowance Items”): 
 2.2.1.1 Payment of the fees of the
“Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Work Letter, which fees shall, notwithstanding anything to the contrary contained in this Work Letter, not exceed an aggregate amount
equal to $3.50 per usable square foot of the Premises, and payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the
“Construction Drawings,” as that term is defined in Section 3.1 of this Work Letter; 
 2.2.1.2 The payment of plan
check, permit and license fees relating to construction of the Improvements; 
 2.2.1.3 The cost of construction of the Improvements,
including, without limitation, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions; 

2.2.1.4 The cost of any changes in the Base Building when such changes are required by the Construction Drawings, such cost to include all
direct architectural and/or engineering fees and expenses incurred in connection therewith; 
 2.2.1.5 The cost of any changes to the
Construction Drawings or Improvements required by all applicable building codes (the “Code”); 

  
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 2.2.1.6 The cost of the “Coordination Fee,” as that term is defined in
Section 4.2.2.1 of this Work Letter; 
 2.2.1.7 Sales and use taxes; and 

2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Improvements. 

2.2.2 Disbursement of Improvement Allowance. During the construction of the Improvements, Landlord shall make monthly disbursements of
the Improvement Allowance for Improvement Allowance Items and shall authorize the release of monies as follows. 
 2.2.2.1 Monthly
Disbursements. On or before the day of each calendar month, as determined by Landlord, during the construction of the Improvements (or such other date as Landlord may designate), Tenant shall deliver to Landlord: (i) a request for payment
of the “Contractor,” as that term is defined in Section 4.1.1 of this Work Letter, approved by Tenant, in a form to be provided by Landlord, showing the schedule, by trade, of percentage of completion of the Improvements in the
Premises, detailing the portion of the work completed and the portion not completed; (ii) invoices from all of “Tenant’s Agents,” as that term is defined in Section 4.1.2 of this Work Letter, for labor rendered and
materials delivered to the Premises; (iii) executed conditional mechanic’s lien releases from all of Tenant’s Agents which shall comply with the appropriate provisions, as reasonably determined by Landlord, of California Civil Code
Section 3262(d); and (iv) all other information reasonably requested by Landlord. Tenant’s request for payment shall be deemed Tenant’s acceptance and approval of the work furnished and/or the materials supplied as set forth in
Tenant’s payment request. Thereafter, Landlord shall deliver a check to Tenant made jointly payable to Contractor and Tenant in payment of the lesser of: (A) the amounts so requested by Tenant, as set forth in this
Section 2.2.2.1, above, less a ten percent (10%) retention (the aggregate amount of such retentions to be known as the “Final Retention”), and (B) the balance of any remaining available portion of the
Improvement Allowance (not including the Final Retention), provided that Landlord does not dispute any request for payment based on non-compliance of any work with the “Approved Working Drawings,” as that term is defined in
Section 3.4 below, or due to any substandard work, or for any other reason. Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in
Tenant’s payment request. 
 2.2.2.2 Final Retention. Subject to the provisions of this Work Letter, a check for the Final
Retention payable jointly to Tenant and Contractor shall be delivered by Landlord to Tenant following the completion of construction of the Premises, provided that (i) Tenant delivers to Landlord properly executed mechanic’s lien releases
in compliance with both California Civil Code Section 3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4), (ii) Landlord has determined that no substandard work exists which adversely affects the mechanical, electrical,
plumbing, heating, ventilating and air conditioning, life-safety or other systems of the Building, the curtain wall of the Building, the structure or exterior appearance of the Building, or any other tenant’s use of such other tenant’s
leased premises in the Building, and (iii) Architect delivers to Landlord a certificate, in a form reasonably acceptable to Landlord, certifying that the construction of the Improvements in the Premises has been substantially completed. 

  
 -3- 

 2.2.2.3 Other Terms. Landlord shall only be obligated to make disbursements from the
Improvement Allowance to the extent costs are incurred by Tenant for Improvement Allowance Items. All Improvement Allowance Items for which the Improvement Allowance has been made available shall be deemed Landlord’s property under the terms of
this Lease. 
 2.3 Building Standards. Landlord has established or may establish specifications for certain Building standard
components to be used in the construction of the Improvements in the Premises. The quality of Improvements shall be equal to or of greater quality than the quality of such Building standards, provided that Landlord may, at Landlord’s option,
require the Improvements to comply with certain Building standards. Removal requirements regarding the Improvements are addressed in Article 8 of this Lease. 

SECTION 3 
 CONSTRUCTION DRAWINGS

 3.1 Selection of Architect/Construction Drawings. Tenant shall retain the architect/space planner designated by Landlord (the
“Architect”) to prepare the “Construction Drawings,” as that term is defined in this Section 3.1. Tenant shall retain the engineering consultants designated by Landlord (the “Engineers”) to
prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing and HVAC work in the Premises, which work is not part of the Base Building. The plans and drawings to be prepared by Architect and the
Engineers hereunder shall be known collectively as the “Construction Drawings.” All Construction Drawings shall comply with the drawing format and specifications determined by Landlord, and shall be subject to Landlord’s
approval. Tenant and Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the Base Building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no
responsibility in connection therewith. Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to
review the same, for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any
advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 

3.2 Final Space Plan. Tenant shall supply Landlord with four (4) hard copies signed by Tenant of its final space plan for the
Premises before any architectural working drawings or engineering drawings have been commenced, and concurrently with Tenant’s delivery of such hard copies, Tenant shall send to Landlord via electronic mail one (1) .pdf electronic copy of
such final space plan. The final space plan (the “Final Space Plan”) shall include a layout and designation of all offices, rooms and other partitioning, 

  
 -4- 

 
their intended use, and equipment to be contained therein. Landlord may request clarification or more specific drawings for special use items not included in the Final Space Plan. Landlord shall
advise Tenant within five (5) business days after Landlord’s receipt of the Final Space Plan for the Premises if the same is unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall promptly cause the Final Space
Plan to be revised to correct any deficiencies or other matters Landlord may reasonably require. In connection with Landlord’s review of the Final Space Plan and Landlord’s approval of the same (if such approval is given), Landlord shall
notify Tenant in writing of whether Landlord will require restoration and/or removal of all or any portion of the Improvements identified in such Final Space Plan upon expiration or any earlier termination of this Lease. In the event that Landlord
fails to respond to Tenant regarding the Final Space Plan within the five (5) business day period set forth above, Tenant shall have the right to send a “reminder notice” to Landlord, which conspicuously indicates that Landlord’s
continued failure to respond may result in the deemed approval of the Final Space Plan. If Landlord fails to respond to Tenant regarding the Final Space Plan within five (5) business days after receipt of the reminder notice identified in this
Section 3.2, then any aspects of the Final Space Plan that (i) do not adversely affect the Base Building, (ii) do not adversely affect the Building mechanical, electrical, plumbing or other systems, (iii) do not contain
incomplete, missing or inaccurate specifications, (iv) do not adversely affect the structural integrity of the Building, (v) do not comply with Code, (vi) do not adversely affect the systems and equipment of the Building, or
(vii) do not adversely affect the exterior appearance of the Building (individually or collectively, a “Design Problem”), shall be deemed to have been approved by Landlord. If Tenant is so advised, Tenant shall promptly cause
the Final Space Plan to be revised to correct any deficiencies or other matters Landlord may reasonably require. 
 3.3 Final Working
Drawings. After the Final Space Plan has been approved by Landlord, Tenant shall supply the Engineers with a complete listing of standard and non-standard equipment and specifications, including, without limitation, B.T.U. calculations,
electrical requirements and special electrical receptacle requirements for the Premises, to enable the Engineers and the Architect to complete the “Final Working Drawings” (as that term is defined below) in the manner as set forth below.
Upon the approval of the Final Space Plan by Landlord and Tenant, Tenant shall promptly cause the Architect and the Engineers to complete the architectural and engineering drawings for the Premises, and Architect shall compile a fully coordinated
set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working
Drawings”) and shall submit the same to Landlord for Landlord’s approval. Tenant shall supply Landlord with four (4) hard copies signed by Tenant of the Final Working Drawings, and concurrently with Tenant’s delivery of such
hard copies, Tenant shall send to Landlord via electronic mail one (1) .pdf electronic copy of such Final Working Drawings. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Final Working
Drawings for the Premises if the same is unsatisfactory or incomplete in any respect. In addition, in connection with Landlord’s review of the Final Working Drawings and Landlord’s approval of the same (if such approval is given), Landlord
shall notify Tenant in writing of whether Landlord will require restoration and/or removal of all or any portion of the Tenant Improvements identified in such Final Working Drawings (which shall not include any Tenant Improvements previously
identified in the Final Space Plan and to which the terms of Section 3.2 above shall apply) upon expiration or any earlier termination of this Lease. In the event that Landlord 

  
 -5- 

 
fails to respond to Tenant regarding the Final Working Drawings within the ten (10) business day period set forth above, Tenant shall have the right to send a “reminder notice” to
Landlord, which conspicuously indicates that Landlord’s continued failure to respond may result in the deemed approval of the Final Working Drawings. If Landlord fails to respond to Tenant regarding the Final Working Drawings within five
(5) business days after receipt of the reminder notice identified in this Section 3.3, then any aspects of the Final Working Drawings that do not constitute a Design Problem shall be deemed to have been approved by Landlord. If
Tenant is so advised, Tenant shall immediately revise the Final Working Drawings in accordance with such review and any disapproval of Landlord in connection therewith. In addition, if the Final Working Drawings or any amendment thereof or
supplement thereto shall require alterations in the Base Building (as contrasted with the Improvements), and if Landlord in its sole and exclusive discretion agrees to any such alterations, and notifies Tenant of the need and cost for such
alterations, then Tenant shall pay the cost of such required changes in advance upon receipt of notice thereof. Tenant shall pay all direct architectural and/or engineering fees in connection therewith, plus ten percent (10%) of such direct
costs for Landlord’s servicing and overhead. 
 3.4 Approved Working Drawings. The Final Working Drawings shall be approved by
Landlord (the “Approved Working Drawings”) prior to the commencement of construction of the Premises by Tenant. After approval by Landlord of the Final Working Drawings, Tenant may submit the same to the appropriate municipal
authorities for all applicable building permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Premises and that obtaining the
same shall be Tenant’s responsibility; provided, however, that Landlord shall cooperate with Tenant in executing permit applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain any such permit or
certificate of occupancy. No changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord, which consent may not be unreasonably withheld. 

3.5 Electronic Approvals. Notwithstanding any provision to the contrary contained in the Lease or this Work Letter, Landlord may, in
Landlord’s sole and absolute discretion, transmit or otherwise deliver any of the approvals required under this Work Letter via electronic mail to Tenant’s representative identified in Section 5.1 of this Work Letter, or by any
of the other means identified in Section 29.18 of this Lease. 
 SECTION 4 

CONSTRUCTION OF THE IMPROVEMENTS 

4.1 Tenant’s Selection of Contractors. 

4.1.1 The Contractor. The general contractor Good & Roberts (“Contractor”) shall be retained by Tenant to
construct the Improvements. 
 4.1.2 Tenant’s Agents. All subcontractors involved in the primary trades (which shall include,
without limitation, mechanical, electrical and plumbing trades) (“Primary Subcontractors”) must be approved in writing by Landlord, which approval shall not be unreasonably withheld or delayed. If Landlord does not approve any of
Tenant’s proposed Primary Subcontractors, 

  
 -6- 

 
Tenant shall submit other proposed Primary Subcontractors for Landlord’s written approval. All subcontractors, laborers, materialmen, and suppliers retained by Tenant, as well as the
Contractor, to be known collectively as “Tenant’s Agents.” 
 4.2 Construction of Improvements by Tenant’s
Agents. 
 4.2.1 Construction Contract: Cost Budget. Tenant shall engage the Contractor under an AIA A101 Stipulated Sum
Agreement (2007 Version) accompanied by Landlord’s standard AIA A201 General Conditions (2007 Version) as modified by Landlord and Tenant (collectively, the “Contract”). Prior to the commencement of the construction of the
Improvements, and after Tenant has accepted all bids for the Improvements, Tenant shall provide Landlord with a detailed breakdown, by trade, of the final costs to be incurred or which have been incurred, as set forth more particularly in
Sections 2.2.1.1 through 2.2.1.8, above, in connection with the design and construction of the Improvements to be performed by or at the direction of Tenant or the Contractor, which costs form a basis for the amount of the Contract
(the “Final Costs”). In the event that the Final Costs are greater than the amount of the Improvement Allowance (the “Over-Allowance Amount”), then Tenant shall pay a percentage of each amount requested by the
Contractor or otherwise to be disbursed under this Tenant Work Letter, which percentage shall be equal to the Over-Allowance Amount divided by the amount of the Final Costs (after deducting from the Final Costs any amounts expended in connection
with the preparation of the Construction Drawings, and the cost of all other Improvement Allowance Items incurred prior to the commencement of construction of the Improvements), and such payments by Tenant (the “Over-Allowance
Payments”) shall be a condition to Landlord’s obligation to pay any amounts from the Improvement Allowance. In the event that, after the Final Costs have been delivered by Tenant to Landlord, the costs relating to the design and
construction of the Improvements shall change, any additional costs for such design and construction in excess of the Final Costs shall be added to the Over-Allowance Amount and the Final Costs, and the Over-Allowance Payments shall be recalculated
in accordance with the terms of the immediately preceding sentence. In connection with any Over-Allowance Payment made by Tenant pursuant to this Section 4.2.1, Tenant shall provide Landlord with the documents described in Sections
2.2.2.1 (i), (ii), (iii) and (iv) of this Tenant Work Letter, above, for Landlord’s approval, prior to Tenant paying such costs. 

4.2.2 Tenant’s Agents. 

4.2.2.1 Landlord’s General Conditions for Tenant’s Agents and Improvement Work. Tenant’s and Tenant’s Agent’s
construction of the Improvements shall comply with the following: (i) the Improvements shall be constructed in strict accordance with the Approved Working Drawings; (ii) Tenant’s Agents shall submit schedules of all work relating to
the Improvements to Contractor and Contractor shall, within five (5) business days of receipt thereof, inform Tenant’s Agents of any changes which are necessary thereto, and Tenant’s Agents shall adhere to such corrected schedule; and
(iii) Tenant shall abide by all rules made by Landlord’s Building manager with respect to the use of freight, loading dock and service elevators, storage of materials, coordination of work with the contractors of other tenants, and any
other matter in connection with this Work Letter, including, without limitation, the construction of the Improvements. Tenant shall pay a logistical coordination fee (the “Coordination Fee”) to Landlord in an

  
 -7- 

 
amount equal to the product of (i) one percent (1%), and (ii) the sum of the Improvement Allowance, the Over-Allowance Amount, as such amount may be increased hereunder, and any other
amounts expended by Tenant in connection with the design and construction of the Improvements, which Coordination Fee shall be for services relating to the coordination of the construction of the Improvements. 

4.2.2.2 Indemnity. Tenant’s indemnity of Landlord as set forth in this Lease shall also apply with respect to any and all costs,
losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly or indirectly employed by any of them, or in connection with Tenant’s non-payment of any amount arising
out of the Improvements and/or Tenant’s disapproval of all or any portion of any request for payment. Such indemnity by Tenant, as set forth in this Lease, shall also apply with respect to any and all costs, losses, damages, injuries and
liabilities related in any way to Landlord’s performance of any ministerial acts reasonably necessary (i) to permit Tenant to complete the Improvements, and (ii) to enable Tenant to obtain any building permit or certificate of
occupancy for the Premises. 
 4.2.2.3 Requirements of Tenant’s Agents. Contractor and each of the Primary Subcontractors shall
guarantee to Tenant and for the benefit of Landlord that the portion of the Improvements for which it is responsible shall be free from any defects in workmanship and materials for a period of not less than one (1) year from the date of
completion thereof. Contractor and each of the Primary Subcontractors shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that shall become defective within one
(1) year after the completion of the work performed by such contractor or subcontractors. The correction of such work shall include, without additional charge, all additional expenses and damages incurred in connection with such removal or
replacement of all or any part of the Improvements, and/or the Building and/or common areas that may be damaged or disturbed thereby. All such warranties or guarantees as to materials or workmanship of or with respect to the Improvements shall be
contained in the Contract or subcontract and shall be written such that such guarantees or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests may appear, and can be directly enforced by either. Tenant
covenants to give to Landlord any assignment or other assurances which may be necessary to effect such right of direct enforcement. 

4.2.2.4 Insurance Requirements. 

4.2.2.4.1 General Coverages. Contractor and each of the Primary Subcontractors shall carry worker’s compensation insurance
covering all of their respective employees, and shall also carry public liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in this Lease. 

4.2.2.4.2 Special Coverages. Tenant shall carry “Builder’s Risk” insurance providing “all risk” coverage in
an amount approved by Landlord covering the construction of the Improvements, and such other insurance as Landlord may require, it being understood and agreed that the Improvements shall be insured by Tenant pursuant to this Lease immediately upon
completion thereof. Such insurance shall be in amounts, in form, with companies, and shall include such extended coverage endorsements 

  
 -8- 

 
as may be reasonably required by Landlord including, but not limited to, the requirement that Contractor and each of the Primary Subcontractors shall carry excess liability and Products and
Completed Operation Coverage insurance, each in amounts not less than $3,000,000 per incident, $3,000,000 in aggregate, and in form and with companies as are required to be carried by Tenant as set forth in this Lease. 

4.2.2.4.3 General Terms. Certificates for all insurance carried pursuant to this Section 4.2.2.4 shall be delivered to
Landlord before the commencement of construction of the Improvements and before the Contractor’s equipment is moved onto the site. All such policies of insurance must contain a provision that the company writing said policy will give Landlord
thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such insurance. In the event that the Improvements are damaged by any cause during the course of the construction
thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Contractor and each of the Primary Subcontractors shall maintain all of the foregoing insurance coverage in force until the Improvements are fully completed
and accepted by Landlord, except for any Products and Completed Operation Coverage insurance required by Landlord, which is to be maintained for ten (10) years following completion of the work and acceptance by Landlord and Tenant. All policies
carried under this Section 4.2.2.4 shall insure Landlord and Tenant, as their interests may appear, as well as Contractor and Tenant’s Agents. All insurance, except Workers’ Compensation, maintained by Tenant’s Agents
shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is primary insurance as respects the owner and that any other insurance maintained by owner is excess and noncontributing with
the insurance required hereunder. The requirements for the foregoing insurance shall not derogate from the provisions for indemnification of Landlord by Tenant under Section 4.2.2.2 of this Work Letter. 

4.2.3 Governmental Compliance. The Improvements shall comply in all respects with the following: (i) the Code and other state,
federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public official, agent or other person; (ii) applicable standards of the American Insurance Association
(formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (iii) building material manufacturer’s specifications. 

4.2.4 Inspection by Landlord. Landlord shall have the right to inspect the Improvements at all times, provided however, that
Landlord’s failure to inspect the Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of the Improvements constitute Landlord’s approval of the same. Should
Landlord disapprove any portion of the Improvements, Landlord shall notify Tenant in writing of such disapproval and shall specify the items disapproved. Any defects or deviations in, and/or disapproval by Landlord of, the Improvements shall be
rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines that a defect or deviation exists or disapproves of any matter in connection with any portion of the Improvements and such defect, deviation or
matter might adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning or life-safety systems of the Building, the structure or exterior appearance of the Building or any other tenant’s use of such other
tenant’s leased premises, Landlord may, take such action as Landlord deems necessary, at Tenant’s expense 

  
 -9- 

 
and without incurring any liability on Landlord’s part, to correct any such defect, deviation and/or matter, including, without limitation, causing the cessation of performance of the
construction of the Improvements until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction. 

4.2.5 Meetings. Commencing upon the execution of this Lease, Tenant shall hold weekly meetings at a reasonable time, with the Architect
and the Contractor regarding the progress of the preparation of Construction Drawings and the construction of the Improvements, which meetings shall be held at a location designated by Landlord, and Landlord and/or its agents shall receive prior
notice of, and shall have the right to attend, all such meetings, and, upon Landlord’s request, certain of Tenant’s Agents shall attend such meetings. In addition, minutes shall be taken at all such meetings, a copy of which minutes shall
be promptly delivered to Landlord. One such meeting each month shall include the review of Contractor’s current request for payment. 

4.3 Notice of Completion; Copy of Record Set of Plans. Within ten (10) days after completion of construction of the Improvements,
Tenant shall cause a Notice of Completion to be recorded in the office of the Recorder of the county in which the Building is located in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, and
shall furnish a copy thereof to Landlord upon such recordation. If Tenant fails to do so, Landlord may execute and file the same as Tenant’s agent for such purpose, at Tenant’s sole cost and expense. At the conclusion of construction,
(i) Tenant shall cause the Architect and Contractor (A) to update the Approved Working Drawings as necessary to reflect all changes made to the Approved Working Drawings during the course of construction, (B) to certify to the best of
their knowledge that the “record-set” of as-built drawings are true and correct, which certification shall survive the expiration or termination of this Lease, and (C) to deliver to Landlord two (2) sets of copies of such record
set of drawings within ninety (90) days following issuance of a certificate of occupancy for the Premises, and (ii) Tenant shall deliver to Landlord a copy of all warranties, guaranties, and operating manuals and information relating to
the improvements, equipment, and systems in the Premises. 
 SECTION 5 

LANDLORD CAUSED DELAY 
 5.1
Landlord Caused Delays. The Lease Commencement Date shall occur as provided in Section 2.1 of this Lease and Section 3.2 of the Summary; provided, however, that the Lease Commencement Date shall be extended on a
day-for-day basis by the number of actual days of delay of the “Substantial Completion of the Improvements,” as that term is defined in Section 5.3 below, to the extent caused by a Landlord Caused Delay. As used in this Tenant
Work Letter, “Landlord Caused Delay” shall mean actual delays to the extent resulting from the acts or omissions of Landlord including, but not limited to (i) failure of Landlord to timely approve or disapprove any Construction
Drawings; (ii) material and unreasonable interference by Landlord, its agents, employees or contractors with the Substantial Completion of the Improvements and which objectively preclude or delay the construction of Improvements in the Building
by any person, which interference relates to access by Tenant, or Tenant’s Agents to the Building 

  
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or any Building facilities (including loading docks and freight elevators) or service (including temporary power and parking areas as provided herein) during normal construction hours, or the use
thereof during normal construction hours; (iii) delays due to the acts or failures to act of Landlord, its agents, employees or contractors including without limitation any such acts or failures to act with respect to payment of the Improvement
Allowance; and (iv) delays due to Landlord’s non-delivery of the Premises in a condition which allows Tenant to construct the Improvements without material delays and/or any lack of reasonably sufficient access thereto to allow Tenant to
construct the Improvements on a timely basis. 
 5.2 Determination of a Landlord Caused Delay. If Tenant contends that a Landlord
Caused Delay has occurred, Tenant shall notify Landlord in writing (the “Delay Notice”) of the event that constitutes such Landlord Caused Delay. If such actions, inaction or circumstance described in the Delay Notice are not cured
by Landlord within one (1) business day of Landlord’s receipt of the Delay Notice and if such action, inaction or circumstance otherwise qualify as a Landlord Caused Delay, then a Landlord Caused Delay shall be deemed to have occurred
commencing as of the date of Landlord’s receipt of the Delay Notice and ending as of the date such delay ends. 
 5.3 Definition of
Substantial Completion of the Improvements. For purposes of this Section 5, “Substantial Completion of the Improvements” shall mean completion of construction of the Improvements in the Premises pursuant to the
Approved Working Drawings, with the exception of any punch list items. 
 SECTION 6 

MISCELLANEOUS 
 6.1
Tenant’s Representative. Tenant has designated Mr. David Patterson as its sole representative with respect to the matters set forth in this Work Letter (whose e-mail address for the purposes of this Work Letter is
dpatterson@rokabio.com), who shall have full authority and responsibility to act on behalf of the Tenant as required in this Work Letter. 

6.2 Landlord’s Representative. Landlord has designated Mr. Richard Mount as its sole representative with respect to the
matters set forth in this Work Letter (whose e-mail address for the purposes of this Work Letter is rmount@kilroyrealty.com), who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as
required in this Work Letter. 
 6.3 Time of the Essence in This Work Letter. Unless otherwise indicated, all references herein to a
“number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the document is approved
by Landlord. 
 6.4 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease or this Work
Letter, if any default by Tenant under the Lease or this Work Letter (including, without limitation, any failure by Tenant to fund any portion of the Over-Allowance Amount) occurs at any time on or before the substantial completion of the
Improvements, then (i) in addition to 

  
 -11- 

 
all other rights and remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Improvement Allowance and/or Landlord may,
without any liability whatsoever, cause the cessation of construction of the Improvements (in which case, Tenant shall be responsible for any delay in the substantial completion of the Improvements and any costs occasioned thereby), and
(ii) all other obligations of Landlord under the terms of the Lease and this Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease. 

6.5 Miscellaneous Charges. Neither Tenant nor Tenant’s Agents shall be charged for use of parking, freight elevators, or loading
docks during the construction of the Improvements or Tenant’s move into the Premises. 

  
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 SCHEDULE 1 TOEXHIBIT B 

PACIFIC CORPORATE CENTER 

DESCRIPTION OF LANDLORD WORK 
  

 
 SCHEDULE 1 TO 

EXHIBIT B 

  
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 SCHEDULE 1 TO 

EXHIBIT B 

  
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EXHIBIT B 

  
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	Date	  	OCTOBER 20, 2009	  		  	
	Quote #	  	D7858	  		  	
				
	TO:	  	GOOD & ROBERTS	  		  	PROJECT:
		  	1330 PARK CENTER DRIVE	  		  	ROKA BIOSCIENCES
		  	VISTA, CA	  		  	10398 PACIFIC CENTER CT
		  		  		  	SAN DIEGO, CA
				
	ATTN:	  	JEFF GAY	  		  	

  

									
	 QUANTITY
	 	 	 DESCRIPTION
	  	UNIT PRICE	  	TOTAL
				 	EQUIPMENT CONNECTIONS (KILROY SCOPE)	  		  	
				
				 	HVAC	  		  	
	 	1	  	 	LOT—DISCONNECTION AND RE-CONNECTION OF THE EXISTING 30A 800V 3Ph FUSIBLE DISCONNECTING MEANS—INCLUDES NEW WEATHERPROOF CONNECTION (TYPICAL OF (30) ROOF MOUNTED HVAC UNIT LOCATIONS)	  		  	
	 	1	  	 	LOT—DISCONNECTION AND RE-CONNECTION OF THE EXISTING 30A 800V 3Ph COMBINATION MOTOR STARTER / FUSIBLE DISCONNECTING MEANS INCLUDES NEW WEATHERPROOF CONNECTION (TYPICAL OF (12) ROOF MOUNTED LOCATIONS)	  		  	
				
				 	TOTAL	  		  	
				
				 	EXCLUDES:	  		  	
	 	1)	  	 	AFTER HOURS LABOR	  		  	
	 	2)	  	 	 NEW FUSIBLE DISCONNECTS AND/OR FUSING
 (TO
UTILIZE EXISTING)
	  		  	
	 	3)	  	 	 NEW COMBINATION MOTOR STARTER / DISCONNECTS

AND/OR FUSING (TO UTILIZE EXISTING)
	  		  	
	 	4)	  	 	NEW CIRCUITRY—RE-POSITION OF EXISTING	  		  	
	 	5)	  	 	CONTROL WIRING AND/OR TERMINATIONS	  		  	
	 	6)	  	 	ELECTRICAL ENGINEERING AND/OR PERMIT FEES	  		  	
				
				 	NOTES	  		  	
				 	PROJECT QUOTED BASED UPON THE DISCONNECTION AND RE-CONNECTION OF THE REPLACED ROOF-MOUNTED HVAC UNITS WITH THE EXISTING DISCONNECTING MEANS, CIRCUITRY AND NEW FLEXIBLE WEATHERPROOF CONDUIT CONNECTIONS (TYPICAL OF (42)
LOCATIONS)	  		  	

 12175 Ceabern Place — Pawa,CA 92064 — (858) 486-1585 — FAX 485-4137 — Lic # 547888 

  
 SCHEDULE1
TO 
 EXHIBIT B 
 -4- 

 EXHIBIT C 

PACIFIC CORPORATE CENTER 

NOTICE OF LEASE TERM DATES 
  

									
	To:	    	  
	 		 		  	
		    	  
	 		 		  	
		    	  
	 		 		  	
		    	  
	 		 		  	

  

	 	Re:	Office Lease dated                      , 200     between
                        , a
                     (“Landlord”), and
                    , a
                             (“Tenant”) concerning Suite
             on floor(s)                      of the office building
located at                                     ,
                    , California. 

Gentlemen: 
 In accordance with the Office Lease
(the “Lease”), we wish to advise you and/or confirm as follows: 
  

	 	1.	The Lease Term shall commence on or has commenced on                      for a term of
                             ending on
                                . 

 

	 	2.	Rent commenced to accrue on                             , in the amount
of                             . 

 

	 	3.	If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full
amount of the monthly installment as provided for in the Lease. 

