Document:

STR 12.31.14 EX 10.28

QUESTAR CORPORATION
LONG-TERM STOCK INCENTIVE PLAN
(As Amended and Restated Effective February 18, 2015, except as
otherwise provided)

Section 1.    Purpose
The Questar Corporation Long-Term Stock Incentive Plan (the “Plan”) is designed to encourage directors, officers and employees of and consultants to Questar Corporation (the “Company”) and its Affiliates (as defined below) to acquire a proprietary interest in the Company, to generate an increased incentive to contribute to the Company’s future growth and success, and to enhance the Company’s ability to attract and retain talented individuals to serve the Company.  Accordingly, the Company, during the term of this Plan, may grant incentive stock options, nonqualified stock options, stock appreciation rights, restricted stock, performance shares, and other awards valued in whole or in part by reference to the Company’s stock.  Any awards granted to a nonemployee director shall be solely to compensate such person for service to the Company as a nonemployee director.  In addition, the Plan permits the issuance of long-term incentive awards in partial substitution of long-term incentive awards that covered shares of the common stock of Questar Corporation immediately prior to the spin-off of QEP Resources, Inc. by Questar Corporation.
Section 2.    Definitions
“Affiliate” means any entity that is treated as the same employer as the Company under Sections 414(b), (c), (m), or (o) of the Code, any entity required to be aggregated with the Company pursuant to regulations adopted under Section 409A of the Code, or any entity otherwise designated as an Affiliate by the Company.
“Award” shall mean a grant or award under Section 7 through 11, inclusive, of the Plan, as evidenced in a written or electronic document delivered to a Participant as provided in Section 13(b).
“Award Agreement” shall mean a written or electronic agreement between a Participant and the Company that sets forth the terms of the Award.
“Board” shall mean the Board of Directors of the Company.
“Code” shall mean the Internal Revenue Code of 1986, as amended from time to time.
“Committee” shall mean the Management Performance Committee of the Board.
“Common Stock” or “Stock” shall mean the Common Stock, no par value, of the Company.
“Company” shall mean Questar Corporation.
“Conversion Award” shall have the meaning specified in Section 15 hereof.
“Covered Participant” shall mean a Participant who is a covered employee as defined in Section 162(m)(3) of the Code and the regulations promulgated pursuant to it or who the Committee believes will be such a covered employee for all or any portion of a Performance Period during which Section 162(m) of the Code applies to any compensation paid to the Participant.
“Designated Beneficiary” shall mean the beneficiary designated by the Participant, in a manner determined by the Committee, to receive amounts due the Participant in the event of the Participant’s death.  In the absence of an effective designation by the Participant, Designated Beneficiary shall mean the Participant’s beneficiary designated under the Company’s 401(k) Retirement Income Plan, if any, or, if none, the Participant’s beneficiary under the Company’s basic life insurance plan, if any, or, if none, the Participant’s estate.

“Disability” shall mean permanent and total disability within the meaning of Section 105(d)(4) of the Code.
“Employee” shall mean any officer or employee of the Employer.
“Employer” shall mean the Company and any Affiliate.
“Fair Market Value” shall mean the regular closing benchmark price of the Company’s Common Stock reported on the New York Stock Exchange on the date in question, or, if the Common Stock shall not have been traded on such date, the closing price on the next preceding day on which a sale occurred.
“Family Member” shall mean the Participant’s spouse, children, grandchildren, parents, siblings, nieces and nephews.
“Fiscal Year” shall mean the fiscal year of the Company.
“Incentive Stock Option” shall mean a stock option granted under Section 7 that is intended to meet the requirements of Section 422 of the Code.
“Nonemployee Director” shall mean a member of the Board who is not an Employee and who satisfies the requirements of Rule 16b-3(b)(3) promulgated under the Securities and Exchange Act of 1934 or any successor provision.
“Nonqualified Stock Option” shall mean a stock option granted under Section 7 that is not an Incentive Stock Option.
“Option” shall mean an Incentive Stock Option or a Nonqualified Stock Option.
“Participant” shall mean an Employee, director, or consultant to whom an Award is granted under this Plan.
“Payment Value” shall mean the dollar amount assigned to a Performance Share which shall be equal to the Fair Market Value of the Common Stock on the day of the Committee’s determination under Section 9(c) with respect to the applicable Performance Period.
“Performance Goals” shall mean the objectives established by the Committee for a Performance Period pursuant to Section 12, for the purpose of determining the extent to which Performance Shares that have been contingently awarded for such Period are earned.
“Performance Period” or “Period” shall mean the period of years selected by the Committee during which the performance is measured for the purpose of determining the extent to which an Award of Performance Shares has been earned.
“Performance Share” shall mean an Award granted pursuant to Section 9 of the Plan expressed as a share of Common Stock.
“QEP” shall mean QEP Resources, Inc., a Delaware corporation.
“Restricted Period” shall mean the period of years selected by the Committee during which a grant of Restricted Stock or Restricted Stock Units may be forfeited to the Company.
“Restricted Stock” shall mean shares of Common Stock granted to a Participant under Section 10 of the Plan.
“Restricted Stock Unit” shall mean a notional interest equal in value to one share of Common Stock, awarded under Section 10 of the Plan.

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“Right” shall mean a Stock Appreciation Right granted under Section 8.
“Service” shall include any Participant’s service as an employee, nonemployee director, or consultant of an Employer and, with respect to the Conversion Awards, “Service” shall also include any Participant’s service as an employee, nonemployee director, or consultant of QEP or any business entity to the extent that QEP would be deemed an “eligible issuer of service recipient stock” to the service providers of such entity, as determined pursuant to Treasury Regulation Section 1.409A-1(b)(5)(iii)(E).
“Stock Unit Award” shall mean an Award of Common Stock or units granted under Section 11.
“Termination of Service” shall mean the date on which a Participant’s Service shall cease for any reason.
Section 3.    Administration
The Plan shall be administered by the Committee, unless such administration is delegated in whole or in part in accordance with the provisions below or unless otherwise determined by the Board. All references in the Plan to the Committee shall include such designee or other individual or administrative body (including the full Board or any other committee or subcommittee thereof) that has responsibility, in whole or in part, for the administration of the Plan. The Committee shall have sole and complete authority to adopt, alter and repeal administrative rules, guidelines and practices governing the operation of the Plan, and to interpret the terms and provisions of the Plan.  The Committee’s decisions shall be binding upon all persons, including the Company, stockholders, an Employer, Employees, Participants, Designated Beneficiaries, and Family Members.  The Committee may correct any defect, supply any omission or reconcile any inconsistency in the Plan or in any agreement entered into hereunder in the manner and to the extent it shall deem expedient and it shall be the sole and final judge of such expediency.  No member of the Committee shall be liable for any action or determination made in good faith.
The Committee or the Board may, from time to time, delegate to specified officers of the Company the power and authority to grant Awards under the Plan to specified groups of Employees or consultants, subject to such restrictions and conditions as the Committee or the Board, in their sole discretion, may impose.  The delegation shall be as broad or as narrow and extend for such period as the Committee or the Board shall determine.  Notwithstanding the foregoing, the power and authority to grant Awards to any Employee or consultant or director who is subject to Section 16(b) of the Exchange Act shall not be delegated by the Committee or the Board.  In addition, all actions to be taken by the Committee under this Plan, insofar as such actions affect compliance with Section 162(m) of the Code, shall be limited to those members of the Board who are Nonemployee Directors and who are outside directors under Section 162(m).
Section 4.    Eligibility
Awards may only be granted to directors, officers and employees of or consultants to the Company or any Affiliate who have the capacity to contribute to the success of the Company.  When selecting Participants and making Awards, the Committee may consider such factors as the Participant’s functions and responsibilities and the Participant’s past, present and future contributions to the Company’s profitability and growth.
Nothing contained in the Plan or in any individual agreement pursuant to the terms of the Plan shall confer upon any Participant any right to continue in the employment or service of the Company or to limit in any respect the right of the Company to terminate the Participant’s employment or service at any time and for any reason.
Section 5.    Maximum Amount Available for Awards and Maximum Award
As of December 31, 2014, there were 4,053,586 shares of Common Stock available for issuance under the Plan, subject to adjustment for additional issuances and forfeitures, as described below.  Upon approval of this amendment and restatement of the Plan by the stockholders of the Company, the total number of shares of Common Stock then available for issuance under the Plan shall be 5,500,000 shares, subject to adjustment for addit

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ional issuances and forfeitures relating to outstanding Awards under the Plan at that time, as described below.  Shares of Common Stock may be made available from the authorized but unissued shares of the Company or from shares reacquired by the Company, including shares purchased in the open market.
For purposes of determining the number of shares of Common Stock that remain available for issuance under this Plan, the number of shares corresponding to Awards (including Conversion Awards) under the Plan that are forfeited or cancelled or otherwise expire for any reason without having been exercised, issued or settled or that are settled through issuance of consideration other than shares (including, without limitation, cash) shall be added back to the Plan and will again be available for the grant of Awards. Shares subject to an Award under the Plan, however, may not again be made available for issuance under the Plan if such shares were: (i) shares that were subject to an Option or a stock-settled Stock Appreciation Right and were not issued upon the net settlement or net exercise of such Option or Stock Appreciation Right, (ii) shares delivered to or withheld by the Company to pay the exercise price of an Option or the withholding taxes related to any Award (other than shares delivered or withheld to pay withholding taxes related to Restricted Stock or Restricted Stock Units), or (iii) Shares repurchased on the open market with the proceeds of an Option exercise. 

In the event that the Committee shall determine that any stock dividend, extraordi-nary cash dividend, recapitalization, reorganization, merger, consolidation, split-up, spin-off, combination, exchange of shares, warrants or rights offering to purchase Common Stock at a price substantially below fair market value or other similar corporate event affects the Common Stock such that an adjustment is required in order to preserve the benefits or potential benefits intended to be made available under this Plan, then the Committee, shall take action.  The Committee shall adjust any or all of the number and kind of shares that thereafter may be awarded or optioned and sold or made the subject of Rights under the Plan, the number and kind of shares subject to outstanding Options and other Awards, and the grant, exercise or conversion price with respect to any of the foregoing and/or, if deemed appropriate, make provision for a cash payment to a Participant or a person who has an outstanding Option or other Award.  

Other than with respect to Conversion Awards, there is a maximum of 1,000,000 shares that can be the subject of Options and Rights granted to any single Participant in any given fiscal year.
All shares reserved for issuance under the Plan may be issued as Incentive Stock Options.  
With respect to grants or Restricted Stock and Restricted Stock Units made on or after February 18, 2015, the Restricted Period shall be not less than one year from the grant date (other than in the event of death, Disability or Change of Control) except that Restricted Stock or RSUs for up to an aggregate of 300,000 shares of Stock may be granted with any Restricted Period determined by the Committee.
Section 6.    Termination of Service
In the event of a Participant’s Termination of Service, the Participant’s right to exercise an Option or receive any Award shall be determined by the Committee and provided in the Award Agreement subject to the general requirement that Incentive Stock Options cannot be exercised as an Incentive Stock Option for longer than three months after termination of employment for any reason other than death or Disability or 12 months after death or Disability.
Section 7.    Stock Options
a.Grant.  Subject to the provisions of the Plan, the Committee shall have sole and complete authority to determine the individuals to whom Options shall be granted, the number of shares to be covered by each Option, the option price therefore and the conditions and limitations, applicable to the exercise of the Option.  The Committee shall have the authority to grant Incentive Stock Options, Nonqualified Stock Options, or both types of Options.

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b.Special Rules, Incentive Stock Options.  In the case of Incentive Stock Options, the terms and conditions of such grants shall be subject to and comply with such rules as may be prescribed by Section 422 of the Code and any implementing regulations.  Incentive Stock Options shall not be granted to Participants who are not employees of the Company or its subsidiaries.  The aggregate Fair Market Value (on the date of grant) of Common Stock for which any Incentive Stock Options are exercisable for the first time by a Participant during any calendar year under the Plan or any other Plan of the Company or any subsidiary shall not exceed $100,000.  To the extent the Fair Market Value (as of the date of grant) of the shares of Common Stock attributable to Incentive Stock Options first exercisable in any calendar year exceeds $100,000, the Option shall be treated as a Nonqualified Stock Option.

c.Option Price.  The Committee shall establish the option price at the time each Option is granted, which price shall not be less than 100 percent of the Fair Market Value of the Common Stock on the date of grant.

d.Exercise.  Each Option shall be exercisable at such times and subject to such terms and conditions as the Committee, in its sole discretion, may specify in the applicable Award or thereafter; provided, however, that in no event may any Option granted hereunder be exercisable after the expiration of ten years from the date of such grant.  The Committee may impose such conditions with respect to the exercise of Options, including without limitation, any conditions relating to the application of federal or state securities laws, as it may deem necessary or advisable.

No shares shall be delivered pursuant to any exercise of an Option until payment in full of the option price is received by the Company.  Such payment may be made in cash, or its equivalent, or by any other method permitted by the Committee in an Award Agreement, including, but not limited to, by exchanging shares of Common Stock owned by the Participant (that are not the subject of any pledge or other security interest), or by a combination of methods, provided that the combined value of all cash and cash equivalents and the Fair Market Value of any such Common Stock so tendered to the Company, valued as of the date of such tender, is at least equal to such option price.  A Participant may tender shares of Common Stock by actual delivery or by attestation.
e.The Committee may, in accordance with Section 409A of the Code, provide one or more means to enable Participants and the Company to defer delivery of shares of Common Stock upon exercise of an Option on such terms and conditions as the Committee may determine, including by way of example the manner and timing of making a deferral election, the treatment of dividends paid on shares of Common Stock during the deferral period and the permitted distribution dates on events.

f.Transferability.  Participants are allowed to transfer vested Nonqualified Stock Options to Family Members of family trusts, provided such transfers are made and transferred Options are exercised in accordance with procedural rules adopted by the Committee.

Section 8.    Stock Appreciation Rights
a.    The Committee may, with sole and complete authority, grant Rights to Participants.   Rights shall not be exercisable after the expiration of ten years from the date of grant and shall have an exercise price of not less than 100 percent of the Fair Market Value of the Common Stock on the date of grant.  Rights may be issued as freestanding instruments or may be issued with respect to all or a portion of the shares subject to a related Option (the latter being “Tandem Rights”). 

b.    A Right shall entitle the Participant to receive from the Company an amount equal to the excess of the Fair Market Value of a share of Common Stock on the exercise of the Right over the exercise price thereof.  The Committee shall determine whether such Right shall be settled in cash, shares of Common Stock or a combination of cash and shares of Common Stock.

Tandem Rights shall be exercisable only at the time and to the extent that the related Option is exercisable (and may be subject to such additional limitations on exercisability as the Award Agreement may provide) and in no event 

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after the complete termination or full exercise of the related Option.  Upon the exercise or termination of the related Option, the Tandem Rights with respect thereto shall be canceled automatically to the extent of the number of shares with respect to which the related Option was so exercised or terminated.  Upon the exercise of a Tandem Right, the related Option with respect thereto shall be canceled automatically to the extent of the number of shares with respect to which the Tandem Right was so exercised.
Section 9.    Performance Shares
a.    The Committee shall have sole and complete authority to determine the Participants who shall receive Performance Shares and the number of such shares for each Performance Period and to determine the duration of each Performance Period.  There may be more than one Performance Period in existence at any one time, and the duration of Performance Periods may differ from each other.

b.    Once the Committee decides to use Performance Shares, it shall establish Performance Goals for each Period on the basis of criteria selected by it.  Any Performance Goals for Covered Participants shall be set and measured under the provisions of Section 12.

c.    As soon as practicable after the end of a Performance Period, the Committee shall determine the number of Performance Shares that have been earned on the basis of performance in relation to the established Performance Goals.  Payment Values of earned Performance Shares shall be distributed to the Participant in accordance with the Award Agreement covering such Performance Shares, which document shall contain payment terms that comply with Section 409A of the Code. The Committee shall determine whether Payment Values are to be distributed in the form of cash and/or shares of Common Stock.  Any Payment Values payable for Covered Participants shall be determined under the provisions of Section 12.
  
Section 10.    Restricted Stock and Restricted Stock Units
a.    Subject to the provisions of the Plan, the Committee shall have sole and complete authority to determine the Participants to whom shares of Restricted Stock and Restricted Stock Units shall be granted, the number of shares of Restricted Stock and the number of Restricted Stock Units to be granted to each Participant, the duration of the Restricted Period during which and the conditions under which the Restricted Stock and Restricted Stock Units may be forfeited to the Company, and the other terms and conditions of such Awards.

b.    Shares of Restricted Stock and Restricted Stock Units may not be sold, assigned, transferred, pledged or otherwise encumbered, except as herein provided, during the Restricted Period.  At the expiration of the Restricted Period, such restrictions shall lapse and/or the Company shall deliver shares of Common Stock to the Participant or the Participant’s legal representative or otherwise make payment under the Award.  Payment for Restricted Stock Units shall be made by the Company in cash and/or shares of Common Stock, as determined at the sole discretion of the Committee.

Section 11.    Other Stock Based Awards
a.    In addition to granting Options, Rights, Performance Shares, Restricted Stock, and Restricted Stock Units, the Committee shall have authority to grant Stock Unit Awards to Participants that can be in the form of Common Stock or units, the value of which is based, in whole or in part, on the value of Common Stock.  Subject to the provisions of the Plan, Stock Unit Awards shall be subject to such terms, restrictions, conditions, vesting requirements and Code Section 409A compliant payment rules as the Committee may determine in its sole and complete discretion at the time of grant.

b.    Any shares of Common Stock that are part of a Stock Unit Award may not be assigned, sold, transferred, pledged or otherwise encumbered prior to the date on which the shares are issued or, if later, the date provided by the Committee at the time of grant of the Stock Unit Award.

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Stock Unit Awards shall specify whether the Participant is required to pay cash in conjunction with such Award.
Stock Unit Awards may relate in whole or in part to certain performance criteria established by the Committee at the time of grant.  Stock Unit Awards may provide for deferred payment schedules in accordance with Section 409A of the Code and/or vesting over a specified period of employment.  In such circumstances as the Committee may deem advisable, the Committee may waive or otherwise remove, in whole or in part, any restriction or limitation to which a Stock Unit Award was made subject at the time of grant.
c.    In the sole and complete discretion of the Committee, an Award , whether made as a Stock Unit Award under this Section 11 or as an Award granted pursuant to Sections 9 or 10, may provide the Participant with dividends or dividend equivalents (payable on a current or deferred basis) and cash payments in lieu of or in addition to an Award; provided, however, that all such dividends or dividend equivalents or cash payments shall comply with Section 409A of the Code and provided further that no such dividend or dividend equivalent or cash payments shall be payable with respect to any Performance Shares until the Performance Shares have vested or been earned.

Section 12.    Special Provisions, Covered Participants
Awards subject to Performance Goals for Covered Participants under this Plan shall be governed by the conditions of this Section in addition to other applicable provisions of the Plan.
All Performance Goals relating to Covered Participants for a relevant Performance Period shall be established by the Committee by such date as is permitted under Section 162(m) of the Code.  Performance Goals may include alternate and multiple goals and may be based on one or more business and or financial criteria.  In establishing the Performance Goals for the Performance Period, the Committee may include one or any combination of the following criteria in either absolute or relative terms, for the Company or any business unit within it:  (a) total shareholder return; (b) return on assets, return on equity or return on capital employed; (c) measures of profitability such as earnings per share, corporate or business unit net income, net income before extraordinary or one-time items, earnings before interest and taxes or earnings before interest, taxes, depreciation and amortization; (d) cash flow from operations; (e) gross or net revenues or gross or net margins; (f) levels of operating expense or other expense items reported on the income statement; (g) measures of customer satisfaction and customer service; (h) safety; (i) annual or multi-year average reserve growth, production growth or production replacement, either absolute or on an appropriate per unit basis (e.g. reserve or production growth per diluted share); (j) efficiency or productivity measures such as annual or multi-year average finding costs, absolute or per unit operating and maintenance costs, lease operating expenses, inside-lease operating expenses, operating and maintenance expense per decatherm or customer or fuel gas reimbursement percentage; (k) satisfactory completion of a major project or organizational initiative with specific criteria set in advance by the Committee defining "satisfactory"; (l) debt ratios or other measures of credit quality or liquidity; (m) production and production growth; and (n) strategic asset sales or acquisitions in compliance with specific criteria set in advance by the Committee.

Performance Goals must be objective and must satisfy third party objectivity standards under Section 162(m) of the Code and regulations promulgated pursuant to it.  Notwithstanding the foregoing, at the time such Performance Goals are established, the Committee may determine that the Performance Goals shall be adjusted to account for any unusual items or specified events or occurrences during the Performance Period.  In addition, when provided by the Committee at the time Performance Goals are established, the Performance Goals may be adjusted to exclude the effect of any one or more of the following events that occur during the Performance Period:  (i) asset write-downs, (ii) litigation, claims, judgments or settlements, (iii) the effect of changes in tax law, accounting principles or other such laws or provisions affecting reported results, (iv) accruals for reorganization and restructuring programs, (v) material changes to invested capital from pension and post-retirement benefits-related items and similar non-operational items, and (vi) any unusual in nature and infrequently occurring items (A) as described in management’s discussion and analysis of financial condition and results of operations appearing in the Company’s Annual Report to stockholders for the applicable year, or (B) as publicly announced by the Company in a press release or conference call relating to the Company’s results of operations or financial condition for a 

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completed quarterly or annual fiscal period.  The Award and payment of any Award under this Plan to a Covered Participant with respect to a relevant Performance Period shall be contingent upon the attainment of the Performance Goals that are specified in advance by the Committee.  The Committee shall certify in writing prior to approval of any such Award that such applicable Performance Goals relating to the Award are satisfied.  (Approved minutes of the Committee may be used for this purpose.)
Upon approval by the stockholders of the Company, the maximum Award that may be paid to any Covered Participant under the Plan pursuant to Sections 9, 11 and 12 for any Performance Period beginning in any one Fiscal Year shall be $10 million, if paid in cash, or 500,000 shares of Stock, if paid in Stock.
Section 13.    General Provisions
a.    Withholding.  The Employer shall have the right to deduct from all amounts paid to a Participant in cash any taxes required by law to be withheld in respect of Awards under this Plan.  In the case of payments of Awards in the form of Common Stock, the committee shall require the Participant to pay to the Employer the amount of any taxes required to be withheld with respect to such Common Stock, or, in lieu thereof, the Employer shall have the right to retain (or the Participant may be offered the opportunity to elect to tender) the number of shares of Common Stock whose Fair Market Value equals the amount required to be withheld.

b.    Awards.  Each Award shall be evidenced in a written or electronic document delivered to the Participant that shall specify the terms and conditions and any rules applicable to such Award.

c.    Nontransferability.  Except as provided in Section 7(f), no Award shall be assignable or transferable, and no right or interest of any Participant shall be subject to any lien, obligation or liability of the Participant, except by will or the laws of descent and distribution.

d.    No Rights as Stockholder.  Subject to the provisions of the applicable Award, no Participant or Designated Beneficiary shall have any rights as a stockholder with respect to any shares of Common Stock to be distributed under the Plan until becoming the holder of such shares.  Notwithstanding the foregoing, in connection with each grant of Restricted Stock hereunder, the applicable Award shall specify if and to what extent the Participant shall not be entitled to the rights of a stockholder in respect of such Restricted Stock.

e.    Construction of the Plan.  The validity, construction, interpretation, administration and effect of the Plan and of its rules and regulations, and rights relating to the Plan, shall be determined solely in accordance with the laws of Utah.

f.    Effective Date.  This amendment and restatement shall be effective as of February 18, 2015, except for provisions that are subject to approval by the stockholders of the Company, and shall (i) replace the amended and restated Plan document that was effective on May 18, 2010 and (ii) incorporate any amendments subsequent thereto.  
g.Duration of Plan.  Upon approval by the stockholders of the Company, the Plan, as amended and restated, shall terminate on May 27, 2025, unless the term is extended with approval of the Company’s shareholders.

h.Amendment of Plan.  The Board of Directors may amend, suspend or terminate the Plan or any portion thereof at any time, provided that no amendment shall be made without stockholder approval if such approval is necessary to comply with any tax or legal requirement.

i.Amendment of Award.  The Committee may amend, modify or terminate any outstanding Award with the Participant’s consent at any time prior to payment or exercise in any manner not inconsistent with the terms of the Plan, including without limitation, to change the date or dates as of which an Option or Right becomes exercisable; a Performance Share is deemed earned; Restricted Stock becomes nonforfeitable; or to cancel and reissue an Award under such different terms and conditions as it determines appropriate.

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j.Repricing.  Except for adjustments pursuant to Section 5, the per share price for any outstanding Option or Right granted under terms of the Plan may not be decreased after the dates on which such Option or Right was granted.  Participants do not have the ability to surrender an outstanding Option or Right as consideration for the grant of a new Option or Right with a lower price, cash or other Awards, unless such repricing or exchanges are permitted with prior shareholder approval.

k.The payments and benefits provided hereunder are intended to be exempt from or compliant with the requirements of Section 409A of the Code.  Notwithstanding any provision of this Plan to the contrary, including, without limitation, Sections 13(h) and (i) hereof, in the event that the Company reasonably determines that any payments or benefits hereunder are not either exempt from or compliant with the requirements of Section 409A of the Code, the Company shall have the right to adopt such amendments to this Plan or adopt such other policies and procedures (including amendments, policies and procedures with retroactive effect), or take any other actions, that are necessary or appropriate (i) to preserve the intended tax treatment of the payments and benefits provided hereunder, to preserve the economic benefits with respect to such payments and benefits, and/or (ii) to exempt such payments and benefits from Section 409A of the Code or to comply with the requirements of Section 409A of the Code and thereby avoid the application of penalty taxes thereunder; provided, however, that this Section 13(k) does not, and shall not be construed so as to, create any obligation on the part of the Company to adopt any such amendments, policies or procedures or to take any other such actions or to indemnify any Participant for any failure to do so.

Section 14.    Change of Control
In the event of a Change of Control of the Company, all Options, Restricted Stock, and other Awards granted under the Plan shall vest immediately unless otherwise provided in the applicable Award Agreement.
A Change of Control of the Company shall be deemed to have occurred if (i) any individual, entity, or group(within the meaning of Section 13(d)(3) or 14(d)(2) of the Securities Exchange Act of 1934 (the “Exchange Act”)) other than a trustee or other fiduciary holding securities under an employee benefit plan of the Company, is or becomes the beneficial owner (as such term is used in Rule 13d-3 under the Exchange Act) of securities of the Company representing 25 percent or more of the combined voting power of the Company; or (ii) the following individuals cease for any reason to constitute a majority of the number of directors then serving:  individuals who, as of January 1, 2010, constitute the Company’s Board of Directors and any new director (other than a director whose initial assumption of office is in connection with an actual or threatened election contest, including but not limited to a consent solicitation, relating to the election of directors of the Company) whose appointment or election by the Board or nomination for election by the Company’s stockholders was approved or recommended by a vote of at least two-thirds of the directors then still in office who either were directors on January 1, 2010, or whose appointment, election or nomination for election was previously so approved or recommended; or (iii) the consummation of a merger or consolidation of the Company or any direct or indirect subsidiary of the Company with any corporation, other than a merger or consolidation that would result in the voting securities of the Company outstanding immediately prior to such merger or consolidation continuing to represent (either by remaining outstanding or by being converted into voting securities of the surviving entity or any parent thereof) at least 60 percent of the combined voting power of the securities of the Company or such surviving entity or its parent outstanding immediately after such merger or consolidation, or a merger or consolidation effected to implement a recapitalization of the Company (or similar transaction) in which no person is or becomes the beneficial owner, directly or indirectly, of securities of the Company representing 25 percent or more of the combined voting power of the Company’s then outstanding securities; or (iv) the Company’s stockholders approve a plan of complete liquidation or dissolution of the Company or there is consummated the sale or disposition by the Company of all or substantially all of the Company’s assets, other than a sale or disposition by the Company of all or substantially all of the Company’s assets to an entity, at least 60 percent of the combined voting power of the voting securities of which are owned by the stockholders of the Company in substantially the same proportions as their ownership of the Company immediately prior to such sale. 
For avoidance of doubt, the consummation of the spin-off of QEP by the Company pursuant to the transactions contemplated by the Separation Agreement (as defined in Section 15) shall not be deemed to be a 

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Change of Control of the Company under this Section 14.  In addition, if a Change of Control constitutes a payment event with respect to any payment under the Plan which provides for the deferral of compensation and is subject to Section 409A of the Code, the transaction or event described in clauses (i), (ii), (iii) and (iv) with respect to such payment must also constitute a “change in control event,” as defined in Treasury Regulation §1.409A-3(i)(5) to the extent required by Section 409A of the Code.

Section 15.    Conversion Awards

a.    As a result of the spin-off transaction contemplated by that certain Separation and Distribution Agreement, by and between the Company and QEP, dated as of June 14, 2010 (the “Separation Agreement”), (i) certain Awards may be adjusted under the Plan in connection with the equitable adjustment set forth therein, and (ii) shares of Restricted Stock may be granted under the Plan as a result of the conversion of certain outstanding cash awards under the Questar Corporation Long-Term Cash Incentive Plan (the “Questar LTCIP”) (collectively, the “Conversion Awards”). Notwithstanding any other provision of the Plan to the contrary and subject to the terms of that certain Employee Matters Agreement, by and between the Company and QEP, dated as of June 14, 2010, (i) the number of shares to be subject to each Conversion Award shall be determined by the Committee, and (ii) the other terms and conditions of each Conversion Award, including option exercise price, shall be determined by the Committee, provided that such determinations are made prior to the “Distribution” (as defined in the Separation Agreement).  

b.    With respect to any Conversion Award (other than a Conversion Award consisting of Restricted Stock issued in exchange for a cash award under the Questar LTCIP) held by an employee, consultant, or non-employee director in the employ or service of QEP (a “QEP Holder”), the Committee shall, upon written notification from QEP, provide that any such Conversion Award shall vest upon the terms and conditions set forth in such notification, to the extent permitted by the Plan.  

c.    If a Change in Control of QEP (as defined below) occurs and a QEP Holder incurs a Qualifying Termination of Employment (as defined below) from QEP within 2 years following the date of such Change in Control of QEP, all Conversion Awards (other than a Conversion Award consisting of Restricted Stock issued in exchange for a cash award under the Questar LTCIP) held by a QEP Holder shall vest immediately.  For the purposes of this Section 15(c):

i.    A “Change in Control of QEP” shall be deemed to have occurred upon a “Change in Control of the Company” as such term is defined in the QEP Resources, Inc. 2010 Long-Term Stock Incentive Plan, as may be amended from time to time.

ii.    A “Qualifying Termination” shall be deemed to have occurred if a QEP Holder’s employment with QEP is terminated by QEP without “Cause” or by the QEP Holder for “Good Reason” (as such terms are defined in the QEP Resources, Inc. Executive Severance Compensation Plan, as may be amended from time to time, whether or not such QEP Holder is a participant in such plan. 

d.    QEP shall be an intended third party beneficiary of, and shall have standing to enforce the terms of, this Section 15 as if it were a party hereto.

A-10

Executed on the date set forth below to be effective for all purposes as set forth herein.

	
				
	 
	 
	QUESTAR CORPORATION

	 

	 
	 
	Plan Sponsor
	 

	 
	 
	 
	 

	 
	 
	 
	 

	 
	By:
	Ronald W. Jibson
Chairman, President & CEO
	 

	 
	 
	 
	 

	 
	Date:
	 
	 

	 
	 
	 
	 

A-11EX-10.18

 Exhibit 10.18 

FINAL 
 LOGMEIN, INC. 

LEASE FOR 327-337 SUMMER STREET 

BOSTON, MASSACHUSETTS 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 ARTICLE I
	 	 SUMMARY OF BASIC LEASE PROVISIONS
	  	 	1	  
			
	 1.1
	 	INTRODUCTION	  	 	1	  
			
	 1.2
	 	BASIC DATA	  	 	1	  
			
	 1.3
	 	ENUMERATION OF EXHIBITS	  	 	3	  
			
	 ARTICLE II
	 	 DESCRIPTION OF PREMISES AND APPURTENANT RIGHTS
	  	 	3	  
			
	 2.1
	 	LOCATION OF PREMISES	  	 	3	  
			
	 2.2
	 	APPURTENANT RIGHTS AND RESERVATIONS	  	 	4	  
			
	 ARTICLE III
	 	 TERM OF LEASE; BUILDING; CONDITION OF PREMISES
	  	 	4	  
			
	 3.1
	 	TERM OF LEASE; DELIVERY OF POSSESSION	  	 	4	  
			
	 3.2
	 	CONDITION OF PREMISES	  	 	5	  
			
	 3.3
	 	EXTENSION OPTION	  	 	5	  
			
	 ARTICLE IV
	 	 RENT
	  	 	7	  
			
	 4.1
	 	RENT PAYMENTS	  	 	7	  
			
	 4.2
	 	REAL ESTATE TAXES	  	 	8	  
			
	 4.3
	 	OPERATING COSTS	  	 	11	  
			
	 ARTICLE V
	 	 USE OF PREMISES
	  	 	17	  
			
	 5.1
	 	PERMITTED USE; LANDLORD COVENANT REGARDING CERTAIN USES	  	 	17	  
			
	 5.2
	 	COMPLIANCE WITH LAWS	  	 	18	  
			
	 5.3
	 	INSURANCE RISKS	  	 	20	  
			
	 5.4
	 	ELECTRICAL EQUIPMENT	  	 	20	  
			
	 5.5
	 	TENANT’S OPERATIONAL COVENANTS	  	 	21	  
			
	 5.6
	 	SIGNS	  	 	21	  
			
	 5.7
	 	HAZARDOUS MATERIALS	  	 	22	  
			
	 ARTICLE VI
	 	 INSTALLATIONS, ALTERATIONS, AND ADDITIONS
	  	 	23	  
			
	 ARTICLE VII
	 	 ASSIGNMENT AND SUBLETTING
	  	 	28	  
			
	 7.1
	 	PROHIBITION	  	 	28	  
			
	 7.2
	 	FURTHER ASSIGNMENT AND SUBLETTING	  	 	29	  
			
	 7.3
	 	NOTICE OF ASSIGNMENT OR SUBLEASE; TERMINATION RIGHTS	  	 	30	  
			
	 7.4
	 	CONSENT TO ASSIGNMENT OR SUBLEASE	  	 	31	  
			
	 7.5
	 	SUBORDINATION	  	 	32	  

  
 i 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 7.6
	 	PROFITS	  	 	33	  
			
	 7.7
	 	PERMITTED TRANSFERS	  	 	34	  
			
	 7.8
	 	NO WAIVER	  	 	35	  
			
	 7.9
	 	INSURANCE AND WAIVER OF SUBROGATION	  	 	35	  
			
	 7.10
	 	SECURITY AGREEMENTS	  	 	35	  
			
	 7.11
	 	DISPUTES	  	 	35	  
			
	 ARTICLE VIII
	 	 REPAIRS AND MAINTENANCE
	  	 	35	  
			
	 8.1
	 	TENANT OBLIGATIONS	  	 	35	  
			
	 8.2
	 	LANDLORD OBLIGATIONS	  	 	37	  
			
	 8.3
	 	CAUSES BEYOND CONTROL OF THE PARTIES	  	 	37	  
			
	 ARTICLE IX
	 	 SYSTEMS AND SERVICES TO BE FURNISHED BY LANDLORD; UTILITIES
	  	 	38	  
			
	 9.1
	 	HEATING, VENTILATION AND AIR CONDITIONING	  	 	38	  
			
	 9.2
	 	ELECTRICITY	  	 	38	  
			
	 9.3
	 	INTENTIONALLY OMITTED	  	 	38	  
			
	 9.4
	 	WATER	  	 	38	  
			
	 9.5
	 	OTHER UTILITIES AND SERVICES	  	 	39	  
			
	 9.6
	 	EMERGENCY POWER	  	 	39	  
			
	 9.7
	 	OTHER SERVICES	  	 	40	  
			
	 9.8
	 	INTERRUPTION	  	 	40	  
			
	 ARTICLE X
	 	 INDEMNITY
	  	 	41	  
			
	 10.1
	 	INDEMNITY	  	 	41	  
			
	 10.2
	 	TENANT’S RISK	  	 	42	  
			
	 10.3
	 	INJURY CAUSED BY THIRD PARTIES	  	 	43	  
			
	 10.4
	 	SECURITY	  	 	43	  
			
	 ARTICLE XI
	 	 INSURANCE
	  	 	43	  
			
	 11.1
	 	PUBLIC LIABILITY INSURANCE	  	 	43	  
			
	 11.2
	 	HAZARD INSURANCE	  	 	44	  
			
	 11.3
	 	CONSTRUCTION PERIOD INSURANCE	  	 	44	  
			
	 11.4
	 	RENTAL ABATEMENT INSURANCE	  	 	45	  
			
	 11.5
	 	WAIVER OF SUBROGATION	  	 	46	  

  
 ii 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 11.6
	 	LANDLORD’S INSURANCE	  	 	46	  
			
	 ARTICLE XII
	 	 CASUALTY
	  	 	47	  
			
	 12.1
	 	DEFINITION OF “SUBSTANTIAL DAMAGE” AND “PARTIAL DAMAGE”	  	 	47	  
			
	 12.2
	 	PARTIAL DAMAGE	  	 	47	  
			
	 12.3
	 	SUBSTANTIAL DAMAGE TO THE BUILDING	  	 	47	  
			
	 12.4
	 	ABATEMENT OF RENT; TENANT’S RIGHT TO TERMINATE	  	 	47	  
			
	 12.5
	 	MISCELLANEOUS	  	 	49	  
			
	 ARTICLE XIII
	 	 EMINENT DOMAIN
	  	 	49	  
			
	 13.1
	 	RIGHTS OF TERMINATION FOR TAKING	  	 	49	  
			
	 13.2
	 	PAYMENT OF AWARD	  	 	50	  
			
	 13.3
	 	ABATEMENT OF RENT	  	 	50	  
			
	 13.4
	 	MISCELLANEOUS	  	 	51	  
			
	 ARTICLE XIV
	 	 DEFAULT
	  	 	51	  
			
	 14.1
	 	TENANT’S DEFAULT	  	 	51	  
			
	 14.2
	 	LANDLORD’S DEFAULT	  	 	54	  
			
	 ARTICLE XV
	 	 LANDLORD’S ACCESS TO PREMISES
	  	 	55	  
			
	 15.1
	 	LANDLORD’S RIGHT OF ACCESS	  	 	55	  
			
	 ARTICLE XVI
	 	 RIGHTS OF MORTGAGEES
	  	 	56	  
			
	 16.1
	 	SUBORDINATION AND ATTORNMENT	  	 	56	  
			
	 16.2
	 	NOTICE TO MORTGAGEE AND GROUND LESSOR	  	 	57	  
			
	 16.3
	 	ASSIGNMENT OF RENTS	  	 	57	  
			
	 ARTICLE XVII
	 	 MISCELLANEOUS PROVISIONS
	  	 	58	  
			
	 17.1
	 	CAPTIONS	  	 	58	  
			
	 17.2
	 	BIND AND INURE	  	 	58	  
			
	 17.3
	 	NO WAIVER	  	 	58	  
			
	 17.4
	 	NO ACCORD AND SATISFACTION	  	 	58	  
			
	 17.5
	 	CUMULATIVE REMEDIES	  	 	59	  
			
	 17.6
	 	PARTIAL INVALIDITY	  	 	59	  
			
	 17.7
	 	LANDLORD’S RIGHT TO CURE	  	 	59	  
			
	 17.8
	 	ESTOPPEL CERTIFICATES	  	 	59	  

  
 iii 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 17.9
	 	BROKERAGE	  	 	60	  
			
	 17.10
	 	ENTIRE AGREEMENT	  	 	60	  
			
	 17.11
	 	SURRENDER; HOLDOVER	  	 	60	  
			
	 17.12
	 	COUNTERPARTS	  	 	61	  
			
	 17.13
	 	CONSTRUCTION AND GRAMMATICAL USAGE	  	 	61	  
			
	 17.14
	 	WHEN LEASE BECOMES BINDING	  	 	61	  
			
	 17.15
	 	SECURITY DEPOSIT	  	 	62	  
			
	 17.16
	 	TENANT’S FINANCIAL CONDITION	  	 	64	  
			
	 17.17
	 	ROOFTOP AND CONDUIT RIGHTS	  	 	65	  
			
	 17.18
	 	NOTICE OF LEASE	  	 	66	  
			
	 17.19
	 	NO SURRENDER	  	 	66	  
			
	 17.20
	 	COVENANT OF QUIET ENJOYMENT	  	 	66	  
			
	 17.21
	 	NO PERSONAL LIABILITY	  	 	67	  
			
	 17.22
	 	NOTICES	  	 	67	  
			
	 17.23
	 	ANTI-TERRORISM REPRESENTATIONS	  	 	68	  
			
	 17.24
	 	CONFIDENTIALITY	  	 	68	  
			
	 17.25
	 	DUE AUTHORITY	  	 	68	  
			
	 17.26
	 	COUNTERPART SIGNATURES	  	 	68	  
			
	 17.27
	 	TENANT’S NAME	  	 	69	  
			
	 17.28
	 	BOARD APPROVAL CONTINGENCY	  	 	69	  
			
	 17.29
	 	REIMBURSEMENT OF OUT-OF-POCKET COSTS	  	 	69	  
			
	 17.30
	 	MODIFICATIONS	  	 	69	  
			
	 17.31
	 	LANDLORD’S REPRESENTATIONS AND WARRANTIES	  	 	69	  
			
	 ARTICLE XVIII
	 	 RIGHT OF FIRST OFFER TO PURCHASE
	  	 	70	  
			
	 18.1
	 	RIGHT OF FIRST OFFER TO PURCHASE	  	 	70	  
			
	 ARTICLE XX
	 	 ARBITRATION
	  	 	72	  
	  
 EXHIBITS
	  			
	 EXHIBIT DEFINITIONS
	  			
	 EXHIBIT FP
	  			
	 EXHIBIT WORK LETTER
	  			
	 EXHIBIT LOT
	  			

  
 iv 

 TABLE OF CONTENTS 

 

					
	 	  	 	  	Page
	 EXHIBIT RULES
	  	
	 EXHIBIT EXISTING CONDITIONS
	  	
	 EXHIBIT SNDA
	  	
	 EXHIBIT L/C
	  	
	 EXHIBIT RESERVED ROOF AREA
	  	
	 EXHIBIT ENCUMBRANCES
	  	
	 EXHIBIT COMMENCEMENT DATE
	  	

  
 v 

 LEASE 

This instrument is an indenture of lease by and between DWF III SYNERGY, LLC, a Delaware limited liability company
(“Landlord”), and LOGMEIN, INC., a Delaware corporation (“Tenant”). 
 The parties to this Lease hereby
agree with each other as follows: 
 ARTICLE I 

SUMMARY OF BASIC LEASE PROVISIONS 

1.1 INTRODUCTION 
 As further
supplemented in the balance of this indenture and its Exhibits, the following sets forth the basic terms of this Lease, and, where appropriate, constitutes definitions of certain terms used in this Lease. Certain other defined terms are set forth
on Exhibit DEFINITIONS attached hereto. 
 1.2 BASIC DATA 

 

			
	Date:	  	December     , 2014.
		
	Present Mailing Address of Landlord:	  	c/o Synergy Investments
		  	100 Franklin Street, Suite 200
		  	Boston, MA 02110
		  	Attn: Senior Director of Real Estate
		
		  	With a copy to:
		
		  	c/o Divco West Real Estate Services, Inc.
		  	575 Market Street, 35th Floor
		  	San Francisco, California 94105
		  	Attention: Asset Manager
		
	Rent Payment Address of Landlord:	  	c/o Synergy Investments
		  	100 Franklin Street, Suite 200
		  	Boston, MA 02110
		
	Present Mailing Address of Tenant:	  	320 Summer Street
		  	Boston, MA 02210
		  	Attn: Michael Donahue
		
	Premises:	  	117,801 rentable square feet of space, as conclusively agreed to between the parties, consisting of the entire rentable area of the Building, including the basement, lower

					
		  	level, mezzanine level and the first through fifth floors as shown on Exhibit FP attached hereto.
		
	Building:	  	The building known as 327-337 Summer Street in Boston, Massachusetts, situated on the Lot.
		
	Lot:	  	The real property described in Exhibit LOT.
		
	Lease Term or Term:	  	That period of time commencing on the Commencement Date and expiring on the date (the “Expiration Date”) that is the last day of the 150th full calendar month following the Commencement Date, both
dates inclusive, or expiring on such earlier date as this Lease terminates in accordance with its terms.
		
	Extension Option:	  	Two (2) options to extend for five (5) years each, subject to the terms and conditions of Section 3.3 hereof.
		
	Commencement Date:	  	As defined in Exhibit WORK LETTER.
		
	Base Rent:	  	Commencing on the Commencement Date and throughout the initial Term, Tenant shall pay Base Rent as follows:

					
			
	 	  	 Months of Term:
	  	 Monthly Base Rent:

		  	1-6:	  	$0.00
		  	7-54:	  	$287,139.93
		  	55-102:	  	$326,406.93
		  	103-Expiration Date:	  	$365,673.93

					
		
	Permitted Use:	  	General, executive, and administrative office uses (and uses customarily accessory thereto to the extent permitted by applicable Requirements and consistent with primary use of the Premises for office use, including,
without limitation, libraries, computer operations, eating facilities, fitness facilities, kitchens and pantries, vending machines, electronic data processing, data rooms, meeting rooms, training rooms and facilities,

  
 2 

			
		
		  	messenger and mailroom facilities, reproduction and copying facilities, file rooms, meeting and conference centers and rooms), and no other purpose or purposes.
		
	Tenant’s Proportionate Share:	  	100%.
		
	Business Days:	  	All days during the Term except Saturdays, Sundays, and days observed in the Commonwealth of Massachusetts as legal holidays.
		
	Business Hours:	  	8:00 a.m. to 6:00 p.m. on all Business Days, and 8:00 a.m. to 1:00 p.m. on Saturdays.
		
	Security Deposit Amount:	  	$3,264,069.30, subject to the provisions of Section 17.15 below.
		
	Brokers:	  	LPC Commercial Services and Transwestern RBJ.
		
