Document:

Lease Agreement between the Registrant and Santa Clara Towers, L.P.

 Exhibit 10.11 

LEASE 

SANTA CLARA TOWERS, L.P., 

a Delaware limited partnership 

Landlord 

and 

INPHI CORPORATION, 

a Delaware corporation, 

Tenant 

for 

Suite 1100 

3945 Freedom Circle 

Santa Clara, California 

April 27, 2010 

 TABLE OF CONTENTS 

 

					
	  	  	 	  	Page
	ARTICLE 1	  	BASIC LEASE PROVISIONS	  	1
			
	ARTICLE 2	  	PREMISES; TERM; RENT	  	4
			
	ARTICLE 3	  	USE AND OCCUPANCY	  	5
			
	ARTICLE 4	  	CONDITION OF THE PREMISES	  	5
			
	ARTICLE 5	  	ALTERATIONS	  	6
			
	ARTICLE 6	  	REPAIRS	  	8
			
	ARTICLE 7	  	TAXES AND OPERATING EXPENSES	  	9
			
	ARTICLE 8	  	REQUIREMENTS OF LAW	  	14
			
	ARTICLE 9	  	SUBORDINATION	  	15
			
	ARTICLE 10	  	SERVICES	  	17
			
	ARTICLE 11	  	INSURANCE; PROPERTY LOSS OR DAMAGE	  	21
			
	ARTICLE 12	  	EMINENT DOMAIN	  	25
			
	ARTICLE 13	  	ASSIGNMENT AND SUBLETTING	  	26
			
	ARTICLE 14	  	ACCESS TO PREMISES	  	32
			
	ARTICLE 15	  	DEFAULT	  	33
			
	ARTICLE 16	  	LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES	  	37
			
	ARTICLE 17	  	NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL	  	37
			
	ARTICLE 18	  	END OF TERM	  	38
			
	ARTICLE 19	  	QUIET ENJOYMENT	  	39
			
	ARTICLE 20	  	NO SURRENDER; NO WAIVER	  	39
			
	ARTICLE 21	  	WAIVER OF TRIAL BY JURY; COUNTERCLAIM	  	39
			
	ARTICLE 22	  	NOTICES	  	40
			
	ARTICLE 23	  	RULES AND REGULATIONS	  	40
			
	ARTICLE 24	  	BROKER	  	40
			
	ARTICLE 25	  	INDEMNITY	  	41
			
	ARTICLE 26	  	MISCELLANEOUS	  	42
			
	ARTICLE 27	  	LETTER OF CREDIT	  	47
			
	ARTICLE 28	  	PARKING	  	50
			
	ARTICLE 29	  	OPTION TO RENEW	  	50

 Schedule of Exhibits 

 

			
	Exhibit A	  	Floor Plan
		
	Exhibit A-1	  	Description or Delineation of the Land
		
	Exhibit B	  	Definitions
		
	Exhibit C	  	Work Letter
		
	Exhibit D	  	Rules and Regulations
		
	Exhibit E	  	Form of Notice of Lease Term Dates
		
	Exhibit F	  	Form of Letter of Credit
		
	Exhibit G	  	Appraisal Procedure

 LEASE 

THIS LEASE is made as of the 27th day of April, 2010 (“Effective Date”), between Santa Clara Towers, L.P.,
a Delaware limited partnership (“Landlord”), and INPHI CORPORATION, a Delaware corporation (“Tenant”). 

Landlord and Tenant hereby agree as follows: 

ARTICLE 1 

BASIC LEASE PROVISIONS 
  

			
	PREMISES	  	A portion of the eleventh (11th) floor of the Building, as more particularly shown on Exhibit A. The Premises are composed of two increments, as shown on Exhibit
A, being the “Initial Premises” and the “Expansion Premises”.
		
	BUILDING	  	The building located at 3945 Freedom Circle, Santa Clara, California.
		
	REAL PROPERTY	  	As defined in Exhibit B.
		
	COMMENCEMENT DATE	  	The date on which Landlord tenders possession of the Initial Premises to Tenant in accordance with the terms of this Lease. The scheduled Commencement Date is May 1, 2010. The
term of this Lease as respects the Expansion Premises shall commence on the date (the “Expansion Premises Commencement Date”) on which Landlord tenders possession of the Expansion Premises to Tenant in accordance with the terms of
this Lease, which date is scheduled to be February 15, 2011.
		
	RENT COMMENCEMENT DATE	  	 Initial Premises: The date that is two-hundred ten (210) days after the Rent Abatement Trigger Date. The “Rent
Abatement Trigger Date” shall be the date that is the earlier to occur of (i) Tenant’s commencement of the conduct of business in the Initial Premises or any portion thereof, or (ii) ninety (90) days after the Commencement
Date.
  
 Expansion Premises: The date that is forty-five (45) days
after the Expansion Premises Commencement Date.

		
	EXPIRATION DATE	  	The last day of the sixty-third (63rd) full calendar month following the Commencement Date, or the last day of any renewal or extended term, if the Term of this Lease is extended
in accordance with any express provision hereof.
		
	TERM	  	The period commencing on the Commencement Date and ending on the Expiration Date.
		
	PERMITTED USES	  	Executive and general offices, including research and development uses, and any lawful related and ancillary uses.

 

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	TENANT’S PROPORTIONATE SHARE OF OPERATING EXPENSE	  	6.98%; being 5.42% as respects the Initial Premises and 1.56% as respects the Expansion Premises.
		
	BASE YEAR	  	The calendar year 2011.
		
	BASE TAX YEAR	  	The fiscal tax year ending June 30, 2011.
		
	AGREED AREA OF BUILDING	  	209,289 rentable square feet, as mutually agreed by Landlord and Tenant.
		
	AGREED AREA OF PREMISES	  	14,578 rentable square feet, being 11,351 rentable square feet as respects the Initial Premises, and 3,227 rentable square feet as respects the Expansion Premises, all as mutually
agreed by Landlord and Tenant
		
	FIXED RENT	  	Initial Premises:

  

							
	 Rent Year
	  	Per Month	  	Per Annum
	 Rent Year 1
	  	$	30,080.15	  	$	360,961.80
	 Rent Year 2
	  	$	30,647.70	  	$	367,772.40
	 Rent Year 3
	  	$	31,215.25	  	$	374,583.00
	 Rent Year 4
	  	$	31,782.80	  	$	381,393.60
	 Rent Year 5
	  	$	32,350.35	  	$	388,204.20
		
	 Expansion Premises:
	  		
			
	 Rent Year
	  	Per Month	  	Per Annum
	 Rent Year 1
	  	$	8,551.55	  	$	102,618.60
	 Rent Year 2
	  	$	8,712.90	  	$	104,554.80
	 Rent Year 3
	  	$	8,874.25	  	$	106,491.00
	 Rent Year 4
	  	$	9,035.60	  	$	108,427.20
	 Rent Year 5
	  	$	9,196.95	  	$	110,363.40
	  
 With respect to the Expansion Premises, the first Rent
Year shall commence on the Rent Commencement Date with respect to the Expansion Premises, but such Rent Year, and all subsequent Rent Years, shall expire on the same date, and otherwise be for the same period, as the corresponding Rent Year with
respect to the Initial Premises.

  

			
	ADDITIONAL RENT	  	All sums other than Fixed Rent payable by Tenant to Landlord under this Lease, including Tenant’s Tax Payment, Tenant’s Operating Payment, late charges, overtime or
excess service charges, damages, and interest and other costs related to Tenant’s failure to perform any of its obligations under this Lease.

  

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	RENT	  	Fixed Rent and Additional Rent, collectively.
		
	INTEREST RATE	  	The lesser of (i) 4% per annum above the then-current Base Rate, and (ii) the maximum rate permitted by applicable Requirements.
		
	LETTER OF CREDIT / SECURITY DEPOSIT	  	Initially $96,000.00, increasing to $121,000.00 on the Expansion Premises Rent Commencement Date, and thereafter subject to reduction, all as provided in Article
27.
		
	TENANT’S ADDRESS FOR NOTICES	  	 Until Tenant commences business operations from the Premises:

 
 Inphi Corporation

2393 Townsgate, Suite 101
 Westlake Village, CA
91361
 Attn: John Edmunds, CFO

		
		  	Thereafter, notices are to be sent to Tenant at the Premises (Attn: John Edmunds, CFO).
		
	LANDLORD’S ADDRESS FOR NOTICES	  	 Santa Clara Towers, L.P.

c/o Shorenstein Properties LLC
 235 Montgomery
Street; 16th Floor
 San Francisco, California 94104

Attn: Corporate Secretary

		
		  	 With a copy to:
  

Landlord, c/o the management office of the Building

		
	LANDLORD’S ADDRESS FOR PAYMENT OF RENT	  	Rent shall be paid to “Santa Clara Towers, L.P.” at such address as Landlord shall specify by written notice to Tenant, or to such other parties and/or addresses as to
which Landlord shall provide advance written notice.
		
	TENANT’S BROKER	  	Colliers International, Inc.
		
	LANDLORD’S BROKER	  	Colliers International, Inc..
		
	LANDLORD’S AGENT	  	Shorenstein Realty Services, L.P., or any other person or entity designated at any time and from time to time by Landlord as Landlord’s Agent.
		
	LANDLORD’S CONTRIBUTION	  	$312,152.50.
		
	GUARANTOR	  	None.

 All capitalized terms used in this Lease without
definition are defined in Exhibit B. 
  

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 ARTICLE 2 

PREMISES; TERM; RENT 

Section 2.1 Lease of Premises; Rentable Square Feet of Premises and Building. Subject to the terms of this Lease, Landlord
leases to Tenant and Tenant leases from Landlord the Premises for the Term. Landlord and Tenant hereby agree that the rentable square feet of the Premises and rentable square feet of the office area of the Building have been agreed to by Landlord
and Tenant and are as stipulated in Article 1, above. In addition, Landlord grants to Tenant the right to use, on a non-exclusive basis and in common with others, the Common Areas. 

Section 2.2 Commencement Date. Upon the Effective Date, the terms and provisions hereof shall be fully binding on Landlord
and Tenant prior to the occurrence of the Commencement Date. The Term of this Lease shall commence on the Commencement Date. Unless sooner terminated or extended as hereinafter provided, the Term shall end on the Expiration Date. If Landlord does
not tender possession of the Premises to Tenant on or before the Commencement Date or any other particular date, for any reason whatsoever, Landlord shall not be liable for any damage thereby, this Lease shall not be void or voidable thereby, and
the Term shall not commence until the Commencement Date. Landlord shall be deemed to have tendered possession of the Premises to Tenant upon the giving of notice by Landlord to Tenant stating that the Premises are vacant, in the condition required
by this Lease and available for Tenant’s occupancy. No failure to tender possession of the Premises to Tenant on or before the Commencement Date shall affect any other obligations of Tenant hereunder. In the event Landlord is required to
perform any work or improvement to the Premises or the Building prior to delivery of the Premises to Tenant, there shall be no postponement of the Commencement Date for (i) any delay in the tender of possession to Tenant which results from any
Tenant Delay or (ii) any delays by Landlord in the performance of any punch list items relating to Landlord’s work. Once the Commencement Date is determined, Landlord shall deliver to Tenant a notice in the form as set forth in
Exhibit E, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) Business Days of receipt thereof; provided, however, Tenant’s
failure to execute and return such notice to Landlord within such time shall be conclusive upon Tenant that the information set forth in such notice is as specified therein. For purposes of determining whether Tenant has accepted possession
of the Premises, Tenant shall be deemed to have done so when Tenant first moves Tenant’s Property and/or any of its personnel into the Premises and/or commences construction, except to the extent that Tenant is authorized in this Lease or by
Landlord’s agreement to do any of the foregoing without being deemed to have accepted possession of the Premises, and except further that the foregoing shall not relieve Landlord from its obligation to complete or correct any punch list items
as provided herein with respect to any work or improvement Landlord is required to perform pursuant to this Lease. 

Section 2.3 Payment of Rent. Tenant shall pay to Landlord, without notice or demand, and without any set-off, counterclaim,
abatement or deduction whatsoever, except as may be expressly set forth in this Lease, in lawful money of the United States by wire transfer of funds, (i) Fixed Rent in equal monthly installments, in advance, on the first day of each month
during the Term, commencing on the Rent Commencement Date, and (ii) Additional Rent, at the times and in the manner set forth in this Lease. If any Rent payment date (including the Rent Commencement Date) falls on a day of the month other than
the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from the date such payment is due to the end

  

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of such calendar month or to the end of the Term at a rate per day which is equal to 1/30 of the applicable monthly Rent. All other payments or adjustments required to be made under the terms of
this Lease that require proration on a time basis shall be prorated on the same basis. 
 Section 2.4 First Month’s
Rent. Tenant shall pay one month’s Fixed Rent for the Initial Premises upon the execution of this Lease (“Advance Rent”). If the Initial Premises Rent Commencement Date is on the first day of a month, the
Advance Rent shall be credited towards such month’s Fixed Rent payment. If the Initial Premises Rent Commencement Date is not the first day of a month, then on the Initial Premises Rent Commencement Date Tenant shall pay Fixed Rent for the
period from the Initial Premises Rent Commencement Date through the last day of such month, and the Advance Rent shall be credited towards Fixed Rent for the next succeeding calendar month. 

ARTICLE 3 

USE AND OCCUPANCY 

Tenant shall use and occupy the Premises for the Permitted Uses and for no other purpose. Tenant shall not use or occupy or permit the
use or occupancy of any part of the Premises in a manner constituting a Prohibited Use. If Tenant uses the Premises for a purpose constituting a Prohibited Use, violating any Requirement, or causing the Real Property or the Building to be in
violation of any Requirement, then Tenant shall promptly discontinue such use upon notice of such violation. Tenant, at its expense, shall procure and at all times maintain and comply with the terms and conditions of all licenses and permits
required for the lawful conduct of the Permitted Uses in the Premises. 
 ARTICLE 4 

CONDITION OF THE PREMISES 

Section 4.1 Condition of Premises. Tenant has inspected the Premises and agrees (a) to accept possession of the
Premises in the condition existing on the Commencement Date “as is”, and (b) that except for Landlord’s Contribution, if any, and except for Landlord’s Work, if any, described in Exhibit “C”
attached hereto, Landlord has no obligation to perform any work, supply any materials, incur any expense or make any alterations or improvements to prepare the Premises for Tenant’s occupancy. Any work to be performed by Tenant in
connection with Tenant’s initial occupancy of the Premises shall be hereinafter referred to as the “Initial Alterations,” and shall be promptly commenced by Tenant following the Commencement Date and diligently
pursued thereafter by Tenant until the Initial Alterations are Substantially Completed. Tenant’s occupancy of any part of the Premises shall be conclusive evidence, as against Tenant, that Landlord has Substantially Completed any work to be
performed by Landlord under this Lease, Tenant has accepted possession of the Premises in its then current condition and at the time such possession was taken, the Premises and the Building were in a good and satisfactory condition as required by
this Lease, except that the foregoing shall not relieve Landlord from its obligation to complete or correct any punch list items as provided herein with respect to any work Landlord is required to perform pursuant to this Lease. Notwithstanding the
foregoing, Landlord represents and warrants to Tenant that the sprinkler, fire-alarm and life-safety systems in the Premises as of the Commencement Date will be in working order as of the Commencement Date; provided, however, that the
foregoing shall not imply any representation or warranty as to the useful life of such systems, nor shall the foregoing diminish Tenant’s responsibility to perform any repairs, modifications or improvements to the same necessitated after the
Commencement Date. 
  

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 ARTICLE 5 

ALTERATIONS 

Section 5.1 Tenant’s Alterations. (a) Tenant shall not make any alterations, additions or other physical changes in
or about the Premises (collectively, “Alterations”) other than decorative Alterations such as painting, wall coverings and floor coverings (collectively, “Decorative Alterations”),
without Landlord’s prior consent, which consent shall not be unreasonably withheld if such Alterations (i) are non-structural and do not affect any Building Systems, (ii) affect only the Premises and are not visible from outside of
the Premises, (iii) do not affect the certificate of occupancy issued for the Building or the Premises, and (iv) do not violate any Requirement. 

Notwithstanding the foregoing, Tenant shall have the right, without Landlord’s consent, to make any Alteration that meets all of the
following criteria (a “Decorative Alteration”): (a) the Alteration is decorative in nature (such as paint, carpet or other wall or floor finishes) or is non-structural, and in either such case the Alteration does not affect the
Base Building, Building Systems or Premises Systems, (b) at least ten (10) Business Days’ prior to commencement of work with respect to such Alteration, Tenant provides Landlord with plans with respect thereto or, if the Alteration is
of such a nature that formal plans will not be prepared for the work, Tenant provides Landlord with a reasonably specific written description of the work, (c) such Alteration does not affect any part of the Building other than the Premises,
(d) the work does not require a building permit or other governmental permit, uses only new materials comparable in quality to those being replaced and is performed in a workman like manner and in accordance with all Requirements, (e) the
work does not involve any Hazardous Materials, (f) the Alteration is not visible from outside the Premises, and (f) the total cost of the Alteration does not exceed Twenty-Five Thousand Dollars ($25,000.00, and the total cost of the
Alteration, when aggregated with the total cost of all other Decorative Alterations performed during the same Lease Year, does not exceed Fifty Thousand Dollars ($50,000.00). 

(b) Plans and Specifications. Prior to making any Alterations, Tenant, at its expense, shall (i) submit to Landlord for its
approval, detailed plans and specifications (“Plans”) of each proposed Alteration (other than Decorative Alterations of such a nature that formal plans will not be prepared for the work, in which case Tenant shall
provide Landlord with a reasonably specific written description of the work), and with respect to any Alteration affecting any Building System or Premises System, evidence that the Alteration has been designed by, or reviewed and approved by,
Landlord’s designated engineer for the affected Building System or Premises System, (ii) obtain all permits, approvals and certificates required by any Governmental Authorities, (iii) furnish to Landlord duplicate original policies or
certificates of worker’s compensation (covering all persons to be employed by Tenant, and Tenant’s contractors and subcontractors in connection with such Alteration) and commercial general liability (including property damage coverage)
insurance and Builder’s Risk coverage (as described in Article 11) all in such form, with such companies, for such periods and in such amounts as Landlord may reasonably require, naming Landlord, Landlord’s Agent, any Lessor and any
Mortgagee as additional insureds, and (iv) furnish to Landlord reasonably satisfactory evidence of Tenant’s ability to complete and to fully pay for such Alterations (other than Decorative Alterations). 

 

 6 

 (c) Governmental Approvals. Tenant, at its expense, shall, as and when required,
promptly obtain certificates of partial and final approval of such Alterations required by any Governmental Authority and shall furnish Landlord with copies thereof, together with “as-built” Plans for such Alterations prepared on an
AutoCAD Computer Assisted Drafting and Design System (or such other system or medium as Landlord may accept), using naming conventions issued by the American Institute of Architects in June, 1990 (or such other naming conventions as Landlord may
accept) and magnetic computer media of such record drawings and specifications translated in DFX format or another format acceptable to Landlord. 

Section 5.2 Manner and Quality of Alterations. All Alterations shall be performed (a) in a good and workmanlike manner
and free from defects, (b) substantially in accordance with the Plans, and by contractors approved by Landlord, (c) in compliance with all Requirements, the terms of this Lease and all construction procedures and regulations then
prescribed by Landlord, and (d) at Tenant’s expense. All materials and equipment shall be of first quality and at least equal to the applicable standards for the Building then established by Landlord, and no such materials or equipment
(other than Tenant’s Property) shall be subject to any lien or other encumbrance. Upon completion of any Alterations hereunder, Tenant shall provide Landlord with copies of all construction contracts, proof of payment for all labor and
materials, and final unconditional waivers of lien from all contractors, subcontractors, materialmen, suppliers and others having lien rights with respect to such Alterations, in the form prescribed by California law. In addition, Tenant shall cause
a Notice of Completion to be recorded in the Office of the Recorder of the county in which the Real Property is located in accordance with Section 3093 of the Civil Code of the State of California or any successor statute and shall timely give
all notices required pursuant to Section 3259.5 of the Civil Code of the State of California or any successor statute. 

Section 5.3 Removal of Tenant’s Property. Tenant’s Property shall remain the property of Tenant and Tenant may
remove the same at any time on or before the Expiration Date. On or before the Expiration Date, Tenant shall, unless otherwise directed by Landlord, at Tenant’s expense, remove any Specialty Alterations and close up any slab penetrations in the
Premises; provided, however, that if so requested by Tenant in writing at the time Tenant requests approval for any Alterations, and provided that Tenant shall expressly reference this Section 5.3, Landlord shall advise Tenant in
writing at the time of Landlord’s approval of such Alterations as to whether they are Specialty Alterations, and, if so, whether Landlord will waive its right to require that such Specialty Alterations be removed by Tenant from the Premises.
Landlord’s failure to expressly waive such requirement in writing shall preserve Landlord’s right to exercise the foregoing election as respects such Alterations. Tenant shall repair and restore, in a good and workmanlike manner, any
damage to the Premises or the Building caused by Tenant’s removal of any Alterations or Tenant’s Property or by the closing of any slab penetrations, and upon default thereof, Tenant shall reimburse Landlord for Landlord’s cost of
repairing and restoring such damage. Any Specialty Alterations or Tenant’s Property not so removed shall be deemed abandoned and Landlord may retain or remove and dispose of same, and repair and restore any damage caused thereby, at
Tenant’s cost and without accountability to Tenant. All other Alterations shall become Landlord’s property upon termination of this Lease. 

Section 5.4 Mechanic’s Liens. Tenant, at its expense, shall discharge any lien or charge recorded or filed against the
Real Property in connection with any work done or claimed to have been done by or on behalf of, or materials furnished or claimed to have been furnished to, Tenant, within 10 days after Tenant’s receipt of notice thereof by payment, filing the
bond required by law or otherwise in accordance with applicable Requirements. 
  

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 Section 5.5 Labor Relations. Tenant shall not employ, or permit the employment
of, any contractor, mechanic or laborer, or permit any materials to be delivered to or used in the Building, if, in Landlord’s reasonable judgment, such employment, delivery or use will interfere or cause any conflict with other contractors,
mechanics or laborers engaged in the construction, maintenance or operation of the Building by Landlord, Tenant or others. If such interference or conflict occurs, upon Landlord’s request, Tenant shall cause all contractors, mechanics or
laborers causing such interference or conflict to leave the Building immediately. The provisions of this Section 5.5 shall not be deemed to require that Tenant employ union labor for the performance of any Alterations. 

Section 5.6 Tenant’s Costs. Tenant shall pay to Landlord, upon demand, all 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 provision of Building
personnel during the performance of any Alteration, to operate elevators or otherwise to facilitate Tenant’s Alterations. In addition, Tenant shall pay to Landlord, within ten (10) days after written demand, an administrative fee (the
“Alteration Operations Fee”) in an amount equal to 5% of the total cost of such Alterations. At Landlord’s request, Tenant shall deliver to Landlord reasonable supporting documentation evidencing the hard and soft costs
incurred by Tenant in designing and constructing any Alterations. 
 Section 5.7 Tenant’s Equipment. Tenant
shall provide notice to Landlord prior to moving any heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Equipment”) into or out of the Building and shall pay to Landlord any costs actually incurred by
Landlord in connection therewith. If such Equipment requires special handling, Tenant agrees (a) to employ only persons holding all necessary licenses to perform such work, (b) all work performed in connection therewith shall comply with
all applicable Requirements and (c) such work shall be done only during hours designated by Landlord. 

Section 5.8 Legal Compliance. The approval of Plans, or consent by Landlord to the making of any Alterations, does not
constitute Landlord’s representation that such Plans or Alterations comply with any Requirements. Landlord shall not be liable to Tenant or any other party in connection with Landlord’s approval of any Plans, or Landlord’s consent to
Tenant’s performing any Alterations. If any Alterations made by or on behalf of Tenant require Landlord to make any alterations or improvements to any part of the Building in order to comply with any Requirements, Tenant shall pay all costs and
expenses incurred by Landlord in connection with such alterations or improvements. 
 Section 5.9 Floor Load. Tenant
shall not place a load upon any floor of the Premises that exceeds 70 pounds per square foot “live load”. Landlord reserves the right to reasonably designate the position of all Equipment which Tenant wishes to place within the Premises,
and to place limitations on the weight thereof. 
 ARTICLE 6 

REPAIRS 

Section 6.1 Landlord’s Repair and Maintenance. Landlord shall operate, maintain and, except as provided in
Section 6.2 hereof, make all necessary repairs (both structural and nonstructural) to (i) the Base Building, (ii) the Building Systems, and (ii) the Common Areas, all in conformance with standards applicable to Comparable
Buildings. In addition, and 
  

 8 

 
notwithstanding anything to the contrary contained in Section 6.2 below, if at any time during the Term any VAV boxes in the Premises cannot be maintained in good working order through
Tenant’s performance of its repair and maintenance obligations pursuant to Section 6.2, and replacement thereof is reasonably required, Landlord, at Landlord’s sole cost and expense, shall replace such VAV boxes, except that Landlord
shall not be required to replace any such VAV boxes prior to the date that is ninety (90) days after Tenant shall commence the conduct of business in the Premises or any portion thereof. 

Section 6.2 Tenant’s Repair and Maintenance. Tenant shall promptly, at its expense and in compliance with Article 5
including, without limitation, the requirement that any repairs affecting any Building System be reviewed and approved by Landlord’s designated engineer for the affected Building System, make all nonstructural repairs to the Premises and the
fixtures, equipment and appurtenances therein (including all electrical, plumbing, heating, ventilation and air conditioning, sprinklers and life safety systems in and serving the Premises from the point of connection to the Building Systems)
(collectively, “Tenant Fixtures”) as and when needed to preserve the Premises in good working order and condition, except for reasonable wear and tear, and except further for damage which is Landlord’s obligation
to repair pursuant to Section 6.1 above or any other express provisions of this Lease, except to the extent otherwise required of Tenant pursuant to this Section 6.2, Section 8.1(a) below or any other express provisions of this Lease.
All damage to the Building or to any portion thereof, or to any Tenant Fixtures, requiring structural or nonstructural repair caused by or resulting from any act, omission, neglect or improper conduct of a Tenant Party or the moving of Tenant’s
Property or Equipment into, within or out of the Premises by a Tenant Party, shall be repaired at Tenant’s expense by (i) Tenant, if the required repairs are nonstructural in nature and do not affect any Building System, or
(ii) Landlord, if the required repairs are structural in nature, involve replacement of exterior window glass or frames or affect any Building System. All Tenant repairs shall be of good quality utilizing new construction materials. 

Section 6.3 Reserved Rights. Landlord reserves the right to make all changes, alterations, additions, improvements, repairs
or replacements to the Building and Building Systems, including changing the arrangement or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets or other Common Areas (collectively, “Work of
Improvement”), as Landlord deems necessary or desirable, and to take all materials into the Premises required for the performance of such Work of Improvement, provided that the level of any Building service shall not decrease in any
material respect from the level required of Landlord in this Lease as a result thereof (other than temporary changes in the level of such services during the performance of any such Work of Improvement). Landlord shall use reasonable efforts to
minimize interference with Tenant’s access to, and use and occupancy of, the Premises during the performance of such Work of Improvement. There shall be no Rent abatement or allowance to Tenant for a diminution of rental value (except as
provided in Section 10.12 below), no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s other obligations under this Lease, and no liability on the part of Landlord by reason of inconvenience,
annoyance or injury to business arising from Landlord, Tenant or others performing, or failing to perform, any Work of Improvement. 

ARTICLE 7 

TAXES AND OPERATING EXPENSES 

Section 7.1 Definitions. For the purposes of this Article 7, the following terms shall have the meanings set forth below:

 (a) “Assessed Valuation” shall mean the amount for which the Real Property is assessed by the
County Assessor of Santa Clara, California, for the purpose of imposition of Taxes. 
  

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 (b) “Operating Expenses” shall mean the aggregate of all costs and expenses
paid or incurred by or on behalf of Landlord in connection with the ownership, operation, repair and maintenance of the Real Property, including the rental value of Landlord’s Building management office (which management office may located in
the Building or in the neighboring building owned by Landlord commonly known as Santa Clara Towers, Tower II (“Tower II”), in which event the rental value for the management office shall be prorated by Landlord between the Building
and Tower II) and capital improvements made by Landlord after the Base Year, but only if such capital improvement is (i) reasonably intended to result in a reduction in Operating Expenses (as for example, a labor-saving improvement), provided
the amount included in Operating Expenses in any Lease Year shall not exceed an amount equal to the savings Landlord reasonably anticipates will result from the installation and operation of such improvement, (ii) made in order to comply with
any Requirement with which the Real Property was not required to comply during the Base Year, or to comply with any amendment or other change to the enactment or interpretation of any Requirement from its enactment or interpretation during the Base
Year, (iii) made for the protection of the health and safety of the occupants of the Real Property, or (iv) made by reason of an insured casualty, but in such case the costs shall be limited to the extent of the reasonable deductible
amount under the applicable insurance policy. Such capital improvements shall be amortized (with interest at the Base Rate) on a straight-line basis over such period as Landlord shall reasonably determine, and the amount included in Operating
Expenses in any Lease Year shall be equal to the annual amortized amount. Operating Expenses shall not include any Excluded Expenses. If during all or part of any Lease Year, Landlord shall not furnish any particular item(s) of work or service
(which would otherwise constitute an Operating Expense) to any leasable portions of the Building for any reason, then, for purposes of computing Operating Expenses for such period, the amount included in Operating Expenses for such period shall be
increased by an amount equal to the costs and expenses that would have been reasonably incurred by Landlord during such period if Landlord had furnished such item(s) of work or service to such portion of the Building. Operating Expenses after the
Base Year shall include market-wide labor-rate increases due to extraordinary circumstances, including, but not limited to, boycotts and strikes, and utility rate increases due to extraordinary circumstances including, but not limited to,
conservation surcharges, boycotts, embargoes or other shortages, or amortized costs relating to capital improvements. In determining the amount of Operating Expenses for any Lease Year (including the Base Year), if less than 95% of the Building
rentable area is occupied by tenants at any time, Operating Expenses shall be determined to be an amount equal to the like expenses which would normally be expected to be incurred had such occupancy been 95%. Operating Expenses shall include,
without limitation, all costs associated with the Common Areas, including the Fitness Center, all amenities thereof, including the pool, spa, showers, locker rooms, exercise rooms and exercise equipment, and all vendor and service contracts in
connection therewith, including, for equipment maintenance and repair, janitorial and towel service, and fitness classes and instruction. 

(c) “Statement” shall mean a statement setting forth (1) Operating Expenses and Taxes for a particular Lease Year
and/or (2) the amount of Additional Rent payable by Tenant for any particular Lease Year, as determined in accordance with Article 7. 
  

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 (d) “Taxes” shall mean (i) all real estate taxes,
assessments, sewer and water rents, rates and charges and other governmental levies, impositions or charges, whether general, special, ordinary, extraordinary, foreseen or unforeseen (including transit taxes, leasehold taxes or taxes based upon the
receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent), which may be assessed, levied or imposed upon all or any part of the Real Property, and (ii) all expenses (including reasonable attorneys’ fees
and disbursements and experts’ and other witnesses’ fees) incurred in contesting any of the foregoing or the Assessed Valuation of the Real Property. Taxes shall not include (x) interest or penalties incurred by Landlord as a result
of Landlord’s late payment of Taxes, or (y) franchise, transfer, gift, inheritance, estate or net income taxes imposed upon Landlord. If Landlord elects to pay any assessment in annual installments, then (i) such assessment shall be
deemed to have been so divided and to be payable in the maximum number of installments permitted by law, and (ii) there shall be deemed included in Taxes for each Lease Year the installments of such assessment becoming payable during such Lease
Year, together with interest payable during such Lease Year on such installments and on all installments thereafter becoming due as provided by law, all as if such assessment had been so divided. If at any time the methods of taxation prevailing on
the Effective Date shall be altered so that in lieu of or as an addition to the whole or any part of Taxes, there shall be assessed, levied or imposed (1) a tax, assessment, levy, imposition or charge based on the income or rents received from
the Real Property whether or not wholly or partially as a capital levy or otherwise, (2) a tax, assessment, levy, imposition or charge measured by or based in whole or in part upon all or any part of the Real Property and imposed upon Landlord,
(3) a license fee measured by the rents, or (4) any other tax, assessment, levy, imposition, charge or license fee however described or imposed, including business improvement district impositions, then all such taxes, assessments, levies,
impositions, charges or license fees or the part thereof so measured or based shall be deemed to be Taxes. 

Section 7.2 Tenant’s Tax Payment. (a) During the Term, Tenant shall pay to Landlord Tenant’s Proportionate
Share of any increase in Taxes incurred by Landlord in each calendar year subsequent to the Base Tax Year, over the Taxes incurred by Landlord during the Base Tax Year (“Tenant’s Tax Payment”), as hereinafter
provided. Landlord shall furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Tax Payment for each Lease Year (the “Tax Estimate”). Tenant shall pay to Landlord on the 1st
day of each month during such Lease Year an amount equal to 1/12 of the Tax Estimate for such Lease Year. If Landlord furnishes a Tax Estimate for a Lease Year subsequent to the commencement thereof, then (i) until the 1st day of the month
following the month in which the Tax Estimate is furnished to Tenant, Tenant shall pay to Landlord on the 1st day of each month an amount equal to the monthly sum payable by Tenant to Landlord under this Section 7.2 during the last month of the
preceding Lease Year, (ii) promptly after the Tax Estimate is furnished to Tenant or together therewith, Landlord shall give notice to Tenant stating whether the installments of Tenant’s Tax Estimate previously made for such Lease Year
were greater or less than the installments of Tenant’s Tax Estimate to be made for such Lease Year in accordance with the Tax Estimate, and (x) if there shall be a deficiency, Tenant shall pay the amount thereof within 10 Business Days
after demand therefor, or (y) if there shall have been an overpayment, Landlord shall credit the amount thereof against subsequent payments of Rent due hereunder, and (iii) on the 1st day of the month following the month in which the Tax
Estimate is furnished to Tenant, and on the 1st day of each month thereafter throughout the remainder of such Lease Year, Tenant shall pay to Landlord an amount equal to 1/12 of the Tax Estimate. Landlord shall have the right, upon not less than 30
days prior written notice to Tenant, to reasonably adjust the Tax Estimate from time to time during any Lease Year. 
  

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 (b) As soon as reasonably practicable after Landlord has determined the Taxes for a
Lease Year, Landlord shall furnish to Tenant a Statement for such Lease Year. If the Statement shall show that the sums paid by Tenant under Section 7.2(a) exceeded the actual amount of Tenant’s Tax Payment for such Lease Year, Landlord
shall credit the amount of such excess against subsequent payments of Rent due hereunder. If the Statement for such Lease Year shall show that the sums so paid by Tenant were less than Tenant’s Tax Payment for such Lease Year, Tenant shall pay
the amount of such deficiency within 10 Business Days after delivery of the Statement of Tenant. 
 (c) Only Landlord may
institute proceedings to reduce the Assessed Valuation of the Real Property and the filings of any such proceeding by Tenant without Landlord’s consent shall constitute an Event of Default. If during the Term, Landlord receives a refund of
Taxes for any Lease Year falling in whole or part during the Term, the amount of Tenant’s Tax Payment for such Lease Year (and subsequent Lease Years in the event the refund is with respect to the Base Tax Year) shall be recalculated and set
forth in a written statement from Landlord to Tenant as soon as practicable thereafter. Any payments due from one party to the other shall be made within thirty (30) days after Tenant’s receipt of such statement, except that Landlord may
make such refund to Tenant by means of a credit against the Rent next due from Tenant under this Lease, or, if none shall be due or if this Lease shall have expired, Landlord shall refund the excess to Tenant within thirty (30) days after
delivery of such statement, provided that the excess shall have been determined within one (1) year after the end of the calendar year in which this Lease expires or earlier terminates and that Tenant shall have furnished Landlord with an
address to which such refund may be sent. Landlord shall not be obligated to file any application or institute any proceeding seeking a reduction in Taxes or the Assessed Valuation. The benefit of any exemption or abatement relating to all or any
part of the Real Property shall accrue solely to the benefit of Landlord and Taxes shall be computed without taking into account any such exemption or abatement. 

(d) Tenant shall be responsible for any applicable occupancy or rent tax now in effect or hereafter enacted and, if such tax is
payable by Landlord, Tenant shall promptly pay such amounts to Landlord, upon Landlord’s demand. 
 (e) Tenant shall
be obligated to make Tenant’s Tax Payment regardless of whether Tenant may be exempt from the payment of any Taxes as the result of any reduction, abatement or exemption from Taxes granted or agreed to by any Governmental Authority, or by
reason of Tenant’s diplomatic or other tax-exempt status. 
 Section 7.3 Tenant’s Operating Payment.
(a) During the Term, Tenant shall pay to Landlord Tenant’s Proportionate Share of any increase in the Operating Expenses incurred by Landlord in each calendar year subsequent to the Base Year, over the Operating Expenses incurred by
Landlord during the Base Year (“Tenant’s Operating Payment”), as hereinafter provided. Landlord shall furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Operating
Payment for each Lease Year (the “Expense Estimate”). Tenant shall pay to Landlord on the 1st day of each month during such Lease Year an amount equal to 1/12 of the Expense Estimate. If Landlord furnishes an Expense
Estimate for a Lease Year subsequent to the commencement thereof, then (i) until the 1st day of the month following the month in which the Expense Estimate is furnished to Tenant, Tenant shall pay to Landlord on the 1st day of each month an
amount equal to the monthly sum payable by Tenant to Landlord under this Section 7.3 during the last month of the preceding Lease Year, (ii) promptly after the Expense Estimate is furnished to Tenant or together therewith, Landlord shall
give notice to Tenant stating whether the installments of Tenant’s Operating Payment previously made for such Lease Year were greater or less than the installments of Tenant’s Operating Payment to be made for such Lease Year in accordance
with the Expense Estimate, and (x) if 
  

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there shall be a deficiency, Tenant shall pay the amount thereof within 10 Business Days after demand therefor, or (y) if there shall have been an overpayment, Landlord shall credit the
amount thereof against subsequent payments of Rent due hereunder, and (iii) on the 1st day of the month following the month in which the Expense Estimate is furnished to Tenant, and on the 1st day of each month thereafter throughout the
remainder of such Lease Year, Tenant shall pay to Landlord an amount equal to 1/12 of the Expense Estimate. Landlord shall have the right, upon not less than 30 days prior written notice to Tenant, to reasonably adjust the Expense Estimate from time
to time during any Lease Year. 
 (b) On or before June 1st of each Lease Year, Landlord shall furnish to Tenant a
Statement for the immediately preceding Lease Year. The statement shall be based on the results of an audit of the operations of the Building prepared for the applicable year by a nationally or regionally recognized certified public accounting firm
selected by Landlord. If the Statement shows that the sums paid by Tenant under Section 7.3(a) exceeded the actual amount of Tenant’s Operating Payment for such Lease Year, Landlord shall credit the amount of such excess against subsequent
payments of Rent due hereunder. If the Statement shows that the sums so paid by Tenant were less than Tenant’s Operating Payment for such Lease Year, Tenant shall pay the amount of such deficiency within 10 Business Days after delivery of the
Statement to Tenant. 
 Section 7.4 Non-Waiver; Disputes. (a) Landlord’s failure to render any
Statement on a timely basis with respect to any Lease Year shall not prejudice Landlord’s right to thereafter render a Statement with respect to such Lease Year or any subsequent Lease Year, nor shall the rendering of a Statement prejudice
Landlord’s right to thereafter render a corrected Statement for that Lease Year, except that if Landlord fails to render a Statement to Tenant within one (1) year following the expiration of the calendar year in which the Term of this
Lease expires, Landlord shall be deemed to have waived its right to recover any Additional Operating Expenses from Tenant. 

(b) Each Statement sent to Tenant shall be conclusively binding upon Tenant unless Tenant (i) pays to Landlord when due the
amount set forth in such Statement, without prejudice to Tenant’s right to dispute such Statement, and (ii) within 90 days after such Statement is sent, sends a notice to Landlord objecting to such Statement and specifying the reasons
therefor. In the event of any such notice by Tenant, the parties shall cooperate with each other and use good faith efforts to resolve any dispute. Without limitation, Landlord shall endeavor to answer any specific questions of Tenant relating to
the Statement. In addition, upon Tenant’s request, Landlord shall deliver to Tenant a copy of the auditor’s statement on which Landlord’s annual statement is based, if such a statement shall have been prepared and delivered to
Landlord by Landlord’s auditor. Tenant agrees that Tenant will not employ, in connection with any dispute regarding any Statement, any person or entity who is to be compensated, in whole or in part, on a contingency fee basis. Except as
provided in this Section 7.4, Tenant shall have no right whatsoever to dispute, by judicial proceeding or otherwise, the accuracy of any Statement. 

Section 7.5 Proration. Tenant’s Tax Payment and Tenant’s Operating Payment for any Lease Year during the Term that
is less than a full calendar year shall be apportioned on the basis set forth in Section 2.7 above. Upon the expiration or earlier termination of this Lease, any Additional Rent under this Article 7 shall be adjusted or paid within 30 days
after submission of the Statement for the last Lease Year. Landlord shall have the right, from time to time, to equitably allocate some or all of the Taxes and/or Operating Expenses for the Real Property among different portions or occupants of the
Real Property (the “Cost Pools”), in Landlord’s 
  

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reasonable discretion. In such event, upon Tenant’s request, Landlord shall provide Tenant with an explanation of the basis for utilizing such Cost Pools. Such Cost Pools may include, but
shall not be limited to, the office space tenants of the Real Property and the retail space tenants of the Real Property. The Taxes and/or Operating Expenses allocable to each such Cost Pool shall be allocated to such Cost Pool and charged to the
tenants within such Cost Pool in an equitable manner. 
 ARTICLE 8 

REQUIREMENTS OF LAW 

Section 8.1 Compliance with Requirements. 

(a) Tenant’s Compliance. Tenant, at its expense, shall comply with all Requirements applicable to the Premises; provided,
however, that Tenant shall not be obligated to comply with any Requirements requiring any structural alterations to the Building unless the application of such Requirements arises from (i) the specific manner and nature of Tenant’s use or
occupancy of the Premises, as distinct from general office use, (ii) Alterations made by Tenant, or (iii) a breach by Tenant of any provisions of this Lease. Any such repairs or alterations shall be made at Tenant’s expense
(1) by Tenant in compliance with Article 5 if such repairs or alterations are nonstructural and do not affect any Building System, or (2) by Landlord if such repairs or alterations are structural or affect any Building System. If Tenant
obtains knowledge of any failure to comply with any Requirements applicable to the Premises, Tenant shall give Landlord prompt notice thereof. 

(b) Hazardous Materials. Tenant shall not cause or permit (i) any Hazardous Materials to be brought into Building,
(ii) the storage or use of Hazardous Materials in any manner other than in full compliance with any Requirements, or (iii) the escape, disposal or release of any Hazardous Materials within or in the vicinity of the Building. Nothing herein
shall be deemed to prevent Tenant’s use of any Hazardous Materials customarily used in the ordinary course of office work, provided such use is in accordance with all Requirements. Tenant shall be responsible, at its expense, for all matters
directly or indirectly based on, or arising or resulting from the presence of Hazardous Materials in the Building which is caused or permitted by a Tenant Party. Tenant shall provide to Landlord copies of all communications received by Tenant with
respect to any Requirements relating to Hazardous Materials, and/or any claims made in connection therewith. Landlord or its agents may perform environmental inspections of the Premises at any time. 

(c) Landlord’s Compliance. Landlord shall comply with (or cause to be complied with) all Requirements applicable to the
Building which are not the obligation of Tenant, to the extent that non-compliance would materially impair Tenant’s use and occupancy of the Premises for the Permitted Uses. 

(d) Landlord’s Insurance. Tenant shall not cause or permit any action or condition that would (i) invalidate or conflict
with Landlord’s insurance policies, (ii) violate applicable rules, regulations and guidelines of the Fire Department, Fire Insurance Rating Organization or any other authority having jurisdiction over the Building, (iii) cause an
increase in the premiums of insurance for the Building over that payable with respect to Comparable Buildings, or (iv) result in Landlord’s insurance companies’ refusing to insure the Building or any property therein in amounts and
against risks as reasonably determined by Landlord. If insurance premiums increase as a result of Tenant’s failure to comply with the provisions of this Section 8.1, Tenant shall promptly cure such failure and shall reimburse Landlord for
the increased insurance premiums paid by Landlord as a result of such failure by Tenant. 
  

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 Section 8.2 Fire and Life Safety. Tenant shall maintain in good order and repair
the sprinkler, fire-alarm and life-safety system in the Premises in accordance with this Lease including, without limitation, the provisions of Section 6.2 respecting any repairs affecting any Building System, the Rules and Regulations and all
Requirements. If the Fire Insurance Rating Organization or any Governmental Authority or any of Landlord’s insurers requires or recommends any modifications and/or alterations be made or any additional equipment be supplied in connection with
the sprinkler system or fire alarm and life-safety system serving the Building by reason of Tenant’s business, any Alterations performed by Tenant or the location of the partitions, Tenant’s Property, or other contents of the Premises,
Landlord (to the extent outside of the Premises) or Tenant (to the extent within the Premises) shall make such modifications and/or Alterations, and supply such additional equipment, in either case at Tenant’s expense. 

ARTICLE 9 

SUBORDINATION 

Section 9.1 Subordination and Attornment. (a) Subject to Section 9.6 below, this Lease is subject and subordinate
to all Mortgages and Superior Leases, and, at the request of any Mortgagee or Lessor, Tenant shall attorn to such Mortgagee or Lessor, its successors in interest or any purchaser in a foreclosure sale. 

(b) If a Lessor or Mortgagee or any other person or entity shall succeed to the rights of Landlord under this Lease, whether
through possession or foreclosure action or the delivery of a new lease or deed, then at the request of the successor landlord and upon such successor landlord’s written agreement to accept Tenant’s attornment and to recognize
Tenant’s interest under this Lease, Tenant shall be deemed to have attorned to and recognized such successor landlord as Landlord under this Lease. The provisions of this Section 9.1 are self-operative and require no further instruments to
give effect hereto; provided, however, that Tenant shall within 10 Business Days of request from Landlord execute and deliver any instrument that such successor landlord may reasonably request (i) evidencing and confirming such attornment, and
(ii) containing such other terms and conditions as may be reasonably required by such Mortgagee or Lessor, provided such terms and conditions do not increase the Rent, materially increase Tenant’s other obligations or materially diminish
Tenant’s rights under this Lease. Upon such attornment this Lease shall continue in full force and effect as a direct lease between such successor landlord and Tenant upon all of the terms, conditions and covenants set forth in this Lease
except that such successor landlord shall not be 
 (i) liable for any act or omission of Landlord (except to the extent
such act or omission continues beyond the date when such successor landlord succeeds to Landlord’s interest and Tenant gives notice of such act or omission); 

(ii) subject to any defense, claim, counterclaim, set-off or offset which Tenant may have against Landlord; 

(iii) bound by any prepayment of more than one month’s Rent to any prior landlord; 

 

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 (iv) bound by any obligation to make any payment to Tenant which was required to be
made prior to the time such successor landlord succeeded to Landlord’s interest; 
 (v) bound by any obligation to
perform any work or to make improvements to the Premises except for (x) repairs and maintenance required to be made by Landlord under this Lease, and (y) repairs to the Premises as a result of damage by fire or other casualty or a partial
condemnation pursuant to the provisions of this Lease, but only to the extent that such repairs can reasonably be made from the net proceeds of any insurance or condemnation awards, respectively, actually made available to such successor landlord;

 (vi) bound by any modification, amendment or renewal of this Lease made without successor landlord’s consent;

 (vii) liable for the repayment of any security deposit or surrender of any letter of credit, unless and until such
security deposit actually is paid or such letter of credit is actually delivered to such successor landlord; or 
 (viii)
liable for the payment of any unfunded tenant improvement allowance, refurbishment allowance or similar obligation. 

Section 9.2 Mortgage or Superior Lease Defaults. Any Mortgagee may elect that this Lease shall have priority over the
Mortgage and, upon notification to Tenant by such Mortgagee, this Lease shall be deemed to have priority over such Mortgage, regardless of the date of this Lease. In connection with any financing of the Real Property, Tenant shall consent to any
reasonable modifications of this Lease requested by any lending institution, provided such modifications do not increase the Rent, materially increase the other obligations, or materially and adversely affect the rights, of Tenant under this Lease.

 Section 9.3 No Lease Termination. As long as any Superior Lease or Mortgage exists, Tenant shall not seek to
terminate this Lease by reason of any act or omission of Landlord until (a) Tenant shall have given notice of such act or omission to all Lessors and/or Mortgagees, and (b) a reasonable period of time shall have elapsed following the
giving of notice of such default and the expiration of any applicable notice or grace periods (unless such act or omission is not capable of being remedied within a reasonable period of time), during which period such Lessors and/or Mortgagees shall
have the right, but not the obligation, to remedy such act or omission and thereafter diligently proceed to so remedy such act or omission. If any Lessor or Mortgagee elects to remedy such act or omission of Landlord, Tenant shall not seek to
terminate this Lease so long as such Lessor or Mortgagee is proceeding with reasonable diligence to effect such remedy. 

Section 9.4 Provisions. The provisions of this Article 9 shall (a) inure to the benefit of Landlord, any future owner of
the Building or the Real Property, Lessor or Mortgagee and any sublessor thereof and (b) apply notwithstanding that, as a matter of law, this Lease may terminate upon the termination of any such Superior Lease or Mortgage. 

Section 9.5 Future Condominium Declaration. This Lease and Tenant’s rights hereunder are and will be subject and
subordinate to any condominium declaration, by-laws and other instruments (collectively, the “Declaration”) which may be recorded regardless of the reason therefor, in order to permit a condominium form of ownership of
the Building pursuant to the California Subdivision Map Act or any successor Requirement, provided that the Declaration 

 

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does not by its terms increase the Rent, materially increase Tenant’s non-Rent obligations or materially diminish Tenant’s rights under this Lease. At Landlord’s request, and
subject to the foregoing proviso, Tenant will execute and deliver to Landlord an amendment of this Lease confirming such subordination and modifying this Lease to conform to such condominium regime. 

Section 9.6 Non-Disturbance Agreements. Concurrently with the execution and delivery of this Lease by Landlord and Tenant,
Landlord has delivered to Tenant a subordination, non-disturbance and attornment agreement from all existing Mortgagees and Lessors in form acceptable to Tenant. As a condition to Tenant’s agreement hereunder to subordinate Tenant’s
interest in this Lease to any future Mortgage and/or any Superior Lease made between Landlord and such Mortgagee and/or Lessor, Landlord shall obtain from each Mortgagee or Lessor an agreement, in recordable form and in the standard form customarily
employed by such Mortgagee or Lessor, pursuant to which such Mortgagee or Lessor shall agree that if and so long as no Event of Default hereunder shall have occurred and be continuing, the leasehold estate granted to Tenant and the rights of Tenant
pursuant to this Lease to quiet and peaceful possession of the Premises shall not be terminated, modified, affected or disturbed by any action which such Mortgagee may take to foreclose any such Mortgage, or which such Lessor shall take to terminate
such Superior Lease, as applicable, and that any successor landlord shall recognize this Lease as being in full force and effect as if it were a direct lease between such successor landlord and Tenant upon all of the terms, covenants, conditions and
options granted to Tenant under this Lease, except as otherwise provided in Section 9.1(b) hereof. Tenant shall reimburse Landlord, within 30 days after demand therefor, for Landlord’s out-of-pocket costs, including reasonable
attorneys’ fees and disbursements, incurred in connection with obtaining any subordination, non-disturbance and attornment agreement for Tenant pursuant to this Section 9.6.  

ARTICLE 10 

SERVICES 

Section 10.1 Electricity. Subject to any Requirements or any public utility rules or regulations governing energy
consumption, Landlord shall make or cause to be made, customary arrangements with utility companies and/or public service companies to furnish electric current to the Premises for Tenant’s use of the Premises for the Permitted Uses in a normal
and customary manner. If Landlord reasonably determines by the use of an electrical consumption survey or by other reasonable means that Tenant is using electric current (including overhead fluorescent fixtures) in excess of .60 kilowatt hours per
square foot of rentable area in the Premises per month, as determined on an annualized basis (“Excess Electrical Usage”), then Landlord shall have the right to charge Tenant an amount equal to Landlord’s
reasonable estimate of Tenant’s Excess Electrical Usage, and shall have the further right to install an electric current meter, sub-meter or check meter in the Premises (a “Meter”) to measure the amount of
electric current consumed in the Premises. The cost of such Meter, special conduits, wiring and panels needed in connection therewith and the installation, maintenance and repair thereof shall be paid by Tenant. Tenant shall pay to Landlord, from
time to time, but no more frequently than monthly, for its Excess Electrical Usage at the Premises, plus Landlord’s charge equal to five percent (5%) of Tenant’s Excess Electrical Usage for Landlord’s costs of maintaining,
repairing and reading such Meter. The rate to be paid by Tenant for submetered electricity shall include any taxes or other charges in connection therewith. All electricity other than Excess Electrical Usage shall be provided to Tenant as no
additional cost. Electricity utilized in connection with supplying HVAC service to the Premises during Overtime Periods pursuant to Section 10.5 below shall not be deemed Excess Electrical Usage, as the cost of such electricity is included in
the rates for supplying HVAC service during Overtime Periods as set forth in Section 10.5. 
  

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 Section 10.2 Excess Electricity. Tenant shall at all times comply with the rules
and regulations of the utility company supplying electricity to the Building. Tenant shall not use any electrical equipment which, in Landlord’s reasonable judgment, would exceed the capacity of the electrical equipment serving the Premises. If
Landlord determines that Tenant’s electrical requirements necessitate installation of any additional risers, feeders or other electrical distribution equipment (collectively, “Electrical Equipment”), or if Tenant
provides Landlord with evidence reasonably satisfactory to Landlord of Tenant’s need for excess electricity and requests that additional Electrical Equipment be installed, Landlord shall, at Tenant’s expense, install such additional
Electrical Equipment, provided that Landlord, in its reasonable judgment, determines that (a) such installation is practicable and necessary, (b) such additional Electrical Equipment is permissible under applicable Requirements, and
(c) the installation of such Electrical Equipment will not cause permanent damage to the Building or the Premises, cause or create a hazardous condition, entail excessive or unreasonable alterations, interfere with or limit electrical usage by
other tenants or occupants of the Building or exceed the limits of the switchgear or other facilities serving the Building, or require power in excess of that available from the utility company serving the Building. 

Section 10.3 Elevators. Landlord shall provide passenger elevator service to the Premises 24 hours per day, 7 days per week;
provided, however, Landlord may limit passenger elevator service during times other than Ordinary Business Hours. Landlord shall provide at least one freight elevator serving the Premises, available upon Tenant’s prior request, on a
non-exclusive “first come, first serve” basis with other Building tenants, on all Business Days from 9:00 a.m. to 11:00 a.m.; 1:00 p.m. to 4:00 p.m.; and 6:00 p.m. to 7:00 a.m., and anytime on non-Business Days, which hours of operation
are subject to change. 
 Section 10.4 Heating. Ventilation and Air Conditioning. At no additional cost to Tenant,
Landlord shall furnish to the Premises heating, ventilation and air-conditioning (“HVAC”) required in Landlord’s judgment for the comfortable use and occupancy of the Premises for ordinary general office purposes
during Ordinary Business Hours. Landlord shall have access to all air-cooling, fan, ventilating and machine rooms and electrical closets and all other mechanical installations of Landlord (collectively, “Mechanical
Installations”), and Tenant shall not construct partitions or other obstructions which may interfere with Landlord’s access thereto or the moving of Landlord’s equipment to and from the Mechanical Installations. No Tenant
Party shall at any time enter the Mechanical Installations or tamper with, adjust, or otherwise affect such Mechanical Installations. Landlord shall not be responsible if the HVAC System fails to provide cooled or heated air, as the case may be, to
the Premises sufficient for the comfortable occupancy thereof by reason of (i) any equipment installed by, for or on behalf of Tenant, which has an electrical load in excess of the average electrical load and human occupancy factors for the
HVAC System as designed, or (ii) any rearrangement of partitioning or other Alterations made or performed by, for or on behalf of Tenant. Tenant shall install, if missing, blinds or shades on all windows, which blinds and shades shall be
subject to Landlord’s approval, and shall keep operable windows in the Premises closed, and lower the blinds when necessary because of the sun’s position, whenever the HVAC System is in operation or as and when required by any Requirement.
Tenant shall cooperate 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. 

 

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 Section 10.5 Overtime Freight Elevators and HVAC. The Fixed Rent does not
include any charge to Tenant for the furnishing of any freight elevator service or HVAC to the Premises during any periods other than as set forth in Section 10.3 and Section 10.4 (“Overtime Periods”). If
Tenant desires any such services during Overtime Periods, Tenant shall deliver notice to the Building office requesting such services at least 24 hours prior to the time Tenant requests such services to be provided; provided, however, that Landlord
shall use reasonable efforts to arrange such service on such shorter notice as Tenant shall provide. On a single weekend during which Tenant initially moves into the Premises for the conduct of its business, upon 5 days’ prior notice from
Tenant to Landlord, Landlord shall make available to Tenant freight elevator service in accordance with Landlord’s then current rules and regulations applicable thereto from 8:00 p.m. on the “move-in” Friday until 7:00 p.m. on Sunday;
provided that, Tenant shall be required to pay for the out-of-pocket costs incurred by Landlord for after hours access control personnel. If Landlord furnishes freight elevator service during Overtime Periods, Tenant shall pay to Landlord the cost
thereof at the then established rates for such services in the Building. If Landlord furnishes HVAC service to the Premises during Overtime Periods, Tenant shall pay to Landlord the cost thereof at the following rates for each floor (or portion
thereof) of the Building for which such HVAC service is so requested and furnished to the Premises: (a) Twenty-Five and 00/100 Dollars ($25.00) per hour for the first six hundred (600) hours of use during Overtime Periods in a Lease Year;
(b) Forty-Five and 00/100 Dollars ($45.00) per hour for the next one hundred (100) hours of use during Overtime Periods in such Lease Year above six hundred (600) hours; and (c) Sixty-Five and 00/100 Dollars ($65.00) per hour for
any hour of use during Overtime Periods above seven hundred (700) hours in such Lease Year. In calculating total hours of use during Overtime Periods in any Lease Year for purposes of determining the applicable hourly rate pursuant to the
foregoing, all hours of use to all floors of the Premises shall be taken into account. 
 Section 10.6 Cleaning.
Landlord shall cause the Premises (excluding any portions thereof used as an exhibition area or classroom, for storage, as a shipping room, mail room or similar purposes, for private bathrooms, showers or exercise facilities, as a trading floor,
or primarily for operation of computer, data processing, reproduction, duplicating or similar equipment) to be cleaned in accordance with commercially reasonable standards determined by Landlord. Any areas of the Premises which Landlord is not
required to clean hereunder or which require additional cleaning shall be cleaned, at Tenant’s expense, by Landlord’s cleaning contractor, at rates which shall be competitive with rates of other cleaning contractors providing comparable
services to Comparable Buildings. Landlord’s cleaning contractor and its employees shall have access to the Premises at all times in order to perform such services. With respect to any kitchen, kitchenette or other similar area in the Premises,
Tenant shall be solely responsible for cleaning the appliances and food preparation surfaces. 