  

	 	4.	Your rent checks should be made payable to                          at
                        . 

  

	 	5.	The exact number of rentable/usable square feet within the Premises is                      square feet.

  
 EXHIBIT G 

-1- 

	 	6.	Tenant’s Share as adjusted based upon the exact number of usable square feet within the Premises is             %. 

 

			
	“Landlord”:
	
	                                    
                                         
       ,
	a                                    
                                         
        
		
	By: 	 	 
		 	Its:
                                         
                               

  

			
	 Agreed to and Accepted
 as of
                    , 200    .

	
	“Tenant”:
	
	  

	a                                    
                                         
    
		
	By:	 	 
		 	Its:                                     
                                

  
 EXHIBIT G 

-2- 

 EXHIBIT D 

PACIFIC CORPORATE CENTER 

RULES AND REGULATIONS 

Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project; provided, however, in no event shall Landlord enforce such Rules and Regulations in a
discriminatory manner to the detriment of Tenant. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter shall control. 

1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining
Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must be obtained from Landlord
at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant and in the event of the
loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 

2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 

3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for
comparable buildings in the San Diego, California area. Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the
Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the
Building register. Access to the Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish passes to persons for whom Tenant requests same
in writing. Tenant shall be responsible for all persons for whom Tenant requests passes and shall be liable to Landlord for all acts of such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the
admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any
means it deems appropriate for the safety and protection of life and property. 
 4. Landlord shall have the right to prescribe the weight,
size and position of all safes and other heavy property brought into the Building. Safes and other heavy objects shall, if reasonably considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the
weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be
the sole responsibility and expense of Tenant. 

  
 EXHIBIT G 

-1- 

 5. Intentionally Omitted. 

6. The requirements of Tenant will be attended to only upon application at the management office for the Project or at such office location
designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 

7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the
Building without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 

8. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents,
visitors or licensees shall have caused same. 
 9. Tenant shall not overload the floor of the Premises, nor mark, drive nails or screws, or
drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. 

10. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or machines other than
fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline, explosive material, corrosive
material, material capable of emitting toxic fumes, or other inflammable or combustible fluid chemical, substitute or material. Tenant shall provide material safety data sheets for any Hazardous Material used or kept on the Premises. 

12. Tenant shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by
Landlord. 
 13. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or
permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors, or vibrations, or interfere with other tenants or those having business therein,
whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 

14. Tenant shall not bring into or keep within the Project, the Building or the Premises any firearms, animals, birds, aquariums, or, except
in areas designated by Landlord, bicycles or other vehicles. 

  
 EXHIBIT G 

-2- 

 15. The Premises shall not be used for lodging or for any improper, objectionable or immoral
purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors,
provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 

16. The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the use of
the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of
liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage or pay any employees on the Premises except
those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 
 17. Landlord
reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations.

 18. Tenant, its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways,
elevators, vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them only as a means of ingress and egress for the Premises. Furthermore, in no event
shall Tenant, its employees or agents smoke tobacco products within the Building or within seventy-five feet (75’) of any entrance into the Building or into any other Project building. 

19. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective
operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. Tenant shall participate in recycling programs undertaken by Landlord. 

20. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the
ordinary and customary manner of removing and disposing of trash and garbage in San Diego, California without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and
elevators provided for such purposes at such times as Landlord shall designate. If the Premises is or becomes infested with vermin as a result of the use or any misuse or neglect of the Premises by Tenant, its agents, servants, employees,
contractors, visitors or licensees, Tenant shall forthwith, at Tenant’s expense, cause the Premises to be exterminated from time to time to the satisfaction of Landlord and shall employ such licensed exterminators as shall be approved in
writing in advance by Landlord. 
 21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations
established by Landlord or any governmental agency. 

  
 EXHIBIT G 

-3- 

 22. Intentionally Omitted. 

23. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord, and
no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling fixtures hung in the Premises or spaces along the
perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without
the prior written consent of Landlord. Tenant shall be responsible for any damage to the window film on the exterior windows of the Premises and shall promptly repair any such damage at Tenant’s sole cost and expense. Tenant shall keep its
window coverings closed during any period of the day when the sun is shining directly on the windows of the Premises. Prior to leaving the Premises for the day, Tenant shall draw or lower window coverings and extinguish all lights. Tenant shall
abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which have a view of any interior portion of the Building or Building Common Areas. 

24. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public
places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 

25. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord. 

26. Tenant must comply with applicable “NO-SMOKING” ordinances and all related, similar or successor ordinances, rules,
regulations or codes. If Tenant is required under the ordinance to adopt a written smoking policy, a copy of said policy shall be on file in the office of the Building. In addition, no smoking of any substance shall be permitted within the Project
except in specifically designated outdoor areas. Within such designated outdoor areas, all remnants of consumed cigarettes and related paraphernalia shall be deposited in ash trays and/or waste receptacles. No cigarettes shall be extinguished and/or
left on the ground or any other surface of the Project. Cigarettes shall be extinguished only in ashtrays. Furthermore, in no event shall Tenant, its employees or agents smoke tobacco products or other substances within any interior areas of the
Project or within seventy-five feet (75’) of any entrance into the Building or into any other Project building. 
 27. Tenant
hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and
its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide
security protection for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may
malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to
such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 

  
 EXHIBIT G 

-4- 

 28. Intentionally Omitted. 

29. Tenant shall not use in any space or in the public halls of the Building, any hand trucks except those equipped with rubber tires and
rubber side guards. 
 30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises
without the prior written consent of Landlord. 
 31. No tenant shall use or permit the use of any portion of the Premises for living
quarters, sleeping apartments or lodging rooms. 
 32. Intentionally Omitted. 

33. Tenant shall install and maintain, at Tenant’s sole cost and expense, an adequate, visibly marked and properly operational fire
extinguisher next to any duplicating or photocopying machines or similar heat producing equipment, which may or may not contain combustible material, in the Premises. 

Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further
reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and the Project, and for the preservation of good order
therein, as well as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as a
waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to have read these Rules and
Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  
 EXHIBIT G 

-5- 

 EXHIBIT E 

PACIFIC CORPORATE CENTER 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Office Lease (the “Lease”) made and entered into as of
                    , 200     by and between
                     as Landlord, and the undersigned as Tenant, for Premises on the
                     floor(s) of the office building located at
                    ,
                    , California
                    , certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents
contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned currently
occupies the Premises described in the Lease, the Lease Term commenced on                     , and the Lease Term expires on
                    , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the
Building and/or the Project. 
 3. Base Rent became payable on
                    . 
 4. The
Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A. 

5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with
respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A without the prior written
consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all monthly installments of
estimated Additional Rent have been paid when due through                     . The current monthly installment of Base Rent is
$                        . 

8. To Tenant’s actual knowledge as of the date hereof, all conditions of the Lease to be performed by Landlord necessary to the
enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. 

9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in
the Lease. 

  
 EXHIBIT G 

-1- 

 10. To Tenant’s actual knowledge as of the date hereof, there are no existing defenses or
offsets, or, to the undersigned’s knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 
 11. If
Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant
has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 

12. There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 

13. Other than in compliance with all applicable laws and incidental to the ordinary course of the use of the Premises, the undersigned has
not used or stored any hazardous substances in the Premises. 
 14. To the undersigned’s knowledge as of the date hereof, all tenant
improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any
tenant improvement work have been paid in full. 
 The undersigned acknowledges that this Estoppel Certificate may be delivered to Landlord
or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the Premises
are a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property. 
 Executed at
                     on the              day of
                    , 200    . 

 

			
	“Tenant”:
	
	                                    
                                         
       ,
	a                                    
                                         
        
		
	By:	 	 
		 	 Its:
                                         
                       

		
	By:	 	 
		 	 Its:
                                         
                       

  
 EXHIBIT G 

-2- 

 EXHIBIT F 

PACIFIC CORPORATE CENTER 
 RECORDING
REQUESTED BY 
 AND WHEN RECORDED RETURN TO: 
 ALLEN MATKINS
LECK GAMBLE 
 & MALLORY LLP 
 1901 Avenue of the Stars,
18th Floor 
 Los Angeles, California 90067 
 Attention: Anton
N. Natsis, Esq. 
 RECOGNITION OF COVENANTS, 

CONDITIONS, AND RESTRICTIONS 

This Recognition of Covenants, Conditions, and Restrictions (this “Agreement”) is entered into as of the
     day of              , 200     , by and between
                         (“Landlord”), and
                         (“Tenant”), with reference to the following facts: 

A. Landlord and Tenant entered into that certain Office Lease Agreement dated
            , 200     (the “Lease”). Pursuant to the Lease, Landlord leased to Tenant and Tenant leased from Landlord space (the
“Premises”) located in an office building on certain real property described in Exhibit A attached hereto and incorporated herein by this reference (the “Property”). 

B. The Premises are located in an office building located on real property which is part of an area owned by Landlord containing approximately
         (    ) acres of real property located in the City of                 ,
California (the “Project”), as more particularly described in Exhibit B attached hereto and incorporated herein by this reference. 

C. Landlord, as declarant, has previously recorded, or proposes to record concurrently with the recordation of this Agreement, a Declaration
of Covenants, Conditions, and Restrictions (the “Declaration”), dated                         ,
200     , in connection with the Project. 
 D. Tenant is agreeing to recognize and be bound by the terms of the
Declaration, and the parties hereto desire to set forth their agreements concerning the same. 
 NOW, THEREFORE, in consideration of
(a) the foregoing recitals and the mutual agreements hereinafter set forth, and (b) for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows, 

1. Tenant’s Recognition of Declaration. Notwithstanding that the Lease has been executed prior to the recordation of the
Declaration, Tenant agrees to recognize and by bound by all of the terms and conditions of the Declaration. 
 EXHIBIT G 

  
 -1- 

 2. Miscellaneous. 

2.1 This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, estates, personal
representatives, successors, and assigns. 
 2.2 This Agreement is made in, and shall be governed, enforced and construed under the laws of,
the State of California. 
 2.3 This Agreement constitutes the entire understanding and agreements of the parties with respect to the
subject matter hereof, and shall supersede and replace all prior understandings and agreements, whether verbal or in writing. The parties confirm and acknowledge that there are no other promises, covenants, understandings, agreements,
representations, or warranties with respect to the subject matter of this Agreement except as expressly set forth herein. 
 2.4 This
Agreement is not to be modified, terminated, or amended in any respect, except pursuant to any instrument in writing duly executed by both of the parties hereto. 

2.5 In the event that either party hereto shall bring any legal action or other proceeding with respect to the breach, interpretation, or
enforcement of this Agreement, or with respect to any dispute relating to any transaction covered by this Agreement, the losing party in such action or proceeding shall reimburse the prevailing party therein for all reasonable costs of litigation,
including reasonable attorneys’ fees, in such amount as may be determined by the court or other tribunal having jurisdiction, including matters on appeal. 

2.6 All captions and heading herein are for convenience and ease of reference only, and shall not be used or referred to in any way in
connection with the interpretation or enforcement of this Agreement. 
 2.7 If any provision of this Agreement, as applied to any party or
to any circumstance, shall be adjudged by a court of competent jurisdictions to be void or unenforceable for any reason, the same shall not affect any other provision of this Agreement, the application of such provision under circumstances different
form those adjudged by the court, or the validity or enforceability of this Agreement as a whole. 
 2.8 Time is of the essence of this
Agreement. 
 2.9 The Parties agree to execute any further documents, and take any further actions, as may be reasonable and appropriate in
order to carry out the purpose and intent of this Agreement. 
 2.10 As used herein, the masculine, feminine or neuter gender, and the
singular and plural numbers, shall each be deemed to include the others whenever and whatever the context so indicates. 
 EXHIBIT G 

  
 -2- 

 SIGNATURE PAGE OF RECOGNITION OF 

COVENANTS, CONDITIONS AND RESTRICTIONS 

IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the day and year first above written. 

 

					
	“Landlord”:	 	
		
	                                    
                                         
            	 	,
	a                                    
                                         
         	 	
			
	By:	 	 	 	 
		 	Its:                                   
                                         
            

  

					
	“Tenant”:	 	
		
	                                    
                                         
            	 	,
	a                                    
                                         
         	 	
			
	By:	 	 	 	 
		 	Its:                                   
                                         
           
			
	By:	 	 	 	 
		 	Its:                                   
                                         
           

 EXHIBIT G 

  
 -3- 

 EXHIBIT G 

PACIFIC CORPORATE CENTER 

BILL OF SALE 
 This
Bill of Sale (“Agreement”) is made and entered into as of December     , 2009, from KILROY REALTY, L.P., a Delaware limited partnership (“Kilroy”) to ROKA BIOSCIENCE, INC., a Delaware
corporation (“Buyer”). 
 RECITALS 
  

	 	A.	Pursuant to the Lease dated December      , 2009, by and between Kilroy, as landlord, and Buyer, as tenant, pursuant to which Buyer leases that certain premises consisting of all of the
approximately 43,645 rentable square feet of space in that certain building located at 10398 Pacific Center Court San Diego, California 92121 (“Premises”); 

 

	 	B.	Kilroy possesses various items of furniture, fixtures and equipment which are currently located in the Premises, and all of such furniture, fixtures and equipment is described on Schedule I attached hereto
and made a part hereof (the “FF&E”); and 

  

	 	C.	Kilroy hereby affirms that Kilroy is the sole owner of the FF&E, and has full right and power to sell and transfer the FF&E free and clear of all liens, encumbrances and security interests, and that the FF&E
is not leased and Kilroy otherwise holds title to the FF&E. 

 NOW, THEREFORE, for good and valuable consideration, the
receipt and sufficiency of which are acknowledged, Kilroy and Buyer agree as follows: 
 TERMS AND CONDITIONS 

1. Consideration. As consideration for the transfer of the FF&E from Kilroy to Buyer, Buyer hereby agrees to pay to Kilroy the
amount of One and 00/100 Dollars ($1.00) (the “Purchase Price”), and to enter into that certain Lease, by and Kilroy and Buyer, with respect to the Premises. 

2. Transfer and Assignment. Subject to the terms and provisions contained herein (including the contingencies set forth in Paragraph
11 hereof), as of the date of this Agreement, Kilroy transfers and conveys to Buyer all of its right, title and interest in and to the FF&E, free and clear of all liens, encumbrances and security interests. Buyer accepts the transfer and
conveyance of the right, title and interest of Kilroy in and to the FF&E subject to the provisions contained herein. 
 3. Inspection
of the FF&E. Subject to the terms of Paragraph 1, above, Buyer has inspected the FF&E and determined that it is acceptable to Buyer. Kilroy has not made, and shall not be bound by, any statements, agreement, or representations
regarding the FF&E not specifically set forth herein, unless the same are reduced to writing and signed by Kilroy. 
 EXHIBIT G 

  
 -1- 

 4. NO WARRANTY FOR MERCHANTABILITY AND FITNESS. BUYER AGREES THAT KILROY MAKES NO
WARRANTIES, EXPRESSED AND IMPLIED AND ALL WARRANTIES OF ANY KIND, INCLUDING ANY EXPRESSED OR IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR PURPOSE OR CONDITION OF SAME, ARE HEREBY EXCLUDED BOTH AS TO THE FF&E AND AS TO MAINTENANCE OR REPAIR
WORK PERFORMED BY KILROY, IF ANY, ON THE FF&E AND BUYER HEREBY ACCEPTS THE FF&E ON AN “AS IS” “WHEREAS” BASIS WITH ALL FAULTS. IT IS EXPRESSLY AGREED THAT KILROY SHALL HAVE NO RESPONSIBILITY TO REPAIR, MAINTAIN, REPLACE,
OR OTHERWISE CARE FOR THE PROPERTY AFTER THE EFFECTIVE DATE. AS MAY BE REQUIRED BY LAW. KILROY AND BUYER AGREE THAT THE DISCLAIMERS OF WARRANTIES AS CONTAINED IN THIS PARAGRAPH ARE CONSPICUOUS. 

5. RELEASE AND COVENANT NOT TO SUE. AS AN INDUCEMENT TO, AND AS FURTHER CONSIDERATION FOR KILROY AGREEING TO SELL THE FF&E TO BUYER
UPON THE TERMS AND CONDITIONS SET FORTH IN THIS AGREEMENT, BUYER COVENANTS AND AGREES THAT IT SHALL FOREVER RELEASE KILROY, COVENANT NOT TO SUE KILROY WITH RESPECT TO ANYTHING ARISING OUT OF THE FF&E, INCLUDING, WITHOUT LIMITATION, ITS CONDITION
OR USE REGARDLESS OF WHETHER SUCH CONDITION IS KNOWN OR UNKNOWN AND/OR WHETHER SUCH CONDITION IS LATENT OR PATENT. THE FOREGOING RELEASE AND COVENANT NOT TO SUE SHALL APPLY TO ALL CLAIMS AT LAW OR IN EQUITY, INCLUDING, BUT NOT LIMITED TO, CLAIMS OR
CAUSES OF ACTION FOR PERSONAL INJURY OR DEATH, PROPERTY DAMAGE AND CLAIMS FOR CONTRIBUTION. 
 6. Intentionally Omitted. 

7. Entire Agreement. This Agreement constitutes the entire agreement between Kilroy and Buyer regarding the subject matter hereof and
supersedes all oral statements and prior writings relating thereto. Except for those set forth in this Agreement, no representations, warranties, or agreements have been made by Kilroy or Buyer with respect to this Agreement or the obligations of
Kilroy or Buyer in connection therewith. 
 8. Severability. If any provisions of this Agreement shall be held to be invalid, void or
unenforceable, the remaining provisions hereof shall not be affected or impaired, and such remaining provisions shall remain in full force and effect. 

9. Voluntary Agreement. The parties, hereto, and each of them, further represent and declare that they have carefully read this
Agreement and know the contents thereof and that they sign the same freely and voluntarily. This Agreement and each provision of this Agreement was negotiated by the parties and therefore, neither this Agreement nor any provision of this Agreement
shall be interpreted for or against any party on the basis such party or its attorney drafted the agreement or provision in question. 

EXHIBIT G 

  
 -2- 

 10. Successor and Assigns. This Agreement shall be binding upon and inure to the benefit
of the parties hereto and their respective heirs, representatives, successors and permissible assigns. 
 11. Contingency. The
parties hereto expressly acknowledge and agree that this Agreement is specifically subject to and conditioned upon the following: Kilroy and Buyer fully executing and delivering the Lease. Kilroy and Buyer expressly acknowledge and agree that
notwithstanding the execution and delivery of this Bill of Sale, Kilroy’s obligation to convey the FF&E to Buyer, and Buyer’s obligation to pay the Purchase Price to Kilroy, are expressly conditioned upon the full execution and
delivery of the Lease by Kilroy and Buyer. 
 12. Counterparts. This Agreement may be executed in facsimile counterparts, all of
which executed facsimile counterparts shall together constitute a single document. Signature pages may be detached from the counterparts and attached to a single copy of this document to physically form one document. 

[Continued on Following Page] 

EXHIBIT G 

  
 -3- 

 Kilroy and Buyer have executed this Bill Sale as of the date first set forth above. 

 

					
	“KILROY”:
	
	 KILROY REALTY, L.P.,
 a Delaware
limited partnership

		
	BY:	 	 Kilroy Realty Corporation,
 a
Maryland corporation,
 general partner

		
		 	By:                               
                                         
               
		 	Name:                              
                                         
          
		 	Its:                              
                                         
                
		
		 	By:                               
                                         
               
		 	Name:                              
                                         
          
		 	Its:                              
                                         
                

  

			
	“BUYER”:
	
	 ROKA BIOSCIENCE, INC.,
 a Delaware
corporation

	
	By:                                   
                                         
              
	Name:                              
                                         
             
	Its:                              
                                         
                    

  

			
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 EXHIBIT G 

  
 -4- 

 EXHIBIT H 

PACIFIC CORPORATE CENTER  

MARKET RENT DETERMINATION FACTORS 

When determining Market Rent, the following rules and instructions shall be followed. 

1. RELEVANT FACTORS. The “Comparable Transactions” shall be the “Net Equivalent Lease Rates” per
rentable square foot, at which tenants, are, pursuant to transactions consummated within twelve (12) months prior to the commencement of the Option Term, leasing non-sublease, non-encumbered space comparable in location and quality to the
Premises containing a square footage comparable to that of the Premises for a term of three (3) years, in an arm’s-length transaction, which comparable space is located in “Comparable Buildings.” The terms of the Comparable
Transactions shall be calculated as a “Net Equivalent Lease Rate” pursuant to the terms of this Exhibit H, and shall take into consideration only the following terms and concessions: (i) the rental rate and escalations
for the Comparable Transactions, (ii) the amount of parking rent per parking permit paid in the Comparable Transactions, if any, (iii) operating expense and tax protection granted in such Comparable Transactions such as a base year or expense stop
(although for each such Comparable Transaction the base rent shall be adjusted to a triple net base rent using reasonable estimates of operating expenses and taxes as determined by Landlord for each such Comparable Transaction); (iv) rental
abatement concessions, if any, being granted such tenants in connection with such comparable space, (v) any “Renewal Allowance,” as defined herein below, to be provided by Tenant in connection with the Option Term as compared to the
improvements or allowances provided or to be provided in the Comparable Transactions, taking into account the contributory value of the existing improvements in the Premises, such value to be based upon the age, design, quality of finishes, and
layout of the existing improvements, and (vi) all other monetary concessions (including the value of any signage), if any, being granted such tenants in connection with such Comparable Transactions. Notwithstanding any contrary provision
hereof, in determining the Market Rent, no consideration shall be given to any period of rental abatement, if any, granted to tenants in Comparable Transactions in connection with the design, permitting and construction of improvements, or any
commission paid or not paid in connection with such Comparable Transaction. The Market Rent shall include adjustment of the stated size of the Premises based upon the standards of measurement utilized in the Comparable Transactions. The Market Rent
shall additionally be subject to appropriate adjustments (if any) to account for differences in the then-existing financial condition of the Tenant vis-à-vis the subject tenants under the Comparable Transactions and taking into account any
applicable credit enhancements (e.g., security deposits, letters of credit, guaranties, etc.). Landlord and Tenant hereby acknowledge and agree that if there are not a sufficient number of transactions comparable to those set forth in this
Exhibit H with a comparable lease term to the Option Term to determine the Market Rent for a lease of such duration, then the Market Rent for purposes of this Lease shall be equal to that of Comparable Transactions with a term of five
(5) years, provided that the concessions shall be appropriately prorated on a fractional basis to account for the shorter term of the Lease. 

EXHIBIT H 

  
 -1- 

 2. TENANT SECURITY. The Market Rent shall additionally include a determination as
to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as an enhanced security deposit, a letter of credit or guaranty, for Tenant’s Rent obligations during the Option Term; provided, however, Tenant
shall only be obligated to provide additional financial security to the extent Tenant’s then-existing financial condition is materially worse than those existing as of the date of this Lease. Such determination shall be made by reviewing the
extent of financial security then generally being imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate
adjustments to account for differences in the then-existing financial condition of Tenant and such other tenants, and giving reasonable consideration to Tenant’s prior performance history during the Lease Term). 

3. RENEWAL IMPROVEMENT ALLOWANCE. Notwithstanding anything to the contrary set forth in this Exhibit H, once the
Market Rent for the Option Term is determined as a Net Equivalent Lease Rate, if, in connection with such determination, it is deemed that Tenant is entitled to an improvement or comparable allowance for the improvement of the Premises, (the total
dollar value of such allowance shall be referred to herein as the “Renewal Allowance”), Landlord shall pay the Renewal Allowance to Tenant pursuant to a commercially reasonable disbursement procedure determined by Landlord and the
terms of Article 8 of this Lease, the rental rate component of the Market Rent shall be increased to be a rental rate which takes into consideration that Tenant will receive payment of such Renewal Allowance and, accordingly, such payment
(with interest at a then-applicable, commercially reasonable amortization rate) shall be factored into the base rent component of the Market Rent. Notwithstanding any provision to the contrary, in no event shall Tenant be obligated to accept a
Renewal Allowance once the Market Rent has been determined, and in the event Tenant elects not to accept such a Renewal Allowance, the Market Rent shall be adjusted accordingly to take account of such non-election. 

4. COMPARABLE BUILDINGS. For purposes of this Lease, the term “Comparable Buildings” shall mean first-class
multi-tenant occupancy office/lab/research and development buildings which are comparable to the Building in terms of age (based upon the date of completion of construction or major renovation), designed characteristics, quality of construction,
level of services and amenities (including, but not limited to, the type (e.g., surface, covered, subterranean) and amount of parking), size and appearance, and are located in the “Comparable Area,” which is the “Del Mar
Heights Area.” The “Del Mar Heights Area” shall be the area containing Comparable Buildings which have reasonably comparable freeway access to the Project and which are within an area bounded by Del Mar Heights Road on the
North side, Highway 56 on the South side, I-5 on the West side and Carmel Valley Road on the East side. 
 EXHIBIT H 

  
 -2- 

 EXHIBIT I 

PACIFIC CORPORATE CENTER 

PARKING 
  

 
 EXHIBIT I 

  
 -1- 

 

 
 EXHIBIT I 

  
 -2-EX-10.19

 Exhibit 10.19 

LEASE AGREEMENT 
 BETWEEN 

NORMANDY WARREN HOLDINGS, LLC, 

a Delaware Limited Liability Company, 

LANDLORD, 
 -AND- 

ROKA BIOSCIENCE, INC., 
 a
Delaware Corporation, 
 TENANT 

DATED: May 16, 2011 
 Prepared by: 

Robert A. Klausner, Esq. 
 Day Pitney LLP 

One Jefferson Road 
 Parsippany, New Jersey 07054-2891 

 TABLE OF CONTENTS 
  

					
	 	  	Page	 
		
	 ARTICLE 1 DEFINITIONS
	  	 	3	  
		
	 ARTICLE 2 DEMISE, TERM
	  	 	4	  
		
	 ARTICLE 3 BASIC RENT; ADDITIONAL RENT
	  	 	5	  
		
	 ARTICLE 4 REAL ESTATE TAXES
	  	 	6	  
		
	 ARTICLE 5 OPERATING EXPENSES
	  	 	9	  
		
	 ARTICLE 6 ELECTRICITY
	  	 	11	  
		
	 ARTICLE 7 MAINTENANCE; ALTERATIONS; REMOVAL OF TRADE FIXTURES
	  	 	12	  
		
	 ARTICLE 8 USE OF PREMISES
	  	 	14	  
		
	 ARTICLE 9 LANDLORD’S SERVICES
	  	 	15	  
		
	 ARTICLE 10 COMPLIANCE WITH REQUIREMENTS
	  	 	18	  
		
	 ARTICLE 11 COMPLIANCE WITH ENVIRONMENTAL LAWS
	  	 	18	  
		
	 ARTICLE 12 DISCHARGE OF LIENS
	  	 	21	  
		
	 ARTICLE 13 PERMITTED CONTESTS
	  	 	21	  
		
	 ARTICLE 14 INSURANCE; INDEMNIFICATION
	  	 	22	  
		
	 ARTICLE 15 ESTOPPEL CERTIFICATES
	  	 	25	  
		
	 ARTICLE 16 ASSIGNMENT AND SUBLETTING
	  	 	26	  
		
	 ARTICLE 17 CASUALTY
	  	 	31	  
		
	 ARTICLE 18 CONDEMNATION
	  	 	32	  
		
	 ARTICLE 19 EVENTS OF DEFAULT
	  	 	33	  
		
	 ARTICLE 20 CONDITIONAL LIMITATIONS, REMEDIES
	  	 	34	  
		
	 ARTICLE 21 ACCESS; RESERVATION OF EASEMENTS
	  	 	37	  
		
	 ARTICLE 22 ACCORD AND SATISFACTION
	  	 	38	  
		
	 ARTICLE 23 SUBORDINATION
	  	 	38	  
		
	 ARTICLE 24 TENANT’S REMOVAL
	  	 	39	  

  
 -i- 

 TABLE OF CONTENTS 

(continued) 
  

					
	 	  	Page	 
		
	 ARTICLE 25 BROKERS
	  	 	40	  
		
	 ARTICLE 26 NOTICES
	  	 	40	  
		
	 ARTICLE 27 NONRECOURSE
	  	 	40	  
		
	 ARTICLE 28 SECURITY DEPOSIT
	  	 	41	  
		
	 ARTICLE 29 MISCELLANEOUS
	  	 	42	  
		
	 ARTICLE 30 USA PATRIOT ACT
	  	 	45	  
		
	 ARTICLE 31 EXTENSION OPTION
	  	 	45	  

  
 -ii- 

 LEASE AGREEMENT 

This LEASE AGREEMENT (this “Lease”) is dated May 16, 2011 and is between NORMANDY WARREN HOLDINGS,
LLC, a Delaware limited liability company (“Landlord”), and ROKA BIOSCIENCE, INC., a Delaware corporation (“Tenant”). 

BASIC LEASE PROVISIONS 
  

					
	(1)	  	Land:	  	Block 2, Lot 2.02 on the official tax map of the Township of Warren, New Jersey, as more particularly described on Schedule A attached hereto.
			