	1.3 ENUMERATION OF EXHIBITS	  	
		
	EXHIBITS	  	
		
	DEFINITIONS:	  	Definitions
	FP:	  	Floor Plan Showing Tenant’s Premises
	WORK LETTER:	  	Work Letter
	LOT:	  	Description of the Lot
	RULES:	  	Building Rules and Regulations and Contractor Rules and Regulations
	EXISTING CONDITIONS:	  	Existing Conditions
	LANDLORD CLEANING:	  	Landlord’s Cleaning Services
	SNDA:	  	Form of Subordination, Non-disturbance and Attornment Agreement
	L/C:	  	Form of Letter of Credit
	RESERVED ROOF AREA:	  	Reserved Roof Area
	ENCUMBRANCES:	  	Encumbrances
	COMMENCEMENT DATE:	  	Commencement Date Letter

 ARTICLE II 

DESCRIPTION OF PREMISES AND APPURTENANT RIGHTS 

2.1 LOCATION OF PREMISES 

Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises for the Term. Tenant also shall have use of the conduit
space in the Building (at no additional Base Rent or usage charge to Tenant, as distinguished from costs includable in Operating Costs) as set forth, and on the terms contained, in Section 17.17. 

  
 3 

 2.2 APPURTENANT RIGHTS AND RESERVATIONS 

Subject to the terms and conditions of this Lease, including without limitation Articles XII and XIII and Section 8.3, Tenant will have
access to the Premises twenty-four (24) hour per day, seven (7) days per week, fifty-two (52) weeks per year. Notwithstanding anything contained in this Lease to the contrary, Tenant shall have, as appurtenant to the Premises, rights
to use, and to permit its occupants, subtenants, assignees, and invitees to use the exterior walkways, loading docks, ramps, and stairways on the Lot. Such rights shall be subject to reasonable, non-discriminatorily enforced rules and regulations
from time to time established by Landlord in accordance with Section 5.1. 
 Not included in the Premises are the roof, the foundation
and perimeter walls of the Building (except the inner surfaces thereof and the perimeter doors and windows). Landlord also reserves the right to alter or relocate any exterior facility, provided that alterations and relocated facilities are at least
equivalent in quality and functional utility to such facility prior to any such alteration or relocation, that Landlord shall use commercially reasonable efforts to ensure that such alteration or relocation shall not materially interfere with
Tenant’s layout, use or enjoyment of the Premises, or access to the Building or the Premises. 
 Tenant shall have the right to use the
Building’s fire stairs as communicating stairs between the floors making up the Premises (the “Fire Stairs”). As part of such use, Tenant shall have the right to (x) choose and install, at Tenant’s sole cost and
expense, design finishes in the Fire Stairs and (y) install card key access from the Fire Stairs to the Premises; provided, however, any such installations shall be (i) subject to Landlord’s prior written approval, which approval
shall not be unreasonably withheld, (ii) tied to the Building’s life safety systems and otherwise in accordance with all Requirements, including, but not limited to, those of the City of Boston Fire Department, (iii) not increase
Landlord’s insurance premiums or rate of insurance (unless Tenant pays for any such increase), or decrease the coverage provided under Landlord’s insurance policies, (iv) maintained by Tenant at Tenant’s sole cost, except with
respect to the cleaning to be provided by Landlord under Section 9.3, and (v) considered Specialty Alterations for the purposes of Section 6.1 of the Lease. Notwithstanding the foregoing, Landlord shall be permitted to override
Tenant’s access system if Landlord needs to access the Premises via the Fire Stairs in the event of an emergency or as otherwise deemed necessary in Landlord’s reasonable discretion upon reasonable advance notice to Tenant. 

ARTICLE III 
 TERM OF LEASE;
CONDITION OF PREMISES 
 3.1 TERM OF LEASE; DELIVERY OF POSSESSION 

The term of this Lease shall be for the Term, unless earlier terminated or extended as hereinafter provided. Landlord anticipates that the
Commencement Date will occur on or about October 31, 2015 (as such date may be extended for Tenant Delay or events described in Section 8.3, the “Target Commencement Date”). Notwithstanding anything to the contrary

  
 4 

 
contained in this Lease, if Landlord is unable to tender possession of any portion of the Premises on the Target Commencement Date, this Lease shall not be void or voidable or otherwise affected
and Tenant shall have no claim for damages against Landlord except as expressly set forth in Exhibit WORK LETTER. 
 3.2 CONDITION OF
PREMISES 
 Except as expressly set forth herein, Landlord has made no representations, warranties or undertakings as to the present or
future condition of the Premises or the fitness or availability of the Premises for any particular use. Landlord shall construct certain improvements to the Building and the initial improvements to prepare the Premises for Tenant’s occupancy in
accordance with Exhibit WORK LETTER, attached (including, without limitation, the provisions of such Exhibit regarding the cost of such work). 

3.3 EXTENSION OPTION 
 Provided
(i) no Default of Tenant has occurred and is continuing hereunder (Tenant acknowledging that, notwithstanding anything to the contrary contained herein or otherwise implied by this Lease, Landlord has no obligation to accept any cure following
the expiration of applicable cure periods), (ii) the original named Tenant (or an assignee of Tenant permitted without Landlord’s consent pursuant to Section 7.7 hereof) is occupying at least 65% of the Premises then demised hereunder
both on the date such notice is given and on the commencement date of the Extension Term and (iii) Tenant provides Landlord with a replacement Letter of Credit (or an amendment to the then-existing Letter of Credit) with an outside expiration
date no earlier than sixty (60) days following the expiration of the applicable Extension Term, Tenant may elect to extend the Lease Term for two (2) consecutive five (5)- year periods (each, an “Extension Term”) by giving
Landlord irrevocable notice of each such election (an “Extension Notice”) no later than eighteen (18) months, and no earlier than twenty- four (24) months, prior to the expiration of the initial Lease Term (or first
Extension Term, as applicable). Such extension shall be upon all of the same terms, covenants, and conditions contained in this Lease, except that (a) Tenant shall have no further right to extend the Lease Term (other than, during the first
Extension Term, the right to extend the Lease Term for the second Extension Term), (b) the Base Rent for (i) the first Extension Term shall be at a rate of $365,673.93 per month, and (ii) the second Extension Term shall be at a rate
equal to Fair Market Rent (as defined below) as of the commencement date of the second Extension Term, and (c) Landlord shall have no obligation to make or pay for any improvements to the Premises or Building or to pay any allowances, brokerage
commissions or inducements of any kind. 
 Fair Market Rent shall be computed as of the commencement of the second Extension Term. For
purposes of this Lease, the term “Fair Market Rent” means the annual fair market rent for the Premises for the second Extension Term for which it is to be leased, taking into account all relevant factors, including, without
limitation, the size of the Premises, condition of the Premises, location and age of the Building, escalation charges, location of the Premises, tenant improvements, the length of the Extension Term, and such other factors as are customarily taken
into consideration in the determination of rent and taking into account that there are no base years for Operating Costs Payments and no free rent and that Landlord shall have no obligation to make or pay for any improvements to the Premises or
Building or to pay any allowances or inducements of any kind. 

  
 5 

 In the event that Tenant timely gives the Extension Notice hereunder with respect to the second
Extension Term, then, no later than the date that is six (6) months before the expiration of the first Extension Term, Landlord shall provide Tenant with Landlord’s good faith estimate of the Fair Market Rent for the second Extension Term.
If Landlord and Tenant are unable to agree on the amount of such Fair Market Rent by the date that is thirty (30) days following the giving of such estimate by Landlord, then the Fair Market Rent shall be established in the following manner.
Within fifteen (15) days (the “Cut-Off Date”) after the expiration of such 30-day period, Landlord and Tenant shall each appoint one qualified broker and the two qualified brokers so appointed shall determine the Fair Market
Rent within fifteen (15) days following the Cut-Off Date (such 15-day period, the “Two-Broker Period”). As used herein, the term “qualified broker” shall mean any independent unaffiliated commercial real estate
broker (a) who is employed by a brokerage firm of recognized competence in the greater Boston area and (b) who has not less than ten (10) years’ experience in brokering premises for leases of the general location, type and
character as the Premises. If either Landlord or Tenant fails to appoint a qualified broker by the Cut-Off Date, then the other party shall have the power to appoint the qualified broker for the defaulting party. If the qualified brokers are unable
to agree on the Fair Market Rent by the expiration of the Two-Broker Period, then the two qualified brokers jointly shall appoint a third qualified broker within ten (10) days of the expiration of the Two-Broker Period, and within fifteen
(15) days of such appointment all three qualified brokers shall meet and determine the Fair Market Rent. If all three qualified brokers are unable to agree upon the Fair Market Rent within such 15-day period, then the first two qualified
brokers simultaneously shall deliver their final Fair Market Rent numbers to the third qualified broker on the third (3rd) Business Day after the expiration of such 15-day period, and the third qualified broker shall select one or the other
number as the Fair Market Rent within two (2) Business Days after receipt of such submissions from the first two qualified brokers, and the Fair Market Rent so determined shall be conclusive and binding upon Landlord and Tenant. Each party
shall bear the cost of its qualified broker, and the cost of the third qualified broker shall be borne equally between the parties. If the Fair Market Rent is not so determined prior to the commencement of the second Extension Term, then, from and
after the commencement date of the second Extension Term, Tenant shall continue to pay as Base Rent for the applicable Extended Term an amount equal to the Base Rent payable with respect to the Premises on the last day of the first Extension Term.
If, based upon the final determination hereunder, the payments made by Tenant on account of the Base Rent for such portion of the Extension Term were (i) less than the Base Rent for such Extension Term as finally determined in accordance with
the provisions herein, Tenant shall pay to Landlord the amount of such deficiency in its entirety within thirty (30) days after demand therefor, or (ii) greater than the Base Rent for such Extension Term as finally determined in accordance
with the provisions hereof, Landlord shall credit the amount of such excess in its entirety against the next installments of Base Rent due under this Lease. 

Following the parties’ determination of the Base Rent to be paid by Tenant during the applicable Extension Term, as hereinabove provided,
Landlord and Tenant shall enter into an amendment to this Lease confirming (i) the extension of this Lease for the applicable Extension Term and (ii) the Base Rent to be paid by Tenant for the Premises during the applicable Extension Term,
as determined in accordance with the terms of this Section; provided, however, 

  
 6 

 
that the failure of either party to enter into such amendment shall not affect the exercise of Tenant’s extension option (Tenant having been deemed to have irrevocably exercised such right
upon the giving of the Extension Notice). References in this Lease to “Lease Term” or “Term” shall mean the Lease Term or Term as extended pursuant to Tenant’s rights under this Article III. Time is of the
essence with respect to matters set forth in this Article III. 
 ARTICLE IV 

RENT 
 4.1 RENT PAYMENTS 

(a) The Base Rent (at the rates specified in Section 1.2 hereof), and other amounts, sums and charges payable to Landlord
pursuant to this Lease (collectively the “Rent”), including amounts payable to Landlord by Tenant under the terms of Sections 4.2, 4.3 and Exhibit WORK LETTER (including, without limitation, amounts in connection with Tenant
Requested Changes, Tenant Improvements, Tenant Improvements Change Orders, Landlord Change Estimate Notices, and Excess Tenant Improvements), shall be payable by Tenant to Landlord in good funds at the Rent Payment Address of Landlord or such other
place and/or by such method as Landlord may from time to time designate by notice to Tenant, without any demand, and without any counterclaim, offset or deduction, of any kind, whatsoever, except as expressly provided herein. Rent due under this
Lease shall be payable by check, or, at Tenant’s election, by wire transfer, of immediately available United States funds to such account as Landlord shall direct. All Rent, other than Base Rent, due to Landlord under this Lease from time to
time is sometimes referred to herein as “additional rent.” 
 (b) Commencing on the Commencement Date and
thereafter throughout the term of this Lease, Tenant shall pay Base Rent and the monthly installments of the Operating Costs Payments in advance on the first day of each and every calendar month. Additional rent and other charges payable pursuant to
this Lease shall be payable at the times and in the manner set forth in this Lease. 
 (c) The Base Rent and the monthly
installments of the Operating Costs Payments for any partial month shall be paid by Tenant to Landlord at such rate on a pro rata basis. Any other charges payable by Tenant on a monthly basis, as hereinafter provided, shall likewise be prorated.

 (d) Tenant shall pay to Landlord, upon request, as additional rent, a late charge equal to three percent (3%) of the
amount of any Rent not paid within three (3) Business Days of the date due hereunder provided that, with respect to the first late payment in any twelve (12) month period, no such late charge shall be due unless and until Landlord gives
Tenant written notice of such late payment and a period of five (5) Business Days elapses without such payment being made. Notwithstanding the foregoing to the contrary, the parties acknowledge and agree that the sole notice and grace periods
for determining when a monetary Default occurs are set forth in Section 14.1, below. 

  
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 (e) Rent not paid on the date due shall bear interest at a rate (the
“Lease Interest Rate”) equal to the lesser of (i) the so-called base rate of interest charged from time to time by Bank of America (or its successor), plus five percent (5%) per annum, but in no event lower than ten
percent (10%), and (ii) the maximum legally permissible rate, from the due date until paid. Notwithstanding the foregoing, no such interest will begin to accrue unless and until Landlord gives Tenant written notice of such late payment and a
period of five (5) five Business Days elapses without such payment being made, except that if Landlord shall have given more than three (3) such notices in any twelve (12) month period, Tenant shall not be entitled to any further
notice of its delinquency in the payment of Rent until such time as twenty-four (24) consecutive months shall have elapsed without Tenant having made a late payment of Rent. Notwithstanding the foregoing to the contrary, the parties acknowledge
and agree that the sole notice and grace periods for determining when a monetary Default occurs are set forth in Section 14.1, below. Any notice of late payment under Sections 4.1(d) or (e) or under Section 14.1 shall be deemed to be a notice
of late payment for all other purposes hereunder. 
 (f) All payments of Rent shall be made without set-off, deduction or
offset except as expressly provided in this Lease. Without limiting the foregoing, Tenant’s obligation to pay Rent shall be absolute, unconditional, and independent and shall not be discharged or otherwise affected by any Requirements now or
hereafter applicable to the Premises, or any other restriction on Tenant’s use, or, except as provided in Articles XII and XIII, any casualty or taking, or any failure by Landlord to perform or other occurrence; and except as expressly provided
in this Lease, Tenant assumes the risk of the foregoing and waives all rights now or hereafter existing to quit or surrender the Premises or any part thereof, to terminate or cancel this Lease, or to assert any defense in the nature of constructive
eviction to any action seeking to recover rent. Tenant hereby acknowledges and agrees that it has been represented by counsel of its choice and has participated fully in the negotiation of this Lease, that Tenant understands that the remedies
available to Tenant in the event of a default by Landlord may be more limited than those that would otherwise be available to Tenant under the common law in the absence of certain provisions of this Lease, and that the so-called “dependent
covenants” rule as developed under the common law (including, without limitation, the statement of such rule as set forth in the Restatement (Second) of Property, Section 7.1) shall not apply to this Lease or to the relationship of
landlord and tenant created hereunder. 
 (g) This Lease is a NET LEASE, and Landlord shall not be obligated to pay any
charge or bear any expense whatsoever against or with respect to the Premises except to the extent herein provided or except as expressly excluded herein, nor shall the Rent payable hereunder be subject to any abatement, reduction or offset
whatsoever on account of any such charge or otherwise except as hereinafter provided or provided in Exhibit WORK LETTER. 
 4.2 REAL
ESTATE TAXES 
 (a) (1) The term “Taxes” shall mean all real estate taxes and assessments (including,
without limitation, assessments for public improvements or benefits and assessments for water and sewer infrastructure improvements), and other charges or fees 

  
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in the nature of taxes for municipal services or billed by municipal taxing authorities which at any time during the applicable lease year may be assessed, levied, confirmed or imposed on or in
respect of, or be a lien upon, the Building and/or the Lot, or any part thereof, or any estate, right, or interest therein. Without limiting the foregoing, in the event Landlord enters into any agreement governing payments in lieu of taxes, Taxes
shall also include any payments made by Landlord pursuant to such agreement in lieu of other taxes to be paid (Landlord agreeing that it shall not enter into any such agreement without Tenant’s prior approval, which approval shall not be
unreasonably withheld, conditioned or delayed and shall not be required to the extent any such agreement would not apply during the Lease Term, as the same may be extended). Landlord agrees that Tenant’s share of any special assessment shall be
determined (whether or not Landlord avails itself of the privilege so to do) as if Landlord had elected to pay the same in installments over the longest period of time permitted by applicable Requirements and Tenant shall be responsible only for
those installments (including interest accruing and payable thereon) or parts of installment that are attributable to the applicable lease year. Taxes shall also include, in the lease year paid, all reasonable fees and costs incurred by Landlord in
seeking to obtain a reduction of, or a limit on the increase in, any Taxes, regardless of whether any reduction or limitation is obtained. Such expenses shall be net of rebates, credits, and similar items of which Landlord receives the benefit
during the applicable lease year. Should the Commonwealth of Massachusetts, or any political subdivision thereof, or any other governmental authority having jurisdiction over the Building, (1) impose a tax, assessment, charge or fee, which
Landlord shall be required to pay, by way of an express substitution for such Taxes, or (2) impose an income or franchise tax or a tax on rents in express substitution for or in addition to a tax levied against the Building and/or the Lot or
any part thereof, then, provided that such tax or fee is imposed generally on owners of similarly situated buildings in the City of Boston and is in the nature of a real estate tax, all such taxes, assessments, fees or charges, computed as if the
Building and the Lot were the only property of Landlord, and the income from the Building and the Lot were the only income of Landlord, shall be deemed to constitute Taxes hereunder. Notwithstanding anything to the contrary contained in this
paragraph (except with respect to any such taxes assessed or imposed in express substitution of, or in addition to, real estate taxes or any portion thereof in accordance with the immediately preceding sentence), the term “Taxes” shall
not include (i) inheritance, estate, succession, transfer, gift, franchise, net income or capital stock tax value-added, transfer gains, excise, excess profits, occupancy or rent, foreign ownership or control, payroll or stamp tax, or
any other similar tax or charges imposed upon or assessed against Landlord, including any other tax, assessment, charge or levy on the rent reserved under leases, including this Lease, (ii) realty transfer taxes or real property transfer gains
taxes imposed in connection with the sale of or the lease of all or substantially all of the Lot or the Building, (iii) mortgage recording taxes, (iv) income taxes, except with respect to any such taxes assessed or imposed in express
substitution of real estate taxes or any portion thereof in accordance with the immediately preceding sentence, (v) any Taxes to the extent payable by tenants other than Tenant, or (vi) any penalties, late charges or fines imposed against
Landlord with respect to real estate taxes, assessments and the like (other than to the extent resulting from Tenant’s failure to pay amounts when due hereunder) that are otherwise includable within the term “Taxes.” 

  
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 (b) If any Taxes with respect to the Term shall be adjusted to take into account
any abatement or refund, then Landlord shall pay to Tenant within thirty (30) days of Landlord’s receipt of such abatement or refund, Tenant’s share of such abatement or refund either by cash payment or by rent credit against the
installments of Base Rent or additional rent next coming due, less Landlord’s reasonable costs or expenses, including, without limitation, appraisal and reasonable attorneys’ fees, of securing such abatement or refund (to the extent not
then or previously included in Taxes on account of which Tenant has made or will make a payment of Operating Costs), or if there are insufficient remaining rental obligations to offset Tenant’s share of such abatement or refund, by cash payment
to Tenant, or, if the Lease Term has expired and Tenant has no outstanding monetary obligations to Landlord, Landlord shall pay such amount to Tenant within thirty (30) days, but such credit or payment shall in no event exceed the amount
originally paid by Tenant. If any amount owing to Tenant under this Section 4.2 and payable either in cash or by means of a credit against the Rent (together with any required interest payable thereon, if any) shall not be fully paid or
credited to Tenant on the Expiration Date or earlier termination of this Lease, then Landlord shall promptly pay to Tenant the amount not theretofore paid or credited to Tenant. This paragraph shall survive the expiration of this Lease. 

(c) Tenant shall pay or cause to be paid, prior to delinquency, any and all taxes and assessments levied upon all trade
fixtures, inventories and other personal property placed in and upon the Premises by Tenant. 
 (d) Following the
Commencement Date, if Tenant makes a timely written request to the Landlord to file applications or institute proceedings to reduce the Building’s assessed valuation with the local taxing authorities or in a court of competent jurisdiction for
judicial review of such assessed valuation, then Landlord will either diligently, timely and fully prosecute all such applications or notify Tenant that Tenant shall have the right to file, institute, or pursue such applications or proceedings in
coordination with Landlord and subject to Landlord’s reasonable approval of the submissions and settlement of the same. Whether any such application or proceeding is initiated by Landlord in its own discretion or is pursued at the request of
Tenant, Tenant shall have the right to consult with Landlord concerning the pursuit and settlement of any such application or proceeding by Landlord. If Tenant pursues any such application or proceeding at the direction of Landlord pursuant to the
first sentence of this paragraph, then any abatement proceeds shall be payable to Landlord after deducting Tenant’s reasonable costs or expenses including, without limitation, appraisal and reasonable attorneys’ fees incurred in securing
such abatement or refund. The computation of Taxes for any period during the Term as well as reimbursement or payments of additional charges, if any, or allowances, if any, under the provisions of this Section 4.2 shall be based on the
then-current assessed valuations with adjustments, payments, or credits to be made at a later date when the tax refund, if any, shall be paid to Landlord by the taxing authority as herein provided. The provisions of this paragraph shall not inure to
the benefit of any subtenants or licensees of Tenant. 

  
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 4.3 OPERATING COSTS 

(a) With respect to each lease year, Tenant shall pay to Landlord, as additional rent, Tenant’s Proportionate Share of Operating Costs
for such lease year (the “Operating Costs Payment”); provided, however that with respect any lease year in which the Commencement Date occurs or the expiration of the Lease Term occurs, the Operating Costs Payment for such lease
year shall be a prorated amount computed on a per diem basis with respect to the portion of such lease year falling within the Lease Term. Landlord shall provide a statement (the “Estimated Operating Costs Statement”) showing
Landlord’s good faith estimate of the Operating Costs and the Operating Costs Payment (the “Estimated Operating Costs Payment”) (i) no later than December 1, 2015, with respect to calendar year 2015 and (ii) for each
subsequent lease year, within ninety (90) days following the last day of the immediately preceding lease year. The Estimated Operating Costs Statement shall be produced in accordance with sound real estate accounting principles and on a GAAP
basis. Commencing on the Commencement Date and, with respect to subsequent lease years, the first day of the first month of such lease year that commences at least twenty (20) days after the date of the giving of such Estimated Operating Costs
Statement, Tenant shall pay an amount equal to the product of (x) one-twelfth (1/12th) of the Estimated Operating Costs Payment for such lease year set forth on such Estimated Operating Statement, multiplied by (y) the number of
months, to and including such first month, that have elapsed or commenced since the commencement of such lease year. On the first day of each month thereafter throughout such lease year, Tenant shall pay an amount equal to one-twelfth
(1/12th) of such Estimated Operating Costs Payment. Landlord, within one hundred twenty (120) days after the end of any lease year, shall issue a reasonably detailed year- end accounting of Operating Expenses for such lease year, including
a year-end computation of the Operating Costs Payment for such lease year, if any (the “Year-End Operating Costs Statement”), prepared by a CPA or the property manager. If the total Operating Costs Payment actually paid by Tenant
with respect to any lease year is greater than the Operating Costs Payment as shown on the Year-End Operating Costs Statement for such lease year, then Landlord shall pay, within thirty (30) days, at Landlord’s election by Rent credit or
cash, in the same manner as described in Section 4.2(b), the balanced owed to Tenant. The provisions of this paragraph shall survive the expiration of the Lease Term for a period of one (1) year after the final day of the lease year in
which the Lease Term expires. If the total of Operating Costs Payment actually paid by Tenant with respect to such lease year is less than the Operating Costs Payment as shown on the Year-End Operating Costs Statement for such lease year, then
Tenant shall pay to Landlord the amount of such difference, as additional rent, within thirty (30) days after Tenant receives the Year-End Operating Costs Statement. Landlord’s failure to prepare and deliver any statements or bills
required to be delivered to Tenant under this Section 4.3, or the failure of Landlord to make a demand under this Section 4.3 shall not in any way be deemed to be a waiver of, or cause Landlord to forfeit or surrender its rights to
collect, any Operating Costs Payment that may have become due under this Lease, provided that Landlord renders its accounting for the lease year in question within two (2) years after the end of the lease year in question, except in the case of
the lease year in which the Expiration Date occurs, in which event such accounting must be rendered within one (1) year after the Expiration Date. 

If Tenant reasonably requests in writing at least ninety (90) days prior to the commencement of any calendar year, Landlord shall bid any
service, other than management services, that is subject to renewal (i.e. there is no remaining term under the applicable service 

  
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contract) and included within Operating Costs for the following calendar year to at least two qualified service providers acceptable to Landlord (provided that such bidding requirements do not
apply to any service for which annual payments for such service are reasonably expected to be less than $50,000). 
 (b) As used in this
Lease, the term “lease year” shall mean each calendar year (or part thereof) in which any part of the Term occurs. 
 (c)
As used in this Lease, the term “Operating Costs” shall mean, subject to the limitations set forth herein, all reasonable costs and expenses incurred on an accrual basis by Landlord related and in connection with operating,
insuring, repairing, equipping, maintaining, replacing, managing, cleaning and protecting (collectively, the “Operation”) the Building, the Building’s heating, ventilating, electrical, plumbing, and other systems, and the Lot
(collectively, “Property”), including, without limitation, the following: 
 (1) To the extent Landlord
provides such services to the Property, either at Tenant’s request or in order to fulfill its obligations under Section 8.2 or Article IX, all expenses incurred by Landlord or its agents which shall be related to employment of day and
night supervisors, janitors, handymen, carpenters, engineers, firemen, mechanics, electricians, plumbers, guards, cleaners and other personnel (including amounts incurred for wages, salaries and other compensation for services, payroll, social
security, unemployment and similar taxes, workmen’s compensation insurance, disability benefits, pensions, hospitalization, retirement plans and group insurance, uniforms and working clothes and the cleaning thereof, and expenses imposed on
Landlord or its agents pursuant to any collective bargaining agreement), for services engaged in the Operation of the Property, and personnel engaged in supervision of any of the persons mentioned above but in no event shall any of the above costs
apply to any personnel above the level of property manager (or its equivalent position); provided, however, that the costs of employing personnel who work less than full-time in connection with the Operation of the Property shall be equitably
adjusted; 
 (2) The cost of services, materials and supplies furnished or used in the Operation of the Property, including,
without limitation, the cost to perform Landlord’s obligations pursuant to Section 8.2 and Article IX of this Lease except to the extent otherwise separately billed to Tenant as an additional service; 

(3) The reasonable amounts paid for legal and other professional fees relating to the Operation of the Property, but excluding
such fees paid in connection with (x) negotiations for or the enforcement of leases; or (y) a sale or refinancing of the Property; 

(4) Insurance premiums; 

(5) Costs for electricity, steam, and other utilities not billed or separately charged to Tenant; 

  
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 (6) Water and sewer use charges not billed or separately charged to Tenant; 

(7) To the extent Landlord provides such services at Tenant’s request, the costs of snow-plowing and removal and
landscaping (it being agreed that the same shall be Tenant’s responsibility if Tenant does not so request); and 
 (8)
Amounts paid to independent contractors for services, materials and supplies furnished for the Operation of the Property in accordance with Tenant’s request or to fulfill its obligations under Section 8.2 or Article IX; and 

(9) Taxes. 

Operating Costs may be incurred directly or by way of reimbursement, and shall include taxes applicable thereto not otherwise included in
Taxes or any other provision of this Lease. 
 (d) Intentionally Omitted; 

(e) The following shall be excluded from Operating Costs: 

(1) Capital replacements or improvements (which are distinguished for purposes of this Lease from ordinary repairs and
maintenance) of the roof or any structural elements of the Building, except that, if Landlord, in its sole discretion, shall make a capital replacement or improvement (determined under generally accepted accounting principles
(“GAAP”)) of the roof or any structural elements of the Building for the purpose of reducing or conserving the use of energy in the Building or reducing other Operating Costs, the annual amortization of such capital replacement or
improvement amortized on a straight-line basis over the useful life thereof utilized under GAAP (as reasonably determined by Landlord) with interest at the actual rate on any debt obtained to finance such replacement (or, if not financed by debt,
with deemed interest at the rate of two points above the so-called base rate or prime rate from time to time announced by Bank of America or its successor) shall be included in Operating Costs, provided that, in the event Landlord’s estimate of
the annual savings from a capital replacement or improvement intended to reduce Operating Costs shall exceed such annual amortization, Operating Costs shall include, in lieu of such amortization, Landlord’s estimate of such annual savings until
the cost of such capital replacement or improvement shall have been completely amortized. 
 (2) Management fees for the
Property (unless otherwise expressly agreed by Landlord and Tenant in writing); 
 (3) Costs and expenses which are properly
allocable to other properties of Landlord (e.g., where a service is provided at a single cost to both the Property and another property of Landlord), with said allocation to be determined and calculated by Landlord in its reasonable discretion to
exclude the costs fairly attributable to such other property; 

  
 13 

 (4) [Intentionally Omitted]; 

(5) Principal or interest on indebtedness and rental on ground leases or other underlying leases, and expenses for financing,
refinancing, and debt service, or any other loan (including, without limitation, fees for obtaining approvals from or otherwise dealing or negotiating with mortgagees or providing reports and information thereto or thereof [to the extent such
reports and information are provided solely to the mortgagee and are not also provided to Tenant] and legal fees and disbursements in connection therewith); 

(6) Expenses for which Landlord, by the terms of this Lease, makes a separate charge; 

(7) [Intentionally Omitted]; 

(8) [Intentionally Omitted]; 

(9) Leasing fees or commissions, advertising and promotional expenses relating to procuring Tenant and legal fees associated
with preparing this Lease; 
 (10) [Intentionally Omitted]; 

(11) Except as otherwise expressly provided herein, depreciation or amortization; 

(12) Costs incurred in connection with the removal, enclosure, encapsulation or treatment of Hazardous Materials other than
routine testing and cleaning activities; 
 (13) Costs of any items that are payable or reimbursable to Landlord by insurance
to the extent of such insurance coverage (but excluding deductibles, which are includable in Operating Costs); 
 (14)
Charges for utilities, services or goods for which Tenant has reimbursed or is obligated to reimburse Landlord (other than the obligation to pay a share of operating costs under the applicable lease) or any other costs and expenses otherwise
includable in Operating Costs, to the extent that such costs and expenses are reimbursed or a third party is obligated to reimburse Landlord; 

(15) Costs of installing, operating and maintaining any cafeteria or sports club (the foregoing shall not be deemed an
agreement by Landlord to install any of the same); 
 (16) Amounts paid to any person or entity affiliated with Landlord for
any services required under this Lease or requested by Tenant to the extent such amounts are in excess of amounts that would be paid in an arms length transaction with an unrelated third party; 

  
 14 

 (17) Late fees incurred due to Landlord’s late payment of expenses, except
to the extent attributable to Tenant’s actions or inactions; 
 (18) Voluntary contributions or payments to charities,
associations, civic organizations, and not-for-profit entities in excess of similar contributions or payments by landlords of similar first-class office buildings in Boston and payments to business improvement district entities in excess of the rate
payable by landlords of similarly situated buildings (e.g. in the Fort Point Channel area) in the City of Boston; 
 (19)
Costs to design, permit and construct the Landlord’s Work (as defined in Exhibit WORK LETTER); 
 (20) Linkage
payments and other mitigation expenditures required by the City of Boston pursuant to the approvals for the Landlord’s Work; 

(21) Costs to repair defects in the Landlord’s Work during the one-year warranty period referenced in Exhibit WORK
LETTER; 
 (22) [Intentionally Omitted]; 

(23) Costs of repairs or replacements or restorations incurred by reason of fire or other insured casualty (other than
insurance deductibles) or condemnation; 
 (24) Costs of any service or facility, or level or amount thereof, provided to
Tenant that is supplied or furnished to Tenant pursuant to the terms of this Lease with separate or additional charge; 

(25) Costs and expenses incurred in connection with the acquisition or sale of air rights, transferable development rights,
easements or other real property interests; 
 (26) [Intentionally Omitted]; 

(27) The Allowance; 

(28) Capital replacements or improvements to the roof or structure of the Building, other than those provided in subsection
4.3(e)(1) above; 
 (29) [Intentionally Omitted]; 

(30) Costs incurred with respect to the execution or modification of any ground or underlying lease (including, without
limitation, fees for obtaining approvals from or otherwise dealing or negotiating with superior lessors or providing reports and information thereto or thereof and legal fees and disbursements in connection therewith); 

  
 15 

 (31) Costs or expenses for sculpture, paintings, or other works of fine art,
including, costs incurred with respect to the purchase, ownership and leasing of such works of art; 
 (32) Costs incurred
with respect to the execution or modification of any document, instrument or agreement relating to or otherwise executed and delivered in connection with obtaining and/or maintaining historic tax credits for the Building; 

(33) Costs and expenses in connection with any judgment, settlement or arbitration award resulting from any tort liability of
Landlord or such other parties resulting from the negligence or willful misconduct of Landlord, any affiliate of Landlord, or any such party’s agents, contractors, employees, or representatives and any damages and attorneys’ fees and
disbursements and other costs; 
 (34) Costs of correcting defects in the construction of the Landlord’s Work during the
one year warranty period described in Exhibit WORK LETTER and defects for which Tenant has properly and timely given Landlord notice under such warranty in accordance with Exhibit WORK LETTER (specifically exclusive of corrections
necessitated by ordinary wear and tear, which are included in Operating Costs); 
 (35) Costs of any expansions to the
Property by the addition of leasable areas and any costs arising therefrom (including, without limitation, increased Operating Costs); 

(36) Costs incurred with respect to a sale of all or any portion of the Property or any interest therein or in any person or
entity of whatever tier owning an interest therein and the cost of maintaining, organizing or reorganizing the entity that is the landlord under this Lease; 

(37) Any interest, fine, penalty or other late charge payable by Landlord (except to the extent that the cost of avoiding
liability for such interest, fine, penalty or other late charge exceeds the amount thereof or resulting from Tenant’s failure to pay an amount when due under this Lease) or any increase in insurance premium resulting from Landlord’s
violation of any Requirements (including without limitation building codes, and governmental rules or regulations) or insurance requirement; 

(38) Any lease payments for equipment that, if purchased, would be specifically excluded as a capital replacement or
improvement, except if the cost of such items (if purchased) would be included in Operating Costs pursuant to subsection 4.3(e)(1) above or if in accordance with good business practices, such items are rented on an occasional basis; 

(39) Costs and expenses incurred for the administration of the entity which constitutes Landlord, as the same are distinguished
from the costs of Operation of the Property, without limitation, entity accounting and legal matters; and 

  
 16 

 (40) Costs of insurance coverage not required or permitted pursuant to the
provisions of Article XI. 
 (f) (1) At the request of Tenant at any time within one hundred eighty (180) days after Tenant’s
receipt of any Year-End Operating Costs Statement, Tenant (at Tenant’s expense) may question the correctness of such accounting or the propriety of any item contained therein, and shall have the right to examine Landlord’s books and
records applicable to Landlord’s Operating Costs relating to such Year-End Operating Costs Statement. Such right to examine the records shall be exercisable: (a) upon reasonable advance notice to Landlord and at reasonable times during
Landlord’s business hours; (b) only during the 180-day period following Tenant’s receipt of the Year-End Operating Costs Statement; and (c) not more than once each lease year. Each Year-End Operating Costs Statement shall be
deemed conclusive except as to items specifically disputed in writing by notice from Tenant to Landlord given within sixty (60) days after the 180-day period provided for above absent manifest error. Any examination of Landlord’s books and
records permitted hereunder shall be conducted by an employee employed in the finance group of Tenant, an independent certified public accountant retained by Tenant or an auditing firm or other real estate professional reasonably approved by
Landlord for such purpose (each, an “examiner”) at the place where they are regularly maintained in the City of Boston and during the 180-day period provided for above. The fees and expenses incurred in obtaining such an examination
shall be borne by Tenant, unless such examination confirms that Tenant has overpaid its share of Operating Costs by more than five percent (5%), in which event the reasonable third party fees and expenses incurred by Tenant in obtaining such
examination shall be borne by Landlord. In no event shall Tenant propose, nor shall Landlord ever be required to approve, any examiner of Tenant who is being paid on a contingent fee basis. 

(2) As a condition precedent to performing any such examination of Landlord’s books and records, Tenant and its examiners shall be
required to execute and deliver to Landlord an agreement in form reasonably acceptable to Landlord agreeing to keep confidential any information that they discover about Landlord or the Building in connection with such examination. Without limiting
the foregoing, such examiners shall also be required to agree that they will not represent any other tenant in the Building in connection with examinations of Landlord’s books and records. Notwithstanding any prior approval of any examiners by
Landlord, Landlord shall have the right to rescind such approval at any time if in Landlord’s reasonable judgment the examiners have breached any confidentiality undertaking to Landlord. 

ARTICLE V 
 USE OF PREMISES 

5.1 PERMITTED USE; LANDLORD COVENANT REGARDING CERTAIN USES 

Tenant agrees that the Premises shall be used and occupied by Tenant only for the purposes specified as the Permitted Use, and for no other
purpose or purposes. 

  
 17 

 Tenant shall comply and shall cause its employees, agents, and invitees to comply with the Rules
and Regulations attached to this Lease as Exhibit RULES (the “Rules and Regulations”) and such other reasonable rules and regulations as Landlord shall from time to time establish for the proper regulation of the Building and
the Lot, provided that Landlord gives Tenant reasonable advance notice to Tenant of such other rules and regulations. Landlord shall enforce any such rules and regulations in a commercially reasonable manner. To the extent that any Rule or
Regulation or any additional or amended Rule or Regulation conflicts with the terms of this Lease, the terms of this Lease shall control. Tenant’s compliance with any such additional Rule or Regulation shall not be deemed a waiver of
Tenant’s right to contest the reasonableness of the same. Notwithstanding anything to the contrary contained herein, any dispute concerning the reasonableness of a new or modified Rule or Regulation shall be resolved by arbitration in
accordance with Article XX hereof, and Tenant shall not be bound to comply with any new or modified Rule or Regulation (i) during any period of arbitration with respect to the reasonableness of the same, or (ii) if compliance would require
Tenant to make an actual out- of-pocket payment in excess of what Tenant would otherwise be required to pay absent such additional Rule or Regulation. In addition, any additional Rule or Regulation that would adversely affect the normal conduct of
Tenant’s business shall be deemed to be unreasonable. 
 5.2 COMPLIANCE WITH LAWS 

(a) Tenant agrees that no trade or occupation shall be conducted in the Premises or use made thereof which will be unlawful, improper, or
contrary to any law, ordinance, by-law, code, rule, regulation or order applicable in the municipality in which the Premises are located or which will create a public or private nuisance to Landlord or anyone claiming by, through or under Landlord,
subject to Tenant’s right to contest hereinafter set forth (Landlord acknowledging that the use of the Premises for general, executive, and administrative offices, generally, as well as other uses that are common in similar buildings located in
the Fort Point Channel district of Boston shall not be deemed “improper” for purposes of this sentence). Tenant shall obtain any and all approvals, permits, licenses, variances and the like from governmental or quasi-governmental
authorities, including without limitation any Architectural Access Board and Board of Fire Underwriters (collectively, “Approvals”) which are required for Tenant’s use of the Premises, including, without limitation, as may be
required to perform any construction work and installations, alterations, or additions made by Tenant to, in, on, or about the Premises; provided, however, that Tenant shall not seek or apply for any Approvals without first having given Landlord a
reasonable opportunity to review any applications for Approvals and all materials and plans to be submitted in connection therewith and obtaining Landlord’s written consent, not to be unreasonably withheld. In any event, Tenant shall be
responsible for all costs, expenses, and fees in connection with obtaining all Approvals (subject to reimbursement from the Allowance pursuant to Section II(B) of the Work Letter). Without limiting the general application of the foregoing, Tenant
shall be responsible for compliance of the Premises including, without limitation, any alterations it may make to the Premises, with the applicable requirements of the Americans with Disabilities Act of 1990, Pub. Law 101-336, 42 U.S.C. § 12101
et. seq. and the regulations and Accessibility Guidelines for Buildings and Facilities issued pursuant thereto, as the same may be amended from time to time (collectively, the “ADA”), provided that Landlord consents to the
Alterations, if any, necessary to attain such compliance. If Landlord refuses to consent to the construction of such Alterations necessary to comply with the ADA, then Tenant shall not be deemed to be in breach of the immediately 

  
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preceding sentence. Landlord shall be responsible for compliance with the provisions of the ADA with respect to the exterior of the Building, and the sidewalks and walkways on the Lot to the
extent compliance is necessitated by Landlord’s Work. To the extent that the need for compliance as to such areas shall arise for any reasons other than Landlord’s Work, Landlord shall perform the same at Tenant’s expense. Landlord
and Tenant shall indemnify and hold each other harmless from and against any claims, damages, costs, and liabilities arising out of Landlord’s or Tenant’s failure or alleged failure, as the case may be, to comply with the ADA as set forth
above, which indemnification obligation shall survive the expiration or termination of this Lease. Landlord and Tenant each agree that the allocation of responsibility for ADA compliance shall not require Landlord or Tenant to supervise, monitor, or
otherwise review the responsibilities for ADA compliance as set forth herein. Tenant’s inability to obtain or delay in obtaining any such Approval shall in no event reduce, delay, or terminate Tenant’s rental, payment, and performance
obligations hereunder, except as otherwise expressly provided in Exhibit WORK LETTER. Without limiting the generality of the foregoing, Tenant shall, at its own cost and expense, (i) make all installations, repairs, alterations,
additions, or improvements to the Premises (and every part thereof) required by any law, ordinance, by-law, code, rule, regulation or order of any governmental or quasi-governmental authority subject to Tenant’s right to contest hereinafter set
forth; (ii) keep the Premises equipped with all required safety equipment and appliances; and (iii) comply with all Requirements and the requirements of Landlord’s and Tenant’s insurers applicable to the Premises (and every part
thereof and utility and Building systems located in or passing through the Premises), Building and Lot, subject to Tenant’s right to contest hereinafter set forth; and provided that in all events the use of the Premises for the Permitted Use
shall be permitted at all times. Tenant may reasonably and in good faith contest the validity of any Requirement or the application thereof or any obligation under this Article V by an appropriate proceeding. Any such proceeding instituted by Tenant
must be commenced as soon as is reasonably practicable after the issuance of any notification by the applicable governmental authority with respect to required compliance with such Requirement and shall be prosecuted to final adjudication with
reasonable diligence. Notwithstanding the foregoing, Tenant promptly shall comply with any such Requirement and compliance shall not be deferred if at any time there is an emergency, the Building or any part thereof is in danger of being forfeited
or lost, or Landlord is in danger of being subject to criminal or civil liability or penalty, by reason of noncompliance therewith. Tenant shall indemnify Landlord and all mortgagees of the Building against any cost or expense incurred by Landlord
or any mortgagee by reason of such contest by Tenant in accordance with the provisions hereof. Notwithstanding the foregoing or anything to the contrary contained herein, Tenant shall not be obligated to perform any structural changes necessary to
comply with any Requirements, unless compliance shall be required by reason of (i) any cause or condition arising out of any Alterations or installations in the Premises made by Tenant, or (ii) Tenant’s use, manner of use, or
occupancy on behalf of Tenant of the Premises, or (iii) any breach of any of Tenant’s covenants or agreements in this Lease, or (iv) Tenant’s use or manner of use or occupancy of the Premises as a “place of public
accommodation” within the meaning of the ADA. 
 (b) Tenant shall not place a load upon any floor in the Premises exceeding the lesser
of (a) the floor load per square foot of area which such floor was designed to carry and (b) the floor load per square foot of area which is allowed by law. Landlord reserves the right to reasonably prescribe the weight and position of all
business machines and mechanical equipment, including safes, which shall be placed in the Premises so as to distribute the weight. 

  
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 (c) Landlord need not comply with any Requirements for which Landlord is responsible hereunder
for so long as Landlord shall in good faith be diligently contesting, at its sole cost and expense, through appropriate proceedings brought in accordance with applicable Requirements, Landlord’s obligation to comply therewith; provided that
(a) neither Tenant nor any Related Corporation of Tenant shall be subject to imprisonment or prosecution for a crime, nor shall the Premises or any part thereof be subject to being condemned or vacated, nor shall the certificate of occupancy
for the Building be suspended or threatened to be suspended by reason of such noncompliance or by reason of such contest, and (b) before the commencement of such contest, if Tenant or any Related Corporation of Tenant may be subject to any
civil fines or economic penalties or other criminal penalties or if Tenant may be liable to any independent third party as a result of such noncompliance, Landlord shall indemnify Tenant (and any such Related Corporation of Tenant) against the cost
of such noncompliance and liability resulting from or incurred in connection with such contest or noncompliance. Landlord agrees that the Base Building Work (but without regard for any Alterations, including the Tenant Improvements, or Tenant’s
particular use of the Premises) will be in compliance with all applicable Requirements, including the Americans with Disabilities Act. 

5.3 INSURANCE RISKS 
 Tenant
shall not permit any use of the Premises which will make voidable or, unless Tenant pays the extra insurance premium attributable thereto as provided below, increase the premiums for any insurance on the Building or which shall be contrary to any
law or regulation from time to time established by the New England Fire Insurance Rating Association (or any successor organization) or which shall require any alteration or addition to the Building (it being acknowledged that use of the Premises
for office uses, generally, will not result in a breach of the provisions of this sentence). Tenant shall, within thirty (30) days after written demand therefor, reimburse Landlord for the costs of all extra insurance premiums caused by
Tenant’s particular use of the Premises, as opposed to office use, generally. Any such amounts shall be deemed to be additional rent hereunder. 

5.4 ELECTRICAL EQUIPMENT 

Tenant shall not, without Landlord’s written consent in each instance, connect to the electrical distribution system any fixtures,
appliances, or equipment which will operate individually or collectively in excess of the capacity of, or otherwise overload, the electrical system serving the Premises, and Landlord may audit Tenant’s use of electric power to determine
Tenant’s compliance herewith. If Landlord, in its sole discretion, permits such excess usage, Tenant will pay, as additional rent, for the cost of power necessary to accommodate such usage, together with the cost of installing any additional
risers, meters, and/or other facilities that may be required to furnish and/or measure such excess power to the Premises. Tenant, at Tenant’s sole cost and expense after completion of the Tenant Improvements, may reallocate the electric
capacity available to the Premises to other floors included in the Premises (provided that, at or prior to the end of the Term, Tenant removes any Alterations that are required in connection with any such reallocation of electric capacity and
restores such affected portion of the Premises to the electric capacity available prior to such Alterations). 