Section 10.7 Water. At no additional cost to Tenant, Landlord shall provide water in the core lavatories on each floor of the
Building on which any portion of the Premises is located, and to the break room, if any, in the Premises. If Tenant requires water for any additional purposes, Tenant shall pay for the cost of bringing water to the Premises and Landlord may install
a meter to measure the water. Tenant shall pay the cost of such installation, and for all maintenance, repairs and replacements thereto, and for the reasonable charges of Landlord for the water consumed. 

Section 10.8 Refuse Removal. At no additional cost to Tenant, Landlord shall provide refuse removal services at the Building
for ordinary office refuse and rubbish. Tenant shall pay to Landlord, any additional costs incurred by Landlord for such removal to the extent that the refuse generated by Tenant exceeds the refuse customarily generated by general office tenants.
Tenant shall not dispose of any refuse in the Common Areas, and if Tenant does so, Tenant shall be liable for Landlord’s reasonable charge for such removal. 

 

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 Section 10.9 Directory. Tenant shall be entitled to use a proportionate share of
the available lines on the directory board located in the lobby of the Building, based on the rentable square footage of the Premises. 

Section 10.10 Telecommunications. Any telecommunications service provider designated by Tenant for purposes of providing
telecommunications services to Tenant shall be subject to Landlord’s approval, Landlord shall use its good faith efforts to respond to such request within 10 Business Days. Landlord, in its sole discretion, shall have the right to determine
which telecommunications service providers shall have access to Building facilities. 
 Section 10.11 Fitness
Facility. As of the date of this Lease, a fitness facility is located in the Building (the “Fitness Facility”). Tenant and its on-site employees shall have the right, at no additional cost to Tenant, to use the
Fitness Facility as hereinafter set forth. All costs associated with the Fitness Facility, whether operated by Landlord or a third party operator, shall in any event be included in Operating Expenses. The provisions of Article 25 shall fully apply
in connection with use of the Fitness Facility by Tenant or any other Tenant Party. Without limitation of the preceding sentence, Tenant shall hold Landlord and the other Indemnitees harmless from and indemnify the Indemnitees against any and all
Losses to the extent arising from (a) the acts or omissions of Tenant or any other Tenant Party in, on or about the Fitness Facility, or (b) any accident, injury or damage, howsoever and by whomsoever caused, to any Tenant Party, occurring
in, on or about the Fitness Facility. Landlord may prescribe rules and regulations for the use of the Fitness Facility. Tenant’s use of the Fitness Facility shall be conditioned upon Tenant’s observance of such rules and regulations.
Landlord may at any time close or temporarily or permanently discontinue operation of the Fitness Facility, and/or increase or reduce the amenities thereof, and/or relocate the Fitness Facility to space elsewhere in the Building, all without any
liability to Tenant or any obligation to open or make available to Tenant a replacement Fitness Facility or replacement amenities. Without limitation of the foregoing, Landlord may discontinue operation of the pool that is presently part of the
Fitness Facility. Notwithstanding the foregoing, Landlord shall not permanently discontinue operation of the Fitness Facility unless Landlord determines in good faith that the same is necessary by reason of material health, safety, or economic
concerns, including material insurance costs or liability risks that are unacceptable to Landlord in its good faith discretion. In the event Landlord permanently discontinues operation of the Fitness Facility, Operating Expenses shall thereafter
exclude costs associated with the Fitness Facility. 
 Section 10.12 Service Interruptions. Landlord reserves the
right to suspend any service when necessary, by reason of Unavoidable Delays, accidents or emergencies, or for any Work of Improvement which, in Landlord’s reasonable judgment, is necessary or appropriate, until such Unavoidable Delay, accident
or emergency shall cease or such Work of Improvement is completed and Landlord shall not be liable for any interruption, curtailment or failure to supply services. Landlord shall use reasonable efforts to minimize interference with Tenant’s use
and occupancy of the Premises as a result of any such interruption, curtailment or failure of or defect in such service, or change in the supply, character and/or quantity of, electrical service, and to restore any such services, remedy such
situation and minimize any interference with Tenant’s business. The exercise of any such right or the occurrence of any such failure by Landlord shall not constitute an actual or constructive eviction, in whole or in part, entitle Tenant to any
compensation, abatement or diminution of Rent, relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or any Indemnified 

 

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Party by reason of inconvenience to Tenant, or interruption of Tenant’s business, or otherwise. Landlord shall not be liable in any way to Tenant for any failure, defect or interruption of,
or change in the supply, character and/or quantity of, electric service furnished to the Premises for any reason. Notwithstanding the foregoing, in the event that Tenant is prevented from using the Premises or any material portion thereof for the
conduct of its business, and does not use for the conduct of its business, the Premises or any material portion thereof, for ten (10) consecutive Business Days (the “Eligibility Period”) as a result
of the failure in any material respect of Landlord to provide to the Premises any of the utilities required to be provided by Landlord to the Premises pursuant to this Lease, where such failure is not caused in whole or part by the negligence or
willful misconduct of any Tenant or any other Tenant Party, and such failure is caused primarily by the negligence or willful misconduct of Landlord or its agents or employees, Tenant’s obligation to pay Rent shall be abated or reduced as the
case may be, from and after the first day following the last day of the Eligibility Period and continuing for such time that Tenant continues to be so prevented from using for the conduct of its business, and does not so use for the conduct of its
business, the Premises or a material portion thereof, in the proportion that the rentable square feet of the portion of the Premises that Tenant is prevented from using, and does not so use, bears to the total rentable square feet of the Premises.
The abatement provisions set forth above shall be inapplicable to any services failure described in this Section 10.12 that is caused by (x) damage from fire or other casualty or condemnation (it being acknowledged that such situations
shall be governed by Articles 11 and 12 below. 
 ARTICLE 11 

INSURANCE; PROPERTY LOSS OR DAMAGE 

Section 11.1 Tenant’s Insurance. (a) Commencing as of the Commencement Date, and continuing thereafter throughout
the Term, Tenant, at its expense, shall obtain and keep in full force and effect during the Term: 
 (i) a policy of
commercial general liability insurance on an occurrence basis against claims for personal injury, bodily injury, death and/or property damage occurring in or about the Building, under which Tenant is named as the insured and Landlord,
Landlord’s Agent and any Lessors and any Mortgagees or other parties whose names have been furnished to Tenant are named as additional insureds (the “Insured Parties”). Such insurance shall provide primary
coverage without contribution from any other insurance carried by or for the benefit of the Insured Parties, and Tenant shall obtain blanket broad-form contractual liability coverage to insure its indemnity obligations set forth in Article 25. The
minimum limits of liability applying exclusively to the Premises shall be a combined single limit with respect to each occurrence in an amount of not less than $5,000,000; provided, however, that Landlord shall retain the right to require Tenant to
increase such coverage from time to time to that amount of insurance which in Landlord’s reasonable judgment is then being customarily required by landlords for similar office space in Comparable Buildings. The self insured retention for such
policy shall not exceed $10,000; 
 (ii) insurance against loss or damage by fire, and such other risks and hazards as
are insurable under then available standard forms of “Special Form Causes of Loss” or “All Risk” property insurance policies, insuring Tenant’s Property and all Alterations and improvements to the Premises (including the
Initial Alterations) to the extent such Alterations and improvements exceed the cost of the improvements typically performed in connection with the initial occupancy of tenants in the Building (“Building Standard
Installations”), for the full insurable value thereof or replacement cost thereof, having a deductible amount, if any, not in excess of $25,000; 
  

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 (iii) during the performance of any Alteration, until completion thereof,
Builder’s Risk insurance on an “all risk” basis and on a completed value form including a Permission to Complete and Occupy endorsement, for full replacement value covering the interest of Landlord and Tenant (and their respective
contractors and subcontractors) in all work incorporated in the Building and all materials and equipment in or about the Premises; 

(iv) Workers’ Compensation Insurance, as required by law; 

(v) Business Interruption Insurance for a period of at least six (6) months; 

(vi) Commercial Automobile Liability Insurance for any owned, non-owned or hired vehicles with a combined single limit with
respect to each occurrence in an amount of not less than $1,000,000; and 
 (vii) such other insurance in such amounts
as the Insured Parties may reasonably require from time to time. 
 (b) All insurance required to be carried by Tenant
(i) shall contain a provision that (x) no act or omission of Tenant shall affect or limit the obligation of the insurance company to pay the amount of any loss sustained, and (y) shall be noncancellable and/or no material change in
coverage shall be made thereto unless the Insured Parties receive 30 days’ prior notice of the same (or 10 days’ notice in the event of non-payment), by certified mail, return receipt requested, and (ii) shall be effected under valid
and enforceable policies issued by reputable insurers permitted to do business in the State of California and rated in Best’s Insurance Guide, or any successor thereto as having a “Best’s Rating” of “A-” or better and a
“Financial Size Category” of at least “X” or better, or, if such ratings are not then in effect, the equivalent thereof or such other financial rating as Landlord may at any time consider appropriate. 

(c) On or before the date Landlord delivers possession of the Premises to Tenant, Tenant shall deliver to Landlord appropriate
policies of insurance, including evidence of waivers of subrogation required to be carried pursuant to this Article 11 and that the Insured Parties are named as additional insureds (the “Policies”). Evidence of each
renewal or replacement of the Policies shall be delivered by Tenant to Landlord at least 10 days prior to the expiration of the Policies. In lieu of the Policies, Tenant may deliver to Landlord a certification from Tenant’s insurance company
(on the form currently designated “Acord 27” (Evidence of Property Insurance) and “Acord 25-S” (Certificate of Liability Insurance), or the equivalent, provided that attached thereto is an endorsement to Tenant’s commercial
general liability policy naming the Insured Parties as additional insureds) which shall be binding on Tenant’s insurance company, and which shall expressly provide that such certification (i) conveys to the Insured Parties all the rights
and privileges afforded under the Policies as primary insurance, and (ii) contains an unconditional obligation of the insurance company to advise all Insured Parties in writing by certified mail, return receipt requested, at least 30 days in
advance of any termination or change to the Policies (or 10 days’ notice in the event of non-payment) that would affect the interest of any of the Insured Parties. 
  

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 Section 11.2 Waiver of Subrogation. Landlord and Tenant shall each procure an
appropriate clause in or endorsement to any property insurance covering the Real Property and personal property, fixtures and equipment located therein, wherein the insurer waives subrogation or consents to a waiver of right of recovery, and
Landlord and Tenant agree not to make any claim against, or seek to recover from, the other for any loss or damage to its property or the property of others resulting from fire or other hazards to the extent covered by the property insurance that
was required to be carried by that party under the terms of this Lease. Tenant acknowledges that Landlord shall not carry insurance on, and shall not be responsible for, (i) damage to any Above Building Standard Installations,
(ii) Tenant’s Property, and (iii) any loss suffered by Tenant due to interruption of Tenant’s business. 

Section 11.3 Restoration. (a) If the Premises are damaged by fire or other casualty, or if the Building is damaged such
that Tenant is deprived of reasonable access to the Premises, the damage shall be repaired by Landlord, to substantially the condition of the Premises prior to the damage, subject to the provisions of any Mortgage or Superior Lease, but Landlord
shall have no obligation to repair or restore (i) Tenant’s Property or (ii) except as provided in Section 11.3(b), any Alterations or improvements to the Premises to the extent such Alterations or improvements exceed Building
Standard Installations (“Above Building Standard Installations”). So long as Tenant is not in default beyond applicable grace or notice provisions in the payment or performance of its obligations under this
Section 11.3, and provided Tenant timely delivers to Landlord either Tenant’s Restoration Payment (as hereinafter defined) or the Restoration Security (as hereinafter defined) or Tenant expressly waives any obligation of Landlord to repair
or restore any of Tenant’s Above Building Standard Installations, then until the restoration of the Premises is Substantially Completed or would have been Substantially Completed but for Tenant Delay, Fixed Rent, Tenant’s Tax Payment and
Tenant’s Operating Payment shall be reduced in the proportion by which the area of the part of the Premises which is not usable (or accessible ) and is not used by Tenant bears to the total area of the Premises. 

(b) As a condition precedent to Landlord’s obligation to repair or restore any Above Building Standard Installations, Tenant
shall (i) pay to Landlord upon demand a sum (“Tenant’s Restoration Payment”) equal to the amount, if any, by which (A) the cost, as estimated by a reputable independent contractor designated by Landlord,
of repairing and restoring all Alterations and Initial Alterations in the Premises to their condition prior to the damage, exceeds (B) the cost of restoring the Premises with Building Standard Installations, or (ii) furnish to Landlord
security (the “Restoration Security”) in form and amount reasonably acceptable to Landlord to secure Tenant’s obligation to pay all costs in excess of restoring the Premises with Building Standard Installations.
If Tenant shall fail to deliver to Landlord either (1) Tenant’s Restoration Payment or the Restoration Security, as applicable, or (2) a waiver by Tenant, in form satisfactory to Landlord, of all of Landlord’s obligations to
repair or restore any of the Above Building Standard Installations, in either case within 15 days after Landlord’s demand therefor, Landlord shall have no obligation to restore any Above Building Standard Installations and Tenant’s
abatement of Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment shall cease when the restoration of the Premises (other than any Above Building Standard Installations) is Substantially Complete. 

Section 11.4 Landlord’s Termination Right. Notwithstanding anything to the contrary contained in Section 11.3,
(a) if the Premises are totally damaged or are rendered wholly untenantable, (b) if the Building shall be so damaged that, in Landlord’s reasonable opinion, substantial alteration, demolition, or reconstruction of the Building, as the
case may be, shall be required (whether or not the Premises are so damaged or rendered untenantable), (c) if any 

 

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Mortgagee shall require that the insurance proceeds or any portion thereof be used to retire the Mortgage debt or any Lessor shall terminate the Superior Lease, as the case may be, or (d) if
the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies, then in any of such events, Landlord may, not later than 60 days following the date of the damage, terminate this Lease by notice to Tenant,
provided that if the Premises are not damaged, Landlord may not terminate this Lease unless Landlord similarly terminates the leases of other tenants in the Building aggregating at least 50% of the portion of the Building occupied for office
purposes immediately prior to such damage, or such lesser percentage of the Building’s office space that is subject to leases under which Landlord has such a termination right and where the premises thereunder were similarly affected by such
casualty. If this Lease is so terminated, (a) the Term shall expire upon the 30th day after such notice is given, (b) Tenant shall vacate the Premises and surrender the same to Landlord, (c) Tenant’s liability for Rent shall
cease as of the date of the damage, and (d) any prepaid Rent for any period after the date of the damage shall be refunded by Landlord to Tenant. 

Section 11.5 Tenant’s Termination Right. If the Premises are totally damaged and are thereby rendered wholly
untenantable, or if the Building shall be so damaged that Tenant is deprived of reasonable access to or use of the Premises, and if Landlord elects to restore the Premises, Landlord shall, within 60 days following the date of the damage, cause a
contractor or architect selected by Landlord to give notice (the “Restoration Notice”) to Tenant of the date by which such contractor or architect estimates the restoration of the Premises (excluding any Above Building
Standard Installations) shall be Substantially Completed. If such date, as set forth in the Restoration Notice, is more than one (1) year from the date of such damage, then Tenant shall have the right to terminate this Lease by giving notice
(the “Termination Notice”) to Landlord not later than 30 days following delivery of the Restoration Notice to Tenant. If Tenant delivers a Termination Notice, this Lease shall be deemed to have terminated as of the
date of the giving of the Termination Notice, in the manner set forth in the second sentence of Section 11.4. 

Section 11.6 Final 18 Months. Notwithstanding anything to the contrary in this Article 11, if any damage during the final 18
months of the Term renders the Premises wholly untenantable, either Landlord or Tenant may terminate this Lease by notice to the other party within 30 days after the occurrence of such damage and this Lease shall expire on the 30th day after the
date of such notice. For purposes of this Section 11.6, the Premises shall be deemed wholly untenantable if Tenant shall be precluded from using more than 50% of the Premises for the conduct of its business and Tenant’s inability to so use
the Premises is reasonably expected to continue for more than 90 days. 
 Section 11.7 Landlord’s Liability.
Any Building employee to whom any property shall be entrusted by or on behalf of Tenant shall be deemed to be acting as Tenant’s agent with respect to such property and neither Landlord nor its agents shall be liable for any damage to such
property, or for the loss of or damage to any property of Tenant by theft or otherwise. None of the Insured Parties shall be liable for any injury or damage to persons or property or interruption of Tenant’s business resulting from fire or
other casualty, any damage caused by other tenants or persons in the Building or by construction of any private, public or quasi-public work, or any latent defect in the Premises or in the Building (except that Landlord shall be required to repair
the same to the extent provided in Article 6). No penalty shall accrue for delays which may arise by reason of adjustment of casualty insurance on the part of Landlord or Tenant, or for any Unavoidable Delays arising from any repair or restoration
of any portion of the Building, provided that Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of any such repair or restoration. 

 

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 ARTICLE 12 

EMINENT DOMAIN 

Section 12.1 Taking. 

(a) Total Taking. If all or substantially all of the Real Property, the Building or the Premises shall be acquired or condemned for
any public or quasi-public purpose (a “Taking”), this Lease shall terminate and the Term shall end as of the date of the vesting of title and Rent shall be prorated and adjusted as of such date. 

(b) Partial Taking. Upon a Taking of only a part of the Real Property, the Building or the Premises then, except as hereinafter
provided in this Article 12, this Lease shall continue in full force and effect, provided that from and after the date of the vesting of title, Fixed Rent and Tenant’s Proportionate Share shall be modified to reflect the reduction of the
Premises and/or the Building as a result of such Taking. 
 (c) Landlord’s Termination Right. Whether or not the
Premises are affected, Landlord may, by notice to Tenant, within 60 days following the date upon which Landlord receives notice of the Taking of all or a material portion of the Real Property, the Building or the Premises, terminate this Lease.

 (d) Tenant’s Termination Right. If the part of the Real Property so Taken contains more than 20% of the total
area of the Premises occupied by Tenant immediately prior to such Taking, or if, by reason of such Taking, Tenant no longer has reasonable means of access to the Premises, Tenant may terminate this Lease by notice to Landlord given within 30 days
following the date upon which Tenant is given notice of such Taking. If Tenant so notifies Landlord, this Lease shall end and expire upon the 30th day following the giving of such notice. If a part of the Premises shall be so Taken and this Lease is
not terminated in accordance with this Section 12.1 Landlord, without being required to spend more than it collects as an award, shall, subject to the provisions of any Mortgage or Superior Lease, restore that part of the Premises not so Taken
to a self-contained rental unit substantially equivalent (with respect to character, quality, appearance and services) to that which existed immediately prior to such Taking, excluding Tenant’s Property and any Above Building Standard
Installations. 
 (e) Apportionment of Rent. Upon any termination of this Lease pursuant to the provisions of this
Article 12, Rent shall be apportioned as of, and shall be paid or refunded up to and including, the date of such termination. 

Section 12.2 Awards. Upon any Taking, Landlord shall receive the entire award for any such Taking, and Tenant shall have no
claim against Landlord or the condemning authority for the value of any unexpired portion of the Term or Tenant’s Alterations; and Tenant hereby assigns to Landlord all of its right in and to such award. Nothing contained in this Article 12
shall be deemed to prevent Tenant from making a separate claim in any condemnation proceedings for the then value of any Tenant’s Property included in such Taking and for any moving expenses, provided any such award is in addition to, and does
not result in a reduction of, the award made to Landlord. 
  

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 Section 12.3 Temporary Taking. If all or any part of the Premises is Taken
temporarily during the Term for any public or quasi-public use or purpose, Tenant shall give prompt notice to Landlord and the Term shall not be reduced or affected in any way and Tenant shall continue to pay all Rent payable by Tenant without
reduction or abatement and to perform all of its other obligations under this Lease, except to the extent prevented from doing so by the condemning authority, and Tenant shall be entitled to receive any award or payment from the condemning authority
for such use, which shall be received, held and applied by Tenant as a trust fund for payment of the Rent falling due. 

ARTICLE 13 

ASSIGNMENT AND SUBLETTING 

Section 13.1 Consent Requirements. 

(a) No Transfers. Except as expressly set forth herein, Tenant shall not assign, mortgage, pledge, encumber, or otherwise transfer
this Lease, whether by operation of law or otherwise, and shall not sublet, or permit, or suffer the Premises or any part thereof to be used or occupied by others (whether for desk space, mailing privileges or otherwise), without Landlord’s
prior consent in each instance. Any assignment, sublease, mortgage, pledge, encumbrance or transfer in contravention of the provisions of this Article 13 shall be void and shall constitute an Event of Default. 

(b) Collection of Rent. If, without Landlord’s consent, this Lease is assigned, or any part of the Premises is sublet or
occupied by anyone other than Tenant or this Lease is encumbered (by operation of law or otherwise), Landlord may collect rent from the assignee, subtenant or occupant, and apply the net amount collected to the Rent herein reserved. No such
collection shall be deemed a waiver of the provisions of this Article 13, an acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the performance of Tenant’s covenants hereunder, and in all cases Tenant shall
remain fully liable for its obligations under this Lease. 
 (c) Further Assignment/Subletting. Landlord’s consent
to any assignment or subletting shall not relieve Tenant from the obligation to obtain Landlord’s consent to any further assignment or subletting. In no event shall any permitted subtenant assign or encumber its sublease or further sublet any
portion of its sublet space, or otherwise suffer or permit any portion of the sublet space to be used or occupied by others. 

Section 13.2 Tenant’s Notice. If Tenant desires to assign this Lease or sublet all or any portion of the Premises
(sometimes referred to herein as a “Transfer”), Tenant shall give notice thereof to Landlord, which shall be accompanied by (a) with respect to an assignment of this Lease, the date Tenant desires the assignment
to be effective, and (b) with respect to a sublet of all or a part of the Premises, a description of the portion of the Premises to be sublet, the commencement date of such sublease and the rent per rentable square foot Tenant will ask for such
portion of the Premises (“Tenant’s Asking Rate”). Such notice shall be deemed an irrevocable offer from Tenant to Landlord of the right, at Landlord’s option, (1) to terminate this Lease with respect to
such space as Tenant proposes to sublease (the “Partial Space”), upon the terms and conditions hereinafter set forth, or (2) if the proposed transaction is an assignment of this Lease or a subletting of 75% or
more of the rentable square footage of the Premises, to terminate this Lease with respect to the entire Premises. Such option may be exercised by notice from Landlord to Tenant within 30 days after delivery of Tenant’s notice. If

  

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Landlord exercises its option to terminate this Lease with respect to all or a portion of the Premises, (a) this Lease shall end and expire with respect to all or a portion of the Premises,
as the case may be, on the date that such assignment or sublease was to commence, provided that such date is in no event earlier than 60 days after the date of the above notice unless Landlord agrees to such earlier date, (b) Rent shall be
apportioned, paid or refunded as of such date, (c) Tenant, upon Landlord’s request, shall enter into an amendment of this Lease ratifying and confirming such total or partial termination, and setting forth any appropriate modifications to
the terms and provisions hereof, and (d) Landlord shall be free to lease the Premises (or any part thereof) to Tenant’s prospective assignee or subtenant or to any other party. Tenant shall pay all costs to make the Partial Space a
self-contained rental unit and to install any required Building corridors. 
 Section 13.3 Conditions to
Assignment/Subletting. 
 (a) If Landlord does not exercise Landlord’s option provided under Section 13.2,
Landlord’s consent to the proposed assignment or subletting shall not be unreasonably withheld. Such consent shall be granted or denied within 30 days after delivery to Landlord of (i) a true and complete statement reasonably detailing the
identity of the proposed assignee or subtenant (“Transferee”), the nature of its business and its proposed use of the Premises, (ii) current financial information with respect to the Transferee, including its most
recent financial statements, (iii) all of the terms of the proposed Transfer and the consideration therefor, together with a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing
operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard Transfer documents in connection
with the documentation of such Transfer, and (iv) any other information Landlord may reasonably request within thirty (30) days after Landlord’s receipt of the information specified in clauses (i), (ii) and (iii) above,
provided that: 
 (i) in Landlord’s reasonable judgment, the Transferee is engaged in a business or activity, and
the Premises will be used in a manner, which (1) is in keeping with the then standards of the Building, (2) is for the Permitted Uses, and (3) does not violate any restrictions set forth in this Lease, any Mortgage or Superior Lease
or any negative covenant as to use of the Premises required by any other lease in the Building; 
 (ii) the Transferee
is reputable with sufficient financial means to perform all of its obligations under this Lease or the sublease, as the case may be; 

(iii) if Landlord has, or reasonably expects to have within 6 months thereafter, comparable space available in the Building,
neither the Transferee nor any person or entity which, directly or indirectly, controls, is controlled by, or is under common control with, the Transferee is then an occupant of the Building; 

(iv) the Transferee is not a person or entity (or affiliate of a person or entity) with whom Landlord is then or has been within
the prior 6 months negotiating in connection with the rental of space in the Building; 
 (v) there shall be not more
than 2 subtenants in each floor of the Premises; 
  

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 (vi) Tenant shall, upon demand, reimburse Landlord for all reasonable expenses
incurred by Landlord in connection with such assignment or sublease, including any investigations as to the acceptability of the Transferee and all legal costs reasonably incurred in connection with the granting of any requested consent; 

(vii) the proposed Transfer is either a sublease or a non-collateral complete assignment; 

(viii) the proposed Transfer would not cause Landlord to be in violation of any Requirements or any other lease, Mortgage,
Superior Lease or agreement to which Landlord is a party and would not give a tenant of the Real Property a right to cancel its lease; 

(ix) the Transferee shall not be either a governmental agency or an instrumentality thereof, nor shall the Transferee be
entitled, directly or indirectly, to diplomatic or sovereign immunity, regardless of whether the Transferee agrees to waive such diplomatic or sovereign immunity, and shall be subject to the service of process in, and the jurisdiction of the courts
of, the County of Santa Clara, and State of California; and 
 (x) Landlord has received assurances acceptable to
Landlord in its sole discretion that all past due amounts owing from Tenant to Landlord, if any, will be paid and all defaults on the part of Tenant, if any, will be cured prior to the effective date of the proposed Transfer. 

The parties hereby agree, without limitation as to other reasonable grounds for withholding consent, that it shall be reasonable under
this Lease and under applicable law for Landlord to withhold consent to any proposed Transfer based upon any of the foregoing criteria. 

(b) With respect to each and every subletting and/or assignment approved by Landlord under the provisions of this Lease:

 (i) the form of the proposed assignment or sublease shall be reasonably satisfactory to Landlord; 

(ii) no sublease shall be for a term ending later than one day prior to the Expiration Date; 

(iii) no Transferee shall take possession of any part of the Premises until an executed counterpart of such sublease or
assignment has been delivered to Landlord and approved by Landlord as provided in Section 13.3(a); and 
 (iv) each
sublease shall be subject and subordinate to this Lease and to the matters to which this Lease is or shall be subordinate; and Tenant and each Transferee shall be deemed to have agreed that upon the occurrence and during the continuation of an Event
of Default hereunder, Tenant has hereby assigned to Landlord, and Landlord may, at its option, accept such assignment of, all right, title and interest of Tenant as sublandlord under such sublease, together with all modifications, extensions and
renewals thereof then in effect and such Transferee shall, at Landlord’s option, attorn to Landlord pursuant to the then executory provisions of such sublease, except that Landlord shall not be (A) liable for any previous act or omission
of Tenant under such sublease, (B) subject to any counterclaim, offset or defense not expressly provided in such sublease or which theretofore accrued to such Transferee against Tenant, (C) bound by any previous modification of such
sublease not 
  

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consented to by Landlord or by any prepayment of more than one month’s rent, (D) bound to return such Transferee’s security deposit, if any, except to the extent Landlord shall
receive actual possession of such deposit and such Transferee shall be entitled to the return of all or any portion of such deposit under the terms of its sublease, or (E) obligated to make any payment to or on behalf of such Transferee, or to
perform any work in the sublet space or the Building, or in any way to prepare the subleased space for occupancy, beyond Landlord’s obligations under this Lease. The provisions of this Section 13.3(b)(v) shall be self-operative, and no
further instrument shall be required to give effect to this provision, provided that the Transferee shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence and confirm such subordination and attornment

 Section 13.4 Binding on Tenant; Indemnification of Landlord. Notwithstanding any assignment or subletting or any
acceptance of rent by Landlord from any Transferee, Tenant and any guarantor shall remain fully liable for the payment of all Rent due and for the performance of all the covenants, terms and conditions contained in this Lease on Tenant’s part
to be observed and performed, and any default under any term, covenant or condition of this Lease by any Transferee or anyone claiming under or through any Transferee shall be deemed to be a default under this Lease by Tenant. Tenant shall
indemnify, defend, protect and hold harmless Landlord from and against any and all Losses resulting from any claims that may be made against Landlord by the Transferee or anyone claiming under or through any Transferee or by any brokers or other
persons or entities claiming a commission or similar compensation in connection with the proposed assignment or sublease, irrespective of whether Landlord shall give or decline to give its consent to any proposed assignment or sublease, or if
Landlord shall exercise any of its options under this
 Article 13. 
 Section 13.5 Tenant’s Failure to Complete.
If Landlord consents to a proposed assignment or sublease and Tenant fails to execute and deliver to Landlord such assignment or sublease within 90 days after the giving of such consent, or the amount of space subject to any such sublease varies
by more than 10% from that specified in the notice given by Tenant to Landlord pursuant to Section 13.2, or the net effective rent payable under such sublease is less than 95% of Tenant’s Asking Rate, or if there are any changes in the
terms and conditions of the proposed assignment or sublease such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Article 13, then Tenant shall again comply with all of the provisions and conditions
of Sections 13.2 and 13.3 before assigning this Lease or subletting all or part of the Premises. 
 Section 13.6
Profits. If Tenant enters into any assignment or sublease permitted hereunder or consented to by Landlord, Tenant shall, within 60 days of Landlord’s consent to such assignment or sublease (or if such assignment or sublease is permitted
hereunder without Landlord’s prior consent, within 60 days of the effective date of such assignment or sublease), deliver to Landlord a list of Tenant’s reasonable third-party brokerage fees, and legal fees not to exceed Two Thousand
Dollars ($2,000.00) (collectively, “Transaction Costs”), together with a list of all of Tenant’s Property to be transferred to such Transferee. The Transaction Costs shall be amortized, on a straight-line basis,
over the term of any sublease. Tenant shall deliver to Landlord evidence of the payment of such Transaction Costs 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, on the effective date of the assignment, 50% of all sums and other consideration paid to Tenant
by the Transferee for or by reason of such assignment (including key money, bonus money and any sums paid for services rendered by Tenant to the Transferee in excess of fair market value for such services and sums paid for the sale or rental of
Tenant’s Property, less the then fair market or rental value thereof, as reasonably determined by Landlord) after first deducting the Transaction Costs; or 
  

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 (b) In the case of a sublease, on a monthly basis, 50% of any consideration payable
for such month under the sublease to Tenant by the Transferee which exceeds on a per square foot basis the Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment payable for such month during the term of the sublease in respect of
the sublet space (together with any sums paid for services rendered by Tenant to the Transferee in excess of fair market value for such services and sums paid for the sale or rental of Tenant’s Property, less the then fair market or rental
value thereof, as reasonably determined by Landlord) after first deducting the monthly amortized amount of Transaction Costs. The sums payable under this clause shall be calculated and paid by Tenant to Landlord monthly as and when paid by the
subtenant to Tenant. 
 The amount payable under this Section 13.7 with respect to any particular Transfer is sometimes
referred to herein as the “Transfer Premium.” Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall
have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated by ten percent (10%) or more, such event shall, at Landlord’s option, be deemed to be an uncurable Event of Default (as such
term is defined in Section 15.1 below) and Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit. 

Section 13.7 Transfers. 

(a) Related Entities. If Tenant is a legal entity, the transfer (by one or more transfers), directly or indirectly, by operation of
law or otherwise, of a majority of the stock or other beneficial ownership interest in Tenant or of all or substantially all of the assets of Tenant (collectively, “Ownership Interests”) shall be deemed a voluntary
assignment of this Lease; provided, however, that the provisions of this Article 13 shall not apply to the transfer of Ownership Interests in Tenant if and so long as Tenant is publicly traded on a nationally recognized stock exchange. For purposes
of this Article the term “transfers” shall be deemed to include (x) the issuance of new Ownership Interests which results in a majority of the Ownership Interests in Tenant being held by a person or entity which does not hold a
majority of the Ownership Interests in Tenant on the Effective Date (y) the sale, mortgage, hypothecation or pledge of more than an aggregate of fifty percent (50%) of Tenant’s net assets, and (z) except as provided below, the
sale or transfer of all or substantially all of the assets of Tenant in one or more transactions or the merger, consolidation or conversion of Tenant into or with another business entity. The provisions of Section 13.1 shall not apply to
transactions with a business entity into or with which Tenant is merged, consolidated or converted or to which all or substantially all of Tenant’s assets are transferred 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 has a tangible net worth computed in accordance with generally accepted accounting principles consistently applied (and excluding goodwill,
organization costs and other intangible assets) that is sufficient to meet the obligations of Tenant under this Lease and is at least equal to the net worth of Tenant (1) immediately prior to such merger, consolidation, conversion or transfer,
or (2) on the Effective Date, whichever is greater, (iii) proof satisfactory to Landlord of such net worth is delivered to Landlord at least 10 days prior to the effective date of any such transaction, (iv) any such transfer shall be
subject and subordinate to all of the terms and provisions of this Lease, and the transferee shall assume, in a written 

 

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document reasonably satisfactory to Landlord and delivered to Landlord upon or prior to the effective date of such transfer, all the obligations of Tenant under this Lease, (v) Tenant and
any Guarantor shall remain fully liable for all obligations to be performed by Tenant under this Lease, and (vi) such transfer does not cause Landlord to be in default under any existing lease at the Real Property. Tenant may also, upon prior
notice to Landlord, permit any business entity which controls, is controlled by, or is under common control with the original Tenant (a “Related Entity”) to sublet all or part of the Premises for any Permitted Uses,
provided the Related Entity is in Landlord’s reasonable judgment of a character and engaged in a business which is in keeping with the standards for the Building and for so long as such entity remains a Related Entity. Such sublease shall not
be deemed to vest in any such Related Entity any right or interest in this Lease nor shall it relieve, release, impair or discharge any of Tenant’s obligations hereunder. For the purposes hereof, “control” shall be deemed to mean
ownership of not less than 50% of all of the Ownership Interests of such corporation or other business entity. Notwithstanding the foregoing, Tenant shall have no right to assign this Lease or sublease all or any portion of the Premises without
Landlord’s consent pursuant to this Section 13.8 if Tenant is not the initial Tenant herein named or a person or entity who acquired Tenant’s interest in this Lease in a transaction approved by Landlord, or if an Event of Default by
Tenant exists under this Lease. 
 (b) Applicability. The limitations set forth in this Section 13.8 shall apply to
Transferee(s) and guarantor(s) of this Lease, if any, and any transfer by any such entity in violation of this Section 13.8 shall be a transfer in violation of Section 13.1. 

(c) Modifications, Takeover Agreements. Any modification, amendment or extension of a sublease and/or any other agreement by which
a landlord of a building other than the Building or its affiliate agrees to assume the obligations of Tenant under this Lease shall be deemed a sublease for the purposes of Section 13.1 hereof. 

Section 13.8 Assumption of Obligations. No assignment or transfer shall be effective unless and until the Transferee
executes, acknowledges and delivers to Landlord an agreement in form and substance reasonably satisfactory to Landlord whereby the Transferee (a) assumes Tenant’s obligations under this Lease and (b) agrees that, notwithstanding such
assignment or transfer, the provisions of Section 13.1 hereof shall be binding upon it in respect of all future assignments and transfers. 

Section 13.9 Tenant’s Liability. The joint and several liability of Tenant and any successors-in-interest of Tenant and
the due performance of Tenant’s obligations under this Lease shall not be discharged, released or impaired by any agreement or stipulation made by Landlord, or any grantee or assignee of Landlord, extending the time, or modifying any of the
terms and provisions of this Lease, or by any waiver or failure of Landlord, or any grantee or assignee of Landlord, to enforce any of the terms and provisions of this Lease. 

Section 13.10 Listings in Building Directory. 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. 
  

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 Section 13.11 Lease Disaffirmance or Rejection. If at any time after an
assignment by Tenant named herein, this Lease is not affirmed or is rejected in any bankruptcy proceeding or any similar proceeding, or upon a termination of this Lease due to any such proceeding, Tenant named herein, upon request of Landlord given
after such disaffirmance, rejection or termination (and actual notice thereof to Landlord in the event of a disaffirmance or rejection or in the event of termination other than by act of Landlord), shall (a) pay to Landlord all Rent and other
charges due and owing by the assignee to Landlord under this Lease to and including the date of such disaffirmance, rejection or termination, and (b) as “tenant,” enter into a new lease of the Premises with Landlord for a term
commencing on the effective date of such disaffirmance, rejection or termination and ending on the Expiration Date, at the same Rent and upon the then executory terms, covenants and conditions contained in this Lease, except that (i) the rights
of Tenant named herein under the new lease shall be subject to the possessory rights of the assignee under this Lease and the possessory rights of any persons or entities claiming through or under such assignee or by virtue of any statute or of any
order of any court, (ii) such new lease shall require all defaults existing under this Lease to be cured by Tenant named herein with due diligence, and (iii) such new lease shall require Tenant named herein to pay all Rent which, had this
Lease not been so disaffirmed, rejected or terminated, would have become due under the provisions of this Lease after the date of such disaffirmance, rejection or termination with respect to any period prior thereto. If Tenant named herein defaults
in its obligations to enter into such new lease for a period of 10 days after Landlord’s request, then, in addition to all other rights and remedies by reason of default, either at law or in equity, Landlord shall have the same rights and
remedies against Tenant named herein as if it had entered into such new lease and such new lease had thereafter been terminated as of the commencement date thereof by reason of Tenant’s default thereunder. 

ARTICLE 14 

ACCESS TO PREMISES 

Section 14.1 Landlord’s Access. (a) Landlord, Landlord’s agents and utility service providers servicing the
Building may erect, use and maintain concealed ducts, pipes and conduits in and through the Premises provided such use does not cause the usable area of the Premises to be reduced beyond a de minimis amount. Landlord shall promptly repair any damage
to the Premises caused by any work performed pursuant to this Article 14. 
 (b) Landlord, any Lessor or Mortgagee and
any other party designated by Landlord and their respective agents shall have the right to enter the Premises at all reasonable times, upon reasonable notice (which notice may be oral) except in the case of emergency or prior to entry to provide
routine janitorial services (in which events no notice shall be required), to examine the Premises, to show the Premises to prospective purchasers, Mortgagees, Lessors or tenants and their respective agents and representatives or others and to
perform Work of Improvement to the Premises or the Building. 
 All parts (except surfaces facing the interior of the Premises)
of all walls, windows and doors bounding the Premises, all balconies, terraces and roofs adjacent to the Premises, all space in or adjacent to the Premises used for shafts, stacks, stairways, mail chutes, conduits and other mechanical facilities,
Building System, Building facilities and Common Areas are not part of the Premises, and Landlord shall have the use thereof and access thereto through the Premises for the purposes of Building operation, maintenance, alteration and repair.

 Section 14.2 Building Name. Landlord has the right at any time to change the name, number or designation by which
the Building is commonly known. 
  

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 Section 14.3 Light and Air. If at any time any windows of the Premises are
temporarily darkened or covered over by reason of any Work of Improvement, any of such windows are permanently darkened or covered over due to any Requirement or there is otherwise a diminution of light, air or view by another structure which may
hereafter be erected (whether or not by Landlord), Landlord shall not be liable for any damages and Tenant shall not be entitled to any compensation or abatement of any Rent, nor shall the same release Tenant from its obligations hereunder or
constitute an actual or constructive eviction. 
 ARTICLE 15 

DEFAULT 

Section 15.1 Tenant’s Defaults. Each of the following events shall be an “Event of
Default” hereunder: 
 (a) Tenant fails to pay when due any installment of Rent and such failure continues
for five (5) Business Days after written notice thereof from Landlord to Tenant, except that Landlord shall only be required to give one such notice in any calendar year, and after any such notice is given any failure by Tenant in such calendar
year to pay any Rent due hereunder when due shall itself constitute an Event of Default, without the requirement of notice from Landlord of such failure; or 

(b) Tenant fails to observe or perform any other term, covenant or condition of this Lease and such failure continues for more
than 30 days (10 days with respect to a default under Article 3, Article 9 or Section 26.10) after notice by Landlord to Tenant of such default, or if such default (other than a default under Article 3, Article 9 or Section 26.10) is of a
nature that it cannot be completely remedied within 30 days, failure by Tenant to commence to remedy such failure within said 30 days, and thereafter diligently prosecute to completion all steps necessary to remedy such default, provided in all
events the same is completed within 90 days; or 
 (c) if Landlord applies or retains any part of the Security Deposit
held by it hereunder, and Tenant fails to deposit with Landlord the amount so applied or retained by Landlord, or if Landlord draws on any Letter of Credit (as hereinafter defined) required hereunder, in part or in whole, and Tenant fails to provide
Landlord with a replacement Letter of Credit, within 5 Business Days after notice by Landlord to Tenant stating the amount applied, retained or drawn, as applicable; or 

(d) Tenant files a voluntary petition in bankruptcy or insolvency, or is adjudicated a bankrupt or insolvent, or files any
petition or answer seeking any reorganization, liquidation, dissolution or similar relief under any present or future federal bankruptcy act or any other present or future applicable federal, state or other statute or law, or makes an assignment for
the benefit of creditors or seeks or consents to or acquiesces in the appointment of any trustee, receiver, liquidator or other similar official for Tenant or for all or any part of Tenant’s property; or 

(e) A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a
trustee, receiver or liquidator of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws
of the United States, as now in effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof. or 

 

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 (f) If Guarantor shall fail to perform any of the obligations when due under the
Guaranty of Lease from the Guarantor in favor of Landlord, guarantying the payment and performance by Tenant of its obligations under this Lease; or 

(g) Guarantor generally does not, or is unable to, or admits in writing its inability to, pay its debts as they become due or is
subject to the filing of a petition, case or proceeding in bankruptcy. 
 The notice periods provided herein are in lieu of, and
not in addition to, any notice periods provided by law. 
 Section 15.2 Landlord’s Remedies. (a) Upon the
occurrence of an Event of Default, Landlord, at its option, and without limiting the exercise of any other right or remedy Landlord may have on account of such Event of Default, and without any further demand or notice, may give to Tenant 3
days’ notice of termination of this Lease, in which event this Lease and the Term shall come to an end and expire (whether or not the Term shall have commenced) upon the expiration of such 3 day period with the same force and effect as if the
date set forth in the notice was the Expiration Date stated herein; and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain liable for damages as provided in this Article 15, and/or, to the extent permitted by law,
Landlord may remove all persons and property from the Premises, which property shall be stored by Landlord at a warehouse or elsewhere at the risk, expense and for the account of Tenant. 

(b) If Landlord elects to terminate this Lease, pursuant to Section 1951.2 of the California Civil Code, Landlord shall be
entitled to recover from Tenant the aggregate of: 
 (i) The worth at the time of award of the unpaid rent earned as of
the date of the termination hereof; 
 (ii) The worth at the time of award of the amount by which the unpaid rent which
would have been earned after the date of termination hereof until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; 

(iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Term after the time of award
exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; 
 (iv) Any other amount
necessary to compensate Landlord for the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which, in the ordinary course of things, would be likely to result therefrom; and 

(v) Any other amount which Landlord may hereafter be permitted to recover from Tenant to compensate Landlord for the detriment
caused by Tenant’s default. 
 For the purposes of this Section 15.2(b), “rent” shall be deemed to be and to mean all sums
of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others, the “time of award” shall mean the date upon which the judgment in any

  

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action brought by Landlord against Tenant by reason of such Event of Default is entered or such earlier date as the court may determine; the “worth at the time of award” of the amounts
referred to in Sections 15.2(b)(i) and 15.2(b)(ii) shall be computed by allowing interest on such amounts at the Interest Rate; and the “worth at the time of award” of the amount referred to in Section 15.2(b)(iii) shall be computed
by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1% per annum. Tenant agrees that such charges shall be recoverable by Landlord under California Code of Civil Procedure
Section 1174(b) or any similar, successor or related provision of law. 
 Section 15.3 Recovering Rent as It Comes
Due. Upon any Event of Default, in addition to any other remedies available to Landlord at law or in equity or under this Lease, Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in
effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease, Landlord
may, from time to time, enforce all of its rights and remedies under this Lease, including the right to recover all Rent as it becomes due. Such remedy may be exercised by Landlord without prejudice to its right thereafter to terminate this Lease in
accordance with the other provisions contained in this Article 15. Landlord’s reentry to perform acts of maintenance or preservation of, or in connection with efforts to relet, the Premises, or any portion thereof, or the appointment of a
receiver upon Landlord’s initiative to protect Landlord’s interest under this Lease shall not terminate Tenant’s right to possession of the Premises or any portion thereof and, until Landlord elects to terminate this Lease, this Lease
shall continue in full force and Landlord may pursue all its remedies hereunder. Nothing in this Article 15 shall be deemed to affect Landlord’s right to indemnification, under the indemnification clauses contained in this Lease, for Losses
arising from events occurring prior to the termination of this Lease. 
 Section 15.4 Reletting on Tenant’s Behalf.
If Tenant abandons the Premises or if Landlord elects to reenter or takes possession of the Premises pursuant to any legal proceeding or pursuant to any notice provided by Requirements, and until Landlord elects to terminate this Lease, Landlord
may, from time to time, without terminating this Lease, recover all Rent as it becomes due pursuant to Section 15.3 and/or relet the Premises or any part thereof for the account of and on behalf of Tenant, on any terms, for any term (whether or
not longer than the Term), and at any rental as Landlord in its reasonable discretion may deem advisable, and Landlord may make any Work of Improvement to the Premises in connection therewith. Tenant hereby irrevocably constitutes and appoints
Landlord as its attorney-in-fact, which appointment shall be deemed coupled with an interest and shall be irrevocable, for purposes of reletting the Premises pursuant to the immediately preceding sentence. If Landlord elects to so relet the Premises
on behalf of Tenant, then rentals received by Landlord from such reletting shall be applied: 
 (a) First, to reimburse
Landlord for the costs and expenses of such reletting (including costs and expenses of retaking or repossessing the Premises, removing persons and property therefrom, securing new tenants, and, if Landlord maintains and operates the Premises, the
costs thereof) and necessary or reasonable Work of Improvement. 
 (b) Second, to the payment of any indebtedness of
Tenant to Landlord other than Rent due and unpaid hereunder. 
  

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 (c) Third, to the payment of Rent due and unpaid hereunder, and the residue, if any,
shall be held by Landlord and applied in payment of other or future obligations of Tenant to Landlord as the same may become due and payable. 

Should the rentals received from such reletting, when applied in the manner and order indicated above, at any time be less than the total
amount owing from Tenant pursuant to this Lease, then Tenant shall pay such deficiency to Landlord, and if Tenant does not pay such deficiency within 5 days of delivery of notice thereof to Tenant, Landlord may bring an action against Tenant for
recovery of such deficiency or pursue its other remedies hereunder or under California Civil Code Section 1951.8, California Code of Civil Procedure Section 1161 et seq., or any similar, successor or related Requirements. 

Section 15.5 General. (a) All rights, powers and remedies of Landlord hereunder and under any other agreement now or
hereafter in force between Landlord and Tenant shall be cumulative and not alternative and shall be in addition to all rights, powers and remedies given to Landlord at law or in equity. The exercise of any one or more of such rights or remedies
shall not impair Landlord’s right to exercise any other right or remedy including any and all rights and remedies of Landlord under California Civil Code Section 1951.8, California Code of Civil Procedure Section 1161 et seq., or any
similar, successor or related Requirements. 
 (b) If, after Tenant’s abandonment of the Premises, Tenant leaves
behind any of Tenant’s Property, then Landlord shall store such Tenant’s Property at a warehouse or any other location at the risk, expense and for the account of Tenant, and such property shall be released only upon Tenant’s payment
of such charges, together with moving and other costs relating thereto and all other sums due and owing under this Lease. If Tenant does not reclaim such Tenant’s Property within the period permitted by law, Landlord may sell such Tenant’s
Property in accordance with law and apply the proceeds of such sale to any sums due and owing hereunder, or retain said Property, granting Tenant credit against sums due and owing hereunder for the reasonable value of such Property. 

(c) To the extent permitted by law, Tenant hereby waives all provisions of, and protections under, any Requirement to the extent
same are inconsistent and in conflict with specific terms and provisions hereof. 
 Section 15.6 Interest. If any
payment of Rent is not paid when due, interest shall accrue on such payment, from the date such payment became due until paid at the Interest Rate. Tenant acknowledges that late payment by Tenant of Rent will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Such costs include, without limitation, processing and accounting charges, and late charges that may be imposed on Landlord by the terms
of any note secured by a Mortgage covering the Premises. Therefore, in addition to interest, if any amount is not paid when due, a late charge equal to 5% of such amount shall be assessed; provided, however, that on 2 occasions during any calendar
year of the Term, Landlord shall give Tenant notice of such late payment and Tenant shall have a period of 5 days thereafter in which to make such payment before any late charge is assessed. Such interest and late charges are separate and cumulative
and are in addition to and shall not diminish or represent a substitute for any of Landlord’s rights or remedies under any other provision of this Lease. 

Section 15.7 Other Rights of Landlord. If Tenant fails to pay any Additional Rent when due, Landlord, in addition to any
other right or remedy, shall have the same rights and remedies as in the case of a default by Tenant in the payment of Fixed Rent. If Tenant is in 

 

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arrears in the payment of Rent, Tenant waives Tenant’s right, if any, to designate the items against which any payments made by Tenant are to be credited, and Landlord may apply any payments
made by Tenant to any items Landlord sees fit, regardless of any request by Tenant. Landlord reserves the right, without liability to Tenant and without constituting any claim of constructive eviction, to suspend furnishing or rendering to Tenant
any property, material, labor, utility or other service, whenever Landlord is obligated to furnish or render the same at the expense of Tenant, in the event that (but only for so long as) Tenant is in arrears in paying Landlord for such items for
more than 5 days after notice from Landlord to Tenant demanding the payment of such arrears. 
 ARTICLE 16 

LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES 

If Tenant defaults in the performance of its obligations under this Lease, Landlord, without waiving such default, may perform such
obligations at Tenant’s expense: (a) immediately, and without notice, in the case of emergency or if the default (i) materially interferes with the use by any other tenant of the Building, (ii) materially interferes with the
efficient operation of the Building, (iii) results in a violation of any Requirement, or (iv) results or will result in a cancellation of any insurance policy maintained by Landlord, and (b) in any other case if such default continues
after 10 days from the date Landlord gives notice of Landlord’s intention to perform the defaulted obligation. All costs and expenses incurred by Landlord in connection with any such performance by it and all costs and expenses, including
reasonable counsel fees and disbursements, incurred by Landlord in any action or proceeding (including any unlawful detainer proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the
Premises or as a result of any default by Tenant under this Lease, shall be paid by Tenant to Landlord on demand, with interest thereon at the Interest Rate from the date incurred by Landlord. Except as expressly provided to the contrary in this
Lease, all costs and expenses which, pursuant to this Lease are incurred by Landlord and payable to Landlord by Tenant, and all charges, amounts and sums payable to Landlord by Tenant for any property, material, labor, utility or other services
which, pursuant to this Lease, attributable directly to Tenant’s use and occupancy of the Premises or presence at the Building, or at the request and for the account of Tenant, are provided, furnished or rendered by Landlord, shall become due
and payable by Tenant to Landlord within 10 Business Days after receipt of Landlord’s invoice for such amount. 
 ARTICLE
17 
 NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL 

Section 17.1 No Representations. Except as expressly set forth herein, Landlord and Landlord’s agents have made no
warranties, representations, statements or promises with respect to the Building, the Real Property or the Premises and no rights, easements or licenses are acquired by Tenant by implication or otherwise. Tenant is entering into this Lease after
full investigation and is not relying upon any statement or representation made by Landlord not embodied in this Lease. 

Section 17.2 No Money Damages. Wherever in this Lease Landlord’s consent or approval is required, if Landlord refuses to
grant such consent or approval, whether or not Landlord expressly agreed that such consent or approval would not be unreasonably withheld, Tenant shall not make or exercise, and Tenant hereby waives, any claim for money damages

  

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(including any claim by way of set-off, counterclaim or defense) and/or any right to terminate this Lease based upon Tenant’s claim or assertion that Landlord unreasonably withheld or
delayed its consent or approval. Tenant’s sole remedy shall be an action or proceeding to enforce such provision, by specific performance, injunction or declaratory judgment. In no event shall Landlord be liable for, and Tenant, on behalf of
itself and all other Tenant Parties, hereby waives any claim for, any indirect, consequential or punitive damages, including loss of profits or business opportunity, arising under or in connection with this Lease. 

Section 17.3 Reasonable Efforts. For purposes of this Lease, “reasonable efforts” by Landlord shall not include an
obligation to employ contractors or labor at overtime or other premium pay rates or to incur any other overtime costs or additional expenses whatsoever. 

ARTICLE 18 

END OF TERM 

Section 18.1 Expiration. Upon the expiration or other termination of this Lease, Tenant shall quit and surrender the Premises
to Landlord vacant, broom clean and in good order and condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of this Lease excepted, and Tenant shall remove all of Tenant’s Property and Specialty
Alterations. Tenant shall have no obligation to remove Landlord’s Work. 
 Section 18.2 Holdover Rent. Landlord
and Tenant recognize that Landlord’s damages resulting from Tenant’s failure to timely surrender possession of the Premises may be substantial, may exceed the amount of the Rent payable hereunder, and will be impossible to accurately
measure. Accordingly, if possession of the Premises is not surrendered to Landlord on the Expiration Date or sooner termination of this Lease, Tenant’s continued possession shall be on the basis of a tenancy at sufferance and in addition to any
other rights or remedies Landlord may have hereunder or at law, Tenant shall (a) pay to Landlord for each month (or any portion thereof) during which Tenant holds over in the Premises after the Expiration Date or sooner termination of this
Lease, a sum equal to the greater of (i) 150% of the Rent payable under this Lease for the last full calendar month of the Term, and (ii) 150% of the rate Landlord is then asking for comparable space in the Building (or if no comparable
space is then available, 150% of the fair market rental value of the Premises as reasonably determined by Landlord), (b) be liable to Landlord for (1) any payment or rent concession which Landlord may be required to make to any tenant
obtained by Landlord for all or any part of the Premises (a “New Tenant”) in order to induce such New Tenant not to terminate its lease by reason of the holding-over by Tenant, and (2) the loss of the benefit of
the bargain if any New Tenant shall terminate its lease by reason of the holding-over by Tenant, and (c) indemnify Landlord against all claims for damages by any New Tenant. No holding-over by Tenant, nor the payment to Landlord of the amounts
specified above, shall operate to extend the Term hereof. Nothing herein contained shall be deemed to permit Tenant to retain possession of the Premises after the Expiration Date or sooner termination of this Lease, and no acceptance by Landlord of
payments from Tenant after the Expiration Date or sooner termination of this Lease shall be deemed to be other than on account of the amount to be paid by Tenant in accordance with the provisions of this Section 18.2. 

 

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 ARTICLE 19 

QUIET ENJOYMENT 

Provided this Lease is in full force and effect and no Event of Default then exists, Tenant may peaceably and quietly enjoy the Premises
without hindrance by Landlord or any person lawfully claiming through or under Landlord, subject to the terms and conditions of this Lease and to all Superior Leases and Mortgages. 

ARTICLE 20 

NO SURRENDER; NO WAIVER 

Section 20.1 No Surrender or Release. No act or thing done by Landlord or Landlord’s agents or employees during the Term
shall be deemed an acceptance of a surrender of the Premises, and no provision of this Lease shall be deemed to have been waived by Landlord, unless such waiver is in writing and is signed by Landlord. 

Section 20.2 No Waiver. The failure of either party to seek redress for violation of, or to insist upon the strict
performance of, any covenant or condition of this Lease, or any of the Rules and Regulations, shall not be construed as a waiver or relinquishment for the future performance of such obligations of this Lease or the Rules and Regulations, or of the
right to exercise such election but the same shall continue and remain in full force and effect with respect to any subsequent breach, act or omission. The receipt by Landlord of any Rent payable pursuant to this Lease or any other sums with
knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent herein stipulated shall be deemed to be other than a payment on
account of the earliest stipulated Rent, or as Landlord may elect to apply such payment, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord
may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. 

ARTICLE 21 

WAIVER OF TRIAL BY JURY; COUNTERCLAIM 

Section 21.1 Jury Trial Waiver. IF ANY ACTION OR PROCEEDING BETWEEN LANDLORD AND TENANT TO ENFORCE THE PROVISIONS OF THIS
LEASE (INCLUDING AN ACTION OR PROCEEDING BETWEEN LANDLORD AND THE TRUSTEE OR DEBTOR IN POSSESSION WHILE TENANT IS A DEBTOR IN A PROCEEDING UNDER ANY BANKRUPTCY LAW) PROCEEDS TO TRIAL, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, LANDLORD AND
TENANT HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A JURY IN SUCH TRIAL. Landlord and Tenant agree that this paragraph constitutes a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure
Section 631(d)(2), and each party does hereby authorize and empower the other party to file this paragraph and/or this Lease, as required, with the clerk or judge of any court of competent jurisdiction as a written consent to waiver of jury
trial. 
  