	(2)	  	Building:	  	20 Independence Boulevard, Warren, New Jersey.
			
	(3)	  	Premises:	  	3,605 rentable square feet on the fourth (4th) floor of the Building, as shown on Schedule B attached hereto.
			
	(4)	  	Term:	  	Beginning on the Commencement Date (as defined in Section 2.2) and terminating on January 28, 2018 (the “Termination Date”).
			
	(5)	  	Estimated Commencement Date	  	July 1, 2011.
			
	(6)	  	Basic Rent:	  	 From the Commencement Date through September 30, 2011, $0.00 per annum due and payable, in advance, on the first day of each month in equal
monthly installments of $0.00 per month.
  
 From October 1, 2011 through December 31,
2011, $97,335.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $8,111.25 per month.
  

From January 1, 2012 through the day immediately preceding the nine (9) month anniversary of the Commencement Date, $0.00 per annum due and payable, in
advance, on the first day of each month in equal monthly installments of $0.00 per month.
  

From the nine (9) month anniversary of the Commencement Date through the day immediately preceding the eighteen (18) month anniversary of the Commencement
Date, $97,335.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $8,111.25 per month.

					
		  		  	  
 From the eighteen (18) month anniversary of the Commencement Date (the
“Adjustment Date”) through the day immediately preceding the first (1st) anniversary of the Adjustment Date, $99,137.50 per annum due and
payable, in advance, on the first day of each month in equal monthly installments of $8,261.46 per month.
  

From the first (1st) anniversary of the Adjustment Date through the day immediately preceding the second
(2nd) anniversary of the Adjustment Date, $100,940.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $8,411.67 per month.

 
 From the second (2nd) anniversary of
the Adjustment Date through the day immediately preceding the third (3rd) anniversary of the Adjustment Date, $102,742.50 per annum due and payable, in advance, on the first day of each month in
equal monthly installments of $8,561.88 per month.
  
 From the third (3rd) anniversary of the Adjustment Date through the day immediately preceding the fourth (4th) anniversary of the Adjustment Date, $104,545.00 per
annum due and payable, in advance, on the first day of each month in equal monthly installments of $8,712.08 per month.
  

From the fourth (4th) anniversary of the Adjustment Date through the day immediately preceding the fifth
(5th) anniversary of the Adjustment Date, $106,347.50 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $8,862.29 per month.

 
 From the fifth (5th) anniversary of
the Adjustment Date through the Termination Date, $108,150.00 per annum due and payable, in advance, on the first day of each month in equal monthly installments of $9,012.50 per month.

			
	(7)	  	Rentable Size of Building:	  	120,800 rentable square feet.
			
	(8)	  	Rentable Size of Premises:	  	3,605 rentable square feet.
			
	(9)	  	Tenant’s Proportionate Share:	  	3.00%
			
	(10)	  	Base Period:	  	Calendar year 2011.

  
 2 

					
			
	(11)	  	Parking Spaces:	  	11 unassigned parking spaces.
			
	(12)	  	Security:	  	$40,556.25
			
	(13)	  	Permitted Use:	  	Executive and Administrative offices and any lawfully permitted ancillary use, including, but not limited to, a BSL-2 Laboratory that serves as a training facility where small quantities of live pathogens may be intentionally added
to food products for testing using products manufactured and/or licensed by Tenant, which are designed for the detection of bacteria in food samples.
			
	(14)	  	Brokers:	  	CB Richard Ellis, Inc. and Jones Lang LaSalle.
			
	(15)	  	Enumeration of Schedules / Appendix:	  	Schedules A, B, C, D, E and F and Appendix I attached hereto are incorporated into this Lease.
			
	(16)	  	Governing Law:	  	This Lease is governed by the laws of the State of New Jersey.
			
	(17)	  	Landlord’s Notice Address:	  	 53 Maple Avenue
 Morristown, New Jersey
07960
 Attention: Raymond P. Trevisan

			
	(18)	  	Tenant’s Notice Address:	  	 20 Independence Boulevard, 4th floor

Warren, New Jersey 07059
 Attention: CEO and CFO

 
 With a copy to:
  

Lowenstein Sandler PC
 65 Livingston Avenue

Roseland, New Jersey 07068
 Attention: Steven B. Fuerst,
Esq.

 ARTICLE 1 

DEFINITIONS 
 1.1 Capitalized
Terms. Capitalized terms used in this Lease but not otherwise defined have the meanings set forth in Appendix I. 

  
 3 

 ARTICLE 2 

DEMISE, TERM 
 2.1 Demise of
Premises. Landlord hereby leases and demises to Tenant, and Tenant hereby hires and takes from Landlord, upon the terms and conditions set forth herein, the Premises for the Term. Landlord and Tenant hereby agree that for all purposes of this
Lease, the Premises contains 3,605 rentable square feet. 
 2.2 Term. 

(a) Term: The Term of this Lease will commence on the Commencement Date and end on the Termination Date. 

(b) Commencement Date. The “Commencement Date” will be the earlier to occur of (i) the date Tenant takes
occupancy of the Premises for the purposes of conducting its business, and (ii) five (5) days after Landlord notifies Tenant in writing that the Finish Work is Substantially Completed. 

(c) Substantial Completion “Substantially Completed” or “Substantial Completion” means
that (i) Landlord has completed the Finish Work in accordance with the Working Plans, except for (x) minor details of construction that will not unreasonably interfere with Tenant’s use of the Premises (collectively, “Punch
List Items”), and (y) any part of the Finish Work that is not completed due to any act or omission of Tenant or Tenant’s Visitors; and (ii) Landlord has obtained a valid temporary or permanent certificate of occupancy for
the Premises or, alternatively, Landlord has completed all Finish Work necessary to entitle Landlord to the issuance of a temporary or permanent certificate of occupancy, provided that such temporary certificate of occupancy permits occupancy of the
Premises and that Landlord delivers a copy of the final certificate of occupancy to Tenant promptly upon receipt of same. If the completion of the Finish Work is delayed due to any act or omission by Tenant or Tenant’s Visitors, including, but
not limited to, delays due to changes in or additions to the Finish Work requested by Tenant, delays in submission of information or estimates, delays in giving authorizations or approvals, or delays due to the postponement of any work at the
request of Tenant, then the Commencement Date will be accelerated by the number of days of delay caused by Tenant and Tenant’s Visitors (any such delay being referred to herein as a “Tenant Delay”). 

(d) AS IS. Tenant acknowledges that neither Landlord nor any employee, agent or representative of Landlord has made any express or
implied representations or warranties with respect to the physical condition of the Property, Building or the Premises, the fitness or quality thereof or any other matter or thing whatsoever with respect to the Property, Building or the Premises or
any portion thereof, and that Tenant is not relying upon any such representation or warranty in entering into this Lease. Tenant has inspected the Property, Building and the Premises and is thoroughly acquainted with their respective condition and
agrees to take the same “AS IS”, except for the Finish Work which Landlord has agreed to complete pursuant to the terms of Section 2.6. Notwithstanding the foregoing to the contrary, Landlord hereby represents and warrants that as of the
date hereof, to Landlord’s knowledge, all Base Building Services serving the Premises are in good working order. 

  
 4 

 2.3 Occupancy of Premises. Tenant’s occupancy of the Premises will be deemed to
conclusively establish that the Finish Work is Substantially Completed and that the Premises are in satisfactory condition as of the date of such occupancy, unless, within fifteen (15) days of such occupancy, Tenant delivers to Landlord a
written notice specifically identifying all unsatisfactory conditions. 
 2.4 Commencement Date Agreement. When the Commencement Date
occurs, Landlord and Tenant shall enter into an agreement in the form annexed hereto as Schedule F memorializing the Commencement Date and Termination Date of this Lease. 

2.5 Move-In Day. Tenant may move into the Premises at any time on or after the Commencement Date, provided that (i) the move is
conducted only on weekdays and not between the hours of 8:00 AM and 10:00 AM or between the hours of 4:00 PM and 6:00 PM, and (ii) Tenant’s move in date is approved by Landlord at least one week in advance. At Landlord’s request, all
personnel working for Tenant’s moving contract must be members of the appropriate union. If the move is not completed by 4:00 PM, Tenant shall pay to Landlord, on the next Basic Rent Payment Date, an overtime charge of $50.00 per hour or part
thereof until 11:00 PM. No moving will be permitted after 11:00 PM. If applicable, Landlord will attempt to provide one (1) elevator for Tenant’s exclusive use during Tenant’s move. Tenant shall be responsible for any damage caused to
the Premises, the Building and/or the Property by Tenant or its moving contractors. 
 2.6 Finish Work. Landlord shall construct the
Finish Work in the manner and as provided in Schedule D attached hereto. 
 ARTICLE 3 

BASIC RENT; ADDITIONAL RENT 
 3.1
Basic Rent. Tenant shall pay the Basic Rent to Landlord in lawful money of the United States of America in equal monthly installments, in advance, on the Basic Rent Payment Dates, commencing on the Commencement Date, except that Tenant shall
pay the first installment of Basic Rent upon Tenant’s execution and delivery of this Lease. If the Commencement Date is not a Basic Rent Payment Date, the Basic Rent for the month in which the Commencement Date occurs will be prorated and
Tenant shall pay such prorated amount to Landlord on the Commencement Date. 
 3.2 Additional Rent. In addition to the Basic Rent,
Tenant shall pay and discharge when due, as additional rent (“Additional Rent”), all other amounts, liabilities and obligations which Tenant herein agrees to pay to Landlord, together with all interest, penalties and costs
which may be added thereto pursuant to the terms of this Lease. 
 3.3 Late Charge. If any installment of Basic Rent or Additional
Rent is not paid when due, Tenant shall pay to Landlord, on demand, a late charge equal to five percent (5%) of the amount unpaid. The late charge is not intended as a penalty but is intended to compensate Landlord for the extra expense Landlord
will incur to send out late notices and handle other matters resulting from the late payment. In addition, any installment or installments of Basic Rent or Additional Rent that are not paid within ten (10) days after the date when due, will bear
interest at the lesser of: (i) six (6) percentage points over the Prime Rate, or (ii) the highest 

  
 5 

 
legal rate permitted by law. Any interest due as set forth in the preceding sentence shall be calculated from the due date of the delinquent payment until the date of payment, which interest will
be deemed Additional Rent and shall be payable by Tenant upon demand by Landlord. 
 3.4 Prorating Rent. If any Lease Year consists
of a period of less than twelve (12) full calendar months, payments of Basic Rent and Additional Rent, will be prorated on the basis of a thirty (30) day month or 360-day year, unless otherwise provided. 

3.5 No Abatement or Set-off. Except as herein provided, Tenant shall pay to Landlord, at Landlord’s address for notices hereunder,
or such other place as Landlord may from time to time designate in writing, without any offset, set-off, counterclaim, deduction, defense, abatement, suspension, deferment or diminution of any kind (i) the Basic Rent, without notice or demand,
(ii) Additional Rent, and (iii) all other sums payable by Tenant hereunder. Except as otherwise expressly provided elsewhere in this Lease, this Lease will not terminate, nor will Tenant have any right to terminate or avoid this Lease or
be entitled to the abatement of any Basic Rent, Additional Rent or other sums payable hereunder or any reduction thereof, nor will the obligations and liabilities of Tenant hereunder be in any way affected for any reason. The obligations of Tenant
hereunder are separate and independent covenants and agreements. 
 3.6 Invoices. If Landlord issues monthly or other periodic rent
billing statements to Tenant, the issuance or non-issuance of such statements will not affect Tenant’s obligation to pay Basic Rent and the Additional Rent set forth in Sections 4.3 and 5.3, all of which are due and payable on the Basic Rent
Payment Dates. 
 ARTICLE 4 

REAL ESTATE TAXES 
 4.1
Taxes. Tenant shall pay to Landlord Tenant’s Proportionate Share of the amount by which the Taxes for any Lease Year during the Term exceed the Base Taxes; provided, however, that if any special assessments may be paid in installments,
Landlord may elect to pay same over the longest period allowed by law; provided that such election does not increase Tenant’s monetary obligation therefor. Tenant’s Proportionate Share of the Taxes for less than a full Lease Year will be
prorated. 
 4.2 Landlord’s Tax Statement. As soon as reasonably possible after the first day of the Lease Year following the
Lease Year in which the Base Period occurs and thereafter as soon as reasonably practical after the end of each succeeding Lease Year, Landlord shall determine or estimate the amount by which the Taxes for the Lease Year in question will exceed the
Base Taxes (the “Projected Taxes”) and shall submit such information to Tenant in a written statement (“Landlord’s Tax Statement”). Landlord shall use reasonable efforts to issue Landlord’s
Tax Statement within one hundred twenty (120) days following the end of each Lease Year. Landlord’s failure to render Landlord’s Tax Statement for any Lease Year will not prejudice Landlord’s right to thereafter render Landlord’s
Tax Statement with respect to such Lease Year or with respect to any other Lease Year, nor will the rendering of any Landlord’s Tax Statement prejudice Landlord’s right to thereafter render a revised Landlord’s Tax Statement for the
applicable Lease Year. 

  
 6 

 4.3 Monthly Tax Payment. Commencing on the first Basic Rent Payment Date following the
submission of Landlord’s Tax Statement and continuing thereafter on each successive Basic Rent Payment Date until Landlord renders the next Landlord’s Tax Statement, Tenant shall pay to Landlord on account of its obligation under
Section 4.1, a sum (the “Monthly Tax Payment”) equal to one-twelfth (1/12) of Tenant’s Proportionate Share of the Projected Taxes for such Lease Year. Tenant’s first Monthly Tax Payment after receipt of
Landlord’s Tax Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the Lease Year which have elapsed prior to such first Monthly Tax Payment, times the Monthly Tax
Payment; minus any Additional Rent already paid by Tenant on account of its obligation under Section 4.1 for such Lease Year. From time to time during any Lease Year, Landlord may revise the Landlord’s Tax Statement and adjust
Tenant’s Monthly Tax Payment to reflect Landlord’s revised estimate, in which event Tenant shall pay, along with the next monthly payment due, the difference (if any) between the aggregate amount of Tenant’s Monthly Tax Payments
theretofore made on account of its obligation under Section 4.1 for such Lease Year, and the amount which would have been payable by Tenant during such Lease Year had Landlord billed Tenant for the revised Monthly Tax Payment for such prior
elapsed months during such Lease Year. Thereafter, Tenant shall pay the revised monthly estimate in accordance with the provisions of this Section 4.3. 

4.4 Reconciliation. Landlord shall use reasonable efforts to deliver to Tenant within one hundred twenty (120) days after the end
of each Lease Year, Landlord’s final determination of the amount by which the Taxes for the Lease Year in question exceed the Base Taxes and shall submit such information to Tenant in a written statement
(“Landlord’s Final Tax Statement”). Each Landlord’s Final Tax Statement must reconcile the payments made by Tenant in the Lease Year in question with Tenant’s Proportionate Share of
the amount by which actual Taxes imposed for the period covered thereby exceed Base Taxes. Any balance due to Landlord shall be paid by Tenant within twenty (20) days after Tenant’s receipt of Landlord’s Final Tax Statement; any
surplus due to Tenant shall be applied by Landlord against the next accruing monthly installment(s) of Additional Rent due under this Article 4. If the Term has expired or has been terminated, Tenant shall pay the balance due to Landlord or,
alternatively, Landlord shall refund the surplus to Tenant, whichever the case may be, within twenty (20) days after Tenant’s receipt of Landlord’s Final Tax Statement; provided, however, that, if the Term terminated as a result of a
default by Tenant, then Landlord will have the right to retain such surplus to the extent Tenant owes Landlord any Basic Rent or Additional Rent. 

4.5 Refund of Taxes. Landlord will have the right, but not the obligation, to seek to obtain a lowering of the assessed valuation of
the Property. Landlord may employ whatever individuals and firms Landlord, in its sole judgment, deems necessary to undertake such endeavor. Tenant shall cooperate with Landlord and its representatives in all such endeavors without incurring any
cost or expense to Tenant. If Landlord receives a refund of Taxes in respect of a Lease Year and if Tenant paid Additional Rent based on the Taxes paid prior to the refund, Landlord shall first deduct from such tax refund any expenses, including,
but not limited to, reasonable attorneys fees and appraisal fees, incurred in obtaining such tax refund, and out of the remaining balance of such tax refund, Landlord shall credit Tenant’s Proportionate Share of such refund against the next
accruing monthly installment(s) of Additional Rent, or if the Term has expired, Landlord shall pay to Tenant Tenant’s Proportionate Share of such refund within thirty (30) days after receipt thereof by Landlord; provided, however, that (i) if
the Term terminated as a result of a default by Tenant, Landlord will have 

  
 7 

 
the right to retain Tenant’s Proportionate Share of the refund to the extent Tenant owes Landlord any Basic Rent or Additional Rent, and (ii) Tenant’s Proportionate Share of such
refund will in no event exceed the amount of Additional Rent actually paid by Tenant on account of the Taxes for the Lease Year in question. Any expenses incurred by Landlord in contesting the validity or the amount of the assessed valuation of the
Property or any Taxes, to the extent not offset by a tax refund, will, for the purpose of computing the Additional Rent due Landlord or any credit due to Tenant hereunder, be included as an item of Taxes for the tax year in which such contest is
finally determined. Notwithstanding anything to the contrary contained in this Lease, Tenant will have no right to contest or appeal the validity of any Taxes or the assessed valuation of the Property. 

4.6 Payment Pending Appeal. While proceedings for the reduction in assessed valuation for any year are pending, the computation and
payment of Tenant’s Proportionate Share of Taxes will be based upon the original assessments for such year. 
 4.7 Taxes on
Tenant’s Improvements. Tenant shall also pay to Landlord, upon demand, the amount of all increases in Taxes and/or all assessments or impositions made, levied or assessed against or imposed upon the Property or any part thereof which are
attributable to additions or improvements in, on or about the Premises made by or on behalf of Tenant or which in whole or in part belong to Tenant. 

4.8 Survival. In no event will any adjustment in Tenant’s obligation to pay Additional Rent under this Article 4 result in a
decrease in the Basic Rent. Tenant’s obligation to pay Additional Rent, and Landlord’s obligation to credit and/or refund to Tenant any amount, pursuant to the provisions of this Article 4, will survive the Termination Date. 

4.9 Bills and Statements. The provisions of Section 29.3 apply to Landlord’s Tax Statement. 

4.10 Rent Tax: If an excise, transaction, sales, or privilege tax or other tax or imposition (other than Federal, state or local income
or estate taxes) is levied or assessed against Landlord or the Property on account of or measured by, in whole or in part, the Basic Rent and/or Additional Rent expressly reserved hereunder as a substitute for or in addition to, in whole or in part,
Taxes or if any assessments and/or taxes are levied or assessed against Landlord or the Property on account of or as a result of the operation and/or existence of Tenant’s business, then Tenant shall pay to Landlord upon demand: (i) the amount
of such excise, transaction, sales or privilege tax or other tax or imposition lawfully assessed or imposed as a result of Landlord’s interests in this Lease or of the Basic Rent and/or Additional Rent accruing under this Lease; and (ii) the
amount of any assessments and/or taxes levied or assessed against Landlord or the Property on account of or as a result of the operation and/or existence of Tenant’s business in the Property. 

  
 8 

 ARTICLE 5 

OPERATING EXPENSES 
 5.1
Operating Expenses. 
 (a) The Landlord’s CAM Expenses, the Utility Expenses and the Insurance Expenses are collectively
referred to as “Landlord’s Operating Expenses” and shall be determined and paid in accordance with the provisions of this Article 5. 

(b) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which Landlord’s CAM Expenses for any Lease Year
during the Term exceeds the Base CAM Expenses. Tenant’s Proportionate Share of Landlord’s CAM Expenses for less than a full Lease Year will be prorated per diem. 

(c) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which the Utility Expenses for any Lease Year during the
Term exceeds the Base Utility Expenses. Tenant’s Proportionate Share of the Utility Expenses for less than a full Lease Year will be prorated per diem. 

(d) Tenant shall pay to Landlord, Tenant’s Proportionate Share of the amount by which the Insurance Expenses for any Lease Year during
the Term exceeds the Base Insurance Expenses. Tenant’s Proportionate Share of the Insurance Expenses for less than a full Lease Year will be prorated per diem. 

5.2 Landlord’s Expense Statement. As soon as reasonably possible after the first day of the Lease Year following the Lease Year in
which the Base Period occurs and thereafter as soon as practical after each succeeding Lease Year during the Term, Landlord shall determine or estimate the amount by which Landlord’s Operating Expenses for the Lease Year in question will exceed
the Base Operating Expenses (“Landlord’s Estimated Operating Expenses”) and shall submit such information to Tenant in a written statement (“Landlord’s Expense Statement”). Landlord shall use
reasonable efforts to issue Landlord’s Expense Statement within one hundred twenty (120) days following the end of each Lease Year. Landlord’s failure to render Landlord’s Expense Statement for any Lease Year will not prejudice
Landlord’s right to thereafter render Landlord’s Expense Statement with respect to such Lease Year or with respect to any other Lease Year, nor will the rendering of any Landlord’s Expense Statement prejudice Landlord’s right to
thereafter render a revised Landlord’s Expense Statement for the applicable Lease Year. 
 5.3 Monthly Expense Payment.
Commencing on the first Basic Rent Payment Date following the submission of Landlord’s Expense Statement and continuing thereafter on each successive Basic Rent Payment Date until Landlord renders the next Landlord’s Expense Statement,
Tenant shall pay to Landlord on account of its obligation under Section 5.1, a sum (the “Monthly Expense Payment”) equal to one-twelfth (1/12) of Tenant’s Proportionate Share of Landlord’s Estimated Operating
Expenses for such Lease Year. Tenant’s first Monthly Expense Payment after receipt of Landlord’s Expense Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the Lease
Year which have elapsed prior to such first Monthly Expense Payment, times the Monthly Expense Payment; minus any Additional Rent already paid by Tenant 

  
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on account of its obligation under Section 5.1 for such Lease Year. From time to time during any Lease Year, Landlord may revise the Landlord’s Expense Statement and adjust
Tenant’s Monthly Expense Payment to reflect Landlord’s revised estimate, in which event Tenant shall pay, along with the next monthly payment due, the difference (if any) between the aggregate amount of Tenant’s Monthly Expense
Payments theretofore made on account of its obligation under Section 5.1 for such Lease Year, and the amount which would have been payable by Tenant during such Lease Year had Landlord billed Tenant for the revised Monthly Expense Payment for
such prior elapsed months during such Lease Year. Thereafter, Tenant shall pay the revised monthly estimate in accordance with the provisions of this Section 5.3. 

5.4 Reconciliation. Landlord shall use reasonable efforts to deliver to Tenant, within one hundred twenty (120) days after the end
of each Lease Year, Landlord’s final determination of the amount by which the Landlord’s Operating Expenses for the Lease Year in question exceed the Base Operating Expenses and shall submit such information to Tenant in a written
statement (the “Annual Expense Reconciliation”). Each Annual Expense Reconciliation must reconcile the aggregate of all Monthly Expense Payments made by Tenant in the Lease Year in question with Tenant’s Proportionate
Share of the amount by which actual Landlord’s Operating Expenses for the period covered thereby exceed Base Operating Expenses. Any balance due to Landlord shall be paid by Tenant within twenty (20) days after Tenant’s receipt of the
Annual Expense Reconciliation; any surplus due to Tenant shall be applied by Landlord against the next accruing monthly installment(s) of Additional Rent due under this Article 5. If the Term has expired or has been terminated, Tenant shall pay the
balance due to Landlord or, alternatively, Landlord shall refund the surplus to Tenant, whichever the case may be, within twenty (20) days after Tenant’s receipt of the Annual Expense Reconciliation; provided, however, that if the Term
terminated as a result of a default by Tenant, then Landlord will have the right to retain such surplus to the extent Tenant owes Landlord any Basic Rent or Additional Rent. 

5.5 Audit. For thirty (30) days following Landlord’s delivery to Tenant of the Annual Expense Reconciliation, Tenant will
have the right, during normal business hours and upon no less than five (5) days prior written notice to Landlord, to examine Landlord’s books and records for the purpose of confirming the Annual Expense Reconciliation. Tenant will be
deemed to have accepted the Annual Expense Reconciliation unless, within fifteen (15) days after Tenant’s examination of Landlord’s books and records, Tenant delivers an objection notice to Landlord specifying in detail why Tenant
believes such Annual Expense Reconciliation is incorrect. Notwithstanding anything to the contrary contained in this Section 5.5, Tenant will not be permitted to examine Landlord’s books and records or to dispute any Annual Expense
Reconciliation unless (i) Tenant has paid to Landlord all amounts due as shown on such Annual Expense Reconciliation, and (ii) Tenant has signed a confidentiality agreement reasonably acceptable to Landlord and Tenant. Tenant shall not
engage the services of any legal counsel or other professional consultant who charges for its services on a so-called contingency fee basis for the purpose of reviewing Landlord’s books and records. 

5.6 Survival. In no event will any adjustment in Tenant’s obligation to pay Additional Rent under this Article 5 result in a
decrease in Basic Rent. Tenant’s obligation to pay Additional Rent, and Landlord’s obligation to credit and/or refund to Tenant any amount, pursuant to this Article 5 will survive the Termination Date. 

  
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 5.7 Operating Expense Adjustment. If during all or part of any Lease Year, Landlord does
not furnish any work or services that were included in Base Operating Expenses, Landlord will have the right to reduce the Base Operating Expenses by an amount equal to the additional costs and expenses Landlord would have incurred if Landlord
furnished such work or services during such Lease Year. 
 5.8 Operating Expenses With Respect to Tenant. Tenant shall also pay to
Landlord, within thirty (30) days of written demand therefor, the amount of any increase in Landlord’s Operating Expenses which is attributable to Tenant’s use or manner of use of the Premises, to activities conducted on or about the
Premises by Tenant or on behalf of Tenant or to any additions, improvements or alterations to the Premises made by or on behalf of Tenant as evidenced by invoices or receipts reflecting such additional expenses. 

5.9 Bills and Statements. The provisions of Section 29.3 apply to Landlord’s Expense Statement. 

ARTICLE 6 
 ELECTRICITY 

6.1 Cost of Electricity. The electricity consumed in the Premises will be measured by submeters, check meters or other measuring
devices. From and after the Commencement Date, Tenant shall pay Landlord, within ten (10) days after delivery of a bill therefor, all charges, including, without limitation, usage charges, demand factors and all other charges calculated at the
rate structure then existing of the utility company supplying electrical energy to the Building for Tenant’s consumption as determined by such meter. 

6.2 Tenant Not To Exceed Capacity. Tenant’s use of electric energy in the Premises shall not at any time exceed the capacity of
any of the electrical conductors and equipment in or otherwise serving the Premises. In order to insure that such capacity is not exceeded and to avert possible adverse effect upon the Building electric service, Tenant shall not, without
Landlord’s prior written consent, connect any fixtures, appliances or equipment to the Building electric distribution system or make any alteration or addition to the electric system of the Premises. Any changes requested by Tenant must be sent
in writing to Landlord, and if, in the reasonable judgment of Landlord, such changes will not cause or create a dangerous or hazardous condition or damage or injury to the Building, or entail excessive or unreasonable alterations or repairs, or
unreasonably interfere with or disturb other tenants or occupants and/or the service then or thereafter to be supplied to tenants or occupants, Landlord will, at the sole cost and expense of Tenant, make such changes. Tenant shall pay Landlord for
such costs and expenses within twenty (20) days of Tenant’s receipt of an invoice therefor. 
 6.3 Utility Deregulation. If
permitted by law, Landlord will have the right to choose the service providers that deliver electricity to the Premises. Tenant shall cooperate, without material cost or expense to Tenant, with Landlord and such service providers, including granting
reasonable access to the electric lines, feeders, risers, wiring, and any other machinery within the Premises. If the law prohibits Landlord from choosing the service providers that deliver electricity to the Premises, then Tenant’s choice of
such service providers is subject to Landlord’s prior written consent, and no such service provider will be permitted to deliver service to or otherwise affect the Building’s electric system without such consent. 

  
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 6.4 Landlord Not Liable. Landlord will not be responsible for any loss, damage or
expenses, and Tenant will not be entitled to any rent abatement, diminution, setoff, or any other relief from its obligations hereunder, on account of any change in the quantity or character of the electric service or any cessation or interruption
of the supply of electricity to the Premises. If such change, cessation or interruption shall be caused by Landlord’s gross negligence or willful misconduct, and same prevents Tenant’s use and occupancy of the Premises for the Permitted
Use hereunder for three (3) consecutive days, then Tenant shall have the right to an abatement of Base Rent and Additional Rent for each day after such three (3) day period that any such change, cessation or interruption continues. 