  
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 5.5 TENANT’S OPERATIONAL COVENANTS 

(a) Affirmative Covenants 

In regard to the use and occupancy of the Premises, Tenant will at its expense: (1) keep the inside and outside of all glass in the doors
and the interior windows of the Premises reasonably clean and replace promptly any cracked or broken glass with glass of similar or like quality; (2) maintain the Premises in a clean, orderly and sanitary condition; (3) keep any garbage,
trash, rubbish or other refuse in appropriate office containers within the interior of the Premises until removed; (4) keep all mechanical apparatus free of vibration and loud noise which may be transmitted beyond the Premises; and
(5) comply with and observe all reasonable, non- discriminatory rules and regulations established by Landlord from time to time subject to the provisions of Section 5.1. 

(b) Negative Covenants 

In regard to the use and occupancy of the Premises and exterior areas, Tenant will not: (1) place or maintain any trash, refuse or other
articles on the sidewalks or elsewhere so as to obstruct any exterior stairway, sidewalk area; (2) permit undue accumulations of garbage, trash, rubbish or other refuse within or without the Premises; (3) cause or permit objectionable
odors to emanate or to be dispelled from the Premises; or (4) commit, or suffer to be committed, any physical waste upon the Premises or any public or private nuisance, or use or permit the use of any portion of the Premises for any unlawful
purpose. Further, Tenant agrees that it will not, either directly or indirectly, use any contractors or service providers if, in the reasonable judgment of Landlord, their use may create any difficulty, whether in the nature of a labor dispute or
otherwise, in the construction, maintenance and/or operation of the Building or any part thereof. Tenant shall be responsible for promptly resolving a labor dispute related to, or arising out of, any contractors or service providers retained by
Tenant. 
 5.6 SIGNS 
 Tenant
shall not place any signs, placards, or the like on the Building or in the Premises that will be visible from outside of the Premises (including without limitation both interior and exterior surfaces of the windows) except as expressly set forth in
this Section 5.6. 
 So long as no Default is then continuing, Tenant shall have the right, at Tenant’s sole cost and expense,
subject to the prior written consent of Landlord with respect to the size, design, method of installation and location of such signage, which consent shall not be unreasonably withheld, and provided such signage is installed and maintained in
compliance with Article VI of this Lease and all applicable Requirements, to install and maintain (i) signs identifying Tenant (or a Successor Entity) and up to two (2) permitted subtenants as an occupant of the Building on the exterior
façade of the Building identifying Tenant in a manner consistent with similar first class buildings in the downtown Boston area, and (ii) on behalf of itself or any party that is a permitted assignee or subtenant pursuant to Article VII,
lobby signage in the main first floor entrance lobby included within the Premises identifying Tenant and such assignees or subtenant. 

  
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In addition, Tenant may, at Tenant’s sole cost and expense, install any signage within other areas of the Premises without Landlord’s consent, provided that such signage is installed
and maintained in compliance with Article VI of this Lease and all applicable Requirements and provided that such signage is not visible from the exterior of the Building (i.e., not visible from the street or, if above street level, not visible from
the exterior of the Building in a manner that is inconsistent with or incompatible with a first-class office building in the City of Boston). Tenant shall be responsible for maintaining any signage installed by Tenant pursuant to this Section in
good condition and repair and shall remove such signage at the expiration of the Lease Term (as same may be extended). Tenant may not install any signage on the Building which identifies an entity or business other than Tenant or a permitted
assignee or subtenant pursuant to Article VII. 
 Landlord shall not, without Tenant’s prior written consent, grant any signage rights
to other tenants on the Building’s exterior (or within the Premises). 
 Landlord shall not place any signage in the Premises or on the
exterior of the Building except with Tenant’s prior written consent or where required pursuant to applicable Requirements (e.g., exit signs, signage identifying stand pipes, etc.). 

5.7 HAZARDOUS MATERIALS 

Landlord represents to Tenant that to Landlord’s knowledge, as of the Commencement Date, the Premises shall be free of Hazardous
Materials that would violate Requirements except as disclosed pursuant to Exhibit EXISTING CONDITIONS and Hazardous Materials introduced to the Premises by Tenant or any Tenant Party. In furtherance of, and not in limitation of, the
foregoing, Landlord discloses to Tenant, and Tenant acknowledges such disclosure, that the interior of a non-operational boiler which shall remain in the basement of the Building contains asbestos-containing materials. Landlord further represents to
Tenant that, as of the date of this Lease, there are no CFC-based refrigerants in the Building’s base building HVAC system. Landlord shall be responsible, at its sole cost and expense, to remove or remediate (or cause the removal or remediation
of) any Hazardous Materials (i) found in the Building during the performance of the Landlord’s Work (except to the extent the responsibility of Tenant as provided below) solely to the extent such Hazardous Materials are existing in the
Premises in violation of Landlord’s representation set forth in the first sentence of this paragraph or (ii) introduced to the Premises by Landlord after the Commencement Date and during the Lease Term, to the extent required by
Requirements. Tenant shall not use, handle, transport, store, or dispose of any oil, hazardous or toxic substances, materials or wastes (collectively “Hazardous Materials”) in, under, on or about the Premises, the Building and/or
the Lot except for usual and customary office products such as toner or cleaners which contain Hazardous Materials; provided, that (i) such cleansers, office supplies and products are ordinarily and customarily used in the ordinary course of
first-class business offices and (ii) any such use is in strict compliance with all applicable Requirements. Without limiting the foregoing, any Hazardous Materials in the Premises, and all containers therefor, shall be used, kept, stored and
disposed of with due care and in conformity with all applicable Requirements. If the transportation, storage, use, handling, or disposal of Hazardous Materials in the Premises, the Building, the Lot or anywhere on the Property arising out of or
resulting from the acts or omissions of Tenant or its agents, employees, contractors, invitees, guests or others acting by, through or under Tenant, or Tenant’s use of the Premises, results in (1) contamination of the soil, air, surface or
ground water or (2) 

  
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loss, damage or harm to person(s) or property, then Tenant agrees (i) to notify Landlord immediately of any contamination, claim of contamination, loss or damage, (ii) after
consultation with and approval by Landlord, to clean up all contamination in full compliance with all applicable statutes, regulations and standards, and (iii) to indemnify, defend and hold Landlord harmless from and against any claims, suits,
causes of action, costs and fees, including, without limitation, reasonable attorneys’ fees, arising from or connected with any such contamination, claim of contamination, loss or damage. The provisions of this Section 5.7 shall survive
the expiration or termination of this Lease. No consent or approval of Landlord shall in any way be construed as imposing upon Landlord any liability for the means, methods, or manner of removal, containment or other compliance with applicable
Requirements for and with respect to the foregoing. The terms of this Section 5.7 shall apply to any transportation, handling, storage, use or disposal of Hazardous Materials irrespective of whether Tenant has obtained Landlord’s consent
therefor. 
 ARTICLE VI 

INSTALLATIONS, ALTERATIONS, AND ADDITIONS 

6.1 (a) Tenant shall not make any alterations, additions, improvements, or other physical changes in, about or to the Premises
(collectively, together with the Tenant Improvements, “Alterations”) (other than Permitted Alterations) without Landlord’s prior consent in each instance. Landlord agrees that Alterations may include the construction of a patio
for use by Tenant and its employees near the loading dock serving the Building (the “Patio”), but Tenant agrees that construction of the Patio shall not be deemed a Permitted Alteration (as defined below) regardless of amount, and
Landlord agrees that the Patio shall not be deemed a Specialty Alteration (as defined below). Landlord may condition its approval of any Specialty Alterations on Tenant’s obligation to remove the same upon the expiration or earlier termination
of the Lease Term. Landlord shall not unreasonably withhold, delay or condition its consent to Alterations so long as such Alterations (i) are non-structural and do not adversely affect the Building systems, (ii) are performed only by
Landlord’s designated contractors or by contractors or mechanics reasonably approved by Landlord to perform such Alterations, (iii) affect only the Premises, and (iv) are in compliance with all applicable Requirements. Landlord shall
not require Tenant to use overtime labor to execute its Alterations. 
 Notwithstanding the foregoing terms of this Section 6.1, Tenant
shall have the right, without obtaining the prior consent of Landlord, but upon prior notice to Landlord as provided below, to make Alterations to the Premises where: (i) the same are within the interior of the Premises, and do not affect the
exterior of the Building; (ii) the same do not affect the roof or any structural element of the Building, or the fire protection systems of the Building; (iii) the cost of any individual Alteration shall not exceed $2,500,000 and the
aggregate cost of said Alterations made by Tenant during the Lease Term shall not exceed $5,000,000 in cost; (iv) Tenant shall comply with the provisions of this Lease and if such work increases the cost of insurance or taxes, Tenant shall pay
for any such increase in cost; and (v) Tenant gives Landlord at least three (3) days’ prior notice describing such work in reasonable detail, accompanied by copies of plans and specifications therefor (to the extent plans and
specifications are typically prepared in accordance with such work) (the “Permitted Alterations”). 

  
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 (b) Prior to making any Alterations, Tenant, at its expense, shall (i) submit to Landlord
for its written approval in accordance with subsection (a) above, detailed plans and specifications (including layout, architectural, mechanical, electrical, plumbing, sprinkler and structural drawings) of each proposed Alteration,
(ii) obtain all permits, approvals and certificates required by any governmental authorities, (iii) furnish to Landlord certificates of worker’s compensation insurance (covering all persons to be employed by Tenant, and Tenant’s
contractors and subcontractors in connection with such Alteration), commercial general liability (including property damage coverage) and builder’s risk insurance coverage (issued on a completed value basis) or similar insurance, all in such
form, with such companies, for such periods and in such amounts as Landlord may reasonably require, naming Landlord, Landlord’s managing agent (if applicable), and their respective employees and agents, and any mortgagee as additional insureds
(notice of which and the address of which having been provided to Tenant), and (iv) if requested by Landlord for Alterations costing more than $250,000 in the aggregate, furnish to Landlord such other evidence of Tenant’s ability to
complete and to fully pay for such Alterations as is reasonably satisfactory to Landlord (which may include requiring Tenant to furnish Landlord prior to commencement of any such work a statutory lien 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 fully paid for). Upon Tenant’s request, Landlord shall exercise reasonable efforts to cooperate with Tenant in obtaining any
permits, approvals or certificates required to be obtained by Tenant in connection with any permitted Alteration (if the provisions of the laws, requirements, regulations, rules, codes, ordinances or guidelines applicable to the Building and Lot
(each, a “Requirement”) require that Landlord join in such application), provided Landlord shall incur no cost, expense or liability in connection therewith (other than any de minimis expense). Landlord shall approve, disapprove
with conditions, or disapprove Tenant’s request for Landlord’s approval of any such plans and specifications for Alterations within ten (10) Business Days from the submission thereof to Landlord. If the plans and specifications are
disapproved with conditions or disapproved, Landlord shall set forth in writing its reasons for such disapproval in reasonable detail, and Tenant shall revise the plans and specifications in accordance with Landlord’s objections thereto and
shall promptly resubmit revised plans and specifications to Landlord. If Landlord fails to respond to any request for consent to any Alterations within ten (10) Business Days after receiving such request, then Tenant may give Landlord a
reminder notice, which reminder notice shall contain the following caption in bold and capitalized type: 
 YOUR CONSENT TO THE PROPOSED
ALTERATION(S) AND THE PLANS THEREFOR (OR ANY RESUBMISSION, AS THE CASE MAY BE) SHALL BE DEEMED GIVEN IF YOU FAIL TO RESPOND TO THIS REQUEST WITHIN TEN (10) BUSINESS DAYS FROM THE DATE OF YOUR RECEIPT OF THIS NOTICE. 

If Landlord fails to grant or deny the requested consent within ten (10) Business Days after its receipt of such reminder notice,
Landlord’s consent thereof shall be deemed given. Upon Tenant’s request, Landlord, at Tenant’s cost and expense, shall join in any applications (including, without limitation, building department applications or the equivalent
thereof) for any permits, approvals, or certificates required to be obtained by Tenant in connection with any Alteration (if Requirements shall require that Landlord join in such application) and shall otherwise, without additional expense to
Landlord 

  
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(other than any de minimis expense), fully, promptly, and diligently cooperate with Tenant and its architects and designers in connection therewith, provided that Landlord shall not be obligated
to incur any cost or expense, including, without limitation, attorneys’ fees and disbursements (unless the same relate to the review of customary application forms and the like) unless paid for in advance by Tenant, or suffer any liability in
connection therewith. Either party may submit to arbitration pursuant to Article XX any dispute regarding the reasonableness of Landlord’s withholding, conditioning, or delaying of its consent to Tenant’s plans and specifications for any
Alteration(s), or any portion thereof. 
 (c) Tenant may, upon at least five (5) Business Days’ prior written
notice to Landlord, file plans for any proposed Alterations with the buildings department or any other applicable governmental authority before Landlord’s approval of such plans; provided that (1) Tenant simultaneously delivers to Landlord
a set of such plans if the same have not been delivered to Landlord previously, and (2) in no event shall Tenant be permitted to commence the work or to pull or otherwise obtain the permit or licenses to be issued by the buildings department
authorizing such work until Landlord has approved such plans (or such approval has been deemed given in accordance with this Lease). 

(d) Within thirty (30) days following completion of any Alterations, Tenant, at its expense, shall obtain and deliver to
Landlord: (i) copies of paid invoices covering all of the Alterations, (ii) final waivers of lien from all contractors, subcontractors and material suppliers performing work or providing material in connection with the Alterations,
(iii) proof of the satisfactory completion of all required inspections and the issuance of any required approvals and sign-offs by Governmental Authorities with respect thereto, (iv) “as-built” plans and specifications for such
Alterations, (v) a written certification in the form of the AIA Document G702 (or, if such document is no longer in use, such other form as Landlord shall reasonably approve) from Tenant’s architect stating that (A) the Alterations
have been completed in accordance with the plans and specifications approved by Landlord, (B) such work has been paid in full by Tenant, and (C) all contractors, subcontractors and materialmen have delivered to Tenant waivers of lien with
respect to such work (copies of which shall be included with such architect’s certification), and (vi) such other documents and information as Landlord may reasonably request. 

(e) All Alterations shall be performed (1) in a good and first-class workerlike manner and free from defects, (2) in
accordance with the plans and specifications approved by Landlord, and by contractors approved by Landlord, (3) excepting only decorative alterations, under the supervision of a licensed architect reasonably satisfactory to Landlord, and
(4) in compliance with all Requirements, the terms of this Lease, all reasonable and non-discriminatorily enforced procedures and regulations then prescribed by Landlord for coordinating all work performed in the Building. Any new procedures
and regulations enacted by Landlord after the approval of any Alterations shall not apply to the performance of Alterations until after such Alterations have been substantially completed, except to the extent that any new procedures and regulations
have been made and Tenant has been given notice of the same before the bidding of a contract for the Alterations in question. If Tenant disputes the reasonableness of any 

  
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change or addition to the procedures and regulations hereafter adopted by Landlord, the dispute shall be determined by expedited arbitration in accordance with Article XX. Any such determination
shall be final and conclusive upon the parties hereto. All materials and equipment to be used in the Premises shall be of at least as good quality as standard materials used in other areas of the Building, and at least equal to the applicable
reasonable standards for the Building then established by Landlord. No such materials or equipment shall be subject to any lien or other encumbrance, except that Tenant may lease or finance purchases of Tenant’s Property in accordance with
Section 7.10. 
 (f) All voice, data, video, audio and other low voltage control transport system cabling and/or cable
bundles installed in the Building by Tenant or its contractor (collectively, “Cables”) shall be in compliance with all Requirements and installed and routed in accordance with a routing plan showing “as built” or “as
installed” configurations of cable pathways, outlet identification numbers, locations of all wall, ceiling and floor penetrations, riser cable routing and conduit routing (if applicable), and such other information as Landlord may reasonably
request. The routing plan shall be available to Landlord and its agents at the Building upon request. Upon the expiration or earlier termination of the Lease, Tenant shall remove all Cables from the Premises to the extent the same must be removed
per the Requirements. 
 (g) All personal property, trade fixtures and other movable equipment (“Tenant’s
Property”) shall be and remain the property of Tenant; Tenant may remove the same at any time on or before the expiration date and shall remove the same from the Premises upon the expiration or earlier termination of the Lease Term. Tenant
shall repair and restore, in a good and workerlike manner, any damage to the Premises or the Building resulting from or caused by Tenant’s removal of any Tenant’s Property or Alterations and if Tenant fails to do so, Tenant shall reimburse
Landlord, within thirty (30) days of demand, for Landlord’s cost of repairing and restoring such damage. Any Tenant’s Property not so removed shall be deemed abandoned and Landlord may remove and dispose of same, and repair and
restore any damage caused thereby, at Tenant’s cost and without liability to or recourse by Tenant or anyone claiming by, through or under Tenant. The foregoing provisions shall survive the expiration or earlier termination of this Lease. 

(h) [Intentionally Omitted]. 

(i) Tenant, at its expense, shall discharge any lien or charge filed or arising against the Premises and/or the Property (or
any part thereof) arising out of or resulting from any work or service claimed to have been done by or on behalf of, or materials claimed to have been furnished to, Tenant or anyone claiming by, through or under Tenant, within ten (10) days
after Tenant’s receipt of notice thereof by payment or filing the bond required by law or otherwise. 
 (j) Tenant shall
pay promptly to Landlord or its designee, upon demand, all reasonable, third-party, out-of-pocket costs actually incurred by Landlord in connection with Tenant’s Alterations, including costs incurred in connection with (a) Landlord’s
review of the Alterations (including review of requests for approval thereof) and (b) the 

  
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provision of Building personnel during the performance of any Alteration to operate elevators or otherwise to facilitate any Alterations, except that no such costs and expenses shall be
reimbursable or payable by Tenant with respect to the Tenant Improvements except as set forth on Exhibit WORK LETTER. Upon Tenant’s written request in connection with the submission of Alterations for review, Landlord shall provide
Tenant with a good faith, non-binding estimate of the anticipated costs described in the immediately preceding sentence with respect to such Alterations. In addition, if Tenant’s Alterations shall cost more than $100,000.00, Tenant shall pay to
Landlord or its designee, upon demand, an administrative fee in the amount of three percent (3%) of the total cost of such Alterations, in respect of the performance of such Alterations and the scheduling of equipment, facilities and personnel
in connection therewith provided that the foregoing shall not apply to the Tenant Improvements. 
 (k) The approval of plans
or specifications, or consent by Landlord to the making of any Alterations, shall not constitute Landlord’s agreement or representation that such plans, specifications or Alterations comply with any applicable codes, laws, rules, regulations,
ordinances, or by-laws. Landlord shall have no liability to Tenant or any other party in connection with Landlord’s approval of any plans and specifications for any Alterations, or Landlord’s consent to Tenant’s performing any
Alterations. 
 (l) All Alterations (including the Tenant Improvements), including fixtures, equipment, improvements and
appurtenances attached to, or built into, the Premises at the commencement of or during the Lease Term, whether or not by, or at the expense of, Tenant shall be and remain a part of the Premises and shall be the property of Landlord. Tenant shall
have no obligation to remove the same except as expressly provided herein. Notwithstanding anything contained in this Lease to the contrary, Tenant may at any time remove any built-in equipment (including without limitation supplemental HVAC units,
security systems, wireless communication systems, satellite dishes and cellular repeaters/antennae) installed by or on behalf of Tenant (and exclusively serving Tenant) except to the extent installed as part of the Tenant Improvements and provided
that such removal does not cause any damage to the Premises (other than incidental damage associated with the removal process that is repaired by Tenant) or leave the Premises in untenantable condition. Landlord may condition its approval of any
Alterations on Tenant removing Specialty Alterations (as defined below) contained therein prior to the expiration or earlier termination of the Lease Term, provided, however, that Tenant shall not be required to remove any Specialty Alterations (or
a particular Specialty Alteration or portion thereof) from the Premises to the extent that Landlord, in good faith, determines that the next tenant leasing the Premises after the Expiration Date desires that such Specialty Alterations (or any
portion thereof) remain in the Premises upon the commencement of the term of such tenant’s lease (Landlord agreeing that it shall, upon written notice given to Tenant no later than one hundred eighty (180) days prior to the expiration of
the Lease Term, identify to Tenant any Specialty Alterations to remain a part of the Premises on account of the operation of this sentence, in which case Tenant shall have no obligation to remove such Specialty Alterations so identified by
Landlord). If, at the time that Tenant requests Landlord’s consent to any Alteration(s) or notifies Landlord of a Permitted Alteration, Tenant requests that Landlord inform Tenant whether Landlord will require Tenant to remove any Alteration(s)
that constitute Specialty 

  
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Alterations at the end of the Lease Term, Landlord will so advise Tenant at or before the time Landlord consents to such Specialty Alterations. If Landlord fails to notify Tenant with respect to
whether Tenant will be required to remove any of such Specialty Alterations at the time Landlord gives (or is deemed to have given) its consent to such Specialty Alterations, then Tenant shall have the right to give Landlord a reminder notice, which
reminder notice shall contain the following caption on the first page thereof in bold and capitalized type: 
 YOU SHALL BE DEEMED TO HAVE
ELECTED NOT TO REQUIRE TENANT TO REMOVE THE SPECIALTY ALTERATIONS PROPOSED BY TENANT SET FORTH IN TENANT’S NOTICE GIVEN PURSUANT TO SECTION 6.1(L) OF THE LEASE DATED
                     , 2014 IF YOU FAIL TO RESPOND TO SUCH NOTICE WITHIN FIVE (5) BUSINESS DAYS AFTER YOUR RECEIPT OF THIS NOTICE. 

If Tenant sends a reminder notice to Landlord as aforesaid and Landlord fails to respond to Tenant within five (5) Business Days after its
receipt of such reminder notice, then Landlord shall, automatically and without further act by any party, be deemed to have elected not to require Tenant to remove such Specialty Alterations. Any dispute between Landlord and Tenant arising under
this Section 6.1(l) shall be resolved by arbitration in accordance with Article XX. Tenant shall have no other removal obligation other than the obligation set forth above. For purposes of this Lease, the term “Specialty
Alterations” shall mean Alterations consisting of kitchens (other than pantries, microwaves, sinks, refrigerators, and coffee machines), satellite dishes and cellular repeaters/antennae, Roof Equipment, generator or other emergency power
systems, executive and unisex bathrooms (except as required by Requirements), wiring and other equipment installed within or beneath raised computer or trading floors, vaults, vertical and/or horizontal transportation systems, dumbwaiters, pneumatic
tubes, any penetrations or other Alterations to the floor slab (to the extent created by Tenant) other than typical core drillings for conduit, any internal staircases, changes to the Fire Stairs described in Section 2.2, and other Alterations
of a similar character that are not consistent with standard office installations. 
 ARTICLE VII 

ASSIGNMENT AND SUBLETTING 
 7.1
PROHIBITION 
 Except as otherwise specifically provided in this Lease to the contrary, Tenant shall not, directly or indirectly, assign,
mortgage, pledge or otherwise transfer, voluntarily or involuntarily, this Lease or any interest herein or sublet (which term without limitation, shall include granting of concessions, licenses, and the like) or allow any other person or entity to
occupy the whole or any part of the Premises, without, in each instance, having first received the express consent of Landlord as provided in this Article VII. Except as provided in Section 7.7, any assignment, mortgage, pledge, transfer of
this Lease or subletting of the whole or any part of the Premises by Tenant without Landlord’s express consent shall be invalid, void and of no force or effect. This prohibition includes, without limitation, any assignment, subletting, or other
transfer which 

  
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would occur by operation of law, merger, consolidation, reorganization, acquisition, transfer, or other change of Tenant’s corporate, ownership, and/or proprietary structure, including,
without limitation, a change in the partners of any partnership, a change in the members and/or managers of any limited liability company, and/or the sale, pledge, or other transfer of any of the issued or outstanding capital stock of any corporate
Tenant. 
 Subject to the provisions of Section 7.7, below, if Tenant is a corporation, the transfer (by one or more transfers) of a
majority of the stock of Tenant shall be deemed a voluntary assignment of this Lease provided that such transfer results in a change in control of Tenant. For purposes of this Section 7.7 the term “transfers” shall be deemed to
include the issuance of new stock which results in a majority of the stock of Tenant being held by a person or entity that does not hold a majority of the stock of Tenant on the date hereof. If Tenant is a partnership, the transfer (by one or more
transfers) of a majority interest in the partnership shall be deemed a voluntary assignment of this Lease. If Tenant is a limited liability company, trust, or any other legal entity, the transfer (by one or more transfers) of a majority of the
beneficial ownership interests in, or the right(s) to manage and/or direct the operations of, such entity, however characterized, shall be deemed a voluntary assignment of this Lease. 

In any case where Landlord shall consent to any assignment or subletting or if an assignment or sublet is permitted without Landlord’s
consent hereunder, Tenant originally named herein shall remain fully liable for all obligations of Tenant hereunder, including, without limitation, the obligation to pay the rent and other amounts provided under this Lease and such liability shall
not be affected in any way by any future amendment, modification, or extension of this Lease or any further assignment, other transfer, or subleasing and Tenant hereby irrevocably consents to any and all such transactions and no amendment of this
Lease or waiver of, or consent to or departure from, any of the terms and conditions of this Lease shall constitute a novation or otherwise release any predecessor tenants; provided, however, that if such an assignment shall require Landlord’s
consent hereunder, Tenant shall not be bound to the extent of any amendment to this Lease solely increasing the obligations of the assignor Tenant hereunder (other than an amendment evidencing rights expressly granted to Tenant hereunder, such as
pursuant to a right of extension) occurring after such consent to assignment. It shall be a condition of the validity of any permitted assignment or subletting that the assignee or sublessee agree directly with Landlord, in form reasonably
satisfactory to Landlord, to be bound by all obligations of Tenant hereunder jointly and severally with Tenant originally named herein, accruing from and after the date of the assignment or sublet, as applicable, including, without limitation, the
obligation to pay all Rent and other amounts provided for under this Lease and the covenant against further assignment or other transfer or subletting, but for such subletting only with respect to the portion of the Premises so subleased. If the
Premises or any part thereof be sublet or occupied by anyone other than Tenant, Landlord may at any time and from time to time while a Default of Tenant is continuing, collect Rent and other charges from the assignee, subtenant or occupant, and
apply the net amount collected to the Rent herein reserved. 
 7.2 FURTHER ASSIGNMENT AND SUBLETTING 

Landlord’s consent to any assignment or subletting shall not relieve Tenant from the obligation to obtain Landlord’s express consent
to any further assignment or subletting to the extent required hereunder and using the same standards as are applicable to an assignment, 

  
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subletting or underletting by Tenant. In no event shall any permitted subtenant or assignee assign or encumber its sublease or further sublet any portion of the Premises, or otherwise suffer or
permit any portion of the Premises to be used or occupied by others except subject to, and in compliance with, all of the terms, covenants and provisions of this Lease, which shall be applicable to any such further assignment or sublease to the
extent required hereunder and using the same standards as are applicable to an assignment, subletting or underletting by Tenant. 
 Except
where Landlord shall have exercised its option to terminate this Lease under Section 7.3 below, no transfer of any interest in this Lease, and no execution and delivery of any instrument of assumption pursuant to Section 7.1 hereof, shall
in any way affect or reduce any of the obligations of Tenant under this Lease, but this Lease and all of the obligations of Tenant under this Lease shall continue in full force and effect as the obligations of a principal (and not as the obligations
of a guarantor or surety). From and after any assignment of this Lease, the obligations of each such transferee and of the original Tenant named as such in this Lease to fulfill all of the obligations of Tenant under this Lease shall be joint and
several. Each violation of any of the covenants, agreements, terms or conditions of this Lease, whether by act or omission, by any transferee, shall constitute a violation thereof by Tenant. 

7.3 NOTICE OF ASSIGNMENT OR SUBLEASE; TERMINATION RIGHTS 

If Tenant desires to assign this Lease or sublet all or any portion of the Premises, then Tenant shall give notice thereof to Landlord, which
notice shall be accompanied by (a) the date Tenant desires the assignment or sublease to be effective, (b) the material business terms on which Tenant would assign this Lease or sublet all or such portion of the Premises, and (c) in
the case of a sublease, a description of the portion of the Premises to be sublet. Such notice shall also include (i) a true and complete statement reasonably detailing the identity of the proposed assignee or subtenant, the nature of its
business, and its proposed use of the Premises, (ii) current financial information with respect to the proposed assignee or subtenant, including, without limitation, its most recent financial statements, and (iii) such other information
Landlord may reasonably request. 
 Such notice, if with respect to an assignment of this Lease or a sublet resulting in the sublet of at
least 75% of the Premises in the aggregate (but expressly excluding permitted transfers pursuant to Section 7.7 below other than Minor Sublets) for at least 75% of the remaining term, shall be deemed an offer from Tenant to Landlord whereby
Landlord shall be granted the right, at Landlord’s option, to terminate this Lease, upon the terms and conditions hereinafter set forth. Such option may be exercised by notice from Landlord to Tenant within twenty (20) days after
Landlord’s receipt of Tenant’s notice. If Landlord exercises its option to terminate this Lease pursuant to the foregoing provisions, then (a) this Lease shall end and expire on the date that such assignment or sublease was to
commence (as if such date were the expiration date of the term hereof), (b) Rent shall be apportioned, paid or refunded as of such date, (c) Tenant, upon Landlord’s request, shall enter into an agreement confirming such termination,
and (d) Landlord shall be free to lease the Premises or any part thereof, to any person or persons, including, without limitation, to Tenant’s prospective assignee or subtenant (provided that if Landlord enters into a lease for the
Premises with Tenant’s prospective assignee or subtenant within one year following such termination, then Landlord shall reimburse Tenant for Tenant’s actual out-of-pocket costs incurred in the negotiation of such proposed assignment

  
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or sublet in an amount not to exceed $50,000 within thirty (30) days following invoice therefor, accompanied by invoices or other evidence of such payments reasonably satisfactory to
Landlord). Notwithstanding the foregoing, within five (5) Business Days after receipt of Landlord’s termination notice, if any, delivered pursuant to this paragraph, Tenant may give Landlord notice that Tenant desires to rescind its
request for consent to the proposed transfer, in which event Landlord’s recapture notice shall have no force or effect and Tenant shall recommence the process under this Section 7.3 prior to entering into any proposed transfer. 

7.4 CONSENT TO ASSIGNMENT OR SUBLEASE 

Provided that no Default of Tenant has occurred and is continuing hereunder, then, subject to the following provisions, Landlord’s
consent to the proposed assignment or subletting shall not be unreasonably withheld. Landlord shall respond to such request within twenty (20) days as further provided below. Tenant shall, upon demand, reimburse Landlord for all actual,
reasonable out-of-pocket expenses incurred by Landlord in connection with such assignment or sublease, including, without limitation, all reasonable legal fees and expenses reasonably incurred by Landlord in connection with the granting of any
requested consent. 
 In no event shall Landlord be considered to have withheld its consent unreasonably to any proposed assignment or
subletting if: 
 (1) the proposed assignee or subtenant does not have sufficient financial means to perform all of its
obligations under this Lease or the sublease, as the case may be, and/or Landlord has not been furnished with reasonable proof thereof, or would otherwise adversely affect Landlord’s qualification for or use of historic tax credits; 

(2) the proposed assignee or subtenant (i) is or has been under criminal investigation (other than for misdemeanor
offenses of a de minimis nature) or is otherwise subject to material litigation that may have adverse consequences for such assignee’s or subtenants’ financial condition; (ii) is subject to an ongoing investigation for alleged
violations of Requirements by the Securities and Exchange Commission of the United States or any successor agency, (iii) is or has been within the prior two years in default beyond applicable notice and cure periods of any monetary or material
non-monetary covenant under a lease with Landlord or an affiliate of Landlord, or (iv) cannot make the representation and warranty set forth in Section 17.23 of this Lease. 

(3) the proposed assignee or sublessee will use the Premises for (a) a use which does not comply with the conditions and
restrictions set forth in this Lease, or (b) a use which could materially overburden the Premises, the Building, the exterior common areas on the Property; 

(4) [intentionally omitted]; 

(5) the form of the proposed sublease or instrument of assignment is not reasonably satisfactory to Landlord; 

  
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 (6) after such assignment or sublease, there shall be more than eight
(8) subtenants in the aggregate at any one time; 
 (7) the proposed subtenant or assignee shall be entitled, directly
or indirectly, to diplomatic or sovereign immunity, regardless of whether the proposed assignee or subtenant agrees to waive such diplomatic or sovereign immunity, and/or shall not be subject to the service of process in, and the jurisdiction of the
courts of, the Commonwealth of Massachusetts for all matters relating to such assignment or sublease; 
 (8) the proposed
assignee or sublessee shall be an employment agency (except for the corporate offices thereof where no agency services are undertaken in the Premises) or a domestic or foreign governmental or quasi-governmental entity or agency; or 

(9) a lawsuit is then pending or threatened between Landlord or any affiliate of Landlord and the proposed assignee or
subtenant (or affiliates thereof) (any assignee or subtenant described under clauses (2)-(3) or (6)-(9) hereof being referred to herein as a “Prohibited Tenant”). 

Landlord shall advise Tenant of its consent to or rejection (with any rejection specifying in reasonable detail the reasons for such
rejection) of the proposed assignment or sublease (subject to, and in accordance with, the other relevant provisions of this Article) by notifying Tenant in writing within twenty (20) days’ receipt thereof. If Landlord fails to respond to
a request for consent to a sublet (but not an assignment) within such twenty (20)-day period, Tenant may give to Landlord a reminder notice, which reminder notice shall contain the following caption on the first page thereof in bold and capitalized
type: 
 YOU SHALL BE DEEMED TO HAVE GRANTED THE CONSENT REQUESTED IN TENANT’S TRANSFER NOTICE
DATED                    , 20     IF YOU FAIL TO RESPOND TO SUCH NOTICE WITHIN TEN (10) BUSINESS DAYS AFTER YOUR RECEIPT OF
THIS NOTICE. 
 If Tenant sends a reminder notice to Landlord as aforesaid and Landlord fails to respond to Tenant within ten (10) Business Days
after its receipt of such reminder notice, then Landlord shall be deemed to have granted its consent with respect to such sublet. 
 If a Default of Tenant
shall occur and be continuing at any time prior to the effective date of such assignment or subletting, then Landlord’s consent thereto, if previously granted may be withdrawn by Landlord by written notice to Tenant, and such consent shall be
void and without force and effect. 
 7.5 SUBORDINATION 

Each sublease shall be subject and subordinate to this Lease and to the matters that this Lease is or shall be subordinate, it being the
intention of Landlord and Tenant that Tenant shall assume and be liable to Landlord for any and all acts and omissions of all subtenants and anyone claiming under or through any subtenants which, if performed or omitted by Tenant, would be a

  
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default under this Lease. Each sublease shall terminate upon the expiration or termination of this Lease, provided that if this Lease shall expire or terminate during the term of any sublease for
any reason, or if Tenant shall surrender this Lease to Landlord during the term of any sublease, Landlord, in its sole discretion, upon written notice given to Tenant and the subtenant not more than thirty (30) days after the effective date of
such expiration, termination or surrender, without any additional or further agreement of any kind on the part of subtenant, may elect to continue such sublease with the same force and effect as if Landlord as lessor and subtenant as lessee had
entered into a direct lease as of such effective date for a term equal to the then unexpired term of such sublease and containing the same terms and conditions as those contained in the sublease, and, if Landlord shall so elect, the subtenant shall
attorn to Landlord and Landlord and the subtenant shall thereupon have the same rights, obligations and remedies thereunder as were had by Tenant and the subtenant thereunder prior to such effective date, respectively, except that in no event shall
Landlord be (a) liable for any act or omission by Tenant, or (b) subject to any offsets or defenses which the subtenant had or might have against Tenant, (c) bound by any rent or additional rent or other payment paid by the subtenant
to Tenant in advance, or (d) bound by any amendment to the Sublease not consented to by Landlord. 
 7.6 PROFITS 

If Tenant shall enter into any assignment or sublease permitted hereunder that, pursuant to the provisions of this Lease, requires
Landlord’s consent, Tenant shall, within sixty (60) days after Landlord’s consent to such assignment or sublease, deliver to Landlord a complete list of Tenant’s reasonable third-party brokerage fees, legal fees and architectural
fees paid or to be paid in connection with such transaction, together with a list of all of Tenant’s personal property to be transferred to such assignee or sublessee. Tenant shall deliver to Landlord evidence of the payment of such fees
promptly after the same are paid. In consideration of such assignment or subletting, Tenant shall pay to Landlord: 
 (a) In
the case of an assignment of this Lease, on the effective date of the assignment, an amount equal to 50% of all sums paid to Tenant by the assignee for such assignment (including sums paid for the sale or rental of Tenant’s personal property,
less, in the case of a sale thereof, the then fair market value of such personal property, as reasonably determined by Landlord) after first deducting Tenant’s reasonable third-party brokerage fees, legal fees and architectural fees and
improvement allowances in connection with such assignment; or 
 (b) in the case of a sublease, 50% of the excess of the rent
and other sums paid under the sublease to Tenant by the subtenant (together with any sums paid for the sale or rental of Tenant’s personal property, less, in the case of the sale of such personal property, the then fair market value thereof, as
reasonably determined by Landlord) over the Base Rent and other sums payable under this Lease (appropriately pro-rated for any sublease of less than the entire Premises) after first deducting Tenant’s reasonable third- party brokerage fees,
legal fees, architectural fees, improvement allowances and rent concessions paid or credited by Tenant in connection with such sublease amortized ratably over the term of such sublease. The sums payable under this clause shall be paid by Tenant to
Landlord within thirty (30) days of when paid by the subtenant to Tenant. 

  
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 7.7 PERMITTED TRANSFERS 

The prohibition contained in Section 7.1 hereof shall not apply to the transfer of shares of stock of Tenant if and so long as such stock
of Tenant is publicly traded on a nationally recognized stock exchange. The prior consent of Landlord shall not be required with respect to assignments or sublets to a Related Corporation (as defined below), or assignments to a corporation into or
with which Tenant is merged or consolidated or to which all or substantially all of Tenant’s assets are transferred (a “Successor Entity”), in each case so long as (i) such transfer was made for a legitimate independent
business purpose and not for the purpose of transferring this Lease, (ii) the successor to Tenant (e.g. in the event of a merger, the resulting tenant under the Lease) has a tangible net worth of at least $139,000,000.00, cash and cash
equivalents on hand of at least $103,600,000.00, a debt-to-equity ratio of less than .49, and a ratio of current assets to current liabilities of at least 2.9, in each case as determined in accordance with generally accepted accounting principles,
consistently applied, and in the manner shown on Tenant’s financial statements for the year ending December 31, 2015, (iii) proof satisfactory to Landlord of such net worth and other matters described in the preceding clause
(ii) is delivered to Landlord at least ten (10) days prior to the effective date of any such transaction, (iv) no Default is then continuing, and (v) the assignee or surviving entity agrees to assume the obligations of Tenant and
be bound by the provisions of this Lease. Provided that a Default is not then continuing, Tenant may sublicense a portion of the Premises not to exceed 10% in the aggregate to any outsource contractor providing services to or for Tenant having a
bona fide business need based on its business relationship with Tenant (a “Tenant Partner”) for such occupancy so long as the space to be occupied by such Tenant Partner is not separately demised, the arrangement is a revocable
license, and Landlord is given (i) prior written notice of such arrangement with evidence reasonably satisfactory to Landlord of such relationship, and (ii) a copy of the sublicense, which must provide that the nature of such agreement is
a sublicense and that it is subject and subordinate to this Lease. A “Related Corporation” shall mean a corporation or other business entity that controls, is controlled by, or is under common control with Tenant, for so long as it
maintains such status. For the purposes hereof, “control” shall be deemed to mean (x) ownership of not less than fifty-one percent (51%) of all of the voting stock of such corporation or not less than fifty-one percent
(51%) of all of the legal and equitable interest in any other business entity if such entity is not a corporation and (y) the ability to control the day-to-day affairs of such corporation or entity. In no event shall the provisions of
Section 7.6 apply to the transactions and transfers permitted without Landlord’s consent pursuant to this paragraph. 

Notwithstanding anything to the contrary contained in this Lease, Tenant shall further have the right, with thirty (30) days’ prior
written notice to Landlord (which notice shall include a copy of the fully executed sublease), but without Landlord’s consent, to sublet a portion of the Premises not to exceed the greater of (i) 31,000 rentable square feet in the
aggregate, and (ii) two (2) full floors in the Building, to up to eight (8) third-party subtenants for a term not to exceed the then remaining Lease Term, provided that such subtenant is not a Prohibited Tenant at the time of such
subletting. Upon Tenant’s written request, Landlord shall notify Tenant whether any proposed subtenant is, in Landlord’s good faith opinion, a Prohibited Tenant. Any sublease pursuant to this paragraph (a “Minor Sublease”)
shall be subject to all of the provisions of this Article VII other than the obligation to obtain Landlord’s prior written consent. 

  
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 7.8 NO WAIVER 

The acceptance by Landlord of the payment of Rent, additional rent or other charges from an assignee or sublease shall not be considered to be
a consent by Landlord to any such assignment, sublease, or other transfer, nor shall the same constitute a waiver of any right or remedy of Landlord. The listing of any name other than that of Tenant on the doors of the Premises, the Building
directory or elsewhere shall not vest any right or interest in this Lease or in the Premises, nor be deemed to constitute Landlord’s consent to any assignment or transfer of this Lease or to any sublease of the Premises or to the use or
occupancy thereof by others. Any such listing shall constitute a privilege revocable in Landlord’s discretion by notice to Tenant. 

7.9 INSURANCE AND WAIVER OF SUBROGATION 

Any party occupying all or any portion of the Premises pursuant to this Article 7 shall comply with the indemnity, insurance and waiver of
subrogation provisions of the Lease applicable to Tenant. 
 7.10 SECURITY AGREEMENTS 

Notwithstanding anything to the contrary contained in this Lease, any of Tenant’s Property consisting of goods, machinery, equipment,
appliances or other personal property located or installed by Tenant in the Premises may be purchased or acquired by Tenant subject to a chattel mortgage, conditional sale agreement or other title retention or security agreement (each, a
“Security Agreement”), provided that (i) no such Security Agreement or Uniform Commercial Code filing statement relating thereto shall be permitted to be filed as a lien against Landlord, the Building, the Lot, any Alterations,
or any fixtures, (ii) no lender shall have any right to remove such Tenant’s Property from the Building without Landlord’s approval, which approval may be withheld in Landlord’s reasonable discretion, and (iii) such Security
Agreement shall provide that (x) before the removal of such Tenant’s Property, such lender shall give reasonable prior written notice to Landlord of its intent to remove Tenant’s Property, (y) such lender shall repair any and all
damage caused to the Premises or the Building by reason of such removal, and (z) Landlord shall have no liability to such lender in the event that such Tenant’s Property shall not be removed by such lender before the expiration or earlier
termination of this Lease. 
 7.11 DISPUTES 

Any disputes between Landlord and Tenant under this Article VII shall be resolved by expedited arbitration in accordance with Article XX. 

ARTICLE VIII 
 REPAIRS AND
MAINTENANCE 
 8.1 TENANT OBLIGATIONS 

(a) Throughout the Lease Term, Tenant shall keep the Premises and every part thereof (including, without limitation, utility and Building
systems serving the Premises, wherever located) in good working order, condition, and repair, in keeping with other similarly-

  
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aged renovated historic office buildings located in the Fort Point Channel district of Boston, reasonable wear and tear and damage by casualty, as a result of condemnation, as a result of the
failure of Landlord to provide services required to be provided hereunder only excepted, or to the extent necessitated by Landlord’s negligence or willful acts or those of its contractor or agents (subject to the provisions of Section 11.5
hereof); and shall return the Premises to Landlord at the expiration or earlier termination of the Lease Term in such condition. In furtherance of the foregoing, Tenant shall maintain, at its expense, maintenance contracts on the HVAC systems,
elevators, life/safety systems, generators and fire pump systems serving the Building throughout the Term of this Lease. 
 (b) Provided no
Default of Tenant exists hereunder, to the extent that the Tenant’s obligations under Section 8.1(a) would require Tenant to incur a capital expenditure (as determined in accordance with generally accepted accounting principles) which is
expected to exceed $25,000 during the final three (3) years of the Term (as the same may be extended hereunder) for replacement of a Building system which was initially installed by Landlord as part of the Base Building Work (as defined in
Exhibit WORK LETTER) with a useful life (determined in accordance with generally accepted accounting principles) exceeding the remainder of the Term (the “Late Term Capital Expenditure”), then Landlord agrees to contribute to
the cost of the Late Term Capital Expenditure, which contribution shall be calculated by: (i) dividing the remaining useful life of the capital replacement upon the Expiration Date (as the same has been, or may thereafter, be extended) by the
total useful life of the capital replacement, and then (ii) multiplying the result obtained in (i) above by the actual and reasonable cost of the capital replacement (by way of example, if a Late Term Capital Expenditure will have a
ten-year useful life when put into service and the Expiration Date occurs two (2) years thereafter, then within thirty (30) days after the Expiration Date Landlord shall reimburse Tenant for eighty percent (80%) of the cost of the
Late Term Capital Expenditure, subject to the Tenant’s strict compliance with the remainder of this Section 8.1(b): 

(1) In no event shall the provisions of this Section 8.1(b) be applicable if the capital replacement was necessitated as a
result of Tenant’s negligent or willful failure to maintain the Building system at issue in good order and repair throughout the Lease term as required hereunder (including, without limitation, any failure to maintain any maintenance contracts
or perform maintenance and repairs specified thereunder); 
 (2) To the extent Tenant determines that a Late Term Capital
Expenditure is necessary, Tenant shall notify Landlord not less than thirty (30) days prior to the undertaking the Late Term Capital Expenditure (the “Capital Expenditure Notice”), which notice shall include a report or opinion
of a third- party mechanical engineer indicating that the Late Term Capital Expenditure is necessary; 
 (3) Within a
reasonable time after receipt of the Capital Expenditure Notice, Landlord shall have the right to inspect by itself or through its engineer the applicable Building system to determine if a replacement is necessary. If Landlord or its engineer
determine that a Late Term Capital Expenditure is not required, Landlord shall so notify Tenant. If Tenant disagrees with such 

  
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determination, Landlord and Tenant shall have a period of thirty (30) days to reach agreement on the need for the Late Term Capital Expenditure and/or agree on another method of resolving
the issue. If the parties remain unable to reach agreement, then either party may submit the matter to arbitration pursuant to Section III of Exhibit Work Letter. Further, if the Late Term Capital Expenditure would occur during the last year
of the Term, Landlord shall have the right to waive Tenant’s obligation to perform the same. 
 (4) Landlord shall have
the right to control the replacement of any Building system undertaken pursuant to this Section 8.1(b), and any replacement under this Section 8.1(b), whether performed by Landlord or Tenant, shall be of comparable quality to the Building
system being replaced. 
 8.2 LANDLORD OBLIGATIONS 

Except as may be provided in Articles XII and XIII and subject to the provisions of Section 8.3, below, Landlord agrees to keep in good
working order, condition, and repair the roof and all structural components of the Building (including, without limitation, the foundation, floor/ceiling slabs, roof, curtain walls (if any), exterior glass and mullions, columns, beams, and shafts
(except for shafts installed by Tenant) and including prevention of water infiltration), and exterior entrances, commensurate with such other similarly-aged renovated historic office buildings located in the Fort Point Channel district of Boston
provided, however, that Tenant shall reimburse Landlord, as additional rent hereunder, within thirty (30) days after receipt of Landlord’s invoice therefor, for the costs of maintaining, repairing, or otherwise correcting any condition to
the extent caused by or arising out of an negligent act or omission or Default under this Lease of Tenant or any employee, agent, or contractor of Tenant or any other party for whose conduct Tenant is responsible (but subject to the provisions of
Section 11.5). Without limitation, Landlord shall not be responsible to make any improvements or repairs other than as expressly provided in this Lease. In addition, Landlord shall not be liable for any failure to make such repairs unless and
until Tenant has given notice to Landlord of the need to make such repairs and Landlord has failed to commence to make such repairs within thirty (30) days of the giving of such notice, or, if such repairs are not capable of being completed
within said 30-day period, without having commenced such repairs in such 30-day period and having failed to diligently prosecute such repairs to completion. 

