Document:

EX-10.15

 Exhibit 10.15 

OFFICE LEASE 

HR MELROSE, LLC, 
 a
Delaware limited liability company 
 as Landlord, 

and 
 SPINAL ELEMENTS, INC.,

 a Delaware corporation, 

as Tenant. 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	PAGE	 
	 ARTICLE 1
	  	REAL PROPERTY, BUILDING, COMMON AREAS, PREMISES, FIRST REFUSAL SPACE AND TEMPORARY SPACE	  	 	1	 
			
	 ARTICLE 2
	  	LEASE TERM; OPTION TO EXTEND	  	 	4	 
			
	 ARTICLE 3
	  	BASE RENT; ABATEMENT OF MONTHLY BASE RENT	  	 	8	 
			
	 ARTICLE 4
	  	ADDITIONAL RENT	  	 	9	 
			
	 ARTICLE 5
	  	USE OF PREMISES	  	 	15	 
			
	 ARTICLE 6
	  	SERVICES AND UTILITIES	  	 	16	 
			
	 ARTICLE 7
	  	REPAIRS	  	 	19	 
			
	 ARTICLE 8
	  	ADDITIONS AND ALTERATIONS	  	 	20	 
			
	 ARTICLE 9
	  	COVENANT AGAINST LIENS	  	 	22	 
			
	 ARTICLE 10
	  	INSURANCE	  	 	22	 
			
	 ARTICLE 11
	  	DAMAGE AND DESTRUCTION	  	 	25	 
			
	 ARTICLE 12
	  	NON-WAIVER	  	 	27	 
			
	 ARTICLE 13
	  	CONDEMNATION	  	 	27	 
			
	 ARTICLE 14
	  	ASSIGNMENT AND SUBLETTING	  	 	28	 
			
	 ARTICLE 15
	  	SURRENDER OF PREMISES; REMOVAL OF TRADE FIXTURES	  	 	32	 
			
	 ARTICLE 16
	  	HOLDING OVER	  	 	32	 
			
	 ARTICLE 17
	  	ESTOPPEL CERTIFICATES	  	 	33	 
			
	 ARTICLE 18
	  	SUBORDINATION	  	 	33	 
			
	 ARTICLE 19
	  	DEFAULTS; REMEDIES	  	 	34	 
			
	 ARTICLE 20
	  	ATTORNEYS’ FEES	  	 	37	 
			
	 ARTICLE 21
	  	SECURITY DEPOSIT	  	 	37	 
			
	 ARTICLE 22
	  	INTENTIONALLY DELETED	  	 	38	 
			
	 ARTICLE 23
	  	SIGNS	  	 	38	 
			
	 ARTICLE 24
	  	COMPLIANCE WITH LAW	  	 	40	 
			
	 ARTICLE 25
	  	LATE CHARGES	  	 	41	 
			
	 ARTICLE 26
	  	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	  	 	41	 
			
	 ARTICLE 27
	  	ENTRY BY LANDLORD	  	 	42	 
			
	 ARTICLE 28
	  	TENANT PARKING	  	 	42	 
			
	 ARTICLE 29
	  	MISCELLANEOUS PROVISIONS	  	 	43	 
			
	 ARTICLE 30
	  	ADDITIONAL PROVISIONS	  	 	48	 

  
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 TABLE OF CONTENTS 

 

					
	 	  	PAGE	 
	 EXHIBITS
	  			
		
	 EXHIBIT A – OUTLINE OF PREMISES
	  	 	A-52	 
	 EXHIBIT A-l – OUTLINE
 OF TEMPORARY SPACE
	  	 	A-54	 
	 EXHIBIT B – RULES AND REGULATIONS
	  	 	B-1	 
	 EXHIBIT C – NOTICE OF LEASE TERM DATES
	  	 	C-1	 
	 EXHIBIT D – TENANT WORK LETTER
	  	 	D-1	 
	 EXHIBIT E – TENANT FORM OF ESTOPPEL
CERTIFICATE
	  	 	E-1	 
	 EXHIBIT F – LIST OF MACHINE SHOP EQUIPMENT
	  	 	F-1	 
	 EXHIBIT G – LIST OF HAZARDOUS MATERIALS
	  	 	G-1	 

  
 ii 

 LEASE 

This 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 “Landlord.” and “Tenant,” as those terms are defined in Sections 2 and 4 of the Summary, respectively. 

SUMMARY OF BASIC LEASE INFORMATION 
  

			
	TERMS OF LEASE	 	DESCRIPTION
		
	1.  Dated:	 	September 27, 2012
		
	2.  Landlord:	 	 HR Melrose, LLC,
 a Delaware limited liability
company

		
	3.  Address of Landlord (Section 29.14):	 	 11990 San Vicente Boulevard, Suite 200
 Los
Angeles, California 90049
 Attention: Matthew Benbassat
  

With a copy to:
  

Advisors LLP
 11911 San Vicente Boulevard, Suite 265

Los Angeles, California 90049
 Attention: Robert
Plotkowski

		
	4.  Tenant:	 	 SPINAL ELEMENTS, INC.,
 a Delaware
corporation

		
	5.  Address of Tenant (Section 29.14):	 	 2744 Loker Avenue, #100
 Carlsbad,
California
 Attention: Steve McGowan
 (Prior to Lease
Commencement Date)
  
 and

 
 3115 Melrose Drive, Suite 150

Carlsbad, California 92010
 Attention: Steve McGowan

(After Lease Commencement Date)

		
	6.  Premises (Article 1).	 	
		
	 6.1.  Building:
	 	 3115 Melrose Drive, Carlsbad, California which

consists of approximately 103,547 square feet.

  
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	 6.2.  Premises:
	 	Approximately 39,655 rentable (35,093 usable) square feet of space located on the first (1st) and second (2nd)
floors of the Building, as set forth in Exhibit A attached hereto, and identified as Suites 150, 170 and 200. The exact rentable square footage of the Premises shall be determined by Landlord within 60 days of Substantial Completion
(as defined below), subject to Tenant’s right to verify and approve, in accordance with ANSI/BOMA Z65.1-2010 (the “Exact Area”). All provisions of this Lease that refer to or are affected
by the rentable square feet of the Premises shall be deemed to refer to such Exact Area.
		
	7.  Term (Article 2).	 	
		
	 7.1.  Lease Term:
	 	Approximately, eighty-six (86) months.

  
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	 7.2.  Lease Commencement Date:
	 	The “Lease Commencement Date” shall be the date of Substantial Completion of the Premises in accordance with the Tenant Work Letter (as defined below), estimated to be March 1, 2013. “Substantial
Completion” means (i) a certificate of occupancy (permanent or temporary), or equivalent building inspection sign-off, from the City of Carlsbad has been issued with respect to the Tenant
Improvements (as defined below), (ii) all Building Systems (as defined below) are in good working order to support the operation of the Premises for the uses permitted under this Lease, and (iii) the office portion of the Tenant Improvements
(which shall not include any machine shop or the installation of the Machine Shop Equipment, as defined below) are complete in accordance with Exhibit D other than with respect to industry standard punchlist items, which Landlord shall
correct promptly thereafter. The Parties acknowledge that, if the Lease Commencement Date occurs (a) later than April 1, 2013 (which date is subject to extension due to Lease Commencement Date Delay, defined in Section 5.5 of
the Tenant Work Letter), then Tenant shall as its sole remedy for such late delivery be entitled to one and one-half days of free Base Rent for each day beyond April 1, 2013 (as extended, if applicable)
that the Lease Commencement Date occurs; and (b) later than May 1, 2013 (which date is subject to extension due to Lease Commencement Date Delay), then Tenant shall as its sole remedy for such late delivery be entitled to two days of free
Base Rent for each day beyond May 1, 2013 (as extended, if applicable) that the Lease Commencement Date occurs (in addition to the free Base Rent already accrued pursuant to subsection “a” above). If the Lease Commencement Date has
not occurred by July 1, 2013 (which date is subject to extension due to Lease Commencement Date Delay) then Tenant may at its election terminate this Lease by delivery of written notice to
Landlord.

  
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	 7.3.  Lease Expiration Date:
	 	The date immediately preceding the day that is eighty-six (86) months after the Lease Commencement Date, provided that if the Lease Expiration Date is not the last day of the month, then
the Lease Expiration Date shall be extended to be the last day of the month that contains the Lease Expiration Date.
		
	 7.4  Option to Extend:
	 	Two (2) options to extend the Lease Term for a period of three (3) years, each.
		
	8.  Base Rent (Article 3):	 	

  

							
	 Months During
Lease Term
	 	 Annual

Base Rent
	 	 Monthly
Installment
of Base Rent
	 	 Monthly

Base Rent per
Rentable Square Foot
of the Premises

	*1-6	 	$412,800.00	 	$34,400.00	 	$1.72
	*7-12	 	$522.604.80	 	$43,550.40	 	$1.72
	13-24	 	$842,272.20	 	$70,189.35	 	$1.77
	25-36	 	$866,065.20	 	$72,172.10	 	$1.82
	37-48	 	$894,616.80	 	$74,551.40	 	$1.88
	49-60	 	$923,168.40	 	$76,930.70	 	$1.94
	61-72	 	$946,961.40	 	$78,913.45	 	$1.99
	73-84	 	$975,513.00	 	$81,292.75	 	$2.05
	85-86	 	$1,008,823.20	 	$84,068.86	 	$2.12

  

	*	 The Monthly Base Rent set forth above for the initial twelve (12) calendar month period of the Lease Term
(“Phase In Period”) has been calculated based upon on a reduced square footage (but Tenant will actually be occupying 39,655 rentable square feet as of the Lease Commencement as provided in Section 6.2 of
the Summary) as follows: (a) 20,000 rentable square feet for months 1 through 6 and (b) 25,320 rentable square feet for months 7 through 12. 

	*	 Subject to the abated base rent provision in Section 3.2 of the Lease.

  

			
	9.  Additional Rent (Article 4).	 	
		
	 9.1.  Base Year:
	 	The calendar year of 2013.
		
	 9.2.  Tenant’s Share of Direct Expenses:
	 	Approximately 38.30% (calculated on the basis of 39,655 rentable square feet of the Premises divided by 103,548 square feet of the Building).

  
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	10.  Security Deposit (Article 21):	 	$230,792, except that notwithstanding anything to the contrary in this Lease, (a) Tenant shall only be obligated to deposit with Landlord the sum of $146,723 as of the execution of this Lease, and the balance of the Security
Deposit, in the sum of $84,069, shall not be due from Tenant until 60 days after the execution of this Lease, (b) on the 25th month anniversary of the execution of this Lease, provided that
Tenant has not previously been in an uncured default (beyond the applicable notice and cure periods) under this Lease, then the amount of the Security Deposit shall be reduced by the sum of $72,172 to the amount of $158,620 and Landlord shall refund
to Tenant such sum of $72,172 on such 25th month anniversary, and (c) on the 42nd month anniversary of the execution of this Lease,
provided that Tenant has not previously been in an uncured default (beyond the applicable notice and cure periods) under this Lease, then the amount of the Security Deposit shall be reduced by the sum of $74,551 to the amount of $84,069 and Landlord
shall refund to Tenant such sum of $74,551 on such 42nd month anniversary.
		
	11.  Number of Parking Passes (Article 28):	 	4.0 unreserved parking passes per 1,000 rentable square foot of the Premises.
		
	12.  Brokers (Section 29.19):	 	 Landlord’s Broker: Cassidy Turley Commercial Real Estate Services

 
 Tenant’s Broker: Tenant Consulting Services. Inc.

		
	13.  Permitted Use (Section 5):	 	General office and administrative uses and for sales, training of staff, employees and outside vendors, engineering and related testing and prototype lab for Tenant’s spinal related products, a machine shop that includes the
equipment described on attached Exhibit F or reasonable replacements thereof (the “Machine Shop Equipment”) (subject to the terms of Section 6.5 below), warehouse and shipping/receiving of products from the
Premises and ancillary uses related to the foregoing consistent with the character of a first-class office building in the surrounding area and in compliance with all Applicable Laws and “CC&Rs” (as that term is defined in Article 5
of this Lease) governing the Real Property.

  
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 ARTICLE 1 

REAL PROPERTY, BUILDING, COMMON AREAS, PREMISES, FIRST REFUSAL 

SPACE AND TEMPORARY SPACE 

1.1    Real Property, Building, Common Areas and Premises. Upon and subject to the
terms set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 6.2 of the Summary (the “Premises’’), which Premises are located
in the building (the “Building”) set forth in Section 6.1 of the Summary, reserving, however, to Landlord all of the Building, except for the space within the inside surfaces bounding the Premises, and
except as provided below in this Article 1. The outline of the Premises is set forth in Exhibit A attached hereto. The rentable square footages of the Premises and the Building are set forth in
Section 6 of the Summary. The Building, the parking structure servicing the Building, the land upon which the Building stands, and the land, improvements and other buildings surrounding the Building which are designated
from time to time by Landlord as appurtenant to or servicing the Building, are herein sometimes collectively referred to herein as the “Real Property.” Except as specifically set forth in this Lease and in the Tenant Work Letter
attached hereto as Exhibit D (“Tenant 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 Real Property 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 Tenant Work Letter. Provided that Tenant has a right to inspect and subject to any exceptions noted in writing by Tenant to Landlord promptly upon Tenant’s taking possession of
the Premises, 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. Tenant is hereby granted the right to the
nonexclusive use of the common corridors and hallways, stairwells, elevators, restrooms and other public or common areas located on the Real Property (such areas, together with such other portions of the Real Property designated by Landlord, in its
reasonable discretion, are collectively referred to herein as the “common areas”) and the use thereof shall be subject to the rules, regulations and restrictions attached hereto as Exhibit B (the “Rules
and Regulations”). Subject to Section 9.6, Landlord reserves the right to make alterations or additions to or to change the location of elements of the Real Property and the common areas thereof, provided that such alterations,
additions or changes shall not unreasonably interfere with Tenant’s ability to access the Premises. Tenant’s use of the Premises. Tenant’s use of its parking spaces and/or Tenant’s use of essential portions of the common areas
(other than emergency situations). 
 1.2    Rentable Square Feet of Premises and Building.
For purposes of this Lease, all measurements shall be calculated pursuant to Standard Method for Measuring Floor Area in Office Buildings. ANSI Z65.I - 2010 (“BOMA”), provided that the square footage of the Building shall
include all of, and the square footage of the Premises therefore shall include a portion of, the square footage of the ground floor common areas located within the Building and the common area and occupied space of the portion of the Building or
Real Property, dedicated to the service of the Building. The rentable square feet of the Premises and the Building shall be as set forth in Sections 6.2 and 6.1 of the Summary, respectively and such square footages shall not be subject
to verification or modification during the Lease Term except as set forth in the Summary. 

  
 1 

 1.3    Right of First Refusal. During the
Lease Term, Tenant shall have an ongoing right of first refusal with respect to any space contiguous to the Premises (the “First Refusal Space”) upon and subject to the terms and conditions set forth in this
Section 1.3. 
 1.3.1    Method of Exercise. Landlord shall notify
Tenant in writing (the “First Refusal Notice”) in the event that Landlord makes a bona fide offer to a third party (or receives a bona fide offer from a third party that Landlord intends to accept) for the potential lease of all or
any portion of the First Refusal Space (the “Offered Space”). For a period of seven (7) days following Tenant’s receipt of the First Refusal Notice (the “Election Period”). Tenant shall have the right to
inform Landlord in writing (the “Acceptance Notice”) that Tenant desires to lease the Offered Space on the terms and conditions as set forth in the First Refusal Notice. Tenant’s lease of the Offered Space shall be on the terms
set forth in the First Refusal Notice (and to the extent not inconsistent with the First Refusal Notice the provisions of this Lease). If Tenant fails to deliver written notice to Landlord of Tenant’s election to lease the Offered Space within
such seven (7) day period, Landlord shall be entitled to enter into a lease with such potential third party tenant for the Offered Space, provided that prior to entering a lease with a third party tenant on terms which, on a net effective,
present value basis, are more than 5% more favorable to the tenant than the terms contained in the First Refusal Notice, Landlord shall first deliver a revised First Refusal Notice to Tenant on such more favorable terms in accordance with the
procedure set forth above. 
 1.3.2    Delivery of the Offered Space. Provided that Tenant
timely exercises its option to lease the Offered Space, Landlord shall deliver the Offered Space to Tenant on a date set forth in the First Refusal Notice (the “Delivery Date”). Notwithstanding the foregoing. Landlord shall have no
liability to Tenant for any damages resulting from any delay in delivering possession of the Offered Space to Tenant on any particular delivery date designated by Landlord or designated in this Lease, if such delay is caused by the holding over of a
previous tenant of the Offered Space. 
 1.3.3    Improvement of Offered Space. Tenant
agrees that Tenant shall accept the Offered Space in its then existing “as is” condition, subject to any improvement allowance specified in the First Refusal Notice. 

1.3.4    Amendment to Lease. If Tenant timely exercises Tenant’s right to lease the
Offered Space as set forth herein, Landlord and Tenant shall within fifteen (15) days thereafter execute an amendment adding such Offered Space to the Lease, as hereby amended, upon the same terms and conditions as the Premises, except as
otherwise set forth in this Section 1.3. Tenant shall commence payment of Rent for the Offered Space and the term of the Offered Space shall commence as set forth in the First Refusal Notice (the “First Refusal Space Commencement
Date”). 
 1.3.5    Superior Rights. If Tenant, following its receipt of a First
Refusal Notice, fails to exercise its right to lease all of the Offered Space set forth in a First Refusal Notice, then Landlord shall have the right to enter into an interim lease (an “Interim Lease”) with a third party with
respect to the Offered Space, and Tenant’s right of first refusal as set forth in this Section 1.3 shall be subordinate to all rights of the tenant under the Interim Lease. 

  
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 1.3.6    Termination of Right of First Refusal.
The rights contained in this Section 1.3 shall be personal to the Tenant originally named in this Lease (“Original Tenant”) or a “Non-Transferee
Assignee.” as defined in Section 14.7 of this Lease, may only be exercised by the Original Tenant or a Non-Transferee Assignee (and not any other assignee, sublessee or other
transferee of Tenant’s interest in the Lease, as hereby amended) if the Tenant or an NonTransferee Assignee occupies the entire Premises. Tenant shall not have the right to lease the Offered Space as provided in this
Section 1.3 if, as of the date of the attempted exercise of the first refusal right by Tenant, or as of the scheduled date of delivery of the Offered Space to Tenant, Tenant is in default under this Lease beyond the
applicable notice and cure period, or has previously been in default under this Lease beyond the applicable notice and cure period more than once. In addition, Tenant’s right of refusal as set forth in this Section 1.3
shall terminate upon the expiration of the Lease Term. 
 1.4    Temporary Space. Commencing
on the date which is one (1) business day following the date (the “Temporary Space Commencement Date”) which is the later of (i) the date of mutual execution and delivery of this Lease and Landlord’s receipt of the
Security Deposit (“Effective Date”) and (ii) Landlord’s receipt of the certificates of insurance required pursuant to Article 10 of this Lease and continuing until the day immediately preceding the Lease Commencement Date
(the “Temporary Space Expiration Date”). Tenant shall be entitled to use that certain space commonly known as Suite 130, located on the first (1st) floor of the Building, as
depicted on Exhibit A-l attached hereto (the “Temporary Space”). The period from the Temporary Space Commencement Date through the Temporary Space Expiration Date shall be
referred to as the “Temporary Space Occupancy Period.” Landlord shall deliver the Temporary Space to Tenant on or before the Temporary Space Commencement Date in its then- existing
“as-is” condition. Upon delivery of the Temporary Space to Tenant by Landlord, Tenant shall have the right to occupy such Temporary Space provided that all of the terms and conditions of this Lease
shall apply (including, without limitation, Tenant’s indemnity and insurance obligations) with respect to the Temporary Space, as though the Temporary Space were a part of the Premises (even though the Temporary Space shall not be deemed to be
a part of the Premises) and, during the Temporary Occupancy Period, Tenant shall be responsible for paying for the cost of all utilities supplied to the Temporary Space except that Tenant shall not be obligated to pay monthly Base Rent and
Tenant’s Share of Direct Expenses for the Temporary Space during the Temporary Space Occupancy Period. Tenant hereby acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of
the Temporary Space or with respect to the suitability of such space for Tenant’s use thereof or the conduct of Tenant’s business. Tenant shall vacate and surrender the Temporary Space to Landlord, in accordance with the terms of
Article 15 of this Lease, on or before the Temporary Space Expiration Date. If Tenant fails to timely and properly vacate and surrender the Temporary Space to Landlord pursuant to the immediately preceding sentence, Tenant shall be deemed to
be holding over in such Temporary Space and the terms of Article 16 of this Lease shall apply to such holdover, except that the monthly Base Rent payable during such holdover period with respect to the Temporary Space shall be $1.72 per
rentable square foot of the Temporary Space for the first three (3) months of such holdover and thereafter Tenant will be charged 125% of such monthly Base Rent amount. 

  
 3 

 ARTICLE 2 

LEASE TERM; OPTION TO EXTEND 

2.1    In General. The terms and provisions of this Lease shall be effective as of the date
(“Effective Date”) of the mutual execution and delivery of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 7.1 of the Summary and shall commence on
the date (the “Lease Commencement Date”) set forth in Section 7.2 of the Summary, and shall terminate on the date (the “Lease Expiration Date”) set forth in
Section 7.3 of the Summary, unless this Lease is sooner terminated as hereinafter provided or unless this Lease is extended pursuant to Section 2.2 below. For purposes of this Lease, the term “Lease Year”
shall mean each consecutive twelve (12)-month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C. attached hereto, which Tenant shall execute and
return to Landlord within five (5) days of receipt thereof. 
 2.2    Option to Extend. 

2.2.1.    Option Right. Subject to the terms hereof, Landlord hereby grants to the Original
Tenant two (2) consecutive options (each an “Option”) to extend the Lease Term for a period of three (3) years each (each an “Option Term”), which option shall each be exercisable only by written notice
delivered by Tenant to Landlord as set forth below; provided that, as of the date of delivery of such notice, (i) Tenant is not then in default under this Lease (beyond the applicable notice and cure periods), (ii) Tenant has not been in
default under this Lease (beyond the applicable notice and cure periods) more than once during the prior twelve (12) month period and (iii) Tenant has not been in default under this Lease (beyond the applicable notice and cure periods)
more than three (3) times during the Lease Term or, if applicable, the first option term (“First Option Term”). Upon the proper exercise of such option to extend, and provided that, as of the end of the Lease Term, or if
applicable, the First Option Term, (A) Tenant is not in default under this Lease (beyond the applicable notice and cure periods), (B) Tenant has not been in default under this Lease (beyond the applicable notice and cure periods) more than once
during the prior twelve (12) month period and (C) Tenant has not been in default under this Lease (beyond the applicable notice and cure periods) more than three (3) times during the Lease Term or if applicable, the First Option Term,
then the Lease Term, or if applicable, the First Option Term, as it applies to the Premises, shall be extended for a period of three (3) years. The rights contained in this Section 2.2 shall be personal to the Original
Tenant and any “NonTransferee Assignee.” as defined in Section 14.7 of this Lease, and may only be exercised by the Original Tenant or a Non-Transferee Assignee (and not any
other assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if the Original Tenant and/or a Non-Transferee Assignee is in occupancy of the entire Premises. 