ARTICLE 7 
 MAINTENANCE;
ALTERATIONS; REMOVAL OF TRADE FIXTURES 
 7.1 Tenant’s Maintenance. Tenant shall, at its sole cost and expense, keep the
Premises in good order and condition (except for ordinary wear and tear) and, except as provided in Section 7.3, shall make all non-structural repairs, alterations, renewals and replacements and shall take such other action as may be necessary
or appropriate to keep and maintain the Premises in good order and condition. Except as expressly provided in this Lease, Landlord will not be obligated to maintain, alter or repair the Premises. All repairs made by Tenant must be at least equal in
quality to the original work. 
 7.2 Landlord’s Repairs. Landlord shall make all repairs and replacements to the foundation, the
bearing walls, the structural columns and beams, the exterior walls, the exterior windows and the roof of the Building, all mechanical, electrical, plumbing, HVAC systems within the Building (other than supplemental HVAC units and the duct
distribution systems within the Premises) and Common Areas; provided, however, that if such repairs and replacements (including repairs and replacements with respect to the Property) are necessitated by the intentional acts or negligence of Tenant
or Tenant’s Visitors and the costs of such repairs and replacements are not covered by Landlord’s insurance, then Tenant shall reimburse Landlord, upon demand, for the reasonable cost thereof (including the cost of any applicable
deductible under Landlord’s insurance). The costs and expenses incurred by Landlord in connection with such repairs and replacements will be included in Landlord’s Operating Expenses to the extent permitted by the terms of this Lease. 

7.3 Requirements for Tenant’s Maintenance. All maintenance and repair, and each addition, improvement or alteration, performed by
on behalf of Tenant must be (a) completed expeditiously in a good and workmanlike manner, and in compliance with all applicable Legal Requirements and Insurance Requirements, (b) completed free and clear of all Liens, and
(c) performed in a manner and by contractors reasonably approved by Landlord to the extent such work involves any work to any electrical, mechanical, plumbing or other system of the Building, any work to the outside of the Building, any work to
the roof of the Building or any work to any structural element of the Building. 
 7.4 (a) Permitted Alterations. Provided Tenant is
not in default of any its obligations under this Lease, Tenant may, upon prior written notice to Landlord and submission to Landlord of plans and specifications therefor, make interior, non-structural additions, improvements or alterations to the
Premises having an aggregate cost not to exceed $10,000.00, so long as the same do not (i) require a building permit, (ii) affect, alter, interfere with or disrupt any of the electrical, mechanical, plumbing or other system of the
Building, (iii) affect the outside appearance of the Building, (iv) affect the roof of the Building, or (v) affect any structural element of the Building. 

  
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 (b) Landlord’s Consent to Alterations. Tenant shall not make any addition,
improvement or alteration to the Land or Building. In addition, Tenant shall not make any addition, improvement or alteration of the Premises having an aggregate cost in excess of $10,000.00, or (i) requiring a building permit,
(ii) affecting, altering, interfering with or disrupting any electrical, mechanical, plumbing or other system of the Building, or (iii) affecting the outside appearance of the Building, the roof of the Building, the ingress to or the
egress from the Premises and/or any structural element of the Building (such work, “Major Work”), unless Tenant submits to Landlord detailed plans and specifications therefor and Landlord approves such plans and
specifications in writing (which approval will be at Landlord’s sole and absolute discretion). Tenant shall reimburse Landlord, upon demand, for its actual third party costs for reviewing any plans for the Major Work. 

(c) Building Systems. Tenant shall bid any addition, improvement or alteration work to at least three contractors, one of which shall
be The Walsh Company, and shall forward copies of such bids to Landlord, together with Tenant’s recommendation as to which contractor should perform such work. Within ten (10) days of receiving the bids, Landlord shall notify Tenant in
writing if it objects to Tenant’s recommendation as to which of the three contractors should perform such work. If Landlord fails to respond in such ten (10) day period, Landlord shall be deemed to have consented to Tenant’s
recommendation. Notwithstanding anything contained in the Lease to the contrary, Landlord reserves the right to require Tenant to use Landlord’s designated engineers and contractors in connection with any Major Work. 

7.5 (a) Surrender of Alterations. Each addition, improvement and alteration to the Premises other than the Finish Work (each a
“Tenant Improvement”) will, upon installation, become the property of Landlord, provided that none of the Tenant’s equipment becomes property of Landlord, and be deemed to be a part of the Building unless Landlord, by
written notice to Tenant at least thirty (30) days prior to the Termination Date, elects to relinquish Landlord’s right to such Tenant Improvement. If Landlord elects to relinquish its right to any Tenant Improvement, Tenant shall insure such
Tenant Improvement in accordance with Section 14.1 (a)(ii), and, prior to the Termination Date, remove such Tenant Improvement and promptly repair any damage to the Premises or the Building caused by the installation or removal of such Tenant
Improvement and restore the Premises to the condition existing prior to the installation of such Tenant Improvement. Notwithstanding anything to the contrary contained in this Section 7.5, without the need of Landlord giving Tenant notice, prior to
the Termination Date, Tenant shall remove all furniture, equipment and non-standard office specialty improvements or above standard improvements (i.e., raised flooring, built-in bookcases, wall coverings, etc.) and all wires installed by Tenant for
voice and telecommunication data equipment. Tenant shall repair any damage to the Demised Premises caused by such removal. 
 (b) Removal
of Improvements. Tenant may install in, and remove from, the Premises any trade equipment, machinery and personal property belonging to Tenant (such trade equipment, machinery and personal property will not become the property of Landlord),
provided that (i) Tenant shall repair all damage caused by such installation or removal; (ii) Tenant shall not install any equipment, machinery or other items on the roof of the Building or make any openings in the roof; and
(iii) Tenant shall not install any equipment, machinery or other items on the floor, walls or ceiling of the Premises that exceed the load bearing capacity or compromise the structural integrity of the floor, walls or ceiling of the Premises.

  
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 ARTICLE 8 

USE OF PREMISES 
 8.1 Permitted
Use. Tenant shall not use or permit the use of the Premises for any purpose other than the Permitted Use specified in the Basic Lease Provisions. 

8.2 Prohibited Uses. Tenant shall not use or permit the use of the Premises in any manner or for any purpose or do, bring or keep
anything, or permit anything to be done, brought or kept in the Premises that (a) violates any Legal Requirement or Insurance Requirement, (b) could overload the electrical or mechanical systems of the Building or exceed the design
criteria, the structural integrity, character, appearance or fair market value of the Building, (c) in the reasonable judgment of Landlord, may impair or interfere with the proper and economic heating or air conditioning of the Building; or
(d) in the reasonable judgment of Landlord, may interfere with the use or occupancy of any portion of the Building outside of the Premises by Landlord or any other tenant or occupant of the Building. 

8.3 Dispensing Food. Tenant shall not, without the prior written consent of Landlord, permit the dispensing, preparation, or serving of
any beverages or food in the Premises, except as may be usual and customary in an office kitchenette. Furthermore, Landlord acknowledges and permits Tenant’s preparation and testing of food products for purposes of product training and
demonstration purposes. 
 8.4 Parking. (a) Provided Tenant is not in default of its obligations under this Lease, beyond any
applicable notice and cure periods, Tenant will have a nonexclusive revocable license (the “License”) during the term of this Lease to park up to the number of cars indicated in the Basic Lease Provisions in the parking area
of the Property. Landlord will not be responsible to Tenant for enforcing the License or for violation of the License by third parties. Any of the following actions by Tenant and/or Tenant’s Visitors will be deemed a material default under this
Lease: (i) the use of more parking spaces than the number indicated in the Basic Lease Provisions; (ii) parking in spaces designated for the exclusive use of other parties, (iii) parking outside of marked parking spaces, (iv) the
maintenance, repair or cleaning of any vehicle in the parking area, and (v) the violation of any other parking rules and regulations promulgated by Landlord. If the number of parking spaces in the parking area of the Property is reduced by
circumstances beyond the reasonable control of Landlord, the number of spaces indicated in the Basic Lease Provisions will be reduced proportionately. 

(b) Landlord will have no liability for any damage to vehicles on the Property or for any loss of property from within such vehicles, or for
any injury suffered by Tenant’s employees or Tenant’s Visitors, except to the extent such loss, damage or injury is 

  
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caused solely by Landlord’s gross negligence or willful misconduct. Tenant shall advise its employees, Tenant’s Visitors, and any subtenant’s employees of the requirements of this
Section 8.4 and Tenant shall be responsible for compliance by such parties with such requirements. If Tenant or Tenant’s Visitors park illegally or in areas designated for use by others, or in driveways, fire lanes or areas not striped for
general parking or otherwise violate any parking rules and regulations promulgated by Landlord, then Landlord may, at Tenant’s sole cost and expense, tow such vehicles away from the Property and/or attach violation notices to such vehicles. Any
amount due from Tenant pursuant to this Article will be deemed Additional Rent and Tenant shall pay such amounts to Landlord upon demand. Landlord reserves the right, from time to time, to assign and re-assign to Tenant and other tenants of the
Building specific parking spaces, and Tenant agrees to be bound thereby, provided that the number of parking spaces indicated in the Basic Lease Provisions will not be reduced. Nothing contained herein shall be deemed to impose any obligation on
Landlord to police the parking area. 
 8.5 Permits, Licenses and Authorizations. Tenant shall obtain, at its sole cost and expense,
all permits, licenses or authorizations of any nature required in connection with the operation of Tenant’s business at the Premises. 

ARTICLE 9 
 LANDLORD’S
SERVICES 
 9.1 Landlord’s Services. Provided Tenant is not in default under any of the provisions of this Lease beyond
applicable grace periods provided herein, Landlord shall furnish to Tenant the services set forth in this Article 9. Tenant acknowledges that Landlord is required to furnish air cooling, heat, ventilation, building maintenance and other facilities
and services (collectively “Building Services”) only during Building Hours. If Tenant desires air cooling, heat and ventilation, outside Building Hours (such period referred to herein as “Extra
Hours”), Landlord will provide air cooling, heat and ventilation to Tenant during such Extra Hours provided that: (i) Tenant pays to Landlord a special charge (“Extra Hours Charge”), and
(ii) Tenant’s request for Extra Hours air cooling, heat and ventilation is received by Landlord prior to 12:00 PM on the day for which such Extra Hours air cooling, heat and ventilation is requested, unless such day is a Saturday, Sunday
or Building Holiday, in which case such request must be received prior to 12:00 PM on the last business day preceding such Saturday, Sunday or Building Holiday. The Extra Hours Charge will be a standard hourly rate determined by Landlord from time
to time. The initial Extra Hours Charge will be $75.00 per hour and is subject to a minimum four (4) hour billing period. Tenant shall pay the Extra Hours Charge to Landlord within fifteen (15) days after receipt of a statement therefor.

 9.2 Elevators. Tenant will have the nonexclusive right to use passenger elevators in the Building, if applicable, to obtain access
to the Premises at all times, except during reasonable closures for breakdowns, repairs, or maintenance. Landlord will have no liability for any such closures. If the Building has a freight elevator, Tenant may use it only during times approved in
advance by Landlord. 
 9.3 Heating and Air Cooling. Landlord shall furnish heat when and as required by law and air cooling during
Building Hours when, in the reasonable judgment of Landlord, it is required for the comfortable occupancy of the Premises, so long as the indoor 

  
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temperature shall not fall below 68 degrees Fahrenheit or rise above 78 degrees Fahrenheit. These specifications shall not apply to specialty areas, such as server rooms, data centers, etc.,
which may require supplemental cooling and/or heating. Landlord shall provide ventilation for the Premises during Building Hours. Tenant shall cooperate fully with Landlord and abide by all regulations and requirements that Landlord reasonably
prescribes for the proper functioning and protection of its heating, air cooling and ventilation systems. Tenant shall not construct any partitions or other obstructions that interfere with Landlord’s access to Landlord’s mechanical
installations, including, but not limited to, air cooling, fans, ventilating and machine rooms and electrical closets, and ceiling and plenum installations. Tenant, its agents, employees and contractors shall not enter any enclosures containing
Landlord’s mechanical installations or tamper, adjust, touch or otherwise affect such mechanical installations. Tenant shall keep all windows in the Premises closed when the air cooling system is in operation. 

9.4 Water. Landlord shall furnish adequate hot and cold water at standard Building temperatures to the Building for drinking, lavatory
and cleaning purposes, the cost of which shall be included in Landlord’s CAM Expenses. 
 9.5 Common Area Maintenance. Landlord
shall furnish electrical lighting, cleaning, and maintenance, repair and replacements of the Common Areas of the Building and the Property. 

9.6 Building Directory. At Tenant’s request, Landlord shall include Tenant’s name in the main Building directory. Tenant
shall promptly reimburse Landlord for the cost of any changes made to such listing at Tenant’s request. 
 9.7 (a) Office
Cleaning. Landlord shall provide the janitorial services described on Schedule C attached hereto (“Janitorial Services”), provided the Premises are kept in reasonable order by Tenant. Janitorial Services
will not be provided on Saturdays, Sundays or Building Holidays. Landlord will not be obligated to furnish Janitorial Services during any period in which Tenant is in default of any of its obligations under this Lease. 

(b) Special Cleaning Services. If Tenant requests special or more frequent cleaning and janitorial services (“Special
Cleaning Services”), Landlord may, upon reasonable advance notice by Tenant, elect to furnish such Special Cleaning Services and Tenant shall pay to Landlord, within ten (10) days of being billed therefor, Landlord’s charge for
providing such Special Cleaning Services. Special Cleaning Services include, but are not limited to the following: (i) cleaning of permitted eating facilities (if any), including the removal of garbage therefrom, (ii) cleaning of computer centers,
including peripheral areas, and the removal of waste paper therefrom, (iii) cleaning of special equipment areas, kitchen areas, private toilets and locker rooms, medical centers and large scale duplicating rooms (if any), (iv) cleaning of areas of
special security, such as storage units, (v) consumable supplies for private toilet rooms, (vi) cleaning of light fixtures, (vii) cleaning or shampooing of carpeting and the cleaning, waxing, refinishing and buffing of non-carpeted areas, (viii)
stain removal, (ix) painting, (x) removal of any refuse in excess of the amount ordinarily accumulated in routine office occupancy, as determined by Landlord. 

(c) Performance of Janitorial Services. Tenant shall grant Landlord’s cleaning personnel and contractors access to the Premises
from and after 5:30 PM on weekdays and at any time on Saturdays, Sundays and Building Holidays for the purpose of performing the Janitorial Services. Tenant shall not hinder the performance of the Janitorial Services and, if Tenant does hinder the
performance of the Janitorial Services, Landlord will have no liability to Tenant on account thereof. Tenant shall supply adequate waste receptacles, cabinets and bookcases to prevent unreasonable hardship to Landlord in discharging its obligations
regarding Janitorial Services. If any Legal Requirement requires trash to be separated into different components before carting (e.g., office paper, computer paper, newspaper, cans and bottles), Tenant shall comply with such requirements and
shall supply adequate receptacles for each such component at Tenant’s sole expense. 

  
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 9.8 Telecommunications. Subject to the Rules and Regulations of Landlord and any
applicable telecommunications provider, Tenant will have access to the existing telecommunications system in the Building, if any. Tenant hereby acknowledges that the telecommunications system has been installed and is operated by a third-party
provider, not Landlord. Landlord makes no representations or warranties with respect to the telecommunications system. Tenant acknowledges that telecommunications service may be suspended or reduced by reason of repairs, alterations, improvements,
accidents, or other causes beyond the reasonable control of Landlord. Any such interruption or suspension of services will not be deemed an eviction or disturbance of Tenant’s use and possession of the Premises, nor render Landlord liable to
Tenant for damages by abatement of rent or otherwise, nor relieve Tenant of any of its obligations under this Lease. Tenant shall contract directly with the company providing telecommunications services to the Premises. Tenant shall pay all charges
for telecommunications services before any interest or penalties are added thereto and shall furnish to Landlord, upon request, satisfactory proof of payment. 

9.9 Interruption of Services. Landlord reserves the right to suspend the Building Services on account of fire, storm, explosion,
strike, lockout, labor dispute, casualty or accident, acts of God, riot, war, terrorism, interference by civil or military authorities, or any other cause beyond Landlord’s control or for emergency, inspection, cleaning, repairs, replacement,
alterations or improvements that Landlord reasonably deems desirable or necessary. Landlord shall use reasonable efforts to restore any Building Services suspended pursuant to this Section 9.9. Landlord will not be liable to Tenant for any costs,
expenses or damages incurred by Tenant as a result of any failure to furnish any Building Services and such failure will not (i) be construed as a constructive eviction or eviction of Tenant, (ii) excuse Tenant from the performance of any of its
obligations hereunder, or (iii) entitle Tenant to any abatement or offset against Basic Rent or Additional Rent. In addition, no deduction from Basic Rent or Additional Rent will be permitted on account of any Building Services used by Tenant.
Notwithstanding anything in this Lease to the contrary, should there be any interruption in any essential services to the Premises (defined as elevator service, electrical services, heating, ventilation or air conditioning, water, sewer, or
telecommunications) caused by Landlord’s gross negligence or willful misconduct, and such interruption prevents Tenant’s use and occupancy of the Premises for the Permitted Use hereunder for five (5) consecutive days, Tenant shall be
entitled to an abatement of all Basic Rent and Additional Rent payable under this Lease for each day after such five (5) day period that the interruption of such services prevents Tenant’s use and occupancy of the Premises. 

  
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 9.10 Energy Conservation. Landlord and Tenant shall comply with all mandatory and
voluntary energy conservation controls and requirements imposed or instituted by the federal, state or local governments and applicable to office buildings, or as may be required to operate the Building as an office building comparable to equivalent
facilities in the county in which the Property is located. These controls and requirements may include, without being limited to, controls on the permitted range of temperature settings in office buildings and curtailment of the volume of energy
consumed or the hours of operation of the Building. Any terms or conditions of this Lease that conflict with such controls and requirements will be suspended for the duration of such controls and requirements. Compliance with such controls and
requirements will not be considered an eviction, actual or constructive, of Tenant from the Premises and will not entitle Tenant to terminate this Lease or to an abatement of any Basic Rent or Additional Rent. 

ARTICLE 10 
 COMPLIANCE WITH
REQUIREMENTS 
 10.1 Compliance. Tenant shall (i) comply with all Legal Requirements and Insurance Requirements applicable to
the Premises and Tenant’s use thereof, and (ii) maintain and comply with all permits, licenses and other authorizations required by any governmental authority for Tenant’s use of the Premises and for the proper operation, maintenance
and repair of the Premises. Landlord shall, at no cost to Landlord, join in any application for any permit or authorization with respect to Legal Requirements if such joinder is necessary. If any structural repairs or replacements are required in
order for Tenant to comply with its obligations under this Section 10.1, Landlord shall perform such repairs or replacements and Tenant shall, upon demand, reimburse Landlord for the costs and expenses incurred by Landlord in connection with
such repairs or replacements. 
 10.2 Increases in Insurance Premiums. Tenant shall not do, or permit to be done, anything in or to
the Premises, or keep anything in the Premises that increases the cost of any insurance maintained by Landlord. In the event the cost of insurance maintained by Landlord increases due to actions by Tenant, Tenant shall, upon demand, pay to Landlord
any such increase in insurance premiums and any other costs incurred by Landlord as result of the negligence, carelessness or willful action of Tenant or Tenant’s Visitors. 

ARTICLE 11 
 COMPLIANCE WITH
ENVIRONMENTAL LAWS 
 11.1 Environmental Laws. Tenant shall comply, at its sole cost and expense, with all Environmental Laws in
connection with Tenant’s use and occupancy of the Premises; provided, however, that the provisions of this Article 11 will not obligate Tenant to comply with the Environmental Laws if such compliance is required solely as a result of the
occurrence of a spill, discharge or other event before the Commencement Date, or if such spill, discharge or other event was not caused by the act, negligence or omission of Tenant or Tenant’s Visitors. For purposes of clarification,
Tenant’s failure to act in any way with regard to acts, negligence or omissions by Landlord or any other tenant of the Building shall not be deemed to be an “act, negligence or omission” by Tenant under this Article 11. 

  
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 11.2 Copies of Environmental Documents. Tenant shall deliver promptly to Landlord a true
and complete copy of any correspondence, notice, report, sampling, test, finding, declaration, submission, order, complaint, citation or any other instrument, document, agreement and/or information submitted to, or received from, any governmental
entity, department or agency in connection with any Environmental Law relating to or affecting the Premises. 
 11.3 Hazardous Substances
and Hazardous Wastes. Tenant shall not cause or permit any “hazardous substance” or “hazardous waste” (as such terms are defined in the ISRA) to be kept in the Premises, except for de minimus quantities of cleaning
supplies, and necessary quantities of other materials used by Tenant in the ordinary course of its business and in accordance with all Legal Requirements. Tenant shall not engage in, or permit any other person or entity to engage in, any activity,
operation or business in the Premises that involves the generation, manufacture, refining, transportation, or treatment of hazardous substances or hazardous wastes, or the storage, handling or disposal of hazardous substances or hazardous wastes
except in compliance with Environmental Law. 
 11.4 (a) Discharge. If a spill or discharge of a hazardous substance or a
hazardous waste occurs on or from the Premises, Tenant shall give Landlord immediate oral and written notice of such spill and/or discharge, setting forth in reasonable detail all relevant facts, including, without limitation, a copy of (i) any
notice of a violation, or a potential or alleged violation, of any Environmental Law received by Tenant or any subtenant or other occupant of the Premises; (ii) any inquiry, investigation, enforcement, cleanup, removal, or other action
instituted or threatened against Tenant or any subtenant or other occupant of the Premises; (iii) any claim instituted or threatened against Tenant or any subtenant or other occupant of the Premises; and (iv) any notice of the restriction,
suspension, or loss of any environmental operating permit by Tenant or any subtenant or other occupant of the Premises. If a spill or discharge arises out of or relates to Tenant’s use and occupancy of the Premises, or if a spill or discharge
is caused by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall pay all costs and expenses relating to compliance with applicable Environmental Laws (including, without limitation, the costs and expenses of site
investigations and the removal and remediation of such hazardous substance or hazardous waste). 
 (b) Landlord’s Cleanup
Rights. Without relieving Tenant of its obligations under this Lease and without waiving any default by Tenant under this Lease, Landlord will have the right, but not the obligation, to take such action as Landlord deems necessary or advisable
to cleanup, remove, resolve or minimize the impact of or otherwise deal with any spill or discharge of any hazardous substance or hazardous waste on or from the Premises. If a spill or discharge arises out of or relates to Tenant’s use and
occupancy of the Premises, or if a spill or discharge is caused by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall, on demand, pay to Landlord all costs and expenses incurred by Landlord in connection with any
action taken in connection therewith by Landlord. 
 11.5 (a) ISRA. If Tenant’s operations at the Premises now or hereafter
constitute an “Industrial Establishment” (as defined under ISRA) or are subject to the provisions of any other Environmental Law, then Tenant agrees to comply, at its sole cost and expense, with all requirements of ISRA and any other
applicable Environmental Law to the satisfaction of Landlord and the governmental entity, department or agency having jurisdiction over such matters (including, but not limited to, performing site investigations

  
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and performing any removal and remediation required in connection therewith) in connection with (i) the occurrence of the Termination Date, (ii) any termination of this Lease prior to
the Termination Date, (iii) any closure, transfer or consolidation of Tenant’s operations at the Premises, (iv) any change in the ownership or control of Tenant, (v) any permitted assignment of this Lease or permitted sublease of
all or part of the Premises or (vi) any other action by Tenant which triggers ISRA or any other Environmental Law; provided, however, that Landlord shall exercise reasonable judgment in determining the satisfaction with any compliance by Tenant
under this Section 11.5. 
 (b) Compliance with ISRA. Tenant further agrees to implement and execute all of the provisions of
this section in a timely manner so as to coincide with the termination of this Lease or to coincide with the vacating of the Premises by Tenant at any time during the term of this Lease. In connection with subsection (a) above, if, with respect
to ISRA, Tenant agrees to use its best efforts to obtain a no further action and covenant not to sue letter from the New Jersey Department of Environmental Protection or a “Response Action Outcome” from a “Licensed Site Remediation
Professional” or to otherwise comply with the provisions of ISRA prior to the Termination Date, or, with respect to any other obligation it has under this Lease under Environmental Law. In the event Tenant fails to fully comply with the
applicable provisions of ISRA or such other Environmental Law prior to the Termination Date so as to prevent the landlord from reletting the premises despite Landlord’s reasonable efforts to do so, Tenant will be deemed to be a holdover tenant
and shall pay rent at the rate set forth in Section 24.3 and shall continue to diligently pursue compliance with ISRA and/or such other Environmental Law. Further to the preceding sentence, Landlord shall make reasonable efforts to relet the
Premises during Tenant’s compliance with Environmental Law, and Tenant’s obligation to pay rent pursuant to Section 24.3 shall be offset by any rent or other payments received by landlord in reletting the Premises. Upon Tenant’s
full compliance with the provisions of ISRA or of such other Environmental Law, Tenant shall deliver possession of the Premises to Landlord in accordance with the provisions of this Lease and such holdover rent shall be adjusted as of said date.

 11.6 (a) Landlord’s ISRA Compliance. In connection with (i) any sale or other disposition of all or part of
Landlord’s interest in the Premises, (ii) any change in the ownership or control of Landlord, (iii) any condemnation, (iv) any foreclosure or (v) any other action by Landlord which triggers ISRA or any other Environmental
Law, Landlord shall comply, at its sole cost and expense, with all requirements of ISRA and such other applicable Environmental Law; provided, however, that if any site investigation is required as a result of Tenant’s use and occupancy of the
Premises or a spill or discharge of a hazardous substance or hazardous waste caused by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall pay all reasonable and necessary costs associated with such site
investigation and, if any removal and remediation is required as a result of a spill or discharge of a hazardous substance or hazardous waste caused by the act, negligence or omission of Tenant or Tenant’s Visitors, then Tenant shall, upon
demand by Landlord, pay all reasonable and necessary costs associated with such removal and remediation. 
 (b) Tenant’s
Cooperation. If, in order to comply with any Environmental Law, Landlord requires any affidavits, certifications or other information from Tenant, Tenant shall, at no charge to Landlord, deliver the same to Landlord within five (5) business
days of Landlord’s request therefor. 

  
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 11.7 Notices. If Landlord has given to Tenant the name and address of any holder of an
Underlying Encumbrance, Tenant agrees to send to said holder a photocopy of those items given to Landlord pursuant to the provisions of Section 11.2. 

11.8 Survival. Tenant’s obligations under this Article 11 shall survive the expiration or earlier termination of this Lease. 

11.9 North American Industry Classification System. Tenant hereby represents and warrants to Landlord that Tenant’s operations at
the Premises will at all times have the following North American Industry Classification System (“NAICS”) code: 541614. 

11.10 Landlord Indemnification. Landlord hereby indemnifies, and shall pay, protect and hold Tenant harmless from and against all
liabilities, losses, claims, demands, costs, expenses (including attorneys’ fees and expenses) and judgments of any nature arising from any discharge of hazardous substances caused by Landlord or a violation of any Environmental Laws occurring
prior to the Commencement Date, other than a discharge or violation caused by Tenant or which occurred in the Premises. 
 ARTICLE 12 

DISCHARGE OF LIENS 
 Within
fifteen (15) days after receipt of notice thereof, Tenant shall discharge any Lien on the Premises caused by or arising out of Tenant’s acts or Tenant’s failure to perform any obligation under this Lease. 

ARTICLE 13 
 PERMITTED CONTESTS

 Tenant may, by appropriate proceedings, contest the amount, validity or application of any Legal Requirement which Tenant is obligated to
comply with or any Lien which Tenant is obligated to discharge, provided that (a) such proceedings suspend the collection thereof, (b) no part of the Premises, Basic Rent or Additional Rent or any other sum payable hereunder is subject to loss, sale
or forfeiture during such proceedings, (c) Landlord is not subject to any civil or criminal liability for failure to pay or perform, as the case may be, (d) Tenant furnishes such security as may be required in the proceedings or reasonably requested
by Landlord, (e) such proceedings do not affect the payment of Basic Rent, Additional Rent or any other sum payable to Landlord hereunder or prevent Tenant from using the Premises for its intended purposes, and (f) Tenant notifies Landlord of such
proceedings not less than ten (10) days prior to the commencement thereof and describes such proceedings in reasonable detail. Tenant shall conduct all such contests in good faith and with due diligence and shall, promptly after the determination of
such contest, pay all amounts required to be paid by Tenant. 

  
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 ARTICLE 14 

INSURANCE; INDEMNIFICATION 
 14.1
(a) Tenant’s Insurance. Tenant shall obtain, and shall keep in full force and effect, the following insurance, with insurers that are authorized to do business in the State of New Jersey and are rated at least A (Class X) in Best’s
Key Rating Guide: 
 (i) Commercial general liability insurance (including, during any period when Tenant is making alterations or
improvements to the Premises, coverage for any construction on or about the Premises), against claims for bodily injury, personal injury, death or property damage occurring on, in or about the Premises in an amount per occurrence of not less than
$5,000,000.00 combined single limit. If the policy covers other locations owned or leased by Tenant, then such policy must include an aggregate limit per location endorsement. 