8.3 CAUSES BEYOND CONTROL OF THE PARTIES 

Except as otherwise expressly provided in Articles XII and XIII, in no event shall either party be liable to the other for failure to perform
any of its obligations under this Lease (excluding monetary obligations) when prevented from doing so by causes beyond its reasonable control, including, without limitation, labor dispute, breakdown, accident, order or regulation of or by any
governmental authority, or failure of supply, or inability by the exercise of reasonable diligence to obtain supplies, parts, or employees necessary to furnish services required under this Lease, or because of war or other emergency, or for any
cause due to any act, neglect, or default of the other party or the other party’s servants, contractors, agents, employees, licensees or any person claiming by, through or under the other party. Nothing in this Section 8.3 shall excuse
Landlord or Tenant’s failure to make payments under this Lease when due. Without limiting the 

  
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foregoing, in no event shall either party ever be liable to the other for any indirect, special or consequential damages under the provisions of this Section 8.3 or any other provision of
this Lease, except as set forth in Section 17.11, and provided that no remedy expressly set forth in this Lease shall be deemed special, indirect or consequential. Upon the occurrence of an event described in this Section 8.3 that excuses
a party from performance hereunder, the party so excused shall in each instance exercise reasonable diligence to effect performance to the extent feasible on account of such event. 

ARTICLE IX 
 SYSTEMS AND SERVICES
TO BE FURNISHED BY LANDLORD; UTILITIES 
 9.1 HEATING, VENTILATION AND AIR CONDITIONING 

Landlord shall provide heating, ventilation and cooling equipment (the “HVAC System”) in accordance with the BBW Plans and
Specifications (as defined in Exhibit WORK LETTER) in good and operational condition on the Commencement Date. Tenant shall not install any supplementary or auxiliary HVAC equipment to serve the Premises without Landlord’s prior consent
in each instance, which consent shall not be unreasonably withheld but which may include the requirement to pay for condenser water or other actual, reasonable third- party costs of Landlord related thereto. Landlord shall not be responsible if the
HVAC System shall fail to provide cooled or heated air, as the case may be, by reason of (i) any machinery or equipment installed by or on behalf of Tenant, which shall have an electrical load in excess of the average electrical load for the
HVAC System as designed, or (ii) any Alterations made or performed by or on behalf of Tenant. Tenant at all times shall cooperate fully with Landlord and shall abide by the rules and regulations which Landlord may reasonably prescribe for the
proper functioning and protection of the HVAC System. Without limitation, in no event shall Tenant introduce into the Premises personnel or equipment that overloads the capacity of the HVAC System or in any other way interferes with the HVAC
System’s ability to perform adequately its proper functions, or that affects the temperature otherwise maintained by the HVAC System, provided that Tenant may install supplemental HVAC units in the Premises or as part of the Roof Equipment in
accordance with the provisions of Section 17.17. 
 9.2 ELECTRICITY 

The Building capacity for electrical service serving the Premises shall be as set forth in the BBW Plans and Specifications. The Premises
shall be served by an electric meter measuring all use of electrical energy in the Premises and Tenant shall be billed directly on a monthly basis by the utility company providing such energy. Tenant agrees to pay all such utility bills when due.

 9.3 INTENTIONALLY OMITTED 

9.4 WATER 
 Tenant shall have
the right to use the water and sewer service serving the Premises as of the date hereof. If permitted by Requirements, Tenant shall contract directly with the providers of water and sewer service to the Premises, and shall pay directly to the
providers as they become due, all charges for the same furnished to, or consumed in, the Premises. If not permitted by Requirements, Landlord shall contract with the providers of water and sewer service to the Premises and Landlord shall include
such amounts in Operating Costs. 

  
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 9.5 OTHER UTILITIES AND SERVICES 

(1) Tenant shall contract directly with the providers for, and shall pay directly to the providers as they become due, all charges for gas,
telephone, cable, data transmission and other utilities and services furnished to or consumed in the Premises. Landlord shall not be liable for any interruption or failure in the supply of any such services. Without limitation, if Tenant is not
charged directly by the providers of any such services or utilities, then Tenant shall pay, Tenant’s Proportionate Share as additional rent within thirty (30) days after receipt of Landlord’s invoice therefor. Except as expressly set
forth in this Article IX, Tenant agrees to contract separately for all utilities and building and other services required for Tenant’s use and occupancy of the Premises hereunder. 

(2) If requested by Tenant, Landlord shall furnish, install, replace and dispose of, as required, all lighting tubes, lamps, bulbs and
ballasts required in the Premises at Tenant’s sole cost and expense provided that (i) Landlord’s charges for the labor provided in connection therewith shall be in accordance with Landlord’s regular rates in effect from time to
time, and not materially in excess of the rates for similar materials and services provided by landlords in other similarly-aged renovated historic office buildings located in the Fort Point Channel district of Boston, and (ii) Landlord shall
not be entitled to charge Tenant any fee or mark-up over the actual costs incurred by Landlord to purchase such lighting tubes, lamps, bulbs and ballasts. All lighting tubes, lamps, bulbs and ballasts so installed shall become Landlord’s
property upon the expiration or sooner termination of this Lease. 
 (3) Tenant shall provide reasonable access to Landlord and
Landlord’s contractors, agents, employees, and/or invitees, at no cost to any of them, to the Building’s service and/or loading dock, which shall be maintained by Tenant in a manner consistent with other similarly- aged renovated historic
office buildings located in the Fort Point Channel district of Boston and all Requirements. 
 9.6 EMERGENCY POWER 

Subject to the provisions of this Lease (including, without limitation, Article VI hereof), Tenant, at Tenant’s sole cost and expense,
shall have the right to connect each floor of the Premises to the Building’s emergency power distribution system for back-up emergency power to Tenant’s equipment (Landlord making no representation or warranty regarding the sufficiency or
quality of such power for Tenant’s use), Tenant acknowledging that Tenant will be responsible for connecting into a separate auto-transfer switch on the emergency generator for such back-up power in connection with Tenant’s Tenant
Improvements. Notwithstanding anything to the contrary contained in this Lease (including the second paragraph of Section 9.8 below) in no event shall Landlord be liable to Tenant or any Tenant Party on account of the failure of the emergency
power system to supply Tenant with power at any time or for any interruption, shortage, loss, liability, damage or claim resulting from use of or connection to the same, it being understood and agreed that Landlord is providing access to such power
as an accommodation to Tenant and not as a building service or duty of Landlord. Tenant shall not 

  
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connect to or use the Building’s emergency power system in a manner that adversely affects the operations of such system for the Building. In connection with the foregoing, Tenant agrees to
notify Landlord by not later than December 31, 2014 of Tenant’s emergency back-up power requirements, and if Landlord through use of reasonable efforts is able to accommodate the same through an emergency generator located within the
Building in compliance with applicable Requirements, Landlord shall do so, and Tenant shall pay, within thirty (30) days after invoice, Landlord for the actual third-party costs incurred by Landlord (i) to re-size the emergency generator
beyond that to be provided pursuant to the BBW Plans and Specifications, and (ii) for all associated connections, structural modifications, dunnage, and other improvements necessary to facilitate Tenant’s desired connection to the Building
emergency power distribution system. 
 9.7 PROPERTY MANAGEMENT 

Tenant shall provide, itself or through third parties, property management for the Premises consistent with other similarly-aged renovated
historic office buildings located in the Fort Point Channel district of Boston. Any third party retained by Tenant to provide property management services to the Premises shall be subject to the prior written approval of Landlord, such approval not
to be unreasonably withheld. 
 9.8 INTERRUPTION 

Except as otherwise expressly provided in the immediately following paragraph or Articles XII or XIII, Landlord shall not be liable to Tenant,
nor shall Tenant have a claim for any compensation or reduction of Rent, arising out of or resulting from interruptions or shortages of utilities or building services, or from Landlord’s entering the Premises for any of the purposes authorized
by this Lease or for repairing the Premises, or any portion of the Building and/or the Property. If Landlord is prevented or delayed from making any repairs, alterations or improvements, or furnishing any utility or service or performing any other
obligation to be performed on Landlord’s part, by reason of any cause, Landlord shall not be liable to Tenant therefor, nor shall Tenant be entitled to any abatement or reduction of rent by reason thereof, nor shall the same give rise to any
claim by Tenant that such failure constitutes actual or constructive, total or partial, eviction from the Premises. Landlord reserves the right to stop any service or utility system when necessary by reason of accident or emergency or until
necessary repairs have been completed. Except in case of emergency repairs, Landlord will give Tenant not less than twenty-four (24) hours’ advance notice of any contemplated stoppage and will use diligent efforts to avoid unreasonable
inconvenience to Tenant by reason thereof. Landlord also reserves the right to institute such policies, programs and measures as may be necessary, required or expedient for the conservation or preservation of energy or energy services or as may be
necessary or required to comply with applicable codes, rules, regulations or standards. In so doing, Landlord shall make diligent efforts to avoid unreasonable inconvenience to Tenant by reason thereof. 

Notwithstanding the foregoing to the contrary, in the event that there shall be an interruption, curtailment or suspension of any service
required to be provided by Landlord pursuant to this Lease (and no reasonably equivalent alternative service or supply is provided by Landlord) due to the intentional act or negligence of Landlord, its agents, employees or contractors, or if
Landlord fails to commence and diligently prosecute to completion any repair 

  
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or maintenance required by Landlord under this Lease (including repairs or maintenance necessary for Landlord to comply with the provisions of Section 5.2(c)) within applicable notice and
cure periods) that shall materially interfere with Tenant’s use and enjoyment of a material portion of the Premises, and Tenant actually ceases to use the affected portion of the Premises (any such event, a “Service
Interruption”), and if (i) such Service Interruption shall continue for five (5) consecutive Business Days following receipt by Landlord of written notice from Tenant describing such Service Interruption (the “Service
Interruption Notice”) provided that no notice shall be required where Tenant’s inability to use such portion of the Premises results from the closure of the Building by Landlord, (ii) such Service Interruption shall not have been
caused, in whole or in part, by matters described by Section 8.3 or by an act or omission in violation of this Lease by Tenant or by any negligence of Tenant, or Tenant’s agents, employees, contractors or invitees, and (iii) the cure
of the condition giving rise to the Service Interruption is within Landlord’s reasonable control (a Service Interruption that satisfies the foregoing conditions being referred to hereinafter as a “Material Service
Interruption”) then, as liquidated damages and Tenant’s sole remedy at law or equity, Tenant shall be entitled to an equitable abatement of Base Rent, based on the nature and duration of the Material Service Interruption, the area of
the Premises affected, and the then current Base Rent amounts, for the period that shall begin on the commencement of such Material Service Interruption and that shall end on the day such Material Service Interruption shall cease. The provisions of
this paragraph shall not apply in the instance of matters addressed by Articles XII and XIII. Any dispute between Landlord and Tenant under this Section shall be subject to arbitration in accordance with the terms of Article XX. 

Except in the event of an emergency, Landlord shall use commercially reasonable efforts to (i) advise Tenant at least three
(3) Business Days before any intentional shutdown of electrical service or other utility services affecting the Premises by Landlord, and (ii) coordinate such shutdowns with Tenant. Landlord shall use commercially reasonable efforts
(except in the event of an emergency) to cause such shutdowns to occur after outside of Business Hours. 
 ARTICLE X 

INDEMNITY 
 10.1 INDEMNITY 

To the maximum extent permitted by law, Tenant shall indemnify and save harmless Landlord and the members, managers, partners, directors,
officers, agents, invitees, and employees of Landlord (any one, a “Landlord Party”), against and from all claims, expenses, or liabilities of whatever nature (a) arising directly or indirectly from any default or breach by
Tenant under any of the terms or covenants of this Lease; or (b) arising directly or indirectly from any accident, injury, or damage, however caused, to any person or property, on or about the Premises; or (c) arising directly or
indirectly from any accident, injury, or damage to any person or property occurring outside the Premises but within the Building or on the Lot, where such accident, injury, or damage results, or is claimed to have resulted, from any negligent act or
omission on the part of Tenant or anyone claiming by, through or under Tenant, or Tenant’s or their contractors, agents, servants, or employees; provided, however, that in no event shall Tenant be obligated under this Section 10.1 to
indemnify Landlord or any other Landlord Party, to the extent such claim, expense, or liability results from any negligence or other misconduct of 

  
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Landlord or any other Landlord Party. To the maximum extent permitted by law, Tenant shall indemnify and save harmless Landlord and the Landlord Parties against and from all claims, expenses, or
liabilities of whatever nature arising directly or indirectly from any accident, injury, or damage, however caused, to any person or property, wherever occurring, from Tenant’s use of or connection to the Building’s emergency power
distribution system pursuant to Section 9.6 of this Lease. 
 To the maximum extent permitted by law, Landlord shall indemnify and save
harmless Tenant, and the members, managers, partners, directors, officers, agents, invitees, and employees of Tenant (any one, a “Tenant Party”), against and from all claims, expenses, or liabilities of whatever nature
(a) arising directly or indirectly from any default or breach by Landlord under any of the terms or covenants of this Lease; or (b) arising directly or indirectly from any accident, injury, or damage to any person or property occurring on
or about the Property, where such accident, injury, or damage results, or is claimed to have resulted, from any negligent act or omission on the part of Landlord or any Landlord Party; provided, however, that in no event shall Landlord be obligated
under this Section 10.1 to indemnify Tenant or any other Tenant Party to the extent such claim, expense, or liability results from any negligence or other misconduct of Tenant or any other Tenant Party. 

The indemnification set forth in this Section 10.1 shall survive the expiration or termination of this Lease. This indemnification and
hold harmless agreement shall include, without limitation, indemnity against all expenses, reasonable attorneys’ fees and liabilities incurred in connection with any such claim or proceeding brought thereon and the defense thereof with counsel
acceptable to the party seeking indemnification. At the request of the party seeking indemnification, the indemnifying party shall defend any such claim or proceeding directly on behalf and for the benefit of the indemnified party. 

Notwithstanding anything to the contrary contained in the Lease, wherever any party is entitled to indemnification under this Lease (the
“indemnified party”), the provisions of this paragraph shall govern. The indemnified party shall notify the other party (the “indemnifying party”) promptly in writing of any such claim or any action or proceeding
brought thereon and shall cooperate with the indemnifying party and its counsel in the defense of any such claim, action, or proceeding. The indemnifying party may defend, compromise or settle any such claim, action or proceeding; provided, however,
that if the compromise or settlement of any such claim, action or proceeding does not result in the complete and unconditional release of the indemnified party, such compromise or settlement will require the indemnified party’s prior written
consent, which consent shall not be unreasonably withheld. The indemnified party shall not be bound by any compromise or settlement of any such claim, action or proceeding without the prior written consent of such indemnified party, not to be
unreasonably withheld. 
 10.2 TENANT’S RISK 

Tenant agrees to use and occupy the Premises and to use such other portions of the Building and the Lot as Tenant is herein given the right to
use at Tenant’s sole risk; and Landlord shall have no responsibility or liability for any loss or damage, however caused, to furnishings, fixtures, equipment, or other personal property of Tenant or of any persons claiming by, through, or under
Tenant, except to the extent the result of the negligence or intentional misconduct of Landlord or any other Landlord Party (but subject in any event to the provisions of Section 11.5 of the Lease). 

  
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 10.3 INJURY CAUSED BY THIRD PARTIES 

Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to those claiming by, through, or under Tenant, for any loss or
damage resulting to Tenant or those claiming by, through, or under Tenant, or its or their property, that may be occasioned by or through the acts or omissions of persons occupying any part of the Building, or for any loss or damage from the
breaking, bursting, crossing, stopping, or leaking of electric cables and wires, and water, gas, sewer, or steam pipes, or like matters, except to the extent any such loss or damage arises out of or results from the negligence or intentional
misconduct of Landlord or any other Landlord Party (but subject in any event to the provisions of Section 11.5 of the Lease). 
 10.4
SECURITY 
 Tenant agrees that, in all events, Tenant is responsible for providing security to, and installing locks and access control
systems serving, the Premises, and Tenant’s personnel and Landlord shall have no obligations or liabilities, of any kind, in connection therewith. Tenant shall provide Landlord with master keys, access cards and codes and all other necessary
means of access to all locks and access control systems for and with respect to the Premises. To the extent that Landlord elects to provide security services at the Building from time to time, Landlord and Tenant shall cooperate to avoid redundant
provision of security personnel or services. 
 ARTICLE XI 

INSURANCE 
 11.1 PUBLIC LIABILITY
INSURANCE 
 Tenant agrees to maintain in full force from the date upon which Tenant first enters the Premises for any reason, throughout
the Lease Term, and thereafter so long as Tenant is in occupancy of any part of the Premises, (a) a policy of commercial general liability insurance, written on an occurrence basis with a general aggregate per location extension and including
contractual liability coverage to cover any liabilities assumed under this Lease, insuring against all claims for bodily injury, property damage, personal injury or advertising injury on or about the Premises or arising out of the use of the
Premises, including products liability, and completed operations liability, with limits of at least $1,000,000 per occurrence and $2,000,000, general aggregate, (b) automobile liability insurance covering all owned vehicles, hired vehicles, and
all other non-owned vehicles in the amount of at least $1,000,000 combined single limit, (c) worker’s compensation insurance in accordance with applicable statutory legal requirements, and (d) employer’s liability insurance with
a limit of not less than $1,000,000 or such other higher limits imposed by Requirements, and (e) umbrella/excess insurance on a following-form basis in excess of the foregoing coverages in the amount of at least $5,000,000 per occurrence. The
general liability and umbrella policies shall designate Landlord, its managing agent (if any), and any mortgagees (as may be set forth in a notice given from time to time by Landlord) as additional insureds, as their interests appear, and shall be
in form and substance reasonably satisfactory to Landlord. 

  
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 Each such policy shall not expire or be amended or canceled without at least fifteen
(15) days’ prior written notice to Landlord in each instance and each policy shall provide that the interests of Landlord thereunder or therein shall not be affected by any breach by Tenant of any policy provision. A certificate evidencing
such insurance coverages shall be delivered to Landlord on or prior to the Commencement Date, and thereafter on an annual basis (and in any event prior to the expiration thereof). Each such policy shall be written by insurance companies licensed in
the Commonwealth of Massachusetts, having a rating in Best’s Key Rating Guide (or any successor thereto, or if there be none, an insurance rating organization having a national reputation) of at least “A-” and a financial size
category of not less than “Class VII.” Tenant shall have the right to obtain any of the general liability insurance required hereunder pursuant to a blanket general liability policy covering other properties provided the blanket policy
contains an endorsement that names Landlord, Landlord’s managing agent (if any) and any mortgagees (as may be set forth in a notice given from time to time by Landlord), as additional insureds, and references the Premises. 

11.2 HAZARD INSURANCE 
 Tenant
agrees to maintain in full force from the date upon which Tenant first enters the Premises for any reason, throughout the Lease Term, and thereafter so long as Tenant is in occupancy of any part of the Premises, fire and extended coverage insurance
in so-called “Special Causes of Loss” form including boiler and machinery (if applicable). Covered property shall include but not be limited to all fixtures, equipment and other personal property of Tenant and any Alterations. The amount
of insurance shall not be less than 100% of the replacement cost of such property, and the policy shall contain an agreed amount extension. Tenant shall also purchase time element (business income/extra expense) coverage against the perils insured
by the property policy for a period of indemnity of twelve months. Tenant shall also maintain insurance against such other hazards as may from time to time reasonably be required by Landlord, provided that such insurance is customarily required of
tenants in the area in which the Premises are located on property similar to the Building, that Tenant receives written notice specifying all such additional insurance as may be required, and that such coverage is generally available. Each such
policy shall be written by insurance companies licensed in the Commonwealth of Massachusetts, having a rating in Best’s Key Rating Guide (or any successor thereto, or if there be none, an insurance rating organization having a national
reputation) of at least “A-” and a financial size category of not less than “Class VII.” 
 11.3 CONSTRUCTION PERIOD
INSURANCE 
 At any time when demolition or construction work is being performed on or about the Premises or Building by or on behalf of
Tenant, in addition to the insurance coverages required by Tenant, above, Tenant shall require that all contractors and subcontractors performing Alterations keep in full force and effect the following insurance coverage, in each instance with
policies in form and substance reasonably satisfactory to Landlord: 

  
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 (1) builder’s risk completed value (non-reporting form) in such form and
affording such protections as reasonably required by Landlord (which builder’s risk insurance may be included as part of the property insurance referenced in Section 11.2, above); 

(2) workers’ compensation or similar insurance in form and amounts required by law; 

(3) Employer’s liability insurance in the amount of at least $500,000 or such other higher limits imposed by Requirements;

 (4) Commercial General Liability insurance against all claims for bodily injury, property damage, personal injury and
advertising injury with limits not less than $1,000,000 per occurrence and in $2,000,000 the aggregate, with Products/Completed Operations coverage (with evidence of Products/Completed Operations coverage); 

(5) Automobile liability insurance covering all owned vehicles, hired vehicles, and all other non-owned vehicles in the amount
of at least $1,000,000 combined single limit; and 
 (6) umbrella/excess insurance on a following-form basis in excess of the
foregoing coverages in the amount of at least $4,000,000 per occurrence. 
 Landlord, its managing agent (if any), its mortgagee and the fee
owner of the Lot shall be listed as additional insureds under each policy listed above (not including subparagraphs (1), (2), and (3)). This insurance shall be primary and noncontributory with respect to other insurance required under this Lease.
The respective insurance carriers shall waive all rights of subrogation against Landlord and Tenant with respect to losses payable under such policies. 

Tenant shall cause a certificate or certificates of such insurance to be delivered to Landlord prior to the commencement of any work in or
about the Building or the Premises, in default of which beyond any applicable notice or cure period Landlord shall have the right, but not the obligation, to obtain any or all such insurance at the expense of Tenant, in addition to any other right
or remedy of Landlord. The provisions of this Section 11.3 shall survive the expiration or earlier termination of this Lease. 
 11.4
RENTAL ABATEMENT INSURANCE 
 The Landlord may elect to keep and maintain in full force and effect during the Lease Term, rental abatement
insurance against abatement or loss of Rent in case of fire or other casualty, in an amount at least equal to the amount of the Rent payable by Tenant during the then current lease year as reasonably determined by Landlord. All premiums for such
insurance shall be included in Operating Costs for the purposes of this Lease. 

  
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 11.5 WAIVER OF SUBROGATION 

Landlord and Tenant mutually agree that with respect to any loss which is covered by any insurance then being carried by them or that would
have been covered had such party been carrying the insurance required hereunder, the one carrying or required to carry such insurance and suffering said loss waives and releases the other of and from any and all claims and rights of recovery against
the other with respect to such loss and agrees not to seek to recover from the other or to make any claim against the other, and in the case of Landlord, against all Tenant Parties, and in the case of Tenant against all Landlord Parties, for any
loss or damage incurred by the waiving/releasing party, to the extent that such loss or damage is to be insured under any insurance policy required by this Lease or that would have been insured had the party carried the insurance that it was
required to carry hereunder. The foregoing waiver and release applies whether or not the loss or damage resulted from the negligence of the other party, the Landlord Parties or the Tenant Parties. In addition, the parties hereto shall procure an
appropriate clause in, or endorsement on, any insurance policy required by this Lease pursuant to which the insurance company waives subrogation. The insurance policies required by this Lease shall contain no provision that would invalidate or
restrict the parties’ waiver and release of the rights of recovery in this section and shall provide that the foregoing waiver and release will not adversely affect the rights of the insureds under such policies. Landlord and Tenant further
mutually agree that their insurance companies shall have no right of subrogation against the other on account thereof. 
 11.6
LANDLORD’S INSURANCE 
 Landlord shall keep the Building, the appurtenances thereto and the property of Landlord contained therein (but
not any Alterations) insured against damage and destruction with “Special Causes of Loss” insurance in the amount of the full replacement value of the Building (exclusive of footings and foundations), as the value may exist from time to
time, and as required by any lender of Landlord or its affiliates with respect to the Building. Such coverage shall include damage done by fire and other casualty typically covered under policies covering comparable buildings in the vicinity of the
Building. Said insurance shall be maintained with an insurance company authorized to do business in Massachusetts having a rating in Best’s Key Rating Guide (or any successor thereto, of if there be none, an insurance rating organization having
a national reputation) of at least A-/VII, at the expense of Landlord (but with the same to be included in the Operating Costs described in Section 4.3), and payments for losses thereunder shall be made solely to Landlord. Landlord shall also
maintain commercial general liability insurance against all claims for bodily injury, personal injury, and property damage arising out of all operations in connection with the Building in the amount required by under the terms of any mortgage on the
Building, or, if none, in such amounts as prudent owners of comparable Boston office buildings would carry from time to time. Landlord shall provide to Tenant not later than the earlier of the Commencement Date, and, thereafter, upon Tenant’s
request (made no more often than once per policy period), a certificate evidencing the effectiveness of the insurance policies required to be maintained by Landlord hereunder. Landlord reserves the right to maintain such additional insurance
(whether by additional amounts and/or coverages) as is customary for a prudent landlord of similarly situated properties in the City of Boston or to meet the insurance requirements of any mortgagee. 

  
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 ARTICLE XII 

CASUALTY 
 12.1 DEFINITION OF
“SUBSTANTIAL DAMAGE” AND “PARTIAL DAMAGE” 
 The term “substantial damage”, as used herein, shall refer
to damage or lack of access to the Building which is of such a character that in Landlord’s reasonable, good faith determination the same cannot, in ordinary course, be expected to be repaired or access restored within three hundred sixty five
(365) calendar days from the date of such damage. Any damage which is not “substantial damage” is “partial damage”. 

12.2 PARTIAL DAMAGE 
 If, during
the Lease Term there shall be partial damage to the Building or the Premises by fire or casualty, and, in the case of damage outside the Premises, if such damage shall materially interfere with Tenant’s access to or use of the Premises, then
Landlord shall promptly proceed to restore the Premises (other than any Alterations) and the Building (to the extent such damage materially interferes with Tenant’s use of or access to the Premises) to substantially the condition in which the
same were in immediately prior to the occurrence of such damage; provided, however, in no event shall Landlord be obligated to expend more than the sum of (x) insurance proceeds actually received by Landlord, plus the amount of any deductible
carried by Landlord, and (y) $1,500,000. 
 12.3 SUBSTANTIAL DAMAGE TO THE BUILDING 

If, during the Lease Term there shall be substantial damage or lack of access to the Building as a result of fire or casualty, Landlord may
terminate this Lease by notice to Tenant given within sixty (60) days after the occurrence of such damage, regardless of whether such damage materially interferes with Tenant’s use of the Premises. If Landlord shall give such notice, then
this Lease shall terminate as of the sixtieth (60th) day after such notice is given, with the same force and effect as if such date were the date originally established as the expiration date hereof. If Landlord does not elect to terminate this
Lease, Landlord shall provide Tenant with notice in writing (the “Restoration Notice”), no later than sixty (60) days after the date of any damage covered by this Article, that Landlord intends to restore the Premises or access
to the Premises and such notice shall set forth a reasonable estimate of Landlord’s general contractor required to complete such restoration (“Estimated Completion Date”). 

12.4 ABATEMENT OF RENT; TENANT’S RIGHT TO TERMINATE 

If during the Lease Term the Building shall be damaged by fire or casualty and if such damage shall materially interfere with Tenant’s
access to or use of the Premises as contemplated by this Lease, a just proportion of the Base Rent and Operating Costs Payment payable by Tenant hereunder shall abate proportionately (x) if this Lease is not terminated in accordance with the
provisions of this Article XII, for the period in which, by reason of such damage, there is such interference with Tenant’s use of the Premises, having regard to the extent to which Tenant may be required to discontinue Tenant’s use of the
Premises, but such abatement or reduction shall end if and when three (3) months after (to allow Tenant to restore the Alterations) Landlord shall have given notice to Tenant that Landlord shall have substantially restored the

  
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Premises or so much thereof as shall have been originally constructed by Landlord (exclusive of any of Alterations or Tenant’s fixtures, furnishings, equipment and the like or work performed
therein by Tenant) to substantially the condition in which the Premises were prior to such damage, or (y) if this Lease is terminated in accordance with this Article XII, from the date of such damage for the remainder of the Lease Term. 

When fire or other casualty renders the Premises substantially unsuitable for its intended use, including without limitation by denying Tenant
reasonable access to the Premises, and Tenant does in fact cease to occupy all or a portion of the Premises on account of such event, Tenant may elect to terminate this Lease if: 

(a) Landlord fails, within thirty (30) days following written notice from Tenant of such failure, to give to Tenant the
Restoration Notice within sixty (60) days after such casualty, to the extent such restoration is required hereunder; 

(b) such casualty results from an uninsured event and the cost of such restoration is in excess of $1,500,000, and Landlord
does not agree, within thirty (30) days after Tenant’s written request, to restore the same; or 
 (c) If Landlord
gives to Tenant the Restoration Notice, and, the Estimated Completion Date is more than thirteen (13) months from the date of such Restoration Notice, provided that Tenant gives such notice within thirty (30) days after receiving the
Restoration Notice; or 
 (d) If Landlord gives to Tenant the Restoration Notice and Landlord fails to restore the Premises
(to the extent such restoration is required hereunder) to a condition substantially suitable for their intended use or fails to provide alternate access within thirteen (13) months (or such longer period as is specified in Landlord’s
Restoration Notice) of such fire or other casualty; provided however, that (x) in the event Landlord has diligently commenced repairs to the damaged property and such repair takes more than thirteen (13) months to complete due to causes
beyond Landlord’s reasonable control, Landlord shall have the right to complete such repairs within a reasonable time period thereafter (the “Additional Time”) but in no event shall such Additional Time be longer than length of
such delays beyond Landlord’s reasonable control and (y) if Landlord completes such restoration within thirty (30) days following receipt of Tenant’s notice of termination, then such notice of termination shall be deemed null and
void and of no further effect. 
 If neither party terminates this Lease pursuant to rights set forth in this Article XII, then this Lease
shall remain in full force and effect, and the Rent shall abate as to any portion of the Premises that is not usable for the Permitted Use until three (3) months after the period of such untenantability or inaccessibility to allow Tenant to
restore the Alterations, as above mentioned, and Landlord shall promptly commence to restore the Premises (other than any Alterations and Tenant’s Property) to substantially the same condition as before such damage occurred and shall diligently
prosecute such restoration to completion. 

  
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 If during the last two (2) years of the Term the Building or the Premises shall be damaged
by, or become inaccessible as a result of, fire or casualty, and if such fire or casualty damage or inaccessibility resulting therefrom, whether to the Premises or the Building, cannot reasonably be expected to be repaired or restored within one
hundred eighty (180) days from the date of such damage or before the Expiration Date, whichever first occurs, and Tenant does not exercise an option to extend the Term for an Extension Term within twenty (20) days after the occurrence of
such damage, then Landlord or Tenant shall have the right, by giving notice to the other not later than thirty (30) days after the occurrence of such damage, to terminate this Lease. If either Landlord or Tenant shall give notice of termination
pursuant to this Section, the Term shall expire by lapse of time upon the date which is thirty (30) days after such notice is given and Tenant shall vacate the Premises and surrender the same to Landlord. Upon the termination of this Lease
under the conditions provided for in this Section, Tenant’s liability for Rent shall cease as of the date of such termination, subject, however, to abatement thereof between the date of such casualty and the date of such termination. 

Notwithstanding anything to the contrary contained in this Lease, if the Building or the Premises shall be substantially damaged by fire or
casualty as the result of a risk not covered by the forms of casualty insurance at the time maintained by Landlord and Landlord does not notify Tenant in a Restoration Notice that Landlord will restore such damage notwithstanding the cause thereof
not being covered by Landlord’s insurance, Landlord or Tenant may, at its election, terminate the Term by notice to the other party given within thirty (30) days after the expiration of the deadline for delivery of a Restoration Notice. If
such notice is given, then this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the date originally established as the Expiration Date hereof. 

12.5 MISCELLANEOUS 
 In no event
shall Landlord have any obligation to make any repairs or perform any restoration work under this Article XII if prevented from doing so by reason of any cause described in Section 8.3, including, without limitation, any Requirements. Further,
Landlord shall not be obligated to make any repairs or perform any restoration work to any Alterations to the Premises performed by or for the benefit of Tenant (all of which Tenant shall repair and restore). 

Any disputes under this Article XII are subject to arbitration in accordance with the procedures set forth in Article XX. 

ARTICLE XIII 
 EMINENT DOMAIN 

13.1 RIGHTS OF TERMINATION FOR TAKING 

If all of the Premises, or such portion thereof as to render the balance (if reconstructed to the maximum extent practicable in the
circumstances) physically unsuitable for the Permitted Uses, or if all reasonable access to the Premises, shall be taken (including a temporary taking in excess of 360 days) by condemnation or right of eminent domain or sold in lieu of condemnation,
Tenant may elect to terminate this Lease by giving notice to Landlord of such 

  
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election not later than thirty (30) days after Tenant has been deprived of possession of the Premises (or such portion) or after its access to the Premises has been so affected, as the case
may be. 
 Further, if (a) at least 25 percent of the Building or the Lot or (b) so much of the Building (which may, but need not
include, the Premises) or the Lot shall be so taken, condemned or sold or shall receive any direct or consequential damage by reason of anything done pursuant to public or quasi-public authority to the extent that continued operation of the same
would, in Landlord’s reasonable opinion, be uneconomical, then, in either case, Landlord may elect to terminate this Lease by giving notice to Tenant of such election not later than thirty (30) days after the effective date of such taking.
In addition, if at least 33% of the Premises shall be so taken, then Tenant may elect to terminate this Lease by giving notice to Landlord of such election not later than ninety (90) days after the effective date of such taking. This Lease
shall terminate on the date that such notice is given to the other party, and the Rent shall be prorated and adjusted as of such termination date. 

Should any part of the Premises or the aforesaid access be so taken or condemned or receive such damage and should this Lease be not
terminated in accordance with the foregoing provisions, Landlord shall promptly after the determination of Landlord’s award on account thereof, expend so much as may be necessary of the net amount which may be awarded to and actually received
by Landlord in such condemnation proceedings in restoring the Premises (other than any Alterations) and such access to an architectural unit that is reasonably suitable to the uses of Tenant permitted hereunder. Should the net amount so awarded to
and actually received by Landlord be insufficient by an amount in excess of $50,000 to cover the cost of so restoring the Premises or the aforesaid access, in the reasonable estimate of Landlord, Landlord may, but shall have no obligation to, supply
the amount of such insufficiency and restore the Premises to such an architectural unit, with all reasonable diligence, or Landlord may terminate this Lease by giving notice to Tenant within a reasonable time after Landlord has determined the
estimated cost of such restoration. 
 13.2 PAYMENT OF AWARD 

Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to
the Building and the Lot and the leasehold interest hereby created, and to compensation accrued or hereafter to accrue by reason of such taking or damage, as aforesaid. Tenant covenants to deliver such further assignments and assurances thereof as
Landlord may from time to time request. Nothing contained herein shall be construed to prevent Tenant from prosecuting in any condemnation proceedings a claim for the value of any of Tenant’s trade fixtures installed in the Premises by Tenant
entirely at Tenant’s expense and for relocation expenses; provided that such action shall not affect the amount of compensation otherwise recoverable hereunder by Landlord from the taking authority. 

13.3 ABATEMENT OF RENT 
 In the
event of any such taking of the Premises or the aforesaid access, if and to the extent Tenant is deprived of possession of the Premises or deprived of all access to the Premises, the Rent or a fair and just proportion thereof, according to the
nature and extent of the damage sustained, shall be suspended or abated, as appropriate and equitable in the circumstances. 

  
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 13.4 MISCELLANEOUS 

In no event shall Landlord have any obligation to make any repairs under this Article XIII if prevented from doing so by reason of any cause
beyond its reasonable control, including, without limitation, requirements of any applicable Requirements. Further, Landlord shall not be obligated to make any repairs to any Alterations, the restoration of which shall be the responsibility of
Tenant promptly following Landlord’s completion of its restoration obligations hereunder. 
 ARTICLE XIV 

DEFAULT 
 14.1 TENANT’S
DEFAULT 
 (a) If at any time any one or more of the following events (herein referred to as a “Default” or
“Default of Tenant”) shall occur: 
 (1) Tenant shall fail to make payment of (i) Base Rent or any
recurring monthly payment of Rent (such as Operating Costs) within five (5) Business Days after Landlord has sent to Tenant notice of such default, or (ii) any other Rent due under this Lease within ten (10) Business Days after
Landlord has sent to Tenant notice of such default; or 
 (2) Tenant shall fail to perform or observe any other covenant or
provision herein contained on Tenant’s part to be performed or observed and Tenant shall fail to remedy the same within thirty (30) days after notice to Tenant specifying such neglect or failure, or, if such failure is of such a nature
that Tenant cannot reasonably remedy the same within such thirty (30) day period, Tenant shall fail to commence to remedy the same within said 30-day period and diligently to prosecute such remedy to completion within not more than ninety
(90) days after notice to Tenant; or 
 (3) except as otherwise provided by applicable Requirements, if the estate
hereby created shall be taken on execution or by other process of law, or if Tenant shall be judicially declared bankrupt or insolvent according to law, or if any assignment shall be made of the property of Tenant for the benefit of creditors, or if
a receiver, guardian, conservator, trustee in involuntary bankruptcy or other similar officer shall be appointed to take charge of all or any substantial part of Tenant’s property by a court of competent jurisdiction and such receiver,
guardian, conservator, trustee or similar official is not dismissed or discharged of its duties within sixty (60) days of its appointment, or if a petition shall be filed for the reorganization of Tenant under any provisions of law now or
hereafter enacted, and such proceeding is not dismissed within sixty (60) days after it is begun, or if Tenant shall file a petition for such reorganization, or for arrangements under any provisions of such laws providing a plan for a debtor to
settle, satisfy, or extend the time for the payment of debts; 

  
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 then, in any such case, Landlord may in addition to any remedies otherwise available to Landlord, to the fullest
extent permitted by applicable law, immediately or at any time thereafter, and without demand (but with prior notice to Tenant), enter into and upon the Premises or any part thereof in the name of the whole and repossess the same as of
Landlord’s former estate, and expel Tenant and those claiming by, through or under it and remove its or their effects (forcibly if necessary) without being deemed guilty of any manner of trespass, and without prejudice to any remedies which
might otherwise be used for arrears of rent or preceding breach of covenant, and/or Landlord may terminate this Lease by written notice to Tenant and this Lease shall come to an end on the date of such notice as fully and completely as if such date
were the date herein originally fixed for the expiration of the term of this Lease and Tenant will then quit and surrender the Premises to Landlord, but Tenant shall remain liable as herein provided. To the extent permitted by law, Tenant hereby
expressly waives any and all rights of redemption granted by or under any present or future laws (including M.G.L. c.186, §11), in the event of Tenant being evicted or dispossessed, or in the event of Landlord obtaining possession of the
Premises, by reason of the violation by Tenant of any of the covenants and conditions of this Lease. In the event of any such termination, entry or re-entry, Landlord shall have the right to remove and store Tenant’s property and that of
persons claiming by, through or under Tenant at the sole risk and expense of Tenant and, if Landlord so elects, (x) to sell such property at public auction or private sale and apply the net proceeds to the payment of all sums due to Landlord
from Tenant and pay the balance, if any, to Tenant, or (y) to dispose of such property in any manner in which Landlord shall elect, Tenant hereby agreeing to the fullest extent permitted by law that it shall have no right, title or interest in
any property remaining in the Premises after such termination, entry or re-entry. 
 Any notice of default required to be delivered under this Section shall
(1) specify the applicable default, (2) if monetary in nature, specify the amount required to be paid to cure such default (to the extent then ascertainable), and (3) state on the first page of such notice in capital, bold face
letters “NOTICE OF DEFAULT.” 
 (b) Tenant covenants and agrees, notwithstanding any termination of this
Lease as aforesaid or any entry or re entry by Landlord, whether by summary proceedings, termination, or otherwise, to pay and be liable for on the days originally fixed herein for the payment thereof, amounts equal to the several installments of
Rent and other charges reserved as they would become due under the terms of this Lease if this Lease had not been terminated or if Landlord had not entered or re entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or
in part, or for a period less than the remainder of the Term, or for the whole thereof; but in the event the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent received by Landlord in reletting, after
deduction of all expenses incurred in reletting the Premises (including, without limitation, remodeling costs, brokerage fees, reasonable and the like), and in collecting the rent in connection therewith. As an alternative, at the election of
Landlord, Tenant will upon such election pay to Landlord, as liquidated damages, either (i) such a sum as at the time of such termination represents the amount of the excess, if any, of the then present value of the total Rent and other
benefits which 

  
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would have accrued to Landlord under this Lease for the remainder of the Lease Term if the lease terms had been fully complied with by Tenant over and above the then present cash rental value of
the Premises for what would be the then unexpired Lease Term if the same remained in effect (minus any amounts previously collected by Landlord pursuant to the first sentence of this paragraph) using the Federal Reserve discount rate, or equivalent,
plus 2% shall be used in calculating present values or (ii) a sum equal to twelve (12) months (or such lesser number of months as may then be remaining in the Lease Term) of Base Rent and additional rent at the rate last payable by Tenant
under this Lease, as Landlord specifies in such election. For purposes of this Article, if Landlord elects to require Tenant to pay damages in accordance with clause (i) of the immediately preceding sentence, the total amount due shall be
computed by assuming that Tenant’s Operating Costs Payments would be for each lease year and for the balance of such unexpired term, the amount thereof respectively for the lease year in which such termination, entry or re-entry shall occur.

 (c) In case of any Default of Tenant, re-entry, entry, expiration and dispossession by summary proceedings or otherwise,
Landlord may (i) re-let the Premises or any part or parts thereof, either in the name of Landlord or otherwise, for a term or terms which may at Landlord’s option be equal to or less than or exceed the period which would otherwise have
constituted the balance of the Lease Term and may grant concessions or free rent to the extent that Landlord considers advisable or necessary to re-let the Premises and (ii) make such alterations, repairs and decorations in the Premises as
Landlord, in its sole judgment, considers advisable or necessary for the purpose of reletting the Premises; and no action by Landlord in accordance with the foregoing shall operate or be construed to release Tenant from liability hereunder as
aforesaid. It is specifically understood and agreed that Landlord shall be entitled to take into account in connection with any reletting of the Premises all relevant factors which would be taken into account by a sophisticated developer in securing
a replacement tenant for the Premises, such as, but not limited to, the first class quality of the Building and the financial responsibility of any such replacement tenant. Landlord shall in no event be liable in any way whatsoever for failure to
re-let the Premises, or, in the event that the Premises are re-let, for failure to collect the rent under such re-letting, and Tenant hereby waives, to the extent permitted by applicable Requirements, any obligation Landlord may have to mitigate
Tenant’s damages. Landlord agrees to list the Premises with a broker in the event of a termination, entry or re-entry under this Article XIV, provided that Landlord’s obligation to list the Premises as provided herein is independent of
Tenant’s obligations under this Article XIV and shall not be construed to entitle Tenant to set-off against any amounts payable by Tenant hereunder in the event of a breach or alleged breach by Landlord of such obligation. In no event shall
Landlord be obligated to give priority to the re-letting of the Premises over any other premises in the Building, if any, or any other building owned by Landlord. 

(d) The specified remedies to which Landlord may resort hereunder are not intended to be exclusive of any remedies or means of
redress to which Landlord may, at any time, be entitled lawfully and Landlord may invoke any remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein provided for. 

  
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 (e) All fees, costs and expenses incurred by or on behalf of Landlord (including,
without limitation, reasonable attorneys’ fees and expenses) in enforcing its rights hereunder or occasioned by any Default of Tenant shall be paid by Tenant. 

(f) Upon any Default of Tenant, or the expiration or termination of this Lease, Landlord shall have the right of summary
process under Massachusetts General Laws c.239, or other applicable statutes, and such other rights to recover possession as permitted by law. Tenant and Landlord each hereby waives any and all rights under the laws of any state to the right, if
any, to trial by jury. 
 Nothing contained in this Lease shall limit or prejudice the right of Landlord to prove for and obtain in
proceedings for bankruptcy, insolvency, or like proceedings by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, the
damages are to be proved, whether or not the amount be greater than, equal to, or less than the amount of the loss or damages referred to above, subject to the limitation of liability provided in Section 17.21. 

14.2 LANDLORD’S DEFAULT 

Landlord shall in no event be in default in the performance of any of Landlord’s obligations hereunder unless Landlord shall have failed
to perform such obligations within thirty (30) days (or such additional time as is reasonably required to correct any such default if such default is of such a nature that Landlord cannot reasonably remedy the same within such thirty (30)-day
period, if Landlord commences to remedy same within such 30-day period and diligently prosecutes such remedy to completion, but in any event not to exceed ninety (90) days) after notice by Tenant to Landlord properly specifying wherein Landlord
has failed to perform any such obligation. Without limitation, in no event shall Tenant have the right to terminate or cancel this Lease or to withhold Rent or to set-off or deduct any claim or damages against Rent as a result of any default by
Landlord or breach by Landlord of its covenants or any warranties or promises hereunder, except as otherwise expressly set forth herein. Landlord shall pay Tenant interest at the Lease Interest Rate on any funds due to Tenant that Landlord fails
timely to pay or credit, as applicable, to Tenant; except that Landlord shall be provided notice and a five (5) Business Day cure period before such interest will begin to accrue. 