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 Section 21.2 Waiver of Counterclaim. If Landlord commences any summary
proceeding (including specifically any proceeding to terminate a lease or evict a tenant pursuant to CCP Title 3, Chapter 4 Forcible Entry and Detainer, commencing with section 1159 et seq.) against Tenant, Tenant will not interpose any counterclaim
of any nature or description in any such proceeding (unless failure to interpose such counterclaim would preclude Tenant from asserting in a separate action the claim which is the subject of such counterclaim), and will not seek to consolidate such
proceeding with any other action which may have been or will be brought in any other court by Tenant. 
 ARTICLE 22

 NOTICES 

Except as otherwise expressly provided in this Lease, all consents, notices, demands, requests, approvals or other communications given
under this Lease shall be in writing and shall be deemed sufficiently given or rendered if delivered by hand (provided a signed receipt is obtained) or if sent by registered or certified mail (return receipt requested) or by a nationally recognized
overnight delivery service making receipted deliveries, addressed to Landlord and Tenant as set forth in Article 1, and to any Mortgagee or Lessor who shall require copies of notices and whose address is provided to Tenant, or to such other
address(es) as Landlord, Tenant or any Mortgagee or Lessor may designate as its new address(es) for such purpose by notice given to the other in accordance with the provisions of this Article 22. Any such approval, consent, notice, demand, request
or other communication shall be deemed to have been given on the date of receipted delivery, refusal to accept delivery or when delivery is first attempted but cannot be made due to a change of address for which no notice is given or 3 Business Days
after it shall have been mailed as provided in this Article 22, whichever is earlier. 
 ARTICLE 23 

RULES AND REGULATIONS 

All Tenant Parties shall observe and comply with the Rules and Regulations, as supplemented or amended from time to time. Landlord
reserves the right, from time to time, to adopt additional Rules and Regulations and to amend the Rules and Regulations then in effect. Nothing contained in this Lease shall impose upon Landlord any obligation to enforce the Rules and Regulations or
terms, covenants or conditions in any other lease against any other Building tenant, and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors or licensees, provided that Landlord shall
enforce the Rules or Regulations against Tenant in a non-discriminatory fashion. 
 ARTICLE 24 

BROKER 

Landlord has retained Landlord’s Broker as leasing agent in connection with this Lease and Landlord will be solely responsible for
any fee that may be payable to Landlord’s Broker. Landlord agrees to pay a commission to Tenant’s Broker pursuant to a separate agreement. Each of Landlord and Tenant represents and warrants to the other that neither it nor its agents have
dealt with any broker in connection with this Lease other than Landlord’s Broker and Tenant’s Broker. Each of Landlord and Tenant shall indemnify, defend, protect and hold the other party harmless from and against any and all Losses which
the indemnified party may incur 
  

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by reason of any claim of or liability to any broker, finder or like agent (other than Landlord’s Broker and Tenant’s Broker) arising out of any dealings claimed to have occurred
between the indemnifying party and the claimant in connection with this Lease, and/or the above representation being false. 

ARTICLE 25 

INDEMNITY 

Section 25.1 Waiver of Liability. Neither Landlord nor any of its Indemnitees shall be liable or responsible in any
way for, and Tenant hereby waives all claims against the Indemnitees with respect to or arising out of (a) any death or any injury of any nature whatsoever that may be suffered or sustained by Tenant or any employee, licensee, invitee, guest,
agent or customer of Tenant or any other person, from any causes whatsoever except to the extent such injury or death is caused by the willful misconduct of the Indemnitees; or (b) any loss or damage or injury to any property outside or within
the Premises belonging to Tenant or its employees, agents, customers, licensees, invitees, guests or any other person; except to the extent such injury or damage is to property not covered by insurance carried (or required to be carried) by Tenant
and is caused by the willful misconduct of the Indemnitees. Subject to the foregoing, none of the Indemnitees shall be liable for any damage or damages of any nature whatsoever to persons or property caused by explosion, fire, theft or breakage, by
sprinkler, drainage or plumbing systems, by failure for any cause to supply adequate drainage, by the interruption of any public utility or service, by steam, gas, water, rain or other substances leaking, issuing or flowing into any part of the
Premises, by natural occurrence, acts of the public enemy, riot, strike, insurrection, war, court order, requisition or order of governmental body or authority, or for any damage or inconvenience which may arise through repair, maintenance or
alteration of any part of the Building, or by anything done or omitted to be done by any tenant, occupant or person in the Building. In addition, none of the Indemnitees shall be liable for any loss or damage for which Tenant is required to insure,
nor for any loss or damage resulting from any construction, alterations or repair. 
 Section 25.2 Tenant’s
Indemnity. Tenant shall not do or permit to be done any act or thing upon the Premises, or the Building which may subject Landlord to any liability or responsibility for injury, damages to persons or property or to any liability by reason
of any violation of any Requirement, and shall exercise such control over the Premises as to fully protect Landlord against any such liability. Except to the extent of any such injury or damage resulting from the negligence or willful misconduct of
Landlord or Landlord’s agents or employees, Tenant shall indemnify, defend, protect and hold harmless each of the Indemnitees from and against any and all Losses, resulting from any claims (i) against the Indemnitees arising from any act,
omission or negligence of any Tenant Party, (ii) against the Indemnitees arising from any accident, injury or damage to any person or to the property of any person and occurring in or about the Premises, and (iii) against the Indemnitees
resulting from any breach, violation or nonperformance of any covenant, condition or agreement of this Lease on the part of Tenant to be fulfilled, kept, observed or performed. 

Section 25.3 Defense and Settlement. If any claim, action or proceeding is made or brought against any Indemnitee,
then upon demand by an Indemnitee, Tenant, at its sole cost and expense, shall resist or defend such claim, action or proceeding in the Indemnitee’s name (if necessary), by attorneys approved by the Indemnitee, which approval shall not be
unreasonably withheld (attorneys for Tenant’s insurer shall be deemed approved for purposes of this Section 25.3). Notwithstanding the foregoing, an Indemnitee may retain its own attorneys

  

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to participate or assist in defending any claim, action or proceeding involving potential liability in excess of the amount available under Tenant’s liability insurance carried under
Section 11.1 for such claim and Tenant shall pay the reasonable fees and disbursements of such attorneys. If Tenant fails to diligently defend or if there is a legal conflict or other conflict of interest, then Landlord may retain separate
counsel at Tenant’s expense. Notwithstanding anything herein contained to the contrary, Tenant may direct the Indemnitee to settle any claim, suit or other proceeding provided that (a) such settlement shall involve no obligation on the
part of the Indemnitee other than the payment of money, (b) any payments to be made pursuant to such settlement shall be paid in full exclusively by Tenant at the time such settlement is reached, (c) such settlement shall not require the
Indemnitee to admit any liability, and (d) the Indemnitee shall have received an unconditional release from the other parties to such claim, suit or other proceeding. 

ARTICLE 26 

MISCELLANEOUS 

Section 26.1 Delivery. This Lease shall not be binding upon Landlord or Tenant unless and until Landlord shall have executed
and delivered a fully executed copy of this Lease to Tenant. 
 Section 26.2 Transfer of Real Property.
Landlord’s obligations under this Lease shall not be binding upon the Landlord named herein after the sale, conveyance, assignment or transfer (collectively, a “Landlord Transfer”) by such Landlord (or upon
any subsequent landlord after the Landlord Transfer by such subsequent landlord) of its interest in the Building or the Real Property, as the case may be, and in the event of any such Landlord Transfer, Landlord (and any such subsequent Landlord)
shall be entirely freed and relieved of all covenants and obligations of Landlord hereunder arising from and after the date of the Landlord Transfer, and the transferee of Landlord’s interest (or that of such subsequent Landlord) in the
Building or the Real Property, as the case may be, shall be deemed to have assumed all obligations under this Lease arising from and after the date of the Landlord Transfer. 

Section 26.3 Limitation on Liability; Exculpation. The liability of Landlord for Landlord’s obligations arising in
connection with or under this Lease shall be limited to Landlord’s interest in the Building and Tenant shall not look to any other property or assets of Landlord or the property or assets of any direct or indirect partner, member or shareholder
of Landlord or any officer, director, agent, member, manager, personal representative, trustee or employee of any such direct or indirect partner, member or shareholder (collectively, the “Landlord
Parties” and each a “Landlord Party”) in seeking either to enforce Landlord’s obligations arising in connection with or under this Lease or to satisfy a judgment for
Landlord’s failure to perform such obligations. Without limiting the generality of the foregoing and notwithstanding anything appearing to the contrary in this Lease, no Landlord Party shall be personally liable for the performance of the
obligations of, or in respect of any claims against, Landlord arising in connection with or under this Lease, and no personal judgment shall be sought or obtained against any Landlord Party in connection with this Lease. Notwithstanding any other
provision of this Lease, but not in limitation of the provisions of Sections 17.2 and 25.1 above, Landlord shall not be liable for any consequential damages or interruption or loss of business, income or profits, or claims of constructive eviction,
nor shall Landlord be liable for loss of or damage to artwork, currency, jewelry, bullion, unique or valuable documents, securities or other valuables, or for other property not in the nature of ordinary fixtures, furnishings and equipment used in
general administrative and executive office activities and 
  

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functions (all of the foregoing, collectively, “Special Claims”). Wherever in this Lease Tenant (a) releases Landlord from any claim or liability, (b) waives or limits
any right of Tenant to assert any claim against Landlord or to seek recourse against any property of Landlord or (c) agrees to indemnify Landlord against any matters, the relevant release, waiver, limitation or indemnity shall run in favor of
and apply to Landlord, the constituent shareholders, partners, members, or other owners of Landlord, and the directors, officers, employees and agents of Landlord and each such constituent shareholder, partner, member or other owner. 

Section 26.4 Rent. All amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly
denominated Fixed Rent, Tenant’s Tax Payment, Tenant’s Operating Payment, Additional Rent or Rent, shall constitute rent for the purposes of Section 502(b)(6) of the United States Bankruptcy Code. 

Section 26.5 Entire Document. This Lease (including any Schedules and Exhibits referred to herein and all supplementary
agreements provided for herein) contains the entire agreement between the parties and all prior negotiations and agreements are merged into this Lease. All of the Schedules and Exhibits attached hereto are incorporated in and made a part of this
Lease, provided that in the event of any inconsistency between the terms and provisions of this Lease and the terms and provisions of the Schedules and Exhibits hereto, the terms and provisions of this Lease shall control. 

Section 26.6 Governing Law. This Lease shall be governed in all respects by the laws of the State of California. 

Section 26.7 Unenforceability. If any provision of this Lease, or its application to any person or entity or circumstance,
shall ever be held to be invalid or unenforceable, then in each such event the remainder of this Lease or the application of such provision to any other person or entity or any other circumstance (other than those as to which it shall be invalid or
unenforceable) shall not be thereby affected, and each provision hereof shall remain valid and enforceable to the fullest extent permitted by law. 

Section 26.8 Lease Disputes. (a) Tenant agrees that all disputes arising, directly or indirectly, out of or relating to
this Lease, and all actions to enforce this Lease, shall be dealt with and adjudicated in the state courts of the State of California or the United States District Court for the Northern District of California and for that purpose hereby expressly
and irrevocably submits itself to the jurisdiction of such courts. Tenant agrees that so far as is permitted under applicable law, this consent to personal jurisdiction shall be self-operative and no further instrument or action, other than service
of process in one of the manners specified in this Lease, or as otherwise permitted by law, shall be necessary in order to confer jurisdiction upon it in any such court. 

(b) To the extent that Tenant has or hereafter may acquire any immunity from jurisdiction of any court or from any legal process
(whether through service or notice, attachment prior to judgment, attachment in aid of execution, execution or otherwise) with respect to itself or its property, Tenant irrevocably waives such immunity in respect of its obligations under this Lease.

 Section 26.9 Landlord’s Agent. Unless Landlord delivers notice to Tenant to the contrary, Landlord’s
Agent is authorized to act as Landlord’s agent in connection with the performance of this Lease, and Tenant shall be entitled to rely upon correspondence received from Landlord’s Agent. Tenant acknowledges that Landlord’s Agent is
acting solely as agent for 
  

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Landlord in connection with the foregoing; and neither Landlord’s Agent nor any of its direct or indirect partners, members, managers, officers, shareholders, directors, employees,
principals, agents or representatives shall have any liability to Tenant in connection with the performance of this Lease, and Tenant waives any and all claims against any and all of such parties arising out of, or in any way connected with, this
Lease, the Building or the Real Property. 
 Section 26.10 Estoppel. Within 7 days following request from Landlord,
any Mortgagee or any Lessor, Tenant shall deliver to Landlord a statement executed and acknowledged by Tenant, in form reasonably satisfactory to Landlord, (a) stating the Commencement Date, the Commencement Date and the Expiration Date, and
that this Lease is then in full force and effect and has not been modified (or if modified, setting forth all modifications), (b) setting forth the date to which the Fixed Rent and any Additional Rent have been paid, together with the amount of
monthly Fixed Rent and Additional Rent then payable, (c) stating whether or not, to the best of Tenant’s knowledge, Landlord is in default under this Lease, and, if Landlord is in default, setting forth the specific nature of all such
defaults, (d) stating the amount of the Letter of Credit and/or Security Deposit, if any, under this Lease, (e) stating whether there are any subleases or assignments affecting the Premises, (f) stating the address of Tenant to which
all notices and communications under the Lease shall be sent, and (g) responding to any other matters reasonably requested by Landlord, such Mortgagee or such Lessor. Tenant acknowledges that any statement delivered pursuant to this
Section 26.10 may be relied upon by any purchaser or owner of the Real Property, or the Building, or all or any portion of Landlord’s interest in the Real Property, or the Building or any Superior Lease, or by any Mortgagee, or assignee
thereof or by any Lessor, or assignee thereof. 
 Section 26.11 Certain Interpretational Rules. For purposes of this
Lease, whenever the words “include”, “includes”, or “including” are used, they shall be deemed to be followed by the words “without limitation” and, whenever the circumstances or the context requires, the
singular shall be construed as the plural, the masculine shall be construed as the feminine and/or the neuter and vice versa. This Lease shall be interpreted and enforced without the aid of any canon, custom or rule of law requiring or suggesting
construction against the party drafting or causing the drafting of the provision in question. The captions in this Lease are inserted only as a matter of convenience and for reference and in no way define, limit or describe the scope of this Lease
or the intent of any provision hereof. 
 Section 26.12 Parties Bound. The terms, covenants, conditions and
agreements contained in this Lease shall bind and inure to the benefit of Landlord and Tenant and, except as otherwise provided in this Lease, to their respective legal representatives, successors, and assigns. 

Section 26.13 Memorandum of Lease. This Lease shall not be recorded; however, at Landlord’s request, Landlord and Tenant
shall promptly execute, acknowledge and deliver a memorandum with respect to this Lease sufficient for recording and Landlord may record the memorandum. Within 10 days after the end of the Term, Tenant shall enter into such documentation as is
reasonably required by Landlord to remove the memorandum of record. 
 Section 26.14 Counterparts. This Lease may be
executed in 2 or more counterparts, each of which shall constitute an original, but all of which, when taken together, shall constitute but one instrument. 
  

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 Section 26.15 Survival. All obligations and liabilities of Landlord or Tenant to
the other which accrued before the expiration or other termination of this Lease, and all such obligations and liabilities which by their nature or under the circumstances can only be, or by the provisions of this Lease may be, performed after such
expiration or other termination, shall survive the expiration or other termination of this Lease. Without limiting the generality of the foregoing, the rights and obligations of the parties with respect to any indemnity under this Lease, and with
respect to any Rent and any other amounts payable under this Lease, shall survive the expiration or other termination of this Lease. 

Section 26.16 Code Waivers. Tenant hereby waives any and all rights under and benefits of Subsection 1 of Section 1931,
1932, Subdivision 2, 1933, Subdivision 4, 1941, 1942 and 1950.7 (providing that a Landlord may only claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant or
to clean the premises) of the California Civil Code, Section 1265.130 of the California Code of Civil Procedure (allowing either party to petition a court to terminate a lease in the event of a partial taking), and Section 1174(c) of the
California Code of Civil Procedure and Section 1951.7 of the California Civil Code (providing for Tenant’s right to satisfy a judgment in order to prevent a forfeiture of this Lease or requiring Landlord to deliver written notice to Tenant
of any reletting of the Premises), and any similar law, statute or ordinance now or hereinafter in effect. 

Section 26.17 Inability to Perform. This Lease and the obligation of Tenant to pay Rent and to perform all of the other
covenants and agreements of Tenant hereunder shall not be affected, impaired or excused by any Unavoidable Delays. Landlord shall use reasonable efforts to promptly notify Tenant of any Unavoidable Delay which prevents Landlord from fulfilling any
of its obligations under this Lease. 
 Section 26.18 Signage. Tenant may, at Tenant’s expense, install
a sign identifying Tenant’s business at the entrance to the Premises, provided that the design, size, color and location of the sign shall be subject to Landlord’s prior reasonable approval. Tenant shall be entitled, at no cost to Tenant,
to have the name of Tenant’s company listed on the Building directory situated in the lobby of the Building, on the Tenant directory in the lobby of each multi-tenant floor (if any) on which any portion of the Premises is located, and, subject
to the next sentence, on the middle slot of the existing Building monument sign located at the entrance to the Building. Tenant’s aforesaid right to monument signage is subject to Landlord entering into arrangements satisfactory to Landlord, in
its sole discretion, with the existing tenant that has such monument signage right, for its surrender of such right. If, after Tenant’s name is initially listed on any such directory or on the monument sign, Tenant requests a change in
Tenant’s name as printed thereon, Tenant shall reimburse Landlord for Landlord’s reasonable cost of reprinting Tenant’s name for the directory or the monument sign. All costs associated with Tenant’s monument signage, including
costs of installation, and removal thereof as set forth below, shall be paid by Tenant, and for any such work performed by Landlord, Tenant shall reimburse Landlord for the same within ten (10) Business Days after Landlord’s written
demand. All of Tenant’s aforesaid signage shall comply fully with and be conditioned upon and subject to all Requirements, and the design, size, color and location of all of Tenant’s aforesaid signage shall be subject to Landlord’s
prior reasonable approval and consistent with Building standard signage criteria, if any. Tenant’s aforesaid right to monument signage is personal to the Tenant originally named in this Lease, and shall forever terminate as of the date that
such named Tenant shall no longer be the Tenant hereunder. In addition, Tenant’s aforesaid right to monument signage shall forever terminate as of the date that an Event of Default shall have occurred under this Lease and Tenant shall have
failed to cure the same within any applicable cure period provided under this Lease. Upon the expiration or earlier termination of this Lease, or the earlier termination of Tenant’s monument signage rights hereunder, Tenant shall remove its
monument signage and restore the monument to its condition prior to the installation of such signage, or, at Landlord’s election, Landlord shall perform such work, in which case all costs and expenses of such removal and restoration shall be
paid by Tenant to Landlord within ten (10) Business Days after Landlord’s written demand. 
  

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 Section 26.19 Financial Statements. Within ten (10) Business Days
after Landlord’s request from time to time during the term of this Lease, Tenant shall deliver to Landlord (i) Tenant’s and Guarantor’s audited financial statements for the most recently completed fiscal year or (ii) if
audited statements for Tenant or Guarantor are not prepared, then unaudited financial statements for the most recent fiscal year of Tenant or Guarantor which shall be certified to be true and correct by Tenant’s Chief Financial Officer and
Guarantor’s Chief Financial Officer, respectively. In addition, within ten (10) Business Days after Landlord’s request from time to time during the term of this Lease, Tenant shall provide such additional information as Landlord may
reasonably request to enable Landlord to assess the then credit-worthiness of Tenant as a tenant of the Building, and Guarantor as guarantor of Tenant’s obligations hereunder, including copies of financial statements reflecting Tenant’s
and Guarantor’s then current financial situation. Landlord shall use reasonable efforts to ensure that all financial statements furnished by Tenant and Guarantor are kept confidential by Landlord and any Mortgagee or prospective purchaser that
may receive the same, and that such statements are used only for the purpose of assessing the credit-worthiness of Tenant as a tenant of the Building and Guarantor as a guarantor of Tenant’s obligations hereunder. 

Section 26.20 Development of the Real Property. Landlord reserves the right to subdivide all or a portion of the Real
Property. Tenant agrees to execute and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. If portions of the Real
Property or property adjacent to the Real Property (collectively, the “Other Improvements”) are owned or later acquired by an entity other than Landlord or an affiliate of Landlord, Landlord, at its
option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use of the Real Property and the Other Improvements, (ii) for the common management,
operation, maintenance, improvement and/or repair of all or any portion of the Real Property and the Other Improvements, provided that Tenant’s rights under this Lease are not materially impaired, (iii) for the allocation of a portion of
the Operating Expenses and Taxes to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Real Property, and (iv) for the use or improvement of the Other Improvements and/or the Real Property in
connection with the improvement, construction, and/or excavation of the Other Improvements and/or the Real Property. Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s right to convey all or any
portion of the Real Property or any other of Landlord’s rights described in this Lease. 
 Section 26.21 Tax Status
of Beneficial Owner. Tenant recognizes and acknowledges that Landlord and/or certain beneficial owners of Landlord may from time to time qualify as real estate investment trusts pursuant to Sections 856, et seq. of the Internal Revenue
Code and that avoiding (a) the loss of such status, (b) the receipt of any income derived under any provision of this Lease that does not constitute “rents from real property” (in the case of real estate investment trusts), and
(c) the imposition of income, penalty or similar taxes (each an “Adverse Event”) is of material concern to Landlord and such beneficial owners. In the event that this Lease or any document
contemplated hereby could, in the opinion of counsel to Landlord, result in or cause an Adverse Event, Tenant agrees to cooperate with Landlord in negotiating an amendment or modification thereof and shall at the request of Landlord execute and
deliver such documents reasonably required to effect such amendment or modification. Any 
  

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amendment or modification pursuant to this Section 26.21 shall be structured so that the net economic results to Landlord and Tenant shall be the same as (or more favorable to Tenant than)
those set forth in this Lease without regard to such amendment or modification. Without limiting any of Landlord’s other rights under this Section 26.21, Landlord may waive the receipt of any amount payable to Landlord hereunder and such
waiver shall constitute an amendment or modification of this Lease with respect to such payment. Tenant expressly covenants and agrees not to enter into any sublease or assignment which provides for rental or other payment for such use, occupancy,
or utilization based in whole or in part on the net income or profits derived by any person from the property leased, used, occupied, or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and that any
such purported sublease or assignment shall be absolutely void and ineffective as a conveyance of any right or interest in the possession, use, occupancy, or utilization of any part of the Premises. 

ARTICLE 27 

LETTER OF CREDIT 

Section 27.1 Form of Letter of Credit; Letter of Credit Amount. Concurrently with Tenant’s execution of this Lease,
Tenant shall deliver to Landlord, as protection for the full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer as a result of any breach or default by Tenant under this
Lease, an irrevocable and unconditional negotiable standby letter of credit (the “Letter of Credit”), in the form attached hereto as Exhibit F and containing the terms required herein, payable in
the City of San Francisco, California, running in favor of Landlord and issued by a solvent, nationally recognized bank with a long term rating of A or higher (by Standard & Poor’s) or a long term rating of A2 or higher (by
Moody’s), under the supervision of the Superintendent of Banks of the State of California, or a national banking association, in the amount set forth in Article 1 (the “Letter of Credit Amount”); provided,
however, that until the Rent Commencement Date with respect to the Expansion Premises, the Letter of Credit Amount shall be $96,000.00. Landlord acknowledges that as of the date of this Lease, Wells Fargo Bank N.A. is an acceptable issuer of
the Letter of Credit. The Letter of Credit shall (i) be “callable” at sight, irrevocable and unconditional, (ii) be maintained in effect, whether through renewal or extension, for the period from the Commencement Date and
continuing until the date (the “LC Expiration Date”) that is sixty (60) days after the expiration of the Term, and Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to Landlord at least thirty
(30) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord, its successors and assigns, (iv) permit partial draws and
multiple presentations and drawings, and (v) be otherwise subject to the Uniform Customs and Practices for Documentary Credits (2007 Revision), International Chamber of Commerce - Publication No. 600, modified as set forth on Exhibit
F attached hereto. If Tenant exercises its option to extend the Term pursuant to this Lease then, not later than sixty (60) days prior to the commencement of the Extension Period, Tenant shall deliver to Landlord a new Letter of Credit or
certificate of renewal or extension evidencing the LC Expiration Date as sixty (60) days after the expiration of the Extension Period. The form and terms of the Letter of Credit and the bank issuing the same (the “Bank”) shall be
acceptable to Landlord, in Landlord’s reasonable discretion. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit if any of the following shall have occurred or be
applicable: (1) such amount is due to Landlord under the terms and conditions of this Lease, or (2) Tenant has filed a voluntary petition under the U. S. Bankruptcy Code or any state bankruptcy code (collectively, “Bankruptcy
Code”), or (3) an involuntary petition has been filed against Tenant under the Bankruptcy Code, (4) the Bank has notified Landlord that 

 

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the Letter of Credit will not be renewed or extended through the LC Expiration Date, or (5) the long term rating of the Bank has been downgraded to BBB or lower (by Standard &
Poor’s) or Baa2 or lower (by Moody’s) and Tenant has failed to deliver a new Letter of Credit from a bank with a long term rating of A or higher (by Standard & Poor’s) or A2 or higher (by Moody’s) and otherwise meeting
the requirements set forth in this Article 27 within thirty (30) days following notice from Landlord. The Letter of Credit will be honored by the Bank regardless of whether Tenant disputes Landlord’s right to draw upon the Letter of
Credit. 
 Section 27.2 Transfer of Letter of Credit by Landlord. The Letter of Credit shall also provide that
Landlord, its successors and assigns, may, at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all of its interest in and to the Letter of Credit to another party, person
or entity, regardless of whether or not such transfer is separate from or as a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord
shall transfer the Letter of Credit, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions
hereof shall apply to every transfer or assignment of the whole or any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at Tenant’s sole cost and
expense, execute and submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith.

 Section 27.3 Maintenance of Letter of Credit by Tenant. If, as a result of any drawing by Landlord on the Letter
of Credit, the amount of the Letter of Credit shall be less than the Letter of Credit Amount, Tenant shall, within five (5) Business Days thereafter, replenish the Letter of Credit to the Letter of Credit Amount or provide Landlord with
additional letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the provisions of this Article 27, and if Tenant fails to comply with the foregoing, notwithstanding anything
to the contrary contained in Section 15.1 of this Lease, at Landlord’s option the same shall constitute an incurable Event of Default by Tenant. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of
Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of
Credit expires earlier than the LC Expiration Date, Landlord will accept a renewal thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than sixty (60) days prior to the expiration of the
Letter of Credit), which shall be irrevocable and automatically renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole
discretion. However, if the Letter of Credit is not timely renewed, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this Article 27, Landlord shall have the right to present the Letter
of Credit to the Bank in accordance with the terms of this Article 27, and the proceeds of the Letter of Credit may be applied by Landlord against any Rent payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and
damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any breach or default by Tenant under this Lease. Any unused proceeds shall constitute the property of Landlord and need not be segregated
from Landlord’s other assets. Landlord agrees to pay to Tenant within thirty (30) days after the LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied against any Rent payable by Tenant
under this Lease that was not paid when due or used to pay for any losses and/or 
  

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damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by Tenant under this Lease; provided, however, that if prior to the LC
Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the
unused Letter of Credit proceeds until either all preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 

Section 27.4 Landlord’s Right to Draw Upon Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is
entering into this Lease in material reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any breach or default on the part of Tenant under this Lease. If Tenant shall breach any provision of this Lease or
otherwise be in default hereunder, Landlord may, but without obligation to do so, and without notice to Tenant, draw upon the Letter of Credit, in part or in whole, to cure any breach or default of Tenant and/or to compensate Landlord for any and
all damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain resulting from Tenant’s breach or default. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord
shall not prevent Landlord from exercising any other right or remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a
limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any
portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit
conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges that (a) the Letter of Credit constitutes a separate and independent contract
between Landlord and the Bank, (b) Tenant is not a third party beneficiary of such contract, (c) Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof, and (d) in the event Tenant becomes a debtor
under any chapter of the Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by
application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise. 
 Section 27.5 California Civil Code
Section 1950.7. Tenant hereby unconditionally and irrevocably waives the benefits and protections of California Civil Code Section 1950.7, and, without limitation of the scope of such waiver, acknowledges that Landlord may use all or
any part of the Letter of Credit or the proceeds therefrom to compensate Landlord for damages resulting from termination of this Lease and the tenancy created hereunder (including, without limitation, damages recoverable under California Civil Code
Section 1951.2). 
 Section 27.6 Reduction of Letter of Credit Amount. The Letter of Credit Amount
required hereunder shall reduce as of the commencement of Rent Year 3 to $81,000.00 and as of the commencement of Rent Year 4 to $40,000.00 (each such date, a “Reduction Date”); provided, however, that if on the Reduction Date or during
the one (1) year period prior to the Reduction Date an Event of Default (or a default that subsequently matures into an Event of Default) shall have occurred under this Lease (or any default under this Lease shall have occurred where there
exist circumstances under which Landlord is enjoined or otherwise prevented by operation of law from giving to Tenant a written notice which would be necessary 

 

 49 

 
for such failure of performance to constitute an Event of Default under this Lease), the required amount of the Letter of Credit shall not reduce on the Reduction Date and shall not thereafter be
subject to reduction. If Tenant is entitled to the foregoing reduction in the Letter of Credit Amount, Landlord shall cooperate with Tenant upon Tenant’s request to replace or amend the then existing Letter of Credit to reflect such reduced
amount required hereunder. 
 ARTICLE 28 

PARKING 

Tenant shall have the right to use, commencing on the Commencement Date and at no additional cost to Tenant, up to three
(3) non-transferable parking passes for each one thousand (1,000) rentable square feet of the Premises, which parking passes shall pertain to the Building Parking Facility (as hereinafter defined). “Building Parking
Facility” shall mean and collectively refer to that certain parking structure located on the Real Property, providing both subterranean and surface parking. One-half of the parking passes shall pertain to subterranean parking in the
Building Parking Facility, and the other one-half of the parking passes shall pertain to surface parking in the Building Parking Facility (and if there shall be an odd number of parking passes, the final pass shall be for surface parking). Tenant
shall be responsible for the full amount of any taxes imposed by any governmental authority in connection with the use of the Building Parking Facility by Tenant. Tenant’s continued right to use the parking passes is conditioned upon Tenant
abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the Building Parking Facility, including any sticker or other identification system established by Landlord or the operator of the
Building Parking Facility, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease. Landlord specifically reserves the right to change
the size, configuration, design, layout and all other aspects of the Building Parking Facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this
Lease, from time to time, temporarily close-off or restrict access to the Building Parking Facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to
a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. The parking passes granted to Tenant pursuant to this Article 28 are provided to Tenant solely for use by
Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may
establish, at the validation rate from time to time generally applicable to visitor parking. 
 ARTICLE 29 

OPTION TO RENEW 

Section 29.1 Option to Renew. 

a. Option to Renew. Tenant shall have the option to renew this Lease for one (1) additional term of five (5) years,
commencing upon the expiration of the initial term of this Lease. The renewal option must be exercised, if at all, by written notice given by Tenant to Landlord not earlier than twelve (12) full calendar months and not later than nine
(9) full calendar months prior to expiration of the initial term of this Lease. Notwithstanding the 
  

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foregoing, at Landlord’s election, the renewal option shall be null and void and Tenant shall have no right to renew this Lease pursuant thereto if on the date Tenant exercises the option or
on the date immediately preceding the commencement of the renewal period (i) the original Tenant named under this Lease is not in physical occupancy for the conduct of business of at least 50% of the entire Premises then demised hereunder or
such Tenant does not intend to continue to so occupy at least 50% of the entire Premises then demised hereunder, or (ii) an Event of Default (or a default that subsequently matures into an Event of Default) shall have occurred and be continuing
under this Lease. 
 b. Terms and Conditions. If Tenant exercises the renewal option, then all of the terms and
conditions set forth in this Lease as applicable to the Premises during the initial term shall apply during such renewal term, except that (i) Tenant shall have no further right to renew this Lease, (ii) Tenant shall take the Premises in
its then “as-is” state and condition, (iii) the Fixed Rent payable by Tenant for the Premises shall be the then-fair market rent for the Premises based upon the terms of this Lease, as renewed, (iv) the Base Year shall be the
calendar year in which the renewal term commences, and (v) the Base Tax Year shall be the fiscal tax year in which the renewal term commences. Fair market rent shall include the periodic rental increases, if any, that would be included for
space leased for the period the space will be covered by the Lease. For purposes of this Section 29.1.b., the term “fair market rent” shall mean the rental rate for comparable space under primary lease (and not sublease) to renewal
and new tenants (giving more weight to renewal tenancies), taking into consideration the quality and prestige of the Building and such amenities as existing improvements, view, floor on which the Premises are situated and the like, situated in
comparable first-class, reputable, established office buildings in comparable locations in Santa Clara County, California, in comparable physical and economic condition, taking into consideration then prevailing ordinary rental market practices with
respect to tenant concessions, such as tenant improvement allowances and free rent periods (if any) (e.g., not offering extraordinary rental, promotional deals and other concessions to tenants which deviate from what is the then-prevailing ordinary
practice in an effort to alleviate cash flow problems, difficulties in meeting loan obligations or other financial distress, or in response to a greater than average vacancy rate). The fair market rent shall be mutually agreed upon by Landlord and
Tenant in writing within the thirty (30) calendar day period commencing six (6) months prior to commencement of the renewal period. If Landlord and Tenant are unable to agree upon the fair market monthly rent within said thirty
(30) day period, then the fair market rent shall be established by appraisal in accordance with the procedures set forth in Exhibit G attached hereto. 

c. Minimum Rental. Notwithstanding anything in the foregoing or Exhibit G attached hereto to the contrary, in no
event shall the Fixed Rent during the renewal period be less than the aggregate amount of the Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment payable for the calendar month immediately preceding the commencement of the
renewal period (without taking into account any temporary rental abatements then in effect). 
 [Signature Page Follows] 

 

 51 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year
first above written. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 SANTA CLARA TOWERS, L.P.,

a Delaware limited partnership
	 		 	 INPHI CORPORATION,

a Delaware corporation

					
	By:	 	 /s/ James A. Pierre
	 		 	By:	 	 /s/ John S. Edmunds

					
	Name:	 	 James A. Pierre
	 		 	Name:	 	 John S. Edmunds

					
	Its:	 	 Vice President
	 		 	Its:	 	 CFO

  

 52 

 EXHIBIT A 

Floor Plan 
 The floor
plan which follows is intended solely to identify the general location of the Premises, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any physical conditions indicated may not exist as shown.

  

 EXHIBIT A 

 EXHIBIT A-1 

DESCRIPTION OR DELINEATION OF THE LAND 
  

 EXHIBIT A-1 

 EXHIBIT B 

Definitions 

Base Building: The structural portions of the Building (including exterior walls and glass, roof structure and membrane,
foundation, and floor slabs. 
 Base Rate: The annual rate of interest publicly announced from time to time by Citibank,
N.A., or its successor, in New York, New York as its “base rate” (or such other term as may be used by Citibank, N.A., from time to time, for the rate presently referred to as its “base rate”). 

Building Systems: The mechanical, electrical, plumbing, sanitary, sprinkler, heating, ventilation and air conditioning, security,
life-safety, elevator and other service systems or facilities of the Building up to the point of connection of localized distribution to the Premises (excluding, however, Premises Systems). 

Business Days: All days, excluding Saturdays, Sundays and Observed Holidays. 

Code: The Internal Revenue Code of 1986, as amended, and the regulations promulgated thereunder, as amended. 

Common Areas: The lobby, plaza and sidewalk areas, Building Parking Facility and other similar areas of general access and the
areas on individual multi-tenant floors in the Building devoted to corridors, elevator lobbies, restrooms, and other similar facilities, all as designated by Landlord from time to time for the general use and convenience of Tenant and other tenants
and their respective authorized representatives and invitees. So long as the Fitness Facility shall remain available for use by Tenant pursuant to Section 10.11 of the Lease, the Fitness Facility shall be deemed part of the Common Areas,
subject to the provisions of Section 10.11 of the Lease. 
 Comparable Buildings: First-class office buildings of
comparable age and quality in the City of Santa Clara, California, including specifically the buildings commonly known as Mission Towers I and II buildings and Tower II. 

Excluded Expenses: (a) Taxes; (b) franchise or income taxes imposed upon Landlord; (c) mortgage amortization and
interest; (d) leasing commissions; (e) the cost of tenant installations and decorations incurred in connection with preparing leasable space for any Building tenant; (f) fixed rent under Superior Leases, if any; (g) charitable
and political contributions; (h) wages, salaries and benefits paid to any persons above the grade of manager of the Building and Real Property and their immediate supervisor; (i) legal and accounting fees relating to (A) disputes with
tenants, prospective tenants or other occupants of the Building, (B) disputes with purchasers, prospective purchasers, mortgagees or prospective mortgagees of the Building, the Building or the Real Property or any part of either,
(c) disputes with Landlord’s employees or Landlord’s Building or Real Property manager, or (D) negotiations of leases, contracts of sale or mortgages; (j) costs of services provided to other tenants of the Building on a
“rent-inclusion” basis which are not provided to Tenant on such basis; (k) costs that are reimbursed out of insurance, warranty or condemnation proceeds, or which are reimbursed by Tenant or other tenants other than pursuant to an
expense escalation clause; (l) costs in the 
  

 EXHIBIT B 

 
nature of penalties or fines; (m) costs for services, supplies or repairs paid to any Landlord related entity materially in excess of costs that would be payable in an “arm’s
length” or unrelated situation for comparable services, supplies or repairs; (n) allowances, concessions or other costs and expenses of improving or decorating any demised or demisable space in the Building; (o) appraisal,
advertising, marketing, and promotional expenses in connection with leasing, selling or financing the Building, and other costs of selling or financing the Building; (p) the costs of installing, operating and maintaining a specialty
improvement, including a cafeteria, lodging or private dining facility, or an athletic, luncheon or recreational club unless Tenant is permitted to make use of such facility without additional cost or on a subsidized basis consistent with other
users; (q) any costs or expenses (including fines, interest, penalties and legal fees) arising out of Landlord’s failure to timely pay Operating Expenses or Taxes; (r) costs incurred in connection with the removal, encapsulation or
other treatment of asbestos or any other Hazardous Materials (classified as such on the Effective Date) existing in the Premises as of the date hereof; (s) the cost of capital improvements other than those expressly included in Operating
Expenses pursuant to Section 7.1.; (t) depreciation, amortization and interest payments, except as provided herein and except on materials, tools, supplies and vendor-type equipment purchased by Landlord to enable Landlord to supply
services Landlord might otherwise contract for with a third party where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third party’s services, all as reasonably determined by
Landlord; (u) costs incurred by Landlord due to the violation by Landlord or any tenant of the terms and conditions of any lease of space in the Building except to the extent such costs reflect costs that would have been reasonably included in
Operating Expenses absent such violation; (v) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Building to the extent the same materially exceeds the costs of
such goods and/or services rendered by unaffiliated third parties on a competitive basis (taking into account the market factors in effect on the date any relevant contracts were negotiated); (w) Landlord’s general corporate overhead and
general and administrative expenses, as distinguished from the costs of the management, operation, maintenance and repair of the Real Property; (x) rentals and other related expenses incurred in leasing HVAC systems, elevators or other
equipment ordinarily considered to be capital items, except for (1) expenses in connection with making minor repairs on or keeping Building systems in operation while minor repairs are being made, and (2) costs of equipment not affixed to
the Building which is used in providing janitorial or similar services; and (y) costs associated with the operation of the business of the partnership or entity which constitutes Landlord as the same are distinguished from the costs of
management, operation, repair and maintenance of the Real Property. 
 Governmental Authority: The United States of
America, the City of Santa Clara, County of Santa Clara, or State of California, or any political subdivision, agency, department, commission, board, bureau or instrumentality of any of the foregoing, now existing or hereafter created, having
jurisdiction over the Real Property. 
 Guarantor: The Guarantor, if any, of Tenant’s obligations under this Lease
as identified in Article 1 of this Lease. 
 Hazardous Materials: Any substances, materials or wastes currently or in the
future deemed or defined in any Requirement as “hazardous substances,” “toxic substances,” “contaminants,” “pollutants” or words of similar import. 

HVAC System: The Building System designed to provide heating, ventilation and air conditioning. 

 

 EXHIBIT B 

 Indemnitees: Landlord, Landlord’s Agent, each Mortgagee and Lessor, and each of
their respective direct and indirect partners, officers, shareholders, directors, members, managers, trustees, beneficiaries, employees, principals, contractors, servants, agents, and representatives. 

Lease Year: Any calendar year, or portion thereof, following the Commencement Date, the whole or any part of which period is
included within the Term. 
 Lessor: A lessor under a Superior Lease. 

Losses: Any and all losses, liabilities, damages, claims, judgments, fines, suits, demands, costs, interest and expenses of any
kind or nature (including reasonable attorneys’ fees and disbursements) incurred in connection with any claim, proceeding or judgment and the defense thereof, and including all costs of repairing any damage to the Premises, the Building or the
Building or the appurtenances of any of the foregoing to which a particular indemnity and hold harmless agreement applies. 

Mortgage(s): Any mortgage, trust indenture or other financing document which may now or hereafter affect the Premises, the Real
Property, the Building or any Superior Lease and the leasehold interest created thereby, and all renewals, extensions, supplements, amendments, modifications, consolidations and replacements thereof or thereto, substitutions therefor, and advances
made thereunder. 
 Mortgagee(s): Any mortgagee, trustee or other holder of a Mortgage. 

Observed Holidays: New Years Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day, plus days observed by the State of California, the City of Santa Clara, and/or the labor unions servicing the Building as holidays. 

Ordinary Business Hours: 8:00 a.m. to 6:00 p.m. on Business Days. 

Premises Systems: Supplemental HVAC systems of tenants, sprinklers and the horizontal distribution systems within and
servicing the Premises and by which mechanical, electrical, plumbing, sanitary, heating, ventilating and air conditioning, security, life-safety and other service systems are distributed from the base Building risers, feeders, panelboards, etc. for
provision of such services to the Premises. 
 Prohibited Use: Any use or occupancy of the Premises that in
Landlord’s reasonable judgment would: (a) cause damage to the Building or any equipment, facilities or other systems therein; (b) impair the appearance of the Building; (c) interfere with the efficient and economical maintenance,
operation and repair of the Premises or the Building or the equipment, facilities or systems thereof; (d) adversely affect any service provided to, and/or the use and occupancy by, any Building tenant or occupants; (e) violate the
certificate of occupancy issued for the Premises or the Building; (f) materially and adversely affect the first-class image of the Building or (g) result in protests or civil disorder or commotions at, or other disruptions of the normal
business activities in the Building. Prohibited Use also includes the use of any part of the Premises for: (i) a restaurant or bar; (ii) the preparation, consumption, storage, manufacture or sale of food or beverages (except in connection
with vending machines (provided that each machine, where necessary, shall have a waterproof pan thereunder and be connected to a drain) and/or warming kitchens installed for the use of Tenant’s employees only),

  

 EXHIBIT B 

 
liquor, tobacco or drugs; (iii) the business of photocopying, multilith or offset printing (except photocopying in connection with Tenant’s own business); (iv) a school or
classroom; (v) lodging or sleeping; (vi) the operation of retail facilities (meaning a business whose primary patronage arises from the generalized solicitation of the general public to visit Tenant’s offices in person without a prior
appointment) of a savings and loan association or retail facilities of any financial, lending, securities brokerage or investment activity; (vii) a payroll office; (viii) a barber, beauty or manicure shop; (ix) an employment agency or
similar enterprise; (x) offices of any Governmental Authority, any foreign government, the United Nations, or any agency or department of the foregoing; (xi) the manufacture, retail sale, storage of merchandise or auction of merchandise,
goods or property of any kind to the general public which could reasonably be expected to create a volume of pedestrian traffic substantially in excess of that normally encountered in the Premises; (xii) the rendering of medical, dental or
other therapeutic or diagnostic services; or (xiii) any illegal purposes or any activity constituting a nuisance. 

Real Property: The land described or delineated on Exhibit A-1 to this Lease (the “Land”), together with
the Building (the “Building”), and any common or public areas or facilities, easements, corridors, lobbies, sidewalks, loading areas, driveways, landscaped areas, air rights, development rights, parking rights, skywalks, parking
garages and lots, and any and all other rights, structures or facilities operated or maintained in connection with or for the benefit of the Building or otherwise located on the Land, and any fixtures, machinery, apparatus, systems and equipment,
furniture and other personal property located thereon or therein and used in connection therewith. Landlord reserves the right to make alterations or additions to or to change the location of elements of the Real Property. Landlord shall have the
right from time to time, in Landlord’s sole discretion, to designate those portions of the Real Property to be provided, from time to time, for use as Common Areas or for the exclusive use of certain tenants. 

Rent Year: The first Rent Year shall commence on the Rent Commencement Date and shall end on the last day of the fifth
(5th) full calendar month following the Rent Commencement Date. Each succeeding Rent Year shall commence on the day following the end of the preceding Rent Year and shall extend for 12 consecutive full calendar months; provided, however, that
the last Rent Year shall expire on the Expiration Date. 
 Requirements: All present and future laws, rules, orders,
ordinances, regulations, statutes, requirements, codes and executive orders, extraordinary and ordinary of (i) all Governmental Authorities, including the Americans With Disabilities Act, 42 U.S.C. §12101 (et seq.), and any law of like
import, and all rules, regulations and government orders with respect thereto, and any of the foregoing relating to Hazardous Materials, environmental matters, public health and safety matters and landmarks protection, (ii) any applicable fire
rating bureau or other body exercising similar functions, affecting the Real Property or the maintenance, use or occupation thereof, or any street, avenue or sidewalk comprising a part of or in front thereof or any vault in or under the same,
(iii) all requirements of all insurance bodies affecting the Premises, and (iv) utility service providers. 
 Rules
and Regulations: The rules and regulations annexed to and made a part of this Lease as Exhibit D, as they may be modified from time to time by Landlord. 

Specialty Alterations: Alterations which are not standard office installations such as kitchens, executive bathrooms, raised
computer floors, computer room installations, supplemental HVAC equipment, safe deposit boxes, vaults, libraries or file rooms requiring reinforcement of floors, internal staircases, slab penetrations, conveyors, dumbwaiters, and other Alterations
of a similar character. All Specialty Alterations are Above-Building Standard Installations. 
  

 EXHIBIT B 

 Substantial Completion: As to any construction performed by any party in the
Premises, “Substantial Completion” or “Substantially Completed” means that such work has been completed, as reasonably determined by Landlord’s architect, in accordance with (a) the provisions of this Lease applicable
thereto, including, without limitation, the Work Letter, (b) the plans and specifications for such work, and (c) all applicable Requirements, except for minor details of construction, decoration and mechanical adjustments, if any, the
noncompletion of which does not materially interfere with Tenant’s use of the Premises or which in accordance with good construction practices should be completed after the completion of other work in the Premises or Building. 

Superior Lease(s): Any ground or underlying lease of the Real Property or any part thereof heretofore or hereafter made by
Landlord and all renewals, extensions, supplements, amendments, modifications, consolidations, and replacements thereof. 

Tenant Party: Tenant and any subtenants or occupants of the Premises and their respective agents, contractors, subcontractors,
employees, invitees or licensees. 
 Tenant’s Property: Tenant’s movable fixtures and movable partitions,
telephone and other equipment, computer systems, trade fixtures, furniture, furnishings, and other items of personal property which are removable without material damage to the Building. 

Unavoidable Delays: Landlord’s inability to fulfill or delay in fulfilling any of its obligations under this Lease expressly
or impliedly to be performed by Landlord or Landlord’s inability to make or delay in making any repairs, additions, alterations, improvements or decorations or Landlord’s inability to supply or delay in supplying any equipment or fixtures,
if Landlord’s inability or delay is due to or arises by reason of strikes, labor troubles or by accident, or by any cause whatsoever beyond Landlord’s reasonable control, including governmental preemption in connection with a national
emergency, Requirements or shortages, or unavailability of labor, fuel, steam, water, electricity or materials, or delays caused by Tenant or other tenants, mechanical breakdown, acts of God, enemy action, civil commotion, fire or other casualty.

  

 EXHIBIT B 

 EXHIBIT C 

WORK LETTER 
 A.
Initial Alterations. Landlord acknowledges that Tenant may desire to perform certain initial Alterations to the Premises for Tenant’s occupancy pursuant to the Lease. Such initial Alterations are referred to herein as the
“Initial Alterations”. The Initial Alterations shall be deemed an “Alteration” for all purposes of this Lease, and shall be subject to all provisions of this Lease relating to Alterations (including Article 5 of this
Lease), except as expressly set forth in this Work Letter to the contrary. Tenant shall complete the Initial Alterations in good and workmanlike manner, by a general contactor (“Contractor”) and subcontractors approved by Landlord,
such approval not to be unreasonably withheld or delayed, fully paid for and free from liens, in accordance with the Plans reasonably approved by Landlord and Tenant, and in compliance with all of the provisions of Article 5 of this Lease, including
the Rules and Regulations and Landlord’s construction standards and procedures for the Building. Within ten (10) Business Days after Landlord’s receipt of the Plans for the Initial Alterations from Tenant, Landlord shall respond to
Tenant with Landlord’s approval or disapproval of the Plans, or Landlord’s request for additional detail or information with respect thereto or with respect to the Initial Alterations. If Landlord’s disapproves the Plans, Landlord
shall state the reasons for such disapproval and the revisions required in order for Landlord to approve the Plans. Within ten (10) Business Days after Tenant’s receipt of Landlord’s notice, Tenant shall submit to Landlord for
Landlord’s review Plans incorporating the required revisions, and Landlord shall respond thereto as set forth above within five (5) Business Days after Landlord’s receipt of the revised Plans. The foregoing procedure shall be followed
until Tenant has prepared Plans that Landlord approves in writing as set forth above. Notwithstanding anything to the contrary in Article 5 of this Lease, at the time Landlord approves the Plans for the Initial Alterations, Landlord shall advise
Tenant if any of the Initial Alterations constitute Specialty Alterations that are subject to Tenant’s removal and restoration obligations under the Lease, and Landlord’s failure to so designate any Initial Alterations as Specialty
Alterations shall waive Landlord’s right to require Tenant to remove the same from the Premises upon expiration or earlier termination of this Lease. 

B. Landlord’s Contribution. Landlord shall contribute toward the cost of the design, construction and installation of the Initial Alterations
(including, without limitation, the Alteration Operations Fee provided for in Section 5.6 of the Lease (as modified pursuant below in this Paragraph B) an amount not to exceed Landlord’s Contribution of $312,152.50 (which equals $27.50 per
rentable square foot of the Premises); provided, however, that (i) not more than $56,755.00 (which equals $5.00 per rentable square foot of the Initial Premises) of Landlord’s Contribution may be applied to Tenant’s
reasonable space planning and architectural and engineering costs for the design of the Initial Alterations, and (ii) Landlord’s Contribution may be applied to the reasonable purchase and installation costs of projection screens, mecho
shades and a dishwasher in the Premises. Except as set forth in the preceding clause (ii), no portion of Landlord’s Contribution may be applied to the cost of personal property, equipment, trade fixtures, moving expenses, furniture (including
work stations and modular office furniture, regardless of the method of attachment to walls and/or floors), signage, voice, data or other cabling, or Fixed Rent, Additional Rent or other amounts payable pursuant to this Lease. Tenant acknowledges
that Landlord’s Contribution is to be applied to the Initial Alterations (and the associated costs described above) covering the entire Premises. Tenant may allocate Landlord’s Contribution between the Initial Premises and the Expansion
Premises as it 
  

 EXHIBIT C 

 
determines, provided that Tenant spends not less than eighty percent (80%) of Landlord’s Contribution towards the Initial Alterations (and soft costs associated therewith) in the
Initial Premises, and provided further that after completion of the Initial Alterations in the Initial Premises and the Expansion Premises, each has been improved so as to allow it to be occupied for general offices purposes in compliance with
applicable Requirements. Notwithstanding anything to the contrary in this Paragraph B, Landlord’s Contribution shall be available for disbursement pursuant to the terms hereof only for the first twelve (12) months after the Initial
Premises Rent Commencement Date. Accordingly, if any portion of Landlord’s Contribution is not requested by Tenant, with all conditions herein to the disbursement thereof satisfied by Tenant, prior to the date that is twelve (12) months
from the Initial Premises Rent Commencement Date, such unused portion shall be forfeited by Tenant. Notwithstanding the foregoing, in the event that the Expansion Premises Commencement Date shall be delayed beyond February 15, 2011, the
aforesaid twelve (12) month period shall be extended, day for day, by the period of such delay, but only as respects the availability of Landlord’s Contribution for the costs of the Initial Alterations, if any, in the Expansion Premises.

 If the cost of construction of the Initial Alterations (including the Alteration Operations Fee) exceeds the funds available therefor from
Landlord’s Contribution, then Tenant shall pay all such excess (the “Excess Cost”). Based on the estimated cost (the “Estimated Costs”) of the construction of the Initial Alterations, the prorata share of the Estimated Costs
payable by Landlord and Tenant shall be determined and an appropriate percentage share established for each (a “Share of Costs”). Tenant and Landlord shall fund the cost of such work as the same is performed, in accordance with their
respective Share of Costs for such work. At such time as Landlord’s Contribution has been entirely disbursed, Tenant shall pay the remaining Excess Cost, if any, which payments shall be made in installments as construction progresses in the
same manner as Tenant’s payments of Tenant’s Share of Costs were paid. 
 Landlord shall disburse the Landlord’s Contribution
directly to Contractor, and/or to the applicable subcontractors, and/or to Tenant, as Landlord shall determine (except where Tenant shall have previously paid the requested amount to the applicable party, in which case Landlord’s disbursement
shall be made directly to Tenant as a reimbursement of such amount upon satisfaction of the following conditions), within thirty (30) days after Landlord’s receipt of (A) invoices of Contractor furnished to Landlord by Tenant covering
work actually performed, construction in place and materials delivered to the site (as may be applicable) describing in reasonable detail such work, construction and/or materials, (B) conditional lien waivers executed by Contractor,
subcontractors or suppliers, as applicable, for their portion of the work covered by the requested disbursement, and (C) unconditional lien waivers executed by Contractor and the persons and entities performing the work or supplying the
materials covered by Landlord’s previous disbursements for the work or materials covered by such previous disbursements (all such waivers to be in the forms prescribed by California Civil Code Section 3262). No payment will be made for
materials or supplies not incorporated into the construction, regardless of whether the materials or supplies are located on the Premises. Landlord may withhold the amount of any and all retentions provided for in original contracts or subcontracts
until expiration of the applicable lien periods or Landlord’s receipt of unconditional lien waivers and full releases upon final payment (in the form prescribed by California Civil Code Section 3262) from Tenant’s Contractor and all
subcontractors and suppliers involved in the Initial Alterations. Notwithstanding anything to the contrary contained herein, in no event shall Landlord be obligated to disburse any portion of Landlord’s Contribution during any period that
Tenant is in breach of or in default under this Lease (but the foregoing shall not relieve Landlord from its disbursement obligation hereunder after such default is cured within any applicable cure period under this Lease). 

 

 EXHIBIT C 

 At the time Landlord makes any disbursement of Landlord’s Contribution, Landlord shall retain from
Landlord’s Contribution, as a partial payment of the Alteration Operations Fee, a proportionate amount of the Alteration Operations Fee based upon Landlord’s reasonable estimation of the amount required to be withheld from each
disbursement in order to ensure that the entire Alteration Operations Fee is retained over the course of construction on a prorata basis. At such time as Landlord’s Contribution has been entirely disbursed, Tenant shall, within fifteen
(15) days of written demand by Landlord from time to time during the course of construction of the Initial Alterations, pay to Landlord the remainder, if any, of the Alteration Operations Fee theretofore due and not yet paid to Landlord. Upon
completion of the Initial Alterations, Tenant shall furnish Landlord with invoices and other documentation reasonably required by Landlord to evidence the total cost of the Initial Alterations, so that the final amount of the Alteration Operations
Fee may be calculated, and Tenant shall, within fifteen (15) days of written demand, pay to Landlord the remainder, if any, of the Alteration Operations Fee not yet paid to Landlord. 

Notwithstanding Section 5.6 of the Lease, the Alteration Operations Fee with respect to the Initial Alterations shall be
calculated on hard costs only, and a percentage factor of one and one-half percent
(1 1/2%) rather than five percent (5%) shall be
used in the calculation of the Alteration Operations Fee with respect to the Initial Alterations. 
 C. Landlord’s Work.
Landlord shall cause its contractor to perform the following work (“Landlord’s Work”) in the Premises and the Building at Landlord’s sole cost and expense (and not as a deduction from Landlord’s Contribution) using Building
standard materials and finishes: 
 (i) Perform such work as shall be necessary (if any) to put the existing VAV boxes in the
Premises in good working order; and 
 (ii) Perform all work necessary (if any) to cause the common areas of the Building that
are reasonably anticipated to be in Tenant’s path of travel to the Premises to comply with Title 24 requirements regarding handicap access and use (using Building standard plans and finishes), to the extent such work is required as of the
Commencement Date under Title 24 requirements that are applicable as of the Commencement Date. 
 In no event shall
Landlord’s Work include any work required by reason of or triggered by (w) any of the Initial Alterations that are not normal and customary general office improvements, (x) any Alterations of Tenant not included within the Initial
Alterations, (y) Tenant’s particular use of the Premises (as opposed to Tenant’s use of the Premises for general office purposes in a normal and customary manner), or (z) Tenant’s particular employees or employment
practices, and Tenant shall be responsible for performing and paying for any work so required or triggered. 
 Landlord’s
Work shall be performed prior to and/or during Tenant’s construction of the Initial Alterations, as Landlord shall elect, and Landlord shall Substantially Complete Landlord’s Work prior to the later of (i) ninety (90) days after
the Commencement Date, (ii) Tenant’s completion of the Initial Alterations, or (iii) Tenant’s commencement of the 

 

 EXHIBIT C 

 
conduct of business in the Premises or any portion thereof; provided, however, that in no event shall Landlord be liable for any delay in Substantial Completion of Landlord’s
Work caused by Unavoidable Delays, or by any interference by Tenant or its contractors in the performance of Landlord’s Work (including any failure by Tenant or its contractors to reasonably cooperate with the construction of Landlord’s
Work as set forth below). To the extent Landlord’s Work is performed during the period of construction of the Initial Alterations as permitted pursuant to the foregoing, Landlord and Tenant shall cause their respective contractors to reasonably
cooperate with each other in the coordination of the construction of Landlord’s Work and the construction of the Initial Alterations, and the utilization of the Building’s freight elevator(s), loading dock(s), and other Building systems
and facilities, so as to ensure the efficient and timely progress to completion of all such work. At either party’s request after substantial Completion of Landlord’s Work, Landlord and Tenant shall conduct a joint inspection of the
Premises and prepare a list of agreed punch list items and the anticipated schedule for completing the same. Landlord shall use diligent efforts to complete such punch-list items in a timely manner. 

D. Building Services During Construction and Move-In. Tenant may use the Building’s freight elevator and loading dock (if any), on a
non-exclusive basis, in accordance with the Building’s rules and procedures (including scheduling and sharing requirements), free of charge during Ordinary Business Hours during the construction of the Initial Alterations and Tenant’s
initial move into the Premises. If Tenant desires use of the freight elevator or loading dock during other than Ordinary Business Hours, then Tenant may reserve such use in compliance with the Building’s rules and procedures and shall pay
Landlord’s standard charges to Building tenants for providing any elevator personnel or security services in connection with such use. Any security services provided by Landlord in connection with such activities shall be solely for the benefit
of Landlord’s property, and in no event shall Landlord be liable to Tenant for, and Tenant hereby releases Landlord and its agents and contractors from, liability for, any theft, loss or damage of or to Tenant’s property during the period
of the construction of the Initial Alterations and Tenant’s initial move into the Premises. 
  

 EXHIBIT C 

 EXHIBIT D 

Rules and Regulations 

1. Nothing shall be attached to the outside walls of the Building. Other than Building standard blinds, no curtains, blinds, shades,
screens or other obstructions shall be attached to or hung in or used in connection with any exterior window or entry door of the Premises, without the prior consent of Landlord. 

2. No sign, advertisement, notice or other lettering visible from the exterior of the Premises shall be exhibited, inscribed, painted or
affixed to any part of the Premises without the prior written consent of Landlord. All lettering on doors shall be inscribed, painted or affixed in a size, color and style acceptable to Landlord. 