(ii) Special form (all risk) personal property insurance insuring all equipment, trade fixtures, inventory, fixtures and personal property
located on or in the Premises with an agreed endorsement in an amount equal to the full replacement cost of such property, and fire, hazard and other casualty insurance (including extended coverage and vandalism and malicious mischief endorsements)
for any Tenant Improvement for which Landlord has, by written notice to Tenant, relinquished its rights pursuant to Section 7.5(a). 

(iii) Workers’ compensation insurance coverage for the full statutory liability of Tenant and employers’ liability insurance with a
limit of not less than (x) $500,000 per accident for bodily injury by accident, (y) $500,000 policy limit by disease, and (z) $500,000 per employee for bodily injury by disease. 

(iv) Business interruption insurance in such amounts as will reimburse Tenant for direct and indirect loss of earnings attributable to those
events commonly insured against by reasonably prudent tenants and/or attributable to Tenant’s inability to access or occupy (all or part of) the Premises. 

(v) Such other insurance as Landlord deems reasonably necessary and prudent or as may be required by any Lender or Master Landlord. 

(b) Policy Requirements. The policies of insurance required to be maintained by Tenant pursuant to Section 14.1 must be reasonably
satisfactory to Landlord and must be written as primary policy coverage and not contributing with, or in excess of, any coverage carried by Landlord. All policies must name as the insured parties (except for workers’ compensation insurance and
business interruption insurance) Landlord, Lender, any parties named by Landlord, in writing, as having an interest in the Premises, and Tenant, as their respective interests may appear. All such policies (except for worker’s compensation
insurance) must (i) provide that thirty (30) days’ prior written notice of suspension, cancellation, termination, modification, non-renewal or lapse or material change of coverage will be given to Landlord and that such insurance will not be
invalidated by (x) any act or neglect of Landlord or Tenant or any owner of the Property, (y) any change in the title or ownership of the Property, or (z) occupation of the Premises for purposes more hazardous than are permitted by such policy, and
(ii) not contain a provision relieving the insurer thereunder of liability for any loss by reason of the existence of other policies of insurance covering the Premises against the peril involved, 

  
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whether collectible or not. All policies must include a contractual liability endorsement evidencing coverage of Tenant’s obligation to indemnify Landlord pursuant to Section 14.3
hereof. Tenant shall not self-insure for any insurance coverage required to be carried by Tenant under this Lease. The deductible for any insurance policy required hereunder must not exceed $10,000. Tenant will have the right to provide the
insurance coverage required under this Lease through a blanket policy, provided such blanket policy expressly affords coverage to the Premises and to Landlord as required by this Lease. 

(c) Certificates of Insurance. Prior to the Commencement Date, Tenant shall deliver to Landlord original or duplicate policies or
certificates evidencing all insurance Tenant is obligated to carry under this Lease. Within ten (10) days prior to the expiration of any such insurance, Tenant shall deliver to Landlord original or duplicate policies or certificates evidencing
the renewal of such insurance. Tenant’s certificates of insurance must be on: (i) ACORD Form 27 with respect to property insurance, and (ii) ACORD Form 25-S with respect to liability insurance or, in each case, on successor forms
approved by Landlord. 
 (d) No Separate Insurance. Tenant shall not obtain or carry separate insurance concurrent in form or
contributing in the event of loss with that required by Section 14.1 unless Landlord and Tenant are named as insureds therein. 
 (e)
Tenant’s Failure to Maintain Insurance. If Tenant fails to maintain the insurance required by this Lease, Landlord may, but will not be obligated to, obtain, and pay the premiums for, such insurance. Upon demand, Tenant shall pay to
Landlord all amounts paid by Landlord pursuant to this Section 14.1(e). 
 14.2 Waivers. (a) Landlord hereby waives and
releases Tenant, and Tenant hereby waives and releases Landlord, from any and all liabilities, claims and losses for which the released party is or may be held liable to the extent of any insurance proceeds received by the injured party. 

(b) Each party hereto agrees to have included in its property insurance policies a waiver of the insurer’s right of subrogation against
the other party. If such a waiver is not enforceable or is unattainable, then such insurance policy must contain either (i) an express agreement that such policy will not be invalidated if Landlord or Tenant, as the case may be, waives its right of
recovery against the other party, or (ii) any other form for the release of Landlord or Tenant, as the case may be. If such waiver, agreement or release is not obtainable from a party’s insurance company, then such party shall notify the other
party of such fact and shall use its best efforts to obtain such waiver, agreement or release from another insurance company satisfying the requirements of this Lease. If such waiver, agreement or release is not obtainable from a party’s
insurance company without the payment of additional premiums, then the party responsible for obtaining such insurance shall obtain the insurance only if the other party agrees to pay such excess premiums. 

  
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 14.3 Indemnification. 

(a) Tenant hereby indemnifies, and shall pay, protect and hold harmless Landlord from and against all liabilities, losses, claims, demands,
costs, expenses (including attorneys’ fees and expenses) and judgments of any nature, (except to the extent Landlord is compensated by insurance maintained by Landlord or Tenant hereunder and except for such of the foregoing as arise from the
gross negligence or willful misconduct of Landlord, its agents, servants or employees), arising, or alleged to arise, from or in connection with (i) any injury to, or the death of, any person or loss or damage to property on or about the
Premises, (ii) any violation of any Legal Requirement or Insurance Requirement by Tenant or Tenant’s Visitors, (iii) performance of any labor or services or the furnishing of any materials or other property in respect of the Premises,
(iv) Tenant’s occupancy of the Premises, (including, but not limited to, statutory liability and liability under workers’ compensation laws), (v) any breach or default in the performance of any obligation on Tenant’s part to
be performed under the terms of this Lease, and (vi) any act or omission of Tenant. Tenant shall, at its sole cost and expense, defend any action, suit or proceeding brought against Landlord by reason of any such occurrence with independent
counsel selected by Tenant and reasonably acceptable to Landlord. The obligations of Tenant under this Section 14.3 will survive the expiration or earlier termination of this Lease. 

(b) Landlord further indemnifies, and shall pay, protect and hold Tenant harmless from and against all liabilities, losses, claims, demands,
costs, expenses (including reasonable attorneys’ fees and expenses) and judgments of any nature (except to the extent Tenant is compensated by insurance maintained by Tenant hereunder and except for such of the foregoing as arise from the gross
negligence or willful misconduct of Tenant, its agents, servants or employees), arising from or in connection with (i) any violation of any Legal Requirement, (ii) any default beyond applicable notice and cure periods in the performance of
any obligation on Landlord’s part to be performed under the terms of this Lease. Landlord shall, at its sole cost and expense, defend any action, suit or proceeding brought against Tenant by reason of any such occurrence with independent
counsel selected by Landlord and reasonably acceptable to Tenant. The obligations of Landlord under this Section 14.3 will survive the expiration or earlier termination of this Lease. 

14.4 No Claims. 
 (a)
Notwithstanding anything to the contrary contained in this Lease, Tenant shall not make any claim against Landlord for (a) any damage to, or loss of, any property of Tenant or any other person, (b) business interruption or indirect,
special or consequential damages, or (c) any acts or omissions of any other tenants in the Building or on the Property. Tenant hereby waives all claims against Landlord with respect to the foregoing. The provisions of this Section 14.4(a)
will survive the expiration or earlier termination of this Lease. 
 (b) Notwithstanding anything to the contrary contained in this Lease,
Landlord shall not make any claim against Tenant for (a) any damage to, or loss of, any property of Landlord or any other person, or (b) business interruption or indirect, special or consequential damages. Landlord hereby waives all claims against
Tenant with respect to the foregoing. The provisions of this Section 14.4(b) will survive the expiration or earlier termination of this Lease. 

  
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 ARTICLE 15 

ESTOPPEL CERTIFICATES 
 15.1
Estoppel Certificates. Upon not less than five (5) days’ prior notice by Landlord, Tenant shall execute and deliver to Landlord a statement certifying (i) the Commencement Date, (ii) the Termination Date, (iii) the
dates of any amendments or modifications to this Lease, (iv) that this Lease was properly executed and is in full force and effect without amendment or modification, or, alternatively, that this Lease and all amendments and modifications have
been properly executed and are in full force and effect, (v) the current annual Basic Rent, the current monthly installments of Basic Rent and the date on which Tenant’s obligation to pay Basic Rent commenced, (vi) the current monthly
installment of Additional Rent for Taxes and Landlord’s Operating Expenses, (vii) the date to which Basic Rent and Additional Rent have been paid, (viii) the amount of the security deposit, if any, (ix) if applicable, that all
work to be done to the Premises by Landlord has been completed in accordance with this Lease and has been accepted by Tenant, except as specifically provided in the estoppel certificate, (x) that no installment of Basic Rent or Additional Rent
has been paid more than thirty (30) days in advance, except as specifically provided in the estoppel certificate, (xi) that Tenant is not in arrears in the payment of any Basic Rent or Additional Rent, except as specifically provided in
the estoppel certificate, (xii) that, to the best of Tenant’s knowledge, neither party to this Lease is in default in the keeping, observance or performance of any covenant, agreement, provision or condition contained in this Lease and no
event has occurred which, with the giving of notice or the passage of time, or both, would result in a default by either party, except as specifically provided in the estoppel certificate, (xiii) that, to the best of Tenant’s knowledge,
Tenant has no existing defenses, offsets, liens, claims or credits against the Basic Rent or Additional Rent or against enforcement of this Lease by Landlord, except as specifically provided in the estoppel certificate, (xiv) that Tenant has
not been granted any options or rights of first refusal to extend the Term, to lease additional space, to terminate this Lease before the Termination Date or to purchase the Premises, except as specifically provided in this Lease, (xv) that
Tenant has not received any notice of violation of any Legal Requirement or Insurance Requirement relating to the Building or the Premises, except as specifically provided in the estoppel certificate, (xvi) that Tenant has not assigned this
Lease or sublet all or any portion of the Premises, except as specifically provided in the estoppel certificate, (xvii) that no “hazardous substances” or “hazardous wastes” have been generated, manufactured, refined,
transported, treated, stored, handled, disposed or spilled on or about the Premises, except as in compliance with the provisions of this Lease or otherwise specifically provided in the estoppel certificate, and (xviii) such other matters as
reasonably requested by Landlord. Tenant hereby acknowledges and agrees that such statement may be relied upon by any mortgagee, or any prospective purchaser, tenant, subtenant, mortgagee or assignee of any mortgage, of the Property or any part
thereof. 
 15.2 Tenant’s Failure to Execute Estoppel Certificate. If Tenant fails or otherwise refuses to execute an estoppel
certificate in accordance with Section 15.1, then Landlord shall have the right to deliver to Tenant a notice in accordance with the terms of this Lease stating that Tenant has failed to timely deliver the estoppel certificate pursuant to Section
15.1, together with a fully completed estoppel certificate. If Tenant fails to deliver to Landlord an executed estoppel certificate satisfying the criteria set forth in Section 15.1 within five (5) days after the delivery of such notice, then Tenant
shall be deemed to be estopped from raising any claims which are contrary to the statements set forth in the estoppel certificate delivered by Landlord. 

  
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 ARTICLE 16 

ASSIGNMENT AND SUBLETTING 
 16.1
Prohibition. Except as otherwise expressly provided in this Article 16, Tenant shall not sell, assign, transfer, hypothecate, mortgage, encumber, grant concessions or licenses, sublet, or otherwise dispose of any interest in this Lease or the
Premises, by operation of law or otherwise, without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold or delay. Any consent granted by Landlord in any instance will not be construed to constitute a consent
with respect to any other instance or request. If the Premises or any part thereof are sublet, used, or occupied by anyone other than Tenant in violation of this Article 16, then, or if this Lease is assigned by Tenant, Landlord will have the right
to collect rent from the assignee, subtenant, user or occupant, but no such assignment, subletting, use, occupancy or collection will be deemed (i) a waiver of any of Landlord’s rights or Tenant’s obligations under this Article 16,
(ii) the acceptance of such assignee, subtenant, user or occupant as tenant, or (iii) a release of Tenant from the performance of any its obligations under this Lease. 

16.2 Tenant’s Notice. If Tenant desires to sublet the Premises or assign this Lease, Tenant shall submit to Landlord a written
notice (“Tenant’s Notice”) setting forth in reasonable detail: 
 (a) the name and address of the proposed
subtenant or assignee; 
 (b) the terms and conditions of the proposed subletting or assignment (including the proposed commencement date of
the sublease or the effective date of the assignment, which must be at least thirty (30) days after Tenant’s Notice is delivered to Landlord); 

(c) the nature and character of the business of the proposed subtenant or assignee; 

(d) banking, financial, and other credit information relating to the proposed subtenant or assignee in reasonably sufficient detail to enable
Landlord to determine the proposed subtenant’s or assignee’s financial responsibility; and 
 (e) in the case of a subletting,
complete plans and specifications for any work to be done in the Premises to be sublet. 
 16.3 Landlord’s Response. Within
thirty (30) days after Landlord’s receipt of Tenant’s Notice, Landlord shall notify Tenant whether Landlord (i) consents to the proposed sublet or assignment, (ii) does not consent to the proposed sublet or assignment, or (iii) elects to
exercise its recapture right, as described in Section 16.5. Landlord will have the right to withhold its consent to the proposed sublease or assignment if (1) the proposed assignee’s or subtenant’s financial condition is not, in the
reasonable judgment of Landlord, comparable to that of Tenant on the date this Lease was executed, (2) the quantity or location of the space proposed to be sublet or assigned is inappropriate in the reasonable judgment of Landlord, (3) Tenant is
offering to sublet or assign space at a rate that is below the then market rate being charged by Landlord for space of like availability and quantity, (4) the proposed sublease or assignment 

  
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would be to an existing tenant, subtenant or other occupant of the Building (or to any subsidiary or affiliate of the foregoing), (5) the proposed sublease or assignment would be to any
prospective tenant (or to a subsidiary or affiliate thereof) with whom Landlord has negotiated for the leasing of space in the Building or any other building owned by Landlord or an affiliate of Landlord during the six (6) month period prior to
Landlord’s receipt of Tenant’s Notice, (6) the business of the proposed subtenant or assignee is not compatible with the type of occupancy of the Building, or such business will create an unreasonable increase in use of the facilities
of the Building, (7) the business of the proposed subtenant or assignee, as determined by its North American Industry Classification System code, would make it subject to the provisions of ISRA, (8) the proposed sublease or assignment
affects materially and adversely the quality or marketability of the Building, or (9) the proposed subtenant or assignee will, in Landlord’s reasonable judgment, demean the character of the Building. 

16.4 Requirements. In addition to the foregoing requirements, 

(a) no assignment or sublease will be permitted if, at the effective date of such assignment or sublease, Tenant is in default under this
Lease; 
 (b) no assignment or sublease will be permitted unless Tenant agrees, at the time of the proposed assignment or sublease and in
Tenant’s Notice, to pay to Landlord, immediately upon receipt thereof, fifty percent (50%) of all Net Rental Proceeds; 
 (c)
Tenant shall not advertise in any publication, flyer or electronic communication any sublease or assignment at a rate that is below the then market rate being charged by Landlord for space of like availability and quantity; and 

(d) Tenant shall pay Landlord within ten (10) days after demand, as Additional Rent, all reasonable costs and expenses incurred or paid
by Landlord in connection with any proposed assignment or subletting, including, without limitation, the costs of making investigations as to the acceptability of the proposed assignee or sublessee and any reasonable legal fees and expenses incurred
in connection with the review of the proposed assignment or sublease and all of the documents and other information related thereto (which costs and expenses Tenant covenants and agrees to pay regardless of whether Landlord consents to the proposed
assignment or sublease). 
 16.5 (a) Recapture. If Tenant proposes to assign this Lease, or sublease a portion of the Premises
affecting, collectively with all other subleases then in effect, more than fifty percent (50%) of the rentable square footage of the Premises, then Landlord will have the right, exercisable by written notice (the “Recapture
Notice”) to Tenant within thirty (30) days after receipt of Tenant’s Notice, to recapture the space described in Tenant’s Notice (the “Recapture Space”). The Recapture Notice will cancel and terminate
this Lease with respect to the Recapture Space as of the date stated in Tenant’s Notice for the commencement of the proposed assignment or sublease and Tenant shall surrender possession of the Recapture Space as of such date. Thereafter, the
Basic Rent and Additional Rent will be equitably adjusted based upon the square footage of the Premises then remaining, after deducting the square footage attributable to the Recapture Space. 

  
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 (b) Landlord’s Exercise. If Landlord elects to exercise its recapture right and the
Recaptured Space is less than the entire Premises, then Landlord, at its sole expense, will have the right to make any alterations to the Premises required, in Landlord’s reasonable judgment, to make such Recaptured Space a self-contained
rental unit. Landlord shall perform all such work, if any, with as little inconvenience to Tenant’s business as is reasonably possible; provided, however, that (i) Landlord will not be required to perform such work after normal business
hours or on weekends, and (ii) Landlord will not be deemed guilty of an eviction, partial eviction, constructive eviction or disturbance of Tenant’s use or possession of the Premises on account of such work and will not be liable to Tenant
on account of same. 
 16.6 Sublease Requirements. In addition to the foregoing requirements, each sublease must contain the
following provisions: 
 (a) The sublease must be subject and subordinate to all of the terms and conditions of this Lease. 

(b) At Landlord’s option, if this Lease terminates prior to the expiration of the sublease, the subtenant must make full and complete
attornment to Landlord for the balance of the term of the sublease. Such attornment must be evidenced by an agreement in form and substance satisfactory to Landlord executed and delivered by subtenant within five (5) days after Landlord’s
request therefor. 
 (c) The term of the sublease must not extend beyond a date which is one day prior to the Termination Date. 

(d) The subtenant will not be permitted to further sublet all or any portion of the subleased space or to assign its sublease without
Landlord’s prior written consent. 
 (e) The subtenant must waive the provisions of any law that gives the subtenant any right to
terminate the sublease or to surrender possession of the subleased if Landlord brings any proceedings to terminate this Lease. 
 16.7
Permitted Transfers. Notwithstanding anything to the contrary contained in this Article 16, any sublease or assignment to a Tenant Affiliate or any Permitted Transfer will not require Landlord’s consent and will not be subject to
Sections 16.1 (first sentence only), 16.2(d), 16.3, 16.4(b), 16.5 and 16.16, but all other provisions of this Article 16 will apply to such sublease or assignment. Tenant shall furnish Landlord with a copy of such sublease or assignment within five
(5) days after execution thereof. “Tenant Affiliate” means any corporation or other entity controlled by, under common control with or which controls the original Tenant named in this Lease or in which original Tenant
named in this Lease, directly or indirectly, has a fifty percent (50%) or greater voting or ownership interest. “Permitted Transfer” means the transfer of ownership interests in a publicly traded entity, or an assignment
or subletting of all or a portion of the Premises to a Tenant Affiliate, a transfer in connection with more than 50% of Tenant’s assets or 50% or more of its stock as a going concern in a merger or consolidation of Tenant with another entity,
where, in each case (a) the transferee assumes, in full, the obligations of Tenant under this Lease; (b) Tenant remains fully liable under this Lease; (c) after such transaction is effected, the tangible net worth of the tenant
hereunder is equal to or greater than the tangible net worth of Tenant as of the date of this Lease; and (d) the same is not a subterfuge by Tenant to avoid its obligations under this Lease. 

  
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 16.8 Events Constituting Assignment. Each of the following events will be deemed to be an
assignment of this Lease and will require the prior written consent of Landlord in compliance with this Article 16 (including the delivery of a Tenant’s Notice): 

(a) any assignment or transfer of this Lease by operation of law; 

(b) any hypothecation, pledge, or collateral assignment of this Lease; and 

(c) any involuntary assignment or transfer of this Lease in connection with bankruptcy, insolvency, receivership, or similar proceeding. 

16.9 Assumption. It is a further condition to the effectiveness of any assignment otherwise complying with this Article 16 that the
assignee execute, acknowledge, and deliver to Landlord an agreement in form and substance satisfactory to Landlord whereby the assignee assumes all obligations of Tenant under this Lease and agrees that the provisions of this Article 16 will
continue to be binding upon it with respect to all future assignments and deemed assignments of this Lease. 
 16.10 Tenant Remains
Liable. No assignment of this Lease or any sublease of all or any portion of the Premises will release or discharge Tenant from any liability under this Lease and Tenant will continue to remain primarily liable under this Lease. 

16.11 Permits and Approvals. Tenant will be responsible for obtaining all required permits and approvals in connection with any
assignment of this Lease or any subletting of the Premises. Tenant shall deliver copies of all such permits and approvals to Landlord prior to the commencement of any construction work, if construction work is to be done in connection with such
sublease or assignment. Tenant shall, upon demand, reimburse Landlord for all costs, including, but not limited to, reasonable attorneys’ fees and disbursements, incurred by Landlord in reviewing any proposed assignment of this Lease, any
proposed sublease of the Premises, and any permits, approvals, and applications in connection with any construction to be performed in the Premises. 

16.12 Deadline for Consummation of Assignment or Sublease. If Landlord consents to any proposed assignment or sublease and Tenant fails
to consummate such assignment or sublease within ninety (90) days after Landlord gives such consent, Tenant will be required to again comply with all of the provisions this Article 16 before assigning this Lease or subletting any part of the
Premises. Within ten (10) days after the execution of any sublease or assignment, Tenant shall deliver to Landlord a fully-executed copy of such sublease or assignment. 

16.13 No Liability. Under no circumstances will Landlord be liable to Tenant for any failure or refusal to grant its consent to any
proposed assignment or sublease. Tenant shall not claim any money damages by way of setoff, counterclaim or defense, based on any claim that Landlord unreasonably withheld its consent to any proposed sublease or assignment. Tenant’s sole and
exclusive remedy will be an action for specific performance, injunction or declaratory judgment. 

  
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 16.14 Indemnification. If Landlord withholds its consent to any proposed assignment or
sublease, Tenant shall defend, indemnify, and hold Landlord harmless from and against all liability, damages, costs, fees, expenses, penalties, and charges (including, but not limited to, reasonable attorneys’ fees and disbursements) arising
out of any claims made by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease. 

16.15 (a) Bankruptcy. Notwithstanding anything to the contrary contained in this Lease, if this Lease is assigned to any person or
entity pursuant to the provisions of the Bankruptcy Code, all consideration payable in connection with such assignment shall be paid to Landlord and will be and remain the exclusive property of Landlord and will not constitute property of Tenant or
of the estate of Tenant within the meaning of the Bankruptcy Code. All consideration constituting Landlord’s property under the preceding sentence not paid to Landlord shall be held in trust for the benefit of Landlord and be promptly paid to
or turned over to Landlord. 
 (b) Adequate Assurance. If Tenant proposes to assign this Lease pursuant to the provisions of the
Bankruptcy Code to any person or entity who has made a bona fide offer to accept an assignment of this Lease on terms acceptable to Tenant, then Tenant shall deliver to Landlord written notice of such proposed assignment setting forth (i) the
name and address of such person or entity, (ii) all of the terms and conditions of such offer, and (iii) the adequate assurance to be provided by Tenant to assure such person’s or entity’s future performance under this Lease,
including, without limitation, the assurance referred to in Section 365(b)(3) of the Bankruptcy Code, or any such successor or substitute legislation or rule thereto, shall be given to Landlord by Tenant no later than twenty (20) days
after receipt by Tenant, but in any event no later than ten (10) days prior to the date Tenant makes application to a court of competent jurisdiction for authority and approval to enter into such assignment and assumption. For the purposes of
clause (iii) above, “adequate assurance” means the deposit of cash security in an amount equal to the Basic Rent and Additional Rent payable under this Lease for the next succeeding twelve (12) months (which annual Additional
Rent shall be reasonably estimated by Landlord). Landlord will thereupon have the right, exercisable by written notice to Tenant given at any time prior to the effective date of the proposed assignment, to accept an assignment of this Lease upon the
same terms and conditions and for the same consideration, if any, as the bona fide offer made by such entity or person for the assignment of this Lease. Any person or entity to which this Lease is assigned pursuant to the provisions of the
Bankruptcy Code will be deemed without further act or deed to have assumed all of the obligations arising under this Lease on or after the date of such assignment. Any such assignee shall, upon demand, execute and deliver to Landlord an instrument
confirming such assumption. 
 16.16 Landlord’s Right to Negotiate. After Landlord recaptures the Recapture Space, Landlord will
have the right to (i) negotiate directly with any proposed subtenant or assignee of Tenant, and (ii) enter into a direct lease with any proposed subtenant or assignee of Tenant for any space in the Building, including the space covered by the
proposed sublease or assignment, on such terms and conditions as are mutually acceptable to Landlord and the proposed subtenant or assignee. 

  
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 16.17 Cancellation of Termination Rights. If Landlord consents to any proposed assignment
or sublease consisting of fifty percent (50%) or more of the rentable square footage of the Premises, any rights of Tenant to cancel or terminate this Lease (other than pursuant to Article 17 or Article 18) shall thereafter be null and void and
of no further force or effect. 
 ARTICLE 17 

CASUALTY 
 17.1 Notice. If
any part of the Premises is damaged, Tenant shall promptly notify Landlord in writing of the extent of such damage. 
 17.2 Premises Not
Untenantable. If the Premises are damaged, but no portion thereof is rendered untenantable, and this Lease is not terminated pursuant to Sections 17.4 or 17.5, Landlord shall, at its own expense, cause the Restoration to be completed as soon as
reasonably practicable and the Basic Rent and Additional Rent will not abate. 
 17.3 Premises Untenantable. If the Premises are
damaged and rendered partially or wholly untenantable, and this Lease is not terminated pursuant to Section 17.4 or 17.5, Landlord shall, at its own expense, cause the Restoration to be completed as soon as reasonably practicable, and the Basic
Rent and Additional Rent will be equitably abated. 
 17.4 Termination. (a) If the Building is damaged and, in Landlord’s
sole judgment, the total cost of Restoration will equal or exceed thirty percent (30%) or more of the full insurable value of the Building, then Landlord will have the right to terminate this Lease by delivering a written termination notice to
Tenant within sixty (60) days after the occurrence of such casualty. If Landlord exercises its right to terminate this Lease pursuant to this Section 17.4, all Basic Rent and Additional Rent will be prorated as of the date such casualty.

 (b) If the Premises and/or the Building are damaged and, in Landlord’s sole judgment, Restoration cannot be completed within two
hundred seventy (270) days or if the Premises are damaged and rendered partially or wholly untenantable during the final year of the Term, Landlord and Tenant will each have the right to terminate this Lease by delivering a written termination
notice to the other party within sixty (60) days after the occurrence of such casualty (or, with respect to Tenant, within sixty (60) days after Landlord notifies Tenant that it will take more than two hundred seventy (270) days to
complete Restoration). If either Landlord or Tenant exercises its right to terminate this Lease pursuant to this Section 17.4, all Basic Rent and Additional Rent will be prorated as of the date of such casualty. Notwithstanding the foregoing,
if Landlord terminates this Lease as a result of a casualty in the final year of the Term, Tenant will have the right to nullify such termination by exercising its renewal rights pursuant to Section 31.1. 

17.5 Restoration. Landlord will not be required to expend for Restoration an amount in excess of (i) the Net Award received by Landlord
plus (ii) the amount of the Landlord’s deductible. If such amount is not adequate to complete Restoration, Landlord will have the right to terminate this Lease by delivering a written termination notice to Tenant within sixty (60) days after
the amount of such Net Award is ascertained, in any event not later than two hundred seventy (270) days after the casualty. If Landlord exercises its right to terminate this Lease pursuant to this Section 17.5, all Basic Rent and Additional
Rent will be prorated as of the date of such casualty. 

  
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Landlord will have no Restoration obligation if (i) the damage to the Building results in the termination of any underlying ground lease, or (ii) such damage was caused, directly or
indirectly by the act or negligence of Tenant or Tenant’s Visitors. 
 ARTICLE 18 

CONDEMNATION 
 18.1 Taking.
Tenant hereby irrevocably assigns to Landlord any award or payment to which Tenant becomes entitled by reason of any Taking of all or any part of the Premises, except that Tenant will be entitled to any award or payment for the Taking of
Tenant’s trade fixtures or personal property or for relocation or moving expenses, provided the amount of the Net Award payable to Landlord with respect to the fee interest is not diminished. All amounts payable pursuant to any agreement with
any condemning authority made in settlement of or under threat of any condemnation or other eminent domain proceeding will be deemed to be an award made in such proceeding. Tenant agrees that this Lease will control the rights of Landlord and Tenant
with respect to any Net Award and any contrary provision of any present or future law is hereby waived. 
 18.2 Entire Premises. In
the event of a Taking of the entire Premises, the Term will terminate as of the date when possession is taken by the condemning authority and all Basic Rent and Additional Rent will be prorated as of such date. 

18.3 Portion of Premises. In the event of a Taking of thirty (30%) percent or more of the Premises, if Tenant determines in good
faith that the Taking will have a permanent, material, adverse affect on Tenant’s operations at the Premises, Tenant may, at any time either prior to or within sixty (60) days after the date the condemning authority takes possession of the
applicable portion of the Premises, elect to terminate this Lease by delivering a written termination notice to Landlord. If Tenant fails to exercise such termination option, or if such option does not apply to a Taking, (i) Landlord shall,
subject to any Excusable Delay and Section 18.4, cause Restoration to be completed as soon as reasonably practicable, but in no event later than ninety (90) days after the date the condemning authority takes possession of the applicable
portion of the Premises, and (ii) the Basic Rent and Additional Rent thereafter payable will be equitably prorated based upon the square footage of the Building actually taken. 