  
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 2.2.2    Option Rent. The rent payable by
Tenant during the Option Term (the “Option Rent”) shall be equal to the Fair Market Rent Rate. The “Fair Market Rent Rate” shall be equal to the rent (including additional rent and considering any “base
year” or “expense stop” applicable thereto, which base year shall be adjusted to the calendar year in which the First Option Term, or if applicable, the second Option Term commences), including all escalations, at which tenants, as of
the commencement of the First Option Term, or if applicable, the second Option Term, are, pursuant to transactions completed within the twelve (12) month period prior to the commencement date of the First Option Term, or if applicable, the
second Option Term, leasing non-sublease, non-encumbered, non-equity, renewal,
non-expansion space reasonably comparable in size, location and quality to the Premises, for a similar lease term, in an arms length transaction, which comparable space is located in the Real Property and if
there are no such transactions at the Real Property, then in the “Comparable Buildings,” as that term is defined in Section 4.2.5.1 of this Lease, (such transactions shall be collectively referred to as the “Comparable
Transactions”), in either case taking into consideration the following concessions: (a) rental abatement concessions, if any, being granted such tenants in connection with such comparable space, and (b) all other monetary and non-monetary concessions, if any, being granted such tenants in connection with such comparable space (the foregoing items (a)- (b) shall be referred to as the “Renewal Concessions”); provided,
however, that notwithstanding anything to the contrary herein, no consideration shall be given to (x) the fact that Landlord is or is not required to pay a real estate brokerage commission in connection with the First Option Term, or if
applicable, the second Option Term, or the fact that the Comparable Transactions do or do not involve the payment of real estate brokerage commissions, (y) any period of rental abatement, if any, granted to such tenants in Comparable
Transactions in connection with the design, permitting and construction of tenant improvements in such comparable spaces and (z) any improvement allowances, if any, granted to such tenants in Comparable Transactions (the foregoing items (x)-(z)
shall be referred to as the “Excluded Concessions”). In the determination of the Option Rent, if any Renewal Concessions are granted to Tenant, Landlord may, at Landlord’s sole option, elect any or a portion of the following:
(1) to grant to some or all of the concessions to Tenant in the form as described above (i.e., as free rent), or (2) to adjust the rental rate component of the Option Rent to be an effective rental rate which takes into consideration the
total dollar value of such concessions (in which case the Renewal Concessions evidenced in the effective rental rate shall not be granted to Tenant). The Fair Market Rent Rate shall additionally include a determination as to whether, and if so to
what extent, Tenant must provide Landlord with financial security, such as a letter of credit or guaranty, for Tenant’s Rent obligations during the First Option Term, and if applicable, the second Option Term. 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). 

2.2.3    Exercise of Option. Each Option contained in this
Section 2.2 shall be exercised by Tenant, if at all, only in the following manner: (i) Tenant shall deliver written notice (“Interest Notice”) to Landlord not more than nine (9) months nor less
than eight (8) months prior to the expiration of the initial Lease Term, or, if applicable, the First Option Term, stating that Tenant is interested in exercising its option to extend and stating that Tenant has

  
 5 

 
elected exercise its option to extend for all or only a portion of the Premises; (ii) Landlord, after receipt of Tenant’s Interest Notice, shall deliver notice (the “Option Rent
Notice”) to Tenant not less than seven (7) months prior to the expiration of the initial Lease Term or, if applicable, the First Option Term, setting forth the Option Rent and, if applicable, Landlord shall designate and identify which
portion of the Premises shall be retained by Tenant during the applicable Option Term; (iii) within thirty (30) days after Tenant’s receipt of the Option Rent Notice, Tenant shall, at its election, either (A) revoke Tenant’s
prior Interest Notice with respect to such Option Term, (B) accept the Option Rent specified by Landlord and irrevocably exercise the Option by delivering written notice (“Exercise Notice”) thereof to Landlord or
(C) irrevocably exercise the Option by delivering written notice (“Exercise Notice”) thereof to Landlord and concurrently therewith object to the Option Rent contained in the Option Rent Notice, in which case the parties shall
follow the procedure, and the Option Rent shall be determined, as set forth in Section 2.2.4 below. 

2.2.4    Determination of Option Rent. In the event Tenant timely and appropriately objects to the
Option Rent, Landlord and Tenant shall attempt to agree upon the Option Rent using their best good-faith efforts. If Landlord and Tenant fail to reach agreement within ten (10) days following Tenant’s objection to the Option Rent (the
“Outside Agreement Date”), then each party shall make a separate determination of the Option Rent within five (5) days, and such determinations shall be submitted to arbitration in accordance with Sections 2.2.4.1
through 2.2.4.7 below, provided that Landlord’s determination of Option Rent submitted to arbitration shall not be higher than the Option Rent contained in the Option Rent Notice (when calculated with any concessions to be given on a net
effective rental rate basis). 
 2.2.4.1 Landlord and Tenant shall each appoint one arbitrator who shall by profession be a real estate
broker or appraiser who shall have been active over the ten (10) year period ending on the date of such appointment in the leasing (or appraisal, as the case may be) of comparable commercial properties in the vicinity of the Real Property. Each
such arbitrator shall be appointed within ten (10) days after the applicable Outside Agreement Date. 
 2.2.4.2 The two arbitrators so
appointed shall within five (5) business days of the date of the appointment of the last appointed arbitrator agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of
the initial two arbitrators. 
 2.2.4.3 The three arbitrators shall within thirty (30) days of the appointment of the third arbitrator
reach a decision as to whether the parties shall use Landlord’s or Tenant’s submitted Option Rent and shall notify Landlord and Tenant thereof. The determination of the arbitrators shall be limited solely to the issue of whether
Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent as determined by the arbitrators, taking into account the requirements of Section 2.2.2 of this Lease. 

2.2.4.4 The decision of the majority of the three (3) arbitrators shall be binding upon Landlord and Tenant. 

2.2.4.5 If either Landlord or Tenant fails to appoint an arbitrator within ten (10) days after the applicable Outside Agreement Date,
the arbitrator appointed by one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord and Tenant. 

  
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 2.2.4.6 If the two arbitrators fail to agree upon and appoint a third arbitrator, or both
parties fail to appoint an arbitrator, then the appointment of the third arbitrator or any arbitrator shall be dismissed and the matter to be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration
Association, but subject to the instruction set forth in this Section 2.2.4. 

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

2.2.5    Tenant’s Election to Exercise Option For Less Than All of the Premises. In
connection with Tenant’s exercise of an Option, Tenant shall have the right to elect, in its sole discretion, to extend the initial Term or the First Option Term, as the case may be, for all or a portion of the Premises then being leased by
Tenant, provided that if Tenant elects to exercise its option to extend with respect to less than the entire Premises then leased by Tenant, then (a) Tenant shall, concurrently with Tenant’s delivery of the Interest Notice to Landlord,
designate the approximate number of square footage and then Landlord shall designate, in its reasonable discretion, the portion of the Premises which Tenant shall continue lease during the First Option Term, and if applicable, the second Option
Term, (b) any portion of the Premises that Tenant will not continue to lease during the First Option Term or second Option Term, to the extent applicable, must be of a configuration acceptable to Landlord and that would not affect the
marketability of such space for lease, as determined by Landlord in its sole discretion and (c) one hundred percent (100%) of the “Demising Costs,” as defined below, shall be paid for by Tenant. For purposes hereof, “Demising
Costs” mean all costs of separating the portion of the Premises for which the applicable Option is exercised from the portion of the Premises for which the applicable Option is not exercised, including the cost of constructing the demising
walls, separating building systems and installing any new entrances and corridor extensions that are necessary to provide building code compliant ingress and egress to the portion of the Premises for which Tenant elected not to exercise its Option.

 2.3    Early Access. Landlord shall allow Tenant access to the Premises, at no charge to
Tenant, at least thirty (30) days prior to the Lease Commencement Date for the sole purpose of Tenant installing equipment, furniture and fixtures (including Tenant’s data and telephone equipment) in the Premises provided that
(x) Tenant and its agents do not interfere with the performance of or otherwise delay the completion of the “Tenant Improvements,” as defined in Section 1 of the Tenant Work Letter, (y) prior to
Tenant’s entry into the Premises as permitted by the terms of this Section 2.3, Tenant shall notify Landlord of such early entry and submit a schedule to Landlord, for its approval, which schedule shall detail the
timing and purpose of Tenant’s entry, and Tenant shall adhere to Landlord’s reasonable rules and regulations with respect to Tenant’s entry into the Premises and (z) Tenant delivers evidence of the insurance required under
Article 10 of this Lease. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to
this Section 2.3.  

  
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 ARTICLE 3 

BASE RENT; ABATEMENT OF MONTHLY BASE RENT 

3.1    Base Rent. Tenant shall pay, without notice or demand, to Landlord at the management
office of the Building, or at such other place as Landlord may from time to time designate in writing, in the form of a check (which is drawn upon a bank which is located in the State of California) or 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”), payable in monthly installments as set forth in Section 8 of the Summary and
Section 3.2.1 below 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 (1st) full calendar month of the
Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any “Rent”, as that term is defined in Section 4.1, below, payment date (including the Lease Commencement Date) falls on a
day of a calendar month other than the first day of such calendar month or if any Rent payment is for a period which is shorter than one calendar month such as during the last month of the Lease Term, the Rent for any fractional calendar month shall
accrue on a daily basis for the period from the date such payment is due to the end of such calendar month at a rate per day which is equal to 1/30 of the Rent. All other payments or adjustments required to be made under the terms of this Lease that
require proration on a time basis shall be prorated on the same basis. 
 3.2    Abatement of Monthly Base Rent;
Landlord’s Right to Purchase Abatement Amount. 
 3.2.1    Abatement of Monthly Base Rent.
Notwithstanding anything in Section 3.1 above to the contrary and provided that Tenant is not then in default under this Lease (beyond any applicable notice and cure period), Tenant shall be entitled to an abatement of the Monthly Base
Rent due under this Lease for the Premises in an amount equal to $427,219.25, in the aggregate (“Monthly Base Rent Abatement Amount”), which Monthly Base Rent Abatement Amount shall be applied in equal monthly installments to fifty
percent (50%) of the Monthly Base Rent due under this Lease commencing as of the Commencement Date and ending when the Monthly Base Rent Abatement Amount has been exhausted (the “Base Rent Abatement Period”). Tenant acknowledges
that the Monthly Base Rent Abatement Amount has been granted to Tenant as additional consideration for entering into this Lease and for agreeing to pay the Rent and perform the other terms and conditions required under this Lease. Accordingly, if
this Lease terminates due to a Tenant default under this Lease, then Tenant shall be obligated to pay to Landlord (in addition to Landlord’s other remedies) the unamortized amount (amortized straight-line basis over the initial Lease Term) of
the Monthly Base Rent Abatement Amount that was abated through the date of termination. For purposes of example, if this Lease is terminated due to a Tenant default after the end of the fortieth
(40th) month of the Term, then Tenant would be obligated to repay (86-40)/86 of the entire Monthly Base Rent Abatement Amount. The rights contained in this
Section 3.2 shall be personal to the Original Tenant and may only be exercised by the Original Tenant (and not any assignee, sublessee or transferee of the Original Tenant’s interest in this Lease) if the Original
Tenant is in occupancy of the entire Premises. 

  
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 3.2.2    Landlord’s Right to Purchase the Abatement
Amount. At any time during the Lease Term, upon notice to Tenant, Landlord shall have the right to purchase the Monthly Base Rental Abatement Amount then remaining as of the “Payment Date,” as defined below, by paying to
Tenant an amount equal to the “Rent Abatement Payout Price,” as that term is defined below. As used herein, “Rent Abatement Payout Price” shall mean the present value of the Monthly Base Rental Abatement Amount then
remaining during the Lease Term, as of the date of payment (“Payment Date”) by Landlord to Tenant of the Rent Abatement Payout Price by Landlord. Such present value shall be calculated (i) by using the portion of the Monthly
Base Rental Abatement Amount then remaining as of the Payment Date (as though such remaining portion of the Monthly Base Rental Amount benefitted Tenant at the mid-way point between the Payment Date and the
last day of the abatement period) and (ii) 
by using a discount rate of five percent (5%) per annum. 
 ARTICLE 4 

ADDITIONAL RENT 

4.1    Additional Rent. In addition to paying the Base Rent specified in Article 3 of
this Lease, Tenant shall pay as additional rent “Tenant’s Share” of the annual “Direct Expenses.” as those terms are defined in Sections 4.2.6 and 4.2.2 of this Lease, respectively, which are in excess of the
amount of Direct Expenses applicable to the “Base Year.” as that term is defined in Section 4.2.1 of this Lease; provided however, Tenant shall not be obligated to pay any such excess during the first
twelve (12) months of the initial Lease Term. Such additional rent, together with any and all other amounts payable by Tenant to Landlord, as additional rent or otherwise, pursuant to the terms of this Lease, shall be hereinafter collectively
referred to as the “Additional Rent.” The Base Rent and Additional Rent are herein collectively referred to as the “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same
periods and in the same manner, time and place as the Base Rent. Without limitation on other obligations of Tenant which shall 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. As
used in this Article 4, the following terms shall have the meanings hereinafter set forth: 

4.2.1    “Base Year” shall mean the period set forth in Section 9.1 of
the Summary. 
 4.2.2    “Direct Expenses” mean “Operating Expenses” and
“Tax Expenses,” as those terms are defined herein below. 
 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. 

4.2.4    “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature
which Landlord shall pay or incur during the Base Year or any Expense Year in accordance with sound real estate management principles consistently applied because of 

  
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or in connection with the ownership, management, maintenance, repair, replacement, restoration or operation of the Real Property, including, without limitation, any amounts paid or incurred for
(i) the cost of supplying all utilities, the cost of operating, maintaining, repairing, replacing, renovating and managing the utility systems, mechanical systems, sanitary and storm drainage systems, and escalator and elevator systems, and the cost
of supplies, tools, and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting the validity or applicability of any governmental
enactments which may affect Operating Expenses, and the costs incurred in connection with the implementation and operation of a transportation system management program or similar program; (iii) the cost of insurance carried by Landlord, in
such amounts as Landlord may reasonably determine; (iv) fees, charges and other costs, including management fees (or amounts in lieu thereof), consulting fees (including, but not limited to, any consulting fees incurred in connection with the
procurement of insurance), legal fees and accounting fees, of all persons engaged by Landlord or otherwise reasonably incurred by Landlord in connection with the management, operation, maintenance and repair of the Real Property; (v) the cost
of parking area repair, restoration, and maintenance, including, but not limited to, resurfacing, repainting, restriping, and cleaning; (vi) wages, salaries and other compensation and benefits of all persons engaged in the operation,
maintenance or security of the Real Property, and employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; provided, that if any employees of
Landlord provide services for more than one building of Landlord, then a prorated portion of such employees’ wages, benefits and taxes shall be included in Operating Expenses based on the portion of their working time devoted to the Real
Property; (vii) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building; (viii) amortization (including interest on the unamortized cost
at a rate equal to the floating commercial loan rate announced from time to time by Bank of America, a national banking association, or its successor, as its prime rate, plus 2% per annum (the “Interest Rate”) of the cost of
acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Building and Real Property; and (ix) the cost of capital improvements or other costs incurred in connection with the Real Property
(A) which relate to the operation, repair, maintenance and replacement of all systems, equipment or facilities which serve the Real Property in the whole or in part, (B) which are intended as a labor-saving device or to effect other
economies in the operation or maintenance of the Real Property, or any portion thereof to the extent of cost savings reasonably anticipated by Landlord, or (C) that are required under any governmental law or regulation that is first being
enforced by a federal, state or local governmental agency after the Lease Commencement Date; provided, however, that each such permitted capital expenditure shall be amortized (including interest on the unamortized cost) over its useful life as
Landlord shall reasonably determine, and further provided that Operating Expenses shall in no event include (1) the costs of leasing space within the Real Property, (2) any costs or expenses that are solely for the benefit of particular
tenants of the Real Property not including Tenant, (3) management fees in excess of 3% of the gross revenues of the Real Property per year, or (4) expenses in connection with services or other benefits which are not offered to Tenant or
for which Tenant is charged for directly but which are provided to another tenant or occupant of the Real Property, without charge. If the Building is not ninety-five percent (95%) occupied during all or a portion of the Base Year or any Expense
Year, Landlord shall make an appropriate adjustment to the variable components of 

  
 10 

 
Operating Expenses for such year as reasonably determined by Landlord employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid
had the Building been ninety-five percent (95%) occupied, and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. 

4.2.5    “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 Building), which Landlord shall pay or incur during the Base Year or 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 Real Property. Tax Expenses for the Base Year and each Expense Year shall be calculated as if the Building were ninety-five percent (95%) occupied by
tenants in space that is built out, and the Building is fully assessed as a result of the foregoing. 

4.2.5.1    Tax Expenses shall include, without limitation: 

(i)    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, conservation, 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 include any governmental or private assessments or the Building’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. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes, fees, levies and charges be included within the definition of Tax
Expenses for purposes of this Lease; 
 (ii)    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 gross income 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; 
 (iii)    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; and 

  
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 (iv)    Any possessory taxes charged or levied in lieu of real estate
taxes. 
 4.2.5.2    Any expenses incurred by Landlord in attempting to protest, reduce or minimize Tax Expenses
shall be included in Tax Expenses in the Expense Year such expenses are paid to the extent that such expenses reduce Tax Expenses. Tax refunds shall be deducted from Tax Expenses in the Expense Year they are received by Landlord (except that any tax
refund received in the Base Year that is allocable to a prior year shall not be included in the calculation of Tax Expenses for such Base Year). All special assessments which may be paid in installments shall be paid by Landlord in the maximum
number of installments permitted by law and not included in Operating Expenses except in the year in which the assessment is actually paid; provided, however, that if the prevailing practice of comparable to buildings of a similar class located in
the vicinity of the Building (the “Comparable Buildings”) is to pay such assessments on a yearly basis, and Landlord pays the same on such basis, such assessments shall be included in Operating Expenses in the year paid by Landlord.
In the event Tax Expenses for the Base Year are retroactively reduced due to a reassessment occurring after the expiration of the Base Year, the Tax Expenses component of the Base Year shall be proportionately reduced commencing with the
then-current Expense Year. 
 4.2.5.3    Notwithstanding anything to the contrary contained in this
Section 4.2.5 (except as set forth in Section 4.2.5.1 or levied in whole or part in lieu of Tax Expenses), 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 Building), (ii) any items included as Operating Expenses and (iii) any items paid by Tenant under Section 4.5 of this Lease. 

4.2.6    “Tenant’s Share” shall mean the percentage set forth in
Section 9.2 of the Summary. Tenant’s Share was calculated by multiplying the number of rentable square feet of the Premises by 100 and dividing the product by the total rentable square feet in the Building. In the
event either the Premises and/or the Building is expanded or reduced. Tenant’s Share shall be appropriately adjusted, and, as to the Expense Year in which such change occurs. Tenant’s Share for such year shall be determined on the basis of
the number of days during such Expense Year that each such Tenant’s Share was in effect. 

4.3    Calculation and Payment of Additional Rent; Cap on Controllable Operating Expenses. 

4.3.1    Calculation of Excess. If for any Expense Year ending or commencing within the Lease Term.
Tenant’s Share of Direct Expenses for such Expense Year exceeds Tenant’s share of the amount of Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in
Section 4.3.2, below, and as Additional Rent, an amount equal to the excess (the “Excess”). Notwithstanding anything to the contrary, Landlord agrees that in calculating the Excess pursuant to this
Section 4.3.1, all Operating Expenses which are controllable by Landlord (“Controllable Costs”) (specifically excluding insurance premiums, Tax Expenses, costs of utilities and costs imposed upon the Real
Property by any recorded CC&Rs and agreements recorded against the Real Property) will not increase by 

  
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more than five percent (5%) per year (on a non-cumulative, non-compounding basis) (the “Maximum Permitted
Increase”), on a collective and not a per-item basis, over the amount of such controllable Operating Expenses for the Base Year. The unused portion of an Expense Year’s Maximum Permitted Increase
may be carried forward to absorb any future Operating Expenses that would otherwise be in excess of the Maximum Permitted Increase for such future Expense Year. 

4.3.2    Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to
Tenant, on or before the last day of April following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the
amount, if any, of any Excess. Upon receipt of the Statement for each Expense Year ending during the Lease Term, if an Excess is present, Tenant shall pay, with its next installment of Base Rent due, the full amount of the Excess for such Expense
Year, less the amounts, if any, paid during such Expense Year as “Estimated Excess.” as that term is defined in Section 4.3.3, below. The failure of Landlord to timely furnish the Statement for any Expense
Year shall not prejudice Landlord 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 the Direct Expenses
for the Expense Year in which this Lease terminates, taking into consideration that the Lease Expiration Date may have occurred prior to the final day of the applicable Expense Year, if an Excess is present, Tenant shall immediately pay to Landlord
an amount as calculated pursuant to the provisions of Section 4.3.1 of this Lease. The provisions of this Section 4.3.2 shall survive the expiration or earlier termination of the Lease Term. 

4.3.3    Statement of Estimated Direct Expenses. In addition, Landlord shall give Tenant a yearly expense
estimate statement (the “Estimate Statement”) which shall set forth 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 excess (the “Estimated Excess”) as calculated by comparing Direct Expenses, which shall be based upon the Estimate, to the amount of Direct Expenses applicable to the Base Year, which Estimate Statement may be revised and
reissued by Landlord from time to time. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess under this Article 4. If
pursuant to the Estimate Statement (or a revision thereof) an Estimated Excess is calculated for the then-current Expense Year, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Excess (or the increase in the
Estimated Excess if pursuant to a revised Estimated Statement) for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.3.3). Such fraction shall have as its numerator
the number of months which have elapsed in such current Expense Year to the month of such payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with
the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

4.4    Allocation of Direct Expenses. When calculating the Direct Expenses for the Base Year,
such Direct Expenses shall not include any increase in Tax Expenses attributable to special assessments, charges, costs, or fees, or due to modifications or changes in governmental 

  
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laws or regulations, including, but not limited to, the institution of a split tax roll, and Operating Expenses shall exclude market-wide labor-rate increases due to extraordinary circumstances,
including, but not limited to, boycotts and strikes, and utility rate increases due to extraordinary circumstances including, but not limited to, conservation surcharges, boycotts, embargoes or other shortages and amortized costs relating to capital
improvements; provided, however, that to the extent such assessments, charges, costs and/or fees shall also be included in Direct Expenses for any Expense Year subsequent to the Base Year, then such assessments, charges, costs and/or fees shall also
be included in Direct Expenses for the Base Year. 
 4.5    Taxes and Other Charges For Which Tenant Is
Directly Responsible. Tenant shall reimburse Landlord, as Additional Rent, upon demand for any and all taxes required to be paid by Landlord (except to the extent included in Tax Expenses by Landlord), excluding state, local and
federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when; 

4.5.1    Said taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment,
furniture, fixtures and other personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the
cost or value of a building standard build-out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord; 

4.5.2    Said taxes are assessed upon or with respect to the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises, any portion of the Real Property or the parking facility used by Tenant in connection with this Lease; or 

4.5.3    Said taxes are assessed upon this transaction or any document to which Tenant is a party creating or
transferring an interest or an estate in the Premises. 
 4.6    Landlord’s Books and
Records. Within one hundred eighty (180) days after receipt of a Statement by Tenant, if Tenant disputes the amount of Additional Rent set forth in the Statement, a reputable certified public accountant (which accountant is a
member of a reputable independent nationally or regionally recognized accounting firm and has had previous experience in reviewing financial operating records of landlords of office buildings; provided that such accountant is not retained by Tenant
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 at Landlord’s offices, provided that Tenant is not then in default under this
Lease beyond the applicable notice and cure period. In connection with such inspection, Tenant and Tenant’s agents must agree in advance to abide by 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 one hundred eighty (180) days of
Tenant’s receipt of such Statement 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 certification as 

  
 14 

 
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 certification by the Accountant proves that Direct Expenses were overstated by more than four percent (4%), then the cost of the Accountant and the cost of such certification shall be paid for by Landlord.
In no event shall this Section 4.6 be deemed to allow any review of any Landlord’s records by any subtenant of Tenant. Tenant agrees that this Section 4.6 shall be the sole method to be used
by Tenant to dispute the amount of any Direct Expenses payable or not payable by Tenant pursuant to the terms of this Lease, and Tenant hereby waives any other rights at law or in equity relating thereto. 