3. The grills, louvers, skylights, windows and doors that reflect or admit light and/or air into the Premises or Common Areas shall not
be covered or obstructed by Tenant, nor shall any articles be placed on the window sills, radiators or convectors. 
 4.
Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s opinion, tends to impair the reputation of the Building, and upon written notice from Landlord, Tenant shall refrain from or discontinue such
advertising. 
 5. Common Areas shall not be obstructed or encumbered by any Tenant or used for any purposes other than ingress
of egress to and from the Premises and for delivery of merchandise and equipment in a prompt and efficient manner, using elevators and passageways designated for such delivery by Landlord. 

6. All locks or bolts of any kind shall be operable by the Building’s Master Key. No locks shall be placed upon any of the doors or
windows by Tenant, nor shall any changes be made in locks or the mechanism thereof which shall make such locks inoperable by the Building’s Master Key. Tenant shall, upon the termination of its Lease, deliver to Landlord all keys of stores,
offices and lavatories, either furnished to or otherwise procured by Tenant and in the event of the loss of any keys furnished by Landlord, Tenant shall pay to Landlord the cost thereof. 

7. Tenant shall keep the entrance door to the Premises closed at all times. 

8. All movement in or out of any freight, furniture, boxes, crates or any other large object or matter of any description must take place
during such times and in such elevators as Landlord may prescribe. Landlord reserves the right to inspect all articles to be brought into the Building and to exclude from the Building all articles which violate any of these Rules and Regulations or
the Lease. Landlord may require that any person leaving the public areas of the Building with any article to submit a pass, signed by an authorized person, listing each article being removed, but the establishment and enforcement of such requirement
shall not impose any responsibility on Landlord for the protection of any Tenant against the removal of property from the Premises. 

9. All hand trucks shall be equipped with rubber tires, side guards and such other safeguards as Landlord may require. 

 

 EXHIBIT D 

 10. No Tenant Party shall be permitted to have access to the Building’s roof,
mechanical, electrical or telephone rooms without permission from Landlord. 
 11. Tenant shall not permit or suffer the
Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors, vibrations or interfere in any way with other tenants or those having business therein. 

12. Tenant shall not employ any person or persons other than the janitor of Landlord for the purpose of cleaning the Premises, unless
otherwise agreed to by Landlord. Tenant shall not cause any unnecessary labor by reason of such Tenant’s carelessness or indifference in the preservation of good order and cleanliness. 

13. Tenant shall store all its trash and recyclables within its Premises. No material shall be disposed of which may result in a
violation of any Requirement. All refuse disposal shall be made only though entryways and elevators provided for such purposes and at such times as Landlord shall designate. Tenant shall use the Building’s hauler. 

14. Tenant shall not deface any part of the Building. No boring, cutting or stringing of wires shall be permitted, except with prior
consent of Landlord, and as Landlord may direct. 
 15. The water and wash closets, electrical closets, mechanical rooms, fire
stairs and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed and no sweepings, rubbish, rags, acids or other substances shall be deposited therein. All damages resulting from any misuse of
the fixtures shall be borne by Tenant where a Tenant Party caused the same. 
 16. Tenant, before closing and leaving the
Premises at any time, shall see that all lights, water faucets, etc. are turned off. All entrance doors in the Premises shall be kept locked by Tenant when the Premises are not in use. 

17. No bicycles, in-line roller skates, vehicles or animals of any kind (except for seeing eye dogs) shall be brought into or kept by any
Tenant in or about the Premises or the Building. 
 18. Canvassing or soliciting in the Building is prohibited. 

19. Employees of Landlord or Landlord’s Agent shall not perform any work or do anything outside of the regular duties, unless under
special instructions from the office of Landlord or in response to any emergency condition. 
 20. Tenant is responsible for the
delivery and pick up of all mail from the United States Post Office. 
 21. Landlord reserves the right to exclude from the
Building during other than Ordinary Business Hours all persons who do not present a valid Building pass. Tenant shall be responsible for all persons for whom a pass shall be issued at the request of Tenant and shall be liable to Landlord for all
acts of such persons. 
 22. Landlord shall not be responsible to Tenant or to any other person or entity for the non-observance
or violation of these Rules and Regulations by any other tenant or other person or entity. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition to its occupancy of the Premises.

  

 EXHIBIT D 

 23. The review/alteration of Tenant drawings and/or specifications by Landlord’s Agent
and any of its representatives is not intended to verify Tenant’s engineering or design requirements and/or solutions. The review/alteration is performed to determine compatibility with the Building Systems and lease conditions. Tenant
renovations must adhere to the Building’s applicable Standard Operating Procedures and be compatible with all Building Systems. 
  

 EXHIBIT D 

 EXHIBIT E 

VIA HAND DELIVERY 

            , 2010 

                         
            

                         
            

                         
            

                         
            
 RE: Office Lease (“Lease”) dated
            , 2010, between,                      as “Tenant”,
and                      as “Landlord”, for the premises located at
                            ,
                    , California, Suite
                    . 
 Dear
                    : 

In accordance with Articles 1 and 2 and Exhibit E of the above referenced Lease, this letter is to confirm the following: 

The Premises consist of              rentable square feet on the
         floor of the Building. 
 The Commencement Date as respects the [Initial]
[Expansion] Premises is                     . 

The Rent Commencement Date as respects the [Initial] [Expansion] Premises is
                    . 
 The
Expiration Date is             , 20    . 
 If
you concur with the aforementioned, please execute and return one original copy to my attention. 
  

											
	Thank you.	 		 		 	ACCEPTED AND AGREED:
				
	Sincerely,	 		 		 	  

					
	  
	 		 		 	By:	 	  

	  
 By:
	 	  
	 		 		 	Name:	 	  

						
		 	    Property Manager	 		 		 	Title:	 	  

EXHIBIT E 

 EXHIBIT F 

FORM OF LETTER OF CREDIT 

IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER              

Issuance Date:                      

  

			
	Beneficiary:	  	Applicant:
		
	Santa Clara Towers, L.P.	  	[NAME AND ADDRESS OF TENANT]
	c/o SHORENSTEIN PROPERTIES LLC	  	
	235 Montgomery Street,
16th Floor	  	
	San Francisco, CA 94104	  	
	Attn: Corporate Secretary	  	

 Ladies and Gentlemen: 

At the request and for the account of
                    , we hereby establish our Irrevocable Letter of Credit in your favor in the amount of     
Dollars (US$    ) available with us at our above office by payment of your draft(s) drawn on us at sight accompanied by your signed and dated statement worded as follows: 

“The undersigned, an authorized representative of the beneficiary (the “Beneficiary”) of [insert bank name] Letter of Credit Number
[insert number] (the “Credit”), hereby certifies that the amount drawn under the Credit is due and payable to Beneficiary in accordance with the provisions of that certain Lease dated as of April     , 2010,
between [insert landlord name] and [insert tenant name], as such lease may be amended from time to time.” 
 This Letter of Credit expires
at our above office on             , but shall be automatically extended, without written amendment, to
             in each succeeding calendar year up to but not beyond September 30, 2015, unless we have sent written notice to you at your address above (or such other address of
Beneficiary changed from the address above by means of an amendment to this Letter of Credit or transfer of this Letter of Credit) by registered mail or receipted express courier that we elect not to extend the expiration date of this Letter of
Credit beyond the date specified in such notice, which date will be September 30, 2011 or any subsequent September 30th occurring before September 30, 2015 and be at least sixty (60) calendar days after the date we send you such
notice. Upon our sending you such notice of the non-extension of the expiration date of this Letter of Credit, you may draw under this Letter of Credit up to the full unused balance of this Letter of Credit by presentation to us at our above
address, on or before the expiration date specified in such notice, of your draft drawn on us at sight accompanied by your signed and dated statement worded as follows: 

“The undersigned, an authorized representative of the beneficiary (the “Beneficiary”) of [insert bank name] Letter of Credit Number
                     (the “Credit”), hereby certifies that we received a notice from [insert bank name] that the Credit will not be
extended for any additional period beyond the date specified in such notice.” 

 Partial drawings are permitted under this Letter of Credit. Each draft must be marked “Drawn under
[insert bank name] Letter of Credit Number                     ”. 

Each draft must also be accompanied by the original of this Letter of Credit for our endorsement on this Letter of Credit of our payment of such draft.
Unless this Letter of Credit is fully exhausted, the Letter of Credit will be returned to your above address (or such other address of Beneficiary changed from the address above by means of an amendment to this Letter of Credit or transfer of this
Letter of Credit) with our endorsement evidencing the payment of such draft. 
 We are not required to inquire as to the
accuracy of the matters recited in the written statement or as to the authority of the person signing the written statement and may take the act of signing as conclusive evidence of such accuracy and his or her authority to do so. The obligation of
[insert bank name] under this Letter of Credit is the individual obligation of [insert bank name] and is in no way contingent upon reimbursement with respect thereto. 

It is a further condition of this Letter of Credit that the amount available for drawing under this Letter of Credit shall be decreased
upon our receipt of your written decrease authorization provided that such decrease authorization should specifically reference this Letter of Credit by number, clearly indicate the amount by which this Letter of Credit is to be decreased and be
signed by a person identifying themselves as authorized to sign for you. You shall be notified of such decrease by means of our amendment to this Letter of Credit and your decrease authorization shall be considered as your agreement to such
amendment. 
 If any instructions accompanying a drawing under this Letter of Credit request that payment is to be made by
transfer to an account with us or at another bank, 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. 

This Letter of Credit is transferable one or more times, but in each instance to a single transferee and only in the full amount
available to be drawn under the Letter of Credit at the time of such transfer. Any such transfer may be effected only through ourselves upon presentation to us at our above-specified office of a duly executed instrument of transfer in the
format attached hereto as Exhibit A together with the original of this Letter of Credit and provided that such transfer would not violate any rule, order or regulation applicable to us and such transfer request is otherwise in compliance with
the terms of this Letter of Credit. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the original of this Letter of Credit so endorsed to the transferee. 

All banking charges in connection with this Letter of Credit (including transfer fees, if any) are for the applicant’s account.

 If at any time Beneficiary or its authorized transferee is not in possession of the original of this Letter of Credit
(together with all amendments, if any) because such original has been delivered to us as required hereunder for a draw thereon or transfer thereof, our obligations as set forth in this Letter of Credit shall continue in full force and effect as if
Beneficiary or such authorized transferee still held such original, and any previous delivery to us, without return by us, of such original shall be deemed to have satisfied any requirement that such original be delivered to us for a subsequent draw
hereunder or transfer hereof. 
  

 EXHIBIT D 

 Except as otherwise provided in this Letter of Credit, this Letter of Credit is subject to the Uniform
Customs and Practice for Documentary Credits (2007 Revision), International Chamber of Commerce Publication Number 600. If this Letter of Credit expires during an interruption of business as described in article 36 of Publication 600, we hereby
specifically agree to effect payment if this Letter of Credit is drawn against within 30 days after the resumption of business. Notwithstanding Article 14 of the UCP or any other provision of the UCP, and regardless of whether the words
“strict”, “exact” or “identical” or similar words are used in this Letter of Credit, a document presented under this Letter of Credit need not reproduce the wording in this Letter of Credit exactly, including
typographical errors, punctuation, spacing, blank lines and spaces (or the completion or deletion thereof), and the like. 
 We hereby agree
with you that drafts drawn under and in compliance with the terms of this Letter of Credit will be duly honored if presented to our above-mentioned office, Wells Fargo Bank, N.A. at One Front Street, 21st Floor, San Francisco, California 94111 on or
before 5:00PM California time on September 30, 2011, or such later expiration date to which this Letter of Credit is extended pursuant to the terms hereof. 

Very truly yours 
 [insert bank name]

  

			
	By:	 	  

		
	Name:	 	
		
	Title:	 	

  

 EXHIBIT D 

 Exhibit A to [insert bank name] Letter of Credit No.
                     
 Date:
                     
 [insert bank
name and address] 
 Subject: Letter of Credit Number
                     
 Ladies and
Gentlemen: 
 For value received, we hereby irrevocably assign and transfer all our rights under the above-captioned Letter of
Credit, as heretofore and hereafter amended, extended or increased, to: 
  

	
	  
 
	[insert name of transferee]
	
	  

	
	  

	
	[insert address]

 By this transfer, all of
our rights in the Letter of Credit are transferred to the transferee, and the transferee shall have sole rights as beneficiary under the Letter of Credit, including sole rights relating to any amendments, whether increases or extensions or other
amendments, and whether now existing or hereafter made. You are hereby irrevocably instructed to advise future amendment(s) of the Letter of Credit to the transferee without our consent or notice to us. 

Enclosed are the original Letter of Credit and the original of all amendments to this date. Please notify the transferee of this transfer
and of the terms and conditions of the Letter of Credit as transferred. This transfer will not become effective until the transferee is so notified. This request for transfer does not change the place of expiration from your above office.

  

	
	Very truly yours,
	
	[insert name of transferor]

 EXHIBIT D

			
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  

			
	Signature of Transferor Guaranteed
	
	[insert name of bank]
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

	
	[a corporate notary acknowledgement or a certificate of authority with corporate seal is acceptable in lieu of bank guarantee above]

 

 EXHIBIT D 

 EXHIBIT G 

APPRAISAL PROCEDURE 

Within fifteen (15) days after the expiration of the thirty (30)-day period set forth in Article 29 of the Lease for the mutual
agreement of Landlord and Tenant as to the fair market monthly rental, each party hereto, at its cost, shall engage a real estate broker to act on its behalf in determining the fair market monthly rental. The brokers each shall have at least ten
(10) years’ experience with leases in first-class office buildings in Santa Clara County, California, and shall submit to Landlord and Tenant in advance for Landlord’s and Tenant’s reasonable approval the appraisal methods to be
used. If a party does not appoint a broker within such fifteen (15)-day period but a broker is appointed by the other respective party, the single broker appointed shall be the sole broker and shall set the fair market monthly rental. Except in the
case of death or other mental or physical disability verified by medical documentation from a licensed medical doctor, once a party appoints a broker to act on its behalf, it shall not have the right to replace such broker with another broker unless
the other party shall consent thereto in its sole and absolute discretion, and if the broker appointed by a party shall withdraw in violation of the foregoing, the single broker appointed by the other party shall be the sole broker and shall set the
fair market monthly rental. If the two brokers are appointed by the parties as stated in this paragraph, such brokers shall meet promptly and attempt to set the fair market monthly rental. If such brokers are unable to agree within thirty
(30) days after appointment of the second broker, the brokers shall elect a third broker meeting the qualifications stated in this paragraph within ten (10) days after the last date the two brokers are given to set the fair market monthly
rental. Each of the parties hereto shall bear one-half (1/2) the cost of appointing the third broker and of the third broker’s fee. The third broker shall be a person who has not previously acted in any capacity for either party.

 The third broker shall conduct his own investigation of the fair market monthly rent (utilizing the appraisal methods
approved by the parties for the first two brokers, except as otherwise agreed by the parties in writing), and shall be instructed not to advise either party of his determination of the fair market monthly rent except as follows: When the third
broker has made his determination, he shall so advise Landlord and Tenant and shall establish a date, at least five (5) days after the giving of notice by the third broker to Landlord and Tenant, on which he shall disclose his determination of
the fair market monthly rent. Such meeting shall take place in the third broker’s office unless otherwise agreed by the parties. After having initialed a paper on which his determination of fair market monthly rent is set forth, the third
broker shall place his determination of the fair market monthly rent in a sealed envelope. Landlord’s broker and Tenant’s broker shall each set forth their determination of fair market monthly rent on a paper, initial the same and place
them in sealed envelopes. Each of the three envelopes shall be marked with the name of the party whose determination is inside the envelope. 

In the presence of the third broker, the determination of the fair market monthly rent by Landlord’s broker and Tenant’s broker
shall be opened and examined. If the higher of the two determinations is one hundred five percent (105%) or less of the amount set forth in the lower determination, the average of the two (2) determinations shall be the fair market monthly
rent, the envelope containing the determination of the fair market monthly rent by the third broker shall be destroyed and the third broker shall be instructed not to disclose his determination. If either party’s envelope is blank, or does not
set forth a determination of fair market monthly rent, the determination of the other party shall prevail and be treated as the fair market monthly rent. If the higher of the (2) two determinations is more than one hundred five percent
(105%) of the amount of the lower determination, the envelope containing the third broker’s determination 

 
shall be opened. If the value determined by the third broker is the average of the values proposed by Landlord’s broker and Tenant’s broker, the third broker’s determination of
fair market monthly rent shall be the fair market monthly rent. If such is not the case, fair market monthly rent shall be the rent proposed by whichever of Landlord’s broker or Tenant’s broker is closest to the determination of fair
market monthly rent by the third broker. 
  

 EXHIBIT DLease Agreement b/w the Registrant and LBA Realty Fund III - Company VII, LLC

 Exhibit 10.12 

M U L T I - T E N A N T 

O F F I C E   L E A S E   (F S G) 

LAKEVIEW CORPORATE CENTER 

Thousand Oaks, California 

LANDLORD: 

LBA REALTY FUND III - COMPANY VII, LLC, 

a Delaware limited liability company 

TENANT: 

INPHI CORPORATION, 

a Delaware corporation 

 TABLE OF CONTENTS 

 

					
	ARTICLE 1 -	 	LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS	  	1
			
	ARTICLE 2 -	 	LEASE	  	15
			
	ARTICLE 3 -	 	PREMISES	  	16
			
	ARTICLE 4 -	 	TERM AND POSSESSION	  	16
			
	ARTICLE 5 -	 	RENT	  	17
			
	ARTICLE 6 -	 	SECURITY DEPOSIT	  	17
			
	ARTICLE 7 -	 	OPERATING EXPENSES/UTILITIES/SERVICES	  	18
			
	ARTICLE 8 -	 	MAINTENANCE AND REPAIR	  	19
			
	ARTICLE 9 -	 	USE	  	19
			
	ARTICLE 10 -	 	HAZARDOUS MATERIALS	  	20
			
	ARTICLE 11 -	 	PARKING	  	21
			
	ARTICLE 12 -	 	TENANT SIGNS	  	21
			
	ARTICLE 13 -	 	ALTERATIONS	  	21
			
	ARTICLE 14 -	 	TENANT’S INSURANCE	  	22
			
	ARTICLE 15 -	 	LANDLORD’S INSURANCE	  	24
			
	ARTICLE 16 -	 	INDEMNIFICATION AND EXCULPATION	  	24
			
	ARTICLE 17 -	 	CASUALTY DAMAGE/DESTRUCTION	  	25
			
	ARTICLE 18 -	 	CONDEMNATION	  	26
			
	ARTICLE 19 -	 	WAIVER OF CLAIMS; WAIVER OF SUBROGATION	  	27
			
	ARTICLE 20 -	 	ASSIGNMENT AND SUBLETTING	  	27
			
	ARTICLE 21 -	 	SURRENDER AND HOLDING OVER	  	28
			
	ARTICLE 22 -	 	DEFAULTS	  	29
			
	ARTICLE 23 -	 	REMEDIES OF LANDLORD	  	29
			
	ARTICLE 24 -	 	ENTRY BY LANDLORD	  	30
			
	ARTICLE 25 -	 	LIMITATION ON LANDLORD’S LIABILITY	  	31
			
	ARTICLE 26 -	 	SUBORDINATION	  	31
			
	ARTICLE 27 -	 	ESTOPPEL CERTIFICATE	  	31
			
	ARTICLE 28 -	 	RELOCATION OF PREMISES	  	31
			
	ARTICLE 29 -	 	MORTGAGEE PROTECTION	  	31
			
	ARTICLE 30 -	 	QUIET ENJOYMENT	  	32
			
	ARTICLE 31 -	 	MISCELLANEOUS PROVISIONS	  	32

  

			
	 EXHIBITS:
  
	    	
	 Exhibit A

Exhibit A-1
 Exhibit B

Exhibit B-1
 Exhibit C-1

Exhibit C-2
 Exhibit C-3

Exhibit C-4
 Exhibit C-5

Exhibit D
 Exhibit E

Exhibit F
 Exhibit G
	    	 Premises Floor Plan
 Reserved
Parking Spaces
 Site Plan

Tenant’s Loading and Unloading Areas

Description of Landlord’s Work
 Work Letter

 Data Room
 Lab Area

Janitorial Specifications
 Notice of Lease Term
Dates
 Rules and Regulations
 Estoppel
Certificate
 Environmental Questionnaire

 

 (i) 

			
		
	 Exhibit G-l

Exhibit H
 Exhibit I

Exhibit J
 Exhibit K

 
 RIDERS:

 
 Rider No. 1

Rider No. 2
	    	 List of Hazardous Materials

Location of Supplemental HVAC
 Tenant’s
Signs
 Location of Tenant’s Generator

Form Letter of Credit
  

 
  
 Extension
Option
 Fair Market Rental Rate

  

 (ii) 

 THIS LEASE, entered into as of this
4th day of June, 2010 for reference purposes, is by and
between LBA REALTY 
 FUND III - COMPANY VII, LLC, a Delaware limited liability company, hereinafter referred to as “Landlord”,
and INPHI CORPORATION, a Delaware corporation, hereinafter referred to as “Tenant”. The date upon which this Lease is fully executed by Landlord and Tenant is hereafter known as the “Lease Execution Date”.

 ARTICLE 1 - LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS 

 

					
	1.1	  	Landlord’s Address:	  	 LBA Realty Fund Ill-Company VII, LLC

c/o LBA Realty
 3333 Michelson Drive, Suite 350

 Irvine, California 92612
 Attn:
General Manager - Lakeview Corporate Center
 Telephone: (949) 428-8900

Facsimile: (949) 851-2321

			
		  	With copies to:	  	 LBA Realty
 17901 Von Karman,
Suite 950
 Irvine, California 92614

Attn: SVP - Operations
 Telephone: (949) 833-0400

 Facsimile: (949) 955-9350

			
		  	For payment of Rent:	  	 LBA Realty Fund III -Company VII, LLC

P.O. Box 515256
 Los Angeles, CA
90051-6556

			
	1.2	  	Tenant’s Address:	  	Until Tenant commences business operations from the Premises:
			
		  		  	 Inphi Corporation
 2393
Townsgate, Suite 101
 Westlake Village, CA 91361

Attn: John Edmunds, CFO and CAO
 Telephone: (408)
636-2710
 Facsimile: (805) 446-5190

			
		  		  	 Thereafter, notices are to be sent to Tenant at the Premises (Attn: John

Edmunds, CFO and CAO).

1.3 Building: The Building commonly known as 112 S. Lakeview Canyon Road, Thousand Oaks, California. The Building, together with
all other buildings, if any, improvements and facilities, now or subsequently located upon the land (the “Site”) as shown on the Site Plan attached hereto as Exhibit B as such area may be expanded or reduced from time to time
is referred to herein as the “Property”. The Property is commonly known as the Lakeview Corporate Center. Landlord and Tenant stipulate and agree that the Building and Property contain 259,539 rentable square feet, for all purposes
of this Lease. 
 1.4 Premises: Suite 100 on the first
(1st) floor of the Building, as outlined on the
Premises Floor Plan attached hereto as Exhibit A. Landlord and Tenant stipulate and agree that initially, the Premises contain 27,846 rentable square feet, for all purposes of this Lease, subject to adjustment pursuant to
Section 1.24 below and Section 3.2 of the Standard Provisions. 
 1.5 City: The City of Thousand Oaks, County
of Ventura, State of California. 
 1.6 Commencement Date: The date for commencement of the Term, to be determined
pursuant to the Work Letter attached as Exhibit C-2 hereto. Estimated Commencement Date: January 1, 2011. 

1.7 Term: Seventy-two (72) months, plus any partial month at the beginning of the Term, commencing on the
Commencement Date (i.e., January 1, 2011) and ending on the last day of the seventy-second
(72nd) full calendar month following the Commencement
Date (“Expiration Date”) (i.e., December 31, 2016), excluding the Early Access Period and Beneficial Occupancy Period (defined in Sections 4.4 and 4.5 in the Standard Provisions). 

1.8 Monthly Base Rent: 
  

				
	 Months or Period
	  	Monthly Base Rent per RSF
	 1/1/11 – 12/31/11*
	  	$	1.85
	 1/1/12 – 12/31/12*
	  	$	1.96
	 1/1/13 – 12/31/13
	  	$	2.02
	 1/1/14 – 12/31/14
	  	$	2.08
	 1/1/15 – 12/31/15
	  	$	2.14
	 1/1/16 – 12/31/16
	  	$	2.20

 * Notwithstanding the foregoing, provided Tenant is not in default under
this Lease beyond any applicable notice and cure period, Landlord hereby agrees to abate Tenant’s obligation to pay Monthly Base Rent in full during the months of February through May of 2011, inclusive, and June through October of 2012,
inclusive (such total amount of abated Monthly Base Rent being hereinafter referred to as the “Abated Amount”). During such abatement months, Tenant will still be responsible for the payment of all other monetary obligations under
the Lease. 
 1.9 Security Deposit: $215,266.00 (based upon the Premises containing an aggregate 29,090 rentable square
feet), subject to adjustment pursuant to Article 6 below. 
 1.10 Permitted Use: General office, storage,
lab and clean rooms for the research, development, testing and light assembly of products related to Tenant’s business (semiconductors) as permitted by Law and any other lawful use, subject to the provisions set forth in this Lease. 

1.11 Parking: Four (4) unreserved parking spaces per one thousand (1,000) rentable square feet leased by Tenant (i.e.,
111 unreserved parking spaces based on the Premises containing 27,846 rentable square feet, which number shall be increased to 116 unreserved parking spaces pursuant to an increase in the rentable square footage pursuant Section 1.24 below) and
five (5) of such unreserved parking spaces may be converted by Tenant into reserved parking spaces which shall be located within close proximity to the Building entrance, as depicted in Exhibit A-l hereto. All of such parking spaces
shall be provided by Landlord to Tenant free of charge during the Term and any Option Term, subject to the terms of Section 1.22 of this Lease Summary and Article 11 of the Standard Lease Provisions. 

1.12 Brokers: NAI Capital representing Landlord, and Cresa Partners representing Tenant. 

1.13 Interest Rate: Four percent (4%) per annum over the prime interest rate published in the California Edition of the Wall
Street Journal most recently before the due date, but in no event greater than the maximum amount permitted by applicable Law. 

1.14 Insurance Amounts: 

a. Commercial General Liability Insurance: General liability of not less than One Million Dollars ($1,000,000.00) per occurrence
and Two Million Dollars ($2,000,000.00) in the aggregate. 
 b. Commercial Automobile Liability Insurance: Limit of
liability of not less than One Million Dollars ($1,000,000.00) per accident. 
 c. Worker’s Compensation and Employers
Liability Insurance: With limits as mandated pursuant to the laws in the State in which the Property is located, or One Million Dollars ($1,000,000.00) per person and accident, whichever is greater. 

d. Umbrella Insurance: Limits of not less than Five Million Dollars ($5,000,000.00) per occurrence. 

e. If Tenant’s business includes professional services, Professional Liability (also known as errors and omissions
insurance): Not less than the minimum limits required by law for Tenant’s profession, and in any event, not less than One Million Dollars ($1,000,000.00) per occurrence. 

1.15 Tenant Improvements: The improvements previously installed in the Premises, if any, and the tenant improvements to be
installed in the Premises by Landlord and described in Exhibit C-l hereto (defined as “Landlord’s Work” in Section 4.3 below), and by Tenant, as described in the Work Letter attached hereto as Exhibit C-2
(“Tenant’s Work”) (collectively, the “Work Letter”). Landlord’s Work shall be performed by Landlord at Landlord’s sole cost and expense. Landlord hereby grants to Tenant an allowance of up to
$49.00 per rentable square foot of the Premises then leased, or $1,425,410.00 in the aggregate (i.e., $1,364,454.00 based upon the Premises initially containing 27,846 rentable square feet, plus an additional $60,956.00 based upon the addition of
1,244 rentable square feet in the Premises pursuant to Section 1.24 below) (the “Allowance”), to be applied as provided in the Work Letter. 

1.16 Tenant’s Percentage: 10.73%, which is the ratio that the rentable square footage of the Premises bears to the rentable
square footage of the Building. Accordingly, as more particularly set forth in Section 1.18 hereof, Tenant shall pay to Landlord: (a) 10.73% of the Operating Expenses (as defined in Section 1.18 b.) in excess of the Operating Expenses
for the Base Year; (b) 10.73% of the Taxes (as defined in Section 1.18 c.) in excess of the Taxes for the Base Year; (c) 10.73% of the Insurance Costs (as defined in Section 7.4 of the Standard Lease Provisions) in excess of the
Insurance Costs for the Base Year; and (d) 10.73% of the Utilities Costs (as defined in Section 1.18 e.) in excess of Utilities Costs for the Base Year. Tenant’s Percentage is subject to adjustment pursuant to Sections 1.24 and 3.2
below. 
 1.17 Common Areas; Definitions; Tenant’s Rights. During the Term, Tenant shall have the
non-exclusive right to use, in common with other tenants in the Property, and subject to the Rules and Regulations referred to in Article 9 of the Standard Lease Provisions, those portions of the Property (the “Common Areas”) not
leased or designated for lease to tenants that are provided for use in common by Landlord, Tenant and any other tenants of the Property (or by the sublessees, agents, employees, customers invitees, guests or licensees of any such party), whether or
not those areas are open to the general public. The Common Areas shall include, without limitation, all areas of the Building outside of the Premises and outside of any premises leased or designated for

  

 -2- 

 
lease to tenants, the common entrances, lobbies, common restrooms, accessways, loading docks, ramps, drives and platforms and any passageways and serviceways thereto to the extent not exclusively
serving another tenant or contained within another tenant’s premises, and the common pipes, conduits, wires and appurtenant equipment serving the Premises, the parking areas (subject to Article 11 of the Standard Lease Provisions), loading and
unloading areas, trash areas, roadways, sidewalks, walkways, parkways, driveways and landscaped areas appurtenant to the Building, fixtures, systems, decor, facilities and landscaping contained, maintained or used in connection with those areas, and
shall be deemed to include any city sidewalks adjacent to the Property, any pedestrian walkway system, park or other facilities located on the Site and open to the general public. 

1.18 Operating Expenses, Taxes, Insurance Costs and Utilities Costs 

a. Base Costs: As used in this Lease, the term “Base Costs” shall mean Tenant’s Percentage of
Operating Expenses, Taxes, Insurance Costs and Utilities Costs, respectively, incurred and paid by Landlord during calendar year 2011 (the “Base Year”). Base Costs are included in the Monthly Base Rent. 

b. Definition of Operating Expenses. As used in this Lease, the term “Operating Expenses” shall
consist of all costs and expenses of operation, maintenance and repair of the Building and Common Areas actually incurred by Landlord as determined by standard accounting practices following by similar landlord of first class buildings in the
vicinity of the Building (“Comparable Buildings”), and calculated assuming the Property and Building are at least ninety-five percent (95%) occupied and fully assessed for real estate taxes. Operating Expenses
include the following costs by way of illustration but not limitation: (i) any and all assessments imposed with respect to the Building, Common Areas, and/or Site pursuant to any covenants, conditions and restrictions affecting the Property;
(ii) costs, levies or assessments resulting from statutes or regulations promulgated by any government authority in connection with the use or occupancy of the Site, Building or the Premises or the parking facilities serving the Site, Building
or the Premises; (iii) waste disposal and janitorial services; (iv) security; (v) costs incurred in the management of the Site, Building and Common Areas, including, without limitation: (1) supplies, materials, equipment and
tools, (2) wages, salaries, benefits, pension payments, fringe benefits, uniforms and dry-cleaning thereof (and payroll taxes, insurance and similar governmental charges related thereto) of employees used in the operation and maintenance of the
Site, Building and Common Areas, (3) the rental of personal property used by Landlord’s personnel in the maintenance, repair and operation of the Property, (4) management office expenses including rent and operating costs (provided
that such office shall not exceed 2,000 rentable square feet), (5) accounting fees, legal fees and real estate consultant’s fees, and (6) a management/administrative fee (not to exceed 3% of the gross rental income for the Property);
(vi) repair and maintenance of other portions of the Building other than such portions as are maintained by Tenant, including the elevators, restrooms, structural and non-structural portions of the Building, and the plumbing, heating,
ventilating, air-conditioning (“HVAC”), and electrical systems installed or furnished by Landlord and not maintained by Tenant pursuant to Section 8.2 of the Standard Provisions; (vii) maintenance, costs and upkeep of all
parking and Common Areas; (viii) amortization on a straight-line basis over the useful life together with interest at the Interest Rate (as defined in Section 1.13 of the Lease Summary) on the unamortized balance of all costs of a capital
nature (including, without limitation, capital improvements, capital replacements, capital repairs, capital equipment and capital tools): (1) reasonably intended to produce a reduction in operating charges or energy consumption; or
(2) required after the date of this Lease under any Law that was not applicable to the Building at the time it was originally constructed; or (3) for repair or replacement of any equipment or improvements needed to operate and/or maintain
the Building, the Common Areas and/or the Site at the same quality levels as prior to the repair or replacement; (ix) costs and expenses of gardening and landscaping; (x) maintenance of signs (other than signs of tenants of the Site);
(xi) personal property taxes levied on or attributable to personal property used in connection with the Building, the Common Areas and/or the Site; and (xii) costs and expenses of repairs, resurfacing, repairing, maintenance, painting,
lighting, cleaning, refuse removal, security and similar items, including appropriate reserves. 
 For purposes of determining the Operating
Expenses for the Base Year, Operating Expenses shall not include one-time special assessments, charges, costs or fees or extraordinary charges or costs incurred in the Base Year only, including those attributable to boycotts, embargoes, strikes or
other shortages of services or supplies or amortized costs relating to capital improvements. Operating Expenses shall not include Taxes, Insurance Costs or Utilities Costs which shall be separately accounted for under the terms of this Lease.

 Notwithstanding anything to the contrary contained herein, Tenant’s Percentage of “controllable expenses” shall not increase
by more than six percent (6%) of such controllable expenses per calendar year over the prior year, including the Base Year, on a cumulative, compounded basis. As used herein, the term “controllable expenses” means all Operating
Expenses other than (i) Utilities Costs, (ii) Taxes, (iii) Insurance Costs, and (iv) other expenses not within Landlord’s control arising from increases to minimum wage laws, collective bargaining agreements or similar
governmental, judicial or quasi-governmental requirements. 
 

c. Taxes. Taxes are defined in Section 7.3 of the Standard Lease Provisions. All Taxes shall be adjusted to reflect an
assumption that the Building is fully assessed for real property tax purposes as a completed building(s) ready for occupancy. Notwithstanding anything herein to the contrary, if after the Commencement Date Taxes are reduced, then for purposes of all
subsequent calendar years, including the calendar year in which the reduction occurs, the Base Costs of Taxes shall be proportionately reduced. Such reduction in the Base Costs of Taxes shall not be limited to the initial reduction, if any, but may,
at Landlord’s election, be subject to reduction annually upon each subsequent reduction in Taxes. When calculating Taxes for purposes of establishing the Taxes for the Base Year, Taxes shall not include Taxes attributable to one-time special
assessments, charges, costs, or fees arising from modifications or changes in Laws, including, but not limited to, the institution of a split tax roll during the Base Year. The Tax for the 2011 Base Year shall be based upon the Building’s
Proposition 13 enrolled value at the annual applicable rates. To the extent Landlord appeals the property Taxes under Proposition 8, such reductions will inure to the Landlord as long as the resulting property Taxes are below the Proposition 13

  

 -3- 

 
based property Taxes for the Base Year, and Tenant shall only be responsible for any increases in Taxes only to the extent such Taxes exceed the 2011 Base Year Taxes. However, to the extent
Landlord is enjoying the Proposition 8 reductions, then controllable operating expenses by themselves, as defined above, shall not exceed six percent (6%) over the prior year. 

d. Definition of Insurance Costs. Insurance Costs are defined in Section 7.4 of the Standard Lease Provisions. 

e. Definition of Utilities Costs. As used in this Lease, “Utilities Costs” shall mean all actual charges for
utilities for the Building and the Common Areas calculated assuming the Property and Building are at least ninety-five percent (95%) occupied, including but not limited to water, sewer and electricity, and the costs of HVAC and other utilities
(but excluding those charges for which tenants, including Tenant, are individually responsible, such as, for example, electricity costs) as well as related fees, assessments and surcharges. For purposes of determining the Base Costs with respect to
Utilities Costs, Utilities Costs shall not include any one time special charges, costs or fees or any extraordinary charges or costs incurred in the Base Year only, including, without limitation, utility rate increases and other costs arising from
extraordinary market circumstances such as by way of example, boycotts, black-outs, brown-outs, the leasing of auxiliary power supply equipment, embargoes, strikes or other shortages of services or fuel (whether or not such shortages are deemed
actual or manufactured), or any conservation surcharges, penalties or fines incurred by Landlord. 
 f. Excess Expenses,
Taxes, Insurance Costs and Utilities Costs. In addition to the Monthly Base Rent required to be paid by Tenant pursuant to Section 1.8 above, during each month during the Term (after the Base Year), Tenant shall pay to Landlord the amount
by which Tenant’s Percentage of Operating Expenses, Taxes, Insurance Costs and Utilities Costs for such calendar year exceeds the Operating Expenses, Taxes, Insurance Costs and Utilities Costs for the Base Year (such amounts shall be referred
to in this Section 1.18 as the “Excess Expenses,” “Excess Taxes,” “Excess Insurance Costs,” and “Excess Utilities Costs,” respectively), in the manner and at the times set
forth in the following provisions of this Section 1.18. No reduction in Operating Expenses, Taxes, Insurance Costs, or Utilities Costs after the Base Year will reduce the Monthly Base Rent payable by Tenant hereunder or entitle Tenant to
receive a credit against future installments of Operating Expenses, Taxes, Insurance Costs, Utilities Costs, or other Additional Rent due hereunder. 

g. Estimate Statement. By the first day of May of each calendar year during the Term after the Base Year, Landlord shall deliver
to Tenant a statement (“Estimate Statement”) estimating the Operating Expenses, Taxes, Insurance Costs, and Utilities Costs for the current calendar year and the estimated amount of Excess Expenses, Excess Taxes, Excess Insurance
Costs, and Excess Utilities Costs payable by Tenant. If at any time during the Term, but not more often than quarterly, Landlord reasonably determines that the estimated amount of Excess Expenses, Excess Taxes, Excess Insurance Costs or Excess
Utilities Costs payable by Tenant for the current calendar year will be greater or less than the amount set forth in the then current Estimate Statement, Landlord may issue a revised Estimate Statement and to the extent of any estimated
underpayment, Tenant agrees to pay Landlord, within thirty (30) days after receipt of the revised Estimate Statement, the difference between the amount owed by Tenant under such revised Estimate Statement and the amount owed by Tenant under the
original Estimate Statement for the portion of the then current calendar year which has expired. Any estimated overpayment shall be credited to Rent next due. Thereafter Tenant agrees to pay Excess Expenses, Excess Taxes, Excess Insurance Costs and
Excess Utilities Costs based on such revised Estimate Statement until Tenant receives the next calendar year’s Estimate Statement or a new revised Estimate Statement for the current calendar year; provided, however. Tenant shall
not be required to pay any Excess Expenses, Excess Taxes, Excess Insurance Costs and Excess Utilities Costs during the first calendar year immediately following the Base Year (i.e., calendar year 2012) until Landlord delivers an Estimate Statement
for such calendar year. The Excess Expenses, Excess Taxes, Excess Insurance Costs, and/or Excess Utilities Costs shown on the Estimate Statement (or revised Estimate Statement, as applicable) shall be divided into twelve (12) equal monthly
installments, and Tenant shall pay to Landlord, concurrently with the regular monthly payment of Rent next due following the receipt of the Estimate Statement (or revised Estimate Statement, as applicable), an amount equal to one (1) monthly
installment of such Excess Expenses, Excess Taxes, Excess Insurance Costs, and Excess Utilities Costs multiplied by the number of months from January in the calendar year in which such statement is submitted to the month of such payment, both months
inclusive (less any amounts previously paid by Tenant with respect to any previously delivered Estimate Statement or revised Estimate Statement for such calendar year). Subsequent installments shall be paid concurrently with the regular monthly
payments of Rent for the balance of the calendar year and shall continue until the next calendar year’s Estimate Statement (or current calendar year’s revised Estimate Statement) is received. 

 h. Actual Statement. By the first day of May of each
subsequent calendar year during the Term after the Base Year, Landlord shall deliver to Tenant a statement (“Actual Statement”) which states the Tenant’s Percentage of actual Operating Expenses, Taxes, Insurance Costs, and
Utilities Costs and Excess Expenses, Excess Taxes, Excess Insurance Costs, and Excess Utilities Costs payable by Tenant for the immediately preceding calendar year. By the first day of May for the first calendar year after the Base Year, Landlord
shall deliver an Actual Statement for the Base Year which states the Base Costs. If the Actual Statement reveals that Excess Expenses, Excess Taxes, Excess Insurance Costs, and/or Excess Utilities Costs were under-stated in any Estimate Statement
(or revised Estimate Statement) previously delivered by Landlord pursuant to Section 1.18 g. above, then within thirty (30) days after Landlord’s delivery of the Actual Statement to Tenant, Tenant shall pay to Landlord the amount of
any such under-payment. Such obligation will be a continuing one which will survive the expiration or earlier termination of this Lease. If the Actual Statement reveals that the Excess Expenses, Excess Taxes, Excess Insurance Costs, and/or Excess
Utilities Costs were over-stated in any Estimate Statement (or revised Estimate Statement), Landlord will credit any overpayment toward the next monthly installment(s) of Rent due from Tenant. Prior to the expiration or sooner termination of the
Term and Landlord’s acceptance of Tenant’s surrender of the Premises, Landlord will have the right to estimate the actual Operating Expenses, Taxes, Insurance Costs, and 

 

 -4- 

 
Utilities Costs for the then current calendar year and to collect from Tenant prior to Tenant’s surrender of the Premises, Tenant’s Percentage of any excess of such actual Operating
Expenses, Taxes, Insurance Costs, and Utilities Costs over the estimated Operating Expenses, Taxes, Insurance Costs, and Utilities Costs paid by Tenant in such calendar year. 

i. No Release. Any delay or failure by Landlord in delivering any Estimate Statement or Actual Statement pursuant to this
Section 1.18 shall not constitute a waiver of its right to receive Tenant’s payment of Excess Expenses, Excess Taxes, Excess Insurance Costs, and Excess Utilities Costs, nor shall it relieve Tenant of its obligations to pay Excess
Expenses, Excess Taxes, Excess Insurance Costs, and Excess Utilities Costs pursuant to this Section 1.18, except that Tenant shall not be obligated to make any payments based on such Estimate Statement or Actual Statement until thirty
(30) days after receipt of such statement. Notwithstanding the foregoing, in the event that Landlord fails to deliver an Actual Statement within one (1) year after the expiration or earlier termination of the Lease, Tenant shall have no
obligation to pay any Excess Expenses, Excess Taxes, Excess Insurance Costs or Excess Utilities Costs to the extent of any underpayment revealed thereafter. 

j. Exclusions from Operating Expenses, Taxes, Insurance Costs and Utilities Costs. Notwithstanding anything to the contrary
contained elsewhere in this Section 1.18, the following items shall be excluded from Operating Expenses, Taxes, Insurance Costs, and Utilities Costs, as applicable: Costs of decorating, redecorating, or special cleaning or other services
provided to certain tenants and not provided on a regular basis to all tenants of the Building; (ii) Any charge for depreciation of the Building or equipment and any interest or other financing charge; (iii) All costs relating to
activities for the marketing, solicitation, negotiation and execution of leases of space in the Building, including without limitation, costs of tenant improvements; (iv) All costs for which Tenant or any other tenant in the Building is being
charged other than pursuant to the operating expense clauses of leases for the Building; (v) The cost of correcting any violation of Law in existence as of the Commencement Date and/or any latent or patent defects in the Premises (except with
respect to the Tenant Improvements to be constructed by Tenant, which shall be corrected by Tenant at Tenant’s expense) and/or in the construction of the Building or in the Building equipment, except that conditions (not occasioned by
construction defects) resulting from ordinary wear and tear will not be deemed defects for the purpose of this category; (vi) To the extent Landlord is reimbursed by third parties, the cost of repair made by Landlord because of the total or
partial destruction of the Building or the condemnation of a portion of the Building; (vii) The cost of any items for which Landlord is reimbursed by insurance or otherwise compensated by parties other than tenants of the Building pursuant to
clauses similar to this paragraph; (viii) Any operating expense representing an amount paid to a related corporation, entity, or person which is in excess of the amount which would be paid in the absence of such relationship; (ix) The cost
of any work or service performed for or facilities furnished to any tenant of the Building to a greater extent or in a manner more favorable to such tenant than that performed for or furnished to Tenant; (x) The cost of alterations of space in
the Building leased to other tenants; (xi) Ground rent or similar payments to a ground lessor; (xii) Legal fees and related expenses incurred by Landlord (together with any damages awarded against Landlord) due to the gross negligence or
willful misconduct of Landlord; (xiii) Costs arising from the presence of any Hazardous Materials within, upon or beneath the Property by reason of Landlord’s introduction thereof to the Property in violation of Environmental Law
applicable as of the date of such introduction; (xiv) Costs for sculpture, paintings or other objects of art in the Building which exceed those typically incurred in other similar office buildings in the area in which the Building is located;
(xv) Salaries and compensation of ownership and management personnel to the extent that such persons provide services to properties other than the Building; and (xvi) Costs of selling or financing the Building. 

Further notwithstanding the foregoing or any provision to the contrary in this Lease, Operating Expenses (and to the extent applicable, Utilities Costs)
shall not include the following: 
 i. brokerage commissions, space planning costs, finders’ fees, attorneys’ fees and
other costs incurred by Landlord in connection with leasing or attempting to lease space within the Property; 
 ii. costs,
including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for any tenants in the Property or incurred in renovating or otherwise improving, preparing, decorating, painting or redecorating
vacant space for tenants or other occupants of the Property, which does not otherwise benefit all tenants of the Building. 

iii. interest, points, fees and principal payments on any mortgages encumbering the Property, and other debt costs, if any; 

iv. costs of correcting latent or patent defects in, or significant design error relating to, the initial design or construction of the
Premises, the Building, the parking facilities or any other improvements to the Property or equipment or materials used therewith; 

v. advertising and promotional expenditures; 

vi. costs of any items (including, but not limited to, costs incurred by Landlord with respect to goods, services and utilities sold
and/or supplied to tenants and occupants of the Property, and/or for the repair of damage to the Building for items which are reimbursable under any contractor, manufacturer or supplier warranty) to the extent Landlord receives reimbursement from
insurance or condemnation proceeds, or from a contractor, manufacturer, supplier or any other third party pursuant to any warranty or otherwise or would have been reimbursed if Landlord had carried the insurance Landlord is required to carry
pursuant to this Lease (other than reimbursement by tenants pursuant to the Operating Expenses pass-through provisions of their leases); such proceeds shall be credited to Operating Expenses in the year in which received; 

 

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 vii. expenses in connection with services or other benefits which are not offered to Tenant
or for which Tenant is charged directly but which are provided to any other tenant or occupant of the Property at no cost (or are separately reimbursed by such other tenants); 

viii. attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective
tenants or other occupants or prospective occupants of the Property (including costs incurred due to violations by tenants of the terms and conditions of their leases), or any other attorneys’ fees incurred in connection with the Property
(including, without limitation, any financing, sale or syndication of the Property), except (A) as specifically enumerated as an Operating Expense in this Lease and/or (B) to the extent the expenditure of such attorneys’ fees
generally benefits all of the tenants of the Building and any other buildings in the Property owned by Landlord; 
 ix. the
wages and benefits of any employee who does not devote substantially all of his or her employed time to the operation and management of the Building or Property unless such wages and benefits are prorated to reflect time spent on operating and
managing the Building and Property vis-á-vis time spent on matters unrelated to operating and managing the Building and Property; 

x. compensation (including benefits) of any employee of Landlord above the grade of Director, Regional Operations; 

xi. costs of additions, alterations, repairs or improvements, equipment replacement and all other items which under generally accepted
accounting practices consistently applied are properly classified as capital expenditures; 
 xii. rentals and other related
expenses for leasing HVAC systems, elevators, or other items (except when needed in connection with normal repairs and maintenance of the Building and/or Property and/or to an ameliorate an emergency condition in the Building and/or Property) which
if purchased, rather than rented, would constitute a capital improvement not included in Operating Expenses pursuant to this Lease, except as otherwise provided in Section 1.19(b) above; 

xiii. costs and overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in
or to the Property to the extent the same exceeds typical costs and overhead and profit increment of such goods and/or services rendered by qualified unaffiliated third parties on a competitive basis; 

xiv. any costs for which Landlord has been reimbursed (other than through the Operating Expenses pass-through provisions of other
tenants’ leases) or for which Landlord receives a credit, refund or discount; 
 xv. costs of signs (other than building
directories and signage for various equipment rooms and common areas) in or on the Property or any buildings located on the Property which identify the owner of the Property or other tenants’ signs; 

xvi. interest, penalties, late charges, liquidated damages or other costs arising out of Landlord’s failure to make timely payment
of any of its obligations under this Lease, including, without limitation, Landlord’s failure to make timely payment of any item that is included in Operating Expenses, Taxes, or Utilities Costs, and any penalties or fines imposed upon Landlord
due to Landlord’s violation of any applicable Laws; 
 xvii. reserves of any kind, including replacement reserves for bad
debt loss or lost rent (but Operating Expenses may include reasonable reserves imposed upon the Property as part of the assessments under any covenants, conditions and restrictions recorded against the Property); 

xviii. any ground lease rental; 

xix. depreciation and amortization; 

xx. costs (including, without limitation, fines, penalties, interest, and costs of repairs, replacements, alterations and/or
improvements) incurred in bringing the Property into compliance with building codes and other applicable Laws in effect as of the Commencement Date, including, without limitation, any costs to correct building code violations pertaining to the
initial design or construction of the Building, the parking facilities or any other improvements to the Property, to the extent such violations exist as of the Commencement Date under any applicable building codes in effect as of such date;

 xxi. costs incurred by Landlord due to the violation by Landlord of the terms and conditions of (A) any lease of space
within the Property and/or (B) any ground leases pertaining to the Property; 
 xxii. Landlord’s general corporate
overhead and administrative expenses, except to the extent related to the operation or management of the Property, subject to subject to Section 1.18(b)(5) of the Standard Lease Provisions; 

xxiii. costs of acquisition of sculptures, painting and other objects of art; 

 xxiv. costs incurred to comply with applicable Laws with
respect to cleanup, removal, investigation and/or remediation (collectively, “Remediation Costs”) of any Hazardous Materials (as defined below) in, on or under the Property and/or the Building to the extent such Hazardous
Materials: are (1) present in the soil or 
  

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groundwater of the Property; (2) in existence as of the Commencement Date and in violation of applicable Laws in effect as of the Commencement Date, and were of such a nature that a federal,
state or municipal governmental or quasi-governmental authority, if it had then had knowledge of the presence of such Hazardous Materials, in the state and under the conditions that the same existed in the Building or on the Property, would have
then required removal, remediation or other action with respect to such Hazardous Materials; and/or (3) introduced onto the Property and/or Building after the Commencement Date by Landlord or any of Landlord’s agents, employees,
contractors or tenants in violation of applicable Laws in effect at the date of introduction, and were of such a nature that a federal, state or municipal governmental or quasi-governmental authority, if it had then had knowledge of the presence of
such Hazardous Materials, in the state and under the conditions that the same existed in the Building or on the Property, would have then required removal, remediation or other action with respect to such Hazardous Materials; 

xxv. any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord (other than the parking
facilities); 
 xxvi. costs arising out of the operation, management, maintenance or repair of any retail premises in the
Property or any other retail areas operated by Landlord or its agents, contractors or vendors to the extent such costs are uniquely attributable (and separately identifiable) to such retail premises or areas (as opposed to general office use
tenancies) or are extraordinary, separately identifiable expenses arising in connection therewith; 
 xxvii. costs for which
Landlord has been compensated by a management fee, to the extent that the inclusion of such costs in Operating Expenses would result in a double charge to Tenant; 

xxviii. costs arising from Landlord’s charitable or political contributions; 

xxix. Intentionally Omitted; 

xxx. costs associated with the operation of the business of the partnership or entity which constitutes Landlord as the same are
distinguished from the costs of operation of the Building and/or the Property, including partnership accounting and legal matters, costs of defending any lawsuits with or claims by any mortgagee (except as the actions of Tenant may be in issue),
costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the Building or the Property, costs of any disputes between Landlord and its employees (if any) not engaged in Building and/or Property
operation, disputes of Landlord with Property management, or outside fees paid in connection with disputes with other tenants (except to the extent the expenditure of such outside fees generally benefit all tenants of the Building and any other
buildings in the Property owned by Landlord, and Landlord included such category of expenses or similar types of expenses, if actually incurred, in the Base Year); 

xxxi. costs of any “tap fees” or any sewer or water connection fees for the benefit of any particular tenant in the Building,
which is not a recurrent expense and/or which does not otherwise benefit all tenants of the Building; 
 xxxii. any parking
validations for any entity; 
 xxxiii. the cost of providing any service directly to and paid directly by any tenant;

 xxxiv. rent for any office space occupied by Building or Property management personnel to the extent the size of such office
space exceeds 2,500 rentable square feet or the rental rate for such office space exceeds the fair market rental value of comparable-sized office space occupied by management personnel of the Comparable Buildings; 

xxxv. costs arising from the gross negligence or willful misconduct of Landlord; 

xxxvi. any above-Building standard cleanup, including construction and special events cleanup (other than special events where Tenant is
invited); 
 xxxvii. costs incurred in connection with the original construction and development of the Building or Property;

 xxxviii. costs of flowers, gifts, balloons, special events, etc. provided to any prospective tenants, Tenant, other tenants,
and occupants of the Building, or other third parties and entertainment, dining or travel expenses, except to the extent customarily included in the operating expenses of Comparable Buildings; 

xxxix. Intentionally Omitted; 

xl. material costs associated with the operation, maintenance and/or repairs of any portions of the common areas of the Property which
are dedicated for the exclusive use of any tenant of the Property, but only to the extent such costs are easily and readily identifiable and separable without undue accounting or other costs to Landlord. 

 Landlord hereby agrees that the cost of any new type or
increased amount of insurance coverage (or increased limits of insurance or decrease in the amount of deductibles) which is obtained or effected by Landlord during any calendar year after the Base Year (but is not obtained or effected during the
Base Year) shall be added to the Operating Expenses for the Base Year (but at the rate which would have been in effect during the Base Year or the rate in effect during such calendar year, whichever is lower) prior to the calculation of
Tenant’s Share of Operating Expenses for each such calendar year in which such change in insurance is obtained or effected. 
  

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 Landlord further agrees that any costs incurred in any calendar year after the Base Year
because of any added new type of discretionary services which were readily available during the Base Year, and customarily provided by landlords of Comparable Buildings during the Base Year (but not by Landlord), and not included in the Base Year,
shall be added to and included in the Base Year for purposes of determining the Excess payable for such calendar year in which such added new type of discretionary services are so provided, as if such services were provided in the Base Year, as
applicable (but at the rate for such services which would have been in effect during the Base Year, or the rate in effect during such subsequent calendar year, whichever is lower). In addition, if in the event and to the extent any portion of the
Project is covered by a warranty or service agreement which provides warranty-type protection at any time during the Base Year and is not covered by such warranty or such warranty-type protection under such service agreement in a subsequent calendar
year to the same extent, Operating Expenses for the Base Year and/or Utilities Costs for the Base Year shall be deemed increased by the amount Landlord would have incurred during the Base Year with respect to the items or matters covered by the
subject warranty or warranty-type protection (net of the cost of the warranty or the service agreement included in the applicable base year), had such warranty or such service agreement not been in effect during the Base Year. 

k. Review. Within ninety (90) days after receiving Landlord’s Actual Statement for any calendar year (including the Base
Year), Tenant may, upon advance written notice to Landlord and during reasonable business hours, cause a review of Landlord’s books and records with respect to such calendar year and the calendar year immediately preceding such calendar year
only to determine the accuracy of Landlord’s Actual Statement. Landlord shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other
than the office of the Building, Tenant may either inspect the records at such other location or pay for the actual, reasonable cost of copying and shipping the records. If Tenant retains an agent, at Tenant’s sole cost and expense, to review
Landlord’s records, the agent shall be an independent accountant which is reasonably acceptable to Landlord, is not compensated on a contingency basis, and is also subject to a confidentiality agreement. Within sixty (60) days after the
records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any objection to the Actual Statement for that year. If Tenant provides Landlord
with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenant’s Objection Notice. If Tenant fails to provide Landlord with a timely Objection Notice, Landlord’s Actual
Statement shall be deemed final and binding, and Tenant shall have no further right to review or object to such statement. If Landlord and Tenant determine that Operating Expenses, Taxes, Insurance Costs and/or Utilities Costs for the calendar year
are less than reported, Landlord shall provide Tenant with a credit against the next installment of Rent in the amount of the overpayment by Tenant. Likewise, if Landlord and Tenant determine that Operating Expenses, Taxes, Insurance Costs and/or
Utilities Costs for the calendar year are greater than reported, Tenant shall pay Landlord the amount of any underpayment within thirty (30) days after such determination. The records obtained by Tenant shall be treated as confidential. In no
event shall Tenant be permitted to review Landlord’s records or to dispute any statement of Operating Expenses, Taxes, Insurance Costs or Utilities Costs if a Default has occurred and is continuing. If Tenant’s audit reveals that
Landlord’s calculation of Operating Expenses, Taxes, Insurance Costs or Utilities Costs was overstated by five percent (5%) or more, then Landlord shall pay Tenant’s actual, out-of-pocket audit and inspection fees within thirty
(30) days after receipt of Tenant’s invoice therefor. 
 1.19 Utilities and Services. 

a. Standard Utilities and Services. Subject to the terms and conditions of this Lease, and the obligations of Tenant as set forth
hereinbelow, Landlord shall furnish or cause to be furnished to the Premises the following utilities and services (Landlord reserves the right to adopt reasonable, non-discriminatory modifications and additions to the following provisions from time
to time): 
 (i) Landlord shall make the elevator of the Building available for Tenant’s non- exclusive use, twenty-four
(24) hours per day, three hundred sixty-five (365) days per year. 
 (ii) Landlord shall furnish during the Business
Hours for the Building specified in Section 1.21, HVAC for the Premises as required in Landlord’s judgment for the comfortable and normal office occupancy of the Premises, provided that at a minimum, Landlord shall (i) provide one
(1) ton of tempered air per every 300 usable square feet in the Premises, and (ii) maintain a temperature of 72 degrees Fahrenheit (+/- 2 degrees) in the Premises. The cost of maintenance and service calls to adjust and regulate the HVAC
system shall be completed by Landlord as part of the maintenance of the Building and included in the Operating Expenses for the Building. If Tenant desires HVAC at any time other than during the Business Hours for the Building, Landlord shall
provide such “after-hours” usage after at not less than one (1) hour’s advance request by Tenant, and Tenant shall pay to Landlord, as Additional Rent (and not as part of the Operating Expenses) the actual cost to
Landlord, of such after-hours usage (not to exceed $55.00 per hour). Notwithstanding the foregoing, Tenant shall be entitled to up to four hundred (400) hours of non-cumulative after-hours HVAC usage per year, at a charge of $35.00 per hour.