18.4 Restoration. If (a) the Net Award is inadequate to complete Restoration, or (b) in the case of a Taking of thirty (30%) percent or
more of the Premises, Tenant has not elected to terminate this Lease pursuant to Section 18.3 hereof, then Landlord may elect either to complete such Restoration or terminate this Lease by delivering a written termination notice to Tenant within
sixty (60) days after (i) the date the amount of the Net Award is ascertained, or (ii) the expiration of the sixty (60) day period during which Tenant may terminate this Lease pursuant to Section 18.3. If Landlord terminates this Lease pursuant to
this Section 18.4, all Basic Rent and Additional Rent will be apportioned as of the date the condemning authority takes possession of the Premises. Landlord’s obligation to perform Restoration is subject to the Net Award being made available to
Landlord by any Lender or Master Landlord whose interest may be superior to Landlord. 

  
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 ARTICLE 19 

EVENTS OF DEFAULT 
 19.1 Events
of Default. Any of the following occurrences, conditions or acts are an “Event of Default” under this Lease: 

(a) Tenant fails to pay any Basic Rent, Additional Rent or other amount payable by Tenant hereunder within five (5) days of the date such
payment is due. 
 (b) Tenant does not take actual occupancy of the Premises within ninety (90) days after the Commencement Date or
vacates the Premises for a period in excess of sixty (60) days; provided, however, that if Tenant is required to vacate the entire Premises as a result of a casualty, an Event of Default will not be deemed to have occurred unless Tenant fails
to take actual occupancy of the Premises within ninety (90) days after the Restoration has been substantially completed. 
 (c) Tenant
abandons the Premises for a period of thirty (30) consecutive days or more. 
 (d) Tenant or any guarantor of Tenant’s obligations
hereunder (“Guarantor”) files a petition in bankruptcy pursuant to the Bankruptcy Code or under any similar federal or state law, or is adjudicated a bankrupt or becomes insolvent, or commits any act of bankruptcy as defined
in any such law, or takes any action in furtherance of any of the foregoing. 
 (e) A petition or answer is filed proposing the adjudication
of Tenant or any Guarantor as a bankrupt pursuant to the Bankruptcy Code or any similar federal or state law, and (i) Tenant or such Guarantor consents to the filing thereof, or (ii) such petition or answer is not discharged within sixty
(60) days after the filing thereof. 
 (f) A receiver, trustee or liquidator (or other similar official) of Tenant or any Guarantor or
of all or substantially all of its business or assets or of the estate or interest of Tenant in the Premises is appointed and not be discharged within sixty (60) days thereafter or if Tenant or such Guarantor consents to or acquiesces in such
appointment. 
 (g) The estate or interest of Tenant in the Premises is levied upon or attached in any proceeding and such process is not
vacated or discharged within sixty (60) days after such levy or attachment. 
 (h) Tenant uses or permits the use of the Premises for
any purpose other than expressly specified in Section 8.1. 
 (i) Tenant fails to comply with any of the provisions of Article 11. 

(j) Tenant fails to discharge any Lien within the time period set forth in Article 12. 

  
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 (k) Tenant fails to maintain the insurance required by Article 14, or Tenant fails to deliver to
Landlord the insurance certificates required by Article 14 within the time periods set forth in Section 14.1(c). 
 (1) Tenant fails to
deliver to Landlord the estoppel certificate required by Article 15 within the time period set forth therein. 
 (m) Tenant assigns this
Lease or sublets all or any portion of the Premises without complying with all the provisions of Article 16. 
 (n) Tenant fails to deliver
to Landlord the subordination agreement required by Section 23.1 within the time period set forth therein. 
 (o) Tenant fails to
comply with any Legal Requirement or Insurance Requirement, and such failure continues for a period of ten (10) days after Landlord gives notice to Tenant specifying such default and demanding that the same be cured. 

(p) Tenant defaults in the observance or performance of any provision of this Lease other than those provisions contemplated by clauses
(a) through (o) of this Section 19.1 and such default continues for thirty (30) days after Landlord gives notice to Tenant specifying such default and demanding that the same be cured. 

(q) Any Guarantor defaults under the terms and conditions of any guaranty delivered to Landlord and such default continues beyond any
applicable cure periods contained therein, or if any of the representations and/or warranties made by any Guarantor are untrue or materially misleading as of the date of the guaranty is delivered to Landlord. 

If the same default shall occur three (3) or more times in any consecutive twelve (12) month period, regardless if any such default
is cured within the applicable notice and cure period, then there shall be deemed to be an Event of Default as of the third (3rd) occurrence of such default, and Landlord shall have the right
to exercise any remedies it may have at law or in equity or under this Lease, provided that Tenant received written notice of default after each occurrence. 

Notwithstanding anything contained in this Section 19.1 to the contrary, in the event of an Emergency, each provision of this
Section 19.1 regarding the time period within which to correct a non-monetary default will be deemed to be “as soon as possible” with diligent, continuous prosecution of corrective action. “Emergency” means a
condition or potential condition that requires immediate action to (i) preserve the safety of persons or property, (ii) prevent the interruption or suspension of services deemed critical by Landlord to the operation of the Building, or
(iii) avoid or correct a violation of any Legal Requirement. 
 ARTICLE 20 

CONDITIONAL LIMITATIONS, REMEDIES 

20.1 Termination. This Lease and the Term and estate hereby granted are subject to the limitation that, whenever an Event of Default
has occurred and is continuing, Landlord will have the right, notwithstanding the fact that Landlord may have some other remedy hereunder or at law or in equity, to terminate this Lease on a date specified in a written termination notice delivered

  
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to Tenant, which date must be at least five (5) days after the date Tenant receives such termination notice. Upon the date specified in Landlord’s termination notice, this Lease and the
estate hereby granted will terminate with the same force and effect as if the date specified in Landlord’s notice was the Termination Date. 

20.2 Remedies. (a) Upon any termination of this Lease pursuant to this Article 20, or as required or permitted by law, Tenant
shall immediately quit and surrender the Premises to Landlord, and Landlord may, enter upon, re-enter, possess and repossess the same, but only through summary proceedings if Tenant remains in possession of the Premises, and again have, repossess
and enjoy the same as if this Lease had not been made, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court will be entitled to possession or to remain in possession of the
Premises but shall immediately quit and surrender the Premises. 
 (b) If Landlord terminates this Lease pursuant to this Article 20, Tenant
will remain liable for (i) the sum of (x) all Basic Rent, Additional Rent and other amounts payable by Tenant hereunder until the date this Lease would have expired had such termination not occurred, and (y) all reasonable expenses
incurred by Landlord in re-entering the Premises, repossessing the same, making good any default of Tenant, painting, altering or dividing the Premises, putting the same in proper repair, reletting the same (including any and all reasonable
attorneys fees and disbursements and reasonable brokerage fees incurred in so doing), removing and storing any property left in the Premises following such termination, and any and all reasonable expenses which Landlord may incur during the
occupancy of any new tenant (other than expenses of a type that are Landlord’s responsibility under the terms of this Lease); less (ii) the net proceeds of any reletting actually received by Landlord. Tenant agrees to pay to Landlord the
difference between items (i) and (ii) above with respect to each month during the period that would have constituted the balance of the Term, at the end of such month. Any suit brought by Landlord to enforce collection of such difference
for any one month will not prejudice Landlord’s right to enforce the collection of any difference for any subsequent month. Tenant’s liability under this Section 20.2(b) will survive the institution of summary proceedings and the
issuance of any warrant thereunder. 
 (c) If Landlord terminates this Lease pursuant to Article 20, Landlord will have the right, to
require Tenant to pay to Landlord, on demand, as liquidated and agreed final damages in lieu of Tenant’s liability under Section 20.2(b), an amount equal to the difference (discounted to the date of such demand at an annual rate of interest
equal to the then-current yield on actively traded United States Treasury bills or United States Treasury notes having a maturity substantially comparable to the remaining term of this Lease as of the date of such termination, as published in the
Federal Reserve Statistical Release for the week before the date of such termination) between (i) the Basic Rent and Additional Rent, computed on the basis of the then current annual rate of Basic Rent and Additional Rent and all fixed and
determinable increases in Basic Rent, which would have been payable from the date of such demand to the date when this Lease would have expired if it had not been terminated, and (ii) the then fair rental value of the Premises for the same period
less the costs of reletting expenses, including the cost to paint, alter or divide the space, put the same in proper repair, reasonable attorneys’ fees and disbursements, reasonable brokerage fees. Upon payment of such liquidated and agreed
final damages, 

  
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Tenant will be released from all further liability under this Lease with respect to the period after the date of such demand, except for those obligations that expressly survive the termination
of this Lease. If, after the Event of Default giving rise to the termination of this Lease, but before presentation of proof of such liquidated damages, the Premises, or any part thereof, are relet by Landlord for a term of one year or more, the
amount of rent reserved upon such reletting will be deemed to be the fair rental value for the part of the Premises relet during the term of such reletting. 

20.3 Liquidated Damages. Nothing herein contained will limit or prejudice the right of Landlord, in any bankruptcy or insolvency
proceeding, to prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such
termination, an amount equal to the maximum allowed by any statute or rule of law whether such amount is greater or less than the excess referred to above. 

20.4 Abandonment. If Tenant abandons the Premises, Landlord may, at its option and for so long as Landlord does not terminate
Tenant’s right to possession of the Premises, enforce all of its rights and remedies under this Lease, including the right to recover all Basic Rent, Additional Rent and other payments as they become due hereunder. Additionally, Landlord will
be entitled to recover from Tenant all costs of maintenance and preservation of the Premises, and all costs, including attorneys’ and receiver’s fees, incurred in connection with the appointment of or performance by a receiver to protect
the Premises and Landlord’s interest under this Lease. 
 20.5 Indemnity Survives. Nothing herein will be deemed to affect
Landlord’s indemnification rights under Section 14.3. 
 20.6 Attorneys Fees. If either party brings an action or other
proceeding to enforce or interpret any of the terms of this Lease, the non-prevailing party shall pay the reasonable attorneys fees and costs incurred by the prevailing party in such action or proceeding. 

20.7 Landlord’s Cure Rights. If Tenant is in default of any of its obligations under this Lease, Landlord may, without waiving
such default, perform such obligations for the account and at the expense of Tenant (a) immediately and without notice in the case of Emergency or with respect to the imposition of any Lien against all or any portion of the Premises, and
(b) in any other case, if such default continues after thirty (30) days from the date Landlord delivers a written notice to Tenant stating Landlord’s intention to perform such obligation for the account and at the expense of Tenant.
Upon Landlord’s demand, Tenant shall pay to Landlord all reasonable out of pocket costs and expenses incurred by Landlord in performing any obligations of Tenant under this Lease. 

20.8 Remedies Not Exclusive; No Waiver. Except as otherwise provided in this Article 20, no remedy or election hereunder will be deemed
exclusive but will, wherever possible, be cumulative with all other remedies herein provided or permitted at law or in equity. No provision of this Lease will be deemed to have been waived by Landlord unless a written waiver from Landlord has first
been obtained and, without limiting the generality of the foregoing, no acceptance of Basic Rent or Additional Rent subsequent to any default and no condoning, excusing or overlooking by Landlord on previous occasions of any default or any earlier
written waiver will be taken to operate as a waiver by the Landlord or in any way defeat or otherwise affect the rights and remedies of the Landlord hereunder. 

  
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 ARTICLE 21 

ACCESS; RESERVATION OF EASEMENTS 

21.1 Landlord’s Access. (a) Landlord and Landlord’s agents and representatives and parties designated by Landlord as
having an interest in the Property will have the right to, at all reasonable hours, to enter the Premises to: (1) examine the Premises; (2) make repairs and alterations that, in Landlord’s sole judgment, are necessary for the safety
and preservation of the Premises and the Building; (3) erect, maintain, repair or replace wires, cables, ducts, pipes, conduits, vents or plumbing equipment; (4) show the Premises to prospective new tenants during the last eighteen
(18) months of the Term; and (5) show the Premises to any mortgagees or prospective purchasers of the Premises. Landlord shall give Tenant three (3) business days prior written notice before commencing any non-emergency repair or
alteration. 
 (b) Landlord will have the right, at any time, to (1) change the arrangement and/or location of public entrances,
passageways, doors, doorways, corridors, elevators, stairs, toilets or any other public parts of the Building; (2) make repairs, alterations or improvements to any portion of the Building; (3) designate portions of the Building and the
Property as Common Areas and change such designations from time to time in Landlord’s sole discretion, (4) change the name and/or number of the Building; and (5) change lawns, sidewalks, driveways, parking areas and/or streets
adjacent to or around the Building. 
 21.2 Emergency Access. Landlord may enter upon the Premises at any time in case of emergency
without prior notice to Tenant. 
 21.3 No Liability. Landlord, in exercising any of its rights under this Article 21, will not be
deemed guilty of an eviction, partial eviction, constructive eviction or disturbance of Tenant’s use or possession of the Premises and will not be liable to Tenant for same. 

21.4 Minimum Inconvenience. All work performed by Landlord in the Premises pursuant to this Article 21 shall be performed with as
little inconvenience to Tenant’s business as is reasonably possible. 
 21.5 Locks. Tenant shall not change any locks or install
any additional locks on doors entering the Premises without immediately giving to Landlord a key to such lock. If, in an emergency, Landlord is unable to gain entry to the Premises by the unlocking the entry doors thereto, Landlord will have the
right to forcibly enter the Premises and, in such event, Landlord will have no liability to Tenant for any damage caused thereby. Tenant will be solely responsible for any damage caused by Tenant’s failure to give Landlord a key to any lock
installed by Tenant. 
 21.6 Reservation of Rights. Landlord reserves the right to make changes, alterations, additions,
improvements, repairs and replacements to (i) those portions of the Premises that Landlord is obligated to maintain and repair pursuant to Section 7.2, (ii) the Building and the Property, and (iii) fixtures and equipment in the Building, in each
case as Landlord reasonably deems necessary to 

  
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comply with any applicable Legal Requirements and/or to correct any unsafe condition; provided, however, that Landlord shall not unreasonably obstruct access to the Premises or unreasonably
interfere with Tenant’s use of the Premises. Nothing contained in this Article 21 will be deemed to relieve Tenant of any obligation to make any repair, replacement or improvement or comply with any applicable Legal Requirements. 

ARTICLE 22 
 ACCORD AND
SATISFACTION 
 No payment by Tenant or receipt by Landlord of a lesser amount than the rent herein stipulated will be deemed to be other
than on account of the earliest stipulated rent. No endorsement or statement on any check or any letter accompanying any payment of rent will be deemed an accord and satisfaction and Landlord may accept any such check or payment without prejudice to
Landlord’s right to recover the balance of such rent or pursue any other remedy provided in this Lease. 
 ARTICLE 23 

SUBORDINATION 
 23.1
Subordination. This Lease and the term and estate hereby granted are subject and subordinate to the lien of each mortgage which now or at any time hereafter affects all or any portion of the Premises or Landlord’s interest therein and to
all ground or master leases which now or at any time hereafter affect all or any portion of the Property (any such mortgage or ground lease being referred to herein as an “Underlying Encumbrance”). The subordination of this
Lease and the term and estate hereby granted to an Underlying Encumbrance will be self-operative and no further instrument will be required to effect any such subordination; provided, however, that, upon not less than ten (10) days’ prior
notice by Landlord, Tenant shall execute, acknowledge and deliver to Landlord any and all reasonable instruments that may be necessary or proper to effect such subordination or to confirm or evidence the same. 

23.2 Conveyance by Landlord. If all or any portion of Landlord’s estate in the Property is sold or conveyed to any person, firm or
corporation upon the exercise of any remedy provided in any mortgage or by law or equity, such person, firm or corporation (a) will not be liable for any act or omission of Landlord under this Lease occurring prior to such sale or conveyance,
(b) will not be subject to any offset, defense or counterclaim accruing prior to such sale or conveyance, (c) will not be bound by any payment prior to such sale or conveyance of Basic Rent, Additional Rent or other payments for more than
one month in advance (except for any unapplied security deposit), and (d) will be liable for the keeping, observance and performance of the other covenants, agreements, terms, provisions and conditions to be kept, observed and performed by
Landlord under this Lease only during the period such person, firm or corporation holds such interest. 
 23.3 Cure Rights. In the
event of a casualty or an act or omission by Landlord that gives Tenant the right to terminate this Lease or to claim a partial or total eviction, Tenant shall not exercise any such right or make any such claim until (i) Tenant has delivered
written notice of such casualty, act or omission to the holder of each Underlying Encumbrance, and (ii) the holder of each Underlying Encumbrance has had a reasonable opportunity to, with reasonable diligence, remedy such casualty act or
omission. Landlord shall provide Tenant with the name and current address of the holder of each Underlying Encumbrance. 

  
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 23.4 Reasonable Modifications. If, in connection with obtaining financing for the Property
or refinancing any mortgage encumbering the Property, the prospective Lender or Master Landlord requests reasonable modifications to this Lease as a condition precedent to such financing or refinancing, then Tenant shall not unreasonably withhold,
delay or condition its consent to such modifications, provided that such modifications do not (i) increase the Basic Rent or Additional Rent, (ii) increase the security deposit, (iii) reduce the Term, (iv) affect the termination,
extension or expansion options, (v) materially and adversely affect the leasehold interest created by this Lease, or (vi) materially and adversely affect the manner in which Tenant’s operations are conducted at the Premises. 

ARTICLE 24 
 TENANT’S REMOVAL

 24.1 Surrender. Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Premises to Landlord broom
clean in the condition required to be maintained under Article 7. Any personal property remaining in the Premises after the expiration or earlier termination of this Lease will be deemed to have been abandoned by Tenant and Landlord will have the
right to retain such property as its own or dispose of such property at Tenant’s sole cost and expense. 
 24.2 Landlord’s
Early Entry. If, at any time during the last six (6) months of the Term, Tenant is not occupying any part of the Premises in connection with the conduct of its business, Landlord may elect, at its option, to enter such part of the Premises
to alter and/or redecorate the same. Tenant hereby irrevocably grants to Landlord a license to enter such part of the Premises to perform such alterations and/or redecorations. Landlord’s exercise of its rights under this Section 24.2 will
not relieve Tenant from any of its obligation under this Lease. 
 24.3 Holding Over. If Tenant, or any assignee or subtenant of
Tenant, holds over possession of the Premises beyond the expiration or earlier termination of this Lease, such holding over will not be deemed to extend the Term or renew this Lease but such holding over will continue upon the terms, covenants and
conditions of this Lease except that the charge for use and occupancy of the Premises for each calendar month or portion thereof that Tenant or such assignee or subtenant holds over will be a liquidated sum equal to one-twelfth (1/12th) of two (2)
times the Basic Rent and Additional Rent for the Lease Year preceding the Expiration Date for the first thirty (30) days of such holdover period, and thereafter, two (2) times such Basic Rent and Additional Rent. Tenant shall remain obligated to
continue to pay Additional Rent during any holdover period. The parties recognize and agree that the damage to Landlord resulting from any failure by Tenant or any assignee or subtenant of Tenant to timely surrender possession of the Premises will
exceed the amount of the monthly Basic Rent and Additional Rent and will be impossible to accurately measure. In connection with any holdover, in no event shall Tenant, or any assignee or subtenant, be liable for any consequential damages unless
Landlord gives Tenant written notice that the Premises have been leased to another Tenant after the Termination Date. If the Premises are not surrendered upon the expiration or earlier termination of this Lease, Tenant shall indemnify, defend and
hold harmless Landlord 

  
 39 

 
against any and all losses and liabilities resulting therefrom, including, without limitation, any claims made by any succeeding tenant founded upon such delay. Nothing contained in this Lease
will be construed as a consent by Landlord to the occupancy or possession of the Premises beyond the expiration or earlier termination of this Lease. Tenant shall, at its sole cost and expense, take all actions required to remove any assignee or
subtenant of Tenant, or other party claiming rights to the Premises under or through Tenant upon the expiration or earlier termination of the Term. The provisions of this Article 24 will survive the expiration or earlier termination of this Lease.

 ARTICLE 25 
 BROKERS 

Tenant represents and warrants to Landlord that Tenant has not had any dealings or entered into any agreements with any person, entity,
realtor, broker, agent or finder in connection with the negotiation of this Lease other than the Brokers. The parties shall each indemnify and hold harmless the other from and against any loss, claim, damage, expense (including costs of suit and
reasonable attorneys’ fees) or liability for any compensation, commission or charges claimed by any other realtor, broker, agent or finder claiming to have dealt with such party in connection with this Lease. The provisions of this Article 25
will survive the expiration or sooner termination of this Lease. 
 ARTICLE 26 

NOTICES 
 Every notice or other
communication required or contemplated by this Lease shall be in writing and sent by: (i) certified or registered mail, postage prepaid, return receipt requested, or (ii) nationally recognized overnight courier, such as Federal Express or
UPS, in each case addressed to the intended recipient at the address set forth in the Basic Lease Provisions or at such other address as the intended recipient previously designated by written notice to the other party. Notwithstanding the
foregoing, all invoices, statements and Building Communications may be served by ordinary mail or otherwise delivered to Tenant or left at the Premises. “Building Communications” means any notice relating to the operation or
maintenance of the Building that is given to substantially all of the tenants of the Building, including, without limitation amendments to the Building Rules and Regulations. Any notice delivered by the attorney for Landlord or Tenant shall be
deemed to be delivered by Tenant or Landlord, as the case may be. 
 ARTICLE 27 

NONRECOURSE 
 Tenant will have no
recourse against any individual or entity comprising Landlord, including, without limitation, the members, partners, directors, trustees, and officers of Landlord, in connection with the occupancy and/or use of the Premises by Tenant and
Tenant’s Visitors; rather, Tenant agrees to look solely to Landlord’s interest and estate in the Building for the satisfaction of Tenant’s remedies arising out of or related to this Lease. 

  
 40 

 ARTICLE 28 

SECURITY DEPOSIT 
 28.1 (a)
Security. Concurrently with the execution of this Lease, Tenant shall deposit with Landlord an unconditional “evergreen” letter of credit in an amount equal to the Security set forth in the Basic Lease Provisions from a recognized
commercial banking institution located in the State of New Jersey or the City of New York and having a net worth of at least $500,000,000.00. The letter of credit will be held by Landlord as security for the full and faithful performance of
Tenant’s obligations under this Lease. The letter of credit must be payable upon sight draft, together with a certification from Landlord that Tenant is in default under this Lease. If (i) any Basic Rent, Additional Rent or other sum
payable by Tenant to Landlord is not paid when due, or (ii) Landlord makes any payments on behalf of Tenant, or (iii) Tenant fails to perform any of its obligations under this Lease, then, in each case, Landlord will have the right,
without prejudice to any other remedy Landlord may have, to draw down such letter of credit to compensate or reimburse Landlord, as the case may be, toward the payment of Basic Rent, Additional Rent or other such sum payable hereunder, or other loss
or damage sustained by Landlord on account of Tenant’s default. The Security will not be deemed to be (x) a limitation on Landlord’s damages or other rights and remedies available under this Lease or at law or equity, (y) a
payment of liquidated damages, or (z) an advance of the Basic Rent or Additional Rent. If Landlord uses, applies, or retains all or any portion of the Security, Tenant shall immediately restore the Security to its original amount. If the letter
of credit requires renewal, Tenant shall furnish to Landlord evidence of such renewal at least thirty (30) days prior to the expiration date of the letter of credit. If Tenant fails to timely provide Landlord with such evidence of renewal,
Landlord will have the right to cash the letter of credit and to retain the proceeds as security hereunder. Landlord will not be required to keep any cash security separate from its own funds. Landlord will have no fiduciary responsibilities or
trust obligations with regard to any cash security and will not be obligated to pay Tenant any interest on any cash security. Tenant shall not assign, pledge, hypothecate, mortgage or otherwise encumber the Security. 

(b) If at any time during the Term (as the same may be extended) Landlord determines that the financial condition of the issuer of the then
current letter of credit is such that Landlord’s ability to draw upon such letter of credit is, or in the future may be, impaired, restricted, refused or otherwise adversely affected, then Tenant shall, within ten (10) business days of
Landlord’s written request to Tenant, obtain a replacement letter of credit in substitution for the then current letter of credit in the form and amount required herein from an issuer acceptable to Landlord in Landlord’s reasonable
discretion. 
 (c) If Tenant is in default under this Lease more than two (2) times during any twelve (12) month period, irrespective of
whether such default is cured, then, without limiting Landlord’s other rights and remedies provided for in this Lease or at law or equity, the Security will automatically be increased to an amount equal to the greater of: (i) one hundred fifty
percent (150%) of the original Security, and (ii) three (3) months then current Basic Rent. Tenant shall pay the amount of such increase in the Security to Landlord upon demand. 

  
 41 

 (d) As long as there has not occurred a default by Tenant of any of its obligations under this
Lease, the Security shall be reduced by $16,222.50 to $24,333.75 on September 30, 2013. 
 28.2 Return of Security. So long as
Tenant is not in default in the performance of any of its obligations under this Lease, any part of the Security not used, applied, or retained by Landlord shall be returned, without interest, to Tenant within thirty (30) days after the end of
the Term, subject to Landlord’s final inspection of the Premises. Notwithstanding the foregoing, if Landlord, in its sole discretion, has sufficient evidence that the Security has been assigned to an assignee of this Lease, then Landlord shall
return the Security to such assignee and, upon such return, will be released from all liability with respect to the Security. 
 28.3
Bankruptcy. In the event of bankruptcy or other debtor-creditor proceeding against Tenant, the Security will be deemed to be applied first to the payment of rent and other charges due Landlord for all periods prior to filing of such
proceedings. 
 28.4 Transfer of Security. In the event of any transfer of title to the Property or the Building or any assignment of
Landlord’s interest under this Lease, Landlord will have the right to transfer the Security to such transferee, provided that Landlord gives Tenant the name and address of such transferee. Following any such transfer of the Security, Landlord
will be automatically released from all liability for the return of the Security. The provisions of this Section 28.4 will apply to every transfer of the Security to a new transferee. 

ARTICLE 29 
 MISCELLANEOUS 

29.1 Miscellaneous. This Lease may not be amended except by an instrument in writing signed on behalf of both parties. If any provision
of this Lease is held unenforceable by a court of competent jurisdiction, all other provisions of this Lease will remain effective. If any provision of this Lease is held unenforceable only in part or degree, it will remain effective to the extent
not held unenforceable. This Lease will bind and benefit both parties’ permitted successors and assigns. The table of contents and the article and section headings contained in this Lease are for convenience of reference only and will not limit
or otherwise affect the meaning of any provision of this Lease. This Lease may be executed in counterparts, each of which is an original and all of which together constitute one and the same instrument. 

29.2 No Surrender. No act or thing done by Landlord or Landlord’s agents during the Term will be deemed an acceptance of a
surrender of the Premises, and no agreement to accept such surrender will be valid unless in writing and signed by Landlord. No employee of Landlord or Landlord’s agents will have any authority to accept the keys to the Premises prior to the
Termination Date and the delivery of keys to any employee of Landlord or Landlord’s agents will not operate as an acceptance of a termination of this Lease or an acceptance of a surrender of the Premises. 

29.3 Statements and Bills. Landlord’s failure to prepare and deliver to Tenant any statement, notice or bill will in no way cause
Landlord to forfeit or surrender its rights to collect any amounts due and owing to Landlord. 

  
 42 

 29.4 (a) Relocation. Landlord hereby reserves the right, at its sole option, to relocate
Tenant to other space within the Building (the “New Space”) so long as the following preconditions are satisfied: 

(i) the rentable square footage of the New Space is the same as, or within 100 square feet (plus or minus) of, the rentable square footage of
the Premises; and 
 (ii) Landlord, at its sole cost and expense, has completed the New Space and has prepared the same for Tenant’s
occupancy so that the level of finish therein is reasonably comparable to the level of finish of the Premises. 
 If Landlord elects to
exercise its relocation right, Landlord agrees to notify Tenant of said exercise and of the estimated date of the relocation, which date shall not be less than sixty (60) days after the date of Landlord’s notice. 

(b) Landlord’s Reimbursement. Within twenty (20) days of the date Landlord notifies Tenant that the New Space is ready for
occupancy, Tenant shall vacate the Premises and move into the New Space. Landlord shall reimburse Tenant for all reasonable costs and expenses incurred by Tenant in connection with (i) moving its equipment, furniture and other personal property
from the Premises to the New Space, (ii) installing its telephone and computer systems in the New Space, and (iii) installing its identification sign at the entrance to the New Space. Landlord shall reimburse Tenant for such costs and
expenses within thirty (30) days of Landlord’s receipt of evidence reasonably satisfactory to Landlord of the costs and expenses incurred by Tenant in moving to the New Space. 