ARTICLE 5 

USE OF PREMISES 
 Tenant shall use
the Premises solely for the “Permitted Use.” as that term is defined in Section 13 of the Summary, and Tenant shall not use or permit the Premises 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, and shall not allow occupancy density of use of the Premises which is greater than 5 people per 1,000 rentable square feet. Tenant further covenants and
agrees that it 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 Rules and Regulations, 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 Building. Tenant shall faithfully observe and comply with the Rules and Regulations.
Landlord shall enforce such Rules and Regulations in a non-discriminatory manner with respect to all tenants of the Real Property. Provided that Landlord uses its reasonable efforts to so enforce the Rules and
Regulations, Landlord shall not be liable with respect to the acts or omissions of any other tenants or occupants of the Building with respect to such Rules and Regulations. Tenant shall comply with all recorded covenants, conditions and
restrictions (collectively. “CC&Rs”) now affecting the Real Property. Subject to the remaining provisions of this Article, Tenant shall not use or allow another person or entity to use any part of the Premises for the storage,
use, treatment, manufacture or sale of hazardous materials or substances as defined pursuant to any applicable federal, state or local governmental or quasi-governmental law, code, ordinance, rule, or regulation. Landlord acknowledges that Tenant
intends to maintain a machine shop within the Premises that may include any or all of the Machine Shop Equipment, as further set forth in Section 6.5 below. Landlord acknowledges that Tenant has the right to use in its
business the hazardous materials described on attached Exhibit G in the quantities described therein and in the manner described below, and Tenant shall not be in violation of this Lease because of the use or presence of such hazardous
materials that are described on attached Exhibit G in the quantities described therein and in the manner described below provided that Tenant uses such hazardous materials in compliance with all applicable laws and Tenant maintains a
commercially reasonable, written hazardous material management plan, which Tenant shall deliver to Landlord upon request by Landlord. Exhibit G includes the chemical name and volume stored on site. All chemicals shall be stored, transported
and handled by Tenant as per applicable California and Federal Occupational Safety and Health Administration (OSHA) regulations and the Material Safety Data Sheet (MSDS) for each 

  
 15 

 
chemical. Tenant shall maintain all required OSHA procedures in place, i.e. Injury and Illness Prevention Program, as part of the Spinal Elements OSHA Compliance and Training Program.
Tenant’s personnel who will come in contact with the chemicals listed on Exhibit G shall be trained in the following areas specific to said chemicals: 

1. Chemical Product and Company Identification 

2. Composition/Information on Ingredients 

3. Hazard Identification 
 4.
First Aid Measures 
 5. Fire Fighting Measures 

6. Accidental Release Measures 

7. Handling and Storage 
 8.
Exposure Control/Personal Protection 
 9. Physical and Chemical Properties 

10. Stability and Reactivity 
 11.
Toxicological Information 
 12. Ecological Information 

13. Disposal Considerations 
 14.
Transport Information 
 15. Regulatory Information (Not meant to be all inclusive - selected regulation represented) 

16. Other Information (as required) 

Landlord acknowledges, however, that Tenant will maintain products in the Premises which are incidental to the operation of its offices, such
as photocopy supplies, secretarial supplies and limited janitorial supplies, which contain chemicals which are categorized as hazardous materials. Landlord agrees that the use of such products in the Premises in compliance with all applicable laws
and in the manner in which such products are designed to be used shall not be a violation by Tenant of this Article 5. 
 
ARTICLE 6 
 SERVICES AND UTILITIES 

6.1    Standard Tenant Services. Landlord shall provide the following services on all days
during the Lease Term, unless otherwise stated below. 
 6.1.1    Subject to all governmental rules, regulations
and guidelines applicable thereto, Landlord shall provide heating and air conditioning when necessary for normal comfort for normal general office use in the Premises (subject to Tenant’s obligation to pay for all electrical charges a as
provided in Section 6.4, below), from Monday through Friday, during the period from 7:00 a.m. to 7:00 p.m., and on Saturdays during the period from 8:00 a.m. to 1:00 p.m. (collectively. “Building Hours”),
except for Sundays and New Year’s Day. President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the day after Thanksgiving Day, Christmas Day and any other nationally and locally recognized holidays (collectively,
the “Holidays”). After-hours rates, which are subject to reasonable increases to the extent of Landlord’s actual costs (but not to increase by more than 5% for any year), are currently $40.00 per hour for heating or air
conditioning for the Premises. 

  
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 6.1.2    Subject to the other terms of this Lease, Landlord shall
provide electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment. Tenant shall not exceed the capacity of such facilities and Tenant’s electrical usage shall otherwise be subject to
Applicable Laws and regulations, including Title 24. Tenant shall bear the cost of replacement of lamps, starters and ballasts for any lighting fixtures within the Premises. 

6.1.3    Landlord shall provide city water from the regular Building outlets for lavatory and toilet purposes. 

6.1.4    Landlord shall provide janitorial services for normal general office use Monday through Friday except the
date of observation of the Holidays, in and about the Premises. 
 6.1.5    Landlord shall provide nonexclusive
automatic elevator service at all times. 
 6.2    Overstandard Tenant Use. Other than the
Machine Shop Equipment (which Landlord shall be deemed to approve and consent to notwithstanding its noise, vibrations, and emissions, provided that the Machine Shop Equipment and Tenant’s use thereof complies with Applicable Laws and the
applicable manufacturers’ operational specifications/guidelines), Tenant shall not. without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or
lighting other than building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of
Section 6.1 of this Lease. If such consent is given, Landlord shall have the right to install supplementary air conditioning units or other facilities in the Premises, including supplementary or additional metering devices,
and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by Tenant to Landlord upon billing by Landlord. If Tenant uses water, heat or
air conditioning (or any other services) in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the cost of such excess consumption, the cost of the
installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install
devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, on demand, including the cost of such additional metering devices. If Tenant desires to use heat, ventilation or air
conditioning during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord (24) hours’ prior notice of
Tenant’s desired use and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant per Section 6.1.1 and, if such service is not a continuation of that furnished during regular business hours, Tenant shall pay the same
hourly rate for a period of two (2) hours preceding the commencement of such service. Amounts payable by Tenant to Landlord for such use of additional utilities shall be deemed Additional Rent hereunder and shall be billed on a monthly basis.

  
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 6.3    Interruption of Use. Tenant agrees
that Landlord shall not be liable for damages, by abatement of Rent or otherwise (except as otherwise expressly provided in Section 19.6 of this Lease), 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 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 after using its commercially reasonable efforts to do so, by any 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. 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, provided that Landlord has used its commercially reasonable
efforts to have such services or utilities furnished. Landlord may comply with voluntary controls or guidelines promulgated by any governmental entity relating to the use or conservation of energy, water, gas, light or electricity or the reduction
of automobile or other emissions without creating any liability of Landlord to Tenant under this Lease, provided that the Premises are not thereby rendered untenantable. 

6.4    Electrical Meters; Tenant’s Obligation to Pay for All Electricity. If the Premises
are not separately metered for electricity. Landlord shall, at Landlord’s cost, pursuant to the terms of the Tenant Work Letter, install separate meters or submeters to measure the consumption of electricity which may be furnished to or used
in. on or about the Premises. Tenant agrees to pay Landlord within ten (10) days of Landlord’s delivery of an invoice therefor (or the local public utility provider, as applicable, prior to delinquency) for all electricity which may be
furnished to or used in, on or about the Premises, as shown by said meters at the rates charged by the local public utility furnishing the same. Amounts payable by Tenant to Landlord for use of utilities shall be deemed Additional Rent hereunder.

 6.5    Installation and Use of Machine Shop Equipment. Subject to the terms of this
Lease, Landlord hereby acknowledges that Tenant will be installing in the Premises, at Tenant’s sole cost, the Machine Shop Equipment (as defined in Section 13 of the Summary), and Landlord hereby approves such
installation and the use of such items by Tenant, provided that Tenant shall install the Machine Shop Equipment in accordance with the terms of Article 8 below and subject to the terms and conditions set forth herein. Landlord does not
represent or warrant that the utilities in the Premises have a sufficient capacity for Tenant’s use of the Machine Shop Equipment, and if any additional utility facilities (such as additional or larger electrical power panels or circuits, or
gas lines, or utility meters or submeters) shall be required, as reasonably determined by Landlord in connection with Tenant’s installation or use of the foregoing equipment, the additional facilities shall be installed by Tenant at its sole
cost and expense in accordance with the terms of Article 8 below. Tenant shall not interfere with Landlord’s construction of the Tenant Improvements in connection with Tenant’s installation of the Machine

  
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Shop Equipment. Tenant shall be required to comply with all Applicable Laws and the applicable manufacturers’ operational specifications/guidelines in connection with Tenant’s
installation and use of the Machine Shop Equipment, including without limitation any requirements that Tenant install improvements in the Premises or Building in order to comply with such Applicable Laws. Upon the expiration or earlier termination
of this Lease, Tenant shall remove the Machine Shop Equipment in accordance with the terms of Section 15.2 below. Tenant acknowledges and agrees that the “Tenant Improvements” (as defined in Section 1 of the
Tenant Work Letter) shall include soundproofing materials and measures, which shall be specified in the construction plans to be prepared pursuant to the Tenant Work Letter. Tenant agrees that if Tenant’s use of the Machine Shop Equipment
interferes with other tenants in the Building, then Landlord shall have the right to install additional reasonable soundproofing materials in or adjacent to the Premises, and Tenant shall reasonably cooperate with Landlord regarding access to the
Premises and Landlord installation of such soundproofing materials. Landlord shall pay for the purchase and installation of such additional soundproofing materials, provided that if the interference to other tenants is being caused by Tenant’s
use of the Machine Shop Equipment in violation of Applicable Laws or applicable manufacturers” operational specifications/guidelines, then Tenant shall pay for the same. 

ARTICLE 7 

REPAIRS 
 Landlord
shall at Landlord’s cost (and not included in Operating Expenses) repair and maintain the structural portions of the Building (collectively, the “Building Structure”), basic plumbing, sewer, heating, ventilating, air-conditioning, fire suppression/ sprinkler, Building security and electrical systems installed or furnished by Landlord and not located within the Premises (collectively, the “Building Systems”),
unless such maintenance and repairs are caused in part or in whole by the act, neglect, fault or omission of any duty by Tenant or the “Tenant Parties.” as defined in Section 10.1, below, in which event Tenant
shall pay to Landlord, as Additional Rent, the reasonable cost of such maintenance and repairs. Except as set forth in the preceding sentence. Tenant shall, at Tenant’s own expense, pursuant to the terms of this Lease, including, without
limitation, Article 8 hereof, keep the Premises, including all improvements, fixtures and furnishings therein, in good order, repair and condition at all times during the Lease Term. 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, pursuant to the terms of this Lease, including, without limitation, Article 8 hereof, promptly and adequately
repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances; provided, however, that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, 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 uniformly established for the Building, not to exceed 10% of the cost of repair) 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. Landlord may, but shall not be required to, enter the Premises at all reasonable
times (provided that Landlord acts in accordance with Article 27) to make such repairs, alterations, improvements and additions to the Premises or to the Building or to any equipment located in the 

  
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Building 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. Tenant hereby waives and
releases its right to make repairs at Landlord’s expense under Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. The Building Structure and Building Systems shall be
collectively referred to as the “Base Building.” 
 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 (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, delayed or conditioned by Landlord. Notwithstanding the foregoing, Tenant shall have the right, without Landlord’s consent but upon
ten (10) business days’ prior notice to Landlord, to make strictly cosmetic, non-structural additions and alterations (“Cosmetic Alterations’”) to the Premises provided such
Cosmetic Alterations (i) do not involve the expenditure of more than $50,000.00, in the aggregate; (ii) are not visible from the exterior of the Building or which do not otherwise affect the exterior appearance of the Premises or Building,
(iii) do not affect the Building Systems or the Building Structure, or (iv) do not unreasonably interfere with any other occupant’s normal and customary office operation; and (v) comply with Applicable Laws or the CC&Rs. 

8.2    Manner of Construction. Landlord may impose, as a condition of its consent to 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 upon Landlord’s request. Tenant shall, at
Tenant’s expense, remove such Alterations upon the expiration or any early termination of the Lease Term, and/or the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen selected by Landlord.
Landlord shall tell Tenant at the time of approval whether such improvements need to be removed at the end of the Lease Term. Tenant shall construct such Alterations and perform such repairs in conformance with any and all applicable rules and
regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by the City of Carlsbad, in conformance with Landlord’s construction rules and regulations. All work with respect to any
Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of work. In performing the work of any such Alterations,
Tenant shall have the work performed in such manner as not to obstruct access to the Building or the common areas for any other tenant of the Building, and as not to obstruct the business of Landlord or other tenants in the Building, or interfere
with the labor force working in the Building. In the event Tenant performs any Alterations in the Premises which require or give rise to governmentally required changes to the Base Building, and provided that Landlord notified Tenant of such
requirement in Landlord’s consent to such Alterations, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. Upon completion of any Alterations and to the extent applicable, Tenant agrees to cause a timely
Notice of Completion to be recorded in the office of 

  
 20 

 
the Recorder of the County of Carlsbad in accordance with the terms of Section 3093 of the Civil Code of the State of California or any successor statute, and Tenant shall deliver to the
Building management office a reproducible copy of any “as built” drawings of the Alterations. 

8.3    Payment for Improvements. In the event Tenant orders any Alterations or repair work
directly from Landlord or from a contractor selected by Landlord, the charges for such work shall be deemed Additional Rent under this Lease, payable upon billing therefor, either periodically during construction or upon the substantial completion
of such work, at Landlord’s option. Upon completion of any work not ordered directly from Landlord, Tenant shall deliver to Landlord evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services
or materials. In addition, in the event Tenant orders any Alterations or repair work directly from Landlord or from a contractor selected by Landlord, Tenant shall pay to Landlord an amount equal to five percent (5%) of the cost of any such work to
compensate Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s involvement with such work. 

8.4    Construction Insurance. In the event that Tenant makes any Alterations, Tenant agrees
to carry “Builder’s All Risk” insurance in a reasonable amount 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. In addition, with respect to any Alterations that will cost in excess of $150,000, Landlord may, in its reasonable
discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 
 8.5    Landlord’s Property. All
Alterations, improvements, fixtures and/or equipment which may be installed or placed in or about the Premises, and all signs installed in, on or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the
property of Landlord, except that Tenant may remove any Alterations, improvements, fixtures and/or equipment which Tenant can substantiate to Landlord have not been paid for with any tenant improvement allowance funds (but not Moving Allowance
funds) provided to Tenant by Landlord, provided Tenant repairs any damage to the Premises and Building caused by such removal. Furthermore, if Landlord, as a condition to Landlord’s consent to any Alteration, requires that Tenant remove any
Alteration upon the expiration or early termination of the Lease Term, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given upon any earlier termination of this Lease, require Tenant at Tenant’s expense to
remove such Alterations and to repair any damage to the Premises and Building caused by such removal. Tenant shall not be required to remove any of the initial Tenant Improvements constructed by Landlord pursuant to the Tenant Work Letter. If Tenant
fails to complete such removal and/or to repair any damage caused by the removal of any Alterations, Landlord may do so and may charge the cost thereof (plus Landlord’s fee) to Tenant. 

  
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 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant,
operation of law or otherwise, to attach to or be placed upon the Real Property, Building, or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times
to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Real Property,
the Building or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant covenants
and agrees to cause it to be immediately released and removed of record. Notwithstanding anything to the contrary set forth in this Lease, in the event that such lien is not released and removed (or contested by posting an appropriate bond) on or
before the date occurring five (5) business days after notice of such lien is delivered by Landlord to Tenant, Landlord, at its sole option, may immediately take all action necessary to release and remove such lien, without any duty to
investigate the validity thereof, and all sums, costs and expenses, including reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall immediately be due
and payable by Tenant. 
 ARTICLE 10 

INSURANCE 

10.1    Indemnification and Waiver.    To the extent not prohibited by
law, Landlord, its partners, trustees, ancillary trustees and their respective officers, directors, shareholders, beneficiaries, agents, servants, employees, and independent contractors (collectively, the ‘‘Landlord Parties”)
shall not be liable 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. Tenant shall indemnify, defend, protect, and hold harmless
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 any cause in, on or about the Premises or any
acts, omissions or negligence of Tenant or Tenant’s employees, agents, contractors, licensees, directors, officer, partners, trustees, visitors or invitees (collectively, “Tenant Parties”), in, on or about the Real Property,
either prior to, during, or after the expiration of the Lease Term, provided that the terms of the foregoing indemnity shall not apply to the negligence or willful misconduct of Landlord or the Landlord Parties. Should Landlord be named as a
defendant in any suit brought against Tenant in connection with or arising out of an event covered by the foregoing indemnity, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including, without limitation, its actual
professional fees such as appraisers’, accountants’ and attorneys’ fees. Landlord shall indemnify, defend, protect, and hold harmless Tenant 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 the negligence or willful misconduct of Landlord or the Landlord Parties, 

  
 22 

 either prior to, during, or after the expiration of the Lease Term, provided that the terms of the foregoing
indemnity shall not apply to the negligence or willful misconduct of Tenant or the Tenant Parties. Should a party be named as a defendant in any suit brought against the other party in connection with or arising out of an event covered by the
foregoing indemnity, the other party shall pay to the named party its costs and expenses incurred in such suit, including, without limitation, its actual professional fees such as appraisers’, accountants’ and attorneys’ fees. Each
party’s agreement to indemnify the other party pursuant to this Section 10.1 shall not relieve any insurance carrier of its obligations under policies required to be carried pursuant to the provision of this Lease, to
the extent such policies cover the matters subject to the indemnification obligations. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or
liability occurring prior to such expiration or termination. 
 10.2    Tenant’s Compliance with
Landlord’s Fire and Casualty Insurance.    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. Upon inquiry by Tenant, from time to time, Landlord shall inform Tenant of such coverage carried by Landlord. Tenant shall, at Tenant’s expense, comply with all 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 any insurance policies carried by Landlord, 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: 
 10.3.1    Commercial General Liability Insurance
covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including a Commercial General Liability endorsement covering the insuring
provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than: (i) Bodily Injury and Property Damage Liability - $5,000,000 each
occurrence and $5,000,000 annual aggregate, and (ii) Personal Injury Liability - $5,000,000 each occurrence and $5,000,000 annual aggregate. 

10.3.2    Physical Damage Insurance covering (i) all office furniture,
trade fixtures, office equipment, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) Tenant Improvements, and (iii) all other improvements, alterations and
additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value new 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 a vandalism and malicious mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage coverage. 

  
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 10.3.3    Loss-of-income and extra-expense insurance in such amounts as will reimburse Tenant for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or
attributable to prevention of access to the Premises or to the Building as a result of such perils. 

10.3.4    Worker’s Compensation and Employer’s Liability or other similar insurance, on an
“occurrence’’ basis with a limit of not less than $2,000,000 per occurrence, pursuant to all applicable state and local statutes and regulations. 

10.3.5    Commercial Automobile Liability Insurance on an “occurrence’’ basis, with a
combined single limit of not less than $2,000,000 per occurrence covering bodily injury and property damage liability arising out of the use by or on behalf of Tenant, its agents and employees of any Tenant owned,
non-owned (i.e., leased or rented) or hired motor vehicle or automotive equipment. 

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) name Landlord and any lender designated by Landlord in writing to Tenant as an additional insured;
(ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company having a rating of not less
than A-XII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (iv) be primary insurance as to all claims thereunder and
provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) to the extent commercially reasonably available, provide that said insurance
shall not be canceled or coverage changed unless thirty (30) days’ prior written notice (ten (10) days in the event of nonpayment of premiums) shall have been given to Landlord; (vi) contain a cross-liability endorsement or
severability of interest clause acceptable to Landlord; and (vii) with respect to the insurance required under Section 10.3.1, above, such insurance shall include contractual coverage. Tenant shall deliver certificates of said policy or
policies to Landlord on or before the Lease Commencement Date and at least ten (10) days before the respective expiration dates of such policies or certificates. 

10.5    Subrogation.    Landlord and Tenant agree to have their respective
insurance companies issuing property damage insurance waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be, so long as the insurance carried by Landlord and Tenant, respectively, is not
invalidated thereby. As long as such waivers of subrogation are contained in their respective insurance policies, Landlord and Tenant hereby waive any right that either may have against the other on account of any loss or damage to their respective
property to the extent such loss or damage is insurable under policies of insurance for fire and all risk coverage, theft, or other similar insurance. 

10.6    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, but in no event shall such 

  
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increased amounts of insurance or such other reasonable types of insurance be in excess of that required by landlords of Comparable Buildings. Notwithstanding anything to the contrary contained
in this Lease, in the event of any termination of this Lease pursuant to Article 11 or Article 13 below, Tenant shall assign and deliver to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant
under Tenant’s insurance required under subsections (ii) and (iii) of Section 10.3.2 of this Lease. 

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 of the Building 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, shell, and core of the Premises and such common
areas. Such restoration shall be to substantially the same condition of the base, shell, and core of the Premises and common areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder
of a mortgage on the Building or any other modifications to the common areas deemed reasonably desirable by Landlord, provided access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Notwithstanding any
other provision of this Lease, upon the occurrence of any damage to the Premises, 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 10.3.2 of this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements installed in the Premises and shall return such Tenant Improvements to their condition prior to the casualty; 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 cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s repair of the
damage. In connection with such repairs and replacements, Tenant shall, prior to the commencement of construction, 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. Such submittal of plans and construction of improvements shall be performed by Tenant in substantial compliance with the terms of Article 8 of this Lease. 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 if such damage is not the result of the negligence or willful misconduct of Tenant or Tenant’s employees, contractors, licensees, or invitees, Landlord shall allow Tenant a
proportionate abatement of Rent, during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result thereof; provided, further, if the Premises are damaged such
that the remaining portion thereof is not sufficient to allow Tenant to conduct its business operations therefrom, and if such damage is not the result of the negligence or willful misconduct of Tenant or any of the Tenant Parties, Landlord shall
allow Tenant a total abatement of Rent during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and are not occupied by Tenant as a result of the subject damage. 

  
 25 

 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 and/or Building and instead terminate this Lease by notifying Tenant in writing
of such termination within ninety (90) days after the date of damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged by fire
or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within one hundred eighty (180) days of the date of damage (when such
repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or ground lessor with respect to the Real Property 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; or (iii) the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies; 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 year 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 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. 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. 

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 any other portion of the Real Property, 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 any other portion of the Real Property.

 11.4    Damage, Near End of Term.    In the event that the Premises or the Building
is destroyed or damaged to any substantial extent during the last twelve (12) months of the Lease and, in the reasonable opinion of Landlord, the damage or destruction to the Premises or Building cannot be repaired by the date which is six
(6) months prior to the Lease Expiration Date, then notwithstanding anything contained in this Article 11, either Landlord or Tenant shall have the option to terminate this Lease by giving written notice to the other party of the
exercise of such option within thirty (30) days after such damage or destruction, in which event this Lease shall cease and terminate as of the date of such notice, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to
such date of damage, and both parties hereto shall thereafter be freed and discharged of all further obligations hereunder, except as for in provisions of this Lease which by their terms survive the expiration or earlier termination of the Lease
Term. 

  
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 ARTICLE 12 

NON-WAIVER 

No waiver of any provision of this Lease shall be implied by any failure of Landlord to enforce any remedy on account of the violation of such
provision, even if such violation shall continue or be repeated subsequently, any waiver by Landlord of any provision of this Lease may only be in writing, and no express waiver shall affect any provision other than the one specified in such waiver
and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant 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. No payment by Tenant or receipt or acceptance by Landlord of a
lesser amount than the correct Rent due shall be deemed to be other than a payment on account, nor shall any endorsement or statement on any check or any letter accompanying any 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 balance, treat such partial payment as a default or pursue any other remedy provided in this Lease or at law. 

ARTICLE 13 

CONDEMNATION 
 If
ten percent (10%) or more of the Premises or Building 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 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 upon ninety (90) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such
taking, condemnation, reconfiguration, vacation, deed or other instrument. 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, Tenant shall have the
option to terminate this Lease upon ninety (90) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking. Landlord shall be entitled to receive 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 of the Lease
Term pursuant to the terms of this Lease, and for moving expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the Real Property or its mortgagee, and such claim is payable separately to
Tenant. All Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. 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. 