If Landlord defaults in the observance or performance of any term or provision of this Lease on Landlord’s part to be observed or
performed with respect to making repairs to the Premises or any portion thereof and such failure continues for thirty (30) days after prior notice thereof to Landlord or such shorter period, if any, as may be feasible in case of an emergency
threatening life or property (such notice to expressly state Tenant’s intention to exercise its rights under this Section), then Tenant, to the extent such default materially and adversely impacts Tenant’s business operations in the
Premises, without being under any obligation to do so and without thereby waiving such default, may give to Landlord a second notice containing the following caption on the first page thereof in bold and capitalized type: “NOTICE OF INTENT TO
EXERCISE SELF-HELP RIGHTS WITHIN FIVE (5) BUSINESS DAYS AFTER YOUR RECEIPT OF THIS NOTICE”, and if Landlord fails to cure such default with such five (5) business days period, Tenant may remedy such default and perform such repair
(but only to the affected portion or portions of the Premises or on the applicable floor of the Premises and 

  
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nowhere else in the Building or any portion thereof) for the account and at the expense of Landlord. Tenant shall give any mortgagee of which Tenant has prior notice at least five (5) days
prior written notice prior to commencing such repair. All reasonable expenditures made by Tenant in connection therewith, including, but not limited to, reasonable attorneys’ fees in instituting, prosecuting or defending any action or
proceeding, such sums, with interest at the Lease Interest Rate, shall, at Landlord’s option, either be paid to Tenant by Landlord within thirty (30) days after submission by Tenant to Landlord of a reasonably detailed invoice therefor or
credited against the next installments of Base Rent thereafter becoming due hereunder (provided that such credits shall not exceed in any event more than 32.5% of the Base Rent due in any one month, with amounts due to Tenant accruing interest
thereafter at the Lease Interest Rate until Tenant is paid or reimbursed by credit in full). Notwithstanding the immediately preceding sentence to the contrary, if there are insufficient remaining rental obligations to offset Tenant’s refund,
or if the Lease Term has expired and Tenant has no outstanding monetary obligations to Landlord, Landlord shall pay such amount to Tenant within thirty (30) days. Any dispute as to whether Tenant had the right to exercise the remedies under
this Section or as to the amount Tenant claims is due to Tenant shall be resolved by arbitration in accordance with the provisions of Article XX prior to payment or credit, as applicable. 

Any notice of default required to be delivered under this Section shall (1) specify the applicable default, (2) if monetary in
nature, specify the amount required to be paid to cure such default (to the extent then ascertainable), and (3) state on the first page of such notice in capital, bold face letters “NOTICE OF DEFAULT.” 

ARTICLE XV 
 LANDLORD’S ACCESS
TO PREMISES 
 15.1 LANDLORD’S RIGHT OF ACCESS 

Landlord and its agents, contractors, and employees shall have the right to enter the Premises at all reasonable hours (unless such entry is
reasonably likely to adversely affect Tenant’s ability to conduct its business in any substantial or material portion of the Premises or otherwise adversely affect Tenant’s use or occupancy of any substantial or material portion of the
Premises, in which event such access shall occur at times other than Tenant’s business hours, except in the event of an emergency and except for entry by janitorial personnel) upon reasonable advance notice (except that no notice shall be
required and Landlord may enter at any time in case of emergency in which event concurrent notice shall be provided to the extent practicable) for the purpose of inspecting or of making repairs or alterations, to the Premises or the Building or
additions to the Building, and Landlord shall also have the right to make access available at all reasonable hours to prospective or existing mortgagees or purchasers of any part of the Premises or the Building, provided, however, that in each case,
Landlord shall use commercially reasonable efforts to minimize any interference with the conduct of Tenant’s business in the Premises. To assure access by Landlord to the Premises, Tenant shall provide Landlord with duplicate copies of all keys
used by Tenant in providing access to the Premises. Landlord shall not store any materials in the Premises during the performance of such work except to the extent that such storage does not unreasonably interfere with Tenant’s business and use
of the Premises. Any confidential information obtained by Landlord or its agents during such access shall be treated confidentially. Landlord and its agents, employees and contractors 

  
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shall use reasonable care with respect to Tenant’s personal property located in the Premises. Notwithstanding anything to the contrary set forth herein, neither Landlord, nor Landlord’s
agents, representatives, contractors, or employees, may enter any portion of the Premises reasonably designated from time to time by Tenant as a security area (not to exceed 2,500 rentable square feet in the aggregate) without being accompanied by a
representative of Tenant, except in the case of an emergency, provided that such areas are clearly labeled as such and Landlord is given at least thirty (30) days’ prior written notice of the location of such areas. In connection with any
access, repairs, alterations, or other entry into the Premises as permitted under this Article or otherwise, other than in the event of an emergency, Landlord shall exercise reasonable diligence so as to minimize the disturbance, but nothing
contained herein shall be deemed to require Landlord to perform the same on an overtime or premium pay basis, except that, other than in the event of an emergency, Landlord, at its expense, shall employ contractors or labor at so-called overtime or
other premium pay rates if necessary to make any such repairs or alterations to be made by Landlord hereunder to remedy any condition that (1) results in a denial of reasonable access to any floor of the Premises, (2) threatens the health
or safety of any occupant of the Premises, or (3) materially interferes with Tenant’s ability to conduct its business in any substantial or material portion of the Premises. In all other cases, at Tenant’s request, Landlord shall
employ contractors or labor at so-called overtime or other premium pay rates and incur any other overtime costs or expenses in making any repairs, alterations, additions, or improvements, provided Tenant shall pay to Landlord, as additional rent,
within thirty (30) days after demand, an amount equal to the difference between (x) the overtime or other premium pay rates, including all fringe benefits and other elements of such pay rates, and (y) the regular pay rates for such
labor, including all fringe benefits and other elements of such pay rates. In making any repairs, alterations, additions, or improvements, Landlord shall cause its contractors or labor to cover and secure such repair areas and equipment in such a
manner to minimize interference with Tenant’s business operations during Business Hours. 
 For a period commencing eighteen
(18) months prior to the expiration of the Lease Term, Landlord may have reasonable access to the Premises at all reasonable hours and upon reasonable advance notice for the purpose of exhibiting the same to prospective tenants. 

ARTICLE XVI 
 RIGHTS OF MORTGAGEES

 16.1 SUBORDINATION AND ATTORNMENT 

(a) This Lease and the interest of Tenant hereunder shall be superior to the rights of any holder of a mortgage or holder of a
ground lease or property that includes the Premises, unless any such holder enters into a non-disturbance agreement with Tenant in form and substance reasonably acceptable to Tenant and such holder providing that Tenant shall not be disturbed in its
use or occupancy of the Premises for as long as this Lease continues in full force and effect and shall be afforded the protection of all of its rights and benefits hereunder (such agreement, a “SNDA”). Notwithstanding the
immediately preceding sentence to the contrary, any holder of a mortgage or holder of a ground lease of property which includes the Premises, executed and recorded before or (if such holder wishes to subordinate this Lease to such mortgage or ground
lease) subsequent to the date of this Lease, shall enter into a SNDA. The form attached hereto as Exhibit SNDA is acceptable to Tenant. 

  
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 (b) Forthwith upon the request of Landlord, the holder of any mortgage or deed of
trust affecting the Premises, or the lessor under any ground lease affecting the Premises, Tenant shall execute and deliver to such party an attornment agreement providing that Tenant shall attorn to such holder or lessor in the event of a
foreclosure of such mortgage or deed of trust or transfer in lieu thereof or a termination of such ground lease and incorporating such other terms and conditions as such party may reasonably require, provided that such agreement includes an
agreement by such other party to recognize the rights of Tenant under this Lease (Tenant agreeing that the form attached hereto as Exhibit SNDA is acceptable to it). 

(c) Except for the mortgage held by Webster Bank, National Association, Landlord represents and warrants to Tenant that there
is no mortgage or ground lease affecting the Lot or Building as of the date hereof. 
 16.2 NOTICE TO MORTGAGEE AND GROUND LESSOR 

(a) After receiving notice from any person, firm, or other entity (or from Landlord on behalf of any such person, etc.) that it
holds a mortgage which includes the Premises as part of the mortgaged premises, or that it is the ground lessor under a lease with Landlord as ground lessee which includes the Premises as a part of the premises demised thereunder, no notice from
Tenant to Landlord shall be effective unless and until a copy of the same is given to such holder or ground lessor, and the curing of any of Landlord’s defaults by such holder or ground lessor shall be treated as performance by Landlord.
Accordingly, no act or failure to act on the part of Landlord which would entitle Tenant under the terms of this Lease, or by law, to be relieved of Tenant’s obligations hereunder shall have such an effect unless and until Tenant shall have
first given written notice to such holder or ground lessor, if any, specifying the act or failure to act on the part of Landlord which could or would give basis to Tenant’s rights and such holder or ground lessor, after receipt of such notice,
has failed or refused to correct or cure the condition complained of within a reasonable time thereafter (but not to exceed one hundred eighty (180) days in any event), but nothing contained in this Section 16 or elsewhere in this Lease
shall be deemed to impose any obligation on any such holder or ground lessor to correct or cure any such condition. 
 16.3 ASSIGNMENT OF
RENTS 
 With reference to any assignment by Landlord of Landlord’s interest in this Lease, or the rents payable hereunder, conditional
in nature or otherwise, which assignment is made to the holder of a mortgage or ground lease on property which includes the Premises, Tenant agrees: 

(a) that the execution thereof by Landlord, and the acceptance thereof by the holder of such mortgage, or the ground lessor,
shall never be treated as an assumption by such holder or ground lessor of any of the obligations of Landlord hereunder, unless such holder or ground lessor shall, by notice sent to Tenant, specifically otherwise elect; and 

  
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 (b) that, except as aforesaid, such holder or ground lessor shall be treated as
having assumed Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage and the taking of possession of the Premises, or in the case of a ground lessor, the assumption of Landlord’s position hereunder by such
ground lessor. 
 ARTICLE XVII 

MISCELLANEOUS PROVISIONS 
 17.1
CAPTIONS 
 The captions throughout this Lease are for convenience or reference only and shall in no way be held or deemed to define, limit,
explain, describe, modify, or add to the interpretation, construction, or meaning of any provision of this Lease. 
 17.2 BIND AND INURE

 Except as herein otherwise expressly provided, 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. The reference herein to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to
those instances in which Landlord may later give consent to a particular assignment as required by the provisions of Article VII. Neither the assignment by Landlord of its interest in this Lease as security to a lender holding a mortgage on the
Building, nor the acceptance thereof by such lender, nor the exercise by such lender of any of its rights pursuant to said assignment shall be deemed in any way an assumption by such lender of any of the obligations of Landlord hereunder unless such
lender shall specifically otherwise elect in writing or unless such lender shall have completed foreclosure proceedings under said mortgage. Whenever the Premises are owned by a trustee or trustees, the obligations of Landlord shall be binding upon
Landlord’s trust estate, but not upon any trustee, beneficiary or shareholder of the trust individually. 
 17.3 NO WAIVER 

The failure of Landlord or of Tenant to seek redress for violation of, or to insist upon the strict performance of any covenant or condition
of this Lease shall not be deemed to be a waiver of such violation or to prevent a subsequent act, which would originally have constituted a violation, from having all the force and effect of an original violation. The receipt by Landlord of Rent or
additional rent with knowledge of the breach of any covenant of this Lease shall not be deemed to be a waiver of such breach by Landlord unless such waiver is in writing signed by Landlord. No consent or waiver, express or implied, by Landlord or
Tenant to or of any breach of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other agreement or duty. 

17.4 NO ACCORD AND SATISFACTION 

No acceptance by Landlord of a lesser sum than the entire Rent then due shall be deemed to be other than on account of the earliest
installment of such Rent due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent or any part thereof be deemed to be an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord’s right to recover the balance of such installment or pursue any other remedy in this Lease or at law or in equity provided. 

  
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 17.5 CUMULATIVE REMEDIES 

The specific remedies to which Landlord may resort under the terms of this Lease are cumulative and not intended to be exclusive of any other
remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened breach by Tenant of any provisions of this Lease. In addition to the other remedies provided in this Lease, Landlord shall be entitled to the
restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease or to a decree compelling specific performance of any such covenants, conditions or provisions. Except as
otherwise set forth herein, any obligations of Tenant as set forth herein (including, without limitation, rental and other monetary obligations, repair obligations and obligations to indemnify Landlord) that accrued before the expiration or earlier
termination of this Lease shall survive the expiration or earlier termination of this Lease, and Tenant shall immediately reimburse Landlord for any expense incurred by Landlord in curing Tenant’s failure to satisfy any such obligation
(notwithstanding the fact that such cure might be effected by Landlord following the expiration or earlier termination of this Lease). 

17.6 PARTIAL INVALIDITY 
 If any
term or provision of this Lease or any portion thereof or the application thereof to any person or circumstances shall, to any extent, be invalid or unenforceable, then the remainder of this Lease and of such term or provision and the application of
this Lease and of such term and provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term of this Lease shall be valid and enforceable to the fullest extent
permitted by law. 
 17.7 LANDLORD’S RIGHT TO CURE 

If Tenant shall at any time default in the performance of any obligation under this Lease beyond applicable notice and cure periods (except in
the event of an emergency, in which case concurrent notice shall be given to the extent practicable), Landlord shall have the right, but not the obligation, to enter upon the Premises and/or to perform such obligation, notwithstanding the fact that
no specific provision for such substituted performance by Landlord is made in this Lease with respect to such default. In performing any such obligations, Landlord may make any payment of money or perform any other act. All sums so paid by Landlord
(together with interest at the Lease Interest Rate) and all necessary incidental costs and expenses in connection with the performance of any such act by Landlord, shall be deemed to be additional rent under this Lease and shall be payable to
Landlord within thirty (30) days of demand. Landlord may exercise the foregoing rights without waiving any other of its rights or releasing Tenant from any of its obligations under this Lease. 

17.8 ESTOPPEL CERTIFICATES 

Each party agrees on the Commencement Date and from time to time thereafter, within not more than fifteen (15) Business Days after
receipt of written request by the other party, to 

  
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execute, acknowledge and deliver to the requesting party a statement in writing, certifying that this Lease is unmodified and in full force and effect, that the party making such statement has no
defenses, offsets or counterclaims against its obligations to pay Rent and other charges required under this Lease and to perform its other covenants under this Lease and that, to the best of its knowledge, there are no uncured defaults of Landlord
or Tenant under this Lease (or, if there have been any modifications, that this Lease is in full force and effect, as modified, and stating the modifications, and, if there are any defenses, offsets, counterclaims or defaults, setting them forth in
reasonable detail), the dates to which the Rent and other charges have been paid, and such other matters related to the Lease as the party requesting the same may reasonably require. Any such statement delivered pursuant to this Section 17.8
may be relied upon by any prospective purchaser or mortgagee of the property which includes the Premises or any prospective assignee of any such mortgagee, as well as any prospective assignee or subtenant of Tenant. Failure of Tenant to provide the
foregoing certificate within such 15 Business Day period shall be deemed to be a Default without regard for any other notice or cure period set forth herein. 

17.9 BROKERAGE 
 Each party
hereto warrants and represents that it has dealt with no real estate broker or agent other than the Brokers in connection with this transaction and agrees to defend, indemnify and save the other party harmless from and against any and all claims for
commissions or fees arising out of this Lease which, as to the respective parties, are inconsistent with such party’s warranties and representations. Landlord shall be responsible for any commissions or fees owed to the Brokers in connection
with this transaction. The provisions of this Section shall survive the termination of this Lease. 
 17.10 ENTIRE AGREEMENT 

All negotiations, considerations, representations, and understandings between Landlord and Tenant are incorporated herein and this Lease
expressly supersedes any proposals or other written documents relating hereto. This Lease may be modified or altered only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter,
change, or modify any of the provisions hereof. 
 17.11 SURRENDER; HOLDOVER 

Upon the termination of the Lease Term, or upon any termination of Tenant’s right to possession of the Premises, Tenant shall surrender
possession of the Premises to Landlord broom clean, free of Tenant’s Property, and otherwise in the condition that the Premises is required to be kept under this Lease, ordinary wear and tear, and damage from casualty to the extent that
Landlord is required to restore the same pursuant to Article XII, excepted. Tenant shall surrender to Landlord all keys to the Premises and make known to Landlord the combination of all combination locks, if any, which Tenant is required to leave on
the Premises. Tenant shall have no right to hold over after expiration of the Term. Any holding over by Tenant after the expiration of the Term of this Lease shall be treated as a daily tenancy at sufferance at a rate equal to, for the first sixty
(60) days during which Tenant holds over, one-and-one-half (1.5) times the Base Rent, Tenant’s Operating Costs Payment, and any other additional rent due 

  
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hereunder in effect on the Expiration Date, and thereafter the greater of (a) the then fair rental value of the Premises or (b) two (2) times the Base Rent, Tenant’s Operating
Costs Payment, and any other additional rent due hereunder in effect on the Expiration Date. If Tenant holds over for more than sixty (60) days, Tenant shall also pay to Landlord all consequential and/or indirect damages (including any loss of
a tenant or rental income) sustained by Landlord by reason of any such holding over. Otherwise, such holding over shall be on the terms and conditions set forth in this Lease as far as applicable. Nothing in this paragraph shall be deemed to be a
waiver of any of Landlord’s rights or remedies under this Lease, at law or otherwise except as expressly set forth herein. 
 17.12
COUNTERPARTS 
 This Lease may be executed in any number of counterparts, which together shall constitute the Lease. Executed signature
pages of this Lease transmitted by facsimile or electronic mail shall be valid and binding as original signatures and shall be considered an agreement of the respective parties to fully execute and deliver originally signed copies of this Lease.

 17.13 CONSTRUCTION AND GRAMMATICAL USAGE 

This Lease shall be governed, construed and interpreted in accordance with the laws of The Commonwealth of Massachusetts, and Tenant agrees to
submit to the personal jurisdiction of any court (federal or state) in said Commonwealth for any dispute, claim or proceeding arising out of or relating to this Lease. In construing this Lease, feminine or neuter pronouns shall be substituted for
those masculine in form and vice versa, and plural terms shall be substituted for singular and singular for plural in any place in which the context so admits or requires. The use of the word “including” shall mean
“including, without limitation.” If there be more than one party tenant, the covenants of Tenant shall be the joint and several obligations of each such party and, if Tenant is a partnership, the covenants of Tenant shall be the
joint and several obligations of each of the partners and the obligations of the firm. If any provision of this Lease is capable of two constructions, one of which would render the provision void and the other of which would render the provision
valid, the provision shall have the meaning that renders it valid. As used in this Lease: (a) the word “or” is not exclusive and the word “including” is not limiting; (b) the words “herein,” “hereof”
and “hereunder” and other words of similar import refer to this Lease as a whole and not to any particular Article, Section or other subdivision; and (c) the word “Lease” means the body of this Lease and all schedules,
exhibits, and attachments hereto. Wherever a period of time is stated in this Lease as commencing or ending on specified dates, such period of time shall be deemed (i) inclusive of such stated commencement and ending dates, and (ii) to
commence at 12:00 A.M. Eastern Time on such stated commencement date and to end at 11:59 P.M. Eastern Time on such stated ending date. 

17.14 WHEN LEASE BECOMES BINDING 

Employees or agents of Landlord have no authority to make or agree to make a lease or any other agreement or undertaking in connection
herewith. The submission of this document for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this document shall become effective and binding only upon the execution and
delivery hereof by both Landlord and Tenant. 

  
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 17.15 SECURITY DEPOSIT 

Simultaneously with the execution and delivery of this Lease, Tenant shall deliver to Landlord an irrevocable standby letter of credit (the
“Letter of Credit”) in the amount of the Security Deposit Amount issued in the form attached hereto as Exhibit L/C by Silicon Valley Bank or any other bank or trust company reasonably satisfactory to Landlord (the
“Bank”). Landlord shall hold the Letter of Credit as security (the “Security Deposit”) for the performance by Tenant of all obligations on the part of Tenant to be kept and performed under this Lease. The Security
Deposit may not be deemed by Tenant to constitute rent for any month. Landlord shall have the right, from time to time without prejudice to any other remedy Landlord may have on account thereof, to draw upon the Letter of Credit if a Default has
occurred and is continuing (or as otherwise permitted pursuant to the last sentence of this paragraph) and apply such drawn funds to Landlord’s damages hereunder, in which event Tenant shall, within ten (10) days of request by Landlord,
restore the balance of the Letter of Credit to the Security Deposit Amount, by issuance of a replacement Letter of Credit. Tenant shall not have the right to call upon Landlord to apply all or any part of the Security Deposit to cure any defaults in
respect of any of the terms, provisions, or conditions of this Lease where such default continues beyond the expiration of any applicable notice or cure period, but such use shall be solely in the discretion of Landlord. Tenant shall maintain the
Letter of Credit, or a substitute Letter of Credit from the Bank (or another bank approved by Landlord and conforming to the requirements of this Section 17.15), in accordance with the terms hereof, in full force and effect at all times through
the Term and for sixty (60) days thereafter. Notwithstanding anything to the contrary herein, Landlord shall have no right to use or apply any portion of the Letter of Credit unless a Default of Tenant has occurred and is continuing, or would
have occurred with the giving of notice and passage of applicable cure periods, but transmittal of a default notice is stayed or barred by applicable bankruptcy or other similar law, or unless Landlord is entitled to do so under the following
paragraph. 
 If the Letter of Credit will expire before the date that is sixty (60) days following the Expiration Date or earlier
expiration of the Term, Tenant shall replace the Letter of Credit deposited with Landlord by providing Landlord with a substitute Letter of Credit at least thirty (30) days prior (each such 30th day prior being referred to herein as a
“Change Date”) to the expiration date of the then effective Letter of Credit in the Security Deposit Amount. Any failure by Tenant to provide such a substitute Letter of Credit before any Change Date shall entitle Landlord to draw
on all funds available under the Letter of Credit then being held by Landlord and hold the same as the Security Deposit. In such event, Landlord may require that Tenant replace such funds with a substitute Letter of Credit in the amount of the
Security Deposit Amount by notice to Tenant. Tenant’s failure to provide a substitute Letter of Credit within ten (10) days after the giving of such Landlord’s notice shall be deemed a Default under this Lease for which no further
notice or grace period shall apply. Any Letter of Credit shall be freely transferable without cost to Landlord, any such successor or any lender holding a collateral assignment of Landlord’s interest in the Lease. If the Bank that issued the
Letter of Credit then held by Landlord (1) is placed into receivership or conservatorship by the Federal Deposit Insurance Corporation or any successor or similar entity, (2) fails to meet the Minimum Rating

  
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Requirement, (3) enters into any supervisory agreement with any governmental authority; or (4) fails to meet any capital requirements imposed by applicable Requirements, then Landlord
may require that Tenant, within thirty (30) days of receipt of notice thereof, obtain, at Tenant’s sole cost and expense, a substitute Letter of Credit from a different Bank satisfying the requirements of this Lease. For the purposes of
this Lease, the term “Minimum Rating Requirement” means the short term unsecured debt obligations or commercial paper of the Bank are rated at least A-3 by Standard & Poor’s Ratings Group, a division of the McGraw-Hill
Companies (“S&P”), or, if an S&P rating is unavailable, P-3 by Moody’s Investors Service, Inc. (“Moody’s”), or F-3 by Fitch IBCA, Inc. (“Fitch”) in the case of accounts in which
funds are held for thirty (30) days or less, or, in the case of Letters of Credit or accounts in which funds are held for more than thirty (30) days, the long term unsecured debt obligations of which are rated at least “BBB” by
S&P or, in the event an S&P rating is unavailable, “Baa3” by Moody’s or “BBB” by Fitch. 
 Within sixty
(60) days following the later of (i) the expiration or earlier termination of the Term, and (ii) the date Tenant vacates the Premises in accordance with this Lease, Landlord shall return the Security Deposit or so much thereof as
shall not have theretofore been applied in accordance with the terms of this Section (or as may be reasonably determined by Landlord to be necessary to cure any default of Tenant hereunder that is then continuing beyond applicable notice, provided
that if such default is cured before the expiration of the applicable cure period, any such amounts shall promptly be returned to Tenant). Landlord shall have no obligation to pay interest on the Letter of Credit or any proceeds therefrom except as
may be expressly required below. If Landlord obtains possession of any proceeds from the Letter of Credit, prior to applying the same to Tenant’s obligations in accordance with the terms of this Section, Landlord shall hold the proceeds as a
cash Security Deposit as further described below. 
 If Landlord conveys Landlord’s interest under this Lease, the Letter of Credit may
be assigned by Landlord to Landlord’s grantee, and if so assigned, provided that Landlord gives Tenant notice of the name of such grantee, and such grantee acknowledges receipt to Tenant thereof and assumes by written instrument delivered to
Tenant Landlord’s obligations with respect to the Security Deposit from and after the date of such assumption (whether expressly or by assumption of the Lease, generally), Tenant agrees to look solely to such grantee for proper application of
the Letter of Credit in accordance with the terms of this Section and the return thereof in accordance herewith. Upon such delivery, Tenant hereby releases Landlord named herein of any and all liability with respect to the Letter of Credit, the
application of any proceeds thereof and its return, and Tenant agrees to look solely to such grantee. This provision shall also apply to subsequent grantees. Neither the holder of a mortgage nor the lessor in a ground lease of property which
includes the Premises shall ever be responsible to Tenant for the return or application of Security Deposit, whether or not it succeeds to the position of Landlord hereunder, unless the Security Deposit shall have been received in hand by such
holder or ground lessor. Tenant acknowledges that Landlord may be required to pledge the proceeds of the Letter of Credit to any lender holding a collateral assignment of Landlord’s interest in the Lease and agrees to provide Landlord with such
documentation as Landlord may reasonably request, and to cooperate with Landlord as is reasonably necessary (provided that Landlord pays any material and reasonable out of pocket costs incurred by Tenant in connection therewith) to evidence the
consent to such pledge by the issuer of the Letter of Credit. Tenant may assign its rights to the Security Deposit to any permitted assignee in connection with a permitted assignment of this Lease by written notice to Landlord (whether expressly or
by inclusion within the assignment of the Lease). 

  
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 Any portion of the Security Deposit held in the form of cash from time to time during the term by
Landlord (the “Cash Security Deposit”) shall be subject to the following terms. The Cash Security Deposit will be held by Landlord as security for the performance by Tenant of all obligations on the part of Tenant to be kept and
performed under this Lease. The Cash Security Deposit may not be deemed by Tenant to constitute rent for any month. Landlord may, to the extent permitted by Requirements, commingle the Cash Security Deposit with other funds of Landlord and no
interest shall be payable to Tenant thereon unless and except to the extent required by applicable Requirements. The then remaining portion of the Cash Security Deposit shall be returned to Tenant within sixty (60) days after expiration of the
Term, provided there then exists no breach of any undertaking of Tenant hereunder for which Tenant has received notice (and if such breach is cured before the expiration of the applicable cure period, any such amounts shall promptly be returned to
Tenant). Tenant shall not have the right to call upon Landlord to apply all or any part of the Cash Security Deposit to cure any defaults in respect of any of the terms, provisions, or conditions of this Lease where such default continues beyond the
expiration of any applicable notice or cure period, but such use shall be solely in the discretion of Landlord. Notwithstanding anything to the contrary herein, Landlord shall have no right to use or apply any portion of the Cash Security Deposit
unless a Default of Tenant has occurred and is continuing. 
 Upon any conveyance by Landlord of its interest under this Lease, the Cash
Security Deposit shall be delivered by Landlord to Landlord’s grantee. Upon any such delivery, provided Landlord gives Tenant notice of the name of such grantee, Tenant hereby releases Landlord herein named of any and all liability with respect
to the Cash Security Deposit, its application and return, and Tenant agrees to look solely to such grantee or transferee. This provision shall also apply to subsequent grantees and transferees. Neither the holder of a mortgage nor the lessor in a
ground lease of property which includes the Premises shall ever be responsible to Tenant for the return or application of Security Deposit, whether or not it succeeds to the position of Landlord hereunder, unless the Security Deposit shall have been
received in hand by such holder or ground lessor. 
 Provided that Tenant is not then in monetary or material non-monetary default under the
Lease following applicable notice from Landlord of such default, but without regard for any cure period, Tenant shall be entitled to reduce the Security Deposit Amount from the amount initially set forth in Section 1.2, above, to the sum of
$1,958,441.50 on one occasion following the second anniversary of the Rent Commencement Date by delivery of an amended or replacement Letter of Credit to Landlord in compliance with the provisions of this Section 17.15. 

17.16 TENANT’S FINANCIAL CONDITION. 

If Tenant is no longer publicly traded on a nationally recognized exchange at any time during the term of this Lease, or Tenant’s
financial information ceases to be publicly available during the Lease Term for any reason, then, within ten (10) days after request by Landlord from time to time but in no event on more than two occasions in any twelve (12) month period,
Tenant shall deliver to Landlord Tenant’s financial statements (which shall be audited if available and 

  
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which shall be for the latest available year and in any event for a year ended not more than fifteen (15) months prior to Landlord’s request). Such financial statements may be delivered
by Landlord to its mortgagees and lenders and prospective mortgagees, lenders and purchasers but shall otherwise be held in confidence (other than disclosures required pursuant to applicable Requirements). Tenant represents and warrants to Landlord
that each such financial statement shall be true and accurate as of the date of such statement. 
 17.17 ROOFTOP AND CONDUIT RIGHTS 

Notwithstanding anything contained in this Lease to the contrary, Tenant shall have the right, at no charge, but subject to Landlord’s
reasonable approval of all aspects thereof, including, without limitation, the plans and specifications and the contractors therefor, to use the roof of the Building (other than the areas reserved to Landlord for use by Landlord and anyone claiming
by through or under Landlord in the location indicated on Exhibit RESERVED ROOF AREA attached hereto (the “Reserved Roof Area”)) to install, maintain, repair, replace and operate appropriate equipment for use by occupants of
the Premises (including, without limitation, a reasonable number of microwave or satellite dishes, antennae, and a reasonable amount of air conditioning equipment) (collectively, the “Roof Equipment”). To the extent existing access
conduits from the Roof Area through the core areas in the Building are not sufficient to service the Roof Equipment, Tenant may not install additional access conduits without the prior approval of Landlord as to location and method of installation.
In addition, Tenant shall have the right, at Tenant’s sole cost and expense, to connect the Rooftop Equipment to electrical power via such conduits. Tenant, at Tenant’s cost, shall extend Landlord’s existing electrical service on the
roof of the Building as is necessary to serve the Roof Equipment. Tenant may use the roof space solely for Tenant’s own use and for the concurrent use by any subtenant or assignee of any material portion of the Premises (but not for resale
purposes). In connection therewith, Landlord shall make available to Tenant access to the roof space for the construction, installation, maintenance, repair, operation and use of Tenant’s Roof Equipment. Tenant shall comply with Landlord’s
reasonable instructions to preserve the roof warranty and shall be responsible for all repairs and maintenance to the roof required as a result of Tenant’s installation, maintenance, repair, replacement or operation of any such equipment.
Landlord reserves the right to require that Tenant, at Tenant’s expense, utilize a contractor designated by Landlord for any penetrations of the roof. In addition, without limiting any other provision of this Lease, the following provisions
shall be applicable to the Roof Area to the extent that the Roof Area is utilized by Tenant: 
 (a) All work and installations on the roof
shall be performed in accordance with the approved plans and specifications, in a good and workerlike manner and in compliance with all applicable legal requirements; 

(b) Tenant shall repair any damage to the roof caused by Tenant’s installation and operation of the Rooftop Equipment, except to the
extent due to the negligence or willful misconduct of Landlord or any Landlord Party; 
 (c) Tenant shall defend, indemnify and hold
Landlord harmless from and against all loss, cost, damage and expense including, without limitation, reasonable attorneys’ fees, and all claims for damage or injury arising out of (i) Tenant’s misuse of the roof (except to the extent
due to the negligence or willful misconduct of Landlord or any Landlord Party) or (ii) Tenant’s failure to comply with the requirements of this Section 17.17; 

  
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 (d) Tenant shall not place a load upon the roof in excess of the design load capacity therefor;

 (e) At the expiration or earlier termination of this Lease, Tenant shall, at its expense, remove the Roof Equipment from the roof and
repair all damage caused by such removal; and 
 (f) Landlord reserves the right at any time and from time to time (i) at
Landlord’s expense to relocate Tenant’s equipment and installations to other areas on the roof in a good, workerlike and expeditious manner, in accordance with all Requirements, and in a manner that preserves the functionality of such
equipment and installations and (ii) to require Tenant, at Landlord’s out of pocket expense (but includable in the calculation of Operating Costs to the extent not otherwise excluded, e.g., to the extent not a prohibited capital
replacement or improvement), to temporarily remove from the roof all of its equipment and installations to the extent necessary to permit Landlord to perform repairs or other necessary work on the roof. Following any such temporary removal or
relocation (to the extent possible, to other areas of the roof), Landlord agrees to cause such repairs or other necessary work on the roof to be completed as expeditiously as possible. 

17.18 NOTICE OF LEASE 
 In the
event this Lease or a copy thereof shall be recorded by Tenant, then such recording shall constitute a Default by Tenant under Article XIV hereof entitling Landlord to immediately terminate this Lease. At the request of either Landlord or Tenant,
the parties shall execute a document in recordable form containing only such information as is necessary to constitute a Notice of Lease under Massachusetts law. All costs of preparation and recording such notice shall be borne by the requesting
party. At the expiration or earlier termination of this Lease, Tenant shall provide Landlord with an executed termination of the Notice of Lease in recordable form, which obligation shall survive such expiration or earlier termination. 

17.19 NO SURRENDER 
 The
delivery of keys to any employee of Landlord or to Landlord’s agents or employees shall not operate as a termination of this Lease or a surrender of the Premises. 

17.20 COVENANT OF QUIET ENJOYMENT 

Subject to the to the terms and conditions of this Lease and the easements and restrictions of record applicable to the Lot listed on
Exhibit ENCUMBRANCES, Tenant shall lawfully, peaceably, and quietly have, hold, occupy, and enjoy the Premises during the term hereof, without hindrance or ejection by Landlord or by any persons claiming under Landlord during the Lease Term.
The foregoing covenant of quiet enjoyment is in lieu of any other covenant, express or implied. 

  
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 17.21 NO PERSONAL LIABILITY 

Tenant agrees to look solely to Landlord’s then-equity interest in the Building and the Lot at the time owned, and in any sale, taking,
and insurance proceeds therefrom, for recovery of any judgment from Landlord; it being specifically agreed that neither Landlord (whether Landlord be a manager, member, individual, partnership, firm, corporation, limited liability company, trustee,
fiduciary, or other entity) nor any partner, member, officer, trustee, manager, fiduciary, beneficiary, shareholder or director of Landlord, nor any trust of which any person holding Landlord’s interest is trustee nor any successor in interest
to any of the foregoing shall ever be personally liable for any such judgment, or for the payment of any monetary obligation to Tenant. The covenants of Landlord contained in this Lease shall be binding upon Landlord and Landlord’s successors
only with respect to breaches occurring during Landlord’s and Landlord’s successors’ respective periods of ownership of Landlord’s interest hereunder. 

No partner, member, officer, trustee, manager, fiduciary, beneficiary, shareholder or director of Tenant, nor any trust of which any person
holding Tenant’s interest is trustee nor any successor in interest to any of the foregoing shall ever be personally liable for any judgment against Tenant, or for the payment of any monetary obligation to Landlord. 

Neither Landlord nor Tenant shall ever be liable for any loss of business or any indirect or consequential damages under this Lease except as
expressly set forth in Section 17.11 hereof and that no remedy expressly provided hereunder shall be deemed indirect or consequential. This paragraph shall not be deemed to limit or otherwise affect either party’s right to obtain
injunctive relief or specific performance or availability of any other right or remedy which may be accorded such party by law or the Lease. 

17.22 NOTICES 
 Whenever, by the
terms of this Lease, any bill, statement, demand, notice, request, or other communication shall or may be given either to Landlord or to Tenant, the same shall be in writing and shall be delivered by hand or sent by registered or certified mail,
postage prepaid or by nationally recognized overnight courier (such as Federal Express or U.S. Postal Service Express Mail): 
 If intended
for Landlord, addressed to at the address set forth in Section 1.2 with a copy to Dain Torpy, 745 Atlantic Avenue, 5th Floor, Boston, MA 02111, Attention: Joseph R. Torpy, or to such other addresses as may from time to time hereafter be
designated by Landlord by like notice. 
 If intended for Tenant, addressed to Tenant at the address set forth in Section 1.2, with a
copy to Latham & Watkins LLP, John Hancock Tower, 20th Floor, 200 Clarendon Street, Boston, MA 02116, Attention: John H. Chory, Esq., or to such other address or addresses as may from time to time hereafter be designated by Tenant by like
notice. 
 Any such bill, statement, demand, notice, request or other communication shall be deemed effective upon delivery, or refusal to
accept delivery, whichever occurs first, at the address or addresses of the intended recipient, as set forth above. Notices for either party may be given by counsel for such party. In no event shall a post office box be acceptable for designation of
a notice address under this Lease. Default notices to Tenant and Landlord shall, in addition, be delivered in accordance with the provisions set forth in Sections 14.1 and 14.2, respectively. 

  
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 17.23 ANTI-TERRORISM REPRESENTATIONS 

Each party represents and warrants to the other that: (a) it is not, and shall not during the Term of this Lease become, a person or
entity with whom the other party is restricted from doing business under the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, H.R. 3162, Public Law 107-56 (commonly known as
the “USA Patriot Act”) and Executive Order Number 13224 on Terrorism Financing, effective September 24, 2001 and regulations promulgated pursuant thereto, including, without limitation, persons and entities named on the Office
of Foreign Asset Control Specially Designated Nationals and Blocked Persons List (collectively, “Prohibited Persons”); and (b) to the best of such party’s knowledge, such party is not currently conducting any business or
engaged in any transactions or dealings, or otherwise associated with, any Prohibited Persons; and (c) such party will not in the future during the Term of this Lease knowingly engage in any transactions or dealings, or be otherwise associated
with, any Prohibited Persons. The representations and warranties contained in this Section 17.23 shall be continuing in nature and survive the expiration or earlier termination of this Lease. In connection with the foregoing, it is expressly
agreed that any breach by either party of the foregoing representations and warranties shall be deemed a default by such party under this Lease and shall be covered by the indemnity provisions contained herein. 

17.24 CONFIDENTIALITY 
 Tenant
agrees this Lease and the terms hereof, shall be treated as confidential and will not be disclosed to anyone in any fashion by Tenant, except to its affiliates, lenders, employees, attorneys, accountants, other professionals and agents, each of whom
shall agree to keep this Lease and the terms hereof confidential, unless specifically agreed to by Landlord in writing or otherwise to the extent required pursuant to applicable Requirements (provided that Tenant shall consult with Landlord prior to
making any disclosure of this Lease and the terms hereof required pursuant to applicable Requirements). The provisions of this Section 17.24 shall survive the expiration or earlier termination of this Lease. 

17.25 DUE AUTHORITY 
 Landlord
and Tenant each warrant to the other that it is duly organized, validly existing and in good standing under the laws of the jurisdiction of its organization, with full power and authority to execute and deliver this Lease, that this Lease
constitutes the valid and legally binding obligation of such party, enforceable in accordance with its terms, and that the undersigned representatives are duly authorized to execute and deliver this Lease on behalf of such party. 

17.26 COUNTERPART SIGNATURES 

This Lease may be executed in several counterparts and by each party on a separate counterpart, each of which when so executed and delivered
shall be an original, and all of which together shall constitute one instrument. 

  
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 17.27 TENANT’S NAME 

Landlord shall not use Tenant’s trademark(s) or logo(s) without Tenant’s prior written consent in connection with any promotional or
marketing materials or otherwise knowingly (provided, however, that this Section 17.27 shall not be deemed to prevent Landlord from using pictures of the Building in such promotional or marketing materials, whether or not such trademark(s) or
logo(s) are visible in such pictures). 
 17.28 BOARD APPROVAL CONTINGENCY. 

This Lease and the obligations of the parties hereto are contingent upon Tenant’s Board of Directors approving the same at its meeting on
November 20, 2014. This contingency shall be deemed satisfied and this Lease shall be fully effective unless Tenant notifies Landlord in writing delivered no later than 5PM (Eastern) on November 21, 2014 that Tenant’s Board of
Directors has not approved the Lease (it being agreed that notice may be delivered to Landlord’s Boston address only for purposes of this Section 17.28). In the event Tenant so notifies Landlord in strict accordance with the foregoing that
Tenant’s Board of Directors has not approved this Lease, then this Lease shall be of no further force and effect. 
 17.29
REIMBURSEMENT OF OUT-OF-POCKET COSTS 
 Whenever this Lease shall provide that Landlord or Tenant shall pay the out-of-pocket costs of the
other party, such out-of-pocket costs shall be commercially reasonable where specified as such and (a) whenever a party requests reimbursement for its out-of-pocket costs, such party shall deliver to the requesting party bills, receipts,
invoices or other documentation reasonably evidencing such costs, and (b) if such documentation is not so delivered with five (5) days after request thereof, the time periods set forth herein with respect to any such payments shall be
tolled until five (5) days after delivery to the requesting party of such documentation. Subject to the provisions of this Section 17.29, any additional rent for which no time period is expressly provided in this Lease for the payment
thereof, shall be due and payable within thirty (30) days after demand from Landlord. 
 17.30 MODIFICATIONS 

Any modification or amendment of this Lease shall be in writing and shall be executed by the party to be charged. 

17.31 LANDLORD’S REPRESENTATIONS AND WARRANTIES 

Landlord represents and warrants to Tenant that (a) as of the date hereof, there is no condemnation of any part of the Building currently
pending, nor has Landlord received notice that any such condemnation is threatened, and (b) as of the date hereof, there are no special assessments presently pending by governmental authorities, nor has Landlord received notice that any
assessment is pending. 

  
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 ARTICLE XVIII 

RIGHT OF FIRST OFFER TO PURCHASE 

18.1 RIGHT OF FIRST OFFER TO PURCHASE 

The first time during the Lease Term Landlord intends to transfer its Ownership Interest In The Building (as defined below) to a third party
that is not a transaction otherwise exempt from this Article XVIII as described below, Landlord shall give notice of such intention to Tenant (“Landlord’s Offer Notice”). Tenant shall have a period of thirty (30) days
following Tenant’s receipt of Landlord’s Offer Notice (the “Negotiation Period”) to negotiate in good faith with Landlord for the purchase of the Ownership Interest In The Building; provided, however, in no event shall
Landlord be required to accept any terms and conditions proposed by Tenant (Tenant’s rights under this Article XVIII being collectively referred to herein as Tenant’s “First Offer Right”). In the event Tenant indicates a
desire to purchase Landlord’s Ownership Interest In The Building prior to the expiration of the Negotiation Period, Landlord and Tenant shall negotiate in good faith to reach agreement on a mutually acceptable purchase price and purchase and
sale agreement by the end of the Negotiation Period, it being understood, however, that neither party shall have any obligation whatsoever to accept the terms and conditions proposed by the other during such negotiations or to enter into a purchase
and sale agreement for the Ownership Interest In The Building on terms not acceptable to such party in its sole and absolute discretion. If the parties agree on terms and conditions within the Negotiation Period, Landlord and Tenant shall deliver to
each other an executed copy of the purchase agreement agreed to by the parties during the Negotiation Period (the “Purchase Agreement”). The parties agree that the Purchase Agreement shall provide for a closing date that is not more
than thirty (30) days after the end of the Negotiation Period. A “transfer” for the purposes of this Section 18.1 includes a sale, ground lease or any other conveyance or transfer by the Persons having an Ownership Interest In The
Building. Landlord shall not, in bad faith, structure any transfer in a manner intended to evade the application of this Section 18.1 (e.g. by accomplishing the transfer of an Ownership Interest In The Building in a series of related
transfers). In the event Tenant the parties execute a Purchase Agreement, the Ownership Interest In The Building shall be sold to Tenant in its then existing “AS IS, WHERE IS” condition, without representation or warranty by Landlord other
than as to authority, OFAC, no notices of violation of Requirements, and no litigation relating to the Premises or Seller’s ability to complete such sale. 

If the parties are unable to agree upon a Purchase Agreement during the Negotiation Period, or if Tenant shall fail to deliver a copy of the
Purchase Agreement signed by Tenant by the end of the Negotiation Period, or if Tenant shall expressly waive in writing its First Offer Right hereunder, the provisions of this Article XVIII shall terminate and thereafter be null and void. If Tenant
determines after receipt of Landlord’s First Offer Notice that it does not desire to purchase the Ownership Interest in the Building, Tenant shall promptly notify Landlord. 

If Landlord shall record an affidavit in the Suffolk County Registry of Deeds stating that: (i) Landlord has sent Landlord’s Offer
Notice to Tenant in accordance with the requirements of this Article XVIII, and (ii) either that parties were unable to agree upon a Purchase Agreement during the Negotiation Period, or Tenant failed to deliver a copy of the Purchase Agreement
signed by Tenant by the end of the Negotiation Period, or Tenant waived in writing its First Offer Right hereunder, then such affidavit shall be conclusive as to (A) compliance of Landlord with the requirements of this Article XVIII; and
(B) termination of Tenant’s rights under this ARTICLE XVIII, and any other party shall be entitled to rely on the same. 