 
 (iii) Landlord shall furnish to the Premises
twenty-four (24) hours per day, reasonable quantities of electric current as required in Landlord’s judgment for normal lighting and normal fractional horsepower office business machines, provided that (x) Landlord shall cause the
electrical transformers and panels to meet a connected load for power that equals (A) 1.2 watts per rentable square foot and 277/480 volt for lighting in the Premises, (B) 6 watts per rentable square feet at 120/208 volts with respect to
power throughout the Premises, and (C) 100 watts per rentable square foot for Tenant’s data center room, as shown in the floor plan attached as Exhibit C-3 hereto; and (y) Landlord shall provide sufficient capacity in the Building
electrical service (“bus-duct”) for 80 KVA of electrical loads for Tenant’s lab area, as shown in the floor plan attached as Exhibit C-4 hereto. Subject to the foregoing, in no event shall Tenant’s use of electric current ever
exceed the capacity of the feeders to the Building or the risers or wiring installation of the Building. Landlord shall also furnish water to the Building twenty-four (24) hours per day for drinking and lavatory purposes, in such quantities as
required in Landlord’s 
  

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judgment for the comfortable and normal use of the Building. If Tenant requires or consumes water in excess of what is considered reasonable or normal by Landlord or electricity in excess of the
standards provided hereunder, Landlord may require Tenant to pay to Landlord, as Additional Rent, the cost as fairly determined by Landlord incurred for such excess usage. Tenant’s electrical service to the Premises for the consumption of power
(lighting and outlets) and the Building’s HVAC shall be provided as part of a Full Service Gross Rent, subject to any Operating Expense increases and the Building’s Business Hours set forth below. Tenant’s Electrical service to
the “lab and IT space” portion of the Premises, as depicted in Exhibits C-3 and C-4 hereto, for the consumption of power (lighting and outlets) and supplemental HVAC shall be available to Tenant on a 24 hour per day, 7 days per week basis
using existing “house” HVAC and electricity during normal Business Hours and for after hours use shall be separately metered or through an E-Mon D-Mon” submeter device. Tenant shall pay for the actual cost of such service
for after hours usage through a sub-meter or “E-Mon D-Mon” submeter device without any administrative fees or mark-ups. In addition, Tenant, at Tenant’s sole cost and separate from the Allowance, shall be responsible for
segregating and providing separate metering or “E-Mon D-Mon” submeter devices for Tenant’s electricity for the lab and IT space. 

(iv) Landlord shall furnish janitorial services to the Premises five (5) days per week (except for Holidays) in accordance with the
janitorial and cleaning specifications attached hereto as Exhibit C-5. No person(s) other than those persons reasonably approved by Landlord shall be permitted to enter the Premises for such purposes. Janitor service shall include ordinary dusting
and cleaning by the janitor assigned to do such work and shall not include cleaning of carpets or rugs, except normal vacuuming, or moving of furniture, interior window cleaning, coffee or eating area cleaning and other special services. Such
additional services may be rendered by Landlord pursuant to written agreement with Tenant as to the extent of such services and the payment of the cost thereof. Janitor service will not be furnished on nights when rooms are occupied after 7:30 p.m.,
to areas designated by Tenant as “secured areas” or to rooms which are locked unless a key is furnished to the Landlord for use by the janitorial contractor. Window cleaning shall be done only by Landlord, at such time and frequency as
determined by Landlord at Landlord’s sole discretion, provided that such cleaning shall be performed no less frequently than three (3) times per year. Tenant shall pay to Landlord, as Additional Rent, the cost of removal of any of
Tenant’s refuse and rubbish to the extent that the same exceeds the refuse and rubbish usually attendant upon the use of the Premises as offices. 

(v) Landlord may provide security service or protection in the Building, in any manner deemed reasonable by Landlord at Landlord’s
sole discretion, from the Commencement Date throughout the Term. Landlord shall have no liability in connection with the decision whether or not to provide such services and Tenant hereby waives all claims based thereon. Landlord shall not be liable
for losses due to theft, vandalism or similar causes, except to the extent arising from Landlord’s gross negligence or willful misconduct 

(vi) At Landlord’s option, Landlord may install water, electricity and/or HVAC meters in the Premises to measure Tenant’s
consumption of such utilities, including any after-hours and extraordinary usage described above. Tenant shall pay to Landlord, as Additional Rent, within thirty (30) days after demand, the cost of the installation, maintenance and repair
of such meter(s). 
 The costs of Building services shall be included in Operating Expenses and all charges with respect to utilities shall
be included in Utilities Costs as defined in Section 1.18 e. above. Landlord may, but is not obligated to, provide additional services hereunder; provided, however, that if Landlord does provide such extra services, Tenant agrees to pay, as
Additional Rent, a four percent (4%) administration fee in connection with such services. All costs payable for excess, after-hours or above-standard services or utilities, as provided above, shall be due and payable at the same time as the
installment of Monthly Base Rent with which the same are billed, or if billed separately, shall be due within thirty (30) days after such billing. 

Landlord shall have the right at any time and from time-to-time during the Term to contract for service from any company or companies providing
electricity service (“Service Provider”). Tenant shall cooperate with Landlord and the Service Provider at all times and, as reasonably necessary, shall allow Landlord and Service Provider reasonable access to the
Building’s electric lines, feeders, risers, wiring, and any other machinery within the Premises upon reasonable prior notice. Except to the extent arising from Landlord’s gross negligence or willful misconduct, Landlord shall in no way be
liable or responsible for any loss, damage, or expense that Tenant may sustain or incur by reason of any change, failure, interference, disruption, or defect in the supply or character of the electric energy furnished to the Premises, or if the
quantity or character of the electric energy supplied by the Service Provider is no longer available or suitable for Tenant’s requirements, no such change, failure, defect, unavailability, or unsuitability shall constitute an actual or
constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of Rent, or relieve Tenant from any of its obligations under this Lease. 

 b. Tenant’s Obligations. Tenant shall cooperate
fully at all times with Landlord, and abide by all reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the Building’s services and systems. Tenant shall not use any apparatus or
device in, upon or about the Premises which may in any way increase the amount of services or utilities usually furnished or supplied to the Premises or other premises in the Building, subject to Tenant’s operation of the server and lab rooms.
In addition, Tenant shall not connect any conduit, pipe, apparatus or other device to the Building’s water, waste or other supply lines or systems for any purpose without Landlord’s prior approval, not to be unreasonably withheld or
delayed. Neither Tenant nor its employees, agents, contractors, licensees or invitees shall at any time enter, adjust, tamper with, touch or otherwise in any manner affect the mechanical installations or facilities of the Building. 

 

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 1.20 Additional Repairs. Landlord, at Landlord’s cost (subject to inclusion in
Operating Expenses as provided in Section 1.18 of the Summary), shall repair, maintain and replace as necessary, the foundation and structural elements of the Building (including external and structural load bearing walls and roof structure),
roof, external facade, external windows (including being weather-tight), Building infrastructure and utility meters, electrical lines, pipes and conduits serving the Building and the Premises; provided, however, to the extent such maintenance,
repairs or replacements are required as a result of any act, neglect, omission or fault of Tenant or any of Tenant’s Parties, Tenant shall pay to Landlord, as Additional Rent, the costs of such maintenance, repairs and replacements. In
addition, and subject to Sections 17.1 and 17.2 of the Standard Lease Provisions, Landlord shall, as part of the Operating Expenses, repair, maintain and replace, as necessary (a) the basic HVAC, sprinkler and electrical systems within the
Building core and standard conduits, connections and distribution systems thereof within the Premises (but not any above standard improvements installed in the Premises such as, for example, but not by way of limitation, custom lighting, special or
supplementary HVAC or plumbing systems or distribution extensions, special or supplemental electrical panels or distribution systems, or kitchen or restroom facilities and appliances to the extent such facilities and appliances are intended for the
exclusive use of Tenant), and (b) the Common Areas, if any; provided, however, to the extent such maintenance, repairs or replacements are required as a result of any act or fault of Tenant or any of Tenant’s Parties, Tenant shall pay to
Landlord, as Additional Rent within thirty (30) days after demand, the costs of such maintenance, repairs and replacements. Landlord shall not be liable to Tenant for failure to perform any such maintenance, repairs or replacements, unless
Landlord shall fail to make such maintenance, repairs or replacements and such failure shall continue for an unreasonable time following written notice from Tenant to Landlord of the need therefor. 

Notwithstanding anything to the contrary in this Section 1.20, if Landlord fails to perform any obligation under this Lease with
respect to the Premises which it is obligated to perform under this Section 1.20 within a reasonable period of time not to exceed thirty (30) days following receipt of written notice from Tenant as set forth above, Tenant shall be
permitted to perform such obligations in the Premises on Landlord’s behalf, provided Tenant first delivers to Landlord an additional ten (10) business days prior written notice indicating that Tenant will be performing such obligations and
provided Landlord fails to commence to perform its obligation(s) within such additional ten (10) business day period or thereafter fails to diligently complete performance of such obligations having commenced performance within such ten
(10) business day period. If the obligations to be performed by Tenant will affect the Building’s life safety, electrical, plumbing, or sprinkler systems, Tenant shall use only those contractors used by Landlord in the Building for work on
such systems. Tenant shall have no right to perform any work on the Building’s heating, ventilating and air conditioning system other than Tenant’s HVAC units installed as part of the initial Tenant Improvements. All other contractors
shall be subject to Landlord’s reasonable approval and Landlord agrees to approve or reject any contractor proposed to be used by Tenant within forty-eight (48) hours of receipt of Tenant’s second notice, provided that if a proposed
contractor is duly licensed and bonded and all requisite permits have been obtained for the desired work, Landlord agrees not to withhold its approval of the proposed contractor. Any work performed by or on behalf of Tenant shall be performed in
accordance with the provisions of this Lease governing Alterations. Landlord agrees to reimburse Tenant within thirty (30) days following receipt from Tenant of a written statement of all reasonable and actual costs incurred by Tenant in
performing such obligations on behalf of Landlord. Nothing contained in this paragraph shall be interpreted to mean that Tenant shall be excused from paying Rent or any other amount due under this Lease in the event of any alleged default by
Landlord. If, however, Landlord delivers to Tenant, within thirty (30) days after receipt of Tenant’s invoice, a written objection to the payment of such invoice, setting forth with reasonable particularity Landlord’s reasons for its
claim that such action did not have to be taken by Landlord pursuant to the terms of the Lease or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive), then prior to Landlord’s
payment therefor, Landlord and Tenant will meet together to present and discuss their individual determinations of such cost and shall diligently and in good faith attempt to negotiate a mutually acceptable and reasonable amount to be reimbursed.

 1.21 Business Hours for the Building: 7:30 a.m. to 6:00 p.m., Mondays through Fridays (except Building
Holidays) and 8:00 a.m. to 1:00 p.m. on Saturdays (except Building Holidays). Building Holidays: New Year’s Day, Labor Day, Presidents’ Day, Thanksgiving Day, Memorial Day, Independence Day and Christmas Day, and such other national
holidays as are adopted by Landlord as holidays for the Building. 
 1.22 Additional Parking Provisions. In
addition to such parking privileges for use by Tenant’s employees, Landlord shall permit access to the parking areas for Tenant’s visitors, subject to availability of spaces and payment (by validation charges or otherwise) of daily visitor
parking charges therefor as may be established and adjusted by Landlord from time to time (or, at Landlord’s option, the operator or master lessee of the parking facilities). 

1.23 [Intentionally Omitted.] 

1.24 Conditions Precedent. The Premises, containing an aggregate 27,846 rentable square feet, is comprised of:
(a) that certain space within the Building commonly known as Suite 180, containing approximately 26,521 rentable square feet (the “Suite 180 Space”), and (b) that certain space in the Building currently occupied by Verizon
Business Mobile Command Center Emergency Operations Center (“Verizon”), containing approximately 1,325 rentable square feet (the “Verizon Space”). Notwithstanding the foregoing, Landlord and Tenant acknowledge that
the Premises shall be expanded to include that certain space in the Building currently occupied by General Dynamics Security Office (“GD”), containing approximately 1,244 rentable square feet (the “GD Space”). The
parties acknowledge that the Verizon Space is currently subject to a lease between Landlord and Verizon and that the GD Space is currently subject to a lease between Landlord and GD. Landlord shall use its best efforts to ensure that the Verizon
Space is delivered to Tenant no later than July 15, 2010, and that the GD Space is delivered to Tenant no later than January 31,2011; provided, however, if Landlord is unable to deliver the Verizon Space and/or GD Space to Tenant by the
applicable delivery dates, this Lease will not be void or voidable, 
  

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 nor will Landlord be liable to Tenant for any loss or damage resulting therefrom. Landlord shall, at
Landlord’s sole cost and expense, exercise diligent, best efforts to cause the current tenants to vacate the space on or before the foregoing delivery dates, including commencement of unlawful detainer proceedings by July 31, 2010 as to
the Verizon Space and by February 15, 2011 as to the GD Space and diligently pursuing such proceedings thereafter until such tenants have vacated the applicable space. Notwithstanding the foregoing, if Landlord is unable to cause Verizon and/or
GD to vacate the Verizon Space and/or the GD Space, respectively, on or before the foregoing delivery dates, Tenant shall lease any available space within the Premises as and when such space becomes available upon the terms provided herein, except
that (a) all references to the term “Premises” shall mean and refer to the portion of the Premises then actually occupied and leased by Tenant, (b) Rent and other applicable terms of this Lease will be adjusted according to the
rentable square footage of the Premises; and (c) the Expiration Date shall not be extended; provided, however, if Landlord fails to deliver the Verizon Space to Tenant by August 15, 2010 or the GD Space to Tenant by February 28,2011,
Tenant shall receive a Monthly Base Rent abatement of one (1) day of the Monthly Base Rent applicable to such space for each day of delay in delivery of such space beyond the August 15,2010 and February 28,2011 dates, as applicable.

 1.25 Access. Subject to Tenant’s compliance with the terms of this Lease and any Force Majeure Event (defined in
the Standard Provisions), Tenant shall have access 24 hours per day, 7 days per week to the Premises. Landlord, at Landlord’s cost and on or prior to the Delivery Date, shall provide card-keys to Tenant for after-hours access to the Building.
The number of card-keys shall be based upon a ratio of four (4) keys per one thousand (1,000) rentable square feet of the Premises then leased. In addition, Tenant shall have the right to purchase additional card-keys from Landlord at
Landlord’s actual cost without any mark-up or profit. 
 1.26 Supplemental Security System. Subject to
Landlord’s prior approval (which shall not be unreasonably delayed or withheld) of the plans and specifications therefor and subject to Article 13 hereof, Tenant shall have the right, at Tenant’s sole cost and expense (subject to the
Allowance), to install and maintain a security system within the Premises, including access panels and cameras, provided such system is compatible with the Building security system, and provided Landlord shall have no liability therefor and Tenant
removes same at Landlord’s request upon expiration or earlier termination of the Lease. Tenant shall indemnify, defend, protect and hold Landlord harmless from and against any claims, damages, judgments, suits, causes of action, losses,
liabilities and expenses, including attorneys’ fees and court costs arising out of any such security system installed and maintained by Tenant at the Building. 

1.27 Supplemental HVAC. Landlord shall provide Tenant with an exterior area(s) in the Property near Tenant’s lab rooms, for
the installation of Tenant’s (i) supplemental HVAC units, and (ii) air compressor equipment and/or an exhaust fan system with a capacity of 4,000 CFM, including the necessary connections/conduits and/or exhaust duct from Tenant’s
lab areas in the Premises to said equipment, in the area depicted as Exhibit H attached hereto. Said equipment shall be subject to Landlord’s approval, which approval shall not be unreasonably delayed or withheld, and in accordance with
all applicable Laws. The installation, screening, repair, maintenance and removal of the air compressor and/or exhaust fan system during the Term shall be at Tenant’s sole cost and expense, in accordance with Article 13 of this Lease. There
shall be no additional charge to Tenant during the Term and any Option Term for such exterior areas or for the rights to install said air compressor exhaust fan system. 

1.28 Loading and Unloading Area. Tenant, at no additional charge, shall have the right to use during the Term and any Option Term,
the Building’s existing loading and unloading area, as well as the existing Common Area corridor as shown on Exhibit B-l. for normal deliveries and shipping by Tenant during the Building’s Business Hours. If at any time during the
Term and any Option Term the existing loading and unloading area and/or the existing Common Area corridor are not available for Tenant’s use, then Tenant, at Tenant’s sole cost and expense shall have the right to add a ramp and concrete
walkway from the front parking area to the back patio entrance near Tenant’s shipping and receiving area subject to the terms of this Lease (including Article 13 governing Alterations), and may use on a non-exclusive basis that entrance for
deliveries and shipping during normal Business Hours. The design, materials, exact path of travel and any required screening for the aforementioned walkway and ramp will be subject to Landlord’s prior written approval, which shall not be
unreasonably withheld or delayed. Additionally, such work shall comply with all applicable Laws. 
 1.29 Additional
Amenities. The Building currently offers a Wi-Fi enabled atrium, and an atrium cafe (the “Café”). Subject to Force Majeure Events, and Articles 17 and 18 of this Lease relating to damage and condemnation, Landlord
represents and warrants to Tenant that these two services (or services substantially similar to such services) shall continue to be offered by Landlord during the Term and any Option Term, or any earlier termination thereof. Landlord, at
Landlord’s sole cost and by no later than December 31,2010, subject to extension for Force Majeure Delays and/or delays caused by Tenant and/or any of Tenant’s Parties, shall construct a fitness center (including equipment and other
furniture, fixtures and equipment typically found in corporate campus’ gyms such televisions, treadmills, weights equipment, water fountain, showers and lockers, etc.) (the “Gym”) to be located behind the Café with card
key access 24 hours a day, 7 days a week, to the Gym and service exclusively offered to tenants of the Building. Beginning on the Commencement Date, the hours for the Café shall be for 7:00 am through 3:00 pm Monday through Friday except on
Building Holidays. There shall be no charge to Tenant for the Wi-Fi services, the use of the Gym and the use of the Cafe, except for any items purchased by Tenant from the Café and except to the extent any damage is caused by Tenant and/or
any of Tenant’s Parties. Tenant’s use of the Café and Gym is subject to the indemnification provisions of this Lease and such other agreements between Tenant (and/or any of Tenant’s Parties which otherwise utilize such
amenities), as may be reasonably required by Landlord. Operating costs for the aforementioned services and amenities will be included in the Building’s Operating Expenses and shall be included in the Base Year. 

 

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 1.30 Additional Signage Rights. Subject to this Section 1.30 and Article 12,
Tenant shall be entitled to the following signage: (i) Tenant’s name on one (1) monument sign along Lakeview Canyon Road (on one of the top quadrants of each side of the existing monument sign), (ii) Tenant’s name on the
lobby directory and Building standard suite identification signage, (iii) Tenant’s name on a wall behind the entrance to Tenant’s reception area within its Premises and (iv) Tenant’s name on a Building eyebrow sign, the
location and rendering of which is depicted in Exhibit I attached hereto (collectively, “Tenant’s Signs”). The location of the monument sign and the Building eyebrow sign are depicted in Exhibit I attached hereto.
Tenant shall be solely responsible for payment of all costs and expenses (subject to the Allowance) arising from Tenant’s Signs, including, without limitation, all design, fabrication and permitting costs, license fees, installation,
maintenance, repair and removal costs. All signage, including Tenant’s Signs, shall be subject to Landlord’s approval, with respect to location, font, colors, size and design. Landlord’s approval shall not be unreasonably withheld or
delayed. All signage shall be consistent with Landlord’s building signage program. Moreover, Landlord shall be responsible for any and all approvals and compliance with the applicable City and codes, subject to reimbursement from Tenant at
Landlord’s actual cost, without any mark-up or administrative fees. If Tenant desires to have the tree trimmed which blocks visibility of any of Tenant’s eyebrow building sign, Tenant may do so at Tenant’s sole cost and expense
(including costs of any arborist, permit fees and actual labor and equipment and disposal costs), subject to Landlord’s reasonable approval as to the scope of such tree trimming and subject to approval by the City of Thousand Oaks. 

Landlord shall maintain and repair all of Tenant’s signs at Tenant’s expense. Upon the expiration or earlier termination of this Lease,
Landlord shall, at Tenant’s sole cost and expense (except as otherwise set forth hereinabove), (i) cause all of Tenant’s signs to be removed from the exterior and interior of the Building and the Common Areas, (ii) repair any
damage caused by the removal of Tenant’s signs, and (iii) restore the underlying surfaces to the substantially the same condition existing prior to the installation of Tenant’s signs. 

The sign rights granted herein are personal to the original Tenant executing this Lease and may not be assigned, voluntarily or involuntarily, to any
person or entity. The rights granted to the original Tenant hereunder are not assignable separate and apart from the Lease, nor may any right granted herein be separated from the Lease in any manner, either by reservation or otherwise.
Notwithstanding the foregoing, subject to the provisions of Article 20, if Landlord consents to Tenant’s complete assignment of its rights under this Lease to particular assignee, or a subletting of the entire Premises to a particular
sublessee, then the sign rights granted to Tenant hereunder shall be assignable by Tenant to that particular assignee or sublessee. 

1.31 Rooftop Equipment. Tenant shall have the non-exclusive right, at Tenant’s sole cost and expense (subject to the
Allowance), to install supplemental HVAC, necessary ducting, satellite, telecommunication and/or television equipment on the roof of the Building as required for Tenant’s business in a mutually acceptable area (collectively, the
“Rooftop Equipment”) under the following conditions: (i) all plans and specifications for any and all such Rooftop Equipment, including but not limited to, weight, configuration, location, means of installation, cabling and
screening of the Rooftop Equipment are subject to the prior reasonable approval of Landlord, which approval shall not be unreasonably withheld or delayed; (ii) Tenant shall provide evidence to Landlord that Tenant has obtained all governmental
approvals and permits required for the installation and operation of the Rooftop Equipment; (iii) Tenant shall provide evidence to Landlord of insurance coverage for the installation, location, repair, removal, and operation of the Rooftop
Equipment, with Landlord as an additional insured, all in form and substance reasonably approved by Landlord and such insurance shall be maintained during the Term of this Lease; (iv) Tenant shall indemnify, defend, protect and hold Landlord
harmless from and against any and all loss, liability, cost and expense incurred by Landlord as a result of the installation, location, repair, removal, and/or operation of the Rooftop Equipment on the Building, except to the extent caused by
Landlord’s gross negligence or willful misconduct; (v) Tenant shall be responsible for the installation, engineering, maintenance, repair and removal of the Rooftop Equipment and appurtenant equipment in accordance with all Laws;
(vi) any roof penetrations shall be made subject to the prior reasonable approval of Landlord, which approval shall not be unreasonably withheld or delayed; (vii) Tenant shall be responsible for any impairment of Landlord’s roof
warranty as a result of installation of any such Rooftop Equipment; (viii) Tenant shall, at its own expense, promptly repair any damage or wear to the roof resulting from the installation and use of the Rooftop Equipment and appurtenant
equipment; (x) the operation of the Rooftop Equipment shall be for Tenant’s internal use only; and (xi) Tenant shall provide reasonable screening of the Rooftop Equipment at Tenant’s sole cost and expense as may be reasonably
required by Landlord. Landlord shall grant Tenant access to the roof for such installation, maintenance, repair, and removal of the Rooftop Equipment. Upon the expiration of this Lease, Tenant shall promptly remove the Rooftop Equipment and
appurtenant equipment and repair any damage caused by such removal; provided, however, Tenant shall not be required to remove any HVAC units installed as part of the Rooftop Equipment. There shall be no additional charge to Tenant during the Term or
any Option Term for said roof rights. 
 1.32 Emergency Power Generator. Subject to the terms and conditions set forth in
this Section 1.32, and the terms of this Lease, including Article 13, and to Tenant obtaining all necessary governmental permits and approvals, and so long as Tenant shall not adversely impact any Building systems, Tenant shall have the right
to install, operate and maintain, at Tenant’s sole cost and expense, a maximum 500 kilowatt back-up generator (“Tenant’s Generator”) on the Site near the Building within the area specified on Exhibit J hereto which
shall not exceed 200 square feet in area. In addition to Tenant’s Generator, subject to the terms of this Section 1.32, and as more particularly described below, Tenant shall be permitted to install an above-ground diesel tank storage or
propane gas, if gas line is not available, and an electrical conduit from Tenant’s Generator to an area in the Premises designated by Tenant. Tenant shall not be obligated to pay any rent or other charges with respect to the area designated for
Tenant’s Generator. Landlord shall have the right to review and approve, such review and approval not to be unreasonably withheld or delayed, Tenant’s plans and specifications for the proposed equipment, including, without limitation, the
size, method of installation and visibility of such equipment. The location of Tenant’s Generator shall be limited to the area specified on Exhibit J. 

 

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 Notwithstanding the foregoing, in no event may the installation of Tenant’s Generator involve the
installation of an underground storage tank. The above-ground storage tank associated with Tenant’s Generator (the “AST”) shall not exceed 750 gallons in capacity, shall be double walled in thickness, shall contain diesel fuel or
liquid propane only (to power Tenant’s Generator only), and shall employ at a minimum for a diesel powered generator, a double containment system whereby if the first containment system fails, a second containment system shall be present to
prevent releases of Hazardous Substances, all in accordance with applicable laws and environmental regulations. For these purposes, a sealed, uncracked concrete slab containment area without drains shall be sufficient (but shall not be the exclusive
method) to constitute the second containment system, provided it is large enough to completely contain a release of the maximum volume of Hazardous Substances which could be present in the first containment system. All handling, use, storage and
disposal of Hazardous Substances relating to the AST or Tenant’s Generator shall be accomplished by Tenant at its sole cost and expense in accordance with this Section 1.32, Article 10 and Article 16. 

In conjunction with the installation of Tenant’s Generator, subject to Landlord’s prior approval of Tenant’s plans and specifications,
Tenant shall have the right to install an emergency generator connection on the outside of the Building for the purpose of connecting Tenant’s Generator to the Premises and an appurtenant electrical grounding system. Furthermore, Tenant shall
have the right to install conduits from Tenant’s Generator to the Premises, provided, however, that such conduits are installed below grade to Landlord’s reasonable satisfaction in accordance with the design and architectural standards for
the Building. 
 Provided Tenant is not otherwise in default under this Lease beyond applicable notice and cure periods, Tenant shall not be
required to remove Tenant’s Generator at the conclusion of the Term. Prior to or within sixty (60) days following the expiration or earlier termination of the Term of this Lease, Tenant agrees upon Landlord’s request to
(i) promptly remove from the Property, at its sole cost and expense, all Hazardous Substances which are brought upon, stored, used, generated or released upon, in, under or about the Premises, the Property or any portion thereof by Tenant
and/or any of Tenant’s Parties (as defined in the Standard Provisions) in connection with Tenant’s Generator or AST, and (ii) return the Premises and the balance of the Building and Property to substantially the condition existing
prior to Tenant’s installation of Tenant’s Generator and AST. Tenant shall be solely responsible for complying with any and all Environmental Laws relating to the AST, Tenant’s Generator and all Hazardous Substances associated with
either of the same, including, without limitation, all permitting and tank installations, monitoring and removal/closure obligations. For purposes of all Environmental Laws, Tenant shall be the owner and operator of the AST. Tenant shall be
responsible for ensuring compliance by all Tenant Parties with all Environmental Laws relating to the AST and Tenant’s Generator. Any acknowledgment, consent or approval by Landlord of Tenant’s use or handling of Hazardous Substances shall
not constitute an assumption of risk respecting the same nor a warranty or certification by Landlord that Tenant’s proposed use and handling of Hazardous Substances is safe or reasonable or in compliance with Environmental Laws. 

From time to time during the Term and for up to one hundred eighty (180) days thereafter, if required by any government agency, or in the event
Landlord has actual knowledge of a Hazardous Substances release at the Premises which resulted from a fuel leak relating to the AST, Landlord may, and upon Landlord’s request, Tenant shall, retain a registered environmental consultant
(“Consultant”) reasonably acceptable to Landlord to conduct an environmental investigation of the Property (“Environmental Assessment”) (i) for Hazardous Substances contamination in, about or beneath the
Property relative to the AST or Tenant’s Generator, and (ii) to assess the activities of Tenant and all Tenant Parties with respect to Tenant’s Generator and the AST for compliance with all Environmental Laws and to recommend the use
of procedures intended to reasonably reduce the risk of a release of Hazardous Substances. If the Environmental Assessment discloses any material breach of Environmental Laws by Tenant or any Tenant Parties, then the cost thereof shall be the sole
responsibility of Tenant, payable as Additional Rent under this Lease. Otherwise, the costs of the Environmental Assessment shall be the responsibility of Landlord. If Landlord so requires, Tenant shall comply, at its sole cost and expense, with all
reasonable recommendations contained in the Environmental Assessment, including any reasonable recommendations with respect to precautions which should be taken with respect to Tenant’s or Tenant Parties’ activities at the Property
relative to the AST or Tenant’s Generator or any recommendations for additional testing and studies to detect the presence of Hazardous Substances relative to the AST or Tenant’s Generator. Tenant covenants to reasonably cooperate with the
Consultant and to allow entry and reasonable access to the AST and Tenant’s Generator for the purpose of the Consultant’s investigations. 

If any cleanup or monitoring procedure is required by any applicable governmental authorities in or about the Property as a consequence of any Hazardous
Substances contamination by Tenant or any of Tenant’s Parties arising out of Tenant’s Generator or AST use, and the procedure for cleanup is not completed (to the satisfaction of all applicable governmental authorities) prior to the
expiration or earlier termination of the Term of this Lease (referred to herein as “Tenant’s Failure to Clean-Up”), then, without limiting any of Landlord’s other rights and remedies contained in this Lease
(including, without limitation, any indemnity and restoration obligations of Tenant contained in this Lease), Tenant will additionally be liable for any revenue of Landlord lost to the extent Landlord is precluded from re-leasing the Premises or any
other portion of the Property as a result of such contamination. 
 Subject to Tenant obtaining all necessary governmental permits and
approvals, Tenant shall have the right, at Tenant’s sole cost and expense, to test Tenant’s Generator pursuant to the manufacturer’s recommendations, but in no event more than once a week during the Term or any Option Term at a time
after normal business hours mutually agreed upon by Landlord and Tenant. Tenant’s intended use of Tenant’s Generator shall be to provide back-up power should there be for any reason, any interruption in electrical service to the Property,
the Building and/or the Premises. 
 Tenant shall indemnify, protect, defend and hold Landlord harmless from any and all liability, losses,
damages, actions or causes of action, judgments, costs and expenses arising in any way from Tenant’s installation, operation, 

 

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maintenance and removal of Tenant’s Generator and the AST, or any breach of Tenant’s obligations under this Lease with respect to Tenant’s Generator and the AST, except to the
extent arising out of Landlord’s gross negligence r willful misconduct. The representations, warranties and agreements of the Tenant set forth in this Section 1.32 shall survive the expiration of the Term or the earlier termination of the
Lease for any reason. 
 Tenant’s Generator shall be installed in a weatherproof, walk-around type, sound attenuating enclosure which shall
limit the sound to no more than 85 dba as measured at ten (10) feet from outside of any side, top or bottom of the enclosure, under all operating conditions. Tenant shall be responsible for all insulation for magnetic or electrical interference
from operation of Tenant’s Generator as necessary to prevent interference of any kind with equipment or systems operated by other occupants of the Property. 

If Tenant’s Generator is visible from outside of the Building (including from any areas adjacent to the Building (or from other buildings now or
hereafter constructed within the Property), Tenant shall cause Tenant’s Generator to be screened from view in a manner reasonably acceptable to Landlord and comparable and compatible with the improvements and/or landscaping contiguous to such
improvements (such as by way of example only with appropriate metal and/or fabric screening, concrete masonry unit block wall fencing or landscaping screening to match adjacent landscaping). All such screening and visible improvements shall be of
first class quality and shall be consistent in quality and design with similar improvements and screening in comparable quality office/warehouse projects in the vicinity of the Property. If the use of any parking spaces is lost as a result of the
placement of Tenant’s Generator in the Common Areas, Tenant’s allocation of parking spaces shall be deemed reduced by the number of parking spaces lost as a result of the location of Tenant’s Generator and Landlord shall have no
liability to Tenant whatsoever for such reduction. 
 To the extent that the installation of Tenant’s Generator requires modifications to
the shell, foundation, or other structural portions of the Building (including, without limitation, the installation of Tenant’s Generator upon the roof of the Building), such modifications shall be subject to Landlord’s reasonable
approval (not to be unreasonably withheld or delayed) and Tenant shall pay to Landlord within thirty (30) days after demand therefor, all costs and expenses incurred by Landlord in conjunction with such structural modifications. 

1.33 Additional Hazardous Materials Requirements. In addition to Tenant’s obligations under Article 10 of the Standard
Provisions, Tenant shall comply with the following provisions with respect to Hazardous Materials (as that term is defined in Article 10): 

a. Environmental Questionnaire; Disclosure. Prior to the execution of this Lease, Tenant shall complete, execute and deliver
to Landlord an Environmental Questionnaire and Disclosure Statement (the “Environmental Questionnaire”) in the form of Exhibit G. and Tenant shall certify to Landlord all information contained in the Environmental
Questionnaire as true and correct to the best of Tenant’s knowledge and belief. The completed Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the
information contained therein. On each anniversary of the Commencement Date (each such date is hereinafter referred to as a “Disclosure Date”), until and including the first Disclosure Date occurring after the expiration or sooner
termination of this Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, that were stored, generated, used or disposed of on, under or about the Premises for the twelve
(12) month period prior to each Disclosure Date, and that Tenant intends to store, generate, use or dispose of on, under or about the Premises through the next Disclosure Date. At Landlord’s request, Tenant’s disclosure obligations
under this Section 1.33 shall include a requirement that Tenant update, execute and deliver to Landlord the Environmental Questionnaire, as the same may be reasonably modified by Landlord from time to time; provided, however, Tenant shall not
be required to update the Environmental Questionnaire more than once per year unless an environmental event of default has occurred. In addition to the foregoing, Tenant shall promptly notify Landlord of, and shall promptly provide Landlord with
true, correct, complete and legible copies of, all of the following environmental items relating to the Premises: reports filed pursuant to any self reporting requirements; reports filed pursuant to any Environmental Laws or this Lease; all permit
applications, permits, monitoring reports, workplace exposure and community exposure warnings or notices, and all other reports, disclosures, plans or documents (even those that may be characterized as confidential, provided that Landlord shall
execute reasonable confidentiality agreements with respect to such information) relating to water discharges, air pollution, waste generation or disposal, underground storage tanks or Hazardous Materials; all orders, reports, notices, listings and
correspondence (even those that may be considered confidential, provided that Landlord shall execute confidentiality agreements with respect to such information) of or concerning the release, investigation, compliance, clean up, remedial and
corrective actions, and abatement of Hazardous Materials whether or not required by Environmental Laws; and all complaints, pleadings and other legal documents filed against Tenant related to Tenant’s use, handling, storage or disposal of
Hazardous Materials at the Premises and/or within the Property. 
 b. Inspection; Compliance. Upon reasonable prior
notice to Tenant, Landlord and Landlord Parties (as that term is defined in Article 10) shall have the right, but not the obligation, to inspect, investigate, sample and/or monitor the Premises, including any air, soil, water, groundwater or other
sampling, and any other testing, digging, drilling or analyses, at any time to determine whether Tenant is complying with the terms of this Section 1.33 and Article 10, and in connection therewith, Tenant shall provide Landlord with access to
all relevant facilities, records and personnel during Tenant’s normal business hours. If Tenant is not in compliance with any of the provisions of this Section 1.33 and Article 10, or in the event of a release of any Hazardous Materials
on, under, from or about the Premises, Landlord and Landlord Parties shall have the right, but not the obligation, without limitation on any of Landlord’s other rights and remedies under this Lease, to immediately enter upon the Premises and to
discharge Tenant’s obligations under this Section 1.33 and Article 10 at Tenant’s expense, including without limitation the taking of emergency or long term remedial action. Landlord and Landlord Parties shall use commercially
reasonable efforts to minimize interference with Tenant’s business, but shall not be liable for any such 
  

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 interference. In addition, Landlord, at Tenant’s sole cost and expense, shall have the right, but not
the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims or causes of action arising out of the storage, generation, use or disposal by Tenant or Tenant’s Parties of Hazardous Materials
on, under, from or about the Premises. All sums reasonably disbursed, deposited or incurred by Landlord in connection herewith, including, but not limited to, all costs, expenses and actual, reasonable attorneys’ fees, shall be due and payable
by Tenant to Landlord, as an item of Additional Rent, on demand by Landlord, together with interest thereon at the Interest Rate from the date of such demand until paid by Tenant. Landlord agrees that if any testing proves that the Tenant or
Tenant’s Parties have no responsibility for the presence of said Hazardous Materials, Tenant shall not be liable for any costs or expenses in connection with such inspection, testing and monitoring. Notwithstanding any provision to the contrary
in this Lease, and except for Tenant’s obligations to notify Landlord of any Hazardous Materials known to and/or observed or discovered by Tenant, Landlord acknowledges and agrees that Tenant shall have no liability, including any indemnity
liability, for any Hazardous Materials that have migrated onto the Premises or the Property from neighboring properties (and Tenant shall have no obligation to monitor, investigate, prevent or otherwise remedy any such migration) or for any
Hazardous Materials in existence at the Property prior to the Delivery Date. 
 c. Tenant Obligations. If the
presence of any Hazardous Materials on, under or about the Premises caused or permitted by Tenant or Tenant’s Parties during the Term results in (i) injury to any person, (ii) injury to or contamination of the Premises, or
(iii) injury to or contamination of any real or personal property wherever situated, Tenant, at its sole cost and expense, shall promptly take all actions necessary to return the Premises to the condition existing prior to the introduction of
such Hazardous Materials to the Premises and to remedy or repair any such injury or contamination. Without limiting any other rights or remedies of Landlord under this Lease, Tenant shall pay the cost of any cleanup work performed on, under or about
the Premises as required by this Lease or any Environmental Laws in connection with the removal, disposal, neutralization or other treatment of such Hazardous Materials caused or permitted by Tenant or Tenant’s Parties. If Landlord has reason
to believe that Tenant or Tenant’s Parties may have caused or permitted the release of any Hazardous Materials on, under, from or about the Premises, then Landlord may require Tenant, at Tenant’s sole cost and expense, to conduct
monitoring activities on or about the Premises satisfactory to Landlord, in its sole and absolute judgment, concerning such release of Hazardous Materials on, under, from or about the Premises. Notwithstanding anything to the contrary contained in
the foregoing, Tenant shall not, without Landlord’s prior written consent, take any remedial action in response to the presence of any Hazardous Materials on, under or about the Premises, or enter into any settlement agreement, consent decree
or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided, however, Landlord’s prior written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about
the Premises (i) poses an immediate threat to the health, safety or welfare of any individual, or (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord’s consent before
taking such action. 
 d. Tenant’s Responsibility at Conclusion of Lease. Promptly upon the expiration or
sooner termination of this Lease, Tenant shall represent to Landlord in writing that (i) Tenant has made a diligent effort to determine whether any Hazardous Materials are on, under or about the Premises, as a result of any acts or omissions of
Tenant or Tenant’s Parties and (ii) no such Hazardous Materials exist on, under or about the Premises, other than as specifically identified to Landlord by Tenant in writing. If Tenant discloses the existence of Hazardous Materials on,
under or about the Premises or if Landlord at any time discovers that Tenant or Tenant’s Parties caused or permitted the release of any Hazardous Materials on, under, from or about the Premises, Tenant shall, at Landlord’s request,
immediately prepare and submit to Landlord within thirty (30) days after such request a comprehensive plan, subject to Landlord’s approval, specifying the actions to be taken by Tenant to return the Premises to the condition existing prior
to the introduction of such Hazardous Materials. Upon Landlord’s approval of such clean up plan, Tenant shall, at Tenant’s sole cost and expense, without limitation on any rights and remedies of Landlord under this Lease or at law or in
equity, immediately implement such plan and proceed to clean up such Hazardous Materials in accordance with all Environmental Laws and as required by such plan and this Lease. Tenant’s failure to timely comply with this Section 1.33 shall
constitute an event of default under this Lease. 
 1.34 Storage. Subject to Tenant’s compliance with all
terms and conditions set forth in this Lease, Tenant may identify a desire amount of storage space, preferred location and a description of the items and materials desired to be stored within the Building, and Landlord shall use commercially
reasonable efforts to provide storage space (the “Storage Space”) for Tenant’s consideration. Tenant’s leasing of the Storage Space shall be governed by the terms of this Lease and upon such other terms mutually acceptable
to Landlord and Tenant. 
 STANDARD LEASE PROVISIONS 

ARTICLE 2 - LEASE 

2.1 Lease Elements; Definitions; Exhibits. The Lease is comprised of the Lease Summary and Property Specific Provisions
(the “Summary”), these Standard Lease Provisions (“Standard Provisions”) and all exhibits, and riders attached hereto (collectively, “Exhibits”), all of which are incorporated together as part of
one and the same instrument. All references in any such documents and instruments to “Lease” means the Summary, these Standard Provisions and all Exhibits attached hereto. All terms used in this Lease shall have the meanings ascribed to
such terms in the Summary, these Standard Provisions and any Exhibits. To the extent of any inconsistency between the terms and conditions of the Summary, these Standard Provisions, or any Exhibits attached hereto, the Summary and any Exhibits
attached hereto shall control over these Standard Provisions. 
  

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 ARTICLE 3 - PREMISES 

3.1 Lease of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, upon and
subject to, the terms, covenants and conditions of this Lease. Each party covenants and agrees, as a material part of the consideration for this Lease, to keep and perform their respective obligations under this Lease. 

3.2 Landlord’s Reserved Rights. Landlord reserves the right from time to time to do any of the following:
(a) expand the Building and construct or alter other buildings or improvements on the Property as long as Tenant’s parking ratio is not reduced or adversely impacted; (b) make any changes, additions, improvements, maintenance, repairs
or replacements in or to the Property, Common Areas and/or the Building (including the Premises if required to do so by any applicable Laws or to the extent necessary in conjunction with any improvements to the Property, Common Areas and/or the
Building, provided that Tenant’s use of or access to the Premises is not adversely affected), and the fixtures and equipment thereof, including, without limitation: (i) maintenance, replacement and relocation of pipes, ducts, conduits,
wires and meters and equipment above the ceiling surfaces, below the floor surfaces and within the walls of the Building and the Premises; and (ii) changes in the location, size, shape and number of driveways, entrances, stairways, elevators,
loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways, easements, parking spaces and parking areas as long as Tenant’s parking ratio is not substantially and adversely impacted; (c) close
temporarily any of the Property while engaged in making repairs, improvements or alterations to the Property; and (d) perform such other acts and make such other changes with respect to the Property, as Landlord may, in the exercise of good
faith business judgment, deem to be appropriate. All measurements of rentable area in this Lease shall be deemed to be correct; provided, however, Rent and other applicable terms of this Lease will be adjusted according to the rentable square feet
then leased by Tenant. 
 ARTICLE 4 - TERM AND POSSESSION 

4.1 Term; Notice of Lease Dates. The Term shall be for the period designated in the Summary commencing on the Commencement
Date and ending on the Expiration Date, unless the Term is sooner terminated or extended as provided in this Lease. If the Commencement Date falls on any day other than the first day of a calendar month then the Term will be measured from the first
day of the month following the month in which the Commencement Date occurs. Within ten (10) business days after Landlord’s written request, Tenant shall execute a written confirmation of the Commencement Date and Expiration Date of the
Term in the form of the Notice of Lease Term Dates attached hereto as Exhibit D. The Notice of Lease Term Dates shall be binding upon Tenant unless Tenant reasonably objects thereto in writing within such ten (10) business day period, in
which case Landlord and Tenant shall use commercially reasonable, good faith efforts to mutually agree upon such Notice of Lease Term Dates. 

4.2 Possession. Landlord shall deliver possession of the Premises to Tenant as provided in the Work Letter, or if no Work
Letter is attached hereto, Landlord shall deliver possession of the Premises to Tenant in its then as-is condition, subject to the provisions of Section 4.3 below and as otherwise expressly provided in this Lease. Tenant agrees that if Landlord
is unable to deliver possession of the Premises to Tenant on or prior to the Commencement Date or the Estimated Commencement Date, the Lease will not be void or voidable, nor will Landlord be liable to Tenant for any loss or damage resulting
therefrom. Notwithstanding the foregoing, Landlord will not be obligated to deliver possession of the Premises to Tenant until Landlord has received from Tenant all of the following: (i) a copy of this Lease fully executed by Tenant;
(ii) the Security Deposit in the form of cash or a Letter of Credit, at Tenant’s option, and the first installment of Monthly Base Rent and Additional Rent, if any, due under this Lease; and (iii) copies of Tenant’s insurance
certificates as required hereunder. 
 4.3 Condition of Premises. Except with respect to the Tenant Improvements
to be performed by Tenant, Landlord shall deliver the Premises to Tenant (a) in compliance with all applicable building, safety and other applicable codes, including ADA, (b) in broom clean condition, and (c) with all the Building
systems servicing the Premises in good working order as of the Delivery Date (defined below). The date on which Landlord delivers the Premises to Tenant shall be hereinafter referred to as the “Delivery Date.” Furthermore, Landlord,
at its sole cost and expense, separate and apart from the Allowance, shall improve the Building to a shell and core configuration which complies with all applicable building codes, including, but not limited to, the ADA, as defined in
Section 8.1, and as described in Exhibit C-l hereto (“Landlord’s Work”), promptly after the Delivery Date subject to coordination with Tenant’s contractor; provided, however.
Landlord’s Work shall be substantially completed no later than forty-five (45) days following the Lease Execution Date. If Landlord’s Work has not been finally completed Landlord and Tenant shall not interfere with each other’s
work and shall cooperate and coordinate throughout the construction process. Landlord shall require its contractors to provide 1-year warranties with respect to the work completed. Tenant acknowledges that, except as otherwise expressly set forth in
this Lease and the Work Letter, if any, (i) neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Premises, the Building or the Property or their condition, or with respect to the suitability
thereof for the conduct of Tenant’s business, and Tenant shall accept the Premises in its then as-is condition on delivery by Landlord, and (ii) the acceptance of possession of the Premises by Tenant shall establish that the Premises, the
Building and the Property were at such time complete and in good, sanitary and satisfactory condition and repair with all work required to be performed by Landlord completed and without any obligation on Landlord’s part to make any further
alterations, upgrades or improvements thereto. For purposes hereof, Landlord’s Work will be deemed to be “substantially completed” when Landlord’s contractor certifies in writing to Landlord and Tenant that Landlord has
substantially performed all of Landlord’s Work required to be performed by Landlord, other than decoration and minor “punch-list” type items and adjustments which do not interfere with Tenant’s construction of the Tenant
Improvements. Within two (2) business days after receipt of certification from 
  

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Landlord’s contractor, Tenant and Landlord will conduct a walk-through inspection of the Premises and Tenant shall provide to Landlord a written punch-list specifying those decoration and
other punch-list items which require completion, which items Landlord will thereafter diligently complete at Landlord’s sole cost and expense and without interfering with Tenant’s construction of the Tenant Improvements, and which items
shall be finally completed no later than July 15,2010, provided this Lease is mutually executed on or before May 30,2010. 

4.4 Early Access. So long as Landlord has received from Tenant the first month’s Monthly Base Rent due pursuant to
Section 5.1 of this Lease, certificates satisfactory to Landlord evidencing the insurance required to be carried by Tenant under this Lease, and, as applicable, the Security Deposit or the Letter of Credit, and so long as: (a) the Tenant
coordinates with and obtains the prior written approval of Landlord (which approval shall not be unreasonably withheld or delayed), and (b) Tenant and its contractors and employees do not interfere with the completion of Landlord’s Work,
Landlord shall give Tenant and Tenant’s designated contractors access to the Premises no later than twenty-one (21) days after the Lease Execution Date (the “Early Access Period”) for purposes of installing Tenant’s
furniture, fixtures, and equipment (“FF&E Work”). Except for application of the Allowance, FF&E Work shall be performed by Tenant at Tenant’s sole cost and expense. Tenant’s access to the Premises during the
Early Access Period shall be subject to all terms and conditions of this Lease, except that Tenant shall not be obligated to pay Rent during the Early Access Period until the Commencement Date. Should Landlord reasonably determine such early access
interferes with Landlord’s Work, Landlord may deny Tenant access to the Premises until Landlord’s Work is substantially completed (as defined in Section 4.3 above). 

4.5 Beneficial Occupancy. So long as Landlord has received from Tenant the first month’s Monthly Base Rent due
pursuant to Section 5.1 of this Lease, certificates satisfactory to Landlord evidencing the insurance required to be carried by Tenant under this Lease, and, as applicable, the Security Deposit or the Letter of Credit, Landlord shall give
Tenant access to and use of the Premises prior to the Commencement Date, commencing on or about August 1,2010 (the “Beneficial Occupancy Period”). Tenant’s access to and use of the Premises during the Beneficial Occupancy
Period shall be subject to all terms and conditions of this Lease, except that Tenant shall not be obligated to pay Monthly Base Rent during the Beneficial Occupancy Period until the Commencement Date; provided, however, Tenant shall be responsible
for the payment of Additional Rent during such Beneficial Occupancy Period at the rate of $0.25 per rentable square foot of the Premises then leased per month ($0.18 for Utilities Costs per month and $0.07 for janitorial costs for the Premises per
month). 
 ARTICLE 5 - RENT 

5.1 Monthly Base Rent. Tenant agrees to pay Landlord, the Monthly Base Rent as designated in the Summary. Monthly Base Rent
and recurring monthly charges of Additional Rent (defined below) shall be paid by Tenant in advance on the first day of each and every calendar month (“Due Date”) during the Term, except that the first full month’s Monthly Base
Rent for the month of January 2011 in the amount of $51,515.10 (based upon the Premises containing 27,846 rentable square feet), shall be paid upon Tenant’s execution and delivery of this Lease to Landlord. Monthly Base Rent for any partial
month shall be prorated in the proportion that the number of days this Lease is in effect during such month bears to the actual number of days in such month. 

5.2 Additional Rent. All amounts and charges payable by Tenant under this Lease in addition to Monthly Base Rent, if any,
including, without limitation, payments for Operating Expenses, Taxes, Insurance Costs and Utilities Costs to the extent payable by Tenant under this Lease shall be considered “Additional Rent”, and the word “Rent”
in this Lease shall include Monthly Base Rent and all such Additional Rent unless the context specifically states or clearly implies that only Monthly Base Rent is referenced. Rent shall be paid to Landlord, without any prior notice or demand
therefor and without any notice, deduction or offset, in lawful money of the United States of America. 

5.3 Late Charges & Interest Rate. If Landlord does not receive Rent or any other payment due
from Tenant on the Due Date, Tenant shall pay to Landlord a late charge equal to five percent (5%) of such past due Rent or other payment. Tenant agrees that this late charge represents a fair and reasonable estimate of the cost Landlord will
incur by reason of Tenant’s late payment. Accepting any late charge shall not constitute a waiver by Landlord of Tenant’s default with respect to any overdue amount nor prevent Landlord from exercising any other rights or remedies
available to Landlord. If any installment of Monthly Base Rent or Additional Rent, or any other amount payable by Tenant hereunder is not received by Landlord by the Due Date, it shall bear interest at the Interest Rate set forth in the Summary from
the Due Date until paid. All interest, and any late charges imposed pursuant to this Section 5.3, shall be considered Additional Rent due from Tenant to Landlord under the terms of this Lease. Notwithstanding the foregoing provisions of this
Section 5.3, on the first (1st) occasion in each
calendar year during the Term, Landlord shall not assess a late charge or interest on any unpaid amount due until five (5) calendar days after the Due Date; provided, however, that Tenant shall pay to Landlord a late charge and interest on any
and all other late payments commencing as of the Due Date and without any notice during the remainder of each such calendar year. 

ARTICLE 6 - SECURITY DEPOSIT 

Concurrently with Tenant’s execution and delivery of this Lease to Landlord, Tenant shall deposit with Landlord the Security
Deposit, if any, designated in the Summary, in the form of cash or immediately available funds or, at Tenant’s option, an irrevocable letter of credit in form of Exhibit K attached hereto (“Letter of Credit”).The Security Deposit
shall be held by Landlord as security for the full and faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be performed by Tenant during the Term. If Tenant defaults with respect to any of its obligations
under this Lease, Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Monthly Base Rent, Additional Rent or 

 

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 any other sum in default, or for the payment of any other amount, loss or damage which Landlord may spend,
incur or suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, within twenty-one (21) days after demand therefor, deposit cash with Landlord in an amount sufficient to restore the
Security Deposit to its original amount (or replenish the Letter of Credit to the original amount, if applicable). Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to
interest on the Security Deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant within thirty (30) days following the
expiration of the Term, provided that Landlord may retain the Security Deposit until such time as any amount due from Tenant in accordance with this Lease has been determined and paid in full. If Landlord sells its interest in the Building during
the Term and if Landlord deposits with or credits to the purchaser the Security Deposit (or balance thereof), then, upon such sale, Landlord shall be discharged from any further liability with respect to the Security Deposit. Notwithstanding
anything to the contrary in this Article 6, upon such date as Tenant informs Landlord in writing that Tenant becomes a publicly traded company (i.e., a company that has permission to offer its registered securities for sale to the general public and
whose stock is traded over the counter via market makers), and raises at least Forty Million Dollars ($40,000,000.00) through said public offering (the “Adjustment Date”), Landlord shall apply $151,268.00 of the Security Deposit
towards Rent then due and payable by Tenant under this Lease for each consecutive month following the Adjustment Date until exhausted. Accordingly, as of the Adjustment Date, the Security Deposit shall be reduced to $63,998.00. However, there shall
be no reduction in the Security Deposit if Tenant is in default beyond applicable notice and cure periods as of the Adjustment Date, or if Tenant has been in Default under this Lease at any time within the period of six (6) months prior to the
Adjustment Date. 
 ARTICLE 7 - OPERATING EXPENSES/UTILITIES/SERVICES 

7.1 Operating Expenses. Tenant shall pay for or contribute to the costs of operation, maintenance, repair and replacement
of the Premises, Building and Property as provided in the Summary. 
 7.2 Utilities and Services. Utilities and
services to the Premises and the Property are described in the Summary. 
 7.3 Taxes. As used in this Lease, the
term “Taxes” means: All real property taxes and assessments, possessory interest taxes, sales taxes, personal property taxes, business or license taxes or fees, gross receipts taxes, license or use fees, excises, transit charges,
and other impositions of any kind (including fees “in-lieu” or in substitution of any such tax or assessment) which are now or hereafter assessed, levied, charged or imposed by any public authority upon the Building, Site, Property and/or
Premises or any portion thereof, its operations or the Rent derived therefrom (or any portion or component thereof, or the ownership, operation, or transfer thereof), and any and all costs and expenses (including, without limitation, reasonable
attorneys’ fees) incurred in attempting to protest, reduce or minimize the same. Taxes shall not include inheritance or estate taxes imposed upon or assessed against the interest of Landlord, gift taxes, excess profit taxes, franchise taxes, or
similar taxes on Landlord’s business or any other taxes computed upon the basis of the net income of Landlord. If it shall not be lawful for Tenant to reimburse Landlord for any such Taxes, the Monthly Base Rent payable to Landlord under this
Lease shall be revised to net Landlord the same net rent after imposition of any such Taxes by Landlord as would have been payable to Landlord prior to the payment of any such Taxes. Tenant shall pay for or contribute to Taxes as provided in the
Summary. Notwithstanding anything herein to the contrary, Tenant shall be liable for all taxes levied or assessed against personal property, furniture, fixtures, above-standard Tenant Improvements and alterations, additions or improvements placed by
or for Tenant in the Premises. Furthermore, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on the rent or services provided herein or otherwise
respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Property; or (iii) taxes
assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 

7.4 Insurance Costs. As used in this Lease, “Insurance Costs” means the cost of insurance obtained by
Landlord pursuant to Article 15 (including self-insured amounts and deductibles, if any). Tenant shall pay for or contribute to Insurance Costs as provided in the Summary. 

7.5 Interruption of Utilities. Landlord shall have no liability to Tenant for any interruption in utilities or services to
be provided to the Premises when such failure is caused by all or any of the following: (a) accident, breakage or repairs; (b) strikes, lockouts or other labor disturbances or labor disputes of any such character; (c) governmental
regulation, moratorium or other governmental action; (d) inability, despite the exercise of reasonable diligence, to obtain electricity, water or fuel; (e) service interruptions or any other unavailability of utilities resulting from
causes beyond Landlord’s control including without limitation, any electrical power “brown out” or “black-out”; or (f) any other cause beyond Landlord’s reasonable control. In addition, in the event of any such
interruption in utilities or services, Tenant shall not be entitled to any abatement or reduction of Rent (except as expressly provided in Articles 17 and 18 if such failure is a result of any casualty damage or taking described therein), no
eviction of Tenant shall result, and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease. In the event of any stoppage or interruption of services or utilities which are not obtained directly by Tenant,
Landlord shall diligently attempt to resume such services or utilities as promptly as practicable. Tenant hereby waives the provisions of any applicable existing or future Law, ordinance or governmental regulation permitting the termination of this
Lease due to an interruption, failure or inability to provide any services (including, without limitation, to the extent the Premises are located in California, the provisions of California Civil Code Section 1932(1)). 

 

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 7.6 Abatement. Notwithstanding anything to the contrary contained in this
Lease, if Tenant’s use of all or a material part of the Premises is materially impaired due to any of the causes identified in subparagraphs (i) through (v) below (“Eligible Causes”) and such disruption materially interferes
with the conduct of Tenant’s business in the Premises for five (5) consecutive business days or twenty (20) days in any twelve (12) month period (such five (5) consecutive business day period or twenty (20) day period,
as applicable, is referred to herein as the “Eligibility Period”), as any such Eligibility Period may be extended due to Force Majeure Delays (as defined in Section 32.17 of this Lease), then Tenant shall be entitled to an
equitable abatement of Monthly Base Rent and Additional Rent under this Lease based upon the portion of the Premises affected thereby (provided that if the operation of Tenant’s business from the remainder of the Premises not affected thereby
is not reasonably practicable under the circumstances and Tenant in fact does not operate for business from the remainder of the Premises, all Monthly Base Rent and Additional Rent under this Lease shall be subject to such abatement) from the
commencement of the Eligibility Period until the applicable material impairment is cured; provided, however, that if Landlord is diligently pursuing the repair of such utilities or services and Landlord provides substitute services reasonably
suitable for Tenant’s purposes, such as for example, bringing in portable air-conditioning equipment, then there shall not be any abatement of Rent. As used herein, “Eligible Causes” shall mean (i) an interruption of
utility or mechanical services to the Premises, (ii) an inability to access the Premises or parking areas within the Project which Tenant is entitled to use pursuant to this Lease unless resulting from governmental mandate, (iii) entry
upon the Premises by Landlord or Landlord’s employees, agents or contractors, (iv) repairs, maintenance or other work required to be made to the Premises or Building which are the responsibility of Landlord under this Lease or which
otherwise are performed by or on behalf of Landlord, and/or (v) Landlord’s failure to conduct repairs, maintenance or other work required to be made to the Premises or Building which are the responsibility of Landlord under this Lease or
which otherwise are performed by or on behalf of Landlord. Any impairment of Tenant’s use of the Premises resulting from acts or omissions of Tenant or any of Tenant’s Parties shall not constitute Eligible Causes. The provisions of this
Section 7.6 shall not, however, apply in the event of a casualty or in the event of a taking or condemnation governed by the provisions of Sections 17 and 18 below. 