  
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 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1    Transfers.    Tenant shall not, without the
prior written consent of Landlord, 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 such foregoing transfer of this Lease or
any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and its employees (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 shall desire 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 one hundred eighty (180) 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 a 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 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, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, 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, (v) an executed estoppel certificate from Tenant in the form attached hereto as
Exhibit E, and (vi) such other information as Landlord may reasonably require. 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 Section 19.1.2 of this Lease. Whether or not Landlord shall grant consent, Tenant shall, concurrently with Tenant’s delivery of the Transfer Notice, pay to Landlord
$750.00 for Landlord’s review and processing fees. 
 14.2    Landlord’s
Consent.    Landlord shall not unreasonably withhold or delay its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that
it shall be deemed to 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, without limitation as to other reasonable grounds for withholding
consent: 
 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; 
 14.2.2    The Transferee is either a governmental agency or
instrumentality thereof; 
  

  
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 14.2.3    The Transferee’s intended use of the Premises is
inconsistent with the Permitted Use; 
 14.2.4    The Transferee is not a party of reasonable
financial worth and/or financial stability in light of the responsibilities involved under the Lease on the date consent is requested; 

14.2.5    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 will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or 

14.2.6    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 Building at the time of the request for consent and Landlord shall have space available in the Building to accommodate the need of
the proposed Transferee which is comparable to the Premises, or (ii) is negotiating with Landlord to lease space in the Building at such time, or (iii) has negotiated with Landlord during the three (3)-month period immediately preceding
the Transfer Notice. 
 If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does
not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), 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 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 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 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). 

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 (if and when actually received by Tenant) 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 excess of the Rent and
Additional Rent payable by Tenant under this Lease, 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 brokerage commissions or reasonable attorneys’ fees incurred in connection with the Transfer, or (iii) any free base rent reasonably provided to the Transferee in
connection with the Transfer (provided that such free rent shall be deducted only to the extent the same is included in the calculation of total consideration payable by such Transferee). ‘‘Transfer Premium” shall also include, but
not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market 

  
 29 

 
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. In the
calculations of the Rent (as it relates to the Transfer Premium calculated under this Section 14.3), Tenant shall be entitled to fully recover all transfer costs actually incurred by Tenant prior to the payment of any
Transfer Premium to Landlord. 
 14.4    Landlord’s Option as to
Premises.    Notwithstanding anything to the contrary contained in this Article 14, in the event Tenant desires to assign this Lease or sublease all of the Premises for the remainder of the Lease Term (other
than a Permitted Transfer), Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the contemplated Transferee or the terms of such contemplated Transfer
have been determined). The Intention to Transfer Notice shall confirm the Transfer relates to the entire Premises, the contemplated date of commencement of the contemplated Transfer, any other pertinent details relating to the Transfer known to
Tenant, and shall specify that such Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4 in order to allow Landlord to elect to recapture the Premises. Subject to Tenant’s right to
withdraw as set forth below, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Intention to Transfer Notice (the “Landlord Intent Notice”), to
(i) recapture the Premises, or (ii) take an assignment or sublease of the Premises from Tenant. Tenant may, at its election, withdraw its Intention to Transfer Notice by so notifying Landlord within ten (10) days after Tenant’s
receipt of the Landlord Intent Notice that Tenant elects to not proceed with the proposed assignment or sublease of the entire Premises for the remainder of the Lease Term. If Tenant does not so withdraw before the expiration of such 10-day period, then Landlord’s recapture, or sublease or assignment notice shall cancel and terminate this Lease, or create a sublease or assignment, as the case may be, with respect to the Premises as of the
date stated in the Intention to Transfer Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Intention to Transfer Notice. If Landlord declines, or fails to send a Landlord Intent
Notice within such 30-day period under this Section 14.4, then, subject to the other terms of this Article 14, for a period of nine (9) months (the “Nine Month
Period”), Landlord shall not have any right to recapture with respect to any Transfer made during the Nine Month Period, provided that any such Transfer is substantially on the terms set forth in the Intention to Transfer
Notice; provided however, that any such Transfer shall be subject to the remaining terms of this Article 14. If such a Transfer is not so consummated within the Nine Month Period, then Tenant shall again be required to submit to Landlord
a new Intention to Transfer Notice with respect to any contemplated Transfer, as provided in this Section 14.4. 

14.5    Effect of Transfer.    If Landlord consents
to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified (except as agreed upon by both Landlord and Tenant in writing), (ii) such consent shall not be deemed consent to any further
Transfer by either Tenant or Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant
shall furnish, at 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 received,
derived and shall derive from such Transfer, and (v) no Transfer relating to this 

  
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 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 liability under this Lease. 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 Landlord’s costs of such audit. 

14.6    Additional Transfers.    For purposes of this Lease, the term
“Transfer” shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of twenty-five percent or more
of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not
traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, the sale or other transfer of more than an aggregate of fifty percent (50%) of the voting shares of Tenant (other than to
immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of fifty percent (50%) of the value of the total unencumbered assets of Tenant
within a twelve (12) month period. 

14.7    Non-Transfers.    Notwithstanding
anything to the contrary contained in this Lease, neither (i) an assignment to a transferee of all or substantially all of the assets of Tenant, (ii) an assignment of the Premises to a transferee which is the resulting entity of a merger
or consolidation of Tenant with another entity, (iii) a legal change in the name of Tenant, nor (iv) an assignment or subletting of all or a portion of the Premises to an entity which is controlled by, controls, or is under common control
with, Tenant) (an “Affiliate”), shall be deemed a Transfer under Article 14 of this Lease (an assignment or sublease pursuant to the foregoing in items (i) through (iv) above shall be referred to as a “Permitted
Transfer”), provided that: (a) Tenant notifies Landlord not later than five (5) business days after any such assignment or sublease and within five (5) business days of Landlord’s request therefor Tenant furnishes
Landlord with information reasonably requested by Landlord that does violate any confidentiality obligation to which Tenant is subject; (b) such assignment or sublease is a bona fide transaction and is not intended by Tenant to avoid its
obligations under this Lease; and (c) such transferee or Affiliate shall have a net worth (not including goodwill as an asset) computed in accordance with generally accepted accounting principles (the “Net Worth”) at least
equal to the Net Worth of Tenant immediately prior to such assignment or sublease. An assignee which is Permitted Transfer shall be referred to as a “Non-Transferee Assignee.”
“Control,” as used in this Section 14.7, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or
possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. In addition, the sale of stock in a public
offering shall not be deemed to be a Transfer hereunder. 

  
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 ARTICLE 15 

SURRENDER OF PREMISES; 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 a writing signed 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 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. 

15.2    Removal of Tenant Property by Tenant.    All articles of
personal property and all business and trade fixtures, machinery and equipment (including the Machine Shop Equipment), furniture and movable partitions owned by Tenant or installed by Tenant at its expense in the Premises, which items are not a part
of the Tenant Improvements installed in the Premises by Landlord, shall remain the property of Tenant, and may be removed by Tenant at any time during the Lease Term as long as Tenant is not in default under this Lease with any applicable cure
period having expired. 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, events of casualty 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, free-standing cabinet work, and other articles of personal
property but specifically excluding data cabling and wiring, which shall be at Tenant’s election whether or not to remove) 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 in its sole discretion may require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 

ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term hereof, 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 Rent shall be payable at a monthly rate equal to the Rent applicable during the last rental period of the Lease Term under this Lease for the
first three (3) months of such holdover and thereafter 125% of the Rent applicable during the last rental period of the Lease Term under this Lease. Such
month-to-month tenancy shall be subject to every other term, covenant and agreement contained 

  
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 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. Tenant acknowledges that if Tenant holds over without Landlord’s consent, such holding over may compromise or
otherwise affect Landlord’s ability to enter into new leases with prospective tenants regarding the Premises. Therefore, if Tenant fails to surrender the Premises prior to one month after 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 losses suffered by Landlord, including lost profits, resulting from such failure to surrender. 

ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) days following a request in writing by Landlord, Tenant shall execute 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 Building, 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 or purchasers. Tenant shall execute and
deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, but not more than once in each calendar year, Landlord may require Tenant to provide Landlord with a current financial statement and
financial statements of the two (2) years prior to the current financial statement year (provided that Landlord shall keep such financial information strictly confidential). 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. Failure of Tenant to timely execute 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. Within ten (10) business days after Tenant’s request, Landlord shall
execute and deliver to Tenant a commercially reasonable estoppel certificate in favor of such parties as Tenant may reasonably designate, including current and prospective lenders and prospective purchasers. 

ARTICLE 18 

SUBORDINATION 

This Lease is subject and subordinate to all present and future ground or underlying leases of the Real Property and to the lien and terms of
any mortgages or trust deeds, now or hereafter in force against the Real Property and the Building, if any, and to all renewals, 

  
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 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 or trust deeds, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. In consideration
of, and as a condition precedent to, Tenant’s agreement to permit its interest pursuant to this Lease to be subordinated to any particular future ground or underlying lease of the Building or the Real Property or to the lien of any first
mortgage or trust deed, hereafter enforced against the Building on the Real Property and to any renewals, extensions, modifications, consolidations and replacements thereof, Landlord shall deliver to Tenant a commercially reasonable non-disturbance and attornment agreement executed by the Landlord under such ground lease or underlying lease or the holder of such mortgage or trust deed. Tenant covenants and agrees in the event any proceedings
are brought for the foreclosure of any such mortgage, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale if so requested to do so by such purchaser, and
to recognize such purchaser as the lessor under this Lease. Tenant shall, within ten (10) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the
subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Landlord represents and warrants to Tenant that as of the date of this Lease there are no mortgages, trust deeds or ground leases in
force against the Real Property or the Building. 
 ARTICLE 19 

DEFAULTS; REMEDIES 

19.1    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, within five (5) business days of notice that the same is due, which notice shall be in lieu of any notice required under California Code of Civil Procedure Section 1161 or any similar or successor
law; or 
 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 thirty (30) days after written notice thereof from Landlord to Tenant; provided however, that any such notice shall be in lieu of, and not in addition to, any notice
required under California Code of Civil Procedure Section 1161 or any similar or successor law; and provided further 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 said default, as soon as possible; or 

19.1.3    To the extent permitted by law, a general assignment by Tenant or any guarantor of this
Lease for the benefit of creditors, or the filing by or against Tenant or any guarantor of any proceeding under an insolvency or bankruptcy law, unless in the case of a proceeding filed against Tenant or any guarantor the same is dismissed within
sixty (60) days, or 

  
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 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 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. 

19.2    Remedies Upon Default.    Upon the occurrence of a default
by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity, 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: 

(i)     The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 

(ii)    The worth at the time of award of the amount by which the unpaid rent 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 

(iii)    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 

(iv)    Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s
failure to perform its obligations under this Lease or which in the ordinary course 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; and 

(v)    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(i) and (ii), above, the “worth at the time of award” shall be
computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) 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 (l%). 

  
 35 

 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. 
 19.3    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 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 a default by Tenant, Landlord shall have the right to require that any or all subsequent amounts paid by Tenant to Landlord hereunder, whether in the cure of the
default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution reasonably 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.    For the purposes of this Article 19, Tenant’s right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or
preservation with respect to the Premises, or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration is not exhaustive, but merely illustrative of acts which may be performed by Landlord without
terminating Tenant’s right to possession. 
 19.6    Abatement of
Rent.    In the event that 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 was required by this Lease to perform (and for which is in the reasonable control of Landlord) and which substantially interferes with Tenant’s use of the Premises, or (ii) any
failure to provide services, utilities or access to the Premises as required to be provided by Landlord by this Lease and such failure is within the reasonable control of Landlord (either such set of circumstances as set forth in items (i) or
(ii), above, to be known as an ‘‘Abatement Event”), then Tenant shall give Landlord notice of such Abatement Event (“Abatement Event Notice”), and if such Abatement Event continues for five (5) consecutive
business days after Landlord’s receipt of any such Abatement Event Notice (the “Eligibility Period”) and Landlord does not diligently commence and pursue to completion the remedy of such Abatement Event, then the Base Rent,
Tenant’s Share of Direct Expenses, and Tenant’s obligation to pay for parking (to the extent not utilized by Tenant) shall be abated or reduced, as the case may be, after the expiration of the Eligibility Period for such time that Tenant
continues to be so prevented from using, and does not use for the normal conduct of Tenant’s business, the 

  
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 Premises or a portion thereof, in the proportion that the rentable area of the portion of the Premises that
Tenant is prevented from using, and does not use, bears to the total rentable area of the Premises; provided, however, in the event that Tenant is prevented from using, and does not use, a portion of the Premises for a period of time in excess of
the Eligibility Period and the remaining portion of the Premises is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its business from such remaining portion, then for such time after
expiration of the Eligibility Period during which Tenant is so prevented from effectively conducting its business therein, the Base Rent and Tenant’s Share of Direct Expenses for the entire Premises and Tenant’s obligation to pay for
parking shall be abated for such time as Tenant continues to be so prevented from using, and does not use, the Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Rent allocable to such reoccupied portion,
based on the proportion that the rentable area of such reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be payable by Tenant from the date Tenant reoccupies such portion of the Premises. If Landlord has not
cured such Abatement Event within one hundred eighty (180) days after receipt of the Abatement Event Notice from Tenant, Tenant shall have the right to terminate this Lease by delivery of written notice to Landlord (the
“Abatement Event Termination Notice”) no later than ten (10) days following the end of such 180-day period. To the extent an Abatement Event is caused by an event covered by
Articles 11 or 13 of this Lease, then Tenant’s right to abate rent shall be governed by the terms of such Article 11 or 13, as applicable, and the Eligibility Period shall not be applicable thereto. Such right to
abate Base Rent and Tenant’s Share of Direct Expenses and to terminate this Lease as set forth above shall be Tenant’s sole and exclusive remedy for rent abatement or termination at law or in equity for an Abatement Event. Except as
provided in this Section 19.6, nothing contained herein shall be interpreted to mean that Tenant is excused from paying Rent due hereunder. 

ARTICLE 20 

ATTORNEYS’ FEES 

If either party commences litigation against the other for the specific performance of this Lease, for damages for the breach hereof or
otherwise for enforcement of any remedy hereunder, the parties hereto agree to and hereby do waive any right to a trial by jury and, in the event of any such commencement of litigation, the prevailing party shall be entitled to recover from the
other party such costs and reasonable attorneys’ fees as may have been incurred. 
 ARTICLE 21

 SECURITY DEPOSIT 

Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a portion of the security deposit in the amount set
forth in Section 10 of the Summary, with the remaining portion of the security deposit to be delivered by Tenant as set forth in Section 10 of the Summary (the total amount of security deposit is referred to as the
“Security Deposit”). The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during
the Lease Term. If Tenant defaults with respect to any provisions of this Lease, including, but 

  
 37 

 
not limited to, the provisions relating to the payment of Rent, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit for the payment of any
Rent or any other sum in default, or for the payment of any amount that Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of
Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its
original amount, and Tenant’s failure to do so shall be a default under this Lease. The Security Deposit shall be subject to reduction as set forth in Section 10 of the Summary. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by it, the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest thereunder, within thirty
(30) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, and all other provisions of
law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those amounts reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being
agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of
Tenant. 
 ARTICLE 22 

INTENTIONALLY DELETED 

ARTICLE 23 

SIGNS 

23.1    Major Tenants.    Subject to Landlord’s prior written approval, in
its reasonable discretion, and provided all signs are in keeping with the quality, design and style of the Building, Tenant, if the Premises comprise one of the two largest tenants of the Building, at Tenant’s sole cost and expense, may install
identification signage anywhere in the Premises including in the elevator lobby of the Premises, provided that such signs must not be visible from the exterior of the Building. 

23.2    Multi-Tenant Floor Tenants.    If other tenants occupy space on the floor on
which the Premises is located, Tenant’s identifying signage shall be provided by Landlord (at Landlord’s sole cost and expense) and such signage shall be comparable to that used by Landlord for other similar floors in the Building and
shall comply with Landlord’s Building standard signage program. The initial installation of such identifying signage shall be made by Landlord at Landlord’s sole cost and expense and any modification to such signage subsequent to the
initial installation of the same, shall be made by Landlord at Tenant’s sole cost and expense. 

  
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 23.3    Building Directory.    Tenant
shall, at Landlord’s cost, be entitled to one (1) line on the Building’s lobby directory to place its business name and suite number. The cost of any subsequent modification to Tenant’s building directory signage shall be made
upon the Building’s directory by Landlord, at Tenant’s sole cost expense. 
 23.4    Prohibited Signage
and Other Items.    Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been individually approved by Landlord may be removed without notice by Landlord at the sole expense
of Tenant. Tenant may not install any signs on the exterior (except to the extent expressly permitted in Section 23.5 of this Lease) or roof of the Building or the common areas of the Building or the Real Property. 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 are subject to the prior written approval of Landlord, in its
sole discretion. 
 23.5    Exterior Signage.    Subject to the terms of this
Article 23, the prior approval of the City of Carlsbad and Landlord (which shall not be unreasonably withheld, delayed or conditioned) and Tenant complying with all Applicable Laws, Landlord hereby grants to Tenant the right, at Tenant’s
sole cost and expense, provided that Tenant is at all times during the Lease Term leasing and occupying (i.e., conducting business in) at least 60% of the Premises and is not in default under this Lease (beyond applicable notice and cure periods),
to design, permit, install and maintain identifying signage on (i) the northeast corner of the Building (the “Building Exterior Sign”), located on the Northeast corner of the building (facing East),
which signage shall be the maximum amount and size of signage permitted by applicable law; and (ii) a strip containing Tenant’s name on the top position on a non-exclusive Building monument sign
(“Monument Sign”). The Building Exterior Sign and the Monument Sign are hereinafter collectively referred to as “Tenant’s Exterior Signage”. 

Tenant’s Exterior Signage shall be subject to Landlord’s approval and all Applicable Laws and any recorded CC&Rs. The content,
size, design, graphics, materials, colors and other specifications of Tenant’s Exterior Signage (including without limitation, the exact location of Tenant’s Exterior Signage, and all contractors or subcontractors utilized by Tenant in
connection therewith, shall be subject to the approval of Landlord (which shall not be unreasonably withheld) and shall be consistent with the exterior design, materials and appearance of the Building and the Real Property and Landlord’s
signage program and/or sign specifications for the Real Property, if any. Tenant shall be solely responsible for all costs and expenses incurred in connection with the design, construction, installation, repair, operation, maintenance, compliance
with Applicable Laws, utilities and removal of Tenant’s Exterior Signage. Tenant’s right to maintain Tenant’s Exterior Signage shall be personal to the Original Tenant or any Non-Transferee Assignee and may not be transferred,
assigned to any other assignee or any sublessee or any other person or entity, so long as such Non-Transferee Assignee does not have an Objectionable Name (defined below). The term
“Objectionable Name” shall mean any name which relates to an entity which is of a character or reputation, or is associated with a political orientation or faction, which is inconsistent with the quality of the
Building as a first-class office building, or which would otherwise reasonably offend a landlord of Comparable Buildings. Tenant shall be responsible for maintaining Tenant’s Exterior Signage in good condition and repair throughout the Lease
Term, at Tenant’s sole cost. Tenant shall insure Tenant’s Exterior Signage as provided in this Lease. Upon the expiration or earlier termination of the Lease Term 

  
 39 

 
or the earlier termination of Tenant’s Exterior Signage rights under this Section 23.5 in the event any of the conditions precedent to the grant of Tenant’s
right to maintain the Tenant’s Exterior Signage set forth above are no longer satisfied, Tenant shall, at Tenant’s sole cost and expense, remove Tenant’s Exterior Signage on or before the expiration or earlier termination of the Lease
Term (or within ten (10) business days of Tenant’s receipt of written notice from Landlord of an early termination of Tenant’s Exterior Signage rights, as applicable) and repair any and all damage to the Building caused by such removal. If
Tenant fails to timely remove Tenant’s Exterior Signage as required herein, Landlord shall have the right to remove the Tenant’s Exterior Signage and Tenant shall be responsible for any and all costs associated with such removal (plus
Landlord’s fee), including, but not limited to, the cost to repair and restore the Building to its original condition, normal wear and tear excepted. Notwithstanding anything in this Lease to the contrary, (i) Tenant shall be solely
responsible for obtaining all required governmental approvals with respect to Tenant’s Exterior Signage, provided that Landlord shall reasonably cooperate and otherwise use its commercially reasonable efforts to assist Tenant in connection with
Tenant’s efforts to obtain such approvals, (ii) Landlord shall have no liability to Tenant in the event Tenant fails to obtain such required approvals, and (iii) such required approvals shall in no event be considered a condition
precedent to Tenant’s obligations under this Lease. 
 ARTICLE 24 

COMPLIANCE WITH LAW 

Tenant shall not do anything or suffer anything to be done in or about the Premises 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”) or any recorded CC&Rs affecting the Real Property. At
its sole cost and expense, Tenant shall promptly comply with all such Applicable Laws which relate to (i) Tenant’s conduct of business or use and occupancy of the Premises, (ii) the Alterations and/or any other improvements in the Premises made
by Tenant, or (iii) the Base Building, but, as to the Base Building, only to the extent such obligations are triggered by Tenant’s Alterations, the Tenant Improvements, or use of the Premises. 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 as they apply to the Premises and/or Tenant. 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 Building
and common areas, 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. To the extent that the Building or common areas are not
in compliance with Applicable Laws in effect as of the date of this Lease, Landlord shall, at 

  
 40 

 Landlord’s sole cost and expense, make the modifications necessary to cause the same to be in
compliance with Applicable Laws. 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 but solely with respect to changes in Applicable Laws after the date hereof. Should any standard or regulation now or hereafter be imposed on Tenant by a state, federal or local government body charged with the establishment, regulation and
enforcement of occupational, health or safety standards for employers, employees or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. 

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 when due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount, plus any reasonable
attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder (provided that with respect to the first late payment in any twelve (12) calendar month, Landlord shall waive such
five percent (5%) late charge if Tenant pays any such overdue amount within five (5) days after Tenant’s receipt of written notice from Landlord that the such amount has not been paid 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 on or before the date they are due shall thereafter bear interest until paid at a rate per annum equal to eighteen percent (18%) per annum, provided that in no
case shall such rate be higher than the highest rate permitted by applicable law. 
 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 as otherwise expressly provided in Section 19.6 of
this Lease). If Tenant shall fail to perform any of its obligations under this Lease, within a reasonable time after such performance is required by the terms of this Lease, Landlord may, but shall not be obligated to, after reasonable prior notice
to Tenant, make any such payment or perform any such act on Tenant’s part without waiving its right based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

26.2    Intentionally deleted. 

  
 41 

 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon reasonable notice of at least 24 hours (which may be oral) (except no notice will
be required in the case of emergencies and for regularly scheduled maintenance or janitorial services) to the Tenant to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or ground or
underlying lessors, or, during the last nine (9) months of the Lease Term, prospective tenants; (iii) post notices of non-responsibility; or (iv) alter, improve or repair the Premises or the Building
if necessary to comply with current building codes or other Applicable Laws, or for structural alterations, repairs or improvements to the Building. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the
Premises at any time (without notice) to (A) perform janitorial services or other similar daily/weekly type services; (B) take possession due to any breach of this Lease in the manner provided herein and in accordance with Applicable Law;
and (C) perform any covenants of Tenant which Tenant fails to perform after the expiration of any applicable notice and cure period. Landlord may make any such entries without the abatement of Rent (except as otherwise expressly provided in
Section 19.6 of this Lease) and may take such steps as required to accomplish the stated purposes; provided, however, that any such entry shall be accomplished as expeditiously as reasonably possible and in a manner so as
to cause as little interference to Tenant as reasonably possible. Tenant hereby waives any claims for damages to (or interference with) Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, 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. 
 