  
 70 

 As used in this XVIII, the following terms shall have the following meanings: 

(a) “Ownership Interest In The Building” means ownership interests representing 100% of the direct or indirect ownership of
the Building including, without limitation, the direct or indirect ownership interest in the Building held by any Person that holds title to the Building (“Title Holder”). A transfer of interest in any Person above the Title Holder
shall not be deemed a transfer of the Ownership Interest In The Building. A ground lease of the Lot shall constitute a transfer of an Ownership Interest In The Building if such transfer, had it been of an interest in the Building, would have
resulted in a transfer of 100% of the direct or indirect ownership of the Building. 
 (b) “Person” means any natural
person or legal entity. 
 Tenant’s rights pursuant to this Article XVIII shall be limited to only the Tenant originally named
hereunder and its Successor Entities, and such rights shall not be otherwise transferable. In addition, this Article XVIII shall not be available while a Default by Tenant is continuing hereunder and shall expire on the first to occur of the date
that is twelve (12) months prior to the expiration of the Lease Term, as the same may be extended, or the date that Tenant first subleases, in the aggregate, at least 25% of the Premises for the remainder of the Term. Tenant’s rights
pursuant to this Article XVIII shall be a one-time right only and if Tenant does not purchase the Building after receipt of the first Landlord’s Offer Notice, Tenant shall have no further right to purchase the Building and this Article XVIII
shall terminate and be of no further force and effect. Nothing in this Article shall be construed to grant to Tenant any rights or interest in any real property, and any claims by Tenant alleging a failure of Landlord to comply herewith shall be
limited to claims for monetary damages or any other available equitable remedy, including an action for restraint by injunction. The prevailing party in any such action pursuant to the immediately preceding sentence shall be entitled to claim and
collect all of its reasonable costs and expenses (including attorneys’ fees, arbitration fees, witness fees and court reporter costs) incurred in connection with such action. In the event that Landlord prevails in any such action, Tenant shall
indemnify, defend and hold harmless Landlord for any loss, cost, damage or injury that Landlord suffers on account of the delay caused by such proceeding, including without limitation any lost tenant leases for space in the Building or change in
market conditions directly affecting a lease for tenant space in the Building. Tenant may not assert and hereby waives any rights in any real property, nor may Tenant file any lis pendens or similar notice with respect thereto. 

In no event shall the provisions of this Article XVIII apply to: 

(1) an exercise of a power of sale or other means of foreclosure by a bona fide mortgagee or the acceptance of a deed in lieu of foreclosure by
such mortgagee or its nominee. 
 (2) any sale/leaseback transaction made in connection with a bona fide financing, provided that the
seller/lessee under any such transaction shall be bound by the provisions of this Article XVIII at such time, if any, as such seller/lessee reacquires title to the Building 

  
 71 

 (3) any sale or transfer of the Building (including by ground lease) to a partnership,
corporation, limited liability company, trust or other entity that is under control by, common control with, or controls Landlord or any direct or indirect owner of Landlord, but any such transferee shall hold title subject to Tenant’s rights
under this Article XVIII; or 
 (4) any transfer in the nature of a financing transaction with a financial institution that is made for a
bona fide business purpose (i.e., other than in order to allow a transfer of the Building in avoidance of Tenant’s rights under this Article XVIII), including without limitation the granting of, or foreclosure or deed-in-lieu of foreclosure,
under a mortgage. 
 Time is of the essence with respect to the matters set forth in this Article XVIII. Upon (x) any sale of the
Building, or (y) the exercise of a power of sale or other means of foreclosure by a bona fide mortgagee or the acceptance of a deed in lieu of foreclosure by such mortgagee or its nominee pursuant to clause (1), above, this Article XVIII shall
be of no further force and effect. Upon such sale, Landlord shall be released from any and all claims arising under the Lease. 
 Any
Landlord’s Offer Notice and information obtained by Tenant in connection therewith, and any information regarding a sale of the Building, provided to Tenant by Landlord pursuant to this Article XVIII shall be held confidential by Tenant and not
disclosed to any third party except as required by law or in connection with any dispute between Landlord and Tenant regarding this Article XVIII and for disclosures to Tenant’s attorneys and third-party consultants to the extent such attorneys
and consultants are reasonably required for Tenant to evaluate such information and, in each case, provided that such attorneys and consultants are made subject to the provisions of this paragraph. Any such information shall be returned by Tenant to
Landlord in the event that Tenant’s rights under this Article XVIII terminate in accordance with the terms hereof. Nothing in this Article XVIII shall obligate Landlord to transfer its Ownership Interest In The Building or offer to do the same
at any time during the term of this Lease, except as expressly set forth in this Article XVIII. 
 ARTICLE XIX 

INTENTIONALLY OMITTED 

ARTICLE XX 
 ARBITRATION

 20.1 Whenever (A) (1) Tenant shall be in default of any of the terms, provisions, or conditions of this Lease on
Tenant’s part to be performed beyond the expiration of any applicable notice or grace period provided for herein, (2) Tenant disputes the existence of such default in good faith, and (3) such default would prevent Tenant from
exercising any option or right to extend or renew the original term of this Lease, or (B) this Lease expressly provides that a matter shall be determined by arbitration, such dispute under this Lease may be submitted to arbitration by either
party under the then prevailing rules of the American Arbitration Association (“AAA”) before a single arbitrator under the Expedited Procedures provisions of the Commercial Arbitration Rules of the AAA (the “AAA
Rules”). 

  
 72 

 20.2 The arbitrator conducting any arbitration shall be bound by the provisions of this Lease and
shall not have the power to add to, subtract from, or otherwise modify such provisions. Landlord and Tenant shall sign all documents and do all other things reasonably necessary to submit any such matter to arbitration and waive any and all rights
they or either of them may at any time have to revoke their agreement hereunder to submit to arbitration and to abide by the decision rendered thereunder, which shall be binding and conclusive on the parties and shall constitute an “award”
by the arbitrator within the meaning of the AAA Rules and applicable law. Judgment may be had on the decision and award of the arbitrators so rendered in any court of competent jurisdiction. Each arbitrator shall be a qualified, disinterested and
impartial person who shall have had at least ten (10) years’ experience in Boston in an occupation connected with the matter of the dispute. Landlord and Tenant may each appear and be represented by counsel before such arbitrator and
submit such data and memoranda in support of their respective positions in the matter in dispute as may be reasonably necessary or appropriate under the circumstances. Each party hereunder shall pay its own costs, fees and expenses (including,
without limitation, counsel, experts and presentation of proof) in connection with any arbitration or other action or proceeding brought under this Article XX, and the expenses and fees of the arbitrator selected shall be shared equally by Landlord
and Tenant. Notwithstanding any contrary provisions hereof, the arbitrator may award damage costs, reasonable attorneys’ fees and interest. If (i) the arbitrator shall award judgment solely to either party (the “Prevailing
Party”), and (ii) the other party (the “Non-Prevailing Party”) shall not comply with the terms of such judgment, and (iii) the Prevailing Party shall commence an action to enforce the judgment, and (iv) the
Prevailing Party is successful in such action, then the Non- Prevailing Party shall pay the Prevailing Party’s out-of-pocket expenses and reasonable attorneys’ fees in connection with the enforcement of the arbitrators’ judgment. 

[NO FURTHER TEXT ON THIS PAGE; SIGNATURES FOLLOW] 

  
 73 

 IN WITNESS WHEREOF, the parties hereto have executed this instrument under seal as of the date
first set forth in Section 1.2, above. 
  

			
	LANDLORD:
	
	DWF III SYNERGY, LLC, a Delaware limited liability company
		
	By:  	 	Synergy Seaport LLC
	Its Manager
		
	By:	 	Synergy Development, LLC
	Its Manager

 
			
		
	 By:
	 	  

			
	Name:  	 	David Greaney

 
			
	Title:  	 	Manager
	
	TENANT:
	
	LOGMEIN, INC., a Delaware corporation

 
			
		
	 By:
	 	  

			
	 Name:  
	 	  

			
	 Title:    
	 	President/Vice President

 
			
		
	 By:
	 	  

			
	 Name:  
	 	  

 
			
	 Title:    
	 	Treasurer/Assistant Treasurer

  
 74 

 EXHIBIT DEFINITIONS 

DEFINITIONS 
  

					
	 AAA
	  	 	83	  
	 AAA Rules
	  	 	83	  
	 ADA
	  	 	24	  
	 Additional Time
	  	 	56	  
	 Agreed Tenant Delay
	  	 	5	  
	 Allowance
	  	 	7	  
	 Alterations
	  	 	29	  
	 Approvals
	  	 	24	  
	 Approved Building Trades Department Contractor or Subcontractor
	  	 	32	  
	 Bank
	  	 	70	  
	 Base Building Work
	  	 	1	  
	 BBW Plans and Specifications
	  	 	1	  
	 Cables
	  	 	32	  
	 Cash Security Deposit
	  	 	72	  
	 Change Date
	  	 	71	  
	 Commencement Date
	  	 	1	  
	 Commencement Letter
	  	 	4	  
	 Construction Documents
	  	 	6	  
	 control
	  	 	41	  
	 Cut-Off Date
	  	 	8	  
	 Default
	  	 	58	  
	 Default of Tenant
	  	 	58	  
	 Designated Arbitrator
	  	 	13	  
	 Direct Costs
	  	 	7	  
	 Eligible Costs
	  	 	7	  
	 Estimated Completion Date
	  	 	55	  
	 Estimated Operating Costs Payment
	  	 	15	  
	 Estimated Operating Costs Statement
	  	 	15	  
	 examiner
	  	 	22	  
	 Excess Tenant Improvements
	  	 	7	  
	 Expiration Date
	  	 	2	  
	 Extension Notice
	  	 	8	  
	 Extension Term
	  	 	8	  
	 Fair Market Rent
	  	 	8	  
	 FF&E Work
	  	 	10	  
	 Fire Stairs
	  	 	6	  
	 First Offer Right
	  	 	78	  
	 Fitch
	  	 	71	  
	 GAAP
	  	 	17	  
	 Hazardous Materials
	  	 	28	  
	 indemnified party
	  	 	50	  
	 indemnifying party
	  	 	50	  
	 Landlord
	  	 	1	  

  
 1 

					
	 Landlord Delay
	  	 	12	  
	 Landlord Party
	  	 	49	  
	 Landlord’s Change Estimate Notice
	  	 	4	  
	 Landlord’s Offer Notice
	  	 	78	  
	 Landlord’s Work
	  	 	6	  
	 Lease Interest Rate
	  	 	10	  
	 Lease Term
	  	 	9	  
	 lease year
	  	 	16	  
	 Letter of Credit
	  	 	70	  
	 Material Service Interruption
	  	 	48	  
	 Minimum Rating Requirement
	  	 	71	  
	 Minor Sublease
	  	 	42	  
	 Moody’s
	  	 	71	  
	 Negotiation Period
	  	 	78	  
	 Non-Prevailing Party
	  	 	84, 14	  
	 Occupancy Documentation
	  	 	1	  
	 Operating Costs
	  	 	16	  
	 Operating Costs Payment
	  	 	14	  
	 Operation
	  	 	16	  
	 Ownership Interest In The Building
	  	 	79	  
	 partial damage
	  	 	54	  
	 Permitted Alterations
	  	 	29	  
	 Person
	  	 	79	  
	 Prevailing Party
	  	 	84, 14	  
	 Prohibited Persons
	  	 	77	  
	 Prohibited Tenant
	  	 	39	  
	 Prohibited Uses
	  	 	3	  
	 Property
	  	 	16	  
	 Punch List Items
	  	 	1	  
	 Purchase Agreement
	  	 	79	  
	 Qualified Arbitrator
	  	 	13	  
	 qualified broker
	  	 	8	  
	 Related Corporation
	  	 	41	  
	 Rent
	  	 	9	  
	 Reserved Roof Area
	  	 	73	  
	 Restoration Notice
	  	 	55	  
	 Roof Equipment
	  	 	73	  
	 Rules and Regulations
	  	 	23	  
	 S&P
	  	 	71	  
	 Schematic Plans
	  	 	6	  
	 Security Agreement
	  	 	42	  
	 Security Deposit
	  	 	70	  
	 Service Interruption
	  	 	48	  
	 Service Interruption Notice
	  	 	48	  
	 SNDA
	  	 	64	  
	 Soft Costs
	  	 	7	  

  
 2 

					
	 Specialty Alterations
	  	 	35	  
	 Substantial Completion
	  	 	1	  
	 substantial damage
	  	 	54	  
	 Substantially Complete
	  	 	1	  
	 Successor Entity
	  	 	41	  
	 Target Commencement Date
	  	 	7	  
	 Taxes
	  	 	11	  
	 Tenant
	  	 	1	  
	 Tenant Delay
	  	 	2	  
	 Tenant Improvements
	  	 	6	  
	 Tenant Improvements Change Order
	  	 	7	  
	 Tenant Improvements Reconciliation Statement
	  	 	8	  
	 Tenant Partner
	  	 	41	  
	 Tenant Party
	  	 	49	  
	 Tenant Requested Change
	  	 	4	  
	 Tenant Submission Deadlines
	  	 	6	  
	 Tenant’s Property
	  	 	32	  
	 Term
	  	 	9	  
	 Title Holder
	  	 	79	  
	 transfers
	  	 	36	  
	 Two-Broker Period
	  	 	8	  
	 USA Patriot Act
	  	 	77	  
	 Work
	  	 	32	  
	 Year-End Operating Costs Statement
	  	 	15	  

  
 3 

 EXHIBIT FP 

PREMISES 
  
 

 
  

 

 
  

  
 2 

 

 
  

  
 3 

 

 
  

  
 4 

 

 
  

  
 5 

 

 
  

  
 6 

 EXHIBIT WORK LETTER 

I. Base Building Work and Completion of Landlord’s Work. 

(A) Landlord, at its sole cost and expense except as expressly set forth herein, is in the process of undertaking and shall undertake, certain
Building renovations (collectively, “Base Building Work”) in accordance with the plans and specifications attached hereto as Attachment 1 (as they may be modified pursuant to this Section I.A, the “BBW Plans and
Specifications”). Tenant shall not be responsible for costs to change Landlord’s Work to the extent necessitated by the BBW Plans and Specifications being inconsistent with conditions such as existed on the Premises at the time the BBW
Plans and Specifications were prepared. The Base Building Work is to be constructed in a good and workerlike manner, free of liens, asbestos, asbestos-containing materials, and any other toxic or hazardous substances or materials other than
materials customarily found in construction materials in the construction of similar projects in the downtown Boston area and other than as disclosed on Exhibit EXISTING CONDITIONS, in accordance with the BBW Plans and Specifications and otherwise
in compliance with all applicable Requirements (including without limitation Article 37 of the Boston Zoning Code), by Landlord’s contractor, Commodore Builders, or another contractor reasonably selected by Landlord (the
“Contractor”). Notwithstanding anything to the contrary set forth in the Lease, Landlord is responsible, at Landlord’s sole cost and expense, for causing the discharge of any mechanic’s or other liens arising from the
Landlord’s Work (as defined below) provided Tenant pays all amounts due hereunder. Landlord shall use diligent efforts to Substantially Complete the Landlord’s Work (as defined below) on or before the Target Commencement Date. The Base
Building Work and the Tenant Improvements are collectively referred to as the “Landlord’s Work”. “Substantial Completion” and “Substantially Complete” shall mean, that (i) all of
Landlord’s Work has been completed in accordance with (A) the provisions of this Lease applicable thereto, (B) with respect to the Base Building Work, the BBW Plans and Specifications as the same may have changed in accordance with
any applicable Tenant Requested Change and this Exhibit WORK LETTER, and, with respect to the Tenant Improvements (as defined below), in compliance with the Construction Documents in all material respects as the same may have changed in accordance
with any applicable Tenant Improvements Change Order and this Exhibit WORK LETTER, and (C) all applicable Requirements, except for details or adjustments of a typical punch-list nature in similar projects (the “Punch List
Items”) as would not interfere with Tenant’s use and occupancy of the Premises for the intended use other than de minimis interference consistent with the nature of completing Punch List Items, (ii) Landlord shall have delivered
to Tenant architects’ certificates certifying the Substantial Completion of Landlord’s Work and (iii) all applicable governmental approvals necessary for Tenant’s occupancy of the Premises (the “Occupancy
Documentation”) have been issued with respect to Landlord’s Work (including a certificate of occupancy, which may be temporary or permanent, to the extent available in light of the completion status of the FF&E Work). Following
Substantial Completion, if a temporary certificate of occupancy has been issued with respect to all or any portion of the Landlord’s Work, Landlord shall use diligent efforts to obtain a permanent certificate of occupancy from the City of
Boston for the Landlord’s Work or the applicable portion thereof (to the extent available in light of the completion status of the FF&E Work) as soon as is reasonably practicable thereafter. 

  
 1 

 The “Commencement Date” shall mean the date that is the later to occur of
(a) November 1, 2015, and (b) the date the entirety of Landlord’s Work is Substantially Complete. Landlord shall provide Tenant with at least ten (10) days’ prior notice of Landlord’s good faith estimate of the
actual date of Substantial Completion and shall cooperate with Tenant to keep Tenant reasonably informed of the progress of the Landlord’s Work from time to time. Landlord may modify the BBW Plans and Specifications from time to time provided
that Landlord delivers copies of any such modifications to Tenant, and so long as Base Building Work remains consistent with the design standards of the initial BBW Plans and Specifications and does not materially affect the cost or design of the
Tenant Improvements. If requested by Landlord in writing, Tenant shall, within ten (10) Business Days following submission of any such modified BBW Plans and Specifications to Tenant by Landlord, confirm in writing whether any such
modifications violate the provisions of the immediately preceding sentence. Landlord shall consult with Tenant from time to time, no less often than monthly, regarding the progress and scheduling of Landlord’s Work (Landlord’s request for
Tenant’s attendance at monthly construction meetings shall be deemed compliance with the foregoing consultation requirement, regardless of whether a representative of Tenant attends such meetings). 

Upon the Substantial Completion of the Landlord’s Work, Landlord shall notify Tenant, and within fifteen (15) days after the
Substantial Completion of the Landlord’s Work, Landlord and Tenant shall conduct a joint inspection of the Premises for the purpose of preparing a list of the Punch List Items. Landlord shall use reasonable efforts (without being obligated to
employ overtime labor or to incur any extraordinary expenses in connection therewith, and subject to extension due to Tenant Delays or any of the causes or reasons set forth in Section 8.3) (1) to complete such Punch List Items within
thirty (30) days after the finalization of the list of Punch List Items (except for any Punch List Items that, with the exercise of reasonable due diligence, require additional time to perform or lead time to obtain), and (2) to perform
such Punch List Items in a manner that minimizes any interference with Tenant’s use and occupancy of the Premises (it being agreed that Landlord shall not perform such Punch List Items in a manner that causes any material interference with
Tenant’s use and occupancy of the Premises). If Landlord fails to complete the Punch List Items within sixty (60) days after Landlord’s receipt of Tenant’s notice, and such failure continues for an additional five
(5) Business Days after additional notice thereof to Landlord (such notice to state expressly Tenant’s intention to exercise its rights under this paragraph), both such periods subject to any Tenant Delay or the causes listed in
Section 8.3 of the Lease, Tenant may complete the applicable Punch List Items for the account and at the expense of Landlord. All reasonable out-of-pocket expenditures made by Tenant in connection therewith shall, at Landlord’s option,
either be paid to Tenant by Landlord within thirty (30) days after submission by Tenant to Landlord of a reasonably detailed invoice therefor or credited against the next installment of Base Rent thereafter becoming due hereunder. 

Landlord shall cause its general contractor or contractors performing the Landlord’s Work to warrant that Landlord’s Work shall be
free of defects in workmanship and materials for a period of one year following Substantial Completion and, upon notice from Tenant given promptly after identification of such defect and given no later than five (5) Business Days prior to the
expiration of such period, shall remedy or shall cause the general contractor(s) to remedy any such defects; provided, however, that the foregoing warranty shall not be construed or interpreted as exculpating Landlord from any of its maintenance,
repair and replacement obligations set forth elsewhere in this Lease. 

  
 2 

 (B) If Landlord shall be delayed in Substantially Completing the Landlord’s Work or any
portion thereof or in completing any other element of Landlord’s Work required hereunder as a result of the occurrence of any of the following (a “Tenant Delay”): 

(i) Any request by Tenant that Landlord delay the completion of any component of Landlord’s Work; 

(ii) Any delay resulting from Tenant’s interference with the Substantial Completion of Landlord’s Work (provided that
Landlord promptly notifies Tenant of any factor that it believes is resulting or will result in a Tenant Delay under this clause (ii) and takes reasonable steps to limit the effect of such factor); 

(iii) Any delay resulting from the failure of Tenant to make any submission or to respond to any submission to Tenant from
Landlord on or before the deadline for such submission or response as set forth in the Lease or this Exhibit; 
 (iv) Any
delay resulting from Landlord’s inability to obtain permits for the Tenant Improvements on account of the design of the Tenant Improvements and/or the inability of Landlord to obtain Occupancy Documentation for the Premises or Building by
reason of the failure of the Construction Documents for the Tenant Improvements to comply with applicable Requirements; provided that Landlord shall notify Tenant within ten (10) Business Days following review of the applicable plans if
Landlord anticipates that the design of the Tenant Improvements will cause a delay resulting from inability to obtain permits (but the failure of Landlord to anticipate such delay shall not relieve Tenant from any claim of Tenant Delay actually
caused by the design of the Tenant Improvements) and Landlord shall notify Tenant if Landlord becomes aware that the Construction Documents for the Tenant Improvements fail to comply with applicable Requirements; 

(v) Any delay resulting from a Tenant Requested Change or Tenant Improvements Change Order (each as defined below); or 

(vi) Any other delay resulting from the acts or omissions (where a duty to act existed) of Tenant, its agents, employees or
independent contractors, including any delay arising out of the FF&E Work (provided that Landlord promptly notifies Tenant of any factor that it believes is resulting or will result in a Tenant Delay under this clause (vi) and takes
reasonable steps to limit the effect of such factor); 
 then, for purposes of determining the Commencement Date, the date of Substantial
Completion shall be deemed to be the day that all of the Landlord’s Work would have been Substantially Completed absent any such Tenant Delay. Landlord shall notify Tenant of any alleged Tenant Delay pursuant to clauses (ii) or (vi),
above, in writing, within five (5) Business Days following the occurrence thereof. Tenant shall reimburse Landlord for any increase in the actual out-of-pocket costs of the Landlord’s Work or other work being constructed by Landlord in the
Building, resulting from a Tenant Delay within thirty (30) days after billing. 
 The Target Commencement Date shall be extended by one
day for each day of Tenant Delay. In connection therewith, Landlord and Tenant have agreed to determine the length of any Tenant Delay as follows (in all events after deducting Landlord Delay as provided under Section

  
 3 

 
II of this Exhibit WORK LETTER, below): (i) in the event of any “Agreed Tenant Delay” referenced in this Work Letter, the length of such delay shall be as agreed upon in writing by
the parties at the time such delay arises, and (ii) with respect to any other Tenant Delay, Landlord shall notify Tenant in writing of the claimed length of such Tenant Delay and Tenant may elect by written notice delivered to Landlord within
ten (10) Business Days thereafter to dispute the claimed Tenant Delay in accordance with Section III below. Unless such estimate is disputed by written notice delivered within such ten (10) Business Day period, the claimed Tenant Delay
shall be deemed to be a period no less than that set forth in Landlord’s notice. 
 (C) Landlord shall coordinate the schedules for
performance of the Base Building Work and the Tenant Improvements. Landlord’s failure to Substantially Complete Landlord’s Work on or before the Target Commencement Date, or to substantially complete any element of the Landlord’s Work
by any particular time, shall not give rise to any liability of Landlord hereunder, shall not constitute Landlord’s default, and shall not affect the validity of this Lease, except as expressly provided in this subparagraph C. In the event
Landlord is unable to Substantially Complete the Landlord’s Work on or before the date that is sixty (60) days following the Target Commencement Date, time being of the essence with respect to such date but as such date may be extended for
the causes or reasons set forth in Section 8.3 of the Lease or Tenant Delay (the “Outside Completion Date”), then Tenant’s obligation to pay Base Rent shall be abated one (1) additional day for each day during the
period beginning on the Outside Completion Date and ending on the earlier of (i) the date Landlord’s Work is Substantially Complete or (ii) the day prior to the date such abatement increases in accordance with the following paragraph.

 If the Landlord’s Work is not Substantially Complete on or before the date that is sixty (60) days following the Outside
Completion Date, for which date time is of the essence but as such date may be extended for the causes or reasons set forth in Section 8.3 of the Lease or as a result of Tenant Delay, then Tenant’s obligation to pay Base Rent shall
thereafter be abated two (2) additional days for each day thereafter until the date Landlord’s Work is Substantially Complete. 

(D) Promptly after the determination of the Substantial Completion of the Landlord’s Work, Landlord and Tenant shall enter into one or
more letter agreements (any such letter agreement, a “Commencement Letter”) in form attached as EXHIBIT COMMENCEMENT DATE LETTER. Tenant shall execute any such Commencement Letter and return same to Landlord within fifteen
(15) days after Tenant’s receipt thereof from Landlord; provided, however, that the failure of any party to deliver a Commencement Letter shall have no bearing on the Commencement Date or any other dates that are determined from the
Commencement Date. 
 (E) Tenant may, no later than November 21, 2014, from time to time request reasonable interior changes to the
restrooms, elevator lobbies and main lobby finishes only (any such change, a “Tenant Requested Change”) in the Base Building Work to accommodate Tenant’s interior space design or system requirements, subject to the following:
in the event that Tenant proposes any changes to the Base Building Work pursuant to the foregoing, Landlord shall, within ten (10) Business Days of receipt of a Tenant Requested Change, provide Tenant with (x) Landlord’s architectural
and engineering design proposals (to be prepared by Landlord’s 

  
 4 

 
consultants at Tenant’s expense on a time and materials basis (the “Tenant Change Processing Expense”)) and (y) order of magnitude conceptual pricing setting for in
reasonable detail the estimate of the out-of-pocket additional costs and the amount of Tenant Delay to be incurred to implement the Tenant Requested Change (“Landlord’s Change Estimate Notice”). Tenant shall, within five
(5) Business Days of receiving Landlord’s Change Estimate Notice, either withdraw the Tenant Requested Change or authorize Landlord to proceed with the preparation of revised plans for the Base Building Work reflecting such change at
Tenant’s expense to be paid to Landlord as additional rent, and shall pay the Tenant Change Processing Expense in any event. Tenant’s failure to timely reply to Landlord’s Change Estimate Notice shall be deemed to be a withdrawal of
Tenant’s request for such change, but Tenant shall remain responsible for the Tenant Change Processing Expense. To the extent a Tenant Requested Change will result in a net reduction in the cost of the Base Building Work pursuant to
Landlord’s contract for the same, the amount of such net reduction (as stated in Landlord’s Change Estimate Notice) with respect to such Tenant Requested Change shall be added to the Allowance (as defined below). In connection with a
Tenant Requested Change resulting in a net reduction in the cost of the Base Building Work, Landlord shall include its good faith estimate of the amount of the net reduction in the cost of the Base Building Work as a result of such Tenant Requested
Change in the Landlord Change Estimate Notice. 
 Landlord shall make such Tenant Requested Change provided that (i) within five
(5) Business Days after Tenant’s acceptance of Landlord’s Change Estimate Notice, Tenant shall pay to Landlord, as additional rent, one hundred percent (100%) of the increased costs as the same are specified in Landlord’s
Change Estimate Notice, and within thirty (30) days after Landlord or Landlord’s consultants have certified to Tenant that the Tenant Requested Change is substantially complete, Tenant shall pay to Landlord, as additional rent, the balance
of the increased costs, (ii) the change is consistent with the governmental approvals and permits authorizing the performance of the Landlord’s Work, (iii) the change is consistent with first quality design standards for office space
and does not have a material adverse effect on the value of the Building or Property, (iv) Tenant authorizes Landlord to make such change pursuant to the immediately preceding paragraph, (v) Tenant agrees in writing that such change
constitutes a Tenant Delay and Landlord and Tenant agree in writing to the amount of such Tenant Delay (any such Tenant Delay, an “Agreed Tenant Delay”) (and in any event that such changes in the aggregate do not result in more than
thirty (30) days of delay in the Substantial Completion of the Landlord’s Work, or cause Landlord to miss any deadline set forth in Landlord’s construction loan, in each case as determined by Landlord in its reasonable discretion);
(vi) such change does not materially and adversely affect the Building systems or structural elements of the Building or the completion and occupancy of any portion of the Building other than the Premises. Upon the written request of Tenant,
Landlord shall use commercially reasonable efforts to cause the applicable contractor to quote the cost for any Tenant Requested Change on a lump sum or a guaranteed maximum price basis in the issuance of a change order therefor. If Tenant timely
notifies Landlord that Tenant authorizes Landlord to make the Tenant Requested Change and satisfies the other requirements set forth in this paragraph, but Tenant does not agree with Landlord’s cost estimate for construction work as set forth
in Landlord’s Change Estimate Notice, then Tenant may, by notice to Landlord set forth in Tenant’s notice authorizing Landlord to proceed with such change pursuant to clause (iv), above, elect to have the work performed on a time and
materials basis in accordance with Landlord’s construction contract. Landlord shall provide Tenant all reasonable cost accounting information regarding any Tenant Requested Change provided to Landlord by Landlord’s contractor or otherwise
reasonably available to Landlord. 

  
 5 

 II. Tenant Improvements. 

(A) Tenant shall, at its sole cost and expense (subject to reimbursement from the Allowance) prepare complete, coordinated construction
drawings and specifications (the “Construction Documents”) for the entire Premises as necessary for Tenant’s initial occupancy of the Premises (the “Tenant Improvements”). Nothing in the prior sentence being
deemed to obligate Tenant to prepare any plans, drawings or specifications for any of the Base Building Work. The Tenant Improvements do not include the FF&E Work (as defined below). Tenant acknowledges that the Construction Documents will have
been prepared by Tenant’s architect and engineers and, accordingly, Tenant agrees to cause its architect to provide construction administration services to Landlord for the Tenant Improvements and FF&E Work, including the review and
approval of requisitions by the general contractor and the provision of certifications necessary to cause Substantial Completion to occur. 

At all times, Landlord and Tenant will act promptly (and in any case within five (5) Business Days following delivery of notice from
Tenant or Landlord, as applicable, unless expressly provided otherwise herein) on any construction-related questions or matters, including final color approvals and substitutions; provided, however, Landlord’s period to act shall be reasonably
extended to the extent Landlord’s Contractor’s input or response is necessary for resolving such questions or matters. 
 In
furtherance of the foregoing, Tenant shall prepare and deliver plans and specifications for the Tenant Improvements for Landlord’s review and approval, and Landlord shall act as required below, in accordance with the following schedule: 

Tenant to deliver schematic plans to Landlord for the Tenant Improvements on or before November 21, 2014 (the
“Schematic Plans”); 
 To the extent the same may be determined from the Schematic Plans, Landlord to
provide feedback concerning cost implications resulting from Tenant Requested Changes in the Base Building Work and any anticipated delays in permitting for the Tenant Improvements based upon the Schematic Plans on or before the date ten
(10) Business Days after receipt of the Schematic Plans; 
 Tenant to provide Landlord with complete building permit
plans for the Tenant Improvements (the “Building Permit Plans”) on or before December 19, 2014; 

Landlord to provide Tenant with an estimated cost of the Tenant Improvements (with the estimated price for the same broken
out in consultation with the Contractor) and an estimated schedule for completion of the Tenant Improvements within thirty (30) days after receipt of the Building Permit Plans; 

  
 6 

	 	Tenant	to provide Landlord with completed Construction Documents on or before February 14, 2015. 

Landlord, Tenant, the Contractor and the architects will meet weekly during the design process described above. 

Tenant has retained, and Landlord has approved, Spagnolo Gisness & Associates, Inc. as Tenant’s architect for the Tenant
Improvements. Tenant shall retain Landlord’s structural engineer for the Tenant Improvements, if any portion of the Tenant Improvements affects structural components of the Building, and shall retain mechanical, electrical and plumbing
engineers reasonably acceptable to Landlord. Even though such engineer (or any other engineers or architect, if Tenant engages Landlord’s engineers or architect) has been otherwise engaged by Landlord in connection with the Building, Tenant
shall be solely responsible for the contractual undertakings and costs and expenses of all architectural and engineering services relating to the Tenant Improvements arising therefrom (subject to reimbursement from the Allowance), including, without
limitation, any changes necessary to ensure the adequacy and completeness of any plans, including the Construction Documents, submitted to Landlord. Tenant’s architects and engineers shall be responsible for all elements of the plans for the
Tenant Improvements (including, without limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment, and
continuity with the Base Building Work), and Landlord’s approval of any Tenant plans, including Construction Documents, shall in no event relieve Tenant of the responsibility therefor; provided, however, that Landlord and its architects and
consultants in reviewing the Building Permit Plans shall use reasonable efforts to identify any issues associated with the continuity between the Tenant Improvements and the Base Building Work within ten (10) Business Days after receipt of the
Building Permit plans, but failure to do so shall not relieve Tenant of the foregoing obligation or impose any liability upon Landlord, its architects or consultants (except that the foregoing limitation on liability shall not operate to limit the
liability to Tenant of any consultant retained by Tenant with respect to the Tenant Improvements). Tenant shall be responsible for reimbursing Landlord for the reasonable out-of-pocket third-party expenses incurred by Landlord in having its
architects, engineers and other consultants reviewing any submissions in connection with the Tenant Improvements, and Landlord may deduct such expenses from the Allowance, provided that prior to deducting any such expenses, Landlord shall provide
Tenant with written notice thereof, together with reasonable supporting documentation. 
 Tenant acknowledges and agrees that the Tenant
Improvements and the Construction Documents shall not include the roof deck which Tenant may desire to have constructed on the Building (the “Roof Deck”). If Tenant desires to have Landlord construct the Roof Deck, Tenant may
concurrent with the delivery of the Construction Documents, deliver separate construction drawings and specifications for the Roof Deck prepared in accordance with the same requirements as are applicable to the Construction Documents, for
Landlord’s review and approval, which shall not be unreasonably withheld, conditioned or delayed. With respect to the Roof Deck, Tenant agrees to comply with the same terms and obligations imposed upon Tenant with respect to the Roof Equipment
under Section 17.17 of the Lease. Upon approval of the plans and specifications for the Roof Deck by Landlord, Landlord shall use reasonable efforts to obtain permits and approvals for the Roof Deck, at Tenant’s expense, separate from the
permits 

  
 7 

 
and approvals for the Landlord’s Work, but Landlord shall not be liable for any delay resulting from Landlord’s inability to obtain permits for the Roof Deck and the construction of the
Roof Deck shall not be a condition precedent to the Commencement Date. If to be performed by Landlord, the construction of the Roof Deck shall be in accordance with the same requirements applicable to the Tenant Improvements at Tenant’s
expense, but Tenant may utilize any portion of the Allowance not exhausted by the Tenant Improvements towards the construction of the Roof Deck. 

The Construction Documents must provide for Tenant Improvements costing no less than $60 per rentable square foot in hard costs (the
“TI Minimum”). 
 Subject to the provisions of this Work Letter, Tenant may, from time to time, by written order to
Landlord on a form reasonably specified by Landlord (“Tenant Improvements Change Order”), request Landlord’s approval of a change in the Tenant Improvements shown on the Construction Documents, which approval shall not be
unreasonably withheld, conditioned or delayed in accordance with Article VI of the Lease. All Tenant modifications to the Construction Documents, whether material or not, shall be made only by Tenant Improvements Change Order submitted in timely
fashion to Landlord and approved by Landlord. The price to be paid for Excess Tenant Improvements (as defined below) shall be adjusted for any Tenant Improvements Change Order. Landlord shall be authorized to proceed with work shown on any Tenant
Improvements Change Order as further set forth below. 
 (B) Provided that no Default is continuing, Landlord shall contribute the sum of
$8,835,075 ($75 per rentable square foot) toward the cost of performing the Tenant Improvements (including on account of any Tenant Improvements Change Order) (the “Allowance”). The Allowance may only be used for (x) soft costs
(which shall include costs of preparing design and construction documents and mechanical and electrical plans for the Tenant Improvements; professional fees to be paid to Tenant’s engineers, architects, project managers, and other design
consultants; moving costs, computer wiring and cabling, permit and license fees), and the construction supervision fee payable to Landlord as set forth below (but the following cap shall not in any way limit the construction supervision fee due to
Landlord hereunder) (“Soft Costs”), in an aggregate amount not to exceed $1,767,015 ($15 per rentable square foot), and (y) for hard costs in connection with the Tenant Improvements (which hard costs shall include, without
limitation, costs of construction, labor and materials, and all forms of demolition, construction, alterations, and cosmetic improvements, including, without limitation, the cost of a supplemental air-conditioning unit and the general
contractor’s fee payable to the general contractor for the Tenant Improvements as set forth below) [((x) and (y) are hereinafter collectively referred to as “Eligible Costs”)]. All Tenant Improvements (including, without
limitation, any Tenant Improvements Change Orders) the cost of which exceeds the Allowance shall be “Excess Tenant Improvements.” All Excess Tenant Improvements shall be performed at the sole expense of Tenant, such costs being
considered additional rent hereunder. To the extent the Contractor (or another contractor) requests a change order with respect to the Tenant Improvements, Landlord and Tenant shall cooperate with each other, and meet with the Contractor (or such
other contractor), in order to mitigate the costs of such change order to Tenant and the impact on the schedule for the Substantial Completion of the Tenant Improvements. 

  
 8 

 Tenant shall pay for Excess Tenant Improvements to Landlord as additional rent as further set
forth below. The price for constructing any Tenant Improvements shall be equal to Landlord’s Direct Costs incurred in connection with performing the Tenant Improvements, and payable as additional rent. Landlord’s “Direct
Costs” shall mean the total cost payable by Landlord (or its general contractor) to subcontractors, materialmen, laborers, etc. (including any portions of such reasonable amounts designated subcontractor’s or materialmen’s
profit, fee, overhead, and the like); plus all costs of insuring the Tenant Improvements and all costs of obtaining permits and inspections required by governmental authorities in connection with the Tenant Improvements; all applicable state sales
or use taxes, if any, payable in connection with the Tenant Improvements; a construction supervision fee of four percent (4%) of total costs (excluding Soft Costs); Tenant acknowledging that amounts payable to the general contractor by Landlord
hereunder include so-called general conditions items paid to the general contractor on an actual, direct cost basis on the same terms as are provided to Landlord under its contract for the Base Building Work not to exceed 10%, a general
contractor’s fee of 2% payable to the general contractor, and a reasonable general contractor’s contingency not to exceed 5% of the Base Price. The Landlord’s contract with the Contractor (or another contractor approved by Tenant as
provided in subsection (D) below) for the Tenant Improvements shall (i) be in the form of a cost plus fee contract subject to a guaranteed maximum price and the work shall be conducted on a so-called “open book” basis,
(ii) not provide for a right of the general contractor to share in any savings in a manner materially less favorable to Tenant then the savings-sharing mechanism used for the Base Building Work is to Landlord, and (iii) provide for
retainage on the same basis as the Base Building Work contract. Tenant shall have no right to object to the cost of any item of Landlord’s Direct Costs (other than objections based on the inclusion of costs, or the amounts of such included
costs, in violation of the terms of Landlord’s contract with the general contractor) after the time that Tenant has authorized Landlord to proceed with the Tenant Improvements or been deemed to authorize Landlord to proceed pursuant to the
terms of this Exhibit WORK LETTER. Landlord’s invoices for additional rent on account of Excess Tenant Improvements may include any materials and equipment purchased to be part of Tenant Improvements and stored on the Property or some other
location approved by Landlord and all deposits made on the purchase of such materials and equipment, provided that any invoice for elements of work stored at a location other than the Property shall contain copies of third party invoices therefor
and evidence that such property is covered by Landlord’s or the general contractor’s insurance and that Tenant shall have the right to inspect any elements of work stored at location other than the Property upon Tenant’s written
request. Within ninety (90) days of the completion of all items of Tenant Improvements listed on the Final Punchlist, Landlord shall provide Tenant with a final invoice prepared by Landlord for all Excess Tenant Improvements (the
“Tenant Improvements Reconciliation Statement”). Such statement shall be conclusive between the parties unless the statement is incorrect and is disputed by Tenant by notice to Landlord given within ten (10) Business
Days of Landlord’s delivery to Tenant of the statement. Upon issuance thereof, there shall be adjustments between Landlord and Tenant to the end that Landlord shall have received the exact amount due to Landlord hereunder on account of Excess
Tenant Improvements, if any. Any overpayment by Tenant shall be credited against the next payments of Base Rent due hereunder or, if the Lease has terminated for reason other than a default by Tenant, shall be paid by Landlord to Tenant. Any
underpayment by Tenant shall be due and payable within thirty (30) days after Landlord’s invoice. Any and all payments required to be made by Tenant under this Work Letter, whether to Landlord or to third parties, shall be deemed
additional rent for purposes of the Lease. 

  
 9 

 Within fourteen (14) days following Tenant’s delivery of Tenant’s Construction
Documents to Landlord, Landlord shall direct Landlord’s general contractor for the Building to solicit at least three bids (or such fewer number of bids as Landlord and Tenant may reasonably agree, if three bids is impractible in light of the
nature of the item and the Landlord’s construction schedule) for each subcontractor trade agreed to be so bid between Landlord and Tenant. Landlord and Tenant shall work cooperatively to determine the subcontractor trades to be bid within
thirty (30) days following the execution of this Lease, and, if they are unable to reach agreement on the identity of such trades within such period, shall submit such dispute to resolution by arbitration pursuant to Section III below. Tenant
may designate at least one subcontractor for each trade for inclusion in the bidding, subject to Landlord’s reasonable approval of such bidders. Landlord shall promptly supply Tenant with such detailed information about bid requests and
negotiations with contractors as Tenant may reasonably request, provided that any delays resulting from Tenant’s failure to act within five (5) Business Days following Landlord’s delivery of such information to Tenant shall constitute
a Tenant Delay. In the case of each bid request, Landlord will accept the lowest responsible bid from a contractor that can meet the Landlord’s construction schedule, provided, however, that if Tenant reasonably objects to a particular
contractor within five (5) Business Days after receipt of the detailed information about such contractor’s bid request and negotiation, then Landlord will not accept such contractor’s bid, unless Landlord and Tenant reasonably
determine otherwise. Prior to execution of the proposed contract with the Contractor for the Tenant Improvements, Landlord shall notify Tenant of the final guaranteed maximum price construction cost of the Tenant Improvements (the “Base
Price”), which notice shall set forth on a detailed line item basis the elements of such cost, including, without limitation, the contractor’s fee, general conditions costs, and the contractor’s contingency as determined under
Section II(B) of this Work Letter, to be calculated based on Tenant’s Construction Documents and the foregoing bidding. Tenant shall have the rights specified in subsection (D) below in the event Tenant desires to value engineer the Tenant
Improvements after receipt of the Base Price. In the event that the Base Price will exceed the Allowance (the “Excess Cost”), then Tenant shall pay on a monthly basis, as additional rent, within five (5) Business Days following
delivery by Landlord of each invoice therefor (together with a copy of the general contractor’s requisition with respect to the Tenant Improvements for the most recent billing period for Tenant’s information purposes only), the cost of the
Tenant Improvements included in such billing period multiplied by a fraction, the numerator of which is the Excess Cost and the denominator of which is the Base Price (by way of example, if the Base Price is $10,000,000 and the Allowance is
$8,835,075 then the Excess Cost is $1,165,925, and Tenant would pay 11.65% of each monthly invoice for the cost of the Tenant Improvements). To the extent an excess over the Allowance results from, or increases as a result of, a change order with
respect to the Tenant Improvements, Tenant shall pay such amount within five (5) Business Days of Landlord’s demand. Landlord shall have the right to suspend the performance of the Tenant Improvements (and the period of suspension shall be
a Tenant Delay) in the event Tenant does not make such payments by the date due. 
 To the extent that Tenant incurs any Eligible Costs that
are soft costs, Tenant may obtain reimbursement from the Allowance, to the extent any then remains after receipt of, and any adjustments due under, the Tenant Improvements Reconciliation Statement, and such amounts

  
 10 

 
shall be paid to Tenant (or, at Landlord’s request, directly to Tenant’s vendors by joint check, in which case such service provider shall acknowledge that Landlord is not responsible
for such payment in an instrument reasonably satisfactory to Landlord) in periodic disbursements within forty-five (45) days after Landlord’s receipt of the following documentation: (i) partial waivers of liens that shall cover all
work for which disbursement is being requested and all other statements and forms required for compliance with the mechanics’ lien laws of The Commonwealth of Massachusetts, if any, together with all such invoices, contracts, or other
supporting data as Landlord may reasonably require; (ii) a request to disburse from Tenant in a form reasonably approved by Landlord; and (iii) such other information or back-up as Landlord may reasonably request. The final disbursement
for any of Tenant’s vendors having statutory lien rights shall further require full and final waivers of lien. Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the Allowance during the
continuance of a Default under the Lease. 
 If Landlord shall fail to pay within the period specified above any portion of the Allowance to
which Tenant is entitled and such failure shall continue for ten (10) Business Days after notice thereof, Tenant may deduct the portion of the Allowance due but not paid, with interest at the Lease Interest Rate from the date due, from the Base
Rent next payable hereunder until Tenant has received full credit or otherwise has been fully reimbursed for the amount due to Tenant. Notwithstanding the foregoing, if Landlord disputes Tenant’s right to abate Base Rent, or the amount of the
abatement, such dispute shall be resolved in accordance with Section III of this Exhibit WORK LETTER prior to any abatement of disputed amounts by Tenant. In no event may Tenant may use the Allowance for the purchase of any Tenant’s Property.
Any portion of the Allowance above the TI Minimum that has not been requisitioned by Tenant or applied towards the costs to construct the Tenant Improvements or the Roof Deck by Landlord prior to the first anniversary of the Commencement Date shall
be applied by Landlord as a credit against Base Rent or paid to Tenant, as Landlord may elect provided such right is exercised not later than the second anniversary of the Commencement Date. 

(C). Subject to the provisions of this subparagraph (C), the parties acknowledge that Tenant may, at Tenant’s sole risk and expense,
enter the Premises on a schedule mutually agreeable to the parties for the purposes of the installation of wiring and cabling and telecommunications, information, and data technology equipment and associated equipment and infrastructure and
workstations, furniture and/or furniture systems (the “FF&E Work”). The parties shall cooperate with each other in the performance and scheduling of Landlord’s Work and the FF&E Work, and keep each other apprised of
their respective work so as to facilitate the scheduling, coordination, and orderly progress of Landlord’s Work and the FF&E Work. In no event shall any FF&E Work be performed except pursuant to a mutually agreeable schedule that does
not interfere with or delay the Landlord’s Work, or increase the cost of Landlord’s Work. During any period prior to the Commencement Date that Tenant is exercising such rights, Tenant shall comply with and perform, and shall cause its
employees, agents, contractors, subcontractors, material suppliers and laborers to comply with and perform, all of Tenant’s obligations under this Lease except the obligations to pay Base Rent, Tax Payments, or Operating Costs Payments and
additional charges and other charges and other obligations the performance of which would be clearly incompatible with the operations described above. 