ARTICLE 8 - MAINTENANCE AND REPAIR 

8.1 Landlord’s Repair Obligations. Except as otherwise expressly provided in this Lease, Landlord shall have no
obligation to alter, remodel, improve, repair, renovate, redecorate or paint all or any part of the Premises. All other repair and maintenance of the Premises, Building and Property to be performed by Landlord, if any, shall be as provided in the
Summary. Notwithstanding the foregoing, as of the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall be responsible for any required compliance work to the Building and all Common Areas of the Property in order to conform
to the requirements of the Americans With Disabilities Act of 1990, as amended (“ADA”), and all applicable building codes and laws, including any such compliance work in the Building and Common Areas which is triggered by
Landlord’s Work, and Landlord shall deliver the Premises and the Common Areas as of the Delivery Date in compliance with applicable Laws, including the ADA; provided, however, Tenant shall be responsible for compliance with ADA and all
applicable Building codes as to Tenant’s construction of the initial Tenant Improvements, except for any non-compliance in connection with the raised floor (to the extent such raised floor is made a part of Landlord’s Work) and except for
any non compliance that is existing in the Premises prior to the Delivery Date. 
 8.2 Tenant’s Repair
Obligations. Except for Landlord’s obligations specifically set forth elsewhere in this Lease and in Section 8.1 above and in the Summary, Tenant shall at all times and at Tenant’s sole cost and expense, keep, maintain,
clean, repair, preserve and replace, as necessary, the interior of the Premises and all parts thereof including, without limitation, all Tenant Improvements, Alterations, and all furniture, fixtures and equipment, including, without limitation, all
computer, telephone and data cabling and equipment, Tenant’s signs, if any, door locks, closing devices, security devices, interior of windows, window sashes, casements and frames, floors and floor coverings, shelving, kitchen, restroom
facilities and/or appliances of any kind located within the Premises, if any, custom lighting, and any additions and other property located within the Premises, so as to keep all of the foregoing elements of the Premises in good condition and
repair, reasonable wear and tear and casualty damage excepted. Tenant shall replace, at its expense, any and all plate and other glass in and about the Premises which is damaged or broken by Tenant and/or any of Tenant’s Parties, except due to
the negligence or willful misconduct of Landlord, its agents or employees. Such maintenance and repairs shall be performed with due diligence, lien-free and in a first-class and workmanlike manner, by licensed contractor(s) that are selected by
Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold or delay. All other repair and maintenance of the Premises, Building and Property to be performed by Tenant, if any, shall be as provided in the Summary. If
Tenant refuses or neglects to repair and maintain the Premises properly as required hereunder to the reasonable satisfaction of Landlord, then at any time following ten (10) days from the date on which Landlord makes a written demand on Tenant
to effect such repair and maintenance, Landlord may enter upon the Premises and make such repairs and/or maintenance, and upon completion thereof, Tenant agrees to pay to Landlord as Additional Rent, Landlord’s costs for making such repairs
plus an amount not to exceed five percent (5%) of such costs for overhead, within thirty (30) days after receipt from Landlord of a written itemized bill therefor. Any amounts not reimbursed by Tenant within such thirty (30) day
period will bear interest at the Interest Rate until paid by Tenant. 
 ARTICLE 9 - USE 

Tenant shall procure, at its sole cost and expense, any and all permits required by applicable Law for Tenant’s use and occupancy of
the Premises. Tenant shall use the Premises solely for the Permitted Use specified in the Summary, and shall not use or permit the Premises to be used for any other use or purpose whatsoever without Landlord’s prior written approval. Tenant
shall observe and comply with the Rules and Regulations attached hereto 
  

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 as Exhibit E. as the same may be modified by Landlord from time to time, and all reasonable
non-discriminatory modifications thereof and additions thereto from time to time put into effect and furnished to Tenant by Landlord. Landlord shall use commercially reasonable efforts to enforce the Rules and Regulations, but shall have no
liability to Tenant for the violation or non-performance by any other tenant or occupant of any such Rules and Regulations. Tenant shall, at its sole cost and expense, observe and comply with all Laws and all requirements of any board of fire
underwriters or similar body relating to the Premises now or hereafter in force relating to or affecting the condition, use, occupancy, alteration or improvement of the Premises (whether, except as otherwise provided herein, structural or
nonstructural, including unforeseen and/or extraordinary alterations and/or improvements to the Premises and regardless of the period of time remaining in the Term). Tenant shall not use or allow the Premises to be used for any obscene, profane,
unlawful or reasonably objectionable purpose that is inconsistent with the standards of first-class office buildings generally. Tenant shall not do or permit to be done anything that will obstruct or interfere with the rights of other tenants or
occupants of the Building or the Property, if any, or injure or annoy them. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, the Building or the Property, nor commit or suffer to be committed any waste in, on or
about the Premises. 
 ARTICLE 10 - HAZARDOUS MATERIALS 

As used in this Lease, the term “Environmental Law(s)” means any past, present or future federal, state or local Law
relating to (a) the environment, human health or safety, including, without limitation, emissions, discharges, releases or threatened releases of Hazardous Materials (as defined below) into the environment (including, without limitation, air,
surface water, groundwater or land), or (b) the manufacture, generation, refining, processing, distribution, use, sale, treatment, receipt, storage, disposal, transport, arranging for transport, or handling of Hazardous Materials. As used in
this Lease, the term “Hazardous Materials” means and includes any hazardous or toxic materials, substances or wastes as now or hereafter designated or regulated under any Environmental Laws including, without limitation, asbestos,
petroleum, petroleum hydrocarbons and petroleum based products, urea formaldehyde foam insulation, polychlorinated biphenyls (“PCBs”), and freon and other chlorofluorocarbons. Except for ordinary and general office supplies, such as
copier toner, liquid paper, glue, ink and common household cleaning materials, and motor vehicle fuel stored in fuel tanks of motor vehicles used on site in compliance with all Environmental Laws (some or all of which may constitute Hazardous
Materials), Tenant agrees not to cause or permit any Hazardous Materials to be brought upon, stored, used, handled, generated, released or disposed of on, in, under or about the Premises, the Building, the Common Areas or any other portion of the
Property by Tenant, its agents, officers, directors, shareholders, members, managers, partners, employees, subtenants, assignees, licensees, contractors or invitees (collectively, “Tenant’s Parties”), without the prior written
consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. Notwithstanding anything herein to the contrary, subject to the terms of the Lease and this Article 10, and subject to prior written approval by Landlord
as to the manner of disposal of same, Tenant shall be permitted to use the specific Hazardous Materials in such quantities per year, as provided in Exhibit G-l attached hereto. Upon the expiration or earlier termination of this Lease, Tenant
agrees to promptly remove from the Premises, the Building and the Property, at its sole cost and expense, any and all Hazardous Materials, including any equipment or systems containing Hazardous Materials which are installed, brought upon, stored,
used, generated or released upon, in, under or about the Premises, the Building and/or the Property or any portion thereof by Tenant or any of Tenant’s Parties, subject to Sections 1.33(c) and 1.33(d) above. To the fullest extent permitted by
law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and Landlord’s members, shareholders, partners, officers, directors, managers, employees, agents, contractors, successors and assigns (collectively,
“Landlord Parties”) from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without limitation, clean-up, removal, remediation and
restoration costs, sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees and court costs) which arise or result from the presence of Hazardous Materials on, in, under or about the Premises, the Building or any
other portion of the Property and which are caused by Tenant or any of Tenant’s Parties, subject to Section 1.33(c) above. The provisions of this Article 10 will survive the expiration or earlier termination of this Lease. Tenant shall
give Landlord written notice of any evidence of Mold, water leaks or water infiltration in the Premises promptly upon Tenant’s discovery of same. At its expense, Tenant shall investigate, clean up and remediate any Mold in the Premises;
provided, however, except to the extent that Tenant and/or any of Tenant’s Parties caused and/or knowingly permitted the presence of any Mold, Tenant shall have no liability for any Mold that is (i) existing in, or caused by a condition
existing in, the Premises or the Property prior to the Delivery Date, (ii) caused by conditions or events occurring outside of the Premises, including, without limitation, irrigation systems, water leaks in the Building systems or other
tenants’ negligence, or (iii) results from Landlord’s activities in the Building or on the Property. Investigation, clean up and remediation may be performed only after Tenant has Landlord’s written approval of a plan for such
remediation. All clean up and remediation shall be done in compliance with all applicable Laws. Landlord shall deliver the Premises and the Building to Tenant free of any Mold. As used in this Lease, “Mold” means mold, fungi,
spores, microbial matter, mycotoxins and microbiological organic compounds. To the best of Landlord’s knowledge, after due inquiry, as of the Commencement Date, there are no Hazardous Materials present in the Building or Property in violation
of any Environmental Law. As part of the Landlord’s Work and prior to delivering the Premises to the Tenant, Landlord shall perform, at Landlord’s sole cost, an update to the current Phase I report for the Premises in order to establish a
baseline environmental assessment and shall deliver a copy of same to Tenant. Landlord shall remedy any contamination revealed by the baseline assessment at its sole cost and expense. Upon Tenant’s vacation of the Premises but prior to
occupancy of or use of any portion of the Premises by any other tenant (including for tenant construction or fixturization purposes) or commencement by Landlord of any construction of alterations in the Premises, Landlord shall, at Tenant’s
sole cost and expense, conduct an exit Phase I environmental assessment and deliver same to Tenant, whereupon Tenant shall be required to remedy the presence of any Hazardous Materials as further provided in this Article 10 and Section 1.33 of
the Summary. 
  

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 ARTICLE 11- PARKING 

During the Term, Tenant shall be entitled to utilize and, except as otherwise provided herein, be obligated to pay for, the number and
type of parking spaces specified in the Summary within the parking areas for the Property as designated by Landlord from time to time. Landlord shall at all times have the right to establish and modify the nature and extent of the parking areas for
the Building and Property (including whether such areas shall be surface, underground and/or other structures). In addition, if Tenant is not the sole occupant of the Property, Landlord may, in its discretion, designate any unreserved parking spaces
as reserved parking. The terms and conditions for parking at the Property shall be as specified in the Summary and in the Rules and Regulations regarding parking as contained in Exhibit E attached hereto, as the same may be modified by
Landlord from time to time. In no event shall any modifications or designation of reserved parking spaces result in any decrease in Tenant’s parking ratio or otherwise materially and adversely interfere with Tenant’s parking rights at the
Property. Tenant shall not use more parking spaces than its allotment and shall not use any parking spaces specifically assigned by Landlord to other tenants, if any, or for such other uses such as visitor, handicapped or other special purpose
parking. Tenant’s visitors shall be entitled to access to the parking areas on the Property designated for visitor use, subject to availability of spaces and the terms of the Summary. 

ARTICLE 12 - TENANT SIGNS 

Tenant’s sign rights are described in Section 1.30 of the Summary. All aspects of any such signs shall be subject to the prior
written consent of Landlord (which shall not be unreasonably withheld or delayed), and shall be per Landlord’s standard specifications and materials, as revised by Landlord from time to time. Tenant shall have no right to install or maintain
any other signs, banners, advertising, notices, displays, stickers, decals or any other logo or identification of any person, product or service whatsoever, in any location on or in the Property except as (i) shall have been expressly approved
by Landlord in writing prior to the installation thereof (which approval shall not be unreasonably withheld or delayed), (ii) shall not violate any signage restrictions or exclusive sign rights contained in any then existing leases with other
tenants of the Property, if any, and (iii) are consistent and compatible with all applicable Laws, and the design, signage and graphics program from time to time implemented by Landlord with respect to the Property, if any. Landlord shall have
the right to remove any signs or signage material installed without Landlord’s permission, without being liable to Tenant by reason of such removal, and to charge the cost of removal to Tenant as Additional Rent hereunder, payable within ten
(10) days after written demand by Landlord. Any additional sign rights of Tenant, if any, shall be as provided in the Summary. 

ARTICLE 13 - ALTERATIONS 

13.1 Alterations. After installation of the initial Tenant Improvements for the Premises, Tenant may, at
its sole cost and expense, make alterations, additions, improvements and decorations to the Premises (“Alteration(s)”) subject to and upon the following terms and conditions: 

a. Tenant shall not make any Alterations which: (i) adversely affect any area outside the Premises including the
outside appearance, character or use of any portions of the Building or other portions of the Property; (ii) adversely affect, weaken, and/or impair the Building’s structure, roof, roof membrane, any structural component or any base
Building equipment, services or systems (including fire and life/safety systems), or the proper functioning thereof, or Landlord’s access thereto; (iii) will violate or require a change in any occupancy certificate applicable to the
Premises; or (iv) would trigger a legal requirement which would require Landlord to make any alteration or improvement to the Premises, Building or other aspect of the Property, except to the extent that Tenant agrees to pay for all costs and
expenses relating to such legal requirement as it pertains to the Building and/or the Property to the extent triggered by such alteration or improvement, in which case Landlord shall reasonably consider such Alteration. 

b. Tenant shall not make any Alterations not prohibited by Section 13.1(a), unless Tenant first obtains
Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay, provided Landlord’s prior approval shall not be required for any Alterations that is not prohibited by Section 13.1(a) above
and is of a cosmetic nature that satisfies all of the following conditions (hereinafter a “Pre-Approved Alteration”): (i) the costs of such Alterations do not exceed Fifty Thousand Dollars ($50,000.00) in the aggregate
per calendar year; (ii) to the extent reasonably required by Landlord or by law due to the nature of the work being performed, Tenant delivers to Landlord final plans, specifications, working drawings, permits and approvals for such Alterations
at least ten (10) days prior to commencement of the work thereof; (iii) Tenant and such Alterations otherwise satisfy all other conditions set forth in this Section 13.1; and (iv) the making of such Alterations will not otherwise
cause a default by Tenant under any provision of this Lease. Tenant shall provide Landlord with ten (10) days’ prior written notice before commencing any Alterations. In addition, before proceeding with any Alteration, Tenant’s
contractors shall obtain, on behalf of Tenant and at Tenant’s sole cost and expense, all necessary governmental permits and approvals for the commencement and completion of such Alterations. Landlord’s approval of any plans, contractor(s)
and subcontractor(s) of Tenant shall not release Tenant or any such contractor(s) and/or subcontractor(s) from any liability with respect to such Alterations and will create no liability or responsibility on Landlord’s part concerning the
completeness of such Alterations or their design sufficiency or compliance with Laws. 
 c. All Alterations shall
be performed: (i) in accordance with the approved plans, specifications and working drawings, if any; (ii) lien-free and in a first-class workmanlike manner; (iii) in compliance with all Laws; (iv) in such a manner so as not to
unreasonably interfere with the occupancy of 
  

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 any other tenant, nor impose any additional expense upon nor delay Landlord in the
maintenance and operation of the Building; (v) by licensed and bondable contractors and subcontractors selected by Tenant and reasonably approved by Landlord, and (v) at such times, in such manner and subject to such reasonable,
non-discriminatory rules and regulations as Landlord may from time to time reasonably designate. Tenant shall pay to Landlord, within thirty (30) days after written demand, the costs of any increased insurance premiums incurred by Landlord to
include such Alterations in the causes of loss – special form property insurance obtained by Landlord pursuant to this Lease, if Landlord elects in writing to insure such Alterations; provided, however, Landlord shall not be required to include
the Alterations and the Tenant Improvements under such insurance. If the Alterations and Tenant Improvements are not included in Landlord’s insurance, Tenant shall insure the Alterations under its causes of loss-special form property insurance
pursuant to this Lease. 
 d. Tenant shall pay to Landlord, as Additional Rent, the reasonable costs of Landlord’s engineers
and other consultants for review of all plans, specifications and working drawings for the Alterations, within thirty (30) days after Tenant’s receipt of invoices either from Landlord or such consultants. In addition to such costs, Tenant
shall pay to Landlord, within thirty (30) days after completion of any Alterations, a construction supervision fee equal to four percent (4%) of the total cost of the Alterations and the actual, reasonable costs incurred by Landlord for
any services rendered by Landlord’s management personnel and engineers to coordinate and/or supervise any of the Alterations to the extent such services are provided in excess of or after the normal on-site hours of such engineers and
management personnel. 
 e. Throughout the performance of the Alterations, Tenant shall obtain, or cause its contractors to
obtain, workers compensation insurance and commercial general liability insurance in compliance with the insurance provisions of this Lease. 

13.2 Removal of Alterations. All Alterations and the initial Tenant Improvements in the Premises (whether installed or paid for by
Landlord or Tenant), shall become the property of Landlord and shall remain upon and be surrendered with the Premises at the end of the Term, except that trade fixtures shall remain the property of Tenant at all times; provided, however, Landlord
shall, by written notice delivered to Tenant concurrently with Landlord’s approval of plans for any Alterations identify those Alterations which Landlord shall require Tenant to remove at the end of the Term; provided, further, however, the
initial Tenant Improvements shall not be required to be removed at the end of the Term, except that Tenant shall remove all Tenant’s equipment and machinery including but not limited to piping, fume hoods, and any other Tenant equipment and
machinery added during the Lease Term that pertains to Tenant’s business including any and all equipment located outside of the Premises (except as set forth below) including the HVAC condenser farm set forth in Exhibit “H” herein,
air compressor, and all conditions associated with that equipment including any piping and wiring and concrete pads. Tenant will be responsible to restore any holes and damage to the Building and outside areas caused by the use and/or removal of any
of such Tenant’s equipment to Landlord’s commercially reasonable satisfaction. If Landlord fails to indicate whether removal shall be required at the time of its approval of the Alterations, Tenant shall not be required to remove such
Alterations at the expiration or earlier termination of the Lease. If Landlord requires Tenant to remove any such Alterations concurrently with Landlord’s approval thereof, Tenant shall, at its sole cost, remove the identified items on or
before the expiration or sooner termination of this Lease and repair any damage to the Premises caused by such removal to its original condition (or, at Landlord’s option, Tenant shall pay to Landlord all of Landlord’s costs of such
removal and repair). Any removal by Tenant shall be completed within ten (10) business days following the end of the Term or any early termination as set forth in the Lease. Notwithstanding the foregoing, Tenant shall not be required to remove
at the end of the Term or any early termination as set forth in the Lease (i) any generator or generator pad installed by Tenant pursuant to the terms set forth in this Lease, or (ii) any HVAC units installed on the roof pursuant to the
terms set forth in this Lease. 
 13.3 Liens. Tenant shall not permit any mechanic’s, materialmen’s or other
liens to be filed against all or any part of the Property or the Premises, nor against Tenant’s leasehold interest in the Premises, by reason of or in connection with any repairs, alterations, improvements or other work contracted for or
undertaken by Tenant or any of Tenant’s Parties. If any such liens are filed, Tenant shall, at its sole cost, immediately cause such liens to be released of record or bonded so that such lien(s) no longer affect(s) title to the Property, the
Building or the Premises. If Tenant fails to cause any such lien to be released or bonded within ten (10) business days after filing thereof, Landlord may cause such lien to be released by any means it shall deem proper, including payment in
satisfaction of the claim giving rise to such lien, and Tenant shall reimburse Landlord within five (5) business days after receipt of invoice from Landlord, any sum paid by Landlord to remove such liens, together with interest at the Interest
Rate from the date of such payment by Landlord. 
 ARTICLE 14 - TENANT’S INSURANCE 

14.1 Tenant’s Insurance. On or before the earlier of any Early Access Period, the Commencement Date or the date Tenant
commences or causes to be commenced any work of any type in the Premises, and continuing during the entire Term, Tenant shall obtain and keep in full force and effect, the following insurance with limits of coverage as set forth in Section 1.14
of the Summary: 
 a. Special Form (formerly known as “all risk”) insurance, including fire and extended coverage,
sprinkler leakage (including earthquake sprinkler leakage), vandalism, malicious mischief plus earthquake and flood coverage upon property of every description and kind owned by Tenant and located in the Premises or the Building, or for which Tenant
is legally liable or installed by or on behalf of Tenant including, without limitation, furniture, equipment and any other personal property, and any Alterations (but excluding the initial Tenant Improvements previously existing or installed in the
Premises), in an 
  

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 amount not less than the full replacement cost thereof. In the event that there shall be a
dispute as to the amount which comprises full replacement cost, the decision of Landlord or the Mortgagees of Landlord shall be presumptive. 

b. Commercial general liability insurance coverage on an occurrence basis, including personal injury, bodily injury (including wrongful
death), property damage, operations hazard, contractual liability (including Tenant’s indemnification obligations under this Lease), liquor liability (if Tenant serves alcohol on the Premises), products and completed operations liability. The
limits of liability of such commercial general liability insurance may be increased every three (3) years during the Term upon reasonable prior notice by Landlord to an amount reasonably required by Landlord and appropriate for tenants of
buildings comparable to the Building. 
 c. Commercial Automobile Liability covering all owned, hired and non-owned automobiles.

 d. Worker’s compensation, in statutory amounts and employers liability, covering all persons employed in connection with
any work done in, on or about the Premises for which claims for death, bodily injury or illness could be asserted against Landlord, Tenant or the Premises. 

e. Umbrella liability insurance on an occurrence basis, in excess of and following the form of the underlying insurance described in
Section 14.1.b. and 14. 1.c. and the employer’s liability coverage in Section 14.1.d. which is at least as broad as each and every area of the underlying policies. Such umbrella liability insurance shall include pay on behalf of
wording, concurrency of effective dates with primary policies, blanket contractual liability, application of primary policy aggregates, and shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary
insurance, subject to customary commercially reasonable deductible amounts imposed on umbrella policies. 
 f. If Tenant’s
business includes professional services, Tenant shall, at Tenant’s expense, maintain in full force and effect professional liability (also known as errors and omissions insurance), covering Tenant and Tenant’s employees from work related
negligence and liability in trade. 
 g. Loss of income, extra expense and business interruption insurance in such amounts as
will reimburse Tenant for 12 months of direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of access to the Premises, Tenant’s parking areas or to the Building
as a result of such perils. 
 h. Any other form or forms of insurance as Tenant or Landlord or the Mortgagees of Landlord may
reasonably require from time to time, in form, amounts and for insurance risks against which a prudent tenant of a building similar to the Building would protect itself, but only to the extent such risks and amounts are available in the insurance
market at commercially reasonable costs. 
 14.2 Requirements. Each policy required to be obtained by Tenant hereunder
shall: (a) be issued by insurers which are approved by Landlord and/or Landlord’s Mortgagees and are authorized to do business in the state in which the Building is located and rated not less than Financial Size X, and with a Financial
Strength rating of A in the most recent version of Best’s Key Rating Guide (provided that, in any event, the same insurance company shall provide the coverages described in Sections 14.1.a. and 14.1.g. above); (b) be in form reasonably
satisfactory from time to time to Landlord; (c) name Tenant as named insured thereunder and shall name Landlord and, at Landlord’s request, such other persons or entities of which Tenant has been informed in writing, as additional insureds
thereunder, all as their respective interests may appear; (d) not have a deductible amount exceeding Twenty Five Thousand Dollars ($25,000.00, which deductible amount shall be deemed self-insured with full waiver of subrogation;
(e) specifically provide that the insurance afforded by such policy for the benefit of Landlord and any other additional insureds shall be primary, and any insurance carried by Landlord or any other additional insureds shall be excess and
non-contributing; (f) contain an endorsement that the insurer waives its right to subrogation; (g) require the insurer to notify Landlord and any other additional insureds in writing not less than thirty (30) days prior to any
material change, reduction in coverage, cancellation or other termination thereof; (h) contain a cross liability or severability of interest endorsement; and (i) be in amounts sufficient at all times to satisfy any coinsurance requirements
thereof. Tenant agrees to deliver to Landlord, as soon as practicable after the placing of the required insurance, but in no event later than the date Tenant is required to obtain such insurance as set forth in Section 14.1 above, certificates
from the insurance company evidencing the existence of such insurance and Tenant’s compliance with the foregoing provisions of this Article 14. Tenant shall cause replacement certificates to be delivered to Landlord not less than ten
(10) days prior to the expiration of any such policy or policies. If any such initial or replacement certificates are not furnished within the time(s) specified herein, Landlord shall have the right, but not the obligation, to procure such
policies and certificates at Tenant’s expense. 
         14.3 Effect on Insurance. Tenant
shall not do or permit to be done anything which will (a) violate or invalidate any insurance policy or coverage maintained by Landlord or Tenant hereunder, or (b) increase the costs of any insurance policy maintained by Landlord. If
Tenant’s occupancy or conduct of its business in or on the Premises results in any increase in premiums for any insurance carried by Landlord with respect to the Building or the Property, Tenant shall either discontinue the activities affecting
the insurance or pay such increase as Additional Rent within ten (10) days after being billed therefor by Landlord. If any insurance coverage carried by Landlord pursuant to this Lease or otherwise with respect to the Building or the Property
shall be cancelled or reduced (or cancellation or reduction thereof shall be threatened) by reason of the use or occupancy of the Premises other than as allowed by the Permitted Use by Tenant or by anyone permitted by Tenant to be upon the Premises,
and if Tenant fails to remedy such condition within five (5) business days after notice thereof, Tenant shall be deemed to be in default under this Lease and Landlord shall have all remedies provided in this Lease, at law or in equity,
including, without limitation, the right (but not the obligation) to enter upon the Premises and attempt to remedy such condition at Tenant’s cost. 
  

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 ARTICLE 15 - LANDLORD’S INSURANCE 

During the Term, Landlord shall maintain property insurance written on a Special Form (formerly known as “all risk”) basis
covering the full replacement cost of the Property and the Building, including the initial Tenant Improvements (excluding, however, Tenant’s furniture, equipment and other personal property, Tenant Improvements and Alterations, unless Landlord
otherwise elects to insure the Alterations pursuant to Section 13.1 above) against damage by fire and standard extended coverage perils and with vandalism and malicious mischief endorsements, rental loss coverage, at Landlord’s option,
earthquake damage coverage, and such additional coverage as Landlord deems appropriate. Landlord shall also carry commercial general liability in such reasonable amounts and with such reasonable deductibles as would be carried by a prudent owner of
a Comparable Building. At Landlord’s option, all such insurance may be carried under any blanket or umbrella policies that Landlord has in force for other buildings and projects. In addition, at Landlord’s option, Landlord may elect to
self-insure all or any part of such required insurance coverage, provided that the waiver of subrogation clause pursuant to Article 19 below shall apply to Landlord to the extent of any insurance coverage with respect to which Landlord elects to
self-insure. Landlord may, but shall not be obligated to carry any other form or forms of insurance as Landlord or the Mortgagees or ground lessors of Landlord may reasonably determine is advisable. The cost of insurance obtained by Landlord
pursuant to this Article 15 (including self-insured amounts and deductibles) shall be included in Insurance Costs, except that any increase in the premium for the property insurance attributable to the replacement cost of the Tenant Improvements in
excess of Building standard shall not be included as Insurance Costs, but shall be paid by Tenant within thirty (30) days after invoice from Landlord. 

ARTICLE 16 - INDEMNIFICATION AND EXCULPATION 

16.1 Tenant’s Assumption of Risk and Waiver. Except to the extent such matter is not covered by the insurance required to be
maintained by Tenant under this Lease and/or except to the extent such matter is attributable to the gross negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees, Landlord shall not be liable to Tenant, or
any of Tenant’s Parties for: (i) any damage to property of Tenant, or of others, located in, on or about the Premises, (ii) the loss of or damage to any property of Tenant or of others by theft or otherwise, (iii) any injury or
damage to persons or property resulting from fire, explosion, falling ceiling tiles masonry, steam, gas, electricity, water, rain or leaks from any part of the Premises or from the pipes, appliance of plumbing works or from the roof, street or
subsurface or from any other places or by dampness or by any other cause of whatsoever nature, (iv) any such damage caused by other tenants or persons in the Premises, occupants of any other portions of the Property, or the public, or caused by
operations in construction of any private, public or quasi-public work, or (v) any interruption of utilities and services. Landlord shall in no event be liable to Tenant or any other person for any consequential damages, special or punitive
damages, or for loss of business, revenue, income or profits and Tenant hereby waives any and all claims for any such damages. Tenant shall in no event be liable to Landlord or any other person for any consequential damages, special or punitive
damages, or for loss of business, revenue, income or profits and Landlord hereby waives any and all claims for any such damages, except to the extent of losses arising out of a holdover pursuant to Section 21.2 below. Notwithstanding anything
to the contrary contained in this Section 16.1, all property of Tenant and Tenant’s Parties kept or stored on the Premises, whether leased or owned by any such parties, shall be so kept or stored at the sole risk of Tenant and Tenant shall
hold Landlord harmless from any claims arising out of damage to the same, including subrogation claims by Tenant’s insurance carriers. Landlord or its agents shall not be liable for interference with light or other intangible rights.

         16.2 Tenant’s Indemnification. Tenant shall be liable for, and shall indemnify,
defend, protect and hold Landlord and the Landlord Parties harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including, without limitation, attorneys’ fees and court
costs (collectively, “Indemnified Claims”), arising or resulting from (a) any occurrence in the Premises following the date Landlord delivers possession of all or any portion of the Premises to Tenant, except to the extent
caused by the gross negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees, (b) any act or omission of Tenant or any of Tenant’s Parties in connection with Tenant’s occupancy of the Premises
during the Term, as the same may be extended; (c) the use of the Premises, the Building and the Property and conduct of Tenant’s business by Tenant or any of Tenant’s Parties, or any other activity, work or thing done, permitted or
suffered by Tenant or any of Tenant’s Parties, in or about the Premises, the Building or elsewhere on the Property; and/or (d) any default by Tenant as to any obligations on Tenant’s part to be performed under the terms of this Lease.
The foregoing indemnification shall include, but not be limited to, any injury to, or death of, any person, or any loss of, or damage to, any property on the Premises, or on adjoining sidewalks, streets or ways, or connected with the use, condition
or occupancy thereof, whether or not Landlord or any Landlord Parties has or should have knowledge or notice of the defect or conditions causing or contributing to such injury, death, loss or damage. In case any action or proceeding is brought
against Landlord or any Landlord Parties by reason of any such Indemnified Claims, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel approved in writing by Landlord, which approval shall not be unreasonably
withheld or delayed. Tenant’s indemnification obligations under this Section 16.2 and elsewhere in this Lease shall survive the expiration or earlier termination of this Lease. Tenant’s covenants, agreements and indemnification in
Section 16.1 and this Section 16.2 are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. 

 

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 16.3 Landlord’s Indemnification of Tenant. Notwithstanding anything to the
contrary contained in Section 16.1 or 16.2, Tenant shall not be required to protect, defend, save harmless or indemnify Landlord from any liability for injury, loss, accident or damage to any person resulting from Landlord’s grossly
negligent acts or omissions or willful misconduct or that of its agents, contractors, servants, employees or licensees, in connection with Landlord’s activities on or about the Premises, or any pre-existing condition, and subject to the terms
of Article 22, Landlord hereby indemnifies and agrees to protect, defend and hold Tenant harmless from and against Indemnified Claims arising out of Landlord’s grossly negligent acts or omissions or willful misconduct or those of its agents,
contractors, servants, employees or licensees in connection with Landlord’s activities on or about the Premises or any pre-existing condition. Such exclusion from Tenant’s indemnity and such agreement by Landlord to so indemnify and hold
Tenant harmless are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease to the extent that such policies cover (or, if such policies
would have been carried as required, would have covered) the result of grossly negligent acts or omissions or willful misconduct of Landlord or those of its agents, contractors, servants, employees or licensees; provided, however, the provisions of
this sentence shall in no way be construed to imply the availability of any double or duplicate coverage. Landlord’s and Tenant’s indemnification obligations hereunder may or may not be coverable by insurance, but the failure of either
Landlord or Tenant to carry insurance covering the indemnification obligation shall not limit their indemnity obligations hereunder. 

ARTICLE 17 - CASUALTY DAMAGE/DESTRUCTION 

17.1 Landlord’s Rights and Obligations. If the Premises or the Building is damaged by fire or other casualty
(“Casualty”) to an extent not exceeding twenty-five percent (25%) of the full replacement cost thereof, and Landlord’s contractor estimates in writing delivered to the parties that the damage thereto is such that the
Building and/or Premises may be repaired, reconstructed or restored to substantially its condition immediately prior to such damage within one hundred twenty (120) days from the date of such Casualty, and Landlord will receive insurance
proceeds sufficient to cover the costs of such repairs, reconstruction and restoration (including proceeds from Tenant and/or Tenant’s insurance which Tenant is required to deliver to Landlord pursuant to this Lease), then Landlord shall
commence and proceed diligently with the work of repair, reconstruction and restoration and this Lease shall continue in full force and effect. If, however, the Premises or the Building is damaged to an extent exceeding twenty-five percent
(25%) of the full replacement cost thereof, or Landlord’s contractor estimates that such work of repair, reconstruction and restoration will require longer than one hundred twenty (120) days to complete from the date of Casualty
(which estimate shall be delivered to Tenant immediately following Landlord’s receipt thereof), or Landlord will not receive insurance proceeds (and/or proceeds from Tenant, as applicable) sufficient to cover the costs of such repairs,
reconstruction and restoration, then Landlord may elect to either: (a) repair, reconstruct and restore the portion of the Premises or Building damaged by such Casualty (including the Tenant Improvements, the Alterations that Landlord elects to
insure pursuant to Section 13.1 and, to the extent of insurance proceeds received from Tenant, the Alterations that Tenant is required to insure pursuant to Section 13.1), in which case this Lease shall continue in full force and effect;
or (b) terminate this Lease effective as of the date which is thirty (30) days after Tenant’s receipt of Landlord’s election to so terminate. In addition, if Landlord’s contractor estimates that such work of repair,
reconstruction and restoration will require longer than one hundred twenty (120) days to complete from the date of Casualty (which estimate shall be delivered to Tenant immediately following Landlord’s receipt thereof), then Tenant may
elect to terminate this Lease within thirty (30) days of Tenant’s receipt of such estimate, provided that such termination date shall not be earlier than thirty (30) days following the date of the notice of termination. Under any of
the conditions of this Section 17.1, Landlord shall give written notice to Tenant of its intention to repair or terminate within the later of thirty (30) days after the occurrence of such Casualty, or fifteen (15) days after
Landlord’s receipt of the estimate from Landlord’s contractor or, as applicable, thirty (30) days after Landlord receives approval from Landlord’s Mortgagee to rebuild,. 

17.2 Tenant’s Costs and Insurance Proceeds. In the event of any damage or destruction of all or any part of the Premises,
Tenant shall promptly: (a) notify Landlord thereof; and (b) deliver to Landlord all insurance proceeds received by Tenant with respect to the Tenant Improvements and Alterations (to the extent such items are not covered by Landlord’s
casualty insurance obtained by Landlord pursuant to this Lease) and with respect to Alterations in the Premises that Tenant is required to insure pursuant to Section 13.1, excluding proceeds for Tenant’s furniture and other personal
property, whether or not this Lease is terminated as permitted in Section 17.1, and Tenant hereby assigns to Landlord all rights to receive such insurance proceeds. If, for any reason (including Tenant’s failure to obtain insurance for the
full replacement cost of any Alterations which Tenant is required to insure pursuant to Section 13.1 hereof), Tenant fails to receive insurance proceeds covering the full replacement cost of such Alterations which are damaged, Tenant shall be
deemed to have self-insured the replacement cost of such Alterations, and upon any damage or destruction thereto, Tenant shall immediately pay to Landlord the full replacement cost of such items, less any insurance proceeds actually received by
Landlord from Landlord’s or Tenant’s insurance with respect to such items. 
         17.3
Abatement of Rent. If as a result of any such damage, repair, reconstruction and/or restoration of the Premises or the Building, Tenant is prevented from using, and does not use, the Premises or any portion thereof, then Rent shall be abated
or reduced, as the case may be, during the period that Tenant continues to be so prevented from using and does not use the Premises or portion thereof, in the proportion that the rentable square feet of the portion of the Premises that Tenant is
prevented from using, and does not use, bears to the total rentable square feet of the Premises, from the date of the damage until the Premises is restored. Notwithstanding the foregoing to the contrary, if the damage is due to the negligence or
willful misconduct of Tenant or any of Tenant’s Parties, there shall be no abatement of Rent beyond Landlord’s rent abatement insurance period. Except for abatement of Rent as provided hereinabove, Tenant shall not be entitled to any
compensation or damages for loss of, or interference with, Tenant’s business or use or access of all or any part of the Premises resulting from any such damage, repair, reconstruction or restoration. 

 

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 17.4 Inability to Complete. Notwithstanding anything to the contrary contained in
this Article 17, if Landlord is obligated or elects to repair, reconstruct and/or restore the damaged portion of the Building or Premises pursuant to Section 17.1 above, but is delayed from completing such repair, reconstruction and/or
restoration beyond the date which is three (3) months after the date estimated by Landlord’s contractor for completion thereof pursuant to Section 17.1, by reason of any causes beyond the reasonable control of Landlord (including,
without limitation, delays due to Force Majeure, and delays caused by Tenant or any of Tenant’s Parties), then either party may elect to terminate this Lease upon thirty (30) days’ prior written notice to the other party; provided,
however, Tenant shall not have the right to terminate if, at the end of such thirty (30) day notice period, the repair, reconstruction and/or restoration is substantially completed. 

17.5 Damage to the Property. If there is a total destruction of the improvements on the Property or partial destruction of such
improvements, the cost of restoration of which would exceed one-third (1/3) of the then replacement value of all improvements on the Property, by any cause whatsoever, whether or not insured against and whether or not the Premises are partially
or totally destroyed, Landlord may within a period of ninety (90) days after the occurrence of such destruction, notify Tenant in writing that it elects not to so reconstruct or restore such improvements, in which event this Lease shall cease
and terminate as of the date of such destruction. 
 17.6 Damage Near End of Term. In addition to its termination
rights in Sections 17.1, 17.4 and 17.5 above, either party shall have the right to terminate this Lease if any damage to the Building or Premises occurs during the last twelve (12) months of the Term. 

17.7 Tenant’s Termination Right. In the event of any damage or destruction which affects Tenant’s use and
enjoyment of the Premises, if Tenant’s possession and use of the Premises cannot reasonably be (as indicated in the estimate of Landlord’s contractor) or is not restored by Landlord within one hundred eighty (180) days following the
Casualty, Tenant shall have the right to terminate this Lease upon written notice to Landlord. 
 17.8 Waiver of Termination
Right. This Lease sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction. Accordingly, except as expressly provided herein, Tenant hereby waives any and all provisions of
applicable Law that provide alternative rights for the parties in the event of damage or destruction (including, without limitation, to the extent the Premises are located in California, the provisions of California Civil Code Section 1932,
Subsection 2, and Section 1933, Subsection 4 and any successor statute or laws of a similar nature). 
 ARTICLE 18 -
CONDEMNATION 
 18.1 Substantial or Partial Taking. Subject to the provisions of Section 18.3 below, either
party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the
right to terminate this Lease if there is a Taking of any portion of the Building or the Property which would have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Building and/or the Property. The
terminating party shall provide written notice of termination to the other party within thirty (30) days after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order granting possession
to, or vesting legal title in, the condemning authority. If this Lease is not terminated, Base Rent and all other elements of this Lease which are dependent upon the area of the Premises, the Building or the Property shall be appropriately adjusted
to account for any reduction in the square footage of the Premises, Building or Property, as applicable. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by
Tenant, however, Tenant may file a separate claim for Tenant’s furniture, fixtures, equipment and other personal property, loss of goodwill and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the
amount of Landlord’s award. 
 18.2 Condemnation Award. Subject to the provisions of Section 18.3 below, in
connection with any Taking of the Premises or the Building, Landlord shall be entitled to receive the entire amount of any award which may be made or given in such taking or condemnation, without deduction or apportionment for any estate or interest
of Tenant, it being expressly understood and agreed by Tenant that no portion of any such award shall be allowed or paid to Tenant for any so-called bonus or excess value of this Lease, and such bonus or excess value shall be the sole property of
Landlord. Tenant shall not assert any claim against Landlord or the taking authority for any compensation because of such taking (including any claim for bonus or excess value of this Lease); provided, however, if any portion of the Premises is
taken, Tenant shall be granted the right to recover from the condemning authority (but not from Landlord) any compensation as may be separately awarded or recoverable by Tenant for the taking of Tenant’s furniture, fixtures, equipment and other
personal property within the Premises, for Tenant’s relocation expenses, and for any loss of goodwill or other damage to Tenant’s business by reason of such taking. 

        18.3 Temporary Taking. In the event of a Taking of the Premises or any part thereof for
temporary use, (a) this Lease shall be and remain unaffected thereby and Rent shall not abate, and (b) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with respect to the period of the
taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier termination of this Lease, Tenant shall perform its obligations with respect to surrender of the Premises and shall pay to Landlord the
portion of any award which is attributable to any period of time beyond the Term expiration date. For purpose of this Section 18.3, a temporary taking shall be defined as a taking for a period of ninety (90) days or less. 

        18.4 Waiver. Tenant hereby waives any rights it may have pursuant to any applicable Laws
(including, without limitation, to the extent the Premises are located in California, any rights Tenant might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure) and agrees that the provisions hereof shall
govern the parties’ rights in the event of any Taking. 
  

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 ARTICLE 19 - WAIVER OF CLAIMS; WAIVER OF SUBROGATION 

19.1 Parties’ Waiver. Each of Tenant and Landlord hereby waives its rights against the other for any claims or damages
or losses, including any deductibles and self-insured amounts, which are caused by or result from (a) any occurrence insured under any property insurance policy carried by Tenant and Landlord, respectively, or (b) any occurrence which
would have been covered under any property insurance required to be obtained and maintained by Tenant and Landlord, respectively, under this Lease had such insurance been obtained and maintained as required. The foregoing waiver shall be in addition
to, and not a limitation of, any other waivers or releases contained in this Lease. 
 19.2 Waiver of Insurers.
Each party shall cause each property insurance policy carried by such party to provide that the insurer waives all rights of recovery by way of subrogation against Landlord, in connection with any claims, losses and damages covered by such
policy. If either party fails to maintain insurance for an insurable loss, such loss shall be deemed to be self-insured with a deemed full waiver of subrogation as set forth in the immediately preceding sentence. 

ARTICLE 20 - ASSIGNMENT AND SUBLETTING 

20.1 Restriction on Transfer. Except with respect to a Permitted Transfer pursuant to Section 20.6 below, Tenant shall
not, without the prior written consent of Landlord, which consent Landlord will not unreasonably withhold, condition or delay, assign this Lease or any interest herein or sublet the Premises or any part thereof, or permit the use or occupancy of the
Premises by any party other than Tenant (any such assignment, encumbrance, sublease, license or the like being sometimes referred to as a “Transfer”). In no event may Tenant encumber or hypothecate this Lease or the Premises. This
prohibition against Transfers shall be construed to include a prohibition against any assignment or subletting by operation of law. Any Transfer without Landlord’s consent (except for a Permitted Transfer pursuant to Section 20.6 below)
shall constitute a default by Tenant under this Lease, and in addition to all of Landlord’s other remedies at law, in equity or under this Lease, such Transfer shall be voidable at Landlord’s election. For purposes of this Article 20,
other than with respect to a Permitted Transfer under Section 20.6 and transfers of stock of Tenant if Tenant is a publicly-held corporation and such stock is transferred publicly over a recognized security exchange or over-the-counter market,
if Tenant is a corporation, partnership or other entity, any transfer, assignment, encumbrance or hypothecation of fifty-one percent (51%) or more (individually or in the aggregate) of any stock or other ownership interest in such entity,
and/or any transfer, assignment, hypothecation or encumbrance of any controlling ownership or voting interest in such entity, shall be deemed an assignment of this Lease and shall be subject to all of the restrictions and provisions contained in
this Article 20. 
 20.2 Landlord’s Options. If Tenant desires to effect a Transfer, then at least twenty-one
(21) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall deliver to Landlord written notice (“Transfer Notice”) setting forth the terms and conditions of
the proposed Transfer and the identity of the proposed assignee, sublessee or other transferee (sometimes referred to hereinafter as a “Transferee”). Tenant shall also deliver to Landlord with the Transfer Notice, a current
financial statement and such evidence of financial responsibility and standing as Landlord may reasonably require of the Transferee which have been certified or audited by a reputable independent accounting firm acceptable to Landlord, and such
other information concerning the business background and financial condition of the proposed Transferee as Landlord may reasonably request. Except with respect to a Permitted Transfer, within ten (10) business days after Landlord’s receipt
of any Transfer Notice, Landlord will notify Tenant of its election to do one of the following: (a) consent to the proposed Transfer subject to such reasonable conditions as Landlord may impose in providing such consent; (b) refuse such
consent, which refusal shall be on reasonable grounds; or (c) terminate this Lease as to all or such portion of the Premises which is proposed to be sublet or assigned and recapture all or such portion of the Premises for reletting by Landlord,
which termination shall be effective as of the proposed Transfer Date; provided, however, Tenant shall have the right to withdraw its request for a Transfer by written notice to Landlord given within five (5) business days following notice of
Landlord’s election to terminate this Lease. If Landlord exercises its option to terminate this Lease with respect to only a portion of the Premises following Tenant’s request for Landlord’s approval of the proposed sublease of such
space (and Tenant fails to timely withdraw its request), Landlord shall be responsible for the construction of any demising wall which Landlord reasonably deems necessary to separate such space from the remainder of the Premises. 

        20.3 Additional Conditions; Excess Rent. A condition to Landlord’s consent to any
Transfer will be the delivery to Landlord of a true copy of the fully executed instrument of assignment, sublease, transfer or hypothecation, in form and substance reasonably satisfactory to Landlord, an original of Landlord’s standard consent
form executed by both Tenant and the proposed Transferee (with such changes as Tenant or the Transferee shall request and Landlord shall agree to), and an affirmation of guaranty in form satisfactory to Landlord executed by each guarantor of this
Lease, if any. In addition, Tenant shall pay to Landlord as Additional Rent within thirty (30) days after receipt thereof, without affecting or reducing any other obligations of Tenant hereunder, fifty percent (50%) of any rent or other
economic consideration received by Tenant as a result of any Transfer which exceeds, in the aggregate, (i) the total Rent which Tenant is obligated to pay Landlord under this Lease (prorated to reflect obligations allocable to any portion of
the Premises subleased) for the applicable period, plus (ii) any tenant improvement costs or similar concessions, brokerage commissions, marketing fees, and attorneys’ fees and costs actually paid by Tenant in connection with such
Transfer, which commissions and fees shall, for purposes of the aforesaid calculation, be amortized on a straight-line basis over the term of such assignment or sublease. If Tenant effects a Transfer or requests the consent of Landlord to any
Transfer (whether or not such Transfer is consummated), then, upon demand, and as a condition precedent to Landlord’s consideration of the proposed assignment or sublease, Tenant agrees to pay Landlord a non-refundable administrative fee of
Five Hundred 
  

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Dollars ($500.00), plus Landlord’s reasonable attorneys’ and paralegal fees and other costs incurred by Landlord (not to exceed $2,500.00) in reviewing each such proposed assignment or
sublease (excluding Landlord’s in-house attorneys or paralegals). Acceptance of the Five Hundred Dollar ($500.00) administrative fee and/or reimbursement of Landlord’s attorneys’ and/or paralegal fees shall in no event obligate
Landlord to consent to any proposed Transfer. 
 20.4 Reasonable Disapproval. Without limiting in any way
Landlord’s right to withhold its consent on any reasonable grounds, it is agreed that Landlord will not be acting unreasonably in refusing to consent to a Transfer if, in Landlord’s reasonable opinion: (a) the net worth or financial
capabilities of a proposed assignee is less than that of Tenant and each guarantor of this Lease, if any, or the proposed assignee does not have the financial capability to fulfill the obligations imposed by the Transfer, and Tenant has been
released from the Lease obligations; (b) the proposed Transferee is a governmental entity; (c) the portion of the Premises to be sublet or assigned is irregular in shape with inadequate means of ingress and egress; (d) the proposed
Transfer involves a change of use of the Premises or would violate any exclusive use covenant to which Landlord is bound; (e) the Transferee is not in Landlord’s reasonable opinion of reputable or good character or consistent with tenants
of Comparable Buildings, or (f) the proposed Transferee is an existing tenant of the Building or Property or is negotiating with Landlord (or has negotiated with Landlord in the last six (6) months as evidenced by a written proposal
submitted to such party by Landlord) for space in the Building or the Property. 
 20.5 No Release. No
Transfer, occupancy or collection of rent from any proposed Transferee shall be deemed a waiver on the part of Landlord, or the acceptance of the Transferee as Tenant and no Transfer shall release Tenant of Tenant’s obligations under this Lease
or alter the primary liability of Tenant to pay Rent and to perform all other obligations to be performed by Tenant hereunder. Landlord may require that any Transferee remit directly to Landlord on a monthly basis, all monies due Tenant by said
Transferee, and each sublease shall provide that if Landlord gives said sublessee written notice that Tenant is in default under this Lease, said sublessee will thereafter make all payments due under the sublease directly to or as directed by
Landlord, which payments will be credited against any payments due under this Lease. Tenant hereby irrevocably and unconditionally assigns to Landlord all rents and other sums payable under any sublease of the Premises; provided, however, that
Landlord hereby grants Tenant a license to collect all such rents and other sums so long as Tenant is not in default under this Lease beyond applicable notice and cure periods. Consent by Landlord to one Transfer shall not be deemed consent to any
subsequent Transfer. In the event of default by any Transferee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such
Transferee or successor. Landlord may consent to subsequent assignments of this Lease or sublettings or amendments or modifications to this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining
its or their consent thereto and any such actions shall not relieve Tenant of liability under this Lease. To the extent the Premises are located in California, Tenant hereby waives (for itself and all persons claiming under Tenant) the provisions of
Civil Code Section 1995.310. 
 20.6 Permitted Transfers. Notwithstanding the provisions of Section 20.1
above to the contrary, provided that Tenant is not then in default, Tenant may assign this Lease or sublet the Premises or any portion thereof (herein, a “Permitted Transfer”), without Landlord’s consent to any entity that
controls, is controlled by or is under common control with Tenant, or to any entity resulting from a merger or consolidation with Tenant, or to any person or entity which acquires all the assets of Tenant’s business as a going concern (each, a
“Permitted Transferee”), provided that: (a) at least ten (10) business days prior to such assignment or sublease, Tenant delivers to Landlord a reasonably detailed description of the proposed Transfer and the financial
statements and other financial and background information of the assignee or sublessee described in Section 20.2 above; (b) in the case of an assignment, the assignee assumes, in full, the obligations of Tenant under this Lease (or in the
case of a sublease, the sublessee of a portion of the Premises or Term assumes, in full, the obligations of Tenant with respect to such portion) pursuant to an assignment and assumption agreement (or a sublease, as applicable) reasonably acceptable
to Landlord, a fully executed copy of which is delivered to Landlord within thirty (30) days following the effective date of such assignment or subletting; (c) each guarantor of this Lease executes a reaffirmation of its guaranty in form
satisfactory to Landlord; (d) Tenant (or in the case of a merger, the surviving entity) remains fully liable under this Lease unless otherwise released in writing by Landlord; (e) Intentionally Omitted; (f) the use of the Premises is
pursuant to Section 1.10 of this Lease; (g) such transaction is not entered into as a subterfuge to avoid the restrictions and provisions of this Article 20 and will not violate any exclusive use covenant to which Landlord is bound;
(h) with respect to a subletting only, Tenant and such Permitted Transferee execute Landlord’s standard consent to sublease form (with such changes as Tenant and Permitted Transferee shall reasonably request and Landlord shall agree to);
and (i) Tenant is not in default under this Lease beyond applicable notice and cure periods. A public offering of shares of stock on a national exchange shall constitute a Permitted Transfer. 

ARTICLE 21 - SURRENDER AND HOLDING OVER 

        21.1 Surrender of Premises. Upon the expiration or sooner termination of this Lease, Tenant shall
surrender all keys for the Premises and exclusive possession of the Premises to Landlord broom clean and in good condition and repair, reasonable wear and tear excepted (and casualty damage excepted), with all of Tenant’s personal property,
electronic, fiber, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant (to be removed in accordance with the National Electric Code and other applicable Laws) and those items, if any, of
Alterations identified by Landlord pursuant to Section 13.2, removed therefrom and all damage caused by such removal repaired. If Tenant fails to remove by the expiration or sooner termination of this Lease all of its personal property and
Alterations identified by Landlord for removal pursuant to Section 13.2, Landlord may (without liability to Tenant for loss thereof), at Tenant’s sole cost and in addition to Landlord’s other rights and remedies under this Lease, at
law or in equity: (a) remove and store such items in accordance with applicable Law; and/or (b) upon ten (10) days’ prior notice to Tenant, sell all or any such items at private or public sale for such price as Landlord may
obtain as permitted under applicable Law. Landlord shall 
  

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apply the proceeds of any such sale to any amounts due to Landlord under this Lease from Tenant (including Landlord’s attorneys’ fees and other costs incurred in the removal, storage
and/or sale of such items), with any remainder to be paid to Tenant. 
 21.2 Holding Over. Tenant will not be
permitted to hold over possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. If Tenant holds over
after the expiration or earlier termination of the Term with or without the express written consent of Landlord, then, in addition to all other remedies available to Landlord, Tenant shall become a tenant at sufferance only, upon the terms and
conditions set forth in this Lease so far as applicable (including Tenant’s obligation to pay all Additional Rent under this Lease), but at a Monthly Base Rent equal to one hundred twenty-five percent (125%) of the Monthly Base Rent
applicable to the Premises immediately prior to the date of such expiration or earlier termination, plus Tenant’s Percentage. Any such holdover Rent shall be paid on a per diem basis. Acceptance by Landlord of Rent after such expiration or
earlier termination shall not constitute consent to a hold over hereunder or result in an extension of this Lease. This Section 21.2 shall not be construed to create any express or implied right to holdover beyond the expiration of the Term or
any extension thereof. Tenant shall be liable, and shall pay to Landlord within thirty (30) days after demand, for all losses incurred by Landlord as a result of such holdover, and shall indemnify, defend and hold Landlord and the Landlord
Parties harmless from and against all liabilities, damages, losses, claims, suits, costs and expenses (including reasonable attorneys’ fees and costs) arising from or relating to any such holdover tenancy, including without limitation, any
claim for damages made by a succeeding tenant. Tenant’s indemnification obligation hereunder shall survive the expiration or earlier termination of this Lease. The foregoing provisions of this Section 21.2 are in addition to, and do not
affect, Landlord’s right of re-entry or any other rights of Landlord hereunder or otherwise at law or in equity. 

ARTICLE 22 - DEFAULTS 

22.1 Tenant’s Default. The occurrence of any one or more of the following events shall constitute a “Default”
under this Lease by Tenant: 
 a. the failure by Tenant to make any payment of Rent, Additional Rent or any other payment
required to be made by Tenant hereunder, where such failure continues for three (3) business days after written notice thereof from Landlord that such payment was not received when due; 

b. the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in Sections 22.1(a) or (b) above, where such failure shall continue for a period of ten (10) business days after written notice thereof from Landlord to Tenant; provided, however, that if
the nature of Tenant’s default is such that it may be cured but more than ten (10) business days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten
(10) business day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later than sixty (60) days from the date of such notice from Landlord, subject to Force Majeure Delays; or 

c. A general assignment by Tenant or any guarantor or surety of Tenant’s obligations hereunder (“Guarantor”) for the
benefit of creditors; 
 d. The filing of a voluntary petition in bankruptcy by Tenant or any Guarantor, the filing by Tenant or
any Guarantor of a voluntary petition for an arrangement, the filing by or against Tenant or any Guarantor of a petition, voluntary or involuntary, for reorganization, or the filing of an involuntary petition by the creditors of Tenant or any
Guarantor, said involuntary petition remaining undischarged for a period of one hundred twenty (120) days; 
 e.
Receivership, attachment, or other judicial seizure of substantially all of Tenant’s assets on the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of thirty (30) days after the levy thereof;

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

Any notice sent by Landlord to Tenant pursuant to this Section 22.1 shall be in lieu of, and not in addition to, any notice required under any
applicable Law. 
 ARTICLE 23 - REMEDIES OF LANDLORD 

        23.1 Landlord’s Remedies; Termination. In the event of any such Default by Tenant, in
addition to any other remedies available to Landlord under this Lease, at law or in equity (including, without limitation, to the extent the Premises are located in California, the remedies of Civil Code Section 1951.4 and any successor statute
or similar Law, which provides that Landlord may continue this Lease in effect following Tenant’s breach and abandonment and collect rent as it falls due, if Tenant has the right to sublet or assign, subject to reasonable limitations), Landlord
shall have the immediate option to terminate this Lease and all rights of Tenant hereunder and to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of as permitted by
applicable Law. If Landlord shall elect to so terminate this Lease, then Landlord may recover from Tenant: (a) the worth at the time of award of any unpaid Rent which had 

 

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been earned at the time of such termination; plus (b) the worth at the time of the award of the amount by which the unpaid Rent which would have been earned after termination until the time
of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus (c) the worth at the time of award of the amount by which the unpaid Rent for the balance of the term after the time of award exceeds
the amount of such rental loss that Tenant proves could be reasonably avoided; plus (d) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this
Lease or which, in the ordinary course of things, would be likely to result therefrom including, but not limited to: the total unamortized sum of any Abated Amount and Applied Allowance (amortized on a straight line basis over the initial Term of
this Lease), tenant improvement costs; attorneys’ fees; brokers’ commissions; any costs required to return the Premises to the conditioned required at the end of the Term; the costs of refurbishment, alterations, renovation and repair of
the Premises; and removal (including the repair of any damage caused by such removal) and storage (or disposal) of Tenant’s personal property, equipment, fixtures, Alterations, Tenant Improvements and any other items which Tenant is required
under this Lease to remove but does not remove; plus (e) all other monetary damages allowed under applicable Law. 
 As used in Sections
23.1 (a) and 23.1(b) above, the “worth at the time of award” is computed by allowing interest at the Interest Rate set forth in the Summary. As used in Section 23.1(c) above, the “worth at the time of award” is
computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). To the extent the Premises are located in California, Tenant hereby waives for Tenant and all those
claiming under Tenant all right now or hereafter existing including, without limitation, any rights under California Code of Civil Procedure Sections 1174 and 1179 and Civil Code Section 1950.7 to redeem by order or judgment of any court or by
any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 
 23.2
Landlord’s Remedies; Continuation of Lease; Re-Entry Rights. In the event of any such Default by Tenant, in addition to any other remedies available to Landlord under this Lease, at law or in equity, Landlord shall also have the right to
(a) continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes due, and (b) with or without terminating this Lease, to re-enter the Premises and remove all persons and property from the
Premises; such property may be removed, stored and/or disposed of as permitted by applicable Law. No re-entry or taking possession of the Premises by Landlord pursuant to this Section 23.2, and no acceptance of surrender of the Premises or
other action on Landlord’s part, shall be construed as an election to terminate this Lease unless a written notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. No notice
from Landlord or notice given under a forcible entry and detainer statute or similar Laws will constitute an election by Landlord to terminate this Lease unless such notice specifically so states. Notwithstanding any reletting without termination by
Landlord because of any Default, Landlord may at any time after such reletting elect to terminate this Lease for any such Default. 