ARTICLE 28 
 TENANT PARKING 

During the initial Lease Term, Tenant shall have the right, but not the obligation, at no additional charge to Tenant, to rent from Landlord
parking passes on a monthly basis throughout the Lease Term in the amount set forth in Section 11 of the Summary, of which, four (4) parking spaces designated for visitors shall be located in a prominent location at
the front of the Building to be mutually agreed upon by the parties. Tenant shall be responsible for any taxes imposed by any governmental authority in connection with the renting of such parking passes by Tenant or the use of the parking facility
by Tenant. In addition, Tenant may rent from Landlord, subject to availability, additional parking passes on a month-to-month basis at the prevailing rate charged for
parking passes at the location of such passes. Tenant’s continued right to use to 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 passes are located and upon Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with 

  
 42 

 
such rules and regulations. Landlord specifically reserves the right to change the location, size, configuration, design, layout and all other aspects of the parking facility in question,
including the discontinuance of the valet parking system, 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 (except as otherwise expressly
provided in Section 19.6 of this Lease), from time to time, close-off or restrict access to the parking facility in question for purposes of permitting or facilitating any such construction,
alteration or improvements. In connection with the foregoing, Landlord shall (i) provide Tenant with other temporary substitute parking spaces during any period of closure of the parking facility by Landlord and (ii) use commercially
reasonable efforts to minimize any material interference with Tenant’s access to, and/or use of the Premises. Landlord may totally or partially delegate its responsibilities hereunder to a parking operator in which case such parking operator
shall have all the rights of control delegated by Landlord. The parking passes rented by Tenant pursuant to this Article 28 are provided to Tenant solely for use by Tenant’s own personnel (not including Tenant’s invitees and guests)
and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval not to be unreasonably withheld. In addition to the four (4) parking spaces designated above in the front of the
Building, Tenant shall have the exclusive use on a reserved basis, and at no additional cost to Tenant, to the two (2) parking spaces that are outside of Tenant’s double doors (to be installed pursuant to the Final Working Drawings set
forth in attached Exhibit D) in the back of the Building, except that such two reserved spaces shall count toward Tenant’s overall parking allowance set forth in Section 11 of the Summary. 

ARTICLE 29 

MISCELLANEOUS PROVISIONS 

29.1    Binding Effect.    Each of the 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 successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the
provisions of Article 14 of this Lease. 
 29.2    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 Building, the same shall be without liability to Landlord and without any reduction or diminution of
Tenant’s obligations under this Lease. 
 29.3    Modification of
Lease.    Should any current or prospective mortgagee or ground lessor for the Building require a modification or modifications of this Lease, which modification or modifications 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 required
therefor and deliver the same to Landlord within thirty (30) days following the request therefor. Should Landlord or any such prospective mortgagee or ground lessor require execution of a short form of Lease for recording, containing, among
other 

  
 43 

 
customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant agrees to execute such short form of Lease and to deliver the same to Landlord within
thirty (30) days following the request therefor. 
 29.4    Transfer of Landlord’s
Interest.    Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Real Property and Building and in this Lease, and Tenant agrees that in the event any such transfer and a
transfer of the Security Deposit, 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. Tenant further acknowledges that, subject to Article 18 above, 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. 

29.5    Prohibition Against Recording.    Neither this Lease, or 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, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s
election. 
 29.6    Captions.    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. 

29.7    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, it being expressly understood and agreed that neither the method of
computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

29.8    Time of Essence.    Time is of the essence of this Lease and each of its
provisions. 
 29.9    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. 

29.10    Landlord Exculpation.    It is expressly understood and agreed that
notwithstanding anything in this Lease to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord Parties hereunder (including any successor Landlord) and any recourse by Tenant against Landlord shall be
limited solely and exclusively to the interest of Landlord in and to the Real Property and Building, and neither Landlord, nor any of its constituent partners and/or members, 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. 

  
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 29.11    Entire
Agreement.    It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease 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. This Lease, the exhibits
and schedules attached hereto, and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith contain all of the terms, covenants, conditions, warranties and agreements of the
parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their representatives and agents, and 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. 

29.12    Right to Lease.    Landlord reserves the absolute
right to affect such other tenancies in the Building as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building. 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. 

29.13    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, acts of war, fire or other casualty, and other causes beyond the reasonable
control of the party obligated to perform (collectively, the “Force Majeure”), except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to 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 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. 

29.14    Notices.    All notices,
demands, statements, approvals or communications (collectively, “Notices’’) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail,
postage prepaid, return receipt requested, or by a reputable overnight courier service which provides evidence of delivery or delivered personally (i) to Tenant at the appropriate address set forth in Section 5 of the
Summary, to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in Section 3 of the Summary, or to such other firm or to such other place
as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given on the date of actual delivery or the date of attempted but refused delivery. 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 or by a reputable overnight courier
service which provides evidence of delivery, 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. 

29.15    Joint and Several.    If there is more than one Tenant, the
obligations imposed upon Tenant under this Lease shall be joint and several. 

  
 45 

29.16    Authority.    If Tenant is a corporation, limited liability
company 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. 

29.17    Governing Law.    This Lease shall be construed and enforced in
accordance with the laws of the State of California. 
 29.18    Submission of
Lease.    Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by
both Landlord and Tenant. 
 29.19    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 brokerage
commissions owing to the Brokers in connection with the transaction contemplated by this Lease pursuant to the terms of a separate written agreement between Landlord and the Brokers. 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, and 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 the indemnifying party’s dealings with any real estate broker or agent other than the Brokers. The terms of this Section 29.19 shall survive the expiration or
earlier termination of the Lease Term. 
 29.20    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; provided, however, that the foregoing shall in no way impair the right of Tenant to commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and
any holder of a mortgage or deed of trust covering the Building, Real Property or any portion thereof, of whose address Tenant has theretofore been notified, and an opportunity is granted to Landlord and such holder to correct such violations as
provided above. Except as otherwise provided in this Lease, Tenant, upon paying the rents reserved hereunder and observing and performing all of the covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder
within all applicable notice and cure periods, shall have quiet possession of the Premises for the entire Lease Term. 

29.21    Building Name and Signage.    Landlord shall have the right at
any time to change the name of the Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the
Building or use pictures or illustrations of the Building in advertising or other publicity, without the prior written consent of Landlord, which shall not be unreasonably withheld. 

  
 46 

 29.22    Transportation
Management.    Tenant shall fully comply with all present or future compulsory programs required by applicable governmental authorities 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. 
 29.23    Successors.    Except
as otherwise expressly provided herein, the obligations of this Lease shall bind and benefit the successors and assigns of the parties hereto; provided, however, that no assignment, sublease or other transfer in violation of the provisions of
Article 14 shall operate to vest any rights in any putative assignee, subtenant or transferee of Tenant. 

29.24    Landlord Renovations.    It is specifically understood and agreed that Landlord
has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any parties 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 Tenant Work Letter. However, Tenant acknowledges that Landlord may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the
Building, Premises, and/or Real Property, including, without limitation, the parking structure, common areas, systems and equipment, roof, and structural portions of the same. In connection with the foregoing, Landlord shall use commercially
reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises and the parking areas. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with such Renovations shall in
no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent (except as otherwise expressly provided in Section 19.6 of this Lease). 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 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 in connection with such Renovations. 
 29.25    Good
Faith.    Except (i) for matters for which there is a standard of consent or discretion specifically set forth in this Lease, (ii) matters which could have a material adverse effect on the Building’s
Structure, Building’s heating, ventilation and air-conditioning system, plumbing system, electrical system, or life safety systems, or which could affect the exterior appearance of the Building, or
(iii) matters covered by Article 3 or 19 of this Lease (collectively, the “Excepted Matters”), any time the consent of Landlord or Tenant is required under this Lease, such consent shall not be unreasonably withheld or
delayed, and, except with regard to the Excepted Matters, whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make an allocation or other determination, Landlord and Tenant
shall act reasonably and in good faith. 

  
 47 

 29.26    Hazardous
Materials.    Except as expressly provided in Article 5 above, Tenant shall not cause or permit any Hazardous Material (as defined below) to be brought, kept or used in or about the Real Property by Tenant, its
agents, employees, contractors, or invitees. Tenant indemnifies Landlord from and against any breach by Tenant of the obligations stated in the preceding sentence (including Tenant’s obligations under Article 5 above) or from any release
of Hazardous Materials by Tenant, and agrees to defend and hold Landlord harmless from and against any and all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the
Real Property, damages for the loss or restriction or use of rentable or usable space or of any amenity of the Building, damages arising from any adverse impact or marketing of space in the Building, and sums paid in settlement of claims,
attorneys’ fees and costs, consultant fees, and expert fees) which arise during or after the Term of this Lease as a result of such breach or release of Hazardous Materials by Tenant. This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal, or restoration work required by any federal, state, or local governmental agency or political subdivision because of Hazardous
Material present in the soil or ground water on or under the Real Property if and to the extent caused by Tenant. Landlord shall protect, defend, indemnify and hold Tenant free and harmless from and against any liability relating to Hazardous
Materials present in or about the Real Property as of the Effective Date. As used herein, the term “Hazardous Material” means any hazardous or toxic substance, material, or waste which is or becomes regulated by any local
governmental authority, the State of California or the United States Government. 
 ARTICLE 30

 ADDITIONAL PROVISIONS 

30.1    Rooftop Rights. 

30.1.1    Right to Maintain Rooftop Equipment.    Subject to the terms of this
Section 30.1, any CC&Rs and any Applicable Laws, Tenant shall have the non-exclusive right to install, operate and maintain at Tenant’s sole cost (but at no additional rental
charge) one (l) satellite dish, antennae or other communication device on the roof of the Building (the ‘‘Rooftop Equipment”) for Tenant’s sole use at the Premises, subject to the terms hereof. Such
installation of the Rooftop Equipment shall be further subject to Landlord’s prior written approval (not to be unreasonably withheld, conditioned or delayed) of the Rooftop Equipment Tenant wishes to install, provided that in Landlord’s
determination that (a) the Building can structurally accommodate the Rooftop Equipment, (b) there is sufficient space on the roof for the Rooftop Equipment, and (c) the Rooftop Equipment does not violate any recorded CC&Rs and/or
any Applicable Laws. Any cabling and wiring through the Building interior risers, and pathways of the Building that currently connect facilities located on the roof with the Premises shall be included as part of the Rooftop Equipment. Tenant shall
notify Landlord in writing if Tenant wishes to install Rooftop Equipment, which notice shall specifically identify the size, specifications, and requirements of the Rooftop Equipment that Tenant wishes to install. Thereafter, Landlord shall notify
Tenant if Landlord approves of the installation of the identified Rooftop Equipment. The actual location of the Rooftop Equipment shall be referred to herein as the “Roof Area”. Tenant agrees that the Roof Area (including, without
limitation, any interior conduits, risers and pathways used to connect the Roof Area to the Premises) is not part of the 

  
 48 

 
Premises, but Tenant is hereby granted a right to use such Roof Area, subject to Tenant’s compliance with the terms of this Lease, including without limitation, Tenant’s insurance and
indemnification obligations. 
 30.1.2    Maintenance of Rooftop
Equipment.    Tenant will be responsible, at its sole cost and expense, for the installation, maintenance, repair and removal of the Rooftop Equipment, and Tenant shall at all times maintain the Rooftop Equipment in
compliance with Applicable Laws and in good condition and repair, ordinary wear and tear excepted. 

30.1.3    Conditions of Installation.    Tenant shall comply with all Applicable Laws
relating to the installation, maintenance and operation of Rooftop Equipment at the Building and will pay all costs and expenses relating to such Rooftop Equipment, including the cost of obtaining and maintaining any necessary governmental permits
for the installation, operation and maintenance thereof in compliance with Applicable Laws. If any testing, monitoring or reporting becomes necessary under Applicable Laws, such as testing under OSHA for electromagnetic or radio frequency
interference, Tenant shall perform such testing of its equipment at its sole cost. 

30.1.4    Interference.    In no event shall Landlord
have any liability or responsibility for any interference with Tenant’s operations, except to the extent resulting from the negligence or willful misconduct of Landlord, its agents, employees or contractors. If Landlord or any of
Landlord’s tenants or licensees or future tenants or licensees should cause material and irresolvable interference with Tenant’s equipment, then, in addition to any other rights and remedies of Tenant, Tenant may enjoin any such
interference without the involvement or participation of Landlord. 
 30.1.5    Relocation of the
Rooftop Equipment.    Subject to the terms set forth in this Section 30.1.5, Landlord at its election and its sole cost and expense may require the relocation of the Rooftop Equipment. In connection
with any relocation of Tenant’s Rooftop Equipment at the request of or required by Landlord, Landlord shall provide Tenant with at least thirty (30) days’ prior written notice of the required relocation and will conduct the relocation
in a commercially reasonable manner and in such a way that will, to the extent reasonably possible, prevent interference with the normal operation of Tenant’s Rooftop Equipment. In connection with any relocation, Landlord further agrees to work
with Tenant in good faith to relocate Tenant’s Rooftop Equipment to a location that will permit its normal operation for Tenant’s business operations. 

30.1.6    Removal of the Rooftop Equipment.    Tenant shall, at Tenant’s
sole cost, remove the Rooftop Equipment on or before the expiration of this Lease. In the event that Tenant shall fail to timely comply with the terms of this Section 30.1.6, Landlord shall have the right, but not the
obligation, to perform the obligations of Tenant hereunder, and Tenant shall pay to Landlord the cost thereof, including Landlord’s fee relating thereto, which amounts shall be payable by Tenant to Landlord within ten ( 10) days following
demand by Landlord. 
 30.1.7    Roof Access; Rules and Regulations.    Tenant
and its representatives shall have access to and the right to go upon the roof of the Building, upon prior notice to Landlord, on a seven (7) day per week, twenty-four (24) hour basis, to perform its obligations 

  
 49 

 
under this Section 30.1. Tenant may install Rooftop Equipment at the Building only in connection with its business operations at the Premises, and may not lease or license any rights
or equipment to third parties or allow the use of any rooftop equipment by any party other than Tenant. Tenant acknowledges that Landlord has made no representation or warranty as to Tenant’s ability to install any such Rooftop Equipment on the
roof of the Building or to operate such Rooftop Equipment at the Building and Tenant acknowledges that equipment installations and other structures and activities at or around the Building may result in interference with Tenant’s Rooftop
Equipment. 
 [signatures on next page] 

  
 50 

 IN WITNESS WHEREOF, Landlord and Tenant have caused their duly authorized
representatives to execute this Lease as of the day and date first above written. 
  

									
	LANDLORD:	 		 	TENANT:
			
	HR MELROSE LLC,
a Delaware limited Liability company	 		 	SPINAL ELEMENTS, INC.,
a Delaware corporation
					
	By:	 	 /s/ Douglas Brown
	 		 	By:	 	 /s/ Steve McGowan

	Its:	 	Managing Director	 		 	Its:	 	CFO
	Name:	 	Douglas Brown	 		 	Name:	 	Steve McGowan
					
		 		 		 	By:	 	 /s/ Jason Blain

		 		 		 	Its:	 	President
		 		 		 	Name:	 	Jason Blain

  
 S-1 

 EXHIBIT A 

OUTLINE OF PREMISES (1ST FLOOR SPACE) 

 
  
 

 
  

  
 A-1 

 OUTLINE OF PREMISES (2ND FLOOR
SPACE) 
  
  
 

 
  

  
 A-2 

 EXHIBIT A-1

 OUTLINE OF TEMPORARY SPACE 
  

 
 

 
  

  
 A-3EX-10.16

 Exhibit 10.16 

CABOT PROPERTIES, INC. 

INDUSTRIAL REAL ESTATE LEASE 

Multi-Tenant Net Form 

Landlord: Cabot II – GA1W13, LLC 

Tenant: Amendia, Inc. 

Property Address: 1755 West Oak Parkway, Marietta, Georgia 
  

					
	TABLE OF CONTENTS	  			
		
	 ARTICLE ONE - BASIC TERMS
	  	 	1	 
		
	 ARTICLE TWO - PREMISES
	  	 	2	 
		
	 ARTICLE THREE - LEASE TERM
	  	 	2	 
		
	 ARTICLE FOUR - RENT
	  	 	4	 
		
	 ARTICLE FIVE - PROPERTY TAXES
	  	 	5	 
		
	 ARTICLE SIX - UTILITIES
	  	 	6	 
		
	 ARTICLE SEVEN - INSURANCE
	  	 	6	 
		
	 ARTICLE EIGHT - COMMON AREAS
	  	 	9	 
		
	 ARTICLE NINE - USE OF PREMISES
	  	 	10	 
		
	 ARTICLE TEN - CONDITION AND MAINTENANCE OF PREMISES
	  	 	13	 
		
	 ARTICLE ELEVEN - DAMAGE OR DESTRUCTION
	  	 	16	 
		
	 ARTICLE TWELVE - CONDEMNATION
	  	 	16	 
		
	 ARTICLE THIRTEEN - ASSIGNMENT AND SUBLETTING
	  	 	17	 
		
	 ARTICLE FOURTEEN - DEFAULTS AND REMEDIES
	  	 	18	 
		
	 ARTICLE FIFTEEN - PROTECTION OF LENDERS
	  	 	20	 
		
	 ARTICLE SIXTEEN - LEGAL COSTS
	  	 	21	 
		
	 ARTICLE SEVENTEEN - MISCELLANEOUS PROVISIONS
	  	 	22	 
		
	 EXHIBIT A - THE PROPERTY
	  	 	A-1	 
		
	 EXHIBIT B - THE PREMISES
	  	 	B-1	 
		
	 EXHIBIT C - RULES AND REGULATIONS
	  	 	C-1	 
		
	 EXHIBIT D - INTENTIONALLY OMITTED
	  	 	D-1	 
		
	 EXHIBIT E - MEMORANDUM OF ACCEPTANCE OF LEASE
	  	 	E-1	 
		
	 EXHIBIT F - INTENTIONALLY OMITTED
	  	 	F-1	 
		
	 EXHIBIT G - SUMMARY OF INSURANCE REQUIREMENTS
	  	 	G-1	 

  

 ARTICLE ONE - BASIC TERMS 

 

	
	 The following terms used in this Lease shall have the meanings set forth below.

  

					
	1.01	  	Date of Lease:	  	March 3, 2011
			
	1.02	  	Landlord (legal entity):	  	Cabot II – GA1W13, LLC, a Delaware limited liability company
			
	1.03	  	Tenant (legal entity):	  	Amendia, Inc., a Georgia corporation
			
	1.04	  	Tenant’s Guarantor:	  	N/A
			
	1.05	  	Address of Property:	  	1755 West Oak Parkway, Marietta, GA
			
	1.06	  	Property Rentable Area:	  	Approximately 87,248 rentable square feet
			
	1.07	  	Premises Rentable Area:	  	Approximately 48,848 rentable square feet
			
	1.08	  	Tenant’s Initial Pro Rata Share:	  	56%
			
	1.09	  	Lease Term:	  	Eighty-four (84) months
			
	1.10	  	Lease Commencement Date:	  	April 1, 2011
			
	1.11	  	Permitted Uses:	  	Manufacturing, warehouse and related office uses
			
	1.12	  	Broker(s):	  	The Windsor Realty Group, LLC and Resource Real Estate Partners LLC
			
	1.13	  	Initial Security Deposit:	  	$59,000.00 (subject to reduction as set forth in Section 17.16)
		
	1.14	  	Parking Spaces Allocated to Tenant:       73 unreserved spaces located immediately adjacent to the Premises; Tenant agrees not to park in the front or rear of the remainder of the
building
			
	1.15	  	Base Rent:	  	

  

									
	Time Period	  	Annual Base Rent	 	  	Monthly Base Rent	 
	4/1/11 – 7/31/11	  	$	0.00	 	  	$	0.00	 
	8/1/11 – 3/31/12	  	$	124,046.40	 	  	$	10,337.20	 
	4/1/12 – 9/30/12	  	$	170,387.33	 	  	$	14,198.94	 
	10/1/12 – 3/31/13	  	$	214,247.33	 	  	$	17,853.94	 
	4/1/13 – 3/31/14	  	$	218,532.27	 	  	$	18,211.03	 
	4/1/14 – 3/31/15	  	$	222,902.92	 	  	$	18,575.24	 
	4/1/15 – 3/31/16	  	$	227,360.98	 	  	$	18,946.75	 
	4/1/16 – 3/31/17	  	$	231,908.20	 	  	$	19,325.68	 
	4/1/17 – 3/31/18	  	$	236,546.36	 	  	$	19,712.20	 

  

					
	1.16	  	Other Charges Payable by Tenant:	  	

	 	(i)	 Real Property Taxes (Article Five); 

	 	(ii)	 Utilities (Article Six); 

	 	(iii)	 Insurance Premiums (Article Seven); 

	 	(iv)	 CAM Expenses (Article Eight); 

			
		
	 1.17
	  	 Address of Landlord for Notices:

		
		  	 One Beacon Street, Suite 1700

		  	 Boston, MA 02108

		  	 Attn: Asset Management

		
	 1.18
	  	 Address of Landlord for Rent Payments:

		
		  	 Cabot Industrial Value Fund II Operating Partnership, L.P.

		  	 P.O. Box 535026

		  	 Atlanta, GA 30353-5026

		
	 1.19
	  	 Address of Tenant for Notices:

		
	 1.20
	  	 Fiscal Year:
                January - December

		
	 1.21
	  	 Mortgagee:
                 New York Life Insurance Company

		
	 1.22
	  	 Exhibits:

		  	 Exhibit A - The Property

		  	 Exhibit B - The Premises

		  	 Exhibit C - Rules & Regulations

		  	 Exhibit D - Intentionally Omitted

		  	 Exhibit E - Memorandum of Acceptance of
Premises

		  	 Exhibit F - Intentionally Omitted

		  	 Exhibit G - Summary of Insurance Requirements

 ARTICLE TWO - PREMISES 

2.01    Premises. The Premises are described in Exhibit B and are a part of the Property, which is described
in Exhibit A. The Property includes all the land, building(s), and all other improvements located on the land including the common areas described in Article Eight. 

ARTICLE THREE - LEASE TERM 

3.0I    Lease of Premises for Lease Term. Landlord leases the Premises to Tenant and Tenant leases the Premises
from Landlord for the Lease Term. The Lease Term shall begin on the Lease Commencement Date. 
 3.02    Delay in
Commencement. Landlord shall not be liable to Tenant if Landlord shall not deliver possession of the Premises to Tenant on the Lease Commencement Date. Landlord’s non-delivery of the Premises to
Tenant on that date shall not affect this Lease or the obligations of Tenant under this Lease, and the Lease Commencement Date shall be postponed to the date possession of the Premises shall be delivered to Tenant. In such event, Landlord and Tenant
shall execute an amendment to this Lease setting forth the Lease Commencement Date and expiration date of this Lease. Failure to execute such amendment shall not affect the Lease Commencement Date and expiration date of this Lease. 

  
 2 

 3.03    Early Occupancy. If Tenant shall occupy the Premises
prior to the Lease Commencement Date, Tenant’s occupancy of the Premises shall be subject to all of the provisions of this Lease. Early occupancy of the Premises shall not advance the expiration date of this Lease. 

3.04    Holding Over. Tenant shall vacate the Premises upon the expiration or earlier termination of this Lease.
Tenant shall reimburse Landlord for and indemnify Landlord against all damages, costs, liabilities and expenses, including reasonable actual attorneys’ fees, which Landlord shall incur on account of Tenant’s delay in so vacating the
Premises. If Tenant shall not vacate the Premises upon the expiration or earlier termination of this Lease, the Base Rent shall be increased to 150% of the Base Rent then in effect and Tenant’s obligation to pay Additional Rent shall continue,
but nothing herein shall limit any of Landlord’s rights or Tenant’s obligations arising from Tenant’s failure to vacate the Premises, including, without limitation, Landlord’s right to repossess the Premises and remove Tenant
therefrom at any time after the expiration or earlier termination of this Lease and Tenant’s obligation to reimburse and indemnify Landlord as provided in the preceding sentence. 

3.05    Renewal Option. Provided Tenant is not in default under this Lease and that no event or condition exists
which with notice and the expiration of any grace period would constitute an event of default under this Lease at the time an option may be exercised and at the time the Renewal Option (as defined below) commences, Landlord grants to Tenant one
option (the “Renewal Option”) to extend this Lease with respect to all of the Premises for an additional period of five (5) years (the “Renewal Period”). The Renewal Option may be exercised by Tenant delivering written
notice (the “Renewal Notice”) to Landlord at least six (6) months prior to the expiration of the then current Lease Term. In the event that Tenant fails timely to give such notice to Landlord, this Lease shall automatically terminate
at the end of the Lease Term, and Tenant shall have no further option to extend the Lease Term. Time is of the essence in the exercise of the Renewal Option[s]. 