  
 11 

 Neither Tenant nor any Tenant contractor, employee or agent shall materially interfere in any way
with construction of, nor damage, the Landlord’s Work and shall do all things reasonably requested by Landlord to facilitate the construction of the Landlord’s Work pursuant to Landlord’s construction schedule. Neither Tenant nor any
Tenant contractor shall cause any labor disharmony, and Tenant shall be responsible for all costs required to produce labor harmony in connection with an entry under this Section. In all events, Tenant shall indemnify Landlord in the manner provided
in Section 10.1 of the Lease against any claim, loss or cost arising out of any material interference with, or damage to, the Landlord’s Work or any other work in the Building, or any delay thereto, or any increase in the cost thereof on
account in whole or in part of any act, omission, neglect or default by Tenant or any Tenant contractor. Without limiting the generality of the foregoing, to the extent that the commencement or performance of Landlord’s Work is delayed on
account in whole or in part by any act or omission (where a duty to act existed) in violation of the Lease, or neglect or default by Tenant, then such delay shall constitute a Tenant Delay as provided in Section I.B of this Exhibit WORK LETTER. No
Tenant Delay shall be deemed to occur solely on account of the timing of any entry by Tenant or any Tenant contractor under this subsection (C) provided that such entry is performed in accordance with the reasonable scheduling requirements
agreed to with Landlord. Neither Landlord nor Landlord’s contractor shall ever be required or obligated to alter the method, time or manner for performing Landlord’s Work or work elsewhere in the Building, on account of Tenant’s entry
under this subsection (C). 
 Any requirements of any such Tenant contractor, employee or agent for services from Landlord or
Landlord’s contractor, such as hoisting, electrical or mechanical needs, shall be paid for by Tenant and arranged between such Tenant contractor and Landlord or Landlord’s contractor. Should the work of any Tenant contractor depend on the
installed field conditions of any item of Landlord’s Work, such Tenant contractor shall ascertain such field conditions after installation of such item of Landlord’s Work. Neither Landlord nor Landlord’s contractor shall ever be
required or obliged to alter the method, time or manner for performing Landlord’s Work or work elsewhere in the Building, on account of the work of any such Tenant contractor. Each party shall use reasonable efforts to cause its contractors to
conduct operations at the Property during the construction of Landlord’s Work and the FF&E Work to avoid any interference with, damage to, or delay of work being undertaken by the other party. Tenant shall cooperate with Landlord as
reasonably required to obtain a temporary and permanent certificate of occupancy for the Premises (at no cost to Tenant, other than the cost to complete the FF&E Work), including by staging the FF&E Work in a manner to facilitate obtaining
such certificates of occupancy and diligently prosecuting the same to completion as soon as reasonably practicable, provided that the provisions of this sentence shall not obligate Tenant to employ overtime labor or to incur extraordinary expenses.

 (D) Landlord shall cause Contractor (or another general contractor reasonably approved by Tenant) to construct the Tenant Improvements in
a good and workerlike manner in compliance in all material respects with the Construction Documents, free of liens (provided Tenant pays all amounts due hereunder), asbestos, asbestos-containing materials, and any other toxic or hazardous substances
or materials other than materials customarily found in construction materials in the construction of similar projects in the downtown Boston area and other than as disclosed on Exhibit EXISTING CONDITIONS and otherwise in compliance with applicable
legal requirements (it being agreed that the foregoing shall not be deemed to impose 

  
 12 

 
responsibility on Landlord or its contractor for correcting elements of the Tenant Improvements which are not designed in compliance with applicable legal requirements, and that responsibility
for the same remains with Tenant and its architects and engineers as provided herein). Landlord is authorized to proceed with the Tenant Improvements shown on the final, approved Construction Documents on the date that is five (5) days after
Landlord delivers the Base Price to Tenant, as set forth above, unless and to the extent that Tenant withdraws the Construction Documents in writing for the purposes of Tenant’s value engineering (Tenant acknowledging that any such withdrawal
shall result in a Tenant Delay). With respect to Tenant Improvements Change Orders submitted after Landlord is initially authorized (or deemed authorized) to proceed with Tenant Improvements, Landlord shall be deemed authorized to proceed with such
Tenant Improvements Change Order upon its submission by Tenant, provided, however, that prior to submission of any such Tenant Improvements Change Order, Landlord and the Contractor will work cooperatively with Tenant to obtain pricing therefor.

 Landlord has no obligation to approve any Tenant Improvements Change Order or any Tenant Improvements not shown on the Construction
Documents if, in Landlord’s reasonable judgment, such Tenant Improvements (i) would delay completion of the Tenant Improvements beyond the Target Commencement Date unless Tenant agrees in writing that such work constitutes a Tenant Delay
and Landlord and Tenant agree in writing to the amount of such Tenant Delay, (ii) would delay completion of any other Landlord’s Work unless Tenant agrees in writing that such work constitutes a Tenant Delay and Landlord and Tenant agree
in writing to the amount of such Tenant Delay as an Agreed Tenant Delay; (iii) would materially increase the cost of operating the Building or performing any other work in the Building, unless in each case Tenant agrees to pay such costs,
(iv) are incompatible with the design, quality, equipment or systems of the Building, (v) would require unusual expense to readapt the Premises to general office use unless Tenant agrees to pay such costs, or (vi) otherwise do not
comply with the provisions of this Lease. By its execution of the Lease, and its submission of any Construction Documents or other plans and Tenant Improvements Change Orders, Tenant will be deemed to have approved of, and shall be legally
responsible for, such plans, Construction Documents or Tenant Improvements Change Orders, as applicable. Notwithstanding the foregoing or anything herein to the contrary, if any Tenant Improvements Change Order reasonably specifies a long lead item,
such as custom cabinetry or a piece of specialized equipment, that Landlord reasonably determines could not be delivered and installed in a manner consistent with the completion of the Tenant Improvements by the Target Commencement Date, then
Landlord shall so notify Tenant within five (5) Business Days after receipt of such Tenant Improvements Change Order, in which case Landlord and Tenant may agree in writing that such long lead item may be completed by Landlord following the
date that all of the Landlord’s Work is Substantially Complete (if permitted pursuant to applicable Requirements, including without limitation for any certificate of occupancy to be issued) without constituting a Landlord or Tenant Delay
hereunder. 
 (E) If Tenant shall be delayed in preparing the Construction Documents or any phase thereof required hereunder as a result of
the occurrence of any of the following (a “Landlord Delay”): 
 (i) Any request by Landlord that Tenant
delay the completion of any plans; 

  
 13 

 (ii) Any delay resulting from failure of Landlord to respond to any submission to
Landlord from Tenant on or before the deadline for such response as set forth in the third paragraph of Section II(A) of this Exhibit; or 

(iii) Any other delay resulting from the acts or omissions (where a duty to act existed) of Landlord, its agents, employees or
independent contractors (provided that Tenant promptly notifies Landlord of any factor that it believes is resulting or will result in a Landlord Delay and takes reasonable steps to limit the effect of such factor). 

then the date by which the applicable phase of the Construction Documents is due shall be extended by one day for each day of Landlord Delay.
Tenant shall notify Landlord of any alleged Landlord Delay pursuant to clause (ii), above, in writing, within five (5) Business Days following the occurrence thereof. 

Landlord and Tenant have agreed to determine the length of any Landlord Delay as follows: Tenant shall notify Landlord in writing of the
claimed length of such Landlord Delay and Landlord may elect by written notice delivered to Tenant within ten (10) Business Days thereafter to dispute the claimed Landlord Delay in accordance with Section III, below. Unless such estimate is
disputed by written notice delivered within such ten (10) Business Day period, the claimed Landlord Delay shall be deemed to be a period no less than that set forth in Tenant’s notice. 

III. Arbitration. All disputes between the parties regarding Tenant Delays or Landlord Delays and other matters expressly referencing this Section III of the
Exhibit WORK LETTER shall be resolved in accordance with this Section III. Any arbitration decision under this Section III shall be enforceable in accordance with Requirements in any court of proper jurisdiction. 

(a) All disputes between the parties to be resolved by express reference to this Section III shall first be subject to a 15 day
period in which the parties (unless otherwise agreed in writing) shall attempt to resolve the dispute through one or more meetings between Michael Donahue on behalf of Tenant and Dave Greaney on behalf of Landlord (each party having the right to
designate a replacement senior officer or principal for the purposes of this sentence by written notice to the other). 
 (b)
Following the expiration of the 15-day period described in subparagraph (a), above, any arbitration conducted pursuant to this Section III shall be conducted in as expeditious manner as is possible to avoid delays in the construction of
Landlord’s Work. Landlord and Tenant shall sign all documents and do all other things reasonably necessary to submit any such matter to arbitration and waive any and all rights they or either of them may at any time have to revoke their
agreement hereunder to submit to arbitration and to abide by the decision rendered thereunder, which shall be binding and conclusive on the parties and shall constitute an “award” by the arbitrator within the meaning of the AAA Rules and
applicable law. 

  
 14 

 (c) Within ten (10) days after either party requests arbitration by notice
to the other, Landlord and Tenant shall seek to agree to a single arbitrator who is an independent third party real estate professional with at least twenty (20) years of experience in construction disputes involving first-class, office
developments that has not worked for either party or its affiliates for the prior five (5) years (a “Qualified Arbitrator”) and, if they are unable to agree, then a Qualified Arbitrator shall, upon request by either party, be
appointed by the Boston office of the AAA or successor organization. 
 (d) Landlord and Tenant may each appear and be
represented by counsel before such arbitrator and submit such data and memoranda in support of their respective positions in the matter in dispute as may be reasonably necessary or appropriate under the circumstances. The arbitrator shall decide the
dispute by written decision. The arbitration shall be conducted in accordance with the Commercial Arbitration Rules of the AAA (or any successor organization) on an expedited basis and shall be concluded, with a decision issued, no later than ten
(10) days after the date that such dispute is submitted for arbitration. The decision of the arbitrator shall be final and binding on the parties. The parties shall comply with any orders of the arbitrator establishing deadlines for any such
proceeding. The fee of the arbitrator shall be paid equally by the parties. Each party shall pay all other costs incurred by it in connection with the arbitration. The arbitrator may award damage costs and/or reasonable attorneys’ fees and
interest where applicable under, and subject to the terms of, this Lease. If (i) the arbitrator shall award judgment solely to either party (the “Prevailing Party”), and (ii) the other party (the “Non-Prevailing Party”)
shall not comply with the terms of such judgment, and (iii) the Prevailing Party shall commence an action to enforce the judgment, and (iv) the Prevailing Party is successful in such action, then the Non-Prevailing Party shall pay the
Prevailing Party’s out-of-pocket expenses and reasonable attorneys’ fees in connection with the enforcement of the arbitrators’ judgment. 

IV. Authorized Representatives. Michael Donahue, Tenant’s Authorized Representative, shall have full power and authority to act on behalf of Tenant on
any matters relating to the Landlord’s Work. Tenant may name a replacement Authorized Representative from time to time by written notice to Landlord making reference to this Exhibit WORK LETTER. John Barszewski, Landlord’s Authorized
Representative, shall have full power and authority to act on behalf of Landlord on any matters relating to the Landlord’s Work. Landlord may name a replacement Authorized Representative from time to time by written notice to Tenant making
reference to this Exhibit WORK LETTER. 
 V. General. This Exhibit WORK LETTER shall not be deemed applicable to any additional space added to the Premises
at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the original Lease Term, whether by any options under
the Lease or otherwise, unless and to the extent expressly provided in the Lease or any amendment or supplement to the Lease that such additional space is to be delivered to Tenant in the same condition the initial Premises is to be delivered. All
capitalized terms used in this Exhibit WORK LETTER but not defined herein shall have the same meanings ascribed to such terms in the Lease. 

  
 15 

 Attachment 1 

Base Building Work Plans and Specifications 
  

 
  

							
	 300 A Street
	  	617 350 0450 tel	  	bha@bhplus.com	  	
	 Boston, MA 02210-1710
	  	617 350 0215 fax	  	www.bhplus.com	  	

 Drawing List 
  

			
	 date:
	  	August 1, 2014
		
	 project:
	  	333 Summer Street – #03012.16
		
	 prepared by:
	  	Bargmann Hendrie + Archetype, Inc.

			
		
	 A000
	  	COVER SHEET
	 A001
	  	CODE SHEET
		
	 C000
	  	PLOT PLAN
	 C001
	  	SITE PREPARATION PLAN
	 C002
	  	LAYOUT & MATERIALS PLAN
	 C003
	  	GRADING & DRAINAGE PLAN
	 C004
	  	SITE DETAIL PLAN
		
	 D101
	  	BASEMENT DEMOLITION PLAN – Addendum # 2
	 D102
	  	LOWER LEVEL DEMOLITION PLAN
	 D103
	  	MEZZANINE DEMOLITION PLAN
	 D104
	  	FIRST FLOOR DEMOLITION PLAN
	 D105
	  	2ND FLOOR DEMOLITION PLAN
	 D106
	  	3RD FLOOR DEMOLITION PLAN
	 D107
	  	4TH FLOOR DEMOLITION PLAN
	 D108
	  	5TH FLOOR DEMOLITION PLAN
	 D109
	  	ROOF DEMOLITION PLAN
		
	 R201-A
	  	NORTH ELEVATION FACADE DEMOLITION AND RESTORATION
	 R201-B
	  	NORTH INTERIOR RESTORATION ELEVATION
	 R202-A
	  	EAST ELEVATION FACADE DEMOLITION AND RESTORATION
	 R202-B
	  	EAST INTERIOR RESTORATION ELEVATION
	 R203-A
	  	SOUTH ELEVATION FACADE DEMOLITION AND RESTORATION
	 R203-B
	  	SOUTH INTERIOR RESTORATION ELEVATION
	 R204
	  	INTERIOR RESTORATION ELEVATION – PARTY WALL FACING EAST
	 R205
	  	INTERIOR RESTORATION ELEVATION – PARTY WALL FACING WEST
	 R206
	  	WEST INTERIOR RESTORATION ELEVATION
		
	 A001
	  	CODE SHEET
	 A010
	  	ABBREVIATIONS, PARTITION TYPES AND DETAILS
	 A101
	  	BASEMENT – Addendum # 2
	 A102
	  	LOWER LEVEL – Addendum # 2
	 A103
	  	MEZZANINE – Addendum # 2
	 A104
	  	FIRST FLOOR PLAN – Addendum # 2
	 A105
	  	2 – 4 FLOOR PLANS – Addendum # 2
	 A106
	  	5TH FLOOR PLAN – Addendum # 2

  
 16 

 

 
 Drawing List 

333 Summer Street 
 03/13/2014 – Construction Document
Issuance 
 08/01/2014 – Addendum 2 

- 2 - 
  

			
	 A107
	  	ROOF PLAN – Addendum # 2
	 A108
	  	ROOF PLAN – ROOF DECK ALTERNATE # 2
	 A111
	  	BASEMENT REFLECTED CEILING PLAN
	 A112
	  	FIRST FLOOR REFLECTED CEILING PLAN
	 A113
	  	TYPICAL FLOOR REFLECTED CEILING PLAN
		
	 A201
	  	NORTH ELEVATION WINDOW REPLACEMENT – Addendum # 2
	 A202
	  	EAST ELEVATION WINDOW REPLACEMENT – Addendum # 2
	 A203
	  	SOUTH ELEVATION WINDOW REPLACEMENT
	 A204-A
	  	WEST FIRE ESCAPE DEMOLITION AND NEW CONSTRUCTION
	 A204-B
	  	EAST FIRE ESCAPE DEMOLITION AND NEW CONSTRUCTION
		
	 A400
	  	ENLARGED FIRST FLOOR LOBBY
	 A401
	  	ENLARGED RESTROOM PLANS AND ELEVATIONS – Addendum # 2
	 A402
	  	ENLARGED RESTROOM PLANS AND ELEVATIONS – Addendum # 2
	 A410
	  	FIRST FLOOR LOBBY ELEVATIONS AND SECTIONS
	 A411
	  	DETAILS
	 A412
	  	ENLARGED PLANS AND ELEVATIONS – LOCKER’S ROOM, BIKE STORAGE, MAIL ROOM
	 A413
	  	RECEPTION DESK PLANS & SECTION
		
	 A420
	  	STAIR 1 – PLANS, SECTIONS
	 A422
	  	STAIR 5 – PLANS, SECTIONS
	 A423
	  	STAIR DETAILS
	 A424
	  	ROOF STAIR
	 A425
	  	ROOF STAIR DETAILS
	 A426
	  	VESTIBULE SMOKE PROOF ENCLOSURE ALTERNATE #2
	 A430
	  	ELEVATOR – Addendum # 2
	 A440
	  	PASTENE ALLEY ENTRY
	 A450
	  	TRANSFORMER VAULT
		
	 A520
	  	ROOF DETAILS
	 A521
	  	ROOF DETAILS
	 A522
	  	ROOF DETAILS
		
	 A600
	  	OPENING TYPES
	 A601
	  	ENLARGED WINDOW DETAILS
	 A602
	  	ENLARGED WINDOW DETAILS
	 A603
	  	ENLARGED WINDOW DETAILS
	 A604
	  	ENLARGED WINDOW DETAILS
	 A605
	  	ENLARGED WINDOW DETAILS
	 A606
	  	ENLARGED WINDOW DETAILS
	 A607
	  	ENLARGED WINDOW DETAILS
	 A608
	  	ENLARGED WINDOW DETAILS
	 A609
	  	ENLARGED WINDOW DETAILS
	 A610
	  	ENLARGED WINDOW DETAILS
	 A611
	  	ENLARGED WINDOW DETAILS

  
 17 

 

 
 Drawing List 

333 Summer Street 
 03/13/2014 – Construction Document
Issuance 
 08/01/2014 – Addendum 2 

- 3 - 
  

			
	 A612
	  	ENLARGED WINDOW DETAILS
	 A613
	  	EXTERIOR DOOR SCHEDULE
	 A614
	  	INTERIOR DOOR SCHEDULE – Addendum # 2
	 A700
	  	FINISH SCHEDULE & DETAILS
		
	 S001
	  	TYPICAL DETAILS & GENERAL NOTES
	 S101
	  	BASEMENT FOUNDATION PLAN
	 S102
	  	LOWER LEVEL FRAMING PLAN
	 S103
	  	MEZZANINE FRAMING PLAN
	 S104
	  	FIRST FLOOR FRAMING PLAN
	 S105
	  	SECOND FLOOR THRU FOURTH FLOOR FRAMING PLANS
	 S106
	  	FIFTH FLOOR FRAMING PLAN
	 S107
	  	ROOF FRAMING PLAN – Addendum # 2
	 S108
	  	STAIR 1 & VESTIBULE SMOKEPROOF ENCLOSURE ALT. 2
	 S201
	  	SECTIONS – PASSENGER ELEVATOR
	 S202
	  	SECTIONS – SERVICE ELEVATOR
	 S203
	  	SECTIONS – PASSENGER ELEVATOR – Addendum # 2
	 S204
	  	SECTIONS – SERVICE ELEVATOR
	 S205
	  	SECTIONS – Addendum # 2
	 S206
	  	SECTIONS
	 S207
	  	SECTIONS
		
	 FP101
	  	FIRE PROTECTION BASEMENT – Addendum # 2
	 FP102
	  	FIRE PROTECTION LOWER LEVEL – Addendum # 2
	 FP103
	  	FIRE PROTECTION MEZZANINE – Addendum # 2
	 FP104
	  	FIRE PROTECTION FIRST FLOOR PLAN – Addendum # 2
	 FP105
	  	FIRE PROTECTION 2 – 4 FLOOR PLANS – Addendum # 2
	 FP106
	  	FIRE PROTECTION 5TH FLOOR PLAN – Addendum # 2
	 FP107
	  	FIRE PROTECTION ROOF PLAN – Addendum # 2
	 FP200
	  	FIRE PROTECTION SCHEDULES & DETAILS
	 FP300
	  	FIRE PROTECTION ALTERNATE # 2
	 FP400
	  	FIRE PROTECTION ALTERNATE # 3
		
	 P100
	  	PLUMBING UNDERGROUND – Addendum # 2
	 P101
	  	PLUMBING BASEMENT – Addendum # 2
	 P102
	  	PLUMBING LOWER LEVEL – Addendum # 2
	 P103
	  	PLUMBING MEZZANINE – Addendum # 2
	 P104
	  	PLUMBING FIRST FLOOR PLAN – Addendum # 2
	 P105
	  	PLUMBING 2 – 4 FLOOR PLANS – Addendum # 2
	 P106
	  	PLUMBING 5TH FLOOR PLAN – Addendum # 2
	 P107
	  	PLUMBING ROOF PLAN – Addendum # 2
	 P200
	  	PLUMBING SCHEDULES & DETAILS – Addendum # 2
	 P201
	  	PLUMBING DETAILS – Addendum# 2
	 P300
	  	PLUMBING SANITARY & WATER RISER DIAGRAMS – Addendum # 2
		
	 H101
	  	HVAC BASEMENT – Addendum # 2

  
 18 

 

 
 Drawing List 

333 Summer Street 
 03/13/2014 – Construction Document
Issuance 
 08/01/2014 – Addendum 2 

-4- 
  

			
	 H102
	  	HVAC LOWER LEVEL FLOOR PLAN – Addendum # 2
	 H103
	  	HVAC MEZZANINE PLAN – Addendum # 2
	 H104
	  	HVAC FIRST FLOOR PLAN – Addendum # 2
	 H105
	  	HVAC 2 – 4 FLOOR PLANS – Addendum # 2
	 H106
	  	HVAC 5TH FLOOR PLAN – Addendum # 2
	 H107
	  	HVAC ROOF PLAN – Addendum # 2
	 H200
	  	HVAC SCHEDULES – Addendum # 2
	 H201
	  	HVAC DETAILS – Addendum # 2
	 H300
	  	DUCT RISER DIAGRAMS – Addendum # 2
	 H400
	  	HVAC ALTERNATE #2
		
	 E000
	  	ELECTRICAL LEGEND – Addendum # 2
	 E001
	  	ELECTRICAL DETAILS – Addendum # 2
	 E002
	  	ELECTRICAL DETAILS – Addendum # 2
	 E100
	  	ELECTRICAL SITE PLAN – Addendum # 2
	 E101
	  	ELECTRICAL BASEMENT PLAN – Addendum # 2
	 E102
	  	ELECTRICAL LOWER LEVEL PLAN – Addendum # 2
	 E102L
	  	LIGHTNING LOWER LEVEL PLAN – Addendum # 2
	 E103
	  	ELECTRICAL MEZZANINE PLAN – Addendum # 2
	 E104
	  	ELECTRICAL FIRST FLOOR PLAN – Addendum # 2
	 E105
	  	ELECTRICAL 2 – 4 FLOOR PLANS – Addendum # 2
	 E106
	  	ELECTRICAL 5TH FLOOR PLAN – Addendum # 2
	 E107
	  	ELECTRICAL ROOF PLAN – Addendum # 2
	 E200
	  	ELECTRICAL RISER DIAGRAM PART 1 – Addendum # 2
	 E201
	  	ELECTRICAL RISER DIAGRAM PART 2 – Addendum # 2
	 E300
	  	ELECTRICAL SCHEDULES – Addendum # 2
	 E301
	  	ELECTRICAL SCHEDULES – Addendum # 2
	 E400
	  	ELECTRICAL ALTERNATE 2
		  	
	
	 Issued per Addendum #02

	
	 Engineers Cover Letter – dated 08/06/14

	
	 D101 – Basement Demolition Plan

	 A101 – Basement Plan

	 A102 – Lower Level Plan

	 A l03 – Mezzanine Plan

	 A104 – First Floor Plan

	 A105 – 2nd – 4th
Floor Plans

	 A106 – 5th Floor Plan

	 A107 – Roof Plan

	 A201 – North Elevation Window Replacement

	 A202 – East Elevation – Window Replacement

	 A401 – Enlarged Restroom Plans and Elevations

  
 19 

 

 
 Drawing List 

333 Summer Street 
 03/13/2014 – Construction Document
Issuance 
 08/01/2014 – Addendum 2 

-5- 
  

	
	 A402 – Enlarged Restroom Plans and Elevations

	 A430 – Elevator

	 A614 – Interior Door Schedule

	 S107 – Roof Framing Plan

	 S203 – Sections Passenger Elevator

	 S205 – Sections

	 FP101 – Fire Protection – Basement

	 FP102 – Fire Protection – Lower Level

	 FP103 – Fire Protection – Mezzanine

	 FP104 – Fire Protection – First Floor Plan

	 FP105 – Fire Protection – 2 – 4 Floor Plans

	 FP106 – Fire Protection – 5th Floor Plan

	 FP107 – Fire Protection – Roof Plan

	 FP200 – Fire Protection – Schedules & Details

	 P100 – Plumbing Underground

	 P101 – Plumbing Basement

	 P102 – Plumbing Lower Level

	 P103 – Plumbing Mezzanine

	 P104 – Plumbing First Floor Plan

	 P105 – Plumbing 2 – 4 Floor Plans

	 P106 – Plumbing 5th Floor Plan

	 P107 – Plumbing Roof Plan

	 P200 – Plumbing Schedules & Details

	 P201 – Plumbing Details

	 P300 – Plumbing Sanitary & Water Riser Diagram

	 H101 – HVAC – Basement Plan

	 H102 – HVAC – Lower Level Plan

	 H103 – HVAC – Mezzanine Plan

	 H104 – HVAC – First Floor Plan

	 H105 – HVAC – 2 – 4 Floor Plan

	 H106 – HVAC – 5th Floor Plan

	 H107 – HVAC – Roof Plan

	 H200 – HVAC – Schedules

	 H201 – HVAC – Details

	 H300 – HVAC – Duct Riser Diagrams

	 E000 – Electrical Legend

	 E001 – Electrical Details

	 E002 – Electrical Details

	 E101 – Electrical Basement Plan

	 E102 – Electrical Lower Level Plan

	 E103 – Electrical Mezzanine Plan

	 E104 – Electrical First Floor Plan

	 E105 – Electrical 2 – 4 Floor Plans

	 E106 – Electrical 5th Floor Plan

	 E107 – Electrical Roof Plan

	 E200 – Electrical Riser Diagram – Part 1

  
 20 

 

 
 Drawing List 

333 Summer Street 
 03/13/2014 – Construction Document
Issuance 
 08/01/2014 – Addendum 2 

- 6 - 
  

	
	 E201 – Electrical Riser Diagram – Part 1

	 E300 – Electrical Schedules

	 E301 – Electrical Schedules

	 E400 – Electrical Alternate #2

	
	 HVAC Spec Section 23 00 00 (Section 2.20; 2.27; 3.14)

	 Two Way Communications System – Section 26 00 99

	
	END OF ADDENDUM No. 02

  
 21 

			
	333 Summer Street	  	BH+A Project No. 3012
	Boston, MA	  	Addendum #2 8/1/2014

  
  

DIVISION 00 – PROCUREMENT AND CONTRACTING REQUIRMENTS 

INTRODUCTORY INFORMATION 
  

			
	 Document 00 00 01
	  	Project Title Page
	 Document 00 01 10
	  	Table of Contents
	 Document 00 02 10
	  	List of Drawings

 CONDITIONS OF THE CONTRACT 

INFORMATION AVAILABLE TO BIDDERS 
  

			
	 Document 00 91 00
	  	 Substitution Request Form During Procurement

(CSI Form 1.5c)

	 Document 00 95 00
	  	Asbestos Survey Report

 DIVISION 01 GENERAL REQUIREMENTS 
  

									
	 Section 01 10 00
	  	Summary	  	 	01 10 00-1	  	  	through 3
	 Section 01 25 00
	  	Contract Modification Procedures	  	 	01 25 00-1	  	  	through 3
		  	Bulletin Form	  	 	1 page
	 Section 01 29 00
	  	Payment Procedures	  	 	01 29 00-1	  	  	through 6
	 Section 01 31 00
	  	Project Management and Coordination	  	 	01 31 00-1	  	  	through 8
		  	Architect’s Response to Request for Information	  	 	1 page
	 Section 01 32 00
	  	Construction Progress Documentation	  	 	01 32 00-1	  	  	through 3
	 Section 01 33 00
	  	Submittal Procedures	  	 	01 33 00-1	  	  	through 8
		  	BH+A Submittal Response Form	  	 	1 Page
	 Section 01 40 00
	  	Quality Requirements	  	 	01 40 00-1	  	  	through 7
	 Section 01 42 00
	  	References	  	 	01 42 00-1	  	  	through 4
	 Section 01 45 33
	  	Code Required Special Inspections	  	 	01 45 33-1	  	  	through 5
	 Section 01 45 90
	  	Program for Structural Tests and Inspections	  	 	01 45 90-1	  	  	through 6
	 Section 01 50 00
	  	Temporary Facilities 8 Controls	  	 	01 50 00-1	  	  	through 9
	 Section 01 60 00
	  	Product Requirements	  	 	01 60 00-1	  	  	through 5
	 Section 01 63 50
	  	Substitution Procedures	  	 	01 63 50-1	  	  	through 5
	 Section 01 70 00
	  	Execution Requirements	  	 	01 70 00-1	  	  	through 8
	 Section 01 77 00
	  	Closeout Procedures	  	 	01 77 00-1	  	  	through 6
	 Section 01 78 10
	  	Project Record Documents	  	 	01 78 39-1	  	  	through 4
	 Section 01 78 20
	  	Operation and Maintenance Data	  	 	01 78 23-1	  	  	through 9
	 Section 01 82 00
	  	Demonstration and Training	  	 	01 82 00-1	  	  	through 4

 DIVISION 02 – EXISTING CONDITIONS 
  

									
	 Section 02 14 19
	  	Site Demolition	  	 	02 41 16 1	  	  	through 2
	 Section 02 05 00
	  	Site Demolition	  	 	02 05 00-1	  	  	through 2

 DIVISION 03 – CONCRETE 
  

  

			
	TABLE OF CONTENTS	 	00 01 10 - 1

  
 22 

			
	333 Summer Street	  	BH+A Project No. 3012
	Boston, MA	  	Addendum #2 8/1/2014

  

													
	 Section 03 30 00
	  	Cast-In-Place Concrete	  	03 30 00-1	  	 	through	  	  	 	15	  
	DIVISION 04 – MASONRY	  		  				  			
	 Section 04 91 00
	  	Masonry Restoration	  	04 91 00-1	  	 	through	  	  	 	17	  
	  
 DIVISION 05 – METALS

 
	  		  		  				  			
	 Section 05 12 00
	  	Structural Steel	  	05 12 00-1	  	 	through	  	  	 	8	  
	 Section 05 31 00
	  	Steel Deck	  	05 31 00-1	  	 	through	  	  	 	7	  
	 Section 05 40 00
	  	Cold Formed Metal Framing	  	05 40 00-1	  	 	through	  	  	 	6	  
	 Section 05 51 10
	  	Maintenance of Decorative Metal	  	05 51 10-1	  	 	through	  	  	 	2	  
	 Section 05 51 11
	  	Metal Stairs	  	05 51 11-1	  	 	through	  	  	 	2	  
	 Section 05 52 13
	  	Pipe and Tube Railings	  	05 52 13-1	  	 	through	  	  	 	8	  
	  
 DIVISION 07 – THERMAL AND MOISTURE
PROTECTION
  
	  		  				  			
	 Section 07 21 00
	  	Thermal Insulation	  	07 21 00-1	  	 	through	  	  	 	3	  
	 Section 07 42 13.13
	  	Formed Metal Wall Panels	  	07 42 13. 13-1	  	 	through	  	  	 	17	  
	 Section 07 53 23
	  	Ethylene-Propylene-Diene-Monomer (EPDM) Roofing	  	07 53 23-1	  	 	through	  	  	 	17	  
	 Section 07 81 00
	  	Applied Fireproofing	  	07 81 00-1	  	 	through	  	  	 	7	  
	 Section 07 84 00
	  	Firestop Systems	  	07 84 00-1	  	 	through	  	  	 	8	  
	 Section 07 91 00
	  	Sealants	  	07 91 00-1	  	 	through	  	  	 	7	  
	 Section 07 92 00
	  	Joint Sealants	  	07 92 00-1	  	 	through	  	  	 	10	  
	  
 DIVISION 08 – OPENINGS

 
	  		  				  			
	 Section 08 01 59
	  	Wood Window Restoration	  	08 01 59-1	  	 	through	  	  	 	6	  
	 Section 08 11 13
	  	Hollow Metal Doors and Frames	  	08 11 13-1	  	 	through	  	  	 	9	  
	 Section 08 14 16
	  	Wood Doors	  	08 14 16-1	  	 	through	  	  	 	5	  
	 Section 08 31 13
	  	Access Doors and Frames	  	08 31 13-1	  	 	through	  	  	 	3	  
	 Section 08 52 00
	  	Aluminum Windows	  	08 52 00-1	  	 	through	  	  	 	13	  
	 Section 08 52 00
	  	Wood Windows	  	08 52 00-1	  	 	through	  	  	 	7	  
	 Section 08 71 00
	  	Door Hardware	  	08 71 00-1	  	 	through	  	  	 	19	  
	 Section 08 80 00
	  	Glazing	  	08 80 00-1	  	 	through	  	  	 	13	  
	  
 DIVISION 09 – FINISHES

 
	  		  				  			
	 Section 09 21 16.23
	  	Shaft Wall Assemblies	  	09 26 00-1	  	 	through	  	  	 	13	  
	 Section 09 26 00
	  	Gypsum Board Assemblies	  	09 26 00-1	  	 	through	  	  	 	13	  
	 Section 09 30 00
	  	Tiling	  	09 30 00-1	  	 	through	  	  	 	10	  
	 Section 09 51 00
	  	Acoustical Tile Ceiling	  	09 51 00-1	  	 	through	  	  	 	7	  
	 Section 09 64 33
	  	Laminated Wood Flooring	  	09 64 33-1	  	 	through	  	  	 	6	  
	 Section 09 65 00
	  	Resilient Flooring	  	09 65 13-1	  	 	through	  	  	 	7	  
	 Section 09 91 00
	  	Painting	  	09 91 00-1	  	 	through	  	  	 	11	  
	  
 DIVISION 10 – SPECIALTIES

 
	  		  				  			
	 Section 10 15 50
	  	Toilet Compartments	  	10 15 50-1	  	 	through	  	  	 	3	  
	 Section 10 28 13
	  	Toilet Accessories	  	10 28 13-1	  	 	through	  	  	 	4	  

  

			
	TABLE OF CONTENTS	 	00 01 10 - 2

  
 23 

			
	333 Summer Street	  	BH+A Project No. 3012
	Boston, MA	  	Addendum #2 8/1/2014

  

											
	 Section 10 44 13
	  	Fire Protection Specialties	  	10 44 13-1	  	 	through	  	  	4
	 Section 10 55 23
	  	Postal Specialties	  	10 55 23-1	  	 	through	  	  	4
	  
 DIVISION 12 FURNISHINGS

 
	  		  				  	
	 Section 13 36 40
	  	Stone Countertops	  	12 36 40-1	  	 	through	  	  	8
	 Section 12 48 16
	  	Entrance Floor Grilles	  	12 48 16-1	  	 	through	  	  	4
	  
 DIVISION 14 - CONVEYING SYSTEMS

 
	  		  				  	
	 Section 14 20 20
	  	Vertical Platform Lift	  	14 20 20-1	  	 	through	  	  	5
	  
 DIVISION 21 - FIRE PROTECTION

 
	  		  				  	
	 Section 21 00 00
	  	Fire Protection	  	21 00 00-1	  	 	through	  	  	16
	  
 DIVISION 22 - PLUMBING

 
	  		  				  	
	 Section 22 00 00
	  	Plumbing	  	22 00 00-1	  	 	through	  	  	18
	  
 DIVISION 23 - MECHANIICAL SYSTEMS

 
	  		  				  	
	 Section 23 00 00
	  	HVAC	  	23 00 00-1	  	 	through	  	  	39
	  
 DIVISION 26 - ELECTRICAL

 
	  		  				  	
	 Section 26 00 00
	  	Electrical	  	26 00 00-1	  	 	through	  	  	101
	 Section 26 00 99
	  	Two-Way Communication System	  	26 00 99-1	  	 	through	  	  	3
	 Section 26 07 20
	  	Fire Detection and Alarm System	  	26 07 20-1	  	 	through	  	  	26
	 Section 26 11 00
	  	Generator	  	26 00 00-1	  	 	through	  	  	12
	  
 DIVISION 31 - EARTHSORK

 
	  		  				  	
	 Section 31 00 00
	  	Earthwork	  	31 00 00-1	  	 	through	  	  	5
	  
 DIVISION 32 -
PAVING & SURFACING
  
	  		  				  	
	 Section 32 10 00
	  	Paving and Surfacing	  	32-10-00-1	  	 	through	  	  	2
	  
 END OF DOCUMENT 00
01 10
	  		  				  	

  

			
	TABLE OF CONTENTS	 	00 01 10 - 3

  
 24 

 EXHIBIT LOT 

DESCRIPTION OF LOT 
 The Lot consists of the
following parcels: 
 PARCEL ONE (327 Summer Street): 
 That
certain parcel of land with the buildings thereon shown as Lot E on the plan entitled “Subdivision Plan of Land Lot ‘C’ Summer Street (South Boston District), Mass.” prepared by Harry R. Feldman, Inc. dated May 26, 2009 and
recorded with Suffolk County Registry of Deeds as Plan No. 185 of 2009. 
 Together with all rights and benefits granted to the Insured by that certain
Party Wall Agreement and between W2005 BWH II Realty, L.L.C. and W2005 BWH III Realty, L.L.C. dated December 28, 2005 and recorded December 29, 2005 in Book 38779, Page 339. 

PARCEL TWO (337 Summer Street): 
 That certain parcel of land
with the buildings thereon shown as Lot F on the plan entitled “Subdivision Plan of Land No. 337-347 Summer Street No. 319 and 319R A Street (South Boston District), Mass.” prepared by Harry R. Feldman, Inc. dated
September 15, 2011 and recorded with said Registry as Plan No. 324 of 2011; and 
 PARCEL THREE (337 Summer Street): 

That certain parcel of land shown as Parcel C on the plan entitled “Subdivision Plan of Land United States Postal Service Property Boston, Mass.”
prepared by Harry R. Feldman, Inc. dated July 25, 2011 and recorded with said Registry as Plan No. 259 of 2011. 
 PARCEL FOUR (EASEMENTS): 

Together with the easements and rights as appurtenant to Parcel One, Parcel Two and Parcel Three to use the Private Way known as Pastene Alley (from West
Service Road to A Street) for access by foot, bicycle and vehicles and for utilities pursuant to the Amended and Restated Agreement of Easements, Covenants and Conditions dated September 30, 2007 and recorded in Book 43257, Page 229, as amended
by First Amendment to Amended and Restated Agreement of Easements, Covenants and Conditions dated September 30, 2011 and recorded in Book 48461,Page 64, as further affected by Resignation as Declarant Under Amended and Restated Agreement of
Easements, Covenants and Restrictions, dated as of May 29, 2013 and recorded in Book 51516, Page 195 and as further affected by Appointment of Declarant Under Amended and Restated Agreement of Easements, Covenants and Conditions dated June 30,
2014 and recorded in Book 53180, Page 197 and the Agreement of Easements, Covenants and Conditions dated as of September 30, 2011 and recorded in Book 48461, Page 76. 

Together with the easements and rights to use the area shown as “Easement A5” and “Easement A6” on the plan recorded in Plan Book 2011,
Page 324, as appurtenant to Parcel One and Parcel Two, respectively, for the installation, use, maintenance, repair and replacement of fire escapes 

  
 25 

 
and related equipment, staircases, loading docks and utility facilities and for parking of automobiles and other motor vehicles pursuant to the Agreement of Easements, Covenants and Conditions
dated as of September 30, 2011 and recorded in Book 48461, Page 76. 

  
 26 

 EXHIBIT RULES 

BUILDING RULES AND REGULATIONS 
 1. The
sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls of the Building shall not be obstructed, encumbered, or used for any purpose other than ingress and egress to and from the premises demised to any tenant or
occupant. 
 2. No awnings or other projections shall be attached to the outside walls or windows of the Building without the prior written consent of
Landlord. Such awnings, projections, curtains, blinds, shades, screens, or other fixtures must be of a quality type, design and color, and attached in a manner, approved by Landlord. 

3. No sign, advertisement, object, notice or other lettering shall be exhibited, inscribed, painted or affixed on any part of the outside or inside of the
premises demised to any tenant or occupant or of the Building without the prior written consent of Landlord, except as expressly provided in the Lease. 

4. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into public places in the Building shall not be covered or
obstructed, nor shall any bottles, parcels, or other articles be placed on any window sills. 
 5. No showcases or other articles shall be put in front of
or affixed to any part of the exterior of the Building, nor placed in the public parts of the Building. 
 6. The water fixtures, wash closets, and other
plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. 

7. No tenant or occupant shall mark, paint, drill into, or in any way deface any part of the Building or the premises demised to such tenant or occupant,
except as permitted under the Lease. No boring, cutting or stringing of wires shall be permitted, except with the prior written consent of the Landlord, and as Landlord may direct. No tenant or occupant shall install any carpeting in the premises
demised to such tenant or occupant except in manner approved by Landlord. 
 8. No vehicles or animals (except Seeing Eye dogs) of any kind shall be brought
into, kept in, or about the premises demised to any tenant. 
 9. Without the prior written consent of Landlord, no space in the Building shall be used for
manufacturing, or for the sale of merchandise, goods or property of any kind at auction, except as otherwise permitted in the Lease. 
 10. No tenant shall
make, or permit to be made, any unseemly or disturbing noises or disturb or interfere with tenants or occupants of neighboring buildings or premises whether by the use of any musical instrument, radio, television set or other audio device; unmusical
noise, whistling, singing, or in any other way. Nothing shall be thrown out of any doors or windows. 

  
 1 

 11. Each tenant must return to Landlord all keys of stores, storage areas, offices and toilet rooms, either
furnished to, or otherwise procured by, such tenant, upon the termination of its tenancy. 
 12. Landlord reserves the right to inspect all freight to be
brought into the Building and to exclude from the Building all freight that violates any of the Building rules or the provisions of such tenant’s lease. 

13. No tenant shall use or occupy, or permit any portion of the premises demised to such tenant to be used or occupied, as an office for a public stenographer
or typist, or as a barber or manicure shop, or as an employment bureau. No tenant or occupant shall engage or pay any employees in the Building, except those actually working for such tenant or occupant in the Building, nor advertise for laborers
giving an address at the Building. 
 14. Landlord shall have the right to prohibit any advertising by any tenant or occupant, which, in Landlord’s
reasonable opinion, tends to impair the reputation of the Building and upon notice from Landlord, such tenant or occupant shall refrain from or discontinue such advertising. 

15. Landlord reserves the right to exclude all unauthorized persons from the Building. 

16. Before closing and leaving tenant’s demised premises at the end of each Business Day, each tenant shall close and lock all doors and windows. 

17. No premises shall be used, or permit to be used, for lodging or sleeping, or for any immoral or illegal purpose. 

18. There shall not be used in the Building, either by any tenant or occupant or by their agents or contractors, in the delivery or receipt of merchandise,
freight or other matter, any hand trucks or other means of conveyance except those equipped with rubber tires, rubber side guards and such other safeguards as Landlord may reasonably require. 

19. Canvassing, soliciting and peddling in the Building are prohibited. 

20. If the premises demised to any tenant become infested with vermin, such tenant, at its sole cost and expense, shall cause its premises to be exterminated
from time to time, to the reasonable satisfaction of Landlord, and shall employ such exterminators therefor as shall be reasonably approved by Landlord. 

21. No tenant shall move, or permit to be moved, into or out of the Building or the premises demised to such tenant, any heavy or bulky matter, without
employing a person holding a Master Rigger’s license to perform any special handling. Whenever any passenger elevator is used for the transport of freight, protective padding furnished by Landlord shall be attached to the rear and side walls of
said elevator during such use. 
 22. Building employees shall not be required to perform, and shall not be requested by any tenant or occupant to perform,
any work outside of their regular duties, unless under specific instructions from the office of the managing agent of the building. 

  
 2 

 23. The possession of any lighted cigarette, cigar, pipe or other smoking articles is prohibited throughout the
Building and the sidewalks adjoining the Building. 

  
 3 

 Contractor Rules and Regulations 

327-337 Summer Street, Boston, MA 
 327-337
Summer Street maintains specific rules and regulations that apply to all contractors and vendors who perform work or provide services for our tenants or the building owner. Poor conduct will not be tolerated. Your conduct reflects on you and your
company and can affect future opportunities at 327-337 Summer Street, Boston, MA. 
 You or your company may not perform any work or service in the
building until the following mandatory requirements are met: 
  

	1.	A certificate of insurance for your company must be filed with Landlord. This certificate must be current and must meet building insurance requirements for coverage and indemnification. 

 

	2.	All subcontractors must be approved by Landlord. 

  

	3.	Each worker, whether employed by your company or by a subcontractor, must possess a comprehensive understanding of building life safety procedures. 

The following general rules apply to all contractors and/or subcontractors: 
  

	1.	No smoking is allowed anywhere in the building or on the loading dock. 

  

	2.	No food or coffee breaks are allowed in common areas of the building or in a tenant’s space. The only approved break areas are within construction areas (if unoccupied) or within a specific space designated by
Landlord. 

  

	3.	Workers must avoid socializing on the job and/or congregating in public areas of the property. 

  

	4.	All workers are expected to behave professionally. Please remember the importance of your appearance and professionalism to our tenants and their visitors. You are expected to be friendly and polite to everyone in the
building. 

  

	5.	All workers must speak and understand English. 

 The following serious offenses, when committed on the
property, could result in an immediate dismissal: 
  

	1.	Core drilling, hammer drilling, or installing tackless carpet strips between 8:00 a.m. and 6:00 p.m. on weekdays. 

  

	2.	Working while intoxicated or under the influence of illegal drugs. 

  

	3.	Possession of illegal drugs or drug paraphernalia. 

  

	4.	Violation of any local, state or federal statutes. 

  

	5.	Possession of firearms, explosives or weapons. 

  

	6.	Physical or verbal abuse or harassment of any individual. 

  

	7.	Duplication of keys or illegal entrance into a restricted space. 

  

	8.	Gambling. 

  
 4 

	9.	Intentional property destruction. 

  

	10.	Sleeping on the job. 

  

	11.	Behaving in a disorderly manner. 

 Because Landlord respects the dignity of each individual, we are
committed to fairness when administering these rules. It is our expectation, however, that all individuals will readily observe these rules as they conduct their professional affairs. 

Life Safety Procedures 
  

	1.	In the event of a medical emergency, workers should call 911 and then immediately notify Tenant Services at 617-517-2896. 