23.3 Landlord’s Right to Perform. Except as specifically provided otherwise in this Lease, all covenants and agreements by
Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement or offset of Rent. In the event of any Default by Tenant, Landlord may, without waiving or releasing Tenant from any of
Tenant’s obligations, make such payment or perform such other act as required to cure such Default on behalf of Tenant. All sums so paid by Landlord and all necessary incidental costs incurred by Landlord in performing such other acts shall be
payable by Tenant to Landlord within five (5) days after demand therefor as Additional Rent. 
 23.4 Rights and Remedies
Cumulative. All rights, options and remedies of Landlord contained in this Article 23 and elsewhere in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive of the other, and Landlord shall have the right
to pursue any one or all of such remedies or any other remedy or relief which may be provided by law or in equity, whether or not stated in this Lease. Nothing in this Article 23 shall be deemed to limit or otherwise affect Tenant’s
indemnification of Landlord pursuant to any provision of this Lease. 
 ARTICLE 24 - ENTRY BY LANDLORD 

        Landlord and its employees and agents shall at all reasonable times have the right to enter the Premises
to inspect the same, to supply any service required to be provided by Landlord to Tenant under this Lease, to exhibit the Premises to prospective lenders or purchasers (or during the last six (6) months of the Term or during any uncured
material monetary default by Tenant, to prospective tenants), to post notices of non-responsibility, and/or to alter, improve or repair the Premises or any other portion of the Building or Property, all without being deemed guilty of or liable for
any breach of Landlord’s covenant of quiet enjoyment or any eviction of Tenant, and without abatement of Rent. In exercising such entry rights, Landlord shall minimize, to the extent reasonably practicable, the interference with Tenant’s
business, and shall provide Tenant with at least one (1) business day’s advance notice (oral or written) of such entry (except in emergency situations and for scheduled services, in which case no notice shall be required). For each of the
foregoing purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults and safes, and Landlord shall have the means which Landlord may deem proper
to open said doors in an emergency in order to obtain entry to the Premises. Any entry to the Premises obtained by Landlord by any of said means or otherwise shall not under any circumstances be construed or deemed to be a forcible or unlawful entry
into, or a detainer of, the Premises, or an eviction of Tenant from the Premises or any portion thereof, or grounds for any abatement or reduction of Rent and Landlord shall not have any liability to Tenant for any damages or losses on account of
any such entry by Landlord. 
  

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 ARTICLE 25 - LIMITATION ON LANDLORD’S LIABILITY 

Notwithstanding anything contained in this Lease to the contrary, the obligations of Landlord under this Lease (including as to any
actual or alleged breach or default by Landlord) do not constitute personal obligations of the individual members, managers, investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners, and Tenant
shall not seek recourse against the individual members, managers, investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners or any other persons or entities having any interest in Landlord, or any
of their personal assets for satisfaction of any liability with respect to this Lease. In addition, in consideration of the benefits accruing hereunder to Tenant and notwithstanding anything contained in this Lease to the contrary, Tenant hereby
covenants and agrees for itself and all of its successors and assigns that the liability of Landlord for its obligations under this Lease (including any liability as a result of any actual or alleged failure, breach or default hereunder by
Landlord), shall be limited solely to, and Tenant’s and its successors’ and assigns’ sole and exclusive remedy shall be against, Landlord’s interest in the Property, and sales and insurance proceeds, and no other assets of
Landlord. The term “Landlord” as used in this Lease, so far as covenants or obligations on the part of the Landlord are concerned, shall be limited to mean and include only the owner or owners, at the time in question, of the fee title to,
or a lessee’s interest in a ground lease of, the Property. In the event of any transfer or conveyance of any such title or interest (other than a transfer for security purposes only), the transferor shall be automatically relieved of all
covenants and obligations on the part of Landlord contained in this Lease. Landlord and Landlord’s transferees and assignees shall have the absolute right to transfer all or any portion of their respective title and interest in the Premises,
the Building, the Property and/or this Lease without the consent of Tenant, and such transfer or subsequent transfer shall not be deemed a violation on Landlord’s part of any of the terms and conditions of this Lease. 

ARTICLE 26 - SUBORDINATION 

Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or
subsequently arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). This clause shall be self-operative, but no later
than ten (10) business days after written request from Landlord or any holder of a Mortgage (each, a “Mortgagee” and collectively, “Mortgagees”), Tenant shall execute a commercially reasonable subordination
agreement. As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. No later than ten (10) business days after written request by Landlord or any Mortgagee, Tenant shall, without charge, attorn
to any successor to Landlord’s interest in this Lease. Tenant hereby waives its rights under any current or future Law which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of
Tenant hereunder in the event of any such foreclosure proceeding or sale. Should Tenant fail to sign and return any such documents within said ten (10) business day period, Tenant shall be in default hereunder. Concurrently with its execution
and delivery of this Lease, Landlord shall deliver to Tenant a non-disturbance, subordination and attornment agreement from Landlord’s existing lenders, if any, with respect to the Building, using Landlord’s or such lenders’
commercially reasonable form(s), and in form and substance reasonably acceptable to Tenant, which provides that so long as Tenant is not in Default under the terms of this Lease, Tenant’s quiet possession and occupancy will not be disturbed.
Notwithstanding the foregoing or any provision in this Lease to the contrary, Tenant’s obligation to subordinate its leasehold interest and attorn to any Mortgagee shall be expressly conditioned upon Tenant’s receipt of a commercially
reasonable non-disturbance agreement from such Mortgagee. 
 ARTICLE 27 - ESTOPPEL CERTIFICATE 

Within ten (10) business days following Landlord’s written request, Tenant shall execute and deliver to Landlord an estoppel
certificate, in a form substantially similar to the form of Exhibit F attached hereto. Any such estoppel certificate delivered pursuant to this Article 27 may be relied upon by any mortgagee, beneficiary, purchaser or prospective purchaser of
any portion of the Property, as well as their assignees. Tenant’s failure to deliver such estoppel certificate following an additional two (2) business day cure period after notice shall constitute a default hereunder. Tenant’s
failure to deliver such certificate within such time shall be conclusive upon Tenant that this Lease is in full force and effect, without modification except as may be represented by Landlord, that there are no uncured defaults in Landlord’s
performance, and that not more than one (1) month’s Rent has been paid in advance. 
 ARTICLE 28 - RELOCATION OF
PREMISES 
 Intentionally Deleted. 

ARTICLE 29 - MORTGAGEE PROTECTION 

        If, in connection with Landlord’s obtaining or entering into any financing or ground lease for any
portion of the Building or Property, the lender or ground lessor shall request modifications to this Lease, Tenant shall, within thirty (30) days after request therefor, execute an amendment to this Lease including such modifications, provided
such modifications are reasonable, do not increase the obligations of Tenant hereunder, do not increase the Rent, or adversely affect the leasehold estate created hereby or Tenant’s rights hereunder. In the event of any default on the part of
Landlord, Tenant will give notice by registered or certified mail to any beneficiary of a deed of trust or mortgagee covering the Premises or ground lessor of Landlord whose address shall have been furnished to Tenant, and shall offer such
beneficiary, mortgagee or ground lessor a reasonable opportunity to cure the default (including with respect to any such beneficiary or mortgagee, time to obtain possession of the Premises, subject to this Lease 

and Tenant’s rights hereunder, by power of sale or judicial foreclosure, if such should prove necessary to effect a cure). 

 

 -31- 

 ARTICLE 30 - QUIET ENJOYMENT 

Landlord covenants and agrees with Tenant that, upon Tenant performing all of the covenants and provisions on Tenant’s part to be
observed and performed under this Lease (including payment of Rent hereunder), subject to applicable notice and cure periods, Tenant shall have the right to use and occupy the Premises in accordance with and subject to the terms and conditions of
this Lease as against all persons claiming by, through or under Landlord. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building. 

ARTICLE 31 - MISCELLANEOUS PROVISIONS 

31.1 Broker. Each of Landlord and Tenant represents that it has not had any dealings with any real estate broker, finder or
intermediary with respect to this Lease, other than the Brokers specified in the Summary. Tenant shall indemnify, protect, defend (by counsel reasonably approved in writing by Landlord) and hold Landlord harmless from and against any and all claims,
judgments, suits, causes of action, damages, losses, liabilities and expenses (including attorneys’ fees and court costs) resulting from any breach by Tenant of the foregoing representation, including, without limitation, any claims that may be
asserted against Landlord by any broker, agent or finder undisclosed by Tenant herein. Landlord shall indemnify, protect, and hold Tenant harmless from and against any and all claims, judgments, suits, causes of action, damages, losses, liabilities
and expenses (including attorneys’ fees and court costs) resulting from any other brokers claiming to have represented Landlord in connection with this Lease or from a breach by Landlord of the foregoing representation. The foregoing
indemnities shall survive the expiration or earlier termination of this Lease. Landlord shall pay to the Brokers the brokerage fee, if any, pursuant to a separate written agreement between Landlord and Brokers. 

31.2 Governing Law. This Lease shall be governed by, and construed pursuant to, the laws of the state in which the Building is
located. Venue for any litigation between the parties hereto concerning this Lease or the occupancy of the Premises shall be initiated in the county in which the Premises are located. Tenant shall comply with all governmental and quasi-governmental
laws, ordinances and regulations applicable to the Building, Property and/or the Premises, and all rules and regulations adopted pursuant thereto and all covenants, conditions and restrictions applicable to and/or of record against the Building,
Property and/or the Site (individually, a “Law” and collectively, the “Laws”). 
 31.3
Successors and Assigns. Subject to the provisions of Article 25 above, and except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease shall be binding upon, and shall inure to the benefit of, the
parties hereto and their respective heirs, personal representatives and permitted successors and assigns; provided, however, no rights shall inure to the benefit of any Transferee of Tenant unless the Transfer to such Transferee is made in
compliance with the provisions of Article 20, and no options or other rights which are expressly made personal to the original Tenant hereunder or in any rider attached hereto shall be assignable to or exercisable by anyone other than the original
Tenant under this Lease. 
 31.4 No Merger. The voluntary or other surrender of this Lease by Tenant or a mutual
termination thereof shall not work as a merger and shall, at the option of Landlord, either (a) terminate all or any existing subleases, or (b) operate as an assignment to Landlord of Tenant’s interest under any or all such subleases.

 31.5 Professional Fees. If either Landlord or Tenant should bring suit (or alternate dispute resolution proceedings)
against the other with respect to this Lease, including for unlawful detainer, forcible entry and detainer, or any other relief against the other hereunder, then all costs and expenses incurred by the prevailing party therein (including, without
limitation, its actual appraisers’, accountants’, attorneys’ and other professional fees, expenses and court costs), shall be paid by the other party, including any and all costs incurred in enforcing, perfecting and executing such
judgment and all reasonable costs and attorneys’ fees associated with any appeal. 
 31.6 Waiver. The waiver by
either party of any breach by the other party of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant and condition herein contained, nor shall any
custom or practice which may become established between the parties in the administration of the terms hereof be deemed a waiver of, or in any way affect, the right of any party to insist upon the performance by the other in strict accordance with
said terms. No waiver of any default of either party hereunder shall be implied from any acceptance by Landlord or delivery by Tenant (as the case may be) of any Rent or other payments due hereunder or any omission by the non-defaulting party to
take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in said waiver. 

        31.7 Terms and Headings. The words “Landlord” and “Tenant” as used herein
shall include the plural as well as the singular. Words used in any gender include other genders. The Article and Section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any
part hereof. Any deletion of language from this Lease prior to its execution by Landlord and Tenant shall not be construed to raise any presumption, canon of construction or implication, including, without limitation, any implication that the
parties intended thereby to state the converse of the deleted language. The parties hereto acknowledge and agree that each has participated in the negotiation and drafting of this Lease; therefore, in the event of an ambiguity in, or dispute
regarding the interpretation of, this Lease, the interpretation of this Lease shall not be resolved by any rule of interpretation providing for interpretation against the party who caused the uncertainty to exist or against the draftsman.

  

 -32- 

 31.8 Time. Time is of the essence with respect to performance of every provision of
this Lease in which time or performance is a factor. 
 31.9 Business Day. A “business day” is Monday through
Friday, excluding holidays observed by the United States Postal Service and reference to 5:00 p.m. is to the time zone of the recipient. Whenever action must be taken (including the giving of notice or the delivery of documents) under this
Lease during a certain period of time (or by a particular date) that ends (or occurs) on a non-business day, then such period (or date) shall be extended until the immediately following business day. 

31.10 Payments and Notices. All Rent and other sums payable by Tenant to Landlord hereunder shall be paid to Landlord at the
address designated in the Summary, or to such other persons and/or at such other places as Landlord may hereafter designate in writing. Any notice required or permitted to be given hereunder must be in writing and may be given by personal delivery
(including delivery by nationally recognized overnight courier or express mailing service), or by registered or certified mail, postage prepaid, return receipt requested, addressed to Tenant at the address(es) designated in the Summary, or to
Landlord at the address(es) designated in the Summary. Either party may, by written notice to the other, specify a different address for notice purposes. Notice given in the foregoing manner shall be deemed given (i) upon confirmed transmission
if sent by facsimile transmission, provided such transmission is prior to 5:00 p.m. on a business day (if such transmission is after 5:00 p.m. on a business day or is on a non-business day, such notice will be deemed given on the following business
day), (ii) when actually received or refused by the party to whom sent if delivered by a carrier or personally served or (iii) if mailed, on the day of actual delivery or refusal as shown by the certified mail return receipt or the
expiration of three (3) business days after the day of mailing, whichever first occurs. 
 31.11 Prior Agreements;
Amendments. This Lease, including the Summary and all Exhibits attached hereto, contains all of the covenants, provisions, agreements, conditions and understandings between Landlord and Tenant concerning the Premises and any other matter covered
or mentioned in this Lease, and no prior agreement or understanding, oral or written, express or implied, pertaining to the Premises or any such other matter shall be effective for any purpose. No provision of this Lease may be amended or added to
except by an agreement in writing signed by the parties hereto or their respective successors in interest. The parties acknowledge that all prior agreements, representations and negotiations are deemed superseded by the execution of this Lease to
the extent they are not expressly incorporated herein. 
 31.12 Separability. The invalidity or unenforceability of any
provision of this Lease shall in no way affect, impair or invalidate any other provision hereof, and such other provisions shall remain valid and in full force and effect to the fullest extent permitted by law. 

31.13 Recording. Neither Landlord nor Tenant shall record this Lease or a short form memorandum of this Lease. 

31.14 Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein
stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check
or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. Tenant agrees that each of the foregoing covenants and agreements shall be applicable to any covenant or
agreement either expressly contained in this Lease or imposed by any statute or at common law. 
 31.15 Financial
Statements. Upon ten (10) business days prior written request from Landlord (which Landlord may make at any time during the Term including in connection with Tenant’s exercise of any Option in this Lease, but no more often that two
(2) times in any calendar year), Tenant shall deliver to Landlord (a) a current financial statement of Tenant and any guarantor of this Lease, and (b) financial statements of Tenant and such guarantor for the two (2) years prior
to the current financial statement year. Such statements shall be prepared in accordance with generally acceptable accounting principles and certified as true in all material respects by Tenant (if Tenant is an individual) or by an authorized
officer, member/manager or general partner of Tenant (if Tenant is a corporation, limited liability company or partnership, respectively). Notwithstanding the foregoing, Tenant shall have no obligation to provide financial statements if such
information is publicly available following a public offering of shares of stock on a national stock exchange. 
 31.16 No
Partnership. Landlord does not, in any way or for any purpose, become a partner of Tenant in the conduct of its business, or otherwise, or joint venturer or a member of a joint enterprise with Tenant by reason of this Lease. 

        31.17 Force Majeure. If either party hereto shall be delayed or hindered in or prevented from the
performance of any act required hereunder by reason of strikes, lock-outs, labor troubles, inability to procure materials (provided that if substitute materials are available, such inability shall not constitute a Force Majeure Event), failure of
power, governmental moratorium or other governmental action or inaction (including, without limitation, failure, refusal or delay in issuing permits, approvals and/or authorizations, provided that any governmental inaction coupled with a
party’s failure to diligently pursue a required governmental approval shall not constitute a Force Majeure Event), injunction or court order, riots, insurrection, war, terrorism, bioterrorism, fire, earthquake, or other reason of a like nature
not within the reasonable control of the party delaying in performing work or doing acts required under the terms of this Lease (but excluding delays due to financial 

 

 -33- 

 
inability) (such events are herein collectively referred to as “Force Majeure Events” and any delays caused by such events are herein collectively referred to as
Force Majeure Delay(s)”), then performance of such act shall be excused for the period of such Force Majeure Delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such
delay. The provisions of this Section 31.17 shall not apply to nor operate to excuse Tenant from the payment of Monthly Base Rent, or any Additional Rent or any other payments strictly in accordance with the terms of this Lease. 

31.18 Counterparts. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of
which shall be one and the same agreement. 
 31.19 Nondisclosure of Terms. Tenant acknowledges and agrees that the terms
of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord’s relationship with other tenants.
Accordingly, Tenant agrees that it, and its partners, officers, directors, shareholders, members, managers, employees, agents and attorneys, shall not intentionally and voluntarily disclose the terms and conditions of this Lease to any newspaper or
other publication or any other tenant or apparent prospective tenant of the Building or other portion of the Property, or real estate agent, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant
may disclose the terms to prospective subtenants or assignees under this Lease. 
 31.20 Tenant’s Authority. If
Tenant executes this Lease as a partnership, corporation or limited liability company, then Tenant and the persons and/or entities executing this Lease on behalf of Tenant represent and warrant that: (a) Tenant is a duly organized and existing
partnership, corporation or limited liability company, as the case may be, and is qualified to do business in the state in which the Building is located; (b) such persons and/or entities executing this Lease are duly authorized to execute and
deliver this Lease on Tenant’s behalf; and (c) this Lease is binding upon Tenant in accordance with its terms. Tenant shall provide to Landlord a copy of any documents reasonably requested by Landlord evidencing such qualification,
organization, existence and authorization within ten (10) days after Landlord’s request. Tenant represents and warrants to Landlord that Tenant is not, and the entities or individuals constituting Tenant or which may own or control Tenant
or which may be owned or controlled by Tenant are not, (i) in violation of any Laws relating to terrorism or money laundering, or (ii) among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for
the purpose of identifying suspected terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/tllsdn.pdf or any replacement website or other
replacement official publication of such list. 
 31.21 Joint and Several Liability. If more than one person or entity
executes this Lease as Tenant: (a) each of them is and shall be jointly and severally liable for the covenants, conditions, provisions and agreements of this Lease to be kept, observed and performed by Tenant; and (b) the act or signature
of, or notice from or to, any one or more of them with respect to this Lease shall be binding upon each and all of the persons and entities executing this Lease as Tenant with the same force and effect as if each and all of them had so acted or
signed, or given or received such notice. 
 31.22 No Option. The submission of this Lease for examination or execution
by Tenant does not constitute a reservation of or option for the Premises and this Lease shall not become effective as a Lease until it has been executed by Landlord and delivered to Tenant. 

31.23 Options and Rights in General. Any option (each an “Option” and collectively, the
“Options”), including without limitation, any option to extend, option to terminate, option to expand, right to lease, right of first offer, and/or right of first refusal, granted to Tenant is personal to the original Tenant
executing this Lease or a Permitted Transferee and may be exercised only by the original Tenant executing this Lease while occupying the entire Premises and without the intent of thereafter assigning this Lease or subletting the Premises or a
Permitted Transferee and may not be exercised or be assigned, voluntarily or involuntarily, by any person or entity other than the original Tenant executing this Lease or a Permitted Transferee. The Options, if any, granted to Tenant under this
Lease are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner, either by reservation or otherwise. Tenant will have no right to exercise any Option, notwithstanding any provision of the
grant of option to the contrary, and Tenant’s exercise of any Option may be nullified by Landlord and deemed of no further force or effect, if (i) Tenant is in default under the terms of this Lease beyond applicable notice and cure periods
as of Tenant’s exercise of the Option in question or as of the commencement of the Option event, (ii) Tenant has sublet all or more than fifty percent (50%) of the Premises except pursuant to a Permitted Transfer. 

[NO FURTHER TEXT ON THIS PAGE; SIGNATURES ON FOLLOWING PAGE] 
  

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

			
	Tenant:
	
	 INPHI CORPORATION,

a Delaware corporation

		
	By:	 	 /s/ John S. Edmunds

	Name:	 	 John S. Edmunds

	Title:	 	CFO and CAO

 [SIGNATURES CONTINUED ON
FOLLOWING PAGE] 
  

 -35- 

	
	Landlord:
	
	 LBA REALTY FUND III-COMPANY VII, LLC,

a Delaware limited liability company

  

			
	By:	  	 LBA Realty Fund III, L.P.,

a Delaware limited partnership,
 its sole Member
and Manager

  

			
	 By:	  	 LBA Management Company III, LLC,

a Delaware limited liability company,
 its
General Partner

  

			
	 By:	  	 LBA Realty LLC,
 a Delaware
limited liability company,
 its Manager

  

			
	   By:	  	 LBA Inc.,
 a California
corporation,
 its Managing Member

  

					
	    By:	 	 /s/ Perry Schonfeld
	  	
	    Name:	 	Perry Schonfeld	  	
	    Title:	 	Authorized Signatory	  	

 For LBA Office Use Only: Prepared & Reviewed by: [INITIALS] 

 

 -36- 

 EXHIBIT A 

PREMISES FLOOR 

PLAN 

 

 

  

 EXHIBIT A 

-1- 

 EXHIBIT A-1 

DEPICTION OF RESERVED PARKING SPACES 

 

 

  

 EXHIBIT A-1 

-1- 

 EXHIBIT B 

SITE PLAN 

 

 

  

 EXHIBIT B 

-1- 

 EXHIBIT B-1 

LOADING AND UNLOADING AREAS 

 

 

  

 EXHIBIT B-1 

-1- 

 EXHIBIT C-1 

DESCRIPTION OF LANDLORD’S WORK 

For purposes of Section 4.3 of the Lease, Landlord’s Work shall consist of: 

1. Finished Men’s and Women’s toilet rooms on the first
(1st) floor of the Building which meet all fire life
safety, handicap requirements and LEED water-consumption requirements in effect as of the Delivery Date. Complete. 
 2.
Finished main Building lobby with new Building standard finishes. Complete. 
 3. Finished exit corridors (if required by
the City of Thousand Oaks’ (the “City”) applicable building codes, in effect as of the Delivery Date [the “Building Code”]) and elevator lobbies on the leased floor with new Building standard finishes or equal
finishes mutually agreed by Landlord and Tenant. Complete. 
 4. The interior surface of any corridor walls, perimeter
walls (below and above the window line up to a 10’-0” height) and columns shall be fired taped smooth ready for finished painting. Complete. 

5. Code compliant electrical and telephone closet(s) on the subject floor. Complete. 

6. Finished elevator cabs with new Building standard finishes. Complete. 

7. Mechanical equipment room (if required by HVAC system). Complete. 

8. Existing primary HVAC duct loop and existing hot water pipe loop (depending on system) from the mechanical equipment room around the
Building core for variable air volume (VAV) boxes and controls to support Tenant’s plan and layout. All existing VAV boxes shall be delivered in good working order. Furthermore, per Tenant’s HVAC contractor inspection of the HVAC system,
including the following items which will need to be repaired by Landlord as part of Landlord’s Work: 
 a. Rear bearing on
fan No. 9 should be replaced and a new shaft installed. 
 b. Apparent Leaks on Chiller Nos. 2 and 3 should be inspected
and repaired. 
 c. 4 VAV controllers and 2 Thermostats need to be replaced. 

9. Building HVAC system to (i) provide a minimum of One (1) ton of tempered air per every 300 usable square feet, and
(ii) have the capacity to maintain a temperature of 72 degrees (+/- 2 degrees) in the Premises. Building HVAC system shall deliver required minimum air per the applicable Building Code. 

10. Janitor’s closet on the subject floor with adequate plumbing. Complete. 

11. Existing fire sprinklers protection consisting of main loop, laterals and uprights, to be delivered in good working order and in
compliance with Building Code. 
 12. Fire protection alarm and communication systems installed according to Building Code,
including annunciation panels. 
 13. Any other life safety or life support systems for the Premises (main panel on floor and/or
master panel) as may be required by Building Code and to accommodate Tenant’s plan/layout. 
 14. New Building standard
window treatments. 
 15. In the event that the existing raised floor is not in compliance with the applicable Building Code or
Law, then Landlord shall pay for the cost, which shall be at Landlord’s sole cost and separate from the Allowance set forth below. In addition, to the extent required by the Building Code and/or the City inspector, Landlord shall demolish and
remove all existing cabling, sprinkler piping, duct detectors, conduits and boxes that are currently below the raised floor. Notwithstanding the foregoing, to the extent that during subsequent inspections by the City inspector prior to the
construction of the Tenant improvements, or during the approval process of Tenant’s construction documents, it is determined that the raised floor is not in compliance with the applicable Building Code or Law, and either Landlord agrees, or it
can be demonstrated that, such non-compliance existed at the Delivery Date, Landlord, at Landlord’s sole cost and separate from the Allowance, shall be responsible for the costs associated with ensuring the floor is in compliance, with respect
to the deficiency at the Delivery Date. Landlord’s obligations shall be limited to those physical items required to deliver the Premises in compliance with code and ready for Tenant’s work (i.e. Landlord is not responsible for carpet,
baseboard, or any additional items that should be paid for out of the Allowance or by Tenant.) 
 16. Finished Building
stairways per Building Code. Complete. 
 17. Electrical transformers and panels to meet a connected load for power at
1.2 watts per rentable s.f. at 277/480 volt for lighting, and 6 watts per rentable s.f. at 120/208 volts for power throughout the Premises, and 100 watts per rentable s.f. for Tenant’s data center room. In addition, sufficient capacity in the
Building service (bus-duct) for 80 KVA of electrical loads for Tenant’s lab areas. 
  

 EXHIBIT C-1 

-1- 

 18. Conduit for fiber utilization by Tenant from the street to minimum point of entry
(“MPOE”) in the Building. Complete. 
 19. As a charge against the Allowance, conduit shall be installed
from designated location of Tenant’s generator to Building electrical room. 
 20. As a charge against the Allowance, six
(6) four inch (4”) conduits shall be installed from the MPOE to a designated room on the Premises floor. 
 21.
Landlord to provide Tenant’s architect with all information regarding the Building’s mechanical systems, electrical systems, plans, construction type and other building/facilities reasonable related information as requested by Tenant, and
up-to-date CADD as-builts, including “path of travel” drawings. 
 22. Landlord shall provide information on
Building’s systems to support 24/7 HVAC for certain portions of the Premises and/or supplemental HVAC unit(s). If Building does not have 24/7 HVAC and/or supplemental HVAC unit(s) available for Tenant, Landlord shall provide a potential outdoor
space (see attached plan showing proposed area) or roof-top space for Tenant’s equipment (see Roof Rights section). Said area shall be provided to Tenant at no additional charge. 

23. Landlord shall be responsible for all required existing shell and core MEP system upgrades for all code compliance triggered by
Tenant’s improvements and construction. 
 24. Tenant shall have the ability to install a drop ceiling throughout the
Premises which is at least 9’ feet high. 
 25. Landlord’s Work and all common areas and Building shell and core shall
be in compliance with LEED requirements per the City. Landlord shall reasonably cooperate with Tenant in obtaining any required LEED certification by the City. Landlord is in the process of obtaining a minimum LEED Silver Certification. 

26. Landlord warrants that chilled water piping stubs are located within the Premises for Tenant’s use through the existing
infrastructure. 
 27. Landlord shall deliver the existing ceiling system in its existing “as-is” condition and
Landlord shall not be responsible for any compliance work required for said ceiling. However, Landlord, in addition to and separate from the Allowance, shall provide Tenant with an additional allowance in connection with said existing ceiling
compliance work in the amount of ten thousand dollars ($10,000.00). 
  

 -2- 

 EXHIBIT C-2 

WORK LETTER 

[TENANT BUILD W/ALLOWANCE] 

1. TENANT IMPROVEMENTS. Defined terms which are used in this Work Letter without definition have the meanings given to them in the Lease.
As used in this Work Letter, the term “Tenant Improvements” or “Tenant Improvement Work” or “Tenant’s Work” means those items of general tenant improvement construction shown on the Final Plans
(described in Section 4 below), more particularly described in Section 5 below. Tenant shall use commercially reasonable efforts to substantially complete the Tenant Improvements on or before August 27, 2010, subject to Landlord Delay
(as defined below) and Force Majeure. 
 2. WORK SCHEDULE. Prior to commencing construction, Tenant will deliver to Landlord, for
Landlord’s review and approval, a schedule (“Work Schedule”), which will set forth the timetable for the planning and completion of the installation of the Tenant Improvements. 

3. CONSTRUCTION REPRESENTATIVES. Landlord hereby appoints the following person(s) as Landlord’s representative
(“Landlord’s Representative”) to act for Landlord in all matters covered by this Work Letter: Mike DeArmey. 
 Tenant
hereby appoints the following person(s) as Tenant’s representatives (collectively “Tenant’s Representative”) to act for Tenant in all matters covered by this Work Letter: Tony Kantarjian (Enter Environments, Inc.), John
Edmunds and Marilyn Passanante of Inphi Corporation. 
 All communications with respect to the matters covered by this Work Letter are to be
made to Landlord’s Representative or Tenant’s Representative, as the case may be, in writing in compliance with the notice provisions of the Lease. Either party may change its representative under this Work Letter at any time by written
notice to the other party in compliance with the notice provisions of the Lease. 
 4. TENANT IMPROVEMENT PLANS 

(a) Preparation of Space Plans. Landlord has reviewed and hereby approves the preliminary space plans for the layout of the Premises and the
Tenant Improvements prepared by Tenant and attached hereto as Exhibit C-2-1 (“Space Plans”). 
 (b) Preparation of
Final Plans. Based on the approved Space Plans, and in accordance with the Work Schedule, Tenant’s architect and engineer, as necessary, will prepare complete architectural plans, drawings and specifications and complete engineered
mechanical, structural and electrical working drawings for all of the Tenant Improvements for the Premises (collectively, the “Final Plans”). The Final Plans will show (a) the subdivision (including partitions and walls),
layout, lighting, finish and decoration work (including carpeting and other floor coverings) for the Premises; (b) all internal and external communications and utility facilities which will require conduiting or other improvements from the base
Building shell work and/or within common areas; and (c) all other specifications for the Tenant Improvements. The Final Plans will be submitted to Landlord for approval to confirm that they are consistent with the Space Plans. Landlord shall
approve or reasonably disapprove the Final Plans (or revisions thereto, if Landlord has previously requested revisions) within five (5) business days following Landlord’s receipt of the Final Plans. If Landlord reasonably disapproves any
aspect of the Final Plans based on any inconsistency with the Space Plans, Landlord agrees to advise Tenant in writing of such disapproval and the reasons therefor. In accordance with the Work Schedule, Tenant will then cause Tenant’s architect
and/or engineer to redesign the Final Plans incorporating the revisions reasonably requested by Landlord so as to make the Final Plans consistent with the Space Plans. 

(c) Requirements of Tenant’s Final Plans. Tenant’s Final Plans will include locations and complete dimensions, and the Tenant
Improvements, as shown on the Final Plans, will: (i) be compatible with the Building shell and with the design, construction and equipment of the Building; (ii) if not comprised of the Building standards set forth in the written
description thereof (the “Standards”), a copy of which Standards shall be delivered to Tenant, then compatible with and of at least equal quality as the Standards and reasonably approved by Landlord; (iii) comply with all
applicable laws, ordinances, rules and regulations of all governmental authorities having jurisdiction, and all applicable insurance regulations; (iv) not require Building service beyond the level specified in the Lease and will not overload
the Building floors (unless properly reinforced by Tenant as part of the Tenant Improvements); and (v) be of a nature and quality consistent with the overall objectives of Landlord for the Building, as reasonably determined by Landlord.

 (d) Submittal of Final Plans. Once approved by Landlord and Tenant, Tenant’s architect or contractor will submit the Final
Plans to the appropriate governmental agencies for plan checking and the issuance of a building permit. Tenant’s architect, with Landlord’s cooperation, will make any changes to the Final Plans which are requested by the applicable
governmental authorities to obtain the building permit. After approval of the Final Plans no further changes may be made without the prior written approval of both Landlord and Tenant, and then only after agreement by Tenant to pay any excess costs
resulting from the design and/or construction of such changes, if any. 
 (e) Changes to Shell of Building. If the Final Plans or
any amendment thereof or supplement thereto shall require changes in the Building shell (to the extent such changes are not part of Landlord’s Work, or otherwise required as a result of any existing violation of law or any existing latent or
patent defect), the increased cost of the Building shell work caused by such changes will be paid for by Tenant or charged against the “Allowance” with Tenant’s review and written authorization, as described in Section 5 below.

  

 EXHIBIT C-2 

-1- 

 (f) Work Cost Estimate and Statement. Prior to the commencement of construction of any of the
Tenant Improvements shown on the Final Plans, Tenant will submit to Landlord a written estimate of the cost to complete the Tenant Improvement Work, which written estimate will be based on the Final Plans taking into account any modifications which
may be required to reflect changes in the Final Plans required by the City or County in which the Premises are located (the “Work Cost Estimate”). If the total costs reflected in the Work Cost Estimate or the
total actual costs of Tenant’s Work exceed the Allowance described in Section 5 below, Tenant agrees to pay such excess. 
 5.
PAYMENT FOR THE TENANT IMPROVEMENTS 
 (a) Allowance. Landlord hereby grants to Tenant an Allowance as referenced in
the Summary. The Allowance is to be used only for: 
 (i) Payment of the cost of preparing the Space Plans and the Final Plans,
including mechanical, electrical, plumbing and structural drawings and of all other aspects necessary to complete the Final Plans, project management fees and fees and charges for other consultants or engineers. 

(ii) The payment of plan check, permit and license fees relating to construction of the Tenant Improvements. 

(iii) Construction of the Tenant Improvements, including, without limitation, the following: 

(aa) Installation within the Premises of all partitioning, doors, floor coverings, ceilings, wall coverings and painting, millwork and
similar items; 
 (bb) All electrical wiring, lighting fixtures, outlets and switches, and other electrical work necessary for
the Premises; 
 (cc) The furnishing and installation of all duct work, terminal boxes, diffusers and accessories necessary for
the heating, ventilation and air conditioning systems within the Premises, including the cost of meter and key control for after-hour air conditioning; 

(dd) Any additional improvements to the Premises required for Tenant’s use of the Premises including, but not limited to, odor
control, special heating, ventilation and air conditioning, noise or vibration control or other special systems or improvements; 

(ee) All fire and life safety control systems such as fire walls, sprinklers, halon, fire alarms, including piping, wiring and
accessories, necessary for the Premises; 
 (ff) All plumbing, fixtures, pipes and accessories necessary for the Premises;

 (gg) Testing and inspection costs; 

(hh) Fees and costs attributable to general conditions associated with the construction of the Tenant Improvements; 

(ii) The cost of any changes in the base Building when such changes are required by the Final Plans (including if such changes are due to
the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 

(jj) The cost of any changes to the Final Plans or Tenant Improvements required by all applicable building codes; 

(kk) Payment of the fees of the architect and engineer and fees of Tenant’s consultants for project management, plan check expeditor
and other engineers and/or consultants; and 
 (ll) Voice, data communication, audio visual, and security cabling costs.

 (iv) All costs incurred by Landlord for construction of elements of the Tenant Improvements in the Premises, which
construction was performed by Landlord prior to the execution of this Lease by Landlord and Tenant and which construction is for the benefit of tenants and is customarily performed by Landlord prior the execution of leases for space in the Building
for reasons of economics (examples of such construction would include, but not be limited to, the extension of mechanical [including heating, ventilating and air conditioning systems] and electrical distribution systems outside of the core of the
Building, wall construction, column enclosures and painting outside of the core of the Building, ceiling hanger wires and window treatment). 

In addition, Tenant, as part of the Allowance, and subject to Landlord’s approval, which shall not be unreasonably withheld or
delayed (which shall include but not limited to location, structural design, design control, etc.) and approval by the City of Thousand Oaks and any other governmental authorities having jurisdiction thereon, shall have right to (a) expand the
single door located in the Shipping and Receiving serving the Building into a double door, (b) construct a concrete patio area near the rear entrance to the Premises for the installation of benches,

  

 EXHIBIT C-2 

-2- 

 
chairs and tables, umbrellas and lighting and for the use by Tenant’s and other building employees, and (c) install condenser farm, air compressor equipment and/or an exhaust duct and
exhaust fan system with a capacity of 4,000 CFM, from the exterior side of the Building adjacent to the Premises in the area shown on Exhibit H attached to the Lease, including the necessary connections/conduits and/or exhaust duct from
Tenant’s lab areas in the Premises to such equipment, or alternatively, Landlord shall provide an existing dedicated shaft for such exhaust duct extending to the roof level of the Building, which shall all be subject to Landlord’s
approval. The installation, screening, repair and removal of the air compressor and/or exhaust fan system during and at the expiration of the Lease term shall be at Tenant’s sole cost and expense. Subject to Tenant’s obligations to pay all
costs associated with installation, screening, repair and removal, there shall be no additional charge to Tenant during the Lease Term or any Option Term for the right to install and operate said air compressor exhaust fan system. Tenant shall be
obligated, at its sole cost and expense, to screen its condenser farm and any air compressor and/or exhaust fan system for both sight and noise to the path adjacent to the Premises to accommodate Landlord’s future plans for such path through
the use of a block wall, wrought iron fence or other fence of commercially reasonable height, style and materials (including sound deadening materials reasonably acceptable to Landlord and the City, with landscaping vines to be planted appurtenant
to the wall to soften the visibility of the wall. Tenant shall be required to confirm sound levels through an acoustic engineer at Landlord’s request. Tenant shall also frost or screen the glass at their shipping and receiving area along the
interior corridor facing adjacent space. 
 Notwithstanding the foregoing, if the Building’s HVAC system can provide
chilled/condenser water, Tenant shall have the right to connect and use such water for 24 hour per day 7 days per week air conditioning for Tenant’s lab/data center room at Landlord’s actual costs (to include: electricity, maintenance,
labor and depreciation). Landlord and Tenant shall cooperate and coordinate through MEP design on the load required, capacity available, feasibility and affordability of such an HVAC system. 

Landlord and Tenant acknowledge that prior to the execution of this Lease, Landlord has provided Tenant with a Space Planning Allowance
of $0.12 per rentable square foot of the Premises then leased for preparation of a test fit space plan for the Premises. 
 (b)
Changes. Any material changes to the Final Plans shall be subject to Landlord’s prior approval, and shall be approved by Landlord and Tenant in the manner set forth in Section 4 above. Tenant shall be solely responsible for
any additional costs associated with such Tenant-initiated changes to the extent the cost of the Tenant Improvements exceed the Allowance. 

(c) Governmental Cost Increases. If increases in the cost of the Tenant Improvements are due to requirements of any governmental agency
triggered solely by the Tenant Improvements (as opposed to any failure of the Premises, the Common Areas of the Project or any of Landlord’s Work to comply with applicable Laws including applicable building codes and ADA), Tenant shall be
solely responsible for such additional costs; provided, however, that Landlord will first apply toward any such increase any remaining balance of the Allowance. 

(d) Unused Allowance Amounts. Provided Tenant is not in default under the Lease beyond applicable notice and cure periods, any unused
portion of the Allowance upon completing of the Tenant Improvements (the “Excess Allowance”) may be applied against Rent next due from Tenant to Landlord, and/or payment of Tenant’s telecommunications cabling, supplemental
security system, furniture, fixtures and equipment, signage and moving costs, until exhausted (the “Applied Allowance”); provided, however, Tenant shall deliver documentation of such costs and Tenant’s payment therefor prior to
Landlord’s disbursement of any Excess Allowance. 
 (e) Disbursement of the Allowance. Provided Tenant is not in default
following the giving of notice and passage of any applicable cure period under the Lease or this Work Letter, Landlord shall disburse the Allowance to Tenant to reimburse Tenant for the actual construction costs which Tenant incurs in connection
with the construction of the Tenant Improvements on a monthly basis as to the portion of the Tenant’s Work completed and for which Evidence of Completion and Payment has been received by Landlord. The appropriate portion of the Allowance shall
be disbursed to Tenant only within fifteen (15) days after the satisfaction of the following conditions to disbursement (the “Evidence of Completion and Payment”): 

(A) Tenant has delivered to Landlord a draw request (“Draw Request”) in the form attached hereto as
Exhibit C-2-2 with respect to the Improvements specifying that the requisite portion of Tenant’s Work has been completed, together with invoices, receipts and bills evidencing the costs and expenses set forth in such Draw Request and
evidence of payment by Tenant for all costs which are payable in connection with such Tenant’s Work covered by the Draw Request The Draw Request shall constitute a representation by Tenant that the Tenant’s Work identified therein has been
completed in a good and workmanlike manner and in accordance with the Final Plans and the Work Schedule and has been paid for; 

(B) Tenant’s Representative or the project manager has certified to Landlord that the Tenant Improvements have been
completed to the level indicated in the Draw Request in accordance with the Final Plans and in a good and workmanlike manner; 

(C) Tenant has delivered to Landlord such other evidence of Tenant’s payment of the general contractor and
subcontractors for the portions of Tenant’s Work covered by the Draw Request and the absence of any liens generated by such portions of the Tenant’s Work as may be required by Landlord (i.e., either unconditional lien releases in
accordance with California Civil Code Section 3262 or release bond(s) in accordance with California Civil Code Sections 3143 and 3171); provided, however, for the initial Draw Request for Tenant’s Work covered by such Draw Request, only
conditional releases from Tenant’s contractor and subcontractors shall be request, and all subsequent Draw Requests will include conditional releases for that Draw Request and unconditional releases for the portion of Tenant’s Work for
which disbursement was made pursuant to the previous Draw Request; 
  

 EXHIBIT C-2 

-3- 

 (D) Landlord or Landlord’s architect or construction representative has
inspected the Tenant Improvements and reasonably determined that the portion of Tenant’s Work covered by the Draw Request has been completed in a good and workmanlike manner; 

(iv) The final disbursement of the balance of the Allowance shall be disbursed to Tenant within fifteen (15) days after Landlord has
received Evidence of Completion and Payment as to all of Tenant’s Work as provided hereinabove and the following conditions have been satisfied: 

(A) Thirty (30) days shall have elapsed following filing of a valid notice of completion by Tenant for the Tenant
Improvements; 
 (B) Building permit card with final building inspections and sign-offs and a temporary
certificate of occupancy for the Tenant Improvements and the Premises has been issued by the appropriate governmental body; and 

(C) Tenant has delivered to Landlord: (i) properly executed mechanics lien releases from all of Tenant’s
contractors, agents and suppliers in compliance with both California Civil Code Section 3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4), which lien releases shall be conditional with respect to the then-requested
payment amounts and unconditional with respect to payment amounts previously disbursed by Landlord; (ii) an application and certificate for payment (AIA form G702-1992 or equivalent) signed by Tenant’s architect/space planner;
(iii) original stamped building permit plans; (iv) copy of the building permit; (v) original stamped building permit inspection card with all final sign-offs; (vi) a reproducible copy (in a form approved by Landlord) of the
“as-built” drawings of the Tenant Improvements; (vii) air balance reports; (viii) excess energy use calculations; (ix) one year warranty letters from Tenant’s contractors; (x) manufacturer’s warranties and
operating instructions; and (xi) final punchlist completed and signed off by Tenant’s architect/space planner; 

(D) Landlord has determined that no work exists which adversely affects the mechanical, electrical, plumbing, heating,
ventilating and air conditioning, life-safety or other systems of the Building, the curtain wall of the Building, the structure or exterior appearance of the Building, or any other tenant’s use of such other tenant’s leased premises in the
Building; 
 (E) The satisfaction of any other reasonable requirements or conditions, if any, which are required
or imposed by Landlord’s lender with respect to the construction of the Tenant Improvements and for which Landlord has provided Tenant notice upon receipt of Tenant’s first draw request; and 

(F) Tenant has delivered to Landlord evidence satisfactory to Landlord that all construction costs in excess of the
Allowance have been paid for by Tenant. 
 Tenant agrees to pursue diligently receipt of a final certificate of occupancy following completion
of the Tenant Improvements. 
 (g) Books and Records. At its option, Landlord, at any time within six (6) months after final
disbursement of the Allowance to Tenant, and upon at least ten (10) days prior written notice to Tenant, may cause an audit to be made of Tenant’s books and records relating to Tenant’s expenditures in connection with the construction
of the Tenant Improvements. Tenant shall maintain complete and accurate books and records in accordance with generally accepted accounting principles of these expenditures for at least three (3) years. Tenant shall make available to
Landlord’s auditor at the Premises within ten (10) business days following Landlord’s notice requiring the audit, all books and records maintained by Tenant pertaining to the construction and completion of the Tenant Improvements.

 6. CONSTRUCTION OF TENANT IMPROVEMENTS. Following Landlord’s approval of the Final Plans, Tenant’s contractor
(selected as provided in Section 8(n)) will commence and diligently proceed with the construction of the Tenant Improvements. Tenant shall use diligent efforts to cause its contractor to complete the Tenant Improvements in a good and
workmanlike manner in accordance with the Final Plans and the Work Schedule. Tenant agrees to use diligent efforts to cause construction of the Tenant Improvements to commence promptly following the issuance of a building permit for the Tenant
Improvements. Landlord shall have the right to enter upon the Premises to inspect Tenant’s construction activities following reasonable advance notice Tenant. 

7. DELIVERY OF POSSESSION; TERM AND RENT COMMENCEMENT DATE 

(a) Term Commencement Date. The Term of the Lease and Tenant’s obligation to pay Rent will commence upon the latest of:
(i) substantial completion (as defined below in Section 7(b) below) of the Tenant Improvements, (ii) the date Tenant has began conducting business in the Premises, or (iii) January 1, 2011 (the “Commencement
Date” and “Rent Commencement Date”), subject to Landlord Delay and Force Majeure. 
 (c) Substantial Completion;
Punch-List. For purposes of Section 7(a) above, the Tenant Improvements will be deemed to be “substantially completed” when Tenant’s contractor certifies in writing to Landlord and Tenant that Tenant has substantially
performed all of the Tenant Improvement Work required to be performed by Tenant under this Work Letter, other than decoration and minor “punch-list” type items and adjustments which do not materially interfere with Tenant’s use of the
Premises; and Tenant has obtained final building inspections to allow Tenant to 
  

 EXHIBIT C-2 

-4- 

 
occupy the Premises and a temporary certificate of occupancy or other required equivalent approval from the local governmental authority permitting occupancy of the Premises. Within ten
(10) days after receipt of such certificates, Tenant and Landlord will conduct a walk-through inspection of the Premises and Landlord shall provide to Tenant a written punch-list specifying those decoration and other punch-list items which
require completion, which items Tenant will thereafter diligently complete. 
 8. MISCELLANEOUS CONSTRUCTION COVENANTS 

(a) No Liens. Tenant shall not allow the Tenant Improvements or the Building or any portion thereof to be subjected to any mechanic’s,
materialmen’s or other liens or encumbrances arising out of the construction of the Tenant Improvements. 
 (b) Diligent
Construction. Tenant will promptly, diligently and continuously pursue construction of the Tenant Improvements to successful completion in full compliance with the Final Plans, the Work Schedule and this Work Letter. Landlord and Tenant
shall cooperate with one another during the performance of Tenant’s Work to effectuate such work in a timely and compatible manner. 
 (c)
Compliance with Laws. Tenant will construct the Tenant Improvements in a safe and lawful manner. Tenant shall, at its sole cost and expense, comply with all applicable laws and all regulations and requirements of, and all licenses and
permits issued by, all municipal or other governmental bodies with jurisdiction which pertain to the installation of the Tenant Improvements. Copies of all filed documents and all permits and licenses shall be provided to Landlord. Any portion of
the Tenant Improvements which is not acceptable to any applicable governmental body, agency or department, or not reasonably satisfactory to Landlord, shall be promptly repaired or replaced by Tenant at Tenant’s expense. Notwithstanding any
failure by Landlord to object to any such Tenant Improvements, Landlord shall have no responsibility therefor. 
 (d)
Indemnification. Subject to the terms of the Lease regarding insurance and waiver of subrogation by the parties, Tenant hereby indemnifies and agrees to defend and hold Landlord, the Premises and the Building harmless from and against
any and all suits, claims, actions, losses, costs or expenses of any nature whatsoever, together with reasonable attorneys’ fees for counsel of Landlord’s choice, arising out of or in connection with the Tenant Improvements or the
performance of Tenant’s Work (including, but not limited to, claims for breach of warranty, worker’s compensation, personal injury or property damage, and any materialmen’s and mechanic’s liens), except to the extent arising out
of Landlord’s gross negligence or willful misconduct. 
 (e) Insurance. Construction of the Tenant Improvements shall not
proceed without Tenant first acquiring workers’ compensation and commercial general liability insurance and property damage insurance as well as “All Risks” builders’ risk insurance, with minimum coverage of $2,000,000 or such
other amount as may be approved by Landlord in writing and issued by an insurance company reasonably satisfactory to Landlord. In addition to the foregoing, at Landlord’s request, Tenant shall furnish to Landlord a completion and lien indemnity
bond or other surety satisfactory to Landlord with respect to the performance of the Tenant Improvements. Not less than thirty (30) days before commencing the construction of the Tenant Improvements, certificates of such insurance shall be
furnished to Landlord or, if requested, the original policies thereof shall be submitted for Landlord’s approval. All such policies shall provide that thirty (30) days prior notice must be given to Landlord before modification, termination
or cancellation. All insurance policies maintained by Tenant pursuant to this Work Letter shall name Landlord and any lender with an interest in the Premises as additional insureds and comply with all of the applicable terms and provisions of the
Lease relating to insurance. Tenant’s contractor shall be required to maintain the same insurance policies as Tenant, and such policies shall name Tenant, Landlord and any lender with an interest in the Premises as additional insureds.

 (f) Construction Defects. Landlord shall have no responsibility for the Tenant Improvements and Tenant will remedy, at
Tenant’s own expense, and be responsible for any and all defects in the Tenant Improvements that may appear during or after the completion thereof whether the same shall affect the Tenant Improvements in particular or any parts of the Premises
in general. Tenant shall indemnify, hold harmless and reimburse Landlord for any costs or expenses incurred by Landlord by reason of any defect in any portion of the Tenant Improvements constructed by Tenant or Tenant’s contractor or
subcontractors, or by reason of inadequate cleanup following completion of the Tenant Improvements. Notwithstanding the foregoing, Landlord shall be solely responsible for the correction of, and Tenant shall have no indemnity or other obligation
with respect to, any latent or patent defects in the Premises or the Building apart from the Tenant Improvements, unless caused and/or aggravated by, or as a result of, the Tenant Improvements. 

(g) Additional Services. If the construction of the Tenant Improvements shall require that additional services or facilities (including,
but not limited to, hoisting, cleanup or other cleaning services, trash removal, field supervision, or ordering of materials) be provided by Landlord, then Tenant shall pay Landlord for such items at Landlord’s cost or at a reasonable charge if
the item involves time of Landlord’s personnel only. Electrical power and heating, ventilation and air conditioning shall be available to Tenant during normal business hours for construction purposes at no charge to tenant. Tenant’s
agents, contractors, subcontractors and furniture delivery agents shall be permitted to park at the Property at no charge to Tenant or such parties during construction of Tenant Improvements and Tenant’s relocation to the Premises. Landlord
shall provide Building HVAC during the move weekend at no charge to Tenant, and shall allow Tenant’s general contractor to place a debris container in the parking lot adjacent to the Premises (in a location designated by Landlord, in its sole
discretion) for progressive debris removal during the construction of the Tenant Improvements, free of charge. 
 (h) Coordination of
Labor. All of Tenant’s contractors, subcontractors, employees, servants and agents must work in harmony with and shall not interfere with any labor employed by Landlord, or Landlord’s contractors or by any other tenant or its
contractors with respect to the any portion of the Property. Nothing in this Work Letter shall, however, require Tenant to use union labor. 
  

 EXHIBIT C-2 

-5- 

 (i) Work in Adjacent Areas. Any work to be performed in areas adjacent to the Premises shall
be performed only after obtaining Landlord’s express written permission, which shall not be unreasonably withheld or delayed, and Landlord is given an opportunity to have an agent or employee of Landlord present. 

(j) HVAC Systems. Tenant agrees to be entirely responsible for the maintenance or the balancing of any heating, ventilating or air
conditioning system installed by Tenant and/or maintenance of the electrical or plumbing work installed by Tenant and/or for maintenance of lighting fixtures, partitions, doors, hardware or any other installations made by Tenant. 

(k) Coordination with Lease. Nothing herein contained shall be construed as (i) constituting Tenant as Landlord’s agent for any
purpose whatsoever, or (ii) a waiver by Landlord or Tenant of any of the terms or provisions of the Lease. Any default by Tenant following the giving of notice and the passage of any applicable cure period with respect to any portion of this
Work Letter shall be deemed a breach of the Lease for which Landlord shall have all the rights and remedies as in the case of a breach of said Lease. 

(l) Approval of Plans. Landlord will not check Tenant drawings for building code compliance. Approval of the Final Plans by Landlord is not
a representation that the drawings are in compliance with the requirements of governing authorities, and it shall be Tenant’s responsibility to meet and comply with all federal, state, and local code requirements. Approval of the Final Plans
does not constitute assumption of responsibility by Landlord or its architect for their accuracy, sufficiency or efficiency, and Tenant shall be solely responsible for such matters. 

(m) Tenant’s Deliveries. Tenant shall deliver to Landlord, at least five (5) days prior to the commencement of construction of
Tenant’s Work, the following information: 
 (i) The names, addresses, telephone numbers, and primary contacts for the
general, mechanical and electrical contractors Tenant intends to engage in the performance of Tenant’s Work; and 
 (ii)
The date on which Tenant’s Work will commence, together with the estimated dates of completion of Tenant’s construction and fixturing work. 

(n) Qualification of Contractors. Tenant has selected, and Landlord hereby approves, Wolcott Architecture Interiors as Tenant’s space
planning firm, ARC engineering as the MEP engineering firm and Sierra Pacific Constructors as the general contractor for the construction of Tenant’s Work. All contractors engaged by Tenant shall be bondable, licensed contractors, capable of
performing quality workmanship and working in harmony with Landlord’s general contractor and other contractors on the job, if any, all as determined by Landlord and so as not to interfere with Landlord’s completion of Landlord’s Work.
All work shall be coordinated with general construction work on the Site, if any. 
 (o) Warranties. Tenant shall cause its
contractor to provide warranties for not less than one (1) year (or such shorter time as may be customary and available without additional expense to Tenant) against defects in workmanship, materials and equipment, which warranties shall run to
the benefit of Landlord or shall be assignable to Landlord to the extent that Landlord is obligated to maintain any of the improvements covered by such warranties. 

(p) Landlord’s Performance of Work. Within ten (10) working days after receipt of Landlord’s notice of Tenant’s failure
to perform its obligations under this Work Letter, if Tenant shall fail to commence to cure such failure, Landlord shall have the right, but not the obligation, to perform, on behalf of and for the account of Tenant, subject to reimbursement of the
cost thereof by Tenant, any and all of Tenant’s Work which Landlord determines, in its reasonable discretion, should be performed immediately and on an emergency basis for the best interest of the Premises including, without limitation, work
which pertains to structural components, mechanical, sprinkler and general utility systems, roofing and removal of unduly accumulated construction material and debris; provided, however, Landlord shall use reasonable efforts to give Tenant at least
ten (10) days prior notice to the performance of any of Tenant’s Work. 
 (q) As-Built Drawings. Tenant shall cause
“As-Built Drawings” (excluding furniture, fixtures and equipment) to be delivered to Landlord and/or Landlord’s representative no later than sixty (60) days after the completion of Tenant’s Work. In the event these drawings
are not received by such date, Landlord may, at its election, cause said drawings to be obtained and Tenant shall pay to Landlord, as additional rent, the cost of producing these drawings. 

(r) Landlord Delay. The term “Landlord Delay” as used in the Lease and/or this Work Letter shall mean (a) any failure of Landlord
to provide the access or utilization of Building entries, loading docks, elevator service, utilities or other services as required by this Work Letter, after written notice of such failure and the passage of three (3) business days thereafter
without cure, (b) any failure to Landlord to approve or reasonably disapprove any items within the timeframe required under this Work Letter, (c) any delay by Landlord in delivering the Premises or portions thereof by the date required
under the Lease, including delivery of the Verizon Space and GD Space, and (d) any other delay caused by Landlord, or its respective agents, contractors, employees, or servants, including Landlord’s inference with the construction of the
Tenant Improvements in connection with completing Landlord’s Work, or Landlord’s failure to deliver the Premises within the time periods required under the Lease. Notwithstanding the foregoing, Landlord Delays shall not include any delays
directly resulting from a Tenant Delay, or any delays which do not actually and directly result in a delay in the substantial completion of Tenant’s Work from the date that Tenant’s Work would otherwise be substantially completed absent
such delay. Each day of 
  

 EXHIBIT C-2 

-6- 

 
Landlord Delay shall delay by one day the Commencement Date. Should any such Landlord Delay occur, Landlord and Tenant shall execute and enter into an amendment to the Lease, promptly following
the substantial completion of Tenant’s Work in the Premises, adjusting the Term of the Lease based upon a final reconciliation of the Commencement Date in accordance with the foregoing. 

9. BUILDING SERVICES. Landlord shall not impose any direct charge to Tenant for any kind for profit, utilities, and use of parking or
elevator, overhead or any construction or supervisory fee, in connection with the construction of the Tenant Improvements. Landlord shall provide at no charge to Tenant reasonable quantities of HVAC and electricity usage during the construction of
the Tenant Improvements. During construction of the Tenant Improvements, and subject to the terms of the Lease, Tenant shall provide and maintain to Landlord’s satisfaction, temporary restroom facilities (i.e., portable restrooms) for use by
its contractors and subcontractors, in a location designated by Landlord. Tenant shall immediately cause the temporary restroom facilities to be removed upon substantial completion of the Tenant Improvements. 