The rate of base Rent (the “Renewal Rental Rate”) for the Renewal Period shall be equal to the then current market rental rate at
the Property charged by Landlord, taking into account all relevant factors. Not later than thirty (30) days following Landlord’s receipt of the Renewal Notice, Landlord shall provide Tenant with Landlord’s good faith estimate
(“Landlord’s FMV Notice”) of such Renewal Rental Rate. Tenant shall have thirty (30) days from its receipt of Landlord’s FMV Notice to notify Landlord whether Tenant accepts or rejects Landlord’s determination of the
Renewal Rental Rate. If Tenant is unwilling to accept Landlord’s determination of the Renewal Rental Rate as set forth in Landlord’s FMV Notice, and if the parties are unable to reach agreement thereon within thirty (30) days after
the delivery of Tenant’s notice to Landlord rejecting such rental determination, then the Renewal Option shall lapse, the Lease shall automatically terminate at the end of the Term and Tenant shall have no further option to extend the term of
this Lease. 
 Landlord and Tenant shall execute an amendment to this Lease within thirty (30) days after the determination of the
Renewal Rental Rate, which amendment shall set forth the extended Lease Term and the Renewal Rental Rate. Except for the change in the rate of Rent, the Renewal Period shall be subject to all of the terms and conditions of this Lease and the
Premises shall be delivered in their then “as is” condition at the time the Renewal Period commences. 
 Neither any option
granted to Tenant in this Lease or in any collateral instrument to renew or extend the Lease Term, nor the exercise of any such option by Tenant, shall prevent Landlord from exercising any option or right granted or reserved to Landlord in this
Lease or in any collateral instrument or that Landlord may otherwise have, to terminate this Lease or any renewal or extension of the Lease Term either during the original Lease Term or during the renewed or extended term. Any 

  
 3 

 
renewal or extension right granted to Tenant shall be personal to Tenant and may not be exercised by any assignee, subtenant or legal representative of Tenant. Any termination of this Lease shall
serve to terminate any such renewal or extension of the Lease Term, whether or not Tenant shall have exercised any option to renew or extend the Lease Term. No option granted to Tenant to renew or extend the Lease Term shall be deemed to give Tenant
any further option to renew or extend. 
 3.06    Termination Option. Tenant shall have the one-time conditional right (the “Termination Right”) to terminate this Lease effective on July 31, 2014 (the “Termination Effective Date”), upon Tenant’s strict and complete
satisfaction of the all of the following conditions precedent: (a) Tenant shall have delivered to Landlord, not later than January 31, 2014, a written notice (the “Termination Notice”) stating that Tenant elects to exercise this
Termination Right and; (b) Tenant shall have paid to Landlord (i) simultaneously with delivery of its Termination Notice, a termination fee (the “Termination Fee”) in the amount of $231,273.96. lf Tenant timely delivers the
Termination Notice and timely pays the Termination Fee, and further provided Tenant is not in default under this Lease and that no event or condition exists which with notice and the expiration of any grace period would constitute an event of
default under this Lease either on the date of Tenant’s delivery of the Termination Notice or on the Termination Effective Date, then this Lease will be terminated effective on the Termination Effective Date. Time is of the essence with respect
to the provisions of this Section. 
 ARTICLE FOUR - RENT 

4.01    Base Rent. On the first day of each month during the Lease Term, Tenant shall pay to Landlord the Base Rent
in lawful money of the United States, in advance and without offset, deduction, or prior demand. The Base Rent shall be payable at Landlord’s address or at such other place or to such other person as Landlord may designate in writing from time
to time. 
 4.02    Additional Rent. All sums payable by Tenant under this Lease other than Base Rent shall be
deemed “Additional Rent;” the term “Rent” shall mean Base Rent and Additional Rent. Landlord shall estimate in advance and charge to Tenant the following costs, to be paid with the Base Rent on a monthly basis throughout the
Lease Term: (i) all Real Property Taxes for which Tenant is liable under Section 5.01 and 5.02 of the Lease, (ii) all utility costs (if utilities are not separately metered) for which Tenant is liable under Section 6.01 of the
Lease, (iii) all insurance premiums for which Tenant is liable under Sections 7.01 and 7.07 of the Lease and (iv) all CAM Expenses for which Tenant is liable under Section 8.04 of the Lease. Collectively, the aforementioned Real
Property Taxes, insurance, utility, and CAM Expenses shall be referred to as the “Total Operating Costs”. Landlord may adjust its estimates of Total Operating Costs at any time based upon Landlord’s experience and reasonable
anticipation of costs. Such adjustments shall be effective as of the next Rent payment date which is due thirty (30) days after notice to Tenant. Within one hundred twenty (120) days after the end of each Fiscal Year during the Lease Term,
Landlord shall deliver to Tenant a statement prepared in accordance with generally accepted accounting principles setting forth, in reasonable detail, the Total Operating Costs paid or incurred by Landlord during the preceding fiscal year and
Tenant’s Pro Rata Share of such expenses. Tenant shall have the right to review reasonable supporting documentation and receipts related to such expenses where the books and records for the Property are kept. Within thirty (30) days after
Tenant’s receipt of such statement, there shall be an adjustment between Landlord and Tenant, with payment to or credit given by Landlord (as the case may be) in order that Landlord shall receive the entire amount of Tenant’s share of such
costs and expenses for such period. In addition to its obligation to pay Base Rent and its Pro Rata Share of Total Operating Expenses, Tenant is required under other sections of this Lease to pay directly to suppliers, vendors, carriers,
contractors, etc. certain insurance premiums, utility costs, personal property taxes, maintenance and repair costs and other expenses, collectively “Additional Expenses.” If Landlord pays for any Additional Expenses in accordance with the
terms of this Lease, 

  
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Tenant’s obligation to reimburse such costs shall be an Additional Rent obligation payable in full with the next monthly Rent payment. Unless this Lease provides otherwise, Tenant shall pay
all Additional Rent then due with the next monthly installment of Base Rent. 
 4.03    Late Charge. Tenant
hereby acknowledges that late payment by Tenant to Landlord of Rent and other amounts due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any loan secured by the Building. Accordingly, if any installment of Rent or any other sums due from Tenant shall
not be received by Landlord within five (5) days following the due date, Tenant shall pay to Landlord a late charge equal to five percent (5%) of such overdue amount. The parties hereby agree that such late charge represents a fair and
reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. Acceptance of such late charge by Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue amount, nor prevent
Landlord from exercising any of the other rights and remedies granted hereunder. 
 4.04    Interest. Any Rent or
other amount due to Landlord, if not paid when due, shall bear interest from the date due until paid at the rate of fifteen percent ( 15%) per annum, provided that interest shall not be payable on late charges incurred by Tenant nor on any amounts
upon which late charges are paid by Tenant to the extent such interest would cause the total interest to be in excess of that legally permitted. Payment of interest shall not excuse or cure any default hereunder by Tenant. 

4.05    Tenant’s Pro Rata Share. Tenant’s Pro Rata Share shall be calculated by dividing the Premises
Rentable Area by the Property Rentable Area, which is leased or held for lease by tenants, as of the date on which the computation shall be made. Tenant’s Initial Pro Rata Share is set forth in Section 1.08 and is subject to adjustment based on
the aforementioned formula. Notwithstanding anything else contained in this Lease to the contrary, Tenant’s Pro Rata Share shall not at any time exceed the Initial Pro Rata Share. 

4.06    Independent Covenants. Tenant hereby agrees that Tenant’s obligation to pay Rent is independent of any
obligation of Landlord hereunder and every other covenant in this Lease and shall be made without set-off or reduction whatsoever, except as otherwise expressly provided herein. 

ARTICLE FIVE - PROPERTY TAXES 

5.01    Real Property Taxes. Tenant shall pay Tenant’s Pro Rata Share of Real Property Taxes on the Property
payable during the Lease Term. Tenant shall make such payments in accordance with Section 4.02. If Landlord shall receive a refund of any Real Property Taxes with respect to which Tenant shall have paid Tenant’s Pro Rata Share, Landlord
shall refund to Tenant Tenant’s Pro Rata Share of such refund after deducting therefrom the reasonable costs and expenses incurred in connection therewith. 

5.02    Definition of “Real Property Tax”. “Real Property Tax” shall mean taxes, assessments
(special, betterment, or otherwise), levies, fees, rent taxes, excises, impositions, charges, water and sewer rents and charges, and all other government levies and charges, general and special, ordinary and extraordinary, foreseen and unforeseen,
which are imposed or levied upon or assessed against the Property or any Rent or other sums payable by any tenants or occupants thereof. Real Property Tax shall include Landlord’s reasonable costs and expenses of contesting any Real Property
Tax. If at any time during the term the present system of ad valorem taxation of real property shall be changed so that in lieu of the whole or any part of the ad valorem tax on real property, or in lieu of increases therein, there shall be assessed
on Landlord a capital levy or other tax on the gross rents received with respect to the 

  
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Property or a federal, state, county, municipal, or other local income, franchise, excise or similar tax, assessment, levy, or charge (distinct from any now in effect) measured by or based, in
whole or in part, upon gross rents, then all of such taxes, assessments, levies, or charges, to the extent so measured or based, shall be deemed to be a Real Property Tax. 

5.03    Personal Property Taxes. Tenant shall pay directly all taxes charged against trade fixtures, furnishings,
equipment, inventory, or any other personal property belonging to Tenant. Tenant shall use reasonable efforts to have personal property taxed separately from the Property. If any of Tenant’s personal property shall be taxed with the Property,
Tenant shall pay Landlord the taxes for such personal property within fifteen (15) days after Tenant receives a written statement from Landlord for such personal property taxes. 

ARTICLE SIX - UTILITIES 

6.01    Utilities. Tenant shall promptly pay, directly to the appropriate supplier, the cost of all natural gas,
heat, cooling, energy, light, power, sewer service, telephone, water, refuse disposal and other utilities and services supplied to the Premises, allocable to the period from the time Tenant shall first enter the Premises, throughout the Lease Term
and thereafter as long as Tenant shall remain in the Premises (collectively, the “Occupancy Period”), together with any related installation or connection charges or deposits (collectively “Utility Costs”). If any services or
utilities are jointly metered with other premises, Landlord shall make a reasonable determination of Tenant’s proportionate share of such Utility Costs and Tenant shall pay such share to Landlord in accordance with Section 4.02. Landlord
shall not be liable for damages, consequential or otherwise, nor shall there be any rent abatement arising out of any curtailment or interruption whatsoever in utility services unless Landlord has failed to make timely payments for any jointly
metered services for which Landlord is responsible for making payments. Utilities serving the Common Areas (as defined in Article Eight) exclusively shall be accounted for as described in Article Eight. 

Tenant shall install, at its sole cost and expense, any and all telephone, communications and other data lines and equipment to serve the
Premises (the “Data Equipment”). Tenant shall be responsible for obtaining and maintaining all approvals, permits and licenses required by any federal, state or local government for installation, maintenance and operation of the Data
Equipment and for paying all fees attendant thereto and for complying with all other legal requirements relating to the Data Equipment. Landlord shall allow reasonable access to the Property for any supplier or vendors in order to allow for the
timely installation of such Data Equipment. 
 ARTICLE SEVEN - INSURANCE 

7.01    Liability Insurance. During the Occupancy Period, Tenant shall maintain in effect Commercial General
Liability insurance insuring Tenant against liability for bodily injury, property damage and personal injury at the Premises, including contractual liability insuring the indemnification provisions contained in this Lease. Such insurance shall name
Landlord, its property manager, any mortgagee, and Cabot Industrial Properties, L.P., as additional insureds. Such insurance shall be for a limit of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000)
annual aggregate. Coverage shall also be included for fire damage (damage to rented premises) for a limit of $300,000 any one fire, and medical expense coverage in the amount of $10,000 any one person. The liability insurance obtained by Tenant
under this Section 7.0 I and Section 7.04 shall (i) be primary and (ii) insure Tenant’s obligations to Landlord under Section 7.09. The amount and coverage of such insurance shall not limit Tenant’s liability nor
relieve Tenant of any other obligation under this Lease. Landlord shall also obtain commercial general liability insurance in an amount and 

  
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with coverage determined by Landlord insuring Landlord against liability with respect to the Premises and the Property. The policy obtained by Landlord shall not provide primary insurance, shall
not be contributory and shall be excess over any insurance maintained by Tenant. 
 7.02    Worker’s
Compensation Insurance. During the Occupancy Period, Tenant shall maintain in effect Worker’s Compensation Insurance (including Employers’ Liability Insurance) in the statutory amount covering all employees of Tenant employed or
performing services at the Premises, in order to provide the statutory benefits required by the laws of the state in which the Premises are located. Employer’s Liability Insurance in the amount of $1,000,000 each accident/$1,000,000
disease-policy limit/$1,000,000 disease-each employee shall also be maintained. 
 7.03    Automobile Liability
Insurance. During the Occupancy Period, Tenant shall maintain in effect Automobile Liability Insurance, including but not limited to, passenger liability, on all owned, non-owned, and hired vehicles used
in connection with the Premises, with a combined single limit per occurrence of not less than One Million Dollars ($1,000,000) for Bodily Injury and Property Damage. 

7.04    Umbrella Liability Insurance. The initial amount of such insurance shall be Two Million Dollars
($2,000,000) per occurrence and Two Million Dollars ($2,000,000) annual aggregate and shall be subject to periodic increases specified by Landlord based upon inflation, increased liability awards, recommendation of Landlord’s professional
insurance advisers, and other relevant factors. Such insurance shall name Landlord, its property manager, any mortgagee and Cabot Industrial Properties, L.P., as additional insureds. 

At all times when any work is in process in connection with any change or alteration being made by Tenant, Tenant shall require all
contractors and subcontractors to maintain the insurance described in Sections 7.01, 7.02, 7.03 and 7.04. 

7.05    Personal Property Insurance. During the Occupancy Period, Tenant shall maintain in effect Personal Property
Insurance covering leasehold improvements paid for by Tenant and Tenant’s personal property and fixtures from time to time in, on, or at the Premises, in an amount not less than 100% of the full replacement cost, without deduction for
depreciation, providing protection against events protected under “Special Risk Coverage,” as well as against sprinkler damage, vandalism, and malicious mischief. Any proceeds from the Personal Property Insurance shall be used for the
repair or replacement of the property damaged or destroyed, unless this Lease is terminated under an applicable provision herein. If the Premises are not repaired or restored following damage or destruction in accordance with other provisions
herein, Landlord shall receive any proceeds from the Personal Property Insurance allocable to Tenant’s leasehold improvements. 

7.06    Business Interruption Insurance. During the Occupancy Period, Tenant shall maintain in effect Business
Interruption Insurance, providing in the event of damage or destruction of the Premises an amount of One Million Dollars ($1,0000,000). 

7.07    Landlord’s Property and Rental Income Insurance. During the Lease Term, Landlord shall maintain in
effect all risk insurance covering loss of or damage to the Property in the amount of its replacement value with such endorsements and deductibles as Landlord shall determine from time to time. Landlord shall have the right to obtain flood,
earthquake, and such other insurance as Landlord shall determine from time to time or shall be required by any lender holding a security interest in the Property. Landlord shall not obtain insurance for Tenant’s fixtures or equipment or
building improvements installed by Tenant. During the Lease Term, Landlord shall also maintain a rental income insurance policy, with loss payable to Landlord, in an amount equal to one (1) year’s Base Rent, plus

  
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estimated Real Property Taxes, CAM Expenses, Utility Costs and insurance premiums for one (I) year. Tenant shall be liable for the payment of any deductible amount under Landlord’s
insurance maintained pursuant to this Article Seven, in an amount not to exceed Twenty-Five Thousand Dollars ($25,000). Tenant shall not do or permit anything to be done which shall invalidate any such insurance. 

Exhibit G attached hereto is a summary of the insurance coverages required by this Article Seven. 

7.08    Payment of Insurance Premiums. Landlord shall pay the premiums of the insurance policies maintained by
Landlord under Section 7.07 and Section 7.01 (if applicable), and Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of such premiums in accordance with Section 4.02. Tenant shall have the right, upon request, to receive
copies of insurance certificates evidencing the policies for which Tenant is required to make payments, including copies of any premium calculations or invoices. Tenant shall pay directly the premiums of the insurance policies maintained by Tenant
under Sections 7.01, 7.02, 7.03, 7.04, 7.05 and 7.06. 
 7.09    General Insurance Provisions. 

7.09 (a) Prior to the earlier of Tenant’s entry into the Premises or the Commencement Date and prior to the expiration of any policy,
Tenant shall furnish Landlord certificates evidencing that all required insurance is in force and providing that such insurance may not be cancelled or changed without at least thirty (30) days prior written notice to Landlord and Tenant
(unless such cancellation is due to nonpayment of premiums, in which event ten (10) days’ prior notice shall be provided). If Tenant shall fail to deliver any certificate or renewal certificate to Landlord required under this Lease within
the prescribed time period or if any such policy shall be canceled or modified during the Lease Term without Landlord’s consent, Landlord may obtain such insurance, in which case Tenant shall reimburse Landlord, as Additional Rent, for 105% of
the cost of such insurance within ten (10) days after receipt of a statement of the cost of such insurance. 
 7.09 (b) Tenant shall
maintain all insurance required under this Lease with insurers having a Best’s Insurance Reports rating of A- X or better. 

7.09 (c) Landlord and Tenant, on behalf of themselves and their insurers, each hereby waive any and all rights of recovery against the other,
the officers, members, partners, employees, agents, or representatives of the other and the officers, members, partners, employees, agents or representatives of each of the foregoing, for loss of or damage to its property or the property of others
under its control, if such loss or damage shall be covered by any insurance policy in force (whether or not described in this Lease) at the time of such loss or damage, or required to be carried under this Article Seven. All property insurance
carried by either party shall contain a waiver of subrogation against the other party to the extent such right shall have been waived by the insured party prior to the occurrence of loss or injury. 

7.09 (d) Tenant shall comply with all applicable laws and ordinances, all orders and decrees of court and all requirements of other
governmental authority and shall not directly or indirectly make any use of the Premises which may thereby be prohibited or be dangerous to person or property or which may jeopardize any insurance coverage, or may increase the cost of insurance or
require additional insurance coverage. 
 7.10    Indemnity. (a) To the fullest extent permitted by law,
Tenant hereby waives all claims against Landlord, its agents, advisors, employees, members, officers, directors, partners, trustees, beneficiaries and shareholders (each a “Landlord Party”) and the agents, advisors, employees, members,
officers, directors, partners, trustees, beneficiaries and shareholders of each Landlord Party (collectively 

  
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the “Landlord Indemnitees”) for damage to any property or injury to or death of any person in, upon or about the Premises or the Property arising at any time and from any cause, and
Tenant shall hold Landlord Indemnitees harmless from and defend Landlord lndemnitees from and against all claims, liabilities, judgments, demands, causes of action, losses, damages, costs and expenses including actual attorney’s fees incurred
for damage to any property or injury to or death of any person arising in or from (i) the use or occupancy of the Premises by Tenant or persons claiming under Tenant, except such as is caused by the sole negligence or willful misconduct of
Landlord, its agents, employees or contractors, or (ii) arising from the negligence or willful misconduct of Tenant, its employees, agents, contractors, or invitees in, upon or about the Property, or (iii) arising out of any breach or
default by Tenant under this Lease. The foregoing shall include investigation costs and expenses incurred by Landlord in connection with any claim or demand made under this Section. 

(B) To the fullest extent permitted by law, Landlord hereby waives all claims against Tenant, its agents, advisors, employees, members,
officers, directors, partners, trustees, beneficiaries and shareholders (each a “Tenant Party”) and the agents, advisors, employees, members, officers, directors, partners, trustees, beneficiaries and shareholders of each Tenant Party
(collectively the “Tenant Indemnitees”) for damage to any property or injury to or death of any person in, upon or about the Premises or the Property arising at any time and from any cause, and Landlord shall hold Tenant Indemnitees
harmless from and defend Tenant Indemnitees from and against all claims, liabilities, judgments, demands, causes of action, losses, damages, costs and expenses including actual attorney’s fees incurred for damage to any property or injury to or
death of any person arising in or from (i) the use or occupancy of the Premises by Landlord or persons claiming under Landlord, except such as is caused by the sole negligence or willful misconduct of Tenant, its agents, employees or
contractors, or (ii) arising from the negligence or willful misconduct of Landlord, its employees, agents, contractors, or invitees in, upon or about the Property. The foregoing shall include investigation costs and expenses incurred by Tenant
in connection with any claim or demand made under this Section. 
 The provisions of this Section 7.10 shall survive the expiration or
termination of this Lease with respect to any damage, injury, or death occurring prior to such time. 
 ARTICLE EIGHT - COMMON AREAS

 8.01    Common Areas. As used in this Lease, “Common Areas” shall mean all areas within the
Property which are available for the common use of tenants of the Property and which are not leased or held for the exclusive use of Tenant or other tenants, including, but not limited to, parking areas, driveways, sidewalks, access roads,
landscaping, and planted areas. Landlord, from time to time, may change the size, location, nature, and use of any of the Common Areas, convert Common Areas into leaseable areas, construct additional parking facilities (including parking structures)
in the Common Areas, and increase or decrease Common Area land or facilities. Tenant acknowledges that such activities may result in inconvenience to Tenant. Such activities and changes are permitted if they do not materially affect Tenant’s
use of the Premises. 
 8.02    Use of Common Areas. Tenant shall have the
non-exclusive right (in common with other tenants and all others to whom Landlord has granted or may grant such rights) to use the Common Areas for the purposes intended, subject to such reasonable rules and
regulations (“Rules and Regulations”) as Landlord may establish or modify from time to time and as initially set forth in Exhibit C. Tenant shall abide by all such Rules and Regulations and shall use its best efforts to cause
others who use the Common Areas with Tenant’s express or implied permission to abide by Landlord’s Rules and Regulations. At any time, Landlord may close any Common Areas to perform any acts in the Common Areas as, in Landlord’s
reasonable judgment, are desirable to maintain or improve the Property. Tenant shall not interfere with the rights of Landlord, other tenants, or any other person entitled to use the Common Areas. 

  
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 8.03    Vehicle Parking. Tenant shall be entitled to use the
Parking Spaces Allocated to Tenant without paying any additional Rent. Tenant’s parking shall not be reserved and shall be limited to vehicles no larger than standard size automobiles or pickup utility vehicles. Tenant shall not cause large
trucks or other large vehicles to be parked within the Property or on the adjacent public streets except in accordance with the Rules and Regulations. Parking shall be at Tenant’s risk and Landlord shall not be responsible for any damage or
theft to vehicles parking at the Property. Landlord shall not be responsible for policing the parking areas. Vehicles shall be parked only in striped parking spaces and not in driveways or other locations not specifically designated for parking.
Handicapped spaces shall only be used by those legally permitted to use them. Tenant shall not park at any time more vehicles in the parking area than the number of Parking Spaces Allocated to Tenant. 