  

	2.	Tenant Services (617-517-2896) must be notified of any injuries that occur on the property. 

  

	3.	Detailed life safety procedures are available from the Landlord upon request. 

 Life Safety Systems 

 

	1.	If there is a possibility that life safety equipment has been compromised, Landlord and building security must be notified immediately. 

 

	2.	A minimum of 18 inches of clearance must be maintained from each sprinkler head at all times. 

  

	3.	Contractor must maintain the proper equipment to manage water from any broken sprinkler pipes. 

  

	4.	Building fire alarm devices and final connections will be provided by Landlord’s fire alarm vendor at contractor’s expense. 

 

	5.	Landlord must be notified 48 hours in advance of any work that may cause dust or odors in the building. A fee will be charged for each time fire alarm devices are disabled and or sprinkler shutdown. 

 

	6.	Prior to any welding, soldering or metal cutting, contractors must present Landlord with a fire permit and proof of fire watch. This work must be requested and approved by Landlord at least 48 hours in advance.

  

	7.	All fire alarm wiring must be installed in conduit or in MC Cable. 

  

	8.	Subcontractors performing work on fire alarm or sprinkler systems must adhere to the procedures listed above. 

General Requirements 
  

	1.	Prior to commencement of any work, the job foreman or General Contractor shall visit the site and familiarize themselves with the conditions under which the work is to be performed. 

 

	2.	Any questions or conflicts regarding drawings or specifications are to be directed to Landlord. 

  

	3.	Contractor shall perform all work in accordance with local, state and federal codes and regulations. 

  

	4.	Contractor shall ensure that the construction site and adjoining areas including hallways and access ways are kept clean AT ALL TIMES and after final cleanup. 

  
 5 

	5.	Contractor shall be responsible for the repair of all damages caused by them or their subcontractors during the project. 

  

	6.	Contractors are not permitted to use any building maintenance equipment including vacuums, ladders, or supplies unless approved by Landlord. 

 

	7.	Utility sinks are to be cleaned daily if used. No construction waste, paint thinners, or other obstructing or hazardous materials are to be poured down the drain or left to clog the sinks. 

 

	8.	Areas that are not under construction but which are affected by construction, including stairways, elevators, lobbies and corridors, are to be protected from damage throughout the construction period. Floors and carpets
are to be covered with protective material. 

  

	9.	Construction signs and/or barriers visible to tenants and guests of the building must be approved by Landlord prior to their installation. 

 

	10.	Landlord reserves the right to have any individual or individuals removed at any time from the premises without cause. 

  

	11.	Contractor shall not permit the operation of any musical or sound-producing instruments, devices, or other equipment which may be heard outside the leased premises or the building, or which may emanate electrical waves
which will impair radio or television reception from or in the building. 

 Access Procedures 

 

	1.	Workers may only enter and exit the building via a single location to be approved by Landlord. 

  

	2.	Workers must leave a valid photo ID (a company badge with a photo ID or a driver’s license) with building security at the lobby. They must sign in, retrieve and wear a building visitor badge, and upon exiting the
building return the visitor badge in exchange for their ID and sign out. 

  

	3.	Workers will be allowed only on floors where construction is taking place. All work which requires entering other tenant areas or common areas will be coordinated with Landlord and will be done after regular business
hours. 

  

	4.	Landlord will be given the name and phone number of the job foreman. The foreman should be on-site during construction activity and during deliveries. 

 

	5.	The job foreman is responsible for filling out any necessary paper work for after hours and weekend access. 

  

	6.	Workers will use the restroom that is specified by Landlord. Restrooms are to be kept clean at all times. 

  

	7.	No property may be removed without a building property removal pass signed by security or Landlord. Random searches of bags, toolboxes, etc. may be conducted by building security. 

 

	8.	Landlord is not required to provide parking to any contractor or subcontractor. 

  

	9.	No access to the roof will be permitted without prior notification and approval by Landlord. Building personnel will escort any person needing access. 

 

	10.	 All deliveries should be brought up to construction floors via the freight elevator. Any large

  
 6 

	 	
moves or time consuming deliveries should be done prior to 6:00 a.m. or after 11:00 p.m., Monday through Friday, or any time during the weekends. These large moves must be coordinated, scheduled
and reserved through building management at least 72 hours prior using a Building Service Request Form. 

  

	11.	The freight elevator and loading dock must be left clean after use. Any clean-up expenses incurred by the building will be back-charged to the contractor. 

Building Trash Dumpsters 
  

	1.	No construction or demolition material of any kind is to be disposed of in building dumpsters. 

  

	2.	Contractors must notify Landlord 48 hours in advance before using any product that could generate dust or odors that may migrate into the building’s HVAC system or adjacent spaces. Off hour restrictions may be
required. 

 Core Drilling 
  

	1.	Core drilling is only allowed before 8:00 a.m. and after 6:00 p.m. (on weekdays). 

  

	2.	Contractor must post, on-site and in full view a notice to workers notifying them of the time restrictions relative to core and hammer drilling and tackless installation. Violations to these restrictions will not be
tolerated. 

  

	3.	No core drilling will be permitted without the prior written consent of a structural engineer and Landlord. 

  

	4.	For all core drilling an X-ray will be required and all cores shall be given to Landlord. 

 Doors and Locks

  

	1.	Building standard locksets are required on all doors within the tenant premises and no other lockset may be installed. 

  

	2.	All door lock sets and assorted keys removed during construction must be delivered to Landlord. All unused locks and hardware shall be returned to Landlord. 

Carpets 
  

	1.	Carpets within the work area as well as the common corridors and lobbies must be maintained in a clean and undamaged condition at all times. Contractor shall be responsible for any damage and should report any
preexisting conditions prior to the commencement of work. 

 Building Permits and Certificates of Occupancy 

 

	1.	A copy of the building permit must be delivered to Landlord prior to the start of any construction project and the permit card must be posted on the construction site and in full view at all times. 

 

	2.	A copy of the fully executed building permit, showing all final inspection sign-offs must be delivered to Landlord prior to receipt of the certificate of occupancy. 

  
 7 

	3.	A copy of the certificate of occupancy must be delivered to Landlord as soon as it is issued. Landlord may elect to withhold contractor’s retainage until proof of issuance has been received. 

Miscellaneous 
  

	1.	The OSHA Lead-in-Construction Standard 29 CFR 1926.62 applies to all construction work where an employee may be occupationally exposed to lead. Tenants arranging for contractors to perform work in their lease space
should be aware that lead containing paint (defined as XRF results of less than 1.0 mg/cm2) may exist on some surfaces. However, lead-based paint, (defined as XRF results of 1.0 mg/cm2 or greater) shall have been removed from accessible surfaces in
the lease spaces prior to the Commencement Date. 

  
 8 

 Hot Work Protocol 

for 
 Construction
Renovation or Building Repairs 
 Definition: 

Hot work is any work activity that generates a flame, heat or sparks such as soldering, brazing, welding, or torch cutting and grinding. 

Before any hot work shall commence the following Fire Safety Precautions must be taken: 

 

	 	1.	Notification 

 Notify Landlord 72 hours in advance, in writing, of location and purpose of
planned hot work in the facility. Any heavy hot work such as structural work or defined space welding shall take place after normal business hours. Refer to the building rules and regulations for the defined normal business hours. 

 

	 	2.	Permit 

 Provide Landlord with a copy of the hot work permit from the local authority. 

 

	 	3.	Sprinkler and Fire Alarm System Impairment 

 The sprinkler system in the area of the hot work
shall not be impaired during the hot work time period. The fire alarm system may only be impaired or zoned out in the area of the hot work with express permission of the local authority. 

 

	 	4.	Fire Watch 

 A designated person from the local fire department authority shall be present
during all hot work. The person performing the fire watch shall be completely informed of the work to be undertaken and be in radio or telecommunications contact with the local fire station. 

 

	 	5.	Hot Work Area Condition & Preparation 

 Floors are to be swept clean. Any accumulations
of dust shall be removed. Combustible materials shall be removed from the area of hot work. The hot work area shall be properly ventilated. Hot work is not to be conducted in the presence of flammable gases, vapors, liquids or dusts. If hot work is
to be performed in a confined area atmospheric testing shall be performed prior to and during the hot work procedure to ensure the work site atmosphere is below the lower explosive limit. 

  
 9 

	 	6.	Person(s) Conducting Hot Work 

 The person conducting hot work shall be certified and fully
trained and competent in use of the equipment and wear the appropriate personal protective equipment. 
  

	 	7.	Fire Fighting Equipment & Site Preparation 

 Fire extinguishers shall be present and
within reach during all hot work. The person conducting hot work and fire watch personnel shall be informed of the location and have access to all fire hose cabinets and fire fighting equipment. Shields are to be erected where electric welding is to
take place to prevent ultra-violet light exposure to others in the area. Floor or wall openings located 10 feet or less from the work site are to be covered to prevent hot sparks from entering walls or shafts falling to floors below. Additional fire
watch personnel may be required for the fire watch in adjoining areas above or below the work site as determined by the local authority. 
  

	 	8.	Fire Watch Standby 

 Fire watch personnel shall remain on site 20 minutes after hot work has
been completed. Notification shall be sent to the local authorities after hot work is completed. Fire alarm system point zoning shall be restored to active condition after work area is ventilated. 

  
 10 

 Hot Work Protocol 

Check List 
  

					
	   9. Contractor Compliance
	 	

					
		
	
      Contractor is in compliance with Landlord protocol? 
	 	 

			
		
	10. Type of Hot Work	 	

			
		
	      Welding, cutting, grinding-soldering and structural 	 	 

			
		
	11. Location of Hot Work 	 	 

			
		
	12. Date and Time to be Performed 	 	 

			
		
	13. Permit Provided to Landlord: 	 	 

			
		
	14. Certificate of Insurance for all Contractors and Subcontractors presented to Landlord 	 	 

			
		
	15. Is Fire Watch Required by Local Authority? 	 	 

			
		
	16. Fire Protection Sprinklers not Impaired? 	 	 

			
		
	17. Fire Alarm System to be Temporarily zoned out in Work Area 	 	 

			
		
	18. Work Area Free of Combustible Equipment 	 	 

			
		
	19. Work Area Properly Ventilated Prior to and During Hot Work 	 	 

	
	
	
20. All floor and wall openings covered and protected to prevent sparks and slag 
from traveling to other unprotected shafts and voids to the floor
below                                       
                                         
                                         
                                        
                   

			
		
	21. Portable fire extinguisher onsite and fully charged 	 	 

  
 11 

			
		
	22. Person(s) onsite performing hot work are qualified and have proper protective clothing and face shields 	 	 

			
		
	23. Person conducting fire watch from local authority is on site and is in telecommunication contact with fire chief on duty 
	 	 

Other Precautions: 
  

 
  

 
  

 
  

			
	Form Submitted To:	  	  

		
	Date:	  	  

		
	Approve/Disapprove:	  	  

		
	Date Returned:	  	  

  
 12 

 EXHIBIT EXISTING CONDITIONS 

 

									
		  	Report:	  	Prepared By:	  	Project #:	  	Date:
					
	 1.
	  	Final Phase I Environmental Site Assessment and Limited Sampling Report Volume 1 of 4	  	URS Corporation	  	25009009	  	March 2, 2006
					
	 2.
	  	 Final Phase I Environmental
 Site Assessment and
Limited Sampling Report Volume 2 of 4
	  	URS Corporation	  	25009009	  	March 2, 2006
					
	 3.
	  	 Final Phase I Environmental
 Site Assessment and
Limited Sampling Report Volume 3 of 4
	  	URS Corporation	  	25009009	  	March 2, 2006
					
	 4.
	  	 Final Phase I Environmental
 Site Assessment and
Limited Sampling Report Volume 4 of 4
	  	URS Corporation	  	25009009	  	March 2, 2006
					
	 5.
	  	 Phase I Environmental
 Site Assessment
	  	 Blackstone
 Consulting
	  	 DIVWCA
 008.02
	  	April 22, 2013
					
	 6.
	  	 Pre-Renovation Hazardous
 Materials Survey
Report
	  	URS Corporation	  	39743960	  	July 9, 2013
					
	 7.
	  	URS Air Sampling Report	  	URS Corporation	  		  	September 29, 2014

  
 1 

 EXHIBIT SNDA 

FORM OF SNDA 
 LEASE
SUBORDINATION, NON-DISTURBANCE  
 OF POSSESSION AND ATTORNMENT AGREEMENT 

This agreement (“Lease Subordination, Non-Disturbance of Possession and Attornment Agreement” or “Agreement”) is made as
of the      day of             , 201    , among WEBSTER BANK, N.A., a national banking association, as administrative agent on behalf of itself and
certain other lenders, having a place of business at 100 Franklin Street, Boston, Massachusetts 02110 (“Lender”),             , a Massachusetts limited liability company having a
place of business at 100 Franklin Street, 2nd Floor, Boston, Massachusetts 02110 (“Landlord” or “Borrower”), and
[            ], a [            ] having a place of business at
[            ] (“Tenant”). 
 Introductory Provisions 

A. Lender is relying on this Agreement as an inducement to Lender in making and maintaining a loan (“Loan”) secured by, among other
things, a Construction Mortgage and Security Agreement dated as of              (“Mortgage”) given by Borrower covering property commonly known as and numbered
            , Boston, Massachusetts (“Property”), which Mortgage, including a legal description of the Property, is recorded at the Suffolk County Registry of Deeds in Book
            , Page             . Lender is also the “Assignee” under a Collateral Assignment of Leases and Rents
(“Assignment”) dated as of                     , from Borrower with respect to the Property, which Assignment is recorded at the Suffolk
County Registry of Deeds in Book             , Page     . 

B. Tenant is the tenant under that certain lease (“Lease”) dated
            , 20    , made with [Landlord] [Landlord’s predecessor in title], covering certain premises (“Premises”) at the Property as more particularly
described in the Lease [and in the “Notice of Lease” dated                     , 20    which has been recorded at
            in Book             , Page     ]. 

C. Lender requires, as a condition to the making and maintaining of the Loan, that the Mortgage be and remain superior to the Lease and that
its rights under the Assignment be recognized. 
 D. Tenant requires as a condition to the Lease being subordinate to the Mortgage that its
rights under the Lease be recognized. 
 E. Lender, Landlord, and Tenant desire to confirm their understanding with respect to the Mortgage
and the Lease. 

  
 -1- 

 NOW, THEREFORE, in consideration of the foregoing, the mutual covenants and agreements contained
herein, and other valuable consideration, the receipt and adequacy of which are hereby acknowledged, and with the understanding by Tenant that Lender shall rely hereon in making and maintaining the Loan, Lender, Landlord, and Tenant agree as
follows: 
 1. Subordination. The Lease is subordinate to the Mortgage and any amendment, renewal, substitution, extension or
replacement thereof and each advance made thereunder as though the Mortgage, and each such amendment, renewal, substitution, extension or replacement were executed and recorded, and the advance made, before the execution of the Lease. 

2. Non-Disturbance. So long as Tenant is not in default (beyond any period expressed in the Lease within which Tenant may cure such
default) in the payment of rent or in the performance or observance of any of the terms, covenants or conditions of the Lease on Tenant’s part to be performed or observed, (i) Tenant’s occupancy of the Premises shall not be disturbed
by Lender in the exercise of any of its rights under the Mortgage during the term of the Lease, or any extension or renewal thereof made in accordance with the terms of the Lease, and (ii) Lender will not join Tenant as a party defendant in any
action or proceeding because of any default under the Mortgage. 
 3. Attornment and Certificates. In the event Lender succeeds to
the interest of Borrower as Landlord under the Lease, or if the Property or the Premises are sold pursuant to the power of sale under the Mortgage, Tenant shall attorn to Lender, or a purchaser upon any such foreclosure sale, and shall recognize
Lender, or such purchaser, thereafter as the Landlord under the Lease. Such attornment shall be effective and self- operative without the execution of any further instrument. Tenant agrees, however, to execute and deliver at any time and from time
to time, upon the request of any holder(s) of any of the indebtedness or other obligations secured by the Mortgage, or upon request of any such purchaser, (a) any instrument or certificate which, in the reasonable judgment of such holder(s), or
such purchaser, may be necessary or appropriate in any such fore- closure proceeding or otherwise to evidence such attornment, and (b) an instrument or certificate regarding the status of the Lease, consisting of statements, if true (and if not
true, specifying in what respect), (i) that the Lease is in full force and effect, (ii) the date through which rentals have been paid, (iii) the duration and date of the commencement of the term of the Lease, (iv) the nature of
any amendments or modifications to the Lease, (v) that no default, or state of facts, which with the passage of time, or notice, or both, would constitute a default, exists on the part of either party to the Lease, and (vi) the dates on
which payments of additional rent, if any, are due under the Lease. 
 4. Limitations. If Lender exercises any of its rights under
the Assignment or the Mortgage, or if Lender shall succeed to the interest of Landlord under the Lease in any manner, or if any purchaser acquires the Property, or the Premises, upon or after any foreclosure of the Mortgage, or any deed in lieu
thereof, Lender or such purchaser, as the case may be, shall have the same remedies by entry, action or otherwise in the event of 

  
 -2- 

 
any default by Tenant (beyond any period expressed in the Lease within which Tenant may cure such default) in the payment of rent or in the performance or observance of any of the terms,
covenants and conditions of the Lease on Tenant’s part to be paid, performed or observed that the Landlord had or would have had if Lender or such purchaser had not succeeded to the interest of the present Landlord. From and after any such
attornment, Lender or such purchaser shall be bound to Tenant under all the terms, covenants and conditions of the Lease, and Tenant shall, from and after such attornment to Lender, or to such purchaser, have the same remedies against Lender, or
such purchaser, for the breach of an agreement contained in the Lease that Tenant might have had under the Lease against Landlord, if Lender or such purchaser had not succeeded to the interest of Landlord; provided, however, that
Lender or such purchaser shall only be bound during the period of its ownership, and that in the case of the exercise by Lender of its rights under the Mortgage, or the Assignment, or any combination thereof, or a foreclosure, or deed in lieu of
foreclosure, all Tenant claims shall be satisfied only out of the interest, if any, of Lender, or such purchaser, in the Property, and Lender and such purchaser shall not be (a) liable for any act or omission of any prior landlord (including
the Landlord); or (b) liable for or incur any obligation with respect to the construction of the Property or any improvements of the Premises or the Property; or (c) subject to any offsets or defenses which Tenant might have against any
prior landlord (including the Landlord); or (d) bound by any rent or additional rent which Tenant might have paid for more than the then current rental period to any prior landlord (including the Landlord); or (e) bound by any amendment or
modification of the Lease, or any consent to any assignment or sublet, made without Lender’s prior written consent; or (f) bound by or responsible for any security deposit not actually received by Lender; or (g) liable for or incur
any obligation with respect to any breach of warranties or representations of any nature under the Lease or otherwise including without limitation any warranties or representations respecting use, compliance with zoning, landlord’s title,
landlord’s authority, habitability and/or fitness for any purpose, or possession; or (h) liable for consequential damages. Notwithstanding the foregoing, in the event that Lender or any successor succeeds to the interest of Landlord under
the Lease, or title to the Property prior to the completion of the Landlord’s Work, then Lender or such successor (as applicable) shall have thirty (30) days following notice to Tenant by Lender or such successor of such acquisition to
send written notice to Tenant stating whether or not Lender or such successor intends to be bound to perform work remaining to be done as part of the Landlord’s Work under the Lease and agrees to advance the Allowance. If in such notice Lender
or such successor states that Lender or such successor intends to be so bound, then such provisions of the Lease shall be binding on the Lender or such successor (as applicable). If Lender or such successor (as applicable) states that it does not
intend to be so bound or fails to timely provide notice to Tenant within such thirty (30) day period, then Tenant shall have the right, by giving a notice (the “Election Notice”) to the Lender or such successor (as applicable) within
sixty (60) days following notice of such acquisition, to either (X) terminate the Lease, or (Y) continue the Lease, and complete the Landlord’s Work itself at its expense and otherwise in accordance with the terms of the Lease
and (to the extent the Allowance is not disbursed by the Lender or such successor (as applicable)) reduce the Rent by the amount of the unadvanced Allowance; provided, however, that the Lender or such successor (as applicable)can 

  
 -3- 

 
render any Election Notice null and void and of no force and effect if, within thirty (30) days after the giving of such Election Notice, the Lender or such successor (as applicable) agrees
to be bound by the applicable provisions of the Lease. Tenant’s failure to give Election Notice in the time period required above shall be deemed to be an election pursuant to the clause (Y) of the immediately preceding sentence. 

5. Rights Reserved. Nothing herein contained is intended, nor shall it be construed, to abridge or adversely affect any right or remedy
of: (a) the Landlord under the Lease, or any subsequent Landlord, against the Tenant in the event of any default by Tenant (beyond any period expressed in the Lease within which Tenant may cure such default) in the payment of rent or in the
performance or observance of any of the terms, covenants or conditions of the Lease on Tenant’s part to be performed or observed; or (b) the Tenant under the Lease against the original or any prior Landlord in the event of any default by
the original Landlord to pursue claims against such original or prior Landlord whether or not such claim is barred against Lender or a subsequent purchaser. 

6. Notice and Right to Cure. Tenant agrees to provide Lender with a copy of each notice of default given to Landlord under the Lease,
at the same time as such notice of default is given to the Landlord, and that in the event of any default by the Landlord under the Lease, Tenant will take no action to terminate the Lease (a) if the default is not curable by Lender (so long as
the default does not interfere with Tenant’s use and occupation of the Premises), or (b) if the default is curable by Lender, unless the default remains uncured for a period of thirty (30) days after written notice thereof shall have
been given, postage prepaid, to Landlord at Landlord’s address, and to Lender at the address provided in Section 7 below; provided, however, that if any such default is such that it reasonably cannot be cured within such
thirty (30) day period, such period shall be extended for such additional period of time as shall be reasonably necessary (including, without limitation, a reasonable period of time to obtain possession of the Property and to foreclose the
Mortgage), if Lender gives Tenant written notice within such thirty (30) day period of Lender’s election to undertake the cure of the default and if curative action (including, without limitation, action to obtain possession and foreclose)
is instituted within a reasonable period of time and is thereafter diligently pursued. Lender shall have no obligation to cure any default under the Lease. 

7. Notices. Any notice or communication required or permitted hereunder shall be in writing, and shall be given or delivered:
(i) by United States mail, registered or certified, postage fully prepaid, return receipt requested, or (ii) by recognized courier service or recognized overnight delivery service; and in any event addressed to the party for which it is
intended at its address set forth below: 
  

			
	To Lender:	    	Webster Bank, N.A.
		    	100 Franklin Street
		    	Boston, Massachusetts 02110
		    	FAX Number: (830) 314-7176
		    	Attention: Ms. Claudia G. Piper

  
 -4- 

			
	With a copy to:	  	Goulston & Storrs P.C.
		  	400 Atlantic Avenue
		  	Boston, Massachusetts 02110
		  	Attention: James H. Lerner, Esq.
		
	To Tenant:	  	  

		  	  

		  	  

		  	  

		
	With a copy to:	  	  

		  	  

		  	  

		  	  

 or such other address as such party may have previously specified by notice given or delivered in accordance with the
foregoing. Any such notice shall be deemed to have been given and received on the date delivered or tendered for delivery during normal business hours as herein provided. 

8. No Oral Change. This Agreement may not be modified orally or in any manner than by an agreement in writing signed by the parties
hereto or their respective successors in interest. 
 9. Successors and Assigns. This Agreement shall inure to the benefit of and be
binding upon the parties hereto, their respective heirs, personal representatives, successors and assigns, and any purchaser or purchasers at foreclosure of the Property or any portion thereof, and their respective heirs, personal representatives,
successors and assigns. 
 10. Payment of Rent to Lender. Tenant acknowledges that it has notice that the Lease and the rent and all
sums due thereunder have been assigned to Lender as part of the security for the Obligations secured by the Mortgage. In the event Lender notifies Tenant of a default under the Loan and demands that Tenant pay its rent and all other sums due under
the Lease to Lender, Tenant agrees that it will honor such demand and pay its rent and all other sums due under the Lease to Lender, or Lender’s designated agent, until otherwise notified in writing by Lender. Borrower unconditionally
authorizes and directs Tenant to make rental payments directly to Lender following receipt of such notice and further agrees that Tenant may rely upon such notice without any obligation to further inquire as to whether or not any default exists
under the Mortgage or the Assignment, and that Borrower shall have no right or claim against Tenant for or by reason of any payments of rent or other charges made by Tenant to Lender following receipt of such notice. 

11. No Amendment or Cancellation of Lease. So long as the Mortgage remains undischarged of record, Tenant shall not amend, modify,
cancel or terminate the 

  
 -5- 

 
Lease, or consent to an amendment, modification, cancellation or termination of the Lease, or agree to subordinate the Lease to any other mortgage, without Lender’s prior written consent in
each instance. 
 12. Options. With respect to any options for additional space provided to Tenant under the Lease, Lender agrees to
recognize the same if Tenant is entitled thereto under the Lease after the date on which Lender succeeds as Landlord under the Lease by virtue of foreclosure or deed in lieu of foreclosure or Lender takes possession of the Premises; provided,
however, Lender shall not be responsible for any acts of any prior landlord under the Lease, or the act of any tenant, subtenant or other party which prevents Lender from complying with the provisions hereof and Tenant shall have no right to
cancel the Lease or to make any claims against Lender on account thereof. 
 13. Captions. Captions and headings of sections are not
parts of this Agreement and shall not be deemed to affect the meaning or construction of any of the provisions of this Agreement. 
 14.
Counterparts. This Agreement may be executed in several counterparts each of which when executed and delivered is an original, but all of which together shall constitute one instrument. 

15. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 16. Parties Bound. The provisions of this Agreement shall be binding upon and inure to the benefit of Tenant, Lender and Borrower
and their respective successors and assigns; provided, however, reference to successors and assigns of Tenant shall not constitute a consent by Landlord or Borrower to an assignment or sublet by Tenant, but has reference only to those
instances in which such consent is not required pursuant to the Lease or for which such consent has been given. 
 [Remainder of page
intentionally left blank.] 

  
 -6- 

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed as of the
date first above written. 
  

					
	 LENDER:
	 	
		
	 WEBSTER BANK, N.A.
	 	
			
	 BY:
	 	  
	 	
		 	Name:	 	
		 	Title:	 	
		
	 Date executed by
Lender:                    
	 	
		
	 TENANT:
	 	
		
	 [here insert name]
	 	
			
	 BY:
	 	  
	 	
		 	Name:	 	
		 	Title:	 	
		
	 Date executed by
Tenant:                    
	 	

  

	
	 ATTEST:

	
	  

	 Name:

	 Title:

 [Signature Page to Subordination, Non-Disturbance of Possession and Attornment Agreement] 

 COMMONWEALTH OF MASSACHUSETTS 

COUNTY OF [                    ] 

On this              day of
            , 201    , before me, the undersigned notary public, personally appeared
                            , personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity/capacities, and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
 WITNESS my hand and official seal. 

 

	
	  

	Notary Public

 My Commission Expires: 

[Signature Page to Subordination, Non-Disturbance of Possession and Attornment Agreement] 

 [COMMONWEALTH/STATE] OF [            ] 

COUNTY OF [            ] 

On this     day of
                    , 201    , before me, the undersigned notary public, personally appeared
                                    , personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity/capacities, and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
 WITNESS my
hand and official seal. 
  

	
	  

	Notary Public

 My Commission Expires: 

  
 [Signature Page to
Subordination, Non-Disturbance of Possession and Attornment Agreement] 

                    , as Landlord under the Lease, and
Borrower under the Mortgage, the Loan Agreement and the other Loan Documents, agrees for itself and its successors and assigns that: 
  

	 	1.	The above agreement does not: 

  

	 	(a)	constitute a waiver by Lender of any of its rights under the Mortgage and Security Agreement or any of the other Loan Documents; or 

  

	 	(b)	in any way release Borrower from its obligations to comply with the terms, provisions, conditions, covenants and agreements and clauses of the Mortgage and Security Agreement and other Loan Documents; 

 

	 	2.	The provisions of the Mortgage remain in full force and effect and must be complied with by Borrower; 

  

	 	3.	Tenant shall have the right to rely on any notice or request from Lender which directs Tenant to pay rent to Lender without any obligation to inquire as to whether or not a default exists and notwithstanding any notice
from or claim of Borrower to the contrary. Borrower shall have no right or claim against Tenant for rent paid to Lender after Lender so notifies Tenant to make payment of rent to Lender; and 

 

	 	4.	The Borrower shall be bound by all of the terms, conditions and provisions of the foregoing Agreement in all respects. 

Executed and delivered as a sealed instrument as of the     day of
                    , 201    . 
  

			
	BORROWER:	 	
	
	
                   
 ,
 a Massachusetts limited liability
company

 
			
		
	 By:        
	 	  

		 	 Name:

		 	 Title:

	
	 Date executed by
Borrower:                    , 20

 COMMONWEALTH OF MASSACHUSETTS 

COUNTY OF [                    ] 

On this     day of
                    , 201    , before me, the undersigned notary public, personally appeared
                            , personally known to 

  
 1 

 
me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity/capacities, and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	  

	 Notary Public

	
	My Commission Expires:

  
 2 

 EXHIBIT L/C 

STANDBY L/C DRAFT LANGUAGE 
 IRREVOCABLE
STANDBY LETTER OF CREDIT NO. SVBSF             
 DATE:
                    , 2014 
 BENEFICIARY: 

DWF III SYNERGY, LLC 
  

 
 AND 

 
  

APPLICANT: 
 LOGMEIN INC 

500 UNICORN PARK DRIVE 
 WOBURN MA 01801 

AMOUNT: US$              (U.S. DOLLARS
            EXACTLY) 
 EXPIRATION DATE:
                    [ONE YEAR FROM ISSUE DATE OF THE L/C] 

LOCATION: SANTA CLARA, CALIFORNIA 
 LADIES AND GENTLEMEN: 

WE HEREBY ESTABLISH THIS IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              IN YOUR FAVOR
AVAILABLE BY YOUR DRAFTS DRAWN ON US AT SIGHT IN THE FORM OF EXHIBIT “A” ATTACHED AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS: 
  

	1.	THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY, SUBJECT TO THE PROVISIONS BELOW REGARDING PRESENTATION BY FACSIMILE ALONE. 

 

	2.	A DATED CERTIFICATION FROM THE BENEFICIARY PURPORTEDLY SIGNED BY AN AUTHORIZED OFFICER OR AN AGENT OF BENEFICIARY, FOLLOWED BY HIS/HER PRINTED NAME AND DESIGNATED TITLE, STATING EITHER OF THE FOLLOWING:

 (A) “BENEFICIARY IS ENTITLED TO DRAW UPON THIS LETTER OF CREDIT, PURSUANT TO THE TERMS OF THAT CERTAIN LEASE DATED
                    , 2014, [INSERT THE DATE] BETWEEN
                    , LLC, AS LANDLORD, AND LOGMEIN INC, AS TENANT, FOR PREMISES IN THE BUILDING LOCATED AT 327-337 SUMMER STREET, BOSTON,
MASSACHUSETTS (THE “LEASE”), OR ANY OTHER WRITTEN AGREEMENT BETWEEN APPLICANT AND BENEFICIARY. BENEFICIARY HEREBY MAKES DEMAND FOR THE PAYMENT OF
                     [INSERT AMOUNT IN NUMERALS AND WORD].” 

OR 
 (B) “BENEFICIARY HEREBY
CERTIFIES THAT IT HAS RECEIVED NOTICE FROM SILICON VALLEY BANK THAT THE LETTER OF CREDIT NO. SVBSF              WILL NOT BE RENEWED, AND THAT IT HAS NOT RECEIVED A REPLACEMENT LETTER OF
CREDIT IN ACCORDANCE WITH THE LEASE MENTIONED IN THE LETTER OF CREDIT AT LEAST THIRTY (30) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT.” 

  
  

									
	  

L/C DRAFT LANGUAGE APPROVED FOR ISSUANCE BY:
	 	 	  	 
	 	 		 	 (Authorized Signature)
	  	 
	 				 
	
DATE:                  
                   
  
	 	 	 	 	  	 	  	 

 THE LEASE AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID LEASE
AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 UPON PRESENTATION OF THIS LETTER OF CREDIT ACCOMPANIED BY SUCH STATEMENT, WE
SHALL ACCEPT SUCH STATEMENT AS CONCLUSIVE, BINDING AND CORRECT, WITHOUT HAVING TO INVESTIGATE OR 
 PAGE 1 OF 3 

  
  

									
	  

L/C DRAFT LANGUAGE APPROVED FOR ISSUANCE BY:
	 	 	  	 
	 	 		 	 (Authorized Signature)
	  	 
	 				 
	
DATE:                  
                   
  
	 	 	 	 	  	 	  	 

 IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             
 DATE:             ,
2014 
 BEING RESPONSIBLE FOR THE ACCURACY, TRUTHFULNESS, CORRECTNESS OR VALIDITY THEREOF AND NOTWITHSTANDING THE CLAIM OF ANY PERSON TO THE CONTRARY, AND WE
SHALL NOT REQUIRE PROOF OF THE AUTHORITY OF THE AUTHORIZED OFFICER OR AN AGENT OF BENEFICIARY SIGNING THE STATEMENT, AND SHALL INSTEAD PRESUME THE AUTHORITY OF THE AUTHORIZED OFFICER OR AN AGENT OF BENEFICIARY BY REASON OF PRESENTATION WITH IT OF
THE ORIGINAL OF THIS LETTER OF CREDIT. 
 PARTIAL AND MULTIPLE DRAWS ARE ALLOWED. THIS LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR
ENDORSEMENT OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER
AND DATE OF THIS LETTER OF CREDIT. 
 THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM
THE PRESENT OR EACH FUTURE EXPIRATION DATE UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE SEND YOU A NOTICE BY OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND
THE CURRENT EXPIRATION DATE. IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND              [INSERT DATE THAT IS AT LEAST 60 DAYS FOLLOWING FINAL EXPIRATION DATE]
WHICH SHALL BE THE FINAL EXPIRATION DATE OF THIS LETTER OF CREDIT. 
 THIS LETTER OF CREDIT IS TRANSFERABLE BY THE ISSUING BANK ONE OR MORE TIMES BUT IN
EACH INSTANCE TO A SINGLE BENEFICIARY AND ONLY IN ITS ENTIRETY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF ANY NOMINATED TRANSFEREE ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATIONS, INCLUDING
BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S), IF ANY, MUST BE SURRENDERED TO US TOGETHER WITH OUR LETTER OF
TRANSFER DOCUMENTATION (IN THE FORM OF EXHIBIT “B” ATTACHED HERETO). OUR TRANSFER FEE OF  1⁄4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM $250.00) IS FOR
THE ACCOUNT OF THE APPLICANT. ANY TRANSFER OF THIS LETTER OF CREDIT MAY NOT CHANGE THE PLACE OF EXPIRATION OF THE LETTER OF CREDIT FROM OUR ABOVE-SPECIFIED OFFICE. EACH TRANSFER SHALL BE EVIDENCED BY OUR ENDORSEMENT ON THE REVERSE OF THE ORIGINAL
LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL LETTER OF CREDIT TO THE TRANSFEREE. 
 ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE
ORIGINAL APPROPRIATE DOCUMENTS AT OUR OFFICE (THE “BANK’S OFFICE”) AT: SILICON VALLEY BANK, 3003 TASMAN DRIVE, 2ND FLOOR, SANTA CLARA, CA 95054, ATTENTION: STANDBY LETTER OF CREDIT SECTION OR BY FACSIMILE TRANSMISSION AT:
(408) 654-6211 OR (408) 969-6510; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (408) 654-7712 OR (408) 654-6274), ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE;
PROVIDED, HOWEVER, THE BANK WILL DETERMINE HONOR OR DISHONOR ON THE BASIS OF PRESENTATION BY FACSIMILE ALONE, AND WILL NOT EXAMINE THE ORIGINALS. PAYMENT AGAINST CONFORMING PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK IN IMMEDIATELY AVAILABLE U.S.
FUNDS DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE WITHIN TWO (2) BUSINESS DAYS AFTER PRESENTATION NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THE INTERNATIONAL STANDBY PRACTICES (ISP98), INTERNATIONAL CHAMBER OF COMMERCE PUBLICATION
NO. 590. 

  
  

									
	  

L/C DRAFT LANGUAGE APPROVED FOR ISSUANCE BY:
	 	 	  	 
	 	 		 	 (Authorized Signature)
	  	 
	 				 
	
DATE:                  
                   
  
	 	 	 	 	  	 	  	 

 PAGE 2 OF 3 

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              

DATE:             , 2014 

WE HEREBY AGREE WITH THE DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF
CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE, IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 
 IF ANY INSTRUCTIONS
ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN
ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 
 EXCEPT AS STATED
HEREIN, THIS UNDERTAKING IS NOT SUBJECT TO ANY REQUIREMENT OR QUALIFICATION. OUR OBLIGATION UNDER THIS LETTER OF CREDIT IS OUR INDIVIDUAL OBLIGATION, IN NO WAY CONTINGENT UPON REIMBURSEMENT WITH RESPECT THERETO, OR UPON OUR ABILITY TO PERFECT ANY
LIEN OR SECURITY INTERESTS. 
 THIS LETTER OF CREDIT CANNOT BE MODIFIED OR REVOKED WITHOUT YOUR WRITTEN CONSENT. 

EXCEPT TO THE EXTENT INCONSISTENT WITH THE EXPRESS TERMS HEREOF, THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98),
INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 

  
  

									
	  

L/C DRAFT LANGUAGE APPROVED FOR ISSUANCE BY:
	 	 	  	 
	 	 		 	 (Authorized Signature)
	  	 
	 				 
	
DATE:                  
                   
  
	 	 	 	 	  	 	  	 

 EXHIBIT “A” 

 

			
	DATE:                                	 	REF.
NO.                                

 AT SIGHT OF THIS DRAFT 
  

			
	PAY TO THE ORDER
OF                                        
                                    	 	US$                                     
                                         
                                         

	US DOLLARS                                 
                                         
                                         
                                         
                                         
                               
	                                    
                                         
                                         
                                         
                                         
                                         
                

 DRAWN UNDER SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA, STANDBY LETTER OF CREDIT NUMBER
NO.                                        
                                         
                                    DATED   
                                         
                                         
                                

 

			
	TO: SILICON VALLEY BANK	 	 
	3003 TASMAN DRIVE	 	 
	SANTA CLARA, CA 95054	 	(BENEFICIARY’S NAME)                
		
		 	 
		 	Authorized Signature                    

 GUIDELINES TO PREPARE THE DRAFT 

1. DATE: ISSUANCE DATE OF DRAFT. 
 2. REF. NO.:
BENEFICIARY’S REFERENCE NUMBER, IF ANY. 
 3. PAY TO THE ORDER OF: NAME OF BENEFICIARY AS INDICATED IN THE L/C (MAKE SURE BENEFICIARY ENDORSES IT ON THE
REVERSE SIDE). 
 4. US$: AMOUNT OF DRAWING IN FIGURES. 
 5.
USDOLLARS: AMOUNT OF DRAWING IN WORDS. 
 6. LETTER OF CREDIT NUMBER: SILICON VALLEY BANK’S STANDBY L/C NUMBER THAT PERTAINS TO THE DRAWING. 

7. DATED: ISSUANCE DATE OF THE STANDBY L/C. 
 8.
BENEFICIARY’S NAME: NAME OF BENEFICIARY AS INDICATED IN THE L/C. 
 9. AUTHORIZED SIGNATURE: SIGNED BY AN AUTHORIZED SIGNER OF BENEFICIARY. 

IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS DRAFT, PLEASE CALL OUR L/C PAYMENT SECTION 408-654-6274; OR 408-654-7712; OR 408-654-3035; OR 408-654-7127;
OR 408-654- 5545. 

  
  

									
	L/C DRAFT LANGUAGE APPROVED FOR ISSUANCE BY:	 	 	  	 
	 	 		 	 (Authorized Signature)
	  	 
	 				 
	
DATE:                  
                   
  
	 	 	 	 	  	 	  	 

 EXHIBIT “B” 

 

							
	DATE:	  	 	  	 	  	 
	 	  	 	  	 	  	 
	TO:	  	SILICON VALLEY BANK	  		  	
		  	3003 TASMAN DRIVE	  		  	RE: IRREVOCABLE STANDBY LETTER OF CREDIT
		  	SANTA CLARA, CA 95054	  	NO.	  	ISSUED BY
		  	ATTN:      INTERNATIONAL DIVISION,	  		  	SILICON VALLEY BANK, SANTA CLARA
		  	                  STANDBY LETTERS OF CREDIT	  		  	L/C AMOUNT:

 GENTLEMEN: 
 FOR VALUE RECEIVED,
THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS TO: 
 (NAME OF TRANSFEREE) 

(ADDRESS) 
 ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW
UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER. 
 BY THIS TRANSFER, ALL RIGHTS OF THE
UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS,
AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 

THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE
TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 
  

									
		  		 	 	 	SIGNATURE AUTHENTICATED	  	 
	 SINCERELY,
	  		 		 		  	 
		  		 		 	 The name(s), title(s), and signature(s) conform to that/those

on file with us for the company and the signature(s) is/are

authorized to execute this instrument.
  

We further confirm that the company has been identified
 applying
the appropriate due diligence and enhanced due
 diligence as required by BSA and all its subsequent

amendments.
	  	 
	 	  		 		 	  
	 (BENEFICIARY’S NAME)
	  		 		 	  
		  		 		 	  
	 	  		 		 	  
	 (SIGNATURE OF BENEFICIARY)
	  		 		 	  
		  		 		 	  
	 	  		 		 	  
	  	 
	 (NAME AND TITLE)
	  		 		 	(Name of Bank)	  	 
		  		 		 	  
	  	 
		  		 		 	(Address of Bank)	  	 
		  		 		 	  
	  	 
		  		 		 	(City, State, ZIP Code)	  	 
		  		 		 	  
	  	 
		  		 		 	(Authorized Name and Title)	  	 
		  		 		 	  
	  	 
		  		 		 	(Authorized Signature)	  	 
		  		 		 	  
	  	 
		  		 		 	(Telephone number)	  	 
		  		 	 	 	 	  	 

  
 1 

 EXHIBIT RESERVED ROOF AREA 

 
 

 

  
 1 

 EXHIBIT ENCUMBRANCES 

1. Rights reserved by the Commonwealth of Massachusetts to approve laying and building of sewers as forth in agreement dated July 21, 1849, recorded Book
970, Page 12. 
 2. Sewer rights set forth in instrument dated December 3, 1892, recorded in Book 2154, Page 140 given The Boston Wharf Company to The
City of Boston. (Affects Parcel Four only). 
 3. Rights and easements granted by Boston Wharf Company to Boston Edison Company by instrument
December 21, 1976 and recorded in Book 8923, Page 412. (Affects Parcel Four only). 
 4. Easement from Boston Wharf Co. to Boston Edison Company
affecting a private passageway known as Pastene Alley, recorded in Book 25428, Page 318. (Affects Parcel Four only). 
 5. Amended and Restated Agreement of
Easements, Covenants and Conditions, dated September 30, 2007 recorded in Book 43257, Page 229, as further affected by Amendment dated September 30, 2011 and recorded in Book 48461, Page 64, as further affected by Resignation as Declarant
Under Amended and Restated Agreement of Easements, Covenants and Restrictions, dated as of May 29, 2013 and recorded in Book 51516, Page 195 and as further affected by Appointment of Declarant Under Amended and Restated Agreement of Easements,
Covenants and Conditions dated June 30, 2014 and recorded in Book 53180, Page 197. (Affects Parcel Four only). 
 6. Provisions of a Party Wall
Agreement dated December 28, 2005 and recorded in Book 38779, Page 339. (Affects Parcel One only). 
 7. Easement to Comcast of Massachusetts I, Inc.,
dated May 17, 2011 and recorded in Book 48135, Page 60. (Affects Parcel Four only). 
 8. Easement to Comcast of Massachusetts I, Inc., dated
May 17, 2011 and recorded in Book 48155, Page 144. (Affects Parcel Four only). 
 9. Notice of Activity and Use Limitation, recorded in Book 47229,
Page 257 and shown on Plan 383 of 2010, as affected by First Amendment to Notice of Activity and Use Limitation, executed as of July 17, 2011 and recorded in Book 48196, Page 29. (Affects Parcel Three only). 

10. Easements, conditions, covenants and restrictions, including but not limited to payment of common area charges set forth in Agreement of Easements,
Covenants and Conditions by and between 319 ASR, LLC and W2005 BWH II Realty, L.L.C. dated as of September 30, 2011 and recorded in Book 48461, Page 76, as affected by Resignation as Operator Under Agreement of Easements, Covenants and
Conditions, dated as of May 29, 2013 and recorded in Book 51516, Page 193. (Affects Parcel Four only). 
 11. Vote of Designation by the Boston
Landmarks Commission, creating the Fort Point Channel Landmark District, dated December 9, 2008, and recorded in Book 44505, Page 164. 

  
 2 

 12. Plan entitled “ALTA/ACSM Land Title Survey, 319A Street & 327-347 Summer Street, Boston, MA
(South Boston District)” dated April 12, 2013, last revised June 26, 2013, prepared by Harry R. Feldman Inc. discloses the following matters: 

a. Cornices and metal loading dock encroach into Summer Street (327 Summer Street property); and 

b. Cornice, fire alarm, lights and sign encroach into Summer Street (337 Summer Street property). 

  
 3 

 EXHIBIT COMMENCEMENT DATE 

FORM OF COMMENCEMENT DATE AGREEMENT 

Reference is made to that certain Lease by and between DWF III SYNERGY, LLC, a Delaware limited liability company, Landlord, and LOGMEIN,
INC., a Delaware corporation, Tenant, and dated                     . 

Landlord and Tenant hereby confirm and agree that: 
  

	 	1.	The Commencement Date under this Lease is                     . 

 

	 	2.	The Expiration Date under this Lease is                     . 

 

	 	3.	The Base Rent due under the Lease commences on                     . 

This Commencement Date Agreement is executed as of
                    , 201    . 
  

			
	 LANDLORD:

	
	 DWF III SYNERGY, LLC

		
	 By:
	 	
 

			
		
	 Name:
	 	
 

			
		
	 Title:
	 	
 

			
	
	 TENANT:

 
			
	
	 LOGMEIN, INC.

		
	 By:
	 	
 

			
		
	 Name:
	 	
 

			
		
	 Title:
	 	  

	
	     Hereunto Duly Authorized

  
 4

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