 

 EXHIBIT C-2 

-7- 

 EXHIBIT C-2-1 

FLOOR PLAN 

 

 

  

 EXHIBIT C-2 

-8- 

 EXHIBIT C-2-2 

FORM OF DRAW REQUEST 

[Tenant Letterhead] 
 DATE 

Mr. Michael DeArmey 
 LBA Realty

 17901 Von Karman Avenue, Suite 950 

Irvine, CA 92614 
  

	RE:	Tenant Allowance Draw Request [123 Main Street] 

Dear Michael: 
 Please consider this letter as
a request for [reimbursement] in the amount of [$000.00] as stipulated in the Lease dated [            , 2010] for the tenant improvements at the above
referenced location from the allowance of [000.00] which LBA made available to [Tenant] as part of the lease agreement between both companies. 

The following documents are enclosed: 
  

	 	1.	Construction Company Inc. invoice 

  

	 	2.	Unconditional Waiver and Release on Progress Payment from Construction Company Inc. certifying receipt of funds paid by TENANT 

 

			
	 Please remit the funds to our address:
	 	LBA REALTY FUND III – COMPANY VII, LLC
		 	ATTN: Mr. Michael DeArmey
		 	17901 Von Karma Avenue, Suite 950
		 	Irvine, CA 92614

 Sincerely, 

TENANT 
 Tenant Rep 

 

 EXHIBIT C-2-2 

-1- 

 

 

 EXHIBIT C-3 

DATA ROOM 

INPHI CO. 
  

 EXHIBIT C-3 

-1- 

 

 

 EXHIBIT C-4 

LAB AREA 

INPHI CO. 
  

 EXHIBIT C-4 

-1- 

 EXHIBIT C-5 

JANITORIAL & CLEANING SPECIFICATIONS 

SPECIFIC SCOPE OF SERVICES:  
  

	 	A.	LOBBY AND CORRIDORS - Daily Service 

  

	 	1.	Sweep and clean building entrances. 

  

	 	2.	Public building telephones will be cleaned and sanitized. 

  

	 	3.	Clean and remove smudges from entry door glass. 

  

	 	4.	Polish all entry handles, door plates and metal trim. 

  

	 	5.	Wipe clean all glass, wood, or metal doors and door jambs. 

  

	 	6.	Empty all ashtrays, wipe clean, and polish. 

  

	 	7.	Screen all sand urns of cigarette butts and debris. Clean container and add sand as needed. (Contractor supplies sand.) 

 

	 	8.	Empty all trash receptacles, clean container with clean, damp cloth, and replace plastic liner. (Manager supplies liners.) 

 

	 	9.	Remove all debris from landscaped pots and planters. (Report any thefts, broken pots or missing plants) 

 

	 	10.	Dust and clean all horizontal surfaces under seven (7) feet. 

  

	 	11.	Vacuum all carpet areas completely and remove spots. 

  

	 	12.	Dust mop and damp mop entry floors. 

  

	 	13.	Clean and remove smudges and marks on walls, wall coverings, and enclosed artwork. 

 

	 	14.	Clean, polish and straighten all furniture as needed. 

  

	 	15.	Wipe clean all directory boards (exterior) with clean, soft cloth using glass cleaner that is considered safe and not labeled as Hazardous Waste.

  

	 	16.	Wipe clean all fire extinguisher cabinets and glass. (Report broken glass or missing extinguishers) 

 

	 	17.	Clean and sanitize all public telephones and enclosures. (Neatly arrange and replace as needed all phone books) 

 

	 	18.	Clean and polish all elevator doors, jambs, call plates, and hall lanterns. 

 

	 	19.	Clean, polish and straighten all furniture as needed. 

  

	 	20.	Dust and clean all lobby and corridor signage. 

  

	 	21.	Report any lights burned out. 

  

	 	22.	Secure all doors and turn off appropriate lights upon completion of work assignments. 

 

 EXHIBIT C-5 

-1- 

	 	B.	LOBBY & CORRIDORS - Weekly Service 

  

	 	1.	Clean and polish all entry metal and sills. 

  

	 	2.	Dust and clean or polish all baseboards. 

  

	 	3.	Spot clean all carpeted areas. 

  

	 	4.	Dust all ledges and exit signs. 

  

	 	5.	Dust all walls above seven (7) feet. 

  

	 	6.	Clean inside of directory board with clean soft cloth. 

  

	 	C.	LOBBY & CORRIDORS - Monthly Service 

  

	 	1.	Clean all ceiling vents and grills. 

  

	 	2.	Dust high ceiling corners and entry ways. 

  

	 	3.	Dust and clean light fixtures and covers (interior and exterior). 

  

	 	4.	Clean and treat all wood paneling and furniture as requested. 

  

	 	5.	Strip, reseal or re-wax common area floors as necessary. 

  

	 	6.	Shampoo carpet areas as necessary. 

  

	 	7.	Clean, detail and sanitize public phones and enclosures. 

  

	 	8.	Dust and clean all fire lobby doors inside and out. 

  

	 	9.	Polish door floor plates. 

  

	 	D.	OFFICES - Daily Service: 

  

	 	1.	Remove hand spots or smudges from entry doors. 

  

	 	2.	Using a dustless mop, damp mop all non-carpeted areas. 

  

	 	3.	Vacuum and spot clean carpets in all traffic areas, remove staples and other debris. 

 

	 	4.	Properly position furniture, books and magazines in reception areas. 

  

	 	5.	Properly position furniture in offices and conference rooms. 

  

	 	6.	Blackboards will be erased/chalk boards cleaned upon request only. 

  

	 	7.	Remove fingerprints and smudges from all walls. 

  

	 	8.	Spot clean all partition glass and mirrors. 

  

	 	9.	Remove all fingerprints and smudges from light switch covers, electrical outlet cover plates and doorknob handles. 

 

	 	10.	Dust window sills and ledges. 

  

	 	11.	Dust all horizontal surfaces under seven (7) feet, furniture, and equipment. DO NOT dust desks, conference tables or counters which are cluttered with paperwork.

  

 EXHIBIT C-5 

-2- 

	 	12.	Dust and replace all desk ornaments, phones and machines to their original position. 

 

	 	13.	Clean furniture fabric with a whisk broom to sweep off any dust, paper bits, and erasures as needed. (Remove all staples) 

 

	 	14.	Empty all ashtrays and wipe clean. 

  

	 	15.	Empty all wastebaskets and carry trash to designated areas for removal. Replace plastic liners as needed. 

 

	 	16.	Clean and wash all lunchroom tabletops, counters, sinks, cabinets, refrigerator, and stove (exterior only) surfaces. (Report any insect problems)

  

	 	17.	Report all burned-out lights. 

  

	 	18.	Perform additional services requested by tenant and bill tenant directly. 

  

	 	19.	Before leaving any suite, shut off lights, electrical appliances, close drapes and blinds, lock only interior doors as requested and lock all entrance doors.

  

	 	E.	OFFICES - Weekly Service 

  

	 	1.	Damp wipe with a treated cloth all interior doors. 

  

	 	2.	Detail vacuum entire carpet areas. Remove staples and other debris. 

  

	 	3.	Damp mop all tile and hardwood floor areas. 

  

	 	4.	Polish all desktops that are cleared of paperwork. 

  

	 	5.	Dust all ledges, files, baseboards, and sills under seven (7) feet. 

  

	 	6.	Vacuum all furniture or wipe vinyl furniture clean. 

  

	 	7.	Dust all lower parts of furniture. 

  

	 	8.	Detail and clean all kitchen or wet bar areas. 

  

	 	F.	OFFICES - Monthly Service 

  

	 	1.	Completely clean all partitions and doors, door jambs, door floor plates, glass and mirrors from floor to ceiling. 

 

	 	2.	Dust all ledgers, wall moldings, pictures, shelves, etc., over seven (7) feet. 

 

	 	3.	Dust clean or vacuum all drapes and blinds. 

  

	 	4.	Brush down and clean all vents and grills. 

  

	 	5.	Strip, clean and apply floor dressing to all composition, hardwood and parquet floors. 

 

	 	6.	Scrub and wax all tile floors. 

  

	 	7.	Detail all desks and office furniture. 

  

	 	8.	Dust and clean all light fixtures and covers. 

  

	 	9.	Detail and clean all kitchen, wet bars or lunch room areas. 

  

 EXHIBIT C-5 

-3- 

	 	10.	Clean all baseboards. 

  

	 	11.	Detail vacuum chairs and upholstered furniture. 

  

	 	G.	RESTROOMS - Daily Service 

  

	 	1.	Dust and clean restroom signage and doors. 

  

	 	2.	Vacuum all restrooms vestibules and remove spots. 

  

	 	3.	Wet mop and disinfect tile floors, paying particular attention to areas under urinals and toilet bowls. 

 

	 	4.	Clean alkaline deposits and soap spills from floor tile grout. 

  

	 	5.	Wash and disinfect all basins, urinals, and toilet bowls. 

  

	 	6.	Clean underside rims of urinals and toilet bowls. 

  

	 	7.	Wash both sides of toilet seats with soap and water and disinfect. 

  

	 	8.	Empty, clean, sanitize, and polish all paper dispensers, replacing liners as necessary. 

 

	 	9.	Clean and polish all mirrors. 

  

	 	10.	Dust ledges and baseboards. 

  

	 	11.	Damp wipe, polish and shine all chrome, metal fixtures, hand plates, kick plates, utility covers, plumbing, and clean out covers and door knobs.

  

	 	12.	Spot clean with disinfectant all partitions and tile walls. (Report any graffiti and remove if possible) 

 

	 	13.	Fill all toilet latrines, soap, towel, and sanitary napkin dispensers as necessary. 

 

	 	14.	Report all burned out lights, leaking faucets, running plumbing or other maintenance needs. 

 

	 	15.	Janitor carts will not be brought into restroom areas or used to prop open doors. 

 

	 	16.	Restroom doors will be propped open with a rubber stop an sign indicating restroom closed for cleaning, placed outside. 

 

	 	H.	RESTROOMS - Semi Weekly (2 times per week) 

  

	 	1.	Pour clean water down floor drains to prevent sewer gases from escaping. 

  

	 	I.	RESTROOMS - Weekly Service 

  

	 	1.	Wash down ceramic tile floors and partitions inside and out and disinfect. (Report any graffiti and clean if possible) 

 

	 	2.	Wash down all enamel walls. 

  

	 	3.	Wash all waste containers and disinfect. 

  

	 	4.	Clean and polish all doors, door plates, and hardware. 

  

 EXHIBIT C-5 

-4- 

	 	J.	RESTROOMS - Monthly Service 

  

	 	1.	Wipe clean all ceilings, lights, and fixtures. 

  

	 	2.	Strip wax and apply new wax to tile floors. 

  

	 	3.	Shampoo, as needed, and clean vestibule carpet. 

  

	 	4.	Detail all toilet compartments and fixtures. 

  

	 	5.	Brush and clean all grills and vents. 

  

	 	K.	ELEVATORS - Daily Service 

  

	 	1.	Vacuum and clean all spots and stains from carpet. 

  

	 	2.	Dust and clean granite baseboards. 

  

	 	3.	Dust and polish all metal with approved polish (no abrasives). 

  

	 	4.	Damp wipe and remove all spots and fingerprints from doors and walls (interior and exterior). 

 

	 	5.	Dust and clean elevator ceilings and lights. 

  

	 	6.	Remove gum, stains or debris from ceilings, handrails or elevator tracks. 

  

	 	7.	Dust and clean emergency phone and security compartments. 

  

	 	8.	Clean all call buttons, call plates, and signage. 

  

	 	9.	Report any burned-out lights or malfunctions of elevator. 

  

	 	10.	Clean and polish elevator tracks. 

  

	 	L.	ELEVATOR - Weekly Service 

  

	 	1.	Detail all call buttons and call plates. 

  

	 	2.	Disinfect emergency phones. 

  

	 	M.	STAIRWELLS - Daily Service 

  

	 	1.	Police entire stairwell, removing all trash, cigarette butts, etc. 

  

	 	2.	Report any exit signs that are burned out. 

  

	 	3.	Report any lights burned-out. 

  

	 	N.	STAIRWELLS - Weekly Service 

  

	 	1.	Sweep down all stairs and landings. 

  

	 	2.	Dust all handrails, banisters, and ledges. 

  

	 	3.	Clean all walls of fingerprints and smudge marks, etc. 

  

 EXHIBIT C-5 

-5- 

	 	4.	Dust and clean all stairwell signage. 

  

	 	5.	Dust and clean all emergency phones. 

  

	 	O.	STAIRWELLS - Monthly Service 

  

	 	1.	Wipe clean all stairwell doors and door jambs. 

  

	 	2.	Wet mop all stairs and staff landing. (Clean base boards if necessary) 

  

	 	3.	Dust and clean all lights and fixtures. 

  

	 	4.	Dust and clean all emergency fire equipment and plumbing. 

  

 EXHIBIT C-5 

-6- 

 EXHIBIT D 

NOTICE OF LEASE TERM DATES 

Date: 
 To: 

 

	Re:	                     dated
                     (“Lease”) by and between
                                , a
                                 (“Landlord”), and
                                , a
                                 (“Tenant”) for the premises commonly
known as,                                  (“Premises”).

 Dear: 
 In accordance
with the above-referenced Lease, we wish to advise and/or confirm as follows: 
  

	•	 	 That Tenant has accepted and is in possession of the Premises and acknowledges the following: 

 

	 	•	 	 Term of the Lease: 

  

	 	•	 	 Commencement Date: 

  

	 	•	 	 Expiration Date: 

  

	 	•	 	 Rentable Square Feet: 

  

	 	•	 	 Tenant’s Percentage of Building:     % 

 

	•	 	 That in accordance with the Lease, rental payments will/has commence(d) on
                     and rent is payable in accordance with the following schedule: 

 

				
	 Months
	  	Monthly Base Rent
	 00/00/0000 – 00/00/0000
	  	$	00,000.00
	 00/00/0000 – 00/00/0000
	  	$	00,000.00
	 00/00/0000 – 00/00/0000
	  	$	00,000.00

  

	•	 	 Rent is due and payable in advance on the first day of each and every month during the Term of the Lease. 

 

					
	 •       Your rent checks should be made payable to:
	 		  	  

		 		  	  

		 		  	  

  

					
	ACCEPTED AND AGREED	 		  	
			
	TENANT:	 		  	LANDLORD:
			
	                             
                                       	 		  	                             
                                       

	a,
                                         
                        	 		  	a,
                                         
                        
			
	By:
                                         
                                         
  	 		  	By:
                                         
                                         
  
	Print Name:
                                         
                            	 		  	
	Its:
                                         
                                         
  	 		  	

  

 EXHIBIT D 

-1- 

 EXHIBIT E 

RULES AND REGULATIONS 

In the event of any conflict between the terms of this Exhibit E and the Lease, the terms of the Lease shall prevail. 

1. Tenant shall not place anything or allow anything to be placed near the glass of any window, door, partition or wall which may appear unsightly from
outside the Premises. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection
with, any window or door of the Premises, other than Building standard materials, without the prior written consent of Landlord. 
 2. Tenant
shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, escalators or stairways of the Building. The halls, passages, exits, entrances, elevators, escalators and stairways are not for the general public, and Landlord shall in
all cases retain the right to control and prevent access thereto of all persons whose presence in the reasonable judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Building; provided, that nothing
herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. Tenant and no employee, invitee, agent, licensee
or contractor of Tenant shall go upon or be entitled to use any portion of the roof of the Building without the prior written consent of Landlord. 

3. Tenant shall not cause any unnecessary janitorial labor by carelessness or indifference to the good order and cleanliness of the Premises. Landlord
shall not in any way be responsible to Tenant for loss of property on the Premises, however occurring, or for any damage to Tenant’s property by any janitors or any other employee or any other person. 

4. In addition to the card keys to be provided pursuant to the Lease, Landlord will furnish Tenant, free of charge, with two keys to the main entrance
door lock in the Premises. Tenant may make or have made additional keys as needed by Tenant, and Tenant shall have the right to alter any lock or install a new additional lock or bolt on any door or window of its Premises provided that Tenant
provides Landlord with a copy of same. Tenant, upon termination of its tenancy, shall deliver to Landlord the keys of all doors which are in Tenant’s possession. 

5. No machines or equipment other than as required by Tenant in its lab areas and server room, and standard office machines, such as typewriters and
calculators, photo copiers, personal computers and word processors, and vending machines permitted by the Lease, shall be used in the Premises without the approval of Landlord. 

6. Tenant shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed to carry and which
is allowed by Law. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects, if such objects are considered necessary by Tenant, as
determined by Landlord, shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment which cause noise or vibration that may be transmitted to the structure of
the Building or to any space therein to such a degree as to be objectionable to Landlord, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration.
Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of
Tenant. 
 7. Tenant shall not use or keep in the Premises any kerosene, gasoline or inflammable or combustible fluid or material other than
those limited quantities necessary for the operation or maintenance of office and Tenant’s lab and server room equipment. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the
Premises to be occupied or used in a manner offensive or objectionable to Landlord by reason of noise, odors or vibrations, nor shall Tenant bring into or keep in or about the Premises any birds or animals. 

8. Tenant shall not use any method of heating or air-conditioning other than that supplied to the Premises by Landlord as set forth in Tenant’s
construction plans. 
 9. Landlord reserves the right from time to time, in Landlord’s sole and absolute discretion, exercisable without
prior notice and without liability to Tenant, to: (a) name or change the name of the Building or Property; (b) change the address of the Building, and/or (c) install, replace or change any signs in, on or about the Property (except
for Tenant’s signs, if any, which are expressly permitted by the Lease). 
 10. Landlord reserves the right to exclude from the Building
between the hours of 6:00 p.m. and 7:00 a.m., or such other hours as may be reasonably established from time to time by Landlord, and on legal holidays, any person unless that person is known to the person or employee in charge of the Building and
has a pass or is properly identified. Landlord shall not be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. Tenant shall be responsible for all persons for whom it requests passes and
shall be liable to Landlord for all acts of such persons. Landlord reserves the right to prevent access to the Building in case of invasion, mob, riot, public excitement or other commotion by closing the doors or by other appropriate action.

  

 EXHIBIT E 

-1- 

 11. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose
other than that for which they were constructed, and no foreign substances of any kind whatsoever shall be thrown therein. 
 12. Tenant shall
not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building without the prior written consent of Landlord. Tenant shall not interfere with radio or television broadcasting or reception from
or in the Building or elsewhere. 
 13. Except as expressly permitted in the Lease, Tenant shall not mark, drive nails, screw or drill into the
partitions, window mullions, woodwork or drywall, or in any way deface the Premises or any part thereof, except to install normal wall hangings or to secure Tenant’s equipment, furniture and fixtures. Tenant shall repair any damage resulting
from noncompliance under this rule. 
 14. Tenant shall store all its trash and garbage within the trash receptacles for the Building or
Property. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions
reasonably issued from time to time by Landlord. 
 15. Other than as permitted elsewhere in the Lease, the Premises shall not be used for the
storage of merchandise held for sale to the general public, or for lodging of any kind. No cooking shall be done or permitted by Tenant on the Premises, except that use by Tenant of Underwriters’ Laboratory-approved equipment for brewing
coffee, tea, hot chocolate and similar beverages shall be permitted and the use of a microwave shall be permitted, provided that such equipment and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances,
rules and regulations. 
 16. Tenant shall not use in any space, elevators or stairwells of the Building, any hand trucks except those equipped
with rubber tires and side guards, or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. 

17. Tenant shall not use the name of the Building in connection with, or in promoting or advertising, the business of Tenant, except for Tenant’s
address and for Building photographs on Tenant’s website. 
 18. Tenant agrees that it shall comply with all reasonable fire and security
regulations that may be issued from time to time by Landlord, and Tenant also shall provide Landlord with the name of a designated responsible employee to represent Tenant in all matters pertaining to such fire or security regulations. Tenant shall
cooperate fully with Landlord in all matters concerning fire and other emergency procedures. 
 19. Tenant assumes any and all responsibility
for protecting its Premises from theft, robbery and pilferage. Such responsibility shall include keeping doors locked and other means of entry to the Premises closed. 

20. Landlord reserves the right to make such other and reasonable non-discriminatory Rules and Regulations as, in its judgment, may from time to time be
needed for safety, security, care and cleanliness of the Building or Property and for the preservation of good order therein. Tenant agrees to abide by all such Rules and Regulations hereinabove stated and any additional rules and regulations which
are adopted. 
 21. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s Parties. 

22. Tenant shall not lay linoleum, tile, carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises in any
manner except by a paste, or other material which may easily be removed with water, the use of cement or other similar adhesive materials being expressly prohibited. The method of affixing any such linoleum, tile, carpet or other similar floor
covering shall be subject to the approval of Landlord. The expense of repairing any damage resulting from a violation of this rule shall be borne by Tenant. 

23. Tenant shall not without Landlord’s consent, which may be given or withheld in Landlord’s sole and absolute discretion, receive, store,
discharge, or transport firearms, ammunition, or weapons or explosives of any kind or nature at, on or from the Premises. 

PARKING RULES AND REGULATIONS 

In addition to any parking provisions contained in the Lease, the following rules and regulations shall apply with respect to the use of the
Property’s parking facilities. 
 1. Every parker is required to park and lock his/her own vehicle. All responsibility for damage to or
loss of vehicles is assumed by the parker and Landlord shall not be responsible for any such damage or loss by water, fire, defective brakes, the act or omissions of others, theft, or for any other cause. 

2. Tenant shall not park or permit its employees to park in any parking areas designated by Landlord as areas for parking by visitors to the Property.
Tenant shall not leave vehicles in the parking areas overnight (except for up to three (3) company cars, which may be parked overnight, subject to the indemnity and hold harmless provisions in the Lease by Tenant on behalf of Landlord) nor park
any vehicles in the parking areas other than automobiles, motorcycles, motor driven or non-motor driven bicycles or four wheeled trucks. 
  

 EXHIBIT E 

-2- 

 3. Parking stickers or any other device or form of identification supplied by Landlord as a condition of use
of the parking facilities shall remain the property of Landlord. Such parking identification device must be displayed as requested and may not be mutilated in any manner. The serial number of the parking identification device may not be obliterated.
Devices are not transferable and any device in the possession of an unauthorized holder will be void. 
 4. No extended term storage of vehicles
shall be permitted. 
 5. Vehicles must be parked entirely within painted stall lines of a single parking stall. 

6. All directional signs and arrows must be observed. 

7. The speed limit within all parking areas shall be five (5) miles per hour. 

8. Parking is prohibited: (a) in areas not striped for parking; (b) in aisles; (c) where “no parking” signs are posted;
(d) on ramps; (e) in cross-hatched areas; and (f) in reserved spaces and in such other areas as may be designated by Landlord or Landlord’s parking operator. 

9. Loss or theft of parking identification devices, if any, must be reported to Landlord’s property manager immediately, and a lost or stolen report
must be filed by the Tenant or user of such parking identification device at the time. Landlord has the right to exclude any vehicle from the parking facilities that does not have an identification device. 

10. Any parking identification devices reported lost or stolen found on any unauthorized car will be confiscated and the illegal holder will be subject
to prosecution. 
 11. Washing, waxing, cleaning or servicing of any vehicle in any area not specifically reserved for such purpose is
prohibited. 
 12. The parking operators, managers or attendants, if any, are not authorized to make or allow any exceptions to these rules and
regulations. 
 13. If the Lease terminates for any reason whatsoever or if Tenant’s right of possession of the Premises is terminated
after a Default, Tenant’s right to park in the parking facilities shall terminate concurrently therewith. 
 14. Landlord reserves the
right to modify and/or adopt such other reasonable and non-discriminatory rules and regulations for the parking facilities as it deems necessary for the operation of the parking facilities. Landlord may refuse to permit any person who violates these
rules to park in the parking facilities, and any violation of the rules shall subject the vehicle to removal, at such vehicle owner’s expense. 

15. Tenant shall not permit any parking by its employees, agents, subtenants, customers, invitees, concessionaires or visitors on the streets surrounding
the Premises in violation of any ordinances or postings by any public authorities having jurisdiction. 
 16. Tenant’s parking spaces shall
be used only for parking by vehicles no larger than normally sized passenger automobiles, vans and sport utility vehicles. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees,
suppliers, shippers, customers or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described herein, then Landlord shall
have the right, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost thereof to Tenant, which cost shall be payable by Tenant upon demand by Landlord. 

 

 EXHIBIT E 

-3- 

 EXHIBIT F 

ESTOPPEL CERTIFICATE 

The undersigned (“Tenant”) hereby certifies to
                                 (“Landlord”), and
                                , as follows: 

1. Attached hereto is a true, correct and complete copy of that certain Lease dated
                    , between Landlord and Tenant (the “Lease”), for the premises commonly known as
                                 (the “Premises”). The Lease is
now in full force and effect and has not been amended, modified or supplemented, except as set forth in Section 6 below. 
 2. The term of
the Lease commenced on                     ,         . 

3. The term of the Lease is currently scheduled to expire on
                    ,         . 

4. Tenant has no option to renew or extend the Term of the Lease except:
                                . 

5. Tenant has no preferential right to purchase the Premises or any portion of the Building/Premises except:
                                . 

6. The Lease has: (Initial One) 
  

	 ̈	not been amended, modified, supplemented, extended, renewed or assigned. 

  

	 ̈	been amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies of which are attached hereto:
                                . 

7. Tenant has accepted and is now in possession of the Premises and has not sublet, assigned or encumbered the Lease, the Premises or any portion thereof
except as follows:                                 . 

8. The current Base Rent is $        ; and current monthly parking charges are
$        . 
 9. The amount of security deposit (if any) is
$        . No other security deposits have been made. 
 10. All rental payments payable by
Tenant have been paid in full as of the date hereof. No rent under the Lease has been paid for more than thirty (30) days in advance of its due date. 

11. All work required to be performed by Landlord under the Lease has been completed and has been accepted by Tenant, and all tenant improvement
allowances have been paid in full except                                 .

 12. As of the date hereof, Tenant is not aware of any defaults on the part of Landlord under the Lease except
                                . 

13. As of the date hereof, Tenant has not received any notices from Landlord of any defaults on the part of Tenant under the Lease. 

14. Tenant has no defense as to its obligations under the Lease and claims no set-off or counterclaim against Landlord except
                                . 

15. Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies, except as
expressly provided in the Lease. 
 16. All insurance required of Tenant under the Lease has been obtained by Tenant and all premiums have been
paid. 
 17. There has not been filed by or against Tenant a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of
creditors, any petition seeking reorganization or arrangement under the bankruptcy laws of the United States or any state thereof, or any other action brought pursuant to such bankruptcy laws with respect to Tenant. 

The foregoing certification is made with the knowledge that
                                 is about to [fund a loan to Landlord or purchase
the Building from Landlord], and that                                  is relying
upon the representations herein made in [funding such loan or purchasing the Building]. 
 Dated:
                    ,         . 

 

					
	 “TENANT”
	 		 	  

			
		 	By:	 	  

		 	Print Name:	 	  

		 	Its:	 	  

  

 EXHIBIT F 

 EXHIBIT G 

ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT 

The purpose of this form is to obtain information regarding the use or proposed use of hazardous materials at the premises. Prospective tenants should
answer the questions in light of their proposed operations at the premises. Existing tenants should answer the questions as they relate to ongoing operations at the premises and should update any information previously submitted. If additional space
is needed to answer the questions, you may attach separate sheets of paper to this form. 
 Your cooperation in this matter is appreciated.

  

					
	1.	  	GENERAL INFORMATION
		
		  	Name of Responding Company: Inphi Corporation
		
		  	Check the Applicable Status:          Prospective Tenant X Existing Tenant
        
		
		  	Mailing Address: Thru 10/1/10 : 2393 Townsgate Road, Westlake Village, CA 91361
		
		  	Contact Person and Title: Daniel Boone
		
		  	Telephone Number: (805) 446-5114
		
		  	Address of Leased Premises: 112 S. Lakeview Canyon Rd, Westlake Village, CA 91362
		
		  	Length of Term: 6 years
		
		  	Describe the proposed operations to take place on the premises, including principal products manufactured or services to be conducted. Existing tenants should
describe any proposed changes to ongoing operations.
		
		  	 Design Semiconductor Components

		  	  

		
	2.	  	STORAGE OF HAZARDOUS MATERIALS
			
		  	2.1	    	Will any hazardous materials be used or stored on-site?
			
		  		    	Wastes                            
          Yes X         No         
			
		  		    	Chemical Products                   Yes X
        No         
			
		  	2.2	    	Attach a list of any hazardous materials to be used or stored, the quantities that will be on-site at any given time, and the location and method of storage (e.g., 55-gallon
drums on concrete pad).
		
	3.	  	STORAGE TANKS AND SUMPS
			
		  	3.1	    	Is any above or below ground storage of gasoline, diesel or other hazardous substances in tanks or sumps proposed or currently conducted at the premises?
			
		  		    	Yes                  No X
			
		  		    	If yes, describe the materials to be stored, and the type, size and construction of the sump or tank. Attach copies of any permits obtained for the storage of such substances.

			
		  		    	  

		  		    	  

			
		  	3.2	    	Have any of the tanks or sumps been inspected or tested for leakage?
			
		  		    	Yes                  No X
			
		  		    	If so, attach the results.
			
		  	3.3	    	Have any spills or leaks occurred from such tanks or sumps?
			
		  		    	Yes                  No X
			
		  		    	If so, describe.
			
		  		    	  

		  		    	  

  

 EXHIBIT G 

					
		  	3.4	    	Were any regulatory agencies notified of the spill or leak?
			
		  		    	Yes                  No X
			
		  		    	If so, attach copies of any spill reports filed, any clearance letters or other correspondence from regulatory agencies relating to the spill or leak.
			
		  	3.5	    	Have any underground storage tanks or sumps been taken out of service or removed?
			
		  		    	Yes                  No X
			
		  		    	If yes, attach copies of any closure permits and clearance obtained from regulatory agencies relating to closure and removal of such tanks.
		
	4.	  	SPILLS
			
		  	4.1	    	During the past year, have any spills occurred at the premises?
			
		  		    	Yes                  No X
			
		  		    	If yes, please describe the location of the spill.
			
		  		    	  

		  		    	  

			
		  	4.2	    	Were any agencies notified in connection with such spills?
			
		  		    	Yes                  No X
			
		  		    	If yes, attach copies of any spill reports or other correspondence with regulatory agencies.
			
		  	4.3	    	Were any clean-up actions undertaken in connection with the spills?
			
		  		    	Yes                  No X
			
		  		    	Attach copies of any clearance letters obtained from any regulatory agencies involved and the results of any final soil or groundwater sampling done upon completion of the
clean-up work.
		
	5.	  	WASTE MANAGEMENT
			
		  	5.1	    	Has your company been issued an EPA Hazardous Waste Generator I.D. Number?
			
		  		    	Yes X        No         
			
		  	5.2	    	Has your company filed a biennial report as a hazardous waste generator?
			
		  		    	Yes                  No X
			
		  		    	If so, attach a copy of the most recent report filed.
			
		  	5.3	    	Attach a list of the hazardous wastes, if any, generated or to be generated at the premises, its hazard class and the quantity generated on a monthly basis.
			
		  	5.4	    	Describe the method(s) of disposal for each waste. Indicate where and how often disposal will take place.

											
						
		  		    	                On-site treatment or recovery	    		    	  
	    	
						
		  		    	                Discharged to sewer	    		    	  
	    	
						
		  		    	X        Transported and disposed of off-site	    		    	 1-2 times a year
	    	
						
		  		    	                Incinerator	    		    	  
	    	

					
			
		  	5.5	    	Indicate the name of the person(s) responsible for maintaining copies of hazardous waste manifests completed for off-site shipments of hazardous waste.
			
		  		    	 Daniel Boone

			
		  	5.6	    	Is any treatment of processing of hazardous wastes currently conducted or proposed to be conducted at the premises:
			
		  		    	Yes                  No X

 

 EXHIBIT G 

2 

 If yes, please describe any existing or proposed treatment methods.
                                         
                                

                      
                                         
                                         
                                         
                                         
       
  

	 	5.7	Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations at the premises. 

 

	6.	WASTEWATER TREATMENT/DISCHARGE 

  

	 	6.1	Do you discharge wastewater to: 

         storm
drain?                 sewer? 

         surface water?    X no industrial discharge 

 

	 	6.2	Is your wastewater treated before discharge? 

Yes                 No
         
 If yes, describe the type of treatment conducted. 

                      
                                         
                                         
                                         
                                         
       

                      
                                         
                                         
                                         
                                         
       
  

	 	6.3	Attach copies of any wastewater discharge permits issued to your company with respect to its operations at the premises. 

 

	7.	AIR DISCHARGES 

  

	 	7.1	Do you have any filtration systems or stacks that discharge into the air? 

Yes                 No X 

 

	 	7.2	Do you operate any of the following types of equipment or any other equipment requiring an air emissions permit? 

           Spray booth 

           Dip tank 

           Drying oven 

           Incinerator 

           Other (please describe)
                                         
                                         
                                         
                      

X   No equipment requiring air permits 
  

	 	7.3	Are air emissions from your operations monitored? 

Yes                 No X 

If so, indicate the frequency of monitoring and a description of the monitoring results. 

                      
                                         
                                         
                                         
                                         
       
  

	 	7.4	Attach copies of any air emissions permits pertaining to your operations at the premises. 

 

	8.	HAZARDOUS MATERIALS DISCLOSURES 

  

	 	8.1	Does your company handle hazardous materials in a quantity equal to or exceeding an aggregate of 500 pounds, 55 gallons, or 200 cubic feet per month?

 Yes                 No X

  

	 	8.2	Has your company prepared a hazardous materials management plan pursuant to any applicable requirements of a local fire department or governmental agency?

 Yes                 No X

 If so, attach a copy of the business plan. 
  

	 	8.3	Has your company adopted any voluntary environmental, health or safety program? 

Yes                 No X 

 

 EXHIBIT G 

3 

 If so, attach a copy of the program. 

 

	9.	ENFORCEMENT ACTIONS, COMPLAINTS 

  

	 	9.1	Has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees? 

Yes                 No X 

If so, describe the actions and any continuing compliance obligations imposed as a result of these actions. 

                      
                                         
                                         
                                         
                                         
       
  

	 	9.2	Has your company ever received requests for information, notice or demand letters, or any other inquiries regarding its operations? 

Yes                 No X 

 

	 	9.3	Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety concerns? 

Yes                 No X 

 

	 	9.4	Has an environmental audit ever been conducted at your company’s current facility? 

Yes                 No X 

If so, identify who conducted the audit and when it was conducted. 

 

					
	Tenant:	 	Inphi Corporation	 	
	By:	 	 /s/ John Edmunds
	 	, John Edmunds
	Its:	 	CFO	 	

  

 EXHIBIT G 

4 

 EXHIBIT G-l 

LIST OF HAZARDOUS MATERIALS TO BE USED BY TENANT AND QUANTITIES 

MSDS Document Log 
  

															
	 Product Name
	 	 Product Usage
	 	 Total

per
year
	 	Units of Measure	 	 Manufacturer
	 	Date	 	Emergency Contact	 	 Emergency Phone

	Acetone	 	Assembly Cleaning	 	11	 	gallon	 	Sunnyside Corporation	 	09/19/02	 	Chemtrec	 	800-424-9300
	Anti Freeze Coolant	 	R&D	 	1	 	gallon	 	Texaco	 	04/15/09	 	Chemtrec	 	800-424-9300
	CHIPCOAT U8437-48	 	R&D	 	1	 	10cc syringe	 	Namics Corporation	 	08/20/08	 		 	
	Dusting Gas	 	Assembly Cleaning	 	264	 	10 oz. cans	 	Techspray	 	01/10/06	 	Chemtrec	 	800-424-9300
	EPO-TEK 302	 	Assembly	 	16	 	oz	 	Epoxy Technology	 	02/13/07	 	Epoxy Technology	 	800-255-3924
	EPO-TEK H20E	 	R&D	 	1	 	3cc syringe	 	Epoxy Technology	 	12/08/08	 	Epoxy Technology	 	800-255-3924
	EPO-TEK H20F	 	R&D	 	1	 	3cc syringe	 	Epoxy Technology	 	07/13/09	 	Epoxy Technology	 	800-255-3924
	EPO-TEK H70E	 	R&D	 	1	 	3cc syringe	 	Epoxy Technology	 	10/27/08	 	Epoxy Technology	 	800-255-3924
	EPO-TEK H77	 	R&D	 	1	 	3cc syringe	 	Epoxy Technology	 	05/15/09	 	Epoxy Technology	 	800-255-3924
	EPO-TEK U300	 	R&D	 	1	 	3cc syringe	 	Epoxy Technology	 	06/26/06	 	Epoxy Technology	 	800-255-3924
	F-711	 	R&D	 	1	 	3cc syringe	 	Zymet, Inc	 	07/15/99	 	Chemtrec	 	800-424-9300
	Gold Containing Alloys	 	R&D	 	1	 	3cc syringe	 	Indium Corporation	 	08/05/09	 	Chemtrec	 	800-424-9300
	Indalloy w/ Indium8.9HF	 	Assembly	 	1	 	kg	 	Indium Corporation	 	04/02/09	 	Chemtrec	 	800-424-9300
	Indalloy w/ RMA-SMQ 51	 	Assembly	 	1	 	kg	 	Indium Corporation	 	12/02/08	 	Chemtrec	 	800-424-9300
	Isopropanol	 	Assembly Cleaning	 	4	 	gallon	 	PTI Processing Chemicals	 	01/12/06	 	Infotrac	 	800-535-5053
	Kester 186-18	 	Assembly	 	1	 	gallon	 	Kester	 	09/17/09	 	Chemtrec	 	800-424-9300
	Kester 2220-VF	 	Assembly	 	1	 	gallon	 	Kester	 	09/17/09	 	Chemtrec	 	800-424-9300
	Kester 959T	 	Assembly	 	1	 	gallon	 	Kester	 	09/17/09	 	Chemtrec	 	800-424-9300
	Liquid Flux 4-OA	 	R&D	 	1	 	3cc syringe	 	Indium Corporation	 	11/10/06	 	Chemtrec	 	800-424-9300
	Liquid Flux 5R	 	Assembly	 	1	 	3cc syringe	 	Indium Corporation	 	03/03/08	 	Chemtrec	 	800-424-9300
	Liquid Flux 5RMA	 	R&D	 	1	 	3cc syringe	 	Indium Corporation	 	02/07/07	 	Chemtrec	 	800-424-9300
	Menthanol - Methyl Alcohol	 	Assembly	 	1	 	gallon	 	PTI Processing Chemicals	 	12/14/06	 	Infotrac	 	800-535-5053
	Rosin Flux	 	R&D	 	1	 	100ml bottle	 	MGChemicals	 	12/01/09	 	Canutech	 	 (613) 996-6666
 Collect 24 hrs

	Rosin Flux Pen	 	R&D	 	2	 	10ml pen	 	MGChemicals	 	12/01/09	 	Canutech	 	 (613) 996-6666
 Collect 24 hrs

	SUF 1570	 	R&D	 	1	 	10cc syringe	 	Namics Corporation	 	08/20/08	 		 	
	Superior No. 99	 	R&D	 	1	 	3cc syringe	 	Superior Flux & Mfg. Co.	 	01/01/09	 	Chemtrec	 	800-424-9300
	TACFLUX 007	 	Assembly	 	200	 	gram	 	Indium Corporation	 	01/20/09	 	Chemtrec	 	800-424-9300
	TACFLUX 010/010A	 	R&D	 	1	 	5cc syringe	 	Indium Corporation	 	09/29/08	 	Chemtrec	 	800-424-9300

  

	
	
	/s/ John A. Edmonds
	6/4/10

  

 EXHIBIT G-1 

 EXHIBIT H 

LOCATION OF SUPPLEMENTAL HVAC 

 

 

 EXHIBIT H 

 EXHIBIT I 

TENANT’S SIGNS 

 

 

 EXHIBIT I 

 

 

 EXHIBIT I 
  

 2 

 

 

 EXHIBIT I 
  

 3 

 

 

 EXHIBIT I 
  

 4 

 

 

 EXHIBIT I 
  

 5 

 EXHIBIT J 

LOCATION OF TENANT’S GENERATOR 

 

 

 EXHIBIT J 

 EXHIBIT K 

FORM OF LETTER OF CREDIT 

[BANK LETTERHEAD] 

            , 2010 

IRREVOCABLE, UNCONDITIONAL LETTER OF CREDIT NO.      

                         
                        

                         
                        

                         
                        

Gentlemen: 

                      
      , a                              (“Bank”)
[PLEASE PROVIDE NAME OF BANK] , of                     ,
                     hereby issues its Irrevocable, Unconditional Letter of Credit in favor of LBA REALTY FUND III - COMPANY VII, LLC, a
Delaware limited liability company, and/or its successors and assigns (“Landlord”), for the account of, INPHI CORPORATION, a Delaware corporation (“Tenant”) up to the aggregate amount of
                     and No/100ths Dollars ($        ) (US Dollars), available at sight by the
drafts of Landlord on the Bank. Drafts drawn on this Letter of Credit will be honored when presented, accompanied only by a letter or certificate purportedly signed by a representative of Landlord stating that Landlord is entitled to draw on this
Letter of Credit under the terms of the Standard Lease dated as of             , 2010, between Landlord and Tenant. Multiple and partial draws shall be permitted hereunder. This
Letter of Credit is transferable in whole or in part. The Bank shall look solely to Tenant for payment of any fee for such transfer. Such payment is not a condition to transfer. 

The Bank shall be entitled (and required) to rely upon the statements contained in the above-described letter or certificate and will
have no obligation to verify the truth of any statements set forth therein. 
 The Bank hereby agrees with drawers, endorsers,
and bona fide holders of this Letter of Credit that all drafts drawn by reason of this Letter of Credit and in accordance with the above conditions, will meet with due honor when presented at the office of the Bank in
                     County, California. 

The obligations of the Bank shall not be subject to any claim or defense by reason of the invalidity, illegality, or inability to enforce
any of the agreements set forth in the Lease. 
 This Letter of Credit is subject to the International Standby Practices-ISP98,
International Chamber of Commerce Publication 590 when not in conflict with the express terms of this Letter of Credit. 
 This
Letter of Credit shall terminate at 3:00 p.m. Pacific Standard [or Daylight Savings] Time on                      [Insert date 120
days following scheduled expiration of the Term / OR, if Letter of Credit will be automatically renewed annually, insert date one year after date of Letter of Credit and add: This Letter of Credit shall be deemed automatically extended without
amendment(s) for successive period(s) of one year each from its current or any future expiration date(s) but in any event not beyond
                     [Insert date 120 days following scheduled expiration of Term] which shall be the final expiration date of this
Letter of Credit, unless, at least 60 days prior to the then current expiration date, we notify you in writing by certified mail, return receipt requested, at the following address (or at such other address as you may specify by written notice to
us), that this Letter of Credit will not be extended beyond the current expiration 
 EXHIBIT     

 date; provided, that our obligation to make any payment hereunder in respect of a drawing request made prior
to the expiry hereof shall continue until payment is made: 

                      
                           

                      
                           

                      
                           

Amounts drawn upon this Letter of Credit are to be endorsed on the reverse side of this Letter of Credit by the negotiating bank.

  

			
	By:	 	  

	Name:	 	  

	Title:	 	  

 

 EXHIBIT K 

-2- 

 EXTENSION OPTION 

RIDER NO. 1 TO LEASE 

This Rider No. 1 is made and entered into by and between LBA REALTY FUND III - COMPANY VII, LLC, a Delaware limited liability company
(“Landlord”), and INPHI CORPORATION, a Delaware corporation (“Tenant”), as of the day and year of the Lease between Landlord and Tenant to which this Rider is attached. Landlord and
Tenant hereby agree that, notwithstanding anything contained in the Lease to the contrary, the provisions set forth below shall be deemed to be part of the Lease and shall supersede any inconsistent provisions of the Lease. All references in the
Lease and in this Rider to the “Lease” shall be construed to mean the Lease (and all Exhibits and Riders attached thereto), as amended and supplemented by this Rider. All capitalized terms not defined in this Rider shall have the same
meaning as set forth in the Lease. 
 1. Landlord hereby grants to Tenant an option (the “Extension
Option”) to extend the Term of the Lease for an additional period of five (5) years (the “Option Term”), on the same terms, covenants and conditions as provided for in the Lease during the initial Term, except
for the Monthly Base Rent, which shall initially be equal to the “fair market rental rate” for the Premises for the Option Term as defined and determined in accordance with the provisions of the Fair Market Rental Rate Rider attached to
the Lease as Rider No. 2, subject to fair market annual rent adjustments during the Option Term. 
 2. The Extension Option
must be exercised, if at all, by written notice (“Extension Notice”) delivered by Tenant to Landlord no sooner than that date which is twelve (12) months and no later than that date which is eight (8) months
prior to the expiration of the then current Term of the Lease. Provided Tenant has properly and timely exercised the Extension Option, the then current Term of the Lease shall be extended by the Option Term, and all terms, covenants and conditions
of the Lease shall remain unmodified and in full force and effect, except that the Monthly Base Rent shall be as set forth above, and except that Tenant shall have no further Extension Option remaining. 

 

 RIDER NO. 1 

-1- 

 FAIR MARKET RENTAL RATE 

RIDER NO. 2 TO LEASE 

This Rider No. 2 is made and entered into by and between LBA REALTY FUND III - COMPANY VII, LLC, a Delaware limited liability company
(“Landlord”), and INPHI CORPORATION, a Delaware corporation (“Tenant”), as of the day and year of the Lease between Landlord and Tenant to which this Rider is attached. Landlord and Tenant hereby agree
that, notwithstanding anything contained in the Lease to the contrary, the provisions set forth below shall be deemed to be part of the Lease and shall supersede any inconsistent provisions of the Lease. All references in the Lease and in this Rider
to the “Lease” shall be construed to mean the Lease (and all Exhibits and Riders attached thereto), as amended and supplemented by this Rider. All capitalized terms not defined in this Rider shall have the same meaning as set forth in the
Lease. 
 1. The term “fair market rental rate” as used in this Rider and any Rider attached to
the Lease means the annual amount per square foot, projected for each year of the Option Term (including annual adjustments), that a willing, non-equity tenant (excluding sublease and assignment transactions) would pay, and a willing landlord of a
comparable quality building located in the Thousand Oaks and Westlake Village, California area would accept, in an arm’s length transaction for space of comparable size, quality and floor height as the Premises, taking into account the age,
quality and layout of the existing improvements in the Premises, the length of the lease term and the creditworthiness of the tenant, and taking into account items that professional real estate brokers or professional real estate appraisers
customarily consider, including, but not limited to, rental rates, space availability, tenant size, tenant improvement allowances, parking charges and any other lease considerations, if any, then being charged or granted by Landlord or the lessors
of such similar buildings. All economic terms other than Monthly Base Rent, such as tenant improvement allowance amounts, if any, operating expense allowances, parking charges, etc., will be established by Landlord and will be factored into the
determination of the fair market rental rate for the Option Term. Accordingly, the fair market rental rate will be an effective rate, not specifically including, but accounting for, the appropriate economic considerations described above.

 2. If Landlord determines that the Option Term’s initial Monthly Base Rent is to be based on the fair market rental rate
for the Premises, the Landlord shall provide written notice of Landlord’s determination of the fair market rental rate not later than sixty (60) days after the last day upon which Tenant may timely exercise the right giving rise to the
necessity for such fair market rental rate determination. Tenant shall have thirty (30) days (“Tenant’s Review Period”) after receipt of Landlord’s notice of the fair market rental rate within which to accept such
fair market rental rate or to reasonably object thereto in writing. Failure of Tenant to so object to the fair market rental rate submitted by Landlord in writing within Tenant’s Review Period shall conclusively be deemed Tenant’s
rejection thereof, in which case Tenant’s exercise of its Extension Option shall null and void and of no further force or effect. If within Tenant’s Review Period Tenant reasonably objects to or is deemed to have disapproved the fair
market rental rate submitted by Landlord, Landlord and Tenant will meet together with their respective legal counsel to present and discuss their individual determinations of the fair market rental rate for the Premises under the parameters set
forth in Paragraph 1 above and shall diligently and in good faith attempt to negotiate a rental rate on the basis of such individual determinations. Such meeting shall occur no later than ten (10) days after the expiration of Tenant’s
Review Period. The parties shall each provide the other with such supporting information and documentation as they deem appropriate. At such meeting if Landlord and Tenant are unable to agree upon the fair market rental rate, they shall each submit
to the other their respective best and final offer as to the fair market rental rate. If Landlord and Tenant fail to reach agreement on such fair market rental rate within five (5) business days following such a meeting (the “Outside
Agreement Date”), Tenant’s Extension Option will be deemed null and void unless Tenant demands appraisal, in which event each party’s determination shall be submitted to appraisal in accordance with the provisions of
Section 3 below. 
 3. (a) Landlord and Tenant shall each appoint one (1) independent appraiser who shall by
profession be an M.A.I. certified real estate appraiser who shall have been active over the five (5) year period ending on the date of such appointment in the leasing of commercial (including office) properties in the Thousand Oaks and Westlake
Village, California area. The determination of the appraisers shall be limited solely to the issue of whether Landlord’s or Tenant’s last proposed (as of the Outside Agreement Date) best and final fair market rental rate for the Premises
is the closest to the actual fair market rental rate for the Premises as determined by the appraisers, taking into account the requirements specified in Section 1 above. Each such appraiser shall be appointed within ten (10) business days
after the Outside Agreement Date. 
 (b) The two (2) appraisers so appointed shall within ten (10) business days after
the date of the appointment of the last appointed appraiser agree upon and appoint a third appraiser who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) appraisers. 

(c) The three (3) appraisers shall within ten (10) business days after the appointment of the third appraiser reach a decision
as to whether the parties shall use Landlord’s or Tenant’s submitted best and final fair market rental rate, and shall notify Landlord and Tenant thereof. During such ten (10) business day period, Landlord and Tenant may submit to the
appraisers such information and documentation to support their respective positions as they shall deem reasonably relevant and Landlord and Tenant may each appear before the appraisers jointly to question and respond to questions from the
appraisers. 
 (d) The decision of the majority of the three (3) appraisers shall be binding upon Landlord and Tenant and
neither party shall have the right to reject the decision or to undo the exercise of the applicable Option. If either Landlord or Tenant fails to appoint an appraiser within the time period specified in Section 3(a) hereinabove, the

  

 RIDER NO. 2 

1 

 
appraiser appointed by one of them shall within ten (10) business days following the date on which the party failing to appoint an appraiser could have last appointed such appraiser reach a
decision based upon the same procedures as set forth above (i.e., by selecting either Landlord’s or Tenant’s submitted best and final fair market rental rate), and shall notify Landlord and Tenant thereof, and such appraiser’s
decision shall be binding upon Landlord and Tenant and neither party shall have the right to reject the decision or to undo the exercise of the applicable Option. 

(e) If the two (2) appraisers fail to agree upon and appoint a third appraiser, either party, upon ten (10) days written notice
to the other party, can apply to the Presiding Judge of the Superior Court of V County to appoint a third appraiser meeting the qualifications set forth herein. The third appraiser, however, selected shall be a person who has not previously acted in
any capacity for either party. 
 (f) The cost of each party’s appraiser shall be the responsibility of the party selecting
such appraiser, and the cost of the third appraiser (or arbitration, if necessary) shall be shared equally by Landlord and Tenant. 

(g) If the process described hereinabove has not resulted in a selection of either Landlord’s or Tenant’s submitted best and
final fair market rental rate by the commencement of the applicable Option Term, then the fair market rental rate estimated by Landlord will be used until the appraisers) reach a decision, with an appropriate rental credit and other adjustments for
any overpayments of Monthly Base Rent or other amounts if the appraisers select Tenant’s submitted best and final estimate of the fair market rental rate. The parties shall enter into an amendment to this Lease confirming the terms of the
decision. 
  

 RIDER NO. 2 

-2- 

					
	RECORDING REQUESTED BY	  	)	  	
	AND WHEN RECORDED MAIL TO:	  	)	  	
		  	)	  	
	Bank of America, N.A.	  	)	  	
	Commercial Real Estate Banking	  	)	  	
	5 Park Plaza, Suite 500	  	)	  	
	Irvine, California 92614	  	)	  	
	Attn.: Marilyn Smith	  	)	  	

  
  

Space above for Recorder’s Use                

 SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT 

NOTICE: THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AND OF
LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT. 
 This Subordination, Nondisturbance and
Attornment Agreement (this “Agreement”) dated June 4, 2010, is made among INPHI CORPORATION, a Delaware corporation (“Tenant”), LBA REALTY FUND III-COMPANY VII, LLC, a Delaware limited
liability company (“Landlord”), and BANK OF AMERICA, N.A., a national banking association in its capacity as administrative agent (“Administrative Agent”) for the lenders (each, a
“Lender” and collectively, “Lenders”) from time to time party to the Credit Agreement (defined below). 

WHEREAS, Lenders have made a revolving credit facility available to Landlord in the maximum amount of One Hundred Fifty Million Dollars
($150,000,000) (the “Loan”), pursuant to the terms of that certain Revolving Credit Agreement, dated as of October 30, 2007, as amended (as amended, restated or otherwise modified from time to time, the
“Credit Agreement”). The Loan is evidenced by certain promissory notes made by Landlord payable to the order of a Lender collectively, in the aggregate face principal amount of the Loan (each, a “Note”
and collectively, the “Notes”). The Notes are secured by, among other things, a Construction Deed of Trust, Assignment of Rents and Leases, Security Agreement and Fixture Filing dated as of October 30, 2007 executed by
Landlord in favor of PRLAP, Inc., as Trustee, for the benefit of Administrative Agent for itself and the Lenders (herein, as it may have been or may be from time to time renewed, extended, amended or supplemented, called the “Deed of
Trust”), recorded on November 2, 2007 in the real property records of Ventura County, California as Instrument No. 2007-00204629, covering, among other property, the land (the “Land”) described in
Exhibit “A” which is attached hereto and incorporated herein by reference and commonly known as Lakeview Corporate Center, and the improvements (“Improvements”) thereon, including the building located as 112
S. Lakeview Canyon Road, Thousand Oaks, California (such Land and Improvements being herein together called the “Property”); 

WHEREAS, Tenant is the tenant under a Multi-Tenant Office Lease (FSG) from Landlord dated June 4, 2010 (herein, as it may from time
to time be renewed, extended, amended or supplemented, called the “Lease”), covering a portion of the Property (said portion being herein referred to as the “Premises”); and 

 

 -1- 

 WHEREAS, the term “Landlord” as used herein means the present
landlord under the Lease or, if the landlord’s interest is transferred in any manner, the successor(s) or assign(s) occupying the position of landlord under the Lease at the time in question. 

NOW, THEREFORE, in consideration of the mutual agreements herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows: 
 1. Subordination. Tenant agrees and
covenants that the Lease and the rights of Tenant thereunder, all of Tenant’s right, title and interest in and to the property covered by the Lease, and any lease thereafter executed by Tenant covering any part of the Property, are and shall be
subject, subordinate and inferior to (a) the Deed of Trust and the rights of Administrative Agent and Lenders thereunder, and all right, title and interest of Administrative Agent and Lenders in the Property, and (b) all other security
documents now or hereafter securing payment of any indebtedness of Landlord (or any prior landlord) to Administrative Agent and/or Lenders which cover or affect the Property (the “Security Documents”). This Agreement is not
intended and shall not be construed to subordinate the Lease to any mortgage, deed of trust or other security document other than those referred to in the preceding sentence, securing the indebtedness to Administrative Agent and/or Lenders.
Notwithstanding the foregoing or any provision of this Agreement to the contrary, the Security Documents shall not cover or encumber, and the rights of Administrative Agent and Lenders thereunder shall not extend to, any trade fixtures, furniture,
equipment or other personal property, in each case, owned by Tenant and at any time placed or installed at the Property. 
 2.
Nondisturbance. Administrative Agent agrees that so long as the Lease is in full force and effect and Tenant is not in default in the payment of rent, additional rent or other payments or in the performance of any of the other terms,
covenants or conditions of the Lease on Tenant’s part to be performed (beyond the period, if any, specified in the Lease within which Tenant may cure such default), and subject to any notice requirements specified in the Lease, 

(a) Tenant’s possession, occupancy use and quiet enjoyment of the Premises under the Lease shall not be disturbed or interfered with
by Administrative Agent in the exercise of any of its foreclosure rights under the Deed of Trust or in connection with any conveyance in lieu of foreclosure; 

(b) The Lease shall remain in full force and effect for the full term thereof (subject to the terms and conditions thereof), as the same
may be extended in accordance with its terms; and 
 (c) Administrative Agent will not join Tenant as a party defendant for the
purpose of terminating Tenant’s interest and estate under the Lease in any proceeding for foreclosure of the Deed of Trust. 

3. Attornment. 

(a) Tenant covenants and agrees that in the event of foreclosure of the Deed of Trust, whether by power of sale or by court action, or
upon a transfer of the Property by conveyance in lieu of foreclosure (the purchaser at foreclosure or the transferee in lieu of 

 

 -2- 

 
foreclosure, including Administrative Agent or any Lender if it is such purchaser or transferee, being herein called “New Owner”), Tenant shall attorn to New Owner as
Tenant’s new landlord, and agrees that the Lease shall continue in full force and effect as a direct lease between Tenant and New Owner upon all of the terms, covenants, conditions and agreements set forth in the Lease and this Agreement,
except for provisions which are impossible for New Owner to perform; provided, however, that in no event shall New Owner be: 

(i) liable for any act, omission, default, misrepresentation or breach of warranty of any previous landlord (including
Landlord) or obligations accruing prior to New Owner’s actual ownership of the Property; 
 (ii) subject to
any offset, defense, claim or counterclaim which Tenant might be entitled to assert against any previous landlord (including Landlord); 

(iii) bound by any payment of rent, additional rent or other payments made by Tenant to any previous landlord (including
Landlord) for more than one (1) month in advance; 
 (iv) bound by any amendment or modification of the
Lease hereafter made, or consent or acquiescence by any previous landlord (including Landlord) under the Lease to any assignment or sublease hereafter granted, without the written consent of Administrative Agent, which consent shall not be
unreasonably withheld, conditioned or delayed; or 
 (v) liable for any deposit that Tenant may have given to any
previous landlord (including Landlord) which has not, as such, been transferred to New Owner. 
 (b) The provisions of this
Agreement regarding attornment by Tenant shall be self-operative and effective without the necessity of execution of any new lease or other document on the part of any party hereto or the respective heirs, legal representatives, successors or
assigns of any such party. Tenant agrees, however, to execute and deliver upon the request of New Owner, any instrument or certificate which in the reasonable judgment of New Owner may be necessary or appropriate to evidence such attornment,
including a new lease of the Premises that is substantially identical to the Lease for the unexpired term of the Lease (including any extension options provided for therein, to the extent such extension options are exercised in accordance with the
terms of the Lease). 
 (c) Notwithstanding anything to the contrary set forth in this Agreement, including, without limitation,
Section 3(a)(i) above, New Owner shall be liable to Tenant from and after the date of attornment for the cure of non-monetary defaults or breaches under the Lease (which Landlord is obligated to cure under the terms of the Lease) to the extent
such defaults or breaches continue after the date of attornment. Notwithstanding anything to the contrary set forth in this Agreement, including, without limitation, Section 3(a)(ii) above, New Owner shall be subject to the abatement of Monthly
Base Rent (as defined in the Lease) for