8.04    Common Area Maintenance. Subject to Articles Eleven and Twelve, Landlord shall maintain the Common Areas in
good order, condition, and repair. Common Area Maintenance expenses (“CAM Expenses”) are all costs and expenses associated with the operation and maintenance of the Common Areas and the repair and maintenance of the heating, ventilation,
air conditioning, plumbing, electrical, utility, and safety systems (to the extent not performed by Tenant), including, but not limited to, the following: gardening and landscaping; snow removal; utility, water and sewage services for the Common
Area; maintenance of signs (other than tenants’ signs); worker’s compensation insurance; personal property taxes; rentals or lease payments paid by Landlord for rented or leased personal property used in the operation or maintenance of the
Common Areas; fees for required licenses and permits; routine maintenance and repair of roof membrane, flashings, gutters, downspouts, roof drains, skylights and waterproofing; maintenance of paving (including sweeping, striping, repairing,
resurfacing, and repaving); general maintenance; painting; lighting; cleaning; refuse removal; security and similar items; reserves for roof replacement, exterior painting and other appropriate reserves; and a property management fee (not to exceed
five percent (5%) of the gross rents of the Property for the calendar year). Landlord may cause any or all of such services to be provided by third parties and the cost of such services shall be included in CAM Expenses. With respect to any CAM
Expenses which are included for the benefit of the Property and other property, Landlord shall make a reasonable allocation of such cost between the Property and such other property. CAM Expenses shall not include: (a) the cost of capital
repairs and replacements, provided, however, that the annual depreciation (based on the useful life of the item under generally accepted accounting principles) of any such capital repair or replacement to the Common Areas or the heating,
ventilating, air-conditioning, plumbing, electrical, utility and safety systems serving the Property shall be included in the CAM Expenses each year during the term of this Lease; and (b) the cost of
capital improvements, provided, however, that the annual depreciation (based on the useful life of the item under generally accepted accounting principles) of any capital improvement undertaken to reduce CAM Expenses or made in order to comply with
legal requirements shall be included in CAM Expenses each year during the term of this Lease. 

8.05    Tenant’s Payment of CAM Expenses. Tenant shall pay Tenant’s Pro Rata Share of all CAM Expenses in
accordance with Section 4.02. 
 ARTICLE NINE - USE OF PREMISES 

9.01    Permitted Uses. Tenant may use the Premises only for the Permitted Uses. 

9.02    Manner of Use. Tenant shall not cause or permit the Premises to be used in any way which shall constitute a
violation of any law, ordinance, restrictive covenants, or governmental regulation 

  
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or order, which shall annoy or interfere with the rights of tenants of the Property, or which shall constitute a nuisance or waste. Tenant shall obtain and pay for all permits, including a
certificate of occupancy and shall promptly take all actions necessary to comply with all applicable statutes, ordinances, notes, regulations, orders, covenants and requirements regulating the use by Tenant of the Premises, including the
Occupational Safety and Health Act. 
 The parties acknowledge that the Americans With Disabilities Act of 1990 (49 U.S.C.
Section 12101 et seq.) and regulations and guidelines promulgated thereunder, as all of the same may be amended from time to time (collectively, the “ADA”), establish requirements under Title Ill of the ADA
(“Title III”) pertaining to business operations, accessibility and barrier removal, and that such requirements may be unclear and may or may not apply to the Premises or Property depending on, among other things: (1) whether
Tenant’s business operations are deemed a “place of public accommodation” or a “commercial facility”; (2) whether compliance with such requirements is “readily achievable” or “technically infeasible”; and
(3) whether a given alteration affects a “primary function area” or triggers so-called “path of travel” requirements. The parties acknowledge and agree that Tenant has been provided an
opportunity to inspect the Premises and the Property to a degree sufficient to determine whether or not the Premises and the Property, in their condition as of the date hereof, deviate in any manner under the ADA Accessibility guidelines
(“ADAAG”) or any other requirements under the ADA pertaining to the accessibility of the Premises or Property. Tenant further acknowledges and agrees that, except as may otherwise be specifically provided below, Tenant accepts the Premises
and the Property in “as is” condition and agrees that Landlord is making no representation or warranty as to whether the Premises or the Property conform to the requirements of the ADAAG or any other requirements under the ADA. Tenant has
prepared or reviewed any plans and specifications for improvements for construction in the Premises and has independently determined that such plans and specifications are in conformance with the ADAAG and other requirements of the ADA. Tenant
further acknowledges and agrees that to the extent that Landlord has prepared, reviewed or approved any of Tenant’s plans and specifications, such action shall in no event be deemed a representation or warranty that the same comply with the
requirements of the ADA. Tenant shall be responsible for the cost of all Title III compliance and costs in connection with the Premises, including structural work, if any, and any leasehold improvements or other work to be performed in the Premises
under or in connection with this Lease and shall also be responsible for the cost of any so-called Title III “path of travel” requirements triggered by construction activities or alterations in the
Premises. Tenant shall be solely responsible for all other requirements under the ADA relating to Tenant or any affiliates or persons or entities related to Tenant, operations of any of them, or the Premises, including, without limitation,
requirements under Title I of the ADA pertaining to Tenant’s employees. 
 9.03    Hazardous Materials.
Tenant covenants, represents and warrants that it will not use or store any Hazardous Materials on or about the Premises without obtaining Landlord’s prior written consent. An initial list of Hazardous Materials used by Tenant is attached
hereto as Schedule 9.03 and Landlord by its execution of this Lease approves such initial list. If Tenant wishes to use or store any Hazardous Materials on or about the Premises, prior to doing so, Tenant shall also complete and deliver to Landlord
Landlord’s form of Hazardous Materials Disclosure Certificate. 
 As used in this Lease, the term “Hazardous Material” shall
mean any flammable items, explosives, radioactive materials, oil, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of “hazardous substances”,
“hazardous wastes”, “hazardous materials” or “toxic substances” now or subsequently regulated under any applicable federal, state or local laws or regulations, including without limitation petroleum-based products,
paints, solvents, lead, cyanide, DDT, printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs and similar compounds, and including any different products 

  
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 and materials which are subsequently found to have adverse effects on the environment or the health and
safety of persons. Tenant shall not cause or permit any Hazardous Material to be generated, produced, brought upon, used, stored, treated or disposed of in or about the Property by Tenant, its agents, employees, contractors, sublessees or invitees
without (a) the prior written consent of Landlord, and (b) complying with all applicable Federal, State and Local laws or ordinances pertaining to the transportation, storage, use or disposal of such Hazardous Materials, including but not
limited to obtaining proper permits. Landlord shall be entitled to take into account such other factors or facts as Landlord may reasonably determine to be relevant in determining whether to grant or withhold consent to Tenant’s proposed
activity with respect to Hazardous Material. In no event, however, shall Landlord be required to consent to the installation or use of any storage tanks on the Property. 

If Tenant’s transportation, storage, use or disposal of Hazardous Materials on the Premises results in the contamination of the soil or
surface or ground water or loss or damage to person(s) or property, then Tenant agrees to: (a) notify Landlord immediately of any contamination, claim of contamination, loss or damage, (b) after consultation with the Landlord, clean up the
contamination in full compliance with all applicable statutes, regulations and standards and (c) indemnify, defend and hold Landlord harmless from and against any claims, suits, causes of action, costs and fees, including actual attorney’s
fees and costs incurred, arising from or connected with any such contamination, claim of contamination, loss or damage. Tenant agrees to fully cooperate with Landlord and provide such documents, affidavits and information as may be requested by
Landlord (i) to comply with any environmental law, (ii) to comply with the request of any lender, purchaser or tenant, and/or (iii) for any other reason deemed necessary by Landlord in its sole discretion. Tenant shall notify
Landlord promptly in the event of any spill or other release of any Hazardous Material at, in, on, under or about the Premises which is required to be reported to a governmental authority under any environmental law, will promptly forward to
Landlord copies of any notices received by Tenant relating to alleged violations of any environmental law and will promptly pay when due any fine or assessment against Landlord, Tenant or the Premises relating to any violation of an environmental
law during the term of this Lease. If a lien is filed against the Premises by any governmental authority resulting from the need to expend or the actual expending of monies arising from an act or omission, whether intentional or unintentional, of
Tenant, its agents, employees or invitees, or for which Tenant is responsible, resulting in the releasing, spilling, leaking, leaching, pumping, emitting, pouring, emptying or dumping of any Hazardous Material into the waters or onto land located
within or without the State where the Premises is located, then Tenant shall, within thirty (30) days from the date that Tenant is first given notice that such lien has been placed against the Premises (or within such shorter period of time as
may be specified by Landlord if such governmental authority has commenced steps to cause the Premises to be sold pursuant to such lien) either (i) pay the claim and remove the lien, or (ii) furnish a cash deposit, bond, or such other
security with respect thereto as is satisfactory in all respects to Landlord and is sufficient to effect a complete discharge of such lien on the Premises. Landlord shall have the right, but not the obligation, without in any way limiting
Landlord’s other rights and remedies under this Lease, to enter upon the Premises, or to take such other actions as it deems necessary or advisable, to investigate, clean up, remove or remediate any Hazardous Materials or contamination by
Hazardous Materials present on, in, at, under or emanating from the Premises or the Property in violation of Tenant’s obligations under this Lease or under any laws regulating Hazardous Materials. Notwithstanding any other provision of this
Lease, Landlord shall have the right, at its election, in its own name or as Tenant’s agent, to negotiate, defend, approve and appeal, at Tenant’s expense, any action taken or order issued by any governmental agency or authority with any
governmental agency or authority against Tenant, Landlord or the Premises or Property relating to any Hazardous Materials or under any related law or the occurrence of any event or existence of any condition that would cause a breach of any of the
covenants set forth in this Section 9.03. Prior to or promptly after the expiration or termination of this Lease, Landlord may require an environmental audit of the Premises by a qualified environmental consultant. Tenant shall pay the costs of
such an 

  
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environmental audit and shall, at it sole cost and expense, take all actions recommended in such audit to remediate any environmental conditions. The provisions of this Section 9.03 shall
survive the expiration or earlier termination of this Lease. 
 9.04    Signs and Auctions. Tenant shall not
place any signs on the Property without Landlord’s prior written consent. Tenant shall not conduct or permit any auctions or sheriff’s sales at the Property. 

9.05    Landlord’s Access. Landlord or its agents may enter the Premises at all reasonable times to show the
Premises to potential buyers, investors or tenants or other parties; to do any other act or to inspect and conduct tests in order to monitor Tenant’s compliance with all applicable environmental laws and all laws governing the presence and use
of Hazardous Material; or for any other purpose Landlord deems necessary. Landlord shall give Tenant at least 24 hours prior notice (which may be oral) of such entry, except in the case of an emergency, in which event Landlord shall make reasonable
efforts to notify Tenant. Landlord may place customary “For Sale” or “For Lease” signs on the Premises. 
 ARTICLE TEN
- CONDITION AND MAINTENANCE OF PREMISES 
 10.01    Existing
Conditions. Tenant shall accept the Property and the Premises in their “as is” condition as of the execution of the Lease, subject to all recorded matters, laws, ordinances, and governmental regulations and orders. Landlord shall
deliver all HVAC units serving the Premises in good working condition and shall warrant such condition for one (1) year from the Lease Commencement Date. Landlord shall also make available to Tenant a tenant improvement allowance of up to
$195,392.00 ($4.00/RSF) (the “TI Allowance”) for improvements to the Premises. Landlord shall pay the TI Allowance to Tenant after completion of the improvements to the Premises and upon written request accompanied by paid invoices, lien
waivers and other documentation reasonably requested by Landlord. Except as provided herein, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation as to the condition of the Property or the suitability of
the Property for Tenant’s intended use. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the Property and is not relying on any representations of Landlord or any Broker with
respect thereto. Tenant agrees to execute promptly a Memorandum of Acceptance of Premises in the form set forth in Exhibit E to this Lease. 

10.02    Exemption of Landlord from Liability. 

10.02 (a) Damage to Tenant’s Property. Tenant shall insure its personal property under an all risk full replacement cost property
insurance policy as provided in Section 7.05. Landlord shall not be liable for any damage or injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees,
invitees, customers or any other person or about the Property, whether such damage or injury is caused by or results from: (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes,
sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c) conditions arising in or about Property, or from other sources or places; or (d) any act or omission of any other tenant of the
Property. Tenant shall give Landlord prompt notice upon the occurrence of any accident or casualty at the Premises. Landlord shall not be liable for any such damage or injury even though the cause of or the means of repairing such damage or injury
are not accessible to Tenant. The provisions of this Section 10.02 shall not, however, exempt Landlord from liability for Landlord’s gross negligence or willful misconduct. 

10.02 (b) Theft or Burglary. Tenant expressly acknowledges that whether or not Landlord, from time to time, elects to provide security
services, Landlord has not, nor will Landlord be 

  
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deemed to have, warranted the efficiency of any security personnel, service, procedures or equipment and Landlord is not liable in any manner for the failure of any of the foregoing to prevent,
control or apprehend anyone suspected of theft, personal injury, property damage or any criminal conduct in, on or around the Building. Tenant shall be responsible for repairs of damage and restoration of the Premises, personal property or equipment
servicing the Premises following any such act. All property of Tenant kept or stored on the Property shall be so kept or stored at the risk of Tenant only. 

10.03    Landlord’s Obligations. Subject to the provisions of Article Eleven (Damage or Destruction) and
Article Twelve (Condemnation), and except for damage caused by any act or omission of Tenant, or Tenant’s employees, agents, contractors or invitees, Landlord shall keep the foundation, roof, building systems (other than the heating,
ventilating and air conditioning system), structural supports and exterior walls of the improvements on the Property in good order, condition and repair. However, Landlord shall not be obligated to maintain or repair windows, doors, plate glass or
the surfaces of walls. Tenant shall promptly report in writing to Landlord any defective condition known to it which Landlord is required to repair. Tenant hereby waives the benefit of any present or future law which provides Tenant the right to
repair the Premises or Property at Landlord’s expense or to terminate this Lease because of the condition of the Property or Premises. 

10.04    Tenant’s Obligations. 

10.04 (a) Repair and Maintenance. Except as provided in Section 10.03, Article Eleven (Damage or Destruction) and Article Twelve
(Condemnation), Tenant shall keep all portions of the Premises, including, without limitation, plumbing, restrooms, lighting, man doors, dock doors, levelers, shelters, seals and bumpers (if any), windows, floors, fire/life safety systems, air
rotation equipment and electrical items, in a clean and orderly condition and good repair. Tenant shall arrange and pay for its own janitorial service, trash removal, security system, telecommunication systems, and any and all other services that
Tenant desires. Tenant shall enter into a preventative maintenance contract with a reputable HVAC service company, such contract and contractor to be approved by Landlord, to provide for routine maintenance of the HVAC systems serving the Premises.
If any portion of the Premises or any system or equipment in the Premises which Tenant shall be obligated to repair can not be fully repaired or restored, Tenant shall promptly replace such portion of the Premises or system or equipment, regardless
of whether the benefit of such replacement extends beyond the Lease Term; but if the benefit or useful life of such replacement extends beyond the Lease Term, the useful life of such replacement shall be prorated over the remaining portion of the
Lease Term. Notwithstanding the foregoing, with respect to any repair or replacement of the existing HVAC units serving the office area of the Premises, Tenant shall only be responsible for up to $750.00 per repair or replacement. Landlord shall
have the right, upon written notice to Tenant, to undertake the responsibility for maintenance of the heating and air conditioning system at Tenant’s expense. Landlord shall, at Tenant’s expense, repair any damage to the portions of the
Property Landlord shall be required to maintain caused by Tenant’s acts or omissions. 
 10.04 (b) Tenant’s Expense. Tenant
shall fulfill all of Tenant’s obligations under this Section I 0.04 at Tenant’s sole expense. If Tenant shall fail to maintain, repair or replace the Premises as required by this Section 10.04, Landlord may, upon ten
(10) days’ prior notice to Tenant (except that no notice shall be required in the case of an emergency), enter the Premises and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant
shall reimburse Landlord for all costs reasonably incurred in performing such maintenance, repair or replacement immediately upon demand. 

  
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 10.05    Alterations, Additions, and Improvements. 

10.05 (a) Tenant’s Work. Tenant shall not make any installations, alterations, additions, or improvements in or to the Premises,
including, without limitation, any apertures in the walls, partitions, ceilings or floors, without on each occasion obtaining the prior written consent of Landlord. Any such work so approved by Landlord shall be performed only in accordance with
plans and specifications therefor approved by Landlord. Tenant shall procure at Tenant’s sole expense all necessary permits and licenses before undertaking any work on the Premises and shall perform all such work in a good and workmanlike
manner employing materials of good quality and so as to conform with all applicable zoning, building, fire, health and other codes, regulations, ordinances and laws and with all applicable insurance requirements. If requested by Landlord, Tenant
shall furnish to Landlord prior to commencement of any such work a bond or other security acceptable to Landlord assuring that any work by Tenant will be completed in accordance with the approved plans and specifications and that all subcontractors
will be paid. Tenant shall employ for such work only contractors approved by Landlord and shall require all contractors employed by Tenant to carry worker’s compensation insurance in accordance with statutory requirements and commercial general
liability insurance covering such contractors on or about the Premises with a combined single limit not less than $3,000,000 and shall submit certificates evidencing such coverage to Landlord prior to the commencement of such work. Tenant shall
indemnify and hold harmless Landlord from all injury, loss, claims or damage to any person or property occasioned by or growing out of such work. Landlord may inspect the work of Tenant at reasonable times and given notice of observed defects. Upon
completion of any such work, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts and proof of payment for all labor and materials. 

10.05 (b) No Liens. Tenant shall pay when due all claims for labor and material furnished to the Premises and shall give Landlord at
least twenty (20) days’ prior written notice of the commencement of any work on the Premises, regardless of whether Landlord’s consent to such work is required. Landlord may record and post notices of
non-responsibility on the Premises. Tenant shall at all times keep the Property free from liens claims of liens arising out of work performed, material furnished, or obligations incurred due to the actions of
Tenant or Tenant’s permittees or the failure of Tenant to comply with any law, rule, regulation, or ordinance. If any such lien does attach against the Premises, Building, or the Property, and Tenant does not discharge the lien or post
statutorily acceptable bond, which under law would prevent foreclosure execution under the lien, within ten (10) days after Tenant shall receive written notice of the filing thereof, such event shall be a default by Tenant under this Lease and, in
addition to Landlord’s other rights and remedies, Landlord may take any action necessary or appropriate to discharge the lien, all such costs and expenses to be immediately reimbursed by Tenant to Landlord. 

10.06    Condition upon Termination. Upon the expiration or termination of this Lease, Tenant shall surrender the
Premises to Landlord broom clean and in the condition which Tenant shall have been required to maintain the Premises under this Lease with the heating, ventilation, air-conditioning, plumbing, electrical
systems, lighting, man doors, dock doors, levelers, shelters, seals and bumpers (if any), windows, floors, fire/life safety systems, air rotation equipment and electrical items serving the Premises in operating condition. Tenant shall not be
obligated to repair any damage which Landlord is required to repair under Article Eleven (Damage or Destruction). Landlord may require Tenant to remove any alterations, additions or improvements (whether or not made with Landlord’s consent),
including, without limitation, the Data Equipment, prior to the expiration of the Lease and to restore the Premises to their prior condition, all at Tenant’s expense. With respect to any alterations, additions or improvements which require
Landlord’s approval, at the time of such approval Landlord shall specify if Tenant shall not be required to remove the same, and such items shall become Landlord’s property and shall be surrendered to Landlord upon the expiration or
earlier termination of the Lease, except that Tenant may remove any of Tenant’s machinery or equipment which can be removed without damage to 

  
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the Property. Tenant shall repair, at Tenant’s expense, any damage to the Property caused by the removal of any such machinery or equipment. In no event, however, shall Tenant remove any of
the following materials or equipment (which shall be deemed Landlord’s property), without Landlord’s prior written consent; unless the same shall have been installed by Tenant at its expense: any power wiring or wiring panels; lighting or
lighting fixtures; wall coverings; drapes, blinds or other window coverings; carpets or other floor coverings; heaters, air conditioners or any other heating or air conditioning equipment; fencing or security gates; or other similar building
operating equipment. 
 ARTICLE ELEVEN - DAMAGE OR DESTRUCTION 

11.01    Damage to Premises. 

11.01 (a) If the Premises shall be destroyed or rendered untenantable, either wholly or in part, by fire or other casualty
(“Casualty”), Tenant shall immediately notify Landlord in writing upon the occurrence of such Casualty. In the event of any Casualty, Landlord may elect either to (i) repair the damage caused by such casualty as soon as reasonably
possible, in which case this Lease shall remain in full force and effect, or (ii) terminate this Lease as of the date the casualty occurred. Landlord shall notify Tenant within thirty (30) days after receipt of notice of the occurrence of
the casualty whether Landlord elects to repair the damage or terminate this Lease. If Landlord shall elect to repair the damage, Tenant shall pay Landlord the portion of the “deductible amount” (if any) under Landlord’s insurance
allocable to the damage to the Premises and, if the damage shall have been due to an act or omission of Tenant, or Tenant’s employees, agents, contractors or invitees, the difference between the actual cost of repair and any insurance proceeds
received by Landlord. 
 11.01 (b) If the casualty to the Premises shall occur during the last six (6) months of the Lease Term and the
damage shall be estimated by Landlord to require more than thirty (30) days to repair, either Landlord or Tenant may elect to terminate this Lease as of the date the casualty shall have occurred, regardless of the sufficiency of any insurance
proceeds. The party electing to terminate this Lease shall give written notification to the other party of such election within ten (10) days after Tenant’s notice to Landlord of the occurrence of the casualty. 

11.02    Temporary Reduction of Rent. If the Property shall be destroyed or damaged by casualty and Landlord shall
determine to repair or restore the Property pursuant to the provisions of this Article Eleven, any Rent payable during the period of such damage, repair and/or restoration shall be reduced according to the degree, if any, to which Tenant’s use
of the Premises shall be impaired. Such reduction shall not exceed the sum of one year’s payment of Base Rent, insurance premiums and Real Property Taxes. Except for such possible reduction in Base Rent, insurance premiums and Real Property
Taxes, Tenant shall not be entitled to any compensation, reduction or reimbursement from Landlord as a result of any damage, destruction, repair, or restoration of the Property. 

11.03    Waiver. Tenant waives the protection of any statute, code or judicial decision which shall grant a tenant
the right to terminate a lease in the event of the damage or destruction of the leased property and the provisions of this Article Eleven shall govern the rights and obligations of Landlord and Tenant in the event of any damage or destruction of or
to the Property. 
 ARTICLE TWELVE - CONDEMNATION 

12.01    Condemnation. If more than twenty percent (20%) of the floor area of the Premises or more than twenty-five
percent (25%) of the parking on the Property shall be taken by eminent domain either Landlord or Tenant may terminate this Lease as of the date the condemning authority takes title or 

  
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possession, by delivering notice to the other within ten (10) days after receipt of written notice of such taking (or in the absence of such notice, within ten (10) days after the condemning
authority shall take title or possession). If neither Landlord nor Tenant shall terminate this Lease, this Lease shall remain in effect as to the portion of the Premises not taken, except that the Base Rent shall be reduced in proportion to the
reduction in the floor area of the Premises. If this Lease shall be terminated, any condemnation award or payment shall be distributed to the Landlord. Tenant shall have no claim against Landlord for the value of the unexpired lease term or
otherwise. 
 ARTICLE THIRTEEN - ASSIGNMENT AND SUBLETTING 

13.01    Landlord’s Consent Required. No portion of the Premises or of Tenant’s interest in this Lease
shall be acquired by any other person or entity, whether by sale, assignment, mortgage, sublease, transfer, operation of law, or act of Tenant, without Landlord’s prior written consent, except as provided in Section 13.02 below. Landlord
shall have the right to grant or withhold its consent as provided in Section 13.04 below. Any attempted transfer without consent shall be void and shall constitute a non curable breach of this Lease. 