(c) Amendments to Lease. If Landlord exercises its right to relocate Tenant, Landlord and Tenant shall, within twenty (20) days
after the date Tenant takes possession of the New Space, amend the provisions of this Lease affected by such relocation. If the amount of the Basic Rent and Tenant’s Proportionate Share are affected, the Basic Rent and Additional Rent for the
calendar month in which the move to the New Space occurs will be equitably adjusted. Within five (5) business days of the date Tenant takes possession of the New Space, (i) Tenant shall pay to Landlord any amount owing to Landlord as a
result of the above adjustment of Basic Rent and Additional Rent, or (ii) Landlord shall refund to Tenant any amount owing to Tenant as a result of the above adjustment of Basic Rent and Additional Rent. 

(d) New Space. After Tenant takes possession of the New Space, the term “Premises” will be deemed to refer to and include the
New Space. 
 29.5 Tenant’s Financials. Tenant shall keep proper books and records of account in accordance with generally
accepted accounting principles consistently applied. Tenant shall deliver to Landlord, within one hundred eighty (180) days after the close of each Tenant’s fiscal year, a balance sheet and statement of income and expense for such year
(which statement must separately set forth the expenses of the Premises). In addition, Tenant shall provide Landlord, within ten (10) days of Landlord’s request, such other information with respect to Tenant as Landlord may reasonably
request from time to time. All financial statements must include a complete comparison with the figures for the preceding year and must be certified by (a) the chief financial officer of Tenant, or (b) if prepared by any accounting firm,
by such accounting firm. 

  
 43 

 29.6 No Offer. The submission of this Lease to Tenant for examination does not constitute
an offer to lease the Premises on the terms set forth herein. This Lease will become effective only upon the execution and delivery of the Lease by Landlord and Tenant. 

29.7 Access. Subject to all applicable Legal Requirements and to Landlord’s rules and regulations, Tenant shall be permitted keyed
access to the Premises twenty-four (24) hours per day, seven (7) days per week. 
 29.8 Rules and Regulations. Tenant, for
itself and for Tenant’s Visitors, covenants to comply with the Rules and Regulations attached hereto as Schedule E. Landlord will have the right to amend the Rules and Regulations from time to time, and Tenant, on behalf of itself
and Tenant’s Visitors, agrees to comply with such amendments after deliveries of copies thereof to Tenant or the posting of copies thereof in a prominent place in the Building. In case of any conflict or inconsistency between the provisions of
this Lease and any Rules and Regulations, the provisions of this Lease shall control. 
 29.9 Authority. Tenant represents and
warrants to Landlord: (i) the execution and delivery of, the consummation of the transactions contemplated by and the performance of all its obligations under, this Lease by Tenant have been duly and validly authorized by its general partners,
to the extent required by its partnership agreement and applicable law, if Tenant is a partnership or, if Tenant is a limited liability company, by its manager, representative(s) or members to the extent required by its operating agreement and
applicable law or, if Tenant is a corporation, by its board of directors, if necessary, and by its stockholders, if necessary, at meetings duly called and held on proper notice for that purpose at which there were respective quorums present and
voting throughout; (ii) no other approval, partnership, corporate, governmental or otherwise, is required to authorize any of the foregoing or to give effect to Tenant’s execution and delivery of this Lease; and (iii) the individual
(or individuals) who executes and delivers this Lease on behalf of Tenant is authorized to do so. 
 29.10 Liability of Landlord. The
Term “Landlord” as used in this Lease, so far as the covenants and agreements on the part of Landlord are concerned, shall be limited to mean and include only the owner (or lessee, as applicable) or Mortgagee(s) in possession
at the time in question of the landlord’s interest in this Lease. Landlord may sell its fee ownership or leasehold interest in the Building or the Property, and/or transfer or assign its rights under this Lease. In the event of any sale of such
interest or transfer of such rights and upon the assumption, in writing, of the obligations of Landlord under this Lease by such assignee or transferee, Landlord herein named (and in case of any subsequent transfer, the then assignor) shall be
automatically freed and relieved from and after the date of such transfer of all liability in respect of the performance of any of Landlord’s covenants and agreements thereafter accruing, and such transferee shall thereafter be automatically
bound by all of such covenants and agreements, subject, however, to the terms of this Lease; it being intended that Landlord’s covenants and agreements shall be binding on Landlord, its successors and assigns, only during and in respect of
their successive periods of such ownership). 

  
 44 

 29.11 Requests for Consent. Tenant shall pay to Landlord, within twenty (20) days
after demand therefor, as Additional Rent, all reasonable, actual out-of-pocket fees, charges or other expenses Landlord may incur (including its reasonable legal fees and expenses) arising out of any request for consent or approval of any matter
hereunder. 
 ARTICLE 30 
 USA
PATRIOT ACT 
 Tenant represents, warrants and covenants that neither Tenant nor any of its partners, officers, directors, members or
shareholders (i) is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Asset Control, Department of the Treasury (“OFAC”) pursuant to Executive Order No. 13224,
66 Fed. Reg. 49079 (Sept. 25, 2001) (“Order”) and all applicable provisions of Title III of the USA Patriot Act (Public Law No. 107-56 (October 26, 2001)); (ii) is listed on the Denied Persons List and Entity List
maintained by the United States Department of Commerce; (iii) is listed on the List of Terrorists and List of Disbarred Parties maintained by the United States Department of State, (iv) is listed on any list or qualification of
“Designated Nationals” as defined in the Cuban Assets Control Regulations 31 C.F.R. Part 515; (v) is listed on any other publicly available list of terrorists, terrorist organizations or narcotics traffickers maintained by the United
States Department of State, the United States Department of Commerce or any other governmental authority or pursuant to the Order, the rules and regulations of OFAC (including without limitation the Trading with the Enemy Act, 50 U.S.C. App. 1-44;
the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06; the unrepealed provision of the Iraq Sanctions Act, Publ. L. No. 101-513; the United Nations Participation Act, 22 U.S.C. § 2349 as-9; The Cuban Democracy
Act, 22 U.S.C. §§ 6001-10; The Cuban Liberty and Democratic Solidarity Act, 18 U.S.C. §§ 2332d and 233; and The Foreign Narcotic Kingpin Designation Act, Publ. L. No. 106120 and 107-108, all as may be amended from time to
time); or any other applicable requirements contained in any enabling legislation or other Executive Orders in respect of the Order (the Order and such other rules, regulations, legislation or orders are collectively called the
“Orders”); (vi) is engaged in activities prohibited in the Orders; or (vii) has been convicted, pleaded nolo contendere, indicted, arraigned or custodially detained on charges involving money laundering or predicate
crimes to money laundering, drug trafficking, terrorist-related activities or other money laundering predicate crimes or in connection with the Bank Secrecy Act (31 U.S.C. §§ 5311 et. seq.). 

ARTICLE 31 
 EXTENSION OPTION 

31.1 Extension Option. Subject to the terms and conditions of this Section 31.1, Landlord hereby grants to Tenant the right to extend
the original Term for one (1) period of five (5) years (the “Extension Period”). If Tenant desires to exercise the extension option, Tenant shall notify Landlord on or before the date which is twelve (12) months prior to the
expiration of the original Term. If Tenant fails to timely notify Landlord of its election to extend this Lease, Tenant will be deemed to have waived its right to extend the term of this Lease, time being of the essence with respect to the exercise
of such extension option. If Tenant exercises the extension option, all of the terms and conditions of this Lease will apply to the Extension Period, except that the Basic Rent for the Extension Period will equal an amount determined pursuant to
Section 31.2. In connection with any extension of the Term, Landlord will 

  
 45 

 
not be obligated to do any work to the Premises and will not be obligated to contribute to the cost of any work done to the Premises by Tenant. Tenant’s right to exercise the extension
option is expressly subject to the satisfaction of all of the following conditions on both the date Tenant exercises the extension option and the commencement date of the Extension Period: (i) Tenant must not be in default of any monetary
obligation or any material non-monetary obligation under this Lease; (ii) Tenant must be in occupancy of the entire Premises; and (iii) Tenant must not have sublet any part of the Premises. If all of the foregoing conditions are not
satisfied on both the date Tenant exercises the Extension Option and the commencement date of the Extension Period, then any notice exercising the extension option will be automatically null and void. 

31.2 (a) Extension Period Rent. Tenant shall pay to Landlord, as Basic Rent during the Extension Period, the Fair Market Rental Value
of the Premises. “Fair Market Rental Value” means the annual basic rent for each year of the relevant period for which, on the terms and conditions of this Lease, a willing landlord would rent the Premises to a willing tenant
with neither party being compelled to rent and after appropriate exposure of the Premises to the market for a reasonable period of time. Notwithstanding the forgoing, in no event will the Fair Market Rental Value be less than the Basic Rent plus the
Additional Rent payable for the year immediately preceding the commencement of the Extension Period. Fair Market Rental Value will not include the cost of improvements or alterations to the Premises which were paid for by Tenant and not reimbursed
by Landlord. 
 (b) At least one hundred eighty (180) days prior to the expiration of the initial Term, Landlord and Tenant shall
endeavor to mutually agree upon the Fair Market Rental Value. If the parties do not agree on the Fair Market Rental Value prior to ninety (90) days prior to the expiration of the initial Term, as evidenced by an amendment to this Lease executed
by Landlord and Tenant, then, no later than seventy-five (75) days prior to the expiration of the initial Term, Landlord and Tenant shall deliver to each other Landlord’s or Tenant’s, as the case may be, determination of the Fair
Market Rental Value. If the two determinations differ by less than five percent (5%), the Fair Market Rental Value will be the average of the two determinations. If Landlord’s and Tenant’s determinations of Fair Market Rental Value differ
by five percent (5%) or more, then the Fair Market Rental Value will be determined pursuant to Section 31.2(c). 
 (c) If
Landlord’s and Tenant’s determinations of Fair Market Rental Value differ by five percent (5%) or more, then, within ten (10) days after each party delivers to the other party such party’s determination of the Fair Market Rental
Value, Landlord and Tenant shall each appoint one disinterested appraiser having the qualifications set forth herein. Each such appraiser must be a Member of the Appraisal Institute (MAI) and have at least ten (10) years of experience appraising
multi-tenanted office buildings in northern New Jersey as a MAI appraiser. If either Landlord or Tenant fails to appoint an appraiser within such ten (10) day period, the appraiser appointed by Landlord or Tenant, as the case may be, shall appoint
an appraiser having the qualifications set forth herein. As promptly as possible, but in no event later than thirty (30) days after the appointment of both appraisers, the appraisers shall notify Landlord and Tenant in writing of their determination
of the Fair Market Rental Value. The Fair Market Rental Value so selected by the two appraisers will constitute the Fair Market Rental Value for the relevant period, and will be binding upon Landlord and Tenant. If the two appraisers are unable to
agree as to the Fair Market Rental Value, but their determinations differ by less than five percent (5%), 

  
 46 

 
the Fair Market Rental Value will be the average of the determinations of the two appraisers. If the two appraisers’ determinations differ by five percent (5%) or more, then the two
appraisers shall, promptly agree upon and appoint a third appraiser having the qualifications set forth herein. The third appraiser shall, within thirty (30) days of appointment, determine which of the two initial appraisers determination of
Fair Market Rental Value is the closest to the actual Fair Market Rental Value, taking into account the requirements of this Section 31.2, and shall notify Landlord and Tenant thereof. The Fair Market Rental Value selected by the third
appraiser will constitute the Fair Market Rental Value for the relevant period, and will be binding upon Landlord and Tenant. Upon the determination of the Fair Market Rental Value, Landlord and Tenant shall promptly execute an instrument setting
forth the amount of such Fair Market Rental Value. 
 (d) If Tenant becomes obligated to pay Basic Rent for the Extension Period prior to
the determination of Fair Market Rental Value pursuant to this Section 31.2, Tenant shall commence paying the Basic Rent in an amount equal to the monthly installment of Basic Rent for the month immediately prior to the Extension Period. Within
five (5) days of the determination of Fair Market Rental Value, Tenant shall pay to Landlord the difference, if any, between the Basic Rent paid by Tenant pursuant to the foregoing sentence and the Fair Market Rental value for such period. Each
party shall pay the fees and expenses of the appraiser appointed by such party and one-half of the other expenses of any appraisal proceeding, including, if applicable, the fees and expenses of a third appraiser. 

[Remainder of page left blank intentionally.] 

  
 47 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the date first above
written. 
  

									
	WITNESS:	 		 	Landlord:
			
		 		 	NORMANDY WARREN HOLDINGS, LLC, a Delaware limited liability company
				
	

	 		 	By:	 	/s/ Raymond P. Trevisan
	  
	 		 		 	  

		 		 		 	Name:	 	RAYMOND P. TREVISAN
		 		 		 	Title:	 	VICE PRESIDENT/SECRETARY
			
	WITNESS:	 		 	Tenant:
			
		 		 	ROKA BIOSCIENCE, INC., a Delaware corporation
				
	

	 		 	By:	 	/s/ Steven Sobieski
	  
	 		 		 	  

		 		 		 	Name:	 	Steven Sobieski
		 		 		 	Title:	 	SVP & CFO

 SCHEDULE A 

LEGAL DESCRIPTION OF LAND 

METES AND BOUNDS DESCRIPTION 

OF LOT 3 IN BLOCK 10 
 ON
THE WARREN TOWNSHIP TAX MAP 
 BEGINNING at a point on the Southerly sideline and 30’ from the centerline of Independence
Boulevard, said point being the Northwest corner of Lot 3 in Block 101 and the Northeast corner of Lot 2 in Block 101 on the Warren Township Tax Map, said point also being, North, forty-seven degrees, thirty-two minutes, twenty-five seconds, East
(N- 47°-32’-25”-E) a distance of four hundred fifty-six and ninety-three hundredths feet (456.93’) from the point of intersection of the Southerly sideline of Independence Boulevard with the Southerly sideline of Colonial
Crossing, and from said point of beginning running; thence 
 (1) along the Southerly sideline of Independence Boulevard, North, forty-seven
degrees, thirty-two minutes, twenty-five seconds, East (N- 47°-32’-25”-E) a distance of two hundred twenty-four and ninety-one hundredths feet (224.91’) to a point; thence 

(2) still along the Southerly sideline of Independence Boulevard, along a curve to the left having a radius of one hundred fifty and zero
hundredths feet (150.00’) an arc length of seventy- three and forty-two hundredths feet (73.42’) to a point; thence 

(3) along the remaining lands of Lot 4 in Block 101, South, seventy-eight degrees, forty-six minutes, forty-eight seconds, East (S-78°-46’-48”-E) a distance of four hundred twenty and ninety-four hundredths feet (420.94’) to a point; thence

 (4) still along the remaining lands of Lot 4 in Block 101, North, seventy-eight degrees, thirty-four minutes, one second East
(N-78°-34’-01”- E) a distance of five hundred ninety-five and thirteen hundredths feet (595.13’) to a point; thence 

  
 SCHEDULE A 

 (5) along the Dead River, South, thirteen degrees, fifty-seven minutes, zero seconds, East
(S-13°-57’-00”-E) a distance of nineteen and twenty-five hundredths feet (19.25’) to a point; thence 
 (6) still
along the Dead River, South, six degrees, zero minutes, zero seconds, East (S-06°-00’-00”-E) a distance of one hundred forty-five and zero hundredths feet (145,00’) to a point; thence 

(7) still along the Dead River, South, two degrees, forty-seven minutes, zero seconds, West (S- 02°-47’-00”-W) a distance of one
hundred twenty and zero hundredths feet (120.00’) to a point; thence 
 (8) still along the Dead River, South, ten degrees,
fifty-seven minutes, zero seconds, West (S-10°-57’-00”-W) a distance of one hundred fifty and eleven hundredths feet (150.11’) to a point; thence 

(9) along the lands of Lot 2 in Block 101, South, eighty-four degrees, twenty-one minutes, forty-six seconds, West
(S-84°-2l’-46”-W) a distance of nine hundred forty-one and forty-seven hundredths feet (941.47’) to a point; thence 

(10) still along the lands of Lot 2 in Block 101, North, forty-two degrees, twenty-seven minutes, thirty-five seconds, West
(N-42°-27’-35”-W) a distance of three hundred seventy-one and fifty-five hundredths feet (371.55’) to the point and place of beginning. 

Containing 10.4530 acres of land. 

The above described lands are shown more particularly on a map entitled, “Phase II - Final Plat Prepared for Somerset
Hills Corporate Center Situated in the Township of Warren, Somerset County, New Jersey,” as prepared by Van Cleef Engineering Associates and dated January 7, 1985. 

  
 SCHEDULE A 

 SCHEDULE B 

PREMISES 
 (SEE ATTACHED)

  
 SCHEDULE B 

 

 

 SCHEDULE C 

JANITORIAL SERVICES 
  

	A.	GENERAL OFFICE AREA 

  

	 	1.	Daily: 

  

	 	a)	All stone, ceramic, tile, marble terrazzo, computer flooring and other unwaxed flooring to be swept and damp mopped daily. 

  

	 	b)	All linoleum, vinyl, rubber, asphalt tile and other similar types of flooring to be swept and damp mopped daily using approved dust down preparation. 

 

	 	c)	All carpeting and rugs to be vacuum cleaned using vacuum cleaner. 

  

	 	d)	Hand dust and wipe clean all furniture, fixtures, univent covers and window sills. Wash sills when necessary. 

  

	 	e)	Empty and clean all waste receptacles nightly, bag and remove from the demised premises, waste paper and waste materials to designated areas. Areas in elevator lobbies used to store waste until removed from the floor
arc to be protected (floors and walls) with approved plastic covering. 

  

	 	f)	Empty and damp wipe completely clean all ashtrays. 

  

	 	g)	Damp dust interior of all waste disposal cans and baskets as needed and replace plastic bags as needed. 

 For
purposes of clarification, all furniture, office equipment and appliances, window sills, etc., will be dusted with a treated cloth or static duster. This includes all horizontal surfaces up to 7 feet high and enough vertical surfaces daily to
complete all vertical surfaces within each week. Desks and tables not cleared of paper and work materials will only be dusted where desk is exposed. Telephones will be damp-wiped. All rugs and carpets in office areas are to be vacuumed daily in all
traffic areas. Hard to reach places, including under desks and chairs, will be vacuumed weekly. All non-carpeted floor areas will be dust mopped. Trash receptacles emptied and wiped, liners replaced as necessary. Note: waste not in can will
not be removed unless clearly marked. 
  

	 	h)	Wash clean and disinfect all water fountains and coolers. 

  

	 	i)	Keep locker and slop sink rooms in a neat and orderly condition. 

  

	 	2.	Weekly: 

  

	 	a)	Hand dust ventilating louvers within reach. 

  

	 	b)	Dust all baseboard healers. 

  

	 	c)	Remove all fingerprints from all painted surfaces, near light switches, entrance doors, etc. 

  

	 	d)	Wipe clean all bright work. 

  

	 	e)	Wash floors in public stairwells throughout the Building. 

  

	 	f)	Move, vacuum and clean under all furniture that can be moved. 

  

	 	g)	Wash all stone, ceramic tile, marble terrazzo and other unwaxed flooring. 

  

	 	h)	Wipe, clean and polish all brass and other bright work. 

  
 SCHEDULE C 

	 	3.	Monthly: 

  

	 	a)	Wash all vertical surfaces of public corridors monthly or sooner, if required, using approved cleaning materials. 

  

	 	b)	Vacuum all upholstered furniture or as needed. 

  

	 	c)	Dust or wipe clean blinds. 

  

	 	4.	Quarterly: 

  

	 	a)	Dust all picture frames, charts and similar hangings which are not cleaned daily. 

  

	 	b)	Damp wipe all vertical surfaces such as walls, partitions, doors and other surfaces not reached in daily cleaning. 

  

	B.	LAVATORIES (Including Private Lavatories) 

  

	 	1.	Daily: 

  

	 	a)	Scour, wash and disinfect all toilet seats (both sides) basis, bowls and urinals throughout. 

  

	 	b)	Sweep and wash all lavatory floors using proper disinfectants and Portavac when needed. 

  

	 	c)	Wash and polish all mirrors, powder shelves, bright work and enameled surfaces in all lavatories and restrooms. 

  

	 	d)	Hand dust and clean, washing where necessary, all partitions, dispensers. 

  

	 	e)	Service any sanitary napkin dispensers. 

  

	 	f)	Empty paper towel receptacles and remove paper to designated areas. 

  

	 	g)	Fill soap dispenser systems. 

  

	 	h)	Empty and clean sanitary disposal receptacles. 

  

	 	i)	Clean and wash all receptacles and dispensers. 

  

	 	j)	Remove fingerprints from painted surfaces. 

  

	 	k)	Report all mechanical deficiencies, dripping faucets, etc., to Building Manager. 

  

	 	l)	Sweep and damp mop all floors. 

  

	 	m)	Restock paper towels and tissue. 

  

	 	2.	Weekly: 

  

	 	a)	Clean and wash all partitions weekly, or as needed. 

  

	 	3.	Bi-Weekly: 

  

	 	a)	Apply an organic cleanser to toilets and urinals. 

  

	 	4.	Monthly: 

  

	 	a)	Hand dust, clean and wash all tile walls, or more often if necessary. 

  
 SCHEDULE C 

	C.	PUBLIC AREAS 

  

	 	1.	Daily: 

  

	 	a)	Maintain public area, floors and walls, in a clean condition. 

  

	 	b)	Vacuum all carpeting and furniture. 

  

	 	2.	Monthly: 

  

	 	a)	Wash all interior marble, tile and metal surfaces not reached in daily cleaning, including lobby entrance and vestibule areas (interior and exterior). 

 

	 	b)	Perform all high dusting not reached daily. 

  

	 	3.	Annually 

  

	 	a)	Wash all exterior windows. 

  

	D.	CARPETING IN COMMON AREAS / PUBLIC AREAS 

  

	 	1.	Shampooed twice per year. 

  

	E.	GENERAL 

  

	 	1.	Any common area street level or main floor glass, including high glass above and to side of entrance, to be cleaned outside every 90 days and inside every 6 months. 

 

	 	2.	Policing of areas under desks, behind furniture and in areas where dirt can collect over a period of time will be checked monthly and cleaned as needed. 

 

	 	3.	Exterior of Building and parking areas adjacent to Building to be inspected daily for debris. 

  

	 	4.	Janitor closets and storage areas to be maintained in a neat and orderly manner at all times. 

  

	F.	INTERIOR AND EXTERIOR COMMON AREAS 

  

	 	1.	Daily or Nightly 

  

	 	a)	Policing. At least once each night between 5:00 and 5:30 PM, the contractor’s personnel will police the entire exterior perimeter of the Building, picking-up cigarette butts, papers, leaves and any other
debris, sweeping up standing water and leaving the area in a neat, orderly condition. Any discrepancies or clean-up required beyond normal policing will be reported to the supervisor immediately. 

 

	 	b)	Walls and Doors. All doors and jambs will be spot-cleaned to remove all finger marks, smudges and spills. 

  

	 	c)	Lobby Glass. All glass windows, interior and exterior doors and directory board glass will be wiped clean, using an approved glass cleaner, and all glass will be left in a bright condition, free of streaks and
dust. 

  

	 	d)	Miscellaneous Metalwork. All metalwork, such as mail chutes and boxes, door hardware and frames, metal lettering, etc., will be wiped clean and polished and left in a bright condition, free of all dust and
streaks. 

  

	 	e)	Elevators. Elevator doors will be wiped down and polished, and left in a bright condition free of all dust and streaks. All dirt and debris will be removed from door tracks, using vacuum crevice tool. Spills and
smudges will be removed so that tracks are left in a bright, clean condition. 

  
 SCHEDULE C 

	 	2.	Monthly 

  

	 	a)	Uncarpeted Floors. All hard-surfaced floors are to be completely stripped down to the bare floor surface, totally free of any wax, scaler or other finish. After stripping, the floor will be re-finished and
polished. On completion of re-finishing all finish, water and other marks will be removed from walls, baseboards, doors, furniture, and adjoining carpeted areas. 

  

	 	b)	High Dusting. All horizontal surfaces and ledges that are not accessible for normal daily dusting will be dusted. 

  

	 	3.	Quarterly 

  

	 	a)	Walls. All walls are to be wiped clean and dry, leaving no streaks, smudges, dust or stains. Walls shall have uniformly bright and clean appearance when completed. All wood walls, doors and frames will be
thoroughly washed, as needed, with clear water and wiped clean and dry. All nicks and scratches beyond routine touch-up will be reported to the Building Manager for repair. All wooded surfaces will then be oiled with approved finish and wiped dry.
When completed, the surfaces shall have a uniformly clean appearance. 

  

	 	b)	Air Diffusers and Light Fixtures. All air diffusers and light fixtures (inside and out) will be thoroughly washed and wiped clean. Light fixtures will be washed as tubes or bulbs are replaced, and not less often
than quarterly. 

  
 SCHEDULE C 

 SCHEDULE D 

FINISH WORK 
 1. (a)
Landlord shall provide the Premises in “AS IS” condition, subject to Landlord performing, through the General Contractor, at Tenant’s sole cost and expense (subject to Landlord’s payment of the Allowance), the work (the
“Finish Work”) as shown on the schematic plan attached as Schedule D-1 hereto (the “Preliminary Plans”) and in accordance with the Working Plans (as defined
below). Landlord shall cause the General Contractor to construct the Finish Work in a good and workmanlike manner and in compliance with all applicable Legal Requirements. 

(b) Within twenty one (21) days after the full execution of this Lease, Landlord shall deliver to Tenant four (4) sets of working
plans and specifications prepared in conformity with the Preliminary Plans, which working plans and specifications shall include, without being limited to, a list of the types and quality of materials to be used in constructing the Finish Work,
including Tenant’s selection of Landlord’s standard finishes. Tenant shall notify Landlord if anything on the working plans are not consistent with the Preliminary Plans within five (5) business days after Landlord’s receipt
thereof. If Tenant notifies Landlord of any such inconsistency (such notice, an “Objection Notice”), Landlord shall make necessary revisions and resubmit the same to Tenant within seven (7) days of Tenant’s receipt
of the Objection Notice. Tenant shall point out any further inconsistencies of such revised working plans and specifications within three (3) business days after Landlord submits the same to Tenant. Tenant’s approval will be evidenced by
endorsement to that effect on one set of the working plans and specifications and the return of such signed set to Landlord. The working plans and specifications approved by Tenant are hereinafter referred to as the “Working
Plans”. If Tenant fails to take any action within the time periods specified in this Schedule D, such delay (beyond the applicable time period set forth herein) will be accounted for as a Tenant Delay. 

2. If Tenant desires any changes to the Working Plans, Tenant shall submit such proposed changes to Landlord. Within five (5) business
days after receipt of any proposed changes from Tenant, Landlord shall approve or reject such changes and, if rejecting such changes, shall state the reasons for such rejection. Landlord shall, upon granting of any approval for any changes, notify
Tenant of (i) the amount of additional cost arising therefrom, if any, including, without limitation, the cost to revise any plans and specifications (all such additional costs being referred to herein as “Additional Construction
Cost”), which Additional Construction Cost Tenant shall pay to Landlord upon demand, and (ii) Landlord’s estimate of the amount of additional time (the “Estimated Time Delay”), if any, required by
Landlord to implement and complete such changes, which Estimated Time Delay will be accounted for as a Tenant Delay. Tenant reserves the right to approve the Additional Construction Cost and Estimated Time Delay within three (3) days of the
date Landlord provides the same to Tenant. If Tenant fails to notify Landlord in writing within such three (3) day period that Tenant does not approve the Additional Construction Cost and Estimated Time Delay, then Tenant will be deemed to have
withdrawn its request for such changes. Any delays in constructing the Finish Work associated with changes requested by Tenant, whether or not those changes are ultimately made by Landlord, will be a accounted for as a Tenant Delay. In the event of
a rejection by 

  
 SCHEDULE D 

 
Landlord of any proposed changes, Tenant may revise such changes and re-submit them pursuant hereto. All plans submitted by Tenant to Landlord must be signed and sealed and in proper and
sufficient form for Landlord to obtain all necessary permits and approvals to construct the Premises in accordance with such plans. All change order requests and information pertaining thereto shall be conveyed to Landlord by Tenant’s
designated representative in this regard. 
 3. Landlord shall cause The Walsh Company (the “General Contractor”) to
solicit a minimum of three (3) bids for the Finish Work for each trade estimated to cost in excess of Twenty Five Thousand and 00/100 Dollars ($25,000.00), if possible, including at least one subcontractor identified by Tenant, if requested by
Tenant. Upon a review of all bids, Landlord shall select the lowest qualified bid as determined by Landlord. 
 4. The General Contractor
shall manage the bidding and construction of the Finish Work. Tenant shall pay Landlord a construction supervisory fee to manage the construction of the Finish Work (the “Supervisory Fee”) equal to thee percent (3%) of
the Hard Costs of constructing the Finish Work, which Supervisory Fee shall be due upon Substantial Completion of the Finish Work. “Hard Costs” means the cost of labor and materials and does not include any architectural
fees, engineering fees, design fees, legal fees, permit fees, insurance premiums and other similar “soft costs”. 
 5. Based on
the Preliminary Plans, Landlord estimates that the cost of constructing the Finish Work is $126,175.00. Landlord has agreed to contribute $126,175.00 ($35.00 per rentable square foot of the Premises) (the “Allowance”) to the
hard and soft costs of constructing the Finish Work. If, after the Working Plans are finalized, the bid for the Finish Work is in excess of the Allowance (such excess amount is referred to herein as the “Excess”), then,
within ten (10) days of Landlord receiving the necessary permits to commence construction, Tenant shall pay to Landlord the amount of the Excess. Costs of constructing the Finish Work will be funded from the Allowance and the Excess on a pari
passu basis. If, at any time, Landlord determines that the actual cost of constructing the Finish Work will exceed the Estimated Cost, Tenant shall pay such excess amount to Landlord upon demand, whether such work has been completed or not. If the
Estimated Cost exceeds the actual cost of constructing the Finish Work, Landlord shall pay the remaining balance of the Excess to Tenant upon Substantial Completion of the Finish Work. 

6. Without Landlord’s prior written consent, Tenant shall not perform any work in or to the Premises or move any of its furniture,
equipment or property into the Premises until Landlord has Substantially Completed the Finish Work. If Landlord consents to same, Tenant shall pay for any labor or security personnel required to be employed by Landlord in connection with the
performance of work by Tenant and any standby labor, if required, by any union labor and otherwise comply with union requirements, if any, applicable thereto. 

7. Notwithstanding the foregoing, Landlord shall, at its cost, remove, clean, repair and re-install the existing window blinds, or replace
such blinds as needed. 

  
 SCHEDULE D 

 SCHEDULE D-1 

PRELIMINARY PLANS 

  
 SCHEDULE D-1 

 

 

 SCHEDULE E 

RULES AND REGULATIONS 
 1.
The rights of Tenant in the entrances, corridors, elevators and escalators of the Building are limited to ingress to and egress from the Premises for the Tenant and Tenant’s Visitors, and Tenant shall not use, or permit the use of, the
entrances, corridors, escalators or elevators for any other purpose. Fire exits and stairways are for emergency use only, and they shall not be used for any other purposes by Tenant and Tenant’s Visitors. Tenant shall not encumber or obstruct,
or permit the encumbrance or obstruction of any of the sidewalks, plazas, entrances, corridors, escalators, elevators, fire exits or stairways of the Building. Landlord reserves the right to control and operate the public portions of the Building
and the Property and the public facilities, as well as facilities furnished for the common use of the tenants, in such manner as Landlord, in its sole and absolute discretion, deems best for the benefit of the tenants generally. 

2. The cost of repairing any damage to the public portions of the Building and the Property or the public facilities or to any facilities used
in common with other tenants, caused by Tenant or Tenant’s Visitors shall be paid by Tenant. 
 3. Landlord may refuse admission to the
Building outside of ordinary business hours to any person not known to the watchman in charge, if any, or not having a pass issued by Landlord or not properly identified, and may require all persons admitted to or leaving the Building outside of
ordinary business hours to register. Any person whose presence in the Building or the Property at any time shall, in the sole judgment of Landlord, be prejudicial to the safety, character, reputation and interests of the Building, the Property or
its tenants may be denied access to the Building or the Property or may be ejected therefrom. In case of invasion, riot, public excitement or other commotion, Landlord may prevent all access to the Building and the Property during the continuance of
the same, by closing the doors or otherwise, for the safety of the tenants and protection of property at the Property. Landlord may require any person leaving the Building with any package or other object to exhibit a pass from Tenant, but the
establishment and enforcement of such requirement shall not impose any responsibility on Landlord for the protection of Tenant against the removal of property from the Premises. Landlord shall, in no way, be liable to Tenant for damages or loss
under the provisions of this rule. 
 4. No awnings or other protections over or around the windows shall be installed by Tenant, and only
such window blinds as are supplied or permitted by Landlord shall be used in the Premises. 
 5. There shall not be used in any space, or in
the public halls or public portions of the Building, either by Tenant or Tenant’s Visitors, in the delivery or receipt of mail, parcels, merchandise, any hand trucks, except those equipped with rubber tires and side guards which have been
approved by Landlord. Landlord may refuse admission to the Building to any person not complying with this requirement. No hand trucks will be allowed in passenger elevators. 

  
 SCHEDULE E 

 6. All entrance doors in the Premises shall be locked when the Premises are not in use. Entrance
doors shall not be left open at any time. All window blinds in the Premises shall be lowered when reasonably required because of the position of the sun, during the operation of the Building air cooling system to cool or ventilate the Premises. 

7. No noise, including the playing of any musical instruments, radio or television, which in the sole judgment of Landlord, might disturb
other tenants in the Building shall be made or permitted by Tenant, and no cooling shall be done in the Premises, except as expressly approved in writing by Landlord. Nothing shall be done or permitted in the Premises, and nothing shall be brought
into or kept in the Premises, which would impair or interfere with any of the Building Services or the proper and economic heating, cleaning or other servicing of the Building or the Premises or the use or enjoyment by any other tenant of any other
premises, nor shall there be installed by Tenant any ventilating, air cooling, electrical or other equipment of any kind which, in the sole judgment of Landlord, might cause any such impairment or interference. No dangerous, flammable, combustible
or explosive object or material shall be brought into the Building or the Property by Tenant or with permission of Tenant. 
 8. Tenant
shall not allow any cooking or food odors (if cooking is so permitted under its lease) to emanate from the Premises into other portions of the Building. Tenant agrees that it shall use, at it’s cost, a pest extermination contractor at such
times or regular intervals as shall be necessary to prevent or eliminate infestation or otherwise as Landlord may reasonably require. Said extermination contractor shall be duly licensed and shall be approved in advance by Landlord. 

9. No acids, vapors, coffee grinds, foreign substances or other materials shall be discharged or permitted to be discharged into the plumbing
waste lines, vents or flues of the Building, which may obstruct or damage them. The water and wash closets and other plumbing fixtures in or servicing the Premises shall not be used for any purpose other than the purpose for which they were designed
or constructed, and no sweeping, rubbish, rags, acids, coffee or other foreign substances shall be deposited therein. All damages to facilities within the Premises or to any Building facilities resulting from any misuse of the fixtures shall be
borne by Tenant if Tenant or Tenant’s Visitors caused the same. 
 10. No signs, advertisements, notices or other lettering shall be
exhibited, inscribed, painted or affixed by Tenant on any part of the outside of the Premises without the prior written consent of Landlord. In the event of the violation of the foregoing by Tenant, Landlord may remove the same without any liability
and may charge the expense incurred by such removal to Tenant. 
 11. Tenant shall not engage or pay any employees in the Building, except
those actually working for Tenant or occupant in the Building, nor advertise for laborers giving an address at the Building. 
 12. The
requirements of Tenant will be attended to only upon application at the office of the Building Manager. Employees of Landlord or of Landlord’s managing agent shall not perform any work or do anything outside of the regular duties, unless under
special instructions from the office of Landlord. 

  
 SCHEDULE E 

 13. Tenant shall, at its expense, provide reasonable artificial light in the Premises for
Landlord’s agents, contractors and employees while performing janitorial or other cleaning services and making repairs or alterations in the Premises. 

14. Tenant’s Visitors shall not loiter nor shall they smoke in or around the hallways, stairways, elevators, entryways, vestibules, roof,
restrooms, basement areas, loading docks, lobbies or any other part of the Building used in common by the occupants thereof. 
 15. If the
Premises become infested with vermin, such tenant, at its expense, shall cause the Premises to be exterminated, from time to time, to the satisfaction of Landlord. 

16. Except as expressly provided in the Lease, Tenant shall not mark, paint, drill into, or in any way deface any part of the Premises. No
boring, cutting or stringing of wires shall be permitted, except with the prior written consent of Landlord, and as Landlord may direct. Tenant shall not lay linoleum, or other similar floor covering so that the same shall come in direct contact
with the floor of the Premises and, if linoleum or other similar floor covering is desired to be used, an interlining of builder’s deadening felt shall be first affixed to the floor by a paste or other material, soluble in water. The use of
cement or other similar adhesive material is expressly prohibited. 
 17. No additional locks and bolts of any kind shall be placed on any
of the doors or windows by Tenant, nor shall any changes be made in existing locks and mechanisms thereof. Tenant must, upon the termination of its tenancy, restore to Landlord all keys of stores, offices and toilet rooms, either furnished to, or
otherwise procured by, such tenant, and in the event of the loss of any keys so furnished, such tenant shall pay to Landlord the cost thereof. 

18. No contract of any kind with any supplier of toilet articles, waxing, rug shampooing, Venetian blind washing, furniture polishing, lamp
servicing, cleaning of electrical fixtures, removal of waste paper, rubbish or garbage, or other like service shall be entered into by Tenant, nor shall any vending machine of any kind be installed in the Building without the prior written consent
of Landlord. 
 19. Landlord shall have the right to prescribe the weight, size and position of all safes and other bulky or heavy equipment
and all freight brought into the Building or the Property by Tenant and the time of moving the same in and out of the Building or the Property. All such moving shall be done under the supervision of Landlord. Landlord will not be responsible for
loss of or damage to any such equipment or freight from any cause; but all damage done to the Building or Property by moving or maintaining any such equipment or freight shall be repaired at the expense of such tenant. All safes shall stand on a
base of such size as shall be designated by Landlord. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from the Building all freight which violates any of these Rules and Regulations or the Lease of
which these Rules and Regulations are a part. 

  
 SCHEDULE E 

 20. No machinery of any kind or articles of unusual weight or size will be allowed in the
Building, without the prior written consent of Landlord. Business machines and mechanical equipment shall be placed and maintained by tenant, at tenant’s expense, in settings sufficient, in Landlord’s judgment, to absorb and prevent
vibration, noise and annoyance to other tenants. 
 21. No bicycles, vehicles or animals of any kind shall be brought into or kept in or
about the Property. 
 22. Canvassing, soliciting and peddling in the Building and/or on the Property are prohibited, and Tenant shall
cooperate to prevent the same. 
 23. Landlord hereby reserves to itself any and all rights not granted to Tenant hereunder, including, but
not limited to, the following rights which are reserved to Landlord for its purposes in operating the Property: (a) the exclusive right to the use of the name of the Property for all purposes, except that Tenant may use the name of the Property
in its business address and for no other purpose; (b) the right to change the name or address of the Property, without incurring any liability to tenant for so doing; (c) the right to install and maintain a sign or signs on the exterior of
the Property; (d) the exclusive right to use or dispose of the use of the roof of the Building; (e) the exclusive right to limit the space on the directory of the Property to be allotted to Tenant; and (f) the right to grant to anyone
the exclusive right to conduct any particular business or undertaking in the Property. 

  
 SCHEDULE E 

 SCHEDULE F 

CONFIRMATION OF COMMENCEMENT AGREEMENT 

This CONFIRMATION AGREEMENT (this “Agreement”) is dated
            , 2011 and is between NORMANDY WARREN HOLDINGS, LLC, a Delaware limited liability company (“Landlord”), and ROKA BIOSCIENCE,
INC., a Delaware corporation (“Tenant”). 
 WITNESSETH 

WHEREAS, Landlord and Tenant entered into that certain Lease Agreement dated
            , 2011 (the “Lease”) covering certain premises located in the building located at 20 Independence Boulevard, Warren, New Jersey, as more particularly
described in the Lease, and 
 WHEREAS, Landlord and Tenant wish to set forth their agreements as to the commencement of the term of the
Lease: 
 NOW THEREFORE, in consideration of the foregoing, the parties agree as follows: 

1. Capitalized terms used herein but not defined have the meanings ascribed to them in the Lease. 

2. The Commencement Date is             , 20    . 

3. The Adjustment Date is             , 20    . 

4. The Termination Date is             , 20    . 

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. 

  
 SCHEDULE F 

							
	WITNESS:	 		 	Landlord:
			
		 		 	 NORMANDY WARREN HOLDINGS, LLC,

a Delaware limited liability company

				
	  
	 		 	By:	 	  

		 		 		 	Name:
		 		 		 	Title:
			
	WITNESS:	 		 	Tenant:
			
		 		 	ROKA BIOSCIENCE, INC., a Delaware corporation
				
	  
	 		 	By:	 	  

		 		 		 	Name:
		 		 		 	Title:

  
 SCHEDULE F 

 APPENDIX I 

DEFINITIONS 
 As used in
this Lease, the following terms have the following meanings: 
 Additional Construction Cost: defined in Schedule D. 

Additional Rent: defined in Section 3.2. 

Adjustment Date: defined in the Basic Lease Provisions. 

Allowance: defined in Schedule D. 

Annual Expense Reconciliation: defined in Section 5.4. 

Bankruptcy Code: Title 11 of the United States Code, as amended, and all rules and regulations promulgated pursuant thereto. 

Base CAM Expenses: Landlord’s CAM Expenses for the Base Period. 

Base Insurance Expenses: Insurance Expenses for the Base Period. 

Base Operating Expenses: Landlord’s Operating Expenses for the Base Period. 

Base Period: defined in the Basic Lease Provisions. 

Base Taxes: those Taxes levied, assessed or imposed upon the Property for the Base Period. 

Base Utility Expenses: Utility Expenses for the Base Period. 

Basic Rent: defined in the Basic Lease Provisions. 

Basic Rent Payment Date: the first day of each consecutive calendar month during the Term. 

Brokers: defined in the Basic Lease Provisions 

Building: defined in the Basic Lease Provisions. 

Building Communications: defined in Article 26. 

Building Holidays: Saturday after 1:00 PM, Sunday, New Year’s Day, President’s Day, Good Friday, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day, the day after Thanksgiving and Christmas Day. 
 Building Hours: 8:00 AM to 6:00 PM, Monday through
Friday, and 9:00 AM to 1:00 PM on Saturdays, except for Building Holidays. 

  
 APPENDIX I 

 Building Services: defined in Section 9.1. 

Commencement Date: defined in Section 2.2(b). 

Common Areas: those areas of the Property, wherever located, which have been designated and improved from time to time for the common
use by or for the benefit of more than one occupant of the Property or which are used in connection with the maintenance or operation of the Property, including, without limitation, all parking areas, roadways, curbs, sidewalks, medians, landscaped
areas and planters; all porch and lobby areas; corridors; hallways; passageways; public restrooms; security stations; storage, equipment, machine, meter, mechanical, plumbing, computer, telephone and electrical rooms, stations, conduit, shafts,
raceways and the like; common lounges, kitchen areas, conference and meeting rooms (including furniture, fixtures and equipment appurtenant thereto); stairs, ramps, elevators, truck serviceways; loading areas; trash disposal facilities; and with
respect to all the foregoing, all equipment and appurtenances thereto; but excluding all portions of the Property which are designated and intended for the use by a single occupant of the Property. The definition of Common Areas shall not be
construed as a representation or warranty that any such areas are or from time to time will be available at the Property. 

Emergency: defined in Section 19.1. 

Environmental Laws: all current and future statutes, regulations, codes and ordinances of any governmental entity, authority, agency
and/or department relating to (i) air emissions, (ii) water discharges, (iii) noise emissions, (iv) air, water or ground pollution or (v) any other environmental or health matter. 

Estimated Commencement Date: defined in the Basic Lease Provisions. 

Estimated Cost: defined in Schedule D. 

Estimated Time Delay: defined in Schedule D. 

Event of Default: defined in Section 19.1. 

Excess: defined in Schedule D. 

Excusable Delay: any delay caused by governmental action, or lack thereof; shortages or unavailability of materials; labor disputes
(including, but not limited to, strikes, slow downs, job actions, picketing and/or secondary boycotts); fire, explosion or other casualty; delays in transportation; delays due to adverse weather conditions, acts of God; directives or requests by any
governmental entity, authority, agency or department; any court or administrative orders or regulations; adjustments of insurance; acts of declared or undeclared war, warlike conditions in this or any foreign country, acts of terrorism, public
disorder, riot or civil commotion; or by anything else beyond the reasonable control of Landlord, including delays caused directly or indirectly by an act or a failure to act by Tenant or Tenant’s Visitors. 

Extra Hours: defined in Section 9.1. 

  
 APPENDIX I 

 Extra Hours Charge: defined in Section 9.1. 

Extension Period: defined in Section 31.1. 

Fair Market Rental Value: defined in Section 31.2. 

Finish Work: defined in Schedule D. 

General Contractor: defined in Schedule D. 

Guarantor: defined in Section 19.1(d). 

Hard Costs: defined in Schedule D. 

Insurance Expenses: mean the cost of premiums and other charges for fire, other casualty, rent and liability insurance covering the
Property and any other insurance covering the Property and the Building. 
 Insurance Requirements: all terms of any insurance policy
maintained by Landlord with respect to the Property and all requirements of the National Board of Fire Underwriters (or any other body exercising similar function) applicable to or affecting all or any part of the Premises. 

ISRA: Industrial Site Recovery Act of the State of New Jersey, N.J.S.A. 13:1 K-6 et seq. and the regulations promulgated
thereunder, together with any amendments thereto and/or substitutions thereof. 
 Janitorial Services: defined in
Section 9.7(a). 
 Land: defined in the Basic Lease Provisions. 

Landlord: the party defined as such in the first paragraph of this Lease, including at any time after the date hereof, the then owner
of Landlord’s interest in the Premises. 
 Landlord’s CAM Expenses: the total costs incurred by Landlord for operating,
maintaining, repairing and managing the Property and all improvements, fixtures and equipment from time to time constituting the Building, Common Areas, and the Property. Excluding debt service, the cost incurred by Landlord in operating and
maintaining the Building and the Property include, but are not limited to: (i) management fees, or if there is no managing agent or if the managing agent is affiliated with Landlord, the fees that would customarily be charged by an independent
first class managing agent; (ii) the costs of operating, cleaning, maintaining, repairing, restoring and replacing (except to the extent proceeds of insurance or condemnation awards are available therefor), or otherwise providing the following:
heating, ventilating and air- cooling equipment and systems (including any energy management and building management systems); elevator systems and equipment; all parking areas, roadways, curbs, sidewalks, medians, planters (including repairs and
resurfacing thereof); utility supply systems (but not the cost of such utilities to the extent included in Utility Expenses), drainage and sanitary sewerage systems, water supply lines, wells, emergency generators, fire sprinkler and fire
suppression systems, security and alarm systems and services (including maintenance, repairs and replacements thereof); 

  
 APPENDIX I 

 
maintenance and repair of vehicles and other tools and equipment (used exclusively at the Property); laundry and towel service; Property identification signs, public address systems; the roof,
walls, windows, doors, ceilings and floors of the Building; sweeping, cleaning, snow removal and line painting of all parking areas and roadways; landscaping services (including replacement of trees, shrubs, and other plantings); Janitorial Services
and window cleaning; supplies; removal of garbage and other refuse; painting, redecorating or other work which is standard for or periodically performed in the Building; providing on and off site traffic direction and parking control; the cost of
repair of any insured casualty to the extent of the deductible amount under the applicable insurance policy; total compensation and benefits (including premiums for workmen’s compensation and other insurance and taxes, including social security
taxes and payroll taxes, which may be levied against Landlord in respect of such compensation and benefits) paid to or on behalf of personnel employed at the Property; licenses, permit and inspection fees; parking area surcharges or levies; and rent
paid for the leasing of any equipment used in the operation, maintenance and repair contemplated herein; any taxes now or hereafter imposed upon Landlord with respect to operating expenses as contemplated herein; accounting and legal fees; personal
property taxes; any sales, use or service taxes incurred in connection with the operation of the Property; seasonal decorations and promotional events for the Building or Property, the net amount incurred by Landlord in connection with the operating
or maintaining of any specialty use or service such as a gym or cafeteria, and (iii) capital improvements amortized over the useful life of such improvement (but, in each Lease Year there shall be included only the amortized portion of such
capital improvements). The above definition of Landlord’s CAM Expenses shall not be construed as a representation or warranty that items of equipment, facilities or services listed therein are or from time to time will be in existence or
available at the Property. Landlord’s CAM Expenses shall not include: (a) brokerage fees and/or commissions, advertising expenses and expenses for leasing and renovating space for tenants; (b) water, sewer, gas and electricity charges
paid or reimbursed to Landlord by any tenant of the Building, including charges attributable to Extra Hours heat, ventilation or air-cooling for Tenant or other tenants of the Building; (c) compensation and benefits payable to employees not
directly attributable to the Property, (d) capital expenses attributable to tenant fit-up expenses or for painting, redecorating or other work which Landlord, at its sole expense is required to perform exclusively for Tenant or for any other
tenant in leased areas of the Building; (e) off-site improvements unrelated to operation of the Property; (f) capital expenses attributable to the expansion of Building and the Property; (g) any capital improvements that are not
amortized over the useful life of the improvement; (h) expenses for repairs or other work occasioned by fire, windstorm or other insured casualty; (i) legal expenses in negotiating and enforcing the terms of any tenant lease;
(j) interest and amortization payments on any mortgage or mortgages, and rental under any ground or underlying lease or leases; (k) expenses for restoration of the Building required as a result of a condemnation; (l) the cost of
special services separately paid by particular tenants in the Building, (m) the cost of utilities included in Utility Expenses, and (n) the cost of insurance to the extent included in Insurance Expenses. In determining Landlord’s CAM
Expenses, including Base CAM Expenses, for any Lease Year during which less than ninety-five percent (95%) of the rentable square feet of the Building was occupied by tenants for more than sixty (60) days during such Lease Year, the actual
CAM Expenses for such Lease Year shall be increased on the basis of variable (but not fixed) CAM Expenses, to the amount which normally would have been incurred for such Lease Year had such occupancy of the Building been ninety-five percent
(95%) throughout such Lease Year. 

  
 APPENDIX I 

 Landlord’s Estimated Operating Expenses: defined in Section 5.2. 

Landlord’s Expense Statement: defined in Section 5.2. 

Landlord’s Final Tax Statement: defined in Section 4.4. 

Landlord’s Operating Expenses: defined in Section 5.1(a). 

Landlord’s Tax Statement: defined in Section 4.2. 

Lease Year: each calendar year, or partial calendar year, during the Term. 

Legal Requirements: all statutes, codes, ordinances, regulations, rules, orders, directives and requirements of any governmental
entity, authority, agency, bureau, board, office, commission and/or department (or official thereof), and including covenants and restrictions of record, which now or at any time hereafter may be applicable to the Property or any part thereof,
including, but not limited to, all Environmental Laws. 
 Lender: the holder of any mortgage or deed of trust which may now or
hereafter encumber the Property. 
 License: defined in Section 8.4(a). 

Licensed Site Remediation Professional: shall have the meaning set forth in the Site Remediation Reform Act, N.J.S.A. 58:10C, et
seq. and the regulations promulgated thereunder, together with any amendments thereto and/or substitutions thereof. 
 Lien: any
mortgage, pledge, lien, charge, encumbrance or security interest of any kind, including any inchoate mechanic’s or materialmen’s lien. 

Major Work: defined in Section 7.4(b). 

Master Landlord: the landlord under any ground lease or lease of all or any portion of the Property, subject to the space leases, which
may now or hereafter affect all or any portion of the Property. 
 Monthly Expense Payment: defined in Section 5.3. 

Monthly Tax Payment: defined in Section 4.3. 

NAICS: defined in Section 11.9. 

Net Award: any insurance proceeds or condemnation award payable in connection with any damage, destruction or Taking, less any expenses
incurred by Landlord in recovering such amount. 

  
 APPENDIX I 

 Net Rental Proceeds: in the case of a sublease, the amount by which the aggregate of all
rents, additional charges or other consideration payable under a sublease to Tenant by the subtenant (including sums paid for the sale or rental of Tenant’s fixtures, leasehold improvements, equipment, furniture or other personal property)
exceeds the sum of (i) the Basic Rent plus all amounts payable by Tenant pursuant to the provisions hereof during the term of the sublease in respect of the subleased space, (ii) actual brokerage commissions, providing same are at
prevailing rates, due and owing to a real estate brokerage firm, and, (iii) reasonable legal fees incurred by Tenant in connection with the sublease, (iv) free rent granted to the subtenant, (v) cost of work incurred by Tenant in
preparing the premises for the sublease and (vi) the then net unamortized or undepreciated cost of the fixtures, leasehold improvements, equipment, furniture or other personal property included in the subletting; and in the case of an
assignment, the amount by which all sums and other considerations paid to Tenant by the assignee of this Lease for or by reason of such assignment (including sums paid for the sale of Tenant’s fixtures, leasehold improvements, equipment,
furniture or other personal property) exceeds the sum of (i) actual brokerage commissions, provided same are at prevailing rates due and owing to a real estate brokerage firm, and, (ii) the then net unamortized or undepreciated cost of the
fixtures, leasehold improvements, equipment, furniture or other personal property sold to the assignee. 
 New Space: defined in
Section 29.4(a). 
 Objection Notice: defined in Schedule D. 

OFAC: defined in Article 30. 

Order or Orders: defined in Article 30. 

Permitted Use: defined in the Basic Lease Provisions. 

Preliminary Plans: defined in Schedule D. 

Premises: defined in the Basic Lease Provisions. 

Prime Rate: the prime commercial lending rate publicly announced from time to time by Citibank N.A. or its successor bank. 

Projected Taxes: defined in Section 4.2. 

Property: the Land, the Building, all other buildings on the Land, and all other buildings or improvements hereafter constructed on the
Land from time to time. 
 Punch List Items: defined in Section 2.2(c). 

Recapture Notice: defined in Section 16.5(a). 

Recapture Space: defined in Section 16.5(a). 

  
 APPENDIX I 

 Response Action Outcome: shall have the meaning set forth in the Site Remediation Reform
Act, N.J.S.A. 58:10C, et seq. and the regulations promulgated thereunder, together with any amendments thereto and/or substitutions thereof. 

Restoration: the restoration, replacement or rebuilding of the Building (excluding any alterations, additions and improvements
installed by Tenant and any trade fixtures and personal property owned by Tenant) or any portion thereof as nearly as practicable to its value, condition and character immediately prior to any damage, destruction or Taking. 

Security: defined in the Basic Lease Provisions. 

Special Cleaning Services: defined in Section 9.7(b). 

Substantially Completed or Substantial Completion: defined in Section 2.2(c). 

Supervisory Fee: defined in Schedule D. 

Taking: a taking of all or any part of the Property, or any interest therein or right accruing thereto, as the result of, or in lieu
of, or in anticipation of, the exercise of the right of condemnation or eminent domain pursuant to any law, general or special, or by reason of the temporary requisition of the use or occupancy of the Property or any part thereof, by any
governmental authority, civil or military. 
 Taxes: with respect to each governmental authority levying or imposing the same, all
taxes and assessments (general, special, betterment, ordinary or extraordinary, foreseen and unforeseen) levied, charged, assessed, imposed upon or which become due and payable out of or in respect of and become a lien on the Land and all
improvements constructed on the Land from time to time, including, without limitation, charges imposed in respect of the ownership, operation, management, use, leasing or alteration of the Property and/or Premises, or any portion thereof; the
various estates in and to the Property and/or Premises, or any portion thereof; the Basic Rent and Additional Rent payable to Landlord pursuant to this Lease; all water and sewer rents and charges; and all franchise, income, profit or other taxes,
fees and charges, however designated, which, due to a future change in the method of taxation, may be levied or imposed on Landlord in substitution in whole or in part for, or in lieu of, or in addition to, any tax which would otherwise constitute
Taxes, as heretofore defined. Nothing contained in this Lease shall require Tenant to pay any estate, inheritance, gift, succession, corporate franchise or income tax of Landlord, nor shall any of same be deemed Taxes, except as provided in the
immediately preceding sentence. 
 Tenant: the party defined as such in the first paragraph of this Lease. 

Tenant Affiliate: defined in Section 16.7. 

Tenant Delay: defined in Section 2.2(c). 

Tenant Improvement: defined in Section 7.5(a). 

Tenant’s Notice: defined in Section 16.2. 

  
 APPENDIX I 

 Tenant’s Proportionate Share: defined in Basic Lease Provisions. 

Tenant’s Visitors: Tenant’s agents, servants, employees, subtenants, contractors, invitees, licensees and all other persons
invited by Tenant onto the Property and/or into the Premises as guests or doing lawful business with Tenant. 
 Term: defined in
Basic Lease Provisions. 
 Termination Date: defined in Basic Lease Provisions. 

Underlying Encumbrance: defined in Section 23.1. 

Utility Expenses: all utility and energy costs, including any fuel surcharges or adjustments with respect thereto, incurred for water,
sewer, or other utilities and heating, ventilating and air conditioning for the Building and Property (not separately billed to a tenant in the Building). In determining the Utility Expenses, including Base Utility Expenses, for any Lease Year
during which less than ninety-five percent (95%) of the rentable square feet of the Building was occupied by tenants for more than sixty (60) days during such Lease Year, the actual Utility Expenses for such Lease Year shall be increased
on the basis of variable (but not fixed) Utility Expenses, to the amount which normally would have been incurred for such Lease Year had such occupancy of the Building been ninety-five percent (95%) throughout such Lease Year. 

Working Plans: defined in Schedule D. 

  
 APPENDIX I

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