13.02    No Release of Tenant. No assignment or transfer, whether authorized or unauthorized by Landlord, shall
release Tenant or change Tenant’s primary liability to pay the Rent and to perform all other obligations of Tenant under this Lease for the entire Term of this Lease. Landlord’s acceptance of Rent from any other person shall not be a
waiver of any provision of this Article Thirteen. Consent to one transfer shall not be deemed a consent to any subsequent transfer or a waiver of the obligation to obtain consent on subsequent occasions. If Tenant’s assignee or transferee shall
default under this Lease, Landlord may proceed directly against Tenant without pursuing remedies against the assignee or transferee. Landlord may consent to subsequent assignments or modifications of this Lease by Tenant’s transferee without
notifying Tenant or obtaining its consent, and such action shall not release Tenant from any of its obligations or liabilities under this Lease as so assigned or modified. In no event shall Tenant be released from liability under this Lease in the
event of an assignment or sublease unless Landlord executes a formal written release. 
 13.03    Intentionally
Omitted. 
 13.04    Landlord’s Consent. Tenant’s request for consent under Section 13.01
shall set forth the details of the proposed sublease, assignment or transfer, including the name, business and financial condition of the prospective transferee, financial details of the proposed transaction (e.g., the term of and the rent and
security deposit payable under any proposed assignment or sublease), and any other information Landlord deems relevant. Landlord shall have the right to withhold consent, reasonably exercised, or to grant consent, based on the following factors:
(i) the business of the proposed assignee or subtenant and the proposed use of the Premises; (ii) the net worth and financial condition of the proposed assignee or subtenant; (iii) Tenant’s compliance with all of its obligations
under this Lease; and (iv) such other factors as Landlord may reasonably deem relevant. If Tenant shall assign or sublease, the following shall apply: Tenant shall pay to Landlord as Additional Rent fifty percent (50%) of the Proceeds (defined
below) on such transaction (such amount being Landlord’s share) as and when received by Tenant, unless Landlord shall give notice to Tenant and the assignee or subtenant that Landlord’s Share shall be paid by the assignee or subtenant to
Landlord directly. Proceeds shall mean (a) all rent and all fees and other consideration paid for or in respect of the assignment or sublease, including fees under any collateral agreements less (b) the rent and other sums payable under
this Lease (in the case of a sublease of less than all of the Premises, allocable to the subleased premises) and all costs and expenses directly incurred by Tenant in connection with the execution and performance of such assignment or sublease for
reasonable real estate broker’s commissions and reasonable costs of renovation or 

  
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construction of tenant improvements required under such assignment or sublease. Tenant shall be entitled to recover such reasonable costs and expenses before Tenant shall be obligated to pay
Landlord’s Share to Landlord. Tenant shall provide Landlord a written statement certifying all amounts to be paid from any assignment or sublease of the Premises within thirty (30) days after the transaction shall be signed and from time
to time thereafter on Landlord’s request, and Landlord may inspect Tenant’s books and records to verify the accuracy of such statement. On written request, Tenant shall promptly furnish to Landlord copies of all the transaction
documentation, all of which shall be certified by Tenant to be complete, true and correct. Tenant shall promptly reimburse Landlord for all legal costs and expenses incurred by Landlord in connection with a request for a sublease or assignment of
this Lease. 
 ARTICLE FOURTEEN - DEFAULTS AND REMEDIES 

14.01    Covenants and Conditions. Each of Tenant’s and Landlord’s performance of each of their
respective obligations under this Lease is a condition as well as a covenant. Time is of the essence in the performance by each party of all covenants and conditions. 

14.02    Defaults. Each of the following shall be an event of default under this Lease: 

14.02 (a) Tenant shall abandon or vacate the Premises; 

14.02 (b) Tenant shall fail to pay Rent or any other sum payable under this Lease within five (5) days after it is due; 

14.02 (c) Tenant shall fail to perform any of Tenant’s other obligations under this Lease and such failure shall continue for a period of
thirty (30) days after notice from Landlord; provided that if more than thirty (30) days shall be required to complete such performance, Tenant shall not be in default if Tenant shall commence such performance within the thirty
(30) day period and shall thereafter diligently pursue its completion. 
 14.02 (d) (i) Tenant shall make a general assignment or
general arrangement for the benefit of creditors; (ii) a petition for adjudication of bankruptcy or for reorganization or rearrangement shall be filed by or against Tenant and shall not be dismissed within sixty (60) days; (iii) a trustee
or receiver shall be appointed to take possession of substantially all of Tenant’s assets located at the Premises or Tenant’s interest in this Lease and possession shall be subjected to attachment, execution or other judicial seizure which
shall not be discharged within sixty (60) days. If a court of competent jurisdiction shall determine that any of the acts described in this subsection (d) is not a default under this Lease, and a trustee shall be appointed to take
possession (or if Tenant shall remain a debtor in possession) and such trustee or Tenant shall assign, sublease, or transfer Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any, of the rent (or any
other consideration) paid in connection with such assignment, transfer or sublease over the rent payable by Tenant under this Lease. 

14.03    Remedies. On the occurrence of an event of default by Tenant, Landlord may, at any time thereafter, with
or without notice or demand (except as provided in Section 14.02) and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 

14.03 (a) Terminate this Lease by written notice to Tenant or by entry, at Landlord’s option. Tenant shall then immediately quit and
surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. Following termination, without prejudice to other remedies Landlord may have by reason of Tenant’s default or of such termination, Landlord may
(i) peaceably 

  
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reenter the Premises upon voluntary surrender by Tenant or remove Tenant therefrom and any other persons occupying the Premises, using such legal proceedings as may be available;
(ii) repossess the Premises or relet the Premises or any part thereof for such term (which may be for a term extending beyond the Lease Term), at such rental and upon such other terms and conditions as Landlord in Landlord’s sole
discretion shall determine, with the right to make alterations and repairs to the Premises; and (iii) remove all personal property therefrom. Following termination, Landlord shall have all the rights and remedies of a landlord provided at law
and in equity. The amount of damages Tenant shall pay to Landlord following termination shall include all Rent unpaid up to the termination of this Lease, costs and expenses incurred by Landlord due to such Event of Default and, in addition, Tenant
shall pay to Landlord as damages, at the election of Landlord (if Landlord shall elect subsection (y) below, it may cease such election at any time), either (x) the discounted present value (at the then Federal Reserve Bank discount rate)
of the aggregate Rent and other charges due during the period commencing with such termination and ending on the expiration date of this Lease, or (y) amounts equal to the Rent and other charges which would have been payable by Tenant had this
Lease or Tenant’s right to possession not been so terminated, payable upon the due dates therefor specified herein following such termination and until the expiration date of this Lease, provided, however, that if Landlord shall re-let the Premises during such period, Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first
deducting from the gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease, and the expenses of
re-letting, including, without limitation, altering and preparing the Premises for new tenants, brokers’ commissions, actual legal fees and all other similar and dissimilar expenses properly chargeable
against the Premises and the rental therefrom, it being understood that any such reletting may be for a period equal to or shorter or longer than the remaining Lease Term; and provided, further, that (i) in the no event shall Tenant be entitled
to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder and (ii) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this subsection (y) to a credit in respect of
any net rents from a re-letting except to the extent that such net rents are actually received by Landlord prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of re-letting. In calculating the Rent and other charges under subsection (x) above, there shall be included, in addition to the Rent other considerations agreed to be paid or performed by Tenant, on the
assumption that all such considerations would have remained constant (except as herein otherwise provided) for the balance of the full Term hereby granted. Landlord may, but need not, re-let the Premises or
any part thereof for such rent and on such terms as it shall determine (including the right to re-let the Premises for a greater or lesser term than the Lease Term, the right to
re-let the Premises as part of a larger area and the right to change the character or use made of the Premises). Suit or suits for the recovery of such damages, or any installments thereof, may be brought by
Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term of this Lease would have expired if it had not been terminated hereunder. In lieu of any other
damages or indemnity and in lieu of full recovery by Landlord of all sums payable under the foregoing provisions of this Section 14.03 (a), Landlord may, by notice to Tenant, at any time after this Lease shall be terminated under this Article
Fourteen or shall be otherwise terminated for breach of any obligation of Tenant and before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of the Base Rent and Additional
Rent due for the twelve (12) months ended immediately prior to such termination plus the amount of Base Rent and Additional Rent of any kind accrued and unpaid at the time of termination. Any payments made by Tenant to Landlord hereunder shall
constitute liquidated damages to Landlord, Landlord and Tenant acknowledging and agreeing that it is difficult to determine the actual damages Landlord would suffer by virtue of an event of default and that the agreed-upon liquidated damages are not
punitive or a penalty and are just, fair and reasonable, all in accordance with O.C.G.A sec. 13-6-7. 

  
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 14.03 (b) Maintain Tenant’s right to possession, in which case this Lease shall
continue in effect whether or not Tenant has abandoned the Premises. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover the rent as it becomes due. 

14.03 (c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state in which the
Property is located. 
 14.04    Intentionally Omitted. 

14.05    Automatic Termination; Damages. Notwithstanding any other term or provision hereof to the contrary, this
Lease shall terminate on the occurrence of any act which affirms the Landlord’s intention to terminate the Lease as provided in Section 14.03 hereof, including the filing of an unlawful detainer action against Tenant. On any termination,
Landlord’s damages for default shall include all costs and fees, including actual attorneys’ fees that Landlord shall incur in connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or
other court with respect to the Lease, the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant, or the pursuing of any action with respect to Landlord’s right to possession of the Premises. All such damages
suffered (apart from Base Rent and other Rent payable hereunder) shall constitute pecuniary damages which shall be reimbursed to Landlord prior to assumption of the Lease by Tenant or any successor to Tenant in any bankruptcy or other proceedings.

 14.06    Cumulative Remedies. Except as otherwise expressly provided herein, any and all rights and remedies
which Landlord may have under this Lease and at law and equity shall be cumulative and shall not be deemed inconsistent with each other, and any two or more of all such rights and remedies may be exercised at the same time to the greatest extent
permitted by law. 
 ARTICLE FIFTEEN - PROTECTION OF LENDERS 

15.01    Subordination. This Lease shall be automatically subordinate to any ground lease, deed of trust or
mortgage encumbering the Property, any advances made on the security thereof and any renewals, modifications, consolidations, replacements or extensions thereof, whenever made or recorded. Tenant shall cooperate with Landlord and any lender which
shall acquire a security interest in the Property or the Lease. Tenant shall execute such further documents and assurances as such lender may require, provided that Tenant’s obligations under this Lease shall not be increased in any material
way (the performance of ministerial acts shall not be deemed material), and Tenant shall not be deprived of its rights under this Lease. If any ground lessor, beneficiary or mortgagee elects to have this Lease prior to the lien of its ground lease,
deed of trust or mortgage and gives written notice thereof to Tenant, this Lease shall be deemed prior to such ground lease, deed of trust or mortgage whether this Lease is dated prior or subsequent to the date of said ground lease, deed of trust or
mortgage or the date of recording thereof. 
 15.02    Attornment. lf Landlord’s interest in the Property is
acquired by any ground lessor, beneficiary under a deed of trust, mortgagee, or purchaser at a foreclosure sale, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Property and recognize such transferee or
successor as Landlord under this Lease. Tenant waives the protection of any statute or rule of law which shall give Tenant any right to terminate this Lease or surrender possession of the Premises upon the transfer of Landlord’s interest. From
and after any such attornment, mortgagee or any such transferee shall not be: (a) liable for any act or omission of any prior landlord (including Landlord); or (b) liable 

  
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for or incur any obligation with respect to the construction of the Property or any improvements of the Property except as set forth in this lease; or (c) subject to any offsets or defenses
which Tenant might have against any prior landlord (including Landlord); or (d) bound by any rent or additional rent which Tenant might have paid more than one month in advance to any prior landlord (including Landlord); or (e) bound by
any amendment or modification of the Lease, or any consent to any assignment or sublease, made without the mortgagee’s prior written consent if such consent is required under the applicable loan documents; or (f) responsible for the return
of any security deposit not actually received by such mortgagee; or (g) liable for any obligation with respect to any breach of warranties or representations made by any prior landlord (including Landlord), or its agents or representatives, of
any nature under the lease or otherwise; or (h) liable for consequential damages. 
 15.03    Signing of
Documents. Tenant shall sign and deliver any instrument or documents necessary or appropriate to evidence any such attornment or subordination or agreement to do so. 

15.04    Estoppel Certificates. Within ten (10) days after Landlord’s request, Tenant shall execute,
acknowledge and deliver to Landlord a written statement certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been
canceled or terminated; (iii) the last date of payment of the Base Rent and other charges and the time period covered by such payment; (iv) that Landlord is not in default under this Lease (or if Landlord is claimed to be in default,
setting forth such default in reasonable detail); and (v) such other information with respect to Tenant or this Lease as Landlord may reasonably request or which any prospective purchaser or encumbrancer of the Property may require. Landlord
may deliver any such statement by Tenant to any prospective purchaser or encumbrancer of the Property, and such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. If Tenant shall not deliver such statement to
Landlord within such ten (I 0) day period, Landlord, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as
otherwise represented by Landlord; (ii) that this Lease has not been canceled or terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges have been paid in advance; and
(iv) that Landlord is not in default under this Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

15.05    Tenant’s Financial Condition. Within fifteen (15) days after request from Landlord from time to
time, Tenant shall deliver to Landlord Tenant’s audited financial statements for the latest available two (2) fiscal years (the latest year ending no more than six (6) months prior to Landlord’s request). Such financial
statements shall be delivered to Landlord’s mortgagees and lenders and prospective mortgagees, lenders and purchasers. Tenant represents and warrants to Landlord that each such financial statement shall be true and accurate as of the date of
such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. Landlord agrees to take commercially reasonable actions to ensure the confidentiality by Landlord’s mortgagees,
lenders and prospective mortgagees, lenders and purchasers. 
 ARTICLE SIXTEEN - LEGAL COSTS 

16.01    Legal Proceedings. If Tenant be in breach or default under this Lease, Tenant shall reimburse Landlord
upon demand for any reasonable costs or expenses that Landlord shall incur in connection with any breach or default of Tenant, as provided in this Section. Such costs shall include reasonable actual legal fees and costs incurred for the negotiation
of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability, including without limitation, actual legal fees and costs, Landlord shall

  
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incur if Landlord shall become or be made a party to any claim or action (a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person
holding any interest under or using the Premises by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from
any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy or similar proceeding. Tenant shall defend Landlord against any such claim or action at Tenant’s
expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any reasonable actual legal fees or costs Landlord shall incur in any such claim or action. 

16.02    Landlord’s Consent. Tenant shall pay Landlord’s reasonable fees and expenses, including, without
limitation, actual legal, engineering and other consultants’ fees and expenses, incurred in connection with Tenant’s request for Landlord’s consent under Article Thirteen (Assignment and Subletting) or in connection with any other act
by Tenant which requires Landlord’s consent or approval under this Lease. 
 ARTICLE SEVENTEEN - MISCELLANEOUS PROVISIONS 

17.01    Non-Discrimination. Tenant agrees that it will not permit any
discrimination against, or segregation of, any person or group of persons on the basis of race, color, sex, creed, national origin or ancestry in the leasing, subleasing, transferring, occupancy, tenure or use of the Premises or any portion thereof.

 17.02    Landlord’s Liability; Certain Duties. 

17.02 (a) Bind and Inure; Limitation of Landlord’s Liability. The obligations of this Lease shall run with the land, and this Lease
shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. No owner of the Property shall be liable under this Lease except for breaches of Landlord’s obligations occurring while owner of
the Property. The obligations of Landlord shall be binding upon the assets of Landlord which comprise the Property but not upon other assets of Landlord. No individual partner, trustee, stockholder, officer, member, director, employee, advisor or
beneficiary of Landlord or any partner, trustee, stockholder, officer, member, director, employee, advisor or beneficiary of any of the foregoing, shall be personally liable under this Lease and Tenant shall look solely to Landlord’s interest
in the Property in pursuit of its remedies upon an event of default hereunder, and the general assets of Landlord, its partners, trustees, stockholders, members, officers, employees, advisors or beneficiaries, and the partners, trustees,
stockholders, members, officers, employees, advisors or beneficiaries of any of the foregoing, shall not be subject to levy, execution or other enforcement procedure for the satisfaction of the remedies of Tenant. 

17.02 (b) Notice. Tenant shall give written notice of any failure by Landlord to perform any of its obligations under this Lease to
Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address shall have been furnished to Tenant. Landlord shall not be in default under this Lease unless Landlord (or such
ground lessor, mortgagee or beneficiary) shall fail to cure such non-performance within thirty (30) days after receipt of Tenant’s notice. However, if such
non-performance shall reasonably require more than thirty (30) days to cure, Landlord shall not be in default if such cure shall be commenced within such thirty (30) day period and thereafter
diligently pursued to completion. Tenant acknowledges that it has been advised, that as of the date hereof, the mortgagee is as referenced in Article One – Basic Terms. 

  
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 17.03    Severability. A determination by a court of competent
jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision of this Lease, which shall remain in full force and effect. 

17.04    Interpretation. The captions of the Articles or Sections of this Lease are not a part of the terms or
provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other, in any provision
relating to the conduct, acts or omissions of Tenant, the term “Tenant” shall include Tenant’s agents, employees, contractors, invitees, successors or others using the Premises with Tenant’s expressed or implied permission. This
Lease shall not, and nothing contained herein, shall create a partnership or other joint venture between Landlord and Tenant. 

17.05    Incorporation of Prior Agreements; Modifications. This Lease is the only agreement between the parties
pertaining to the lease of the Premises and no other agreements shall be effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. 

17.06    Notices. All notices, requests and other communications required or permitted under this Lease shall be in
writing and shall be personally delivered or sent by certified mail, return receipt requested, postage prepaid or by a national overnight delivery service which maintains delivery records. Notices to Tenant shall be delivered to Tenant’s
Address for Notices. Notices to Landlord shall be delivered to Landlord’s Address for Notices. All notices shall be effective upon delivery (or refusal to accept delivery). Either party may change its notice address upon written notice to the
other party. 
 17.07    Waivers. All waivers shall be in writing and signed by the waiving party.
Landlord’s failure to enforce any provision of this Lease or its acceptance of Rent shall not be a waiver and shall not prevent Landlord from enforcing that provision or any other provision of this Lease in the future. No statement on a payment
check from Tenant or in a letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound by to the conditions of such statement. 

17.08    No Recordation. Tenant shall not record this Lease. Either Landlord or Tenant may require that a notice,
short form or memorandum of this Lease executed by both patties be recorded. The party requiring such recording shall pay all transfer taxes and recording fees. 

17.09    Binding Effect; Choice of Law. This Lease shall bind any party who shall legally acquire any rights or
interest in this Lease from Landlord or Tenant, provided that Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease. The laws of
the state in which the Property is located shall govern this Lease. 
 17.10    Corporate Authority; Partnership
Authority. If Tenant is a corporation, each person signing this Lease on behalf of Tenant represents and warrants that (s)he has full authority to do so and that this Lease binds the corporation. Within thirty (30) days after this Lease is
signed, Tenant shall deliver to Landlord a certified copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership
or limited liability company, each person or entity signing this Lease for Tenant represents and warrants that he or it is a general partner of the partnership or a manager or managing member of the company, that he or it has full authority to sign
for the partnership or the company and that this Lease binds the partnership or company and all general partners of the partnership or the 

  
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company and its members. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or certificate of
limited partnership or certificate of formation or organization. 
 17.11    Joint and Several Liability. All
parties signing this Lease as Tenant shall be jointly and severally liable for all obligations of Tenant. 

17.12    Force Majeure. If Landlord can not perform any of its obligations due to events beyond Landlord’s
reasonable control, the time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s reasonable control include, but are not limited to, acts of God, war,
civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction and weather conditions. 

17.13    Execution of Lease. This Lease may be executed in counterparts and, when all counterpart documents are
executed, the counterparts shall constitute a single binding instrument. Landlord’s delivery of this Lease to Tenant shall not be deemed to be an offer to lease and shall not be binding upon either party until executed and delivered by both
parties. 
 17.14    Survival. All representations and warranties of Landlord and Tenant, and all obligation of
Tenant to pay Additional Rent hereunder, shall survive the termination of this Lease. 
 17.15    Examination of
Lease. Submission of this Lease to Tenant shall not constitute an option to lease, and this Lease shall not be effective until execution and delivery by both Landlord and Tenant. 

17.16    Security Deposit. Upon the execution of this Lease, Tenant shall deposit with Landlord the Security
Deposit. Landlord may, at its option, apply all or part of the Security Deposit to any unpaid Rent or other charges due from Tenant, cure any other defaults of Tenant, or compensate Landlord for any loss or damage which Landlord may suffer due to
Tenant’s default. If Landlord shall so use any part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlord’s request. No interest shall be paid on the Security Deposit, no
trust relationship is created herein between Landlord and Tenant with respect to the Security Deposit, and the Security Deposit may be commingled with other funds of Landlord. Upon expiration or termination of this Lease not resulting from
Tenant’s default and after Tenant shall have vacated the Premises in the manner required by this Lease, Landlord shall pay to Tenant any balance of the Security Deposit not applied pursuant to this Section 17.16. Provided Tenant is not in
default under this Lease and that no event or condition exists which with notice and the expiration of any grace period would constitute an event of default under this Lease, (i) after Landlord has received twelve (12) months of full Base
Rent and Additional Rent payments (excluding any periods of partial or free Rent), Landlord shall return $19,666.66 of the Security Deposit to Tenant and (ii) after Landlord has received an additional twelve (12) months of full Base Rent
and Additional Rent payments (excluding any periods of partial or free Rent), Landlord shall return and additional $19,666.66 of the Security Deposit to Tenant. 

17.17    Limitation of Warranties. Landlord and Tenant expressly agree that there are and shall be no implied
warranties of merchantability, habitability, suitability, fitness for a particular purpose or of any other kind arising out of this Lease, and there are no warranties which extend beyond those expressly set forth in this Lease. Without limiting the
generality of the foregoing, Tenant expressly acknowledges that Landlord has made no warranties or representations concerning any hazardous materials or other environmental matters affecting any part of the Property and Landlord hereby expressly
disclaims and Tenant waives any express or implied warranties with respect to any such matters. 

  
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 17.18    No Other Brokers. Tenant represents and warrants to
Landlord that the Brokers are the only agents, brokers, finders or other parties with whom Tenant has dealt who may be entitled to any commission or fee with respect to this Lease or the Premises or the Property. Tenant agrees to indemnify and hold
Landlord harmless from any claim, demand, cost or liability, including, without limitation, actual attorneys’ fees and expenses incurred, asserted by any party other than the Brokers based upon dealings of that party with Tenant. 

17.19    Right of First Offer. Provided Tenant is not in default under this Lease and that no event or condition
exists which with notice and the expiration of any grace period would constitute an event of default under this Lease at the time of the giving of First Offer Notice (as defined below), if at any time during the Lease Term any lease for any portion
of the Property adjacent to the Premises (the “Offered Space”) expires, then Landlord, before offering such Offered Space to anyone, other than the tenant then occupying such space (or its affiliates), will offer to Tenant the right to
include the Offered Space within the Premises on the same terms and conditions upon which Landlord intends to offer the Offered Space for lease. 
 Such
offer will be made by Landlord to Tenant in a written notice (the “First Offer Notice”), which offer will designate the space being offered and specify the terms which Landlord intends to offer with respect to the Offered Space. Tenant may
accept the offer set forth in the First Offer Notice by delivering to Landlord an unconditional acceptance (“Tenant’s Notice”) of such offer within five (5) business days after delivery by Landlord of the First Offer Notice to
Tenant. Time will be of the essence with respect to the giving of Tenant’s Notice. 
 Tenant must accept all Offered Space offered by Landlord at any
one time if it desires to accept any of such Offered Space and may not exercise its right with respect to only part of such space. In addition, if Landlord desires to lease more than just the Offered Space to one tenant, Landlord may offer to Tenant
pursuant to the terms hereof all such space which Landlord desires to lease, and Tenant must exercise its rights hereunder with respect to all such space and may not insist on receiving an offer for just the Offered Space. 

17.20    No Estate in Land. This Lease shall create the relationship of Landlord and Tenant between the parties
hereto; no estate shall pass out of Landlord. Tenant only has a usufruct, not subject to levy and sale and not assignable by Tenant except by Landlord’s consent as otherwise permitted in this Lease. 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK 

  
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 IN WITNESS WHEREOF, the undersigned Landlord and Tenant have caused this Lease to be duly
executed by their duly authorized representatives as of the date first above written. 
 LANDLORD: 

CABOT II – GA1W13, LLC 
  

	By:	 Cabot Industrial Value Fund II Operating Partnership, L.P. 

 

					
		 	 By:	 	 /s/ Janine M. Cobb

		 		 	Name: Janine M. Cobb
		 		 	Title:   Senior Vice President
		 		 	            3/3/11

  

			
	TENANT:
	
	AMENDIA, INC.
		
	By:	 	 /s/ Jeffrey Smith

		 	Name: Jeffrey Smith
		 	Title:   President of Amendia

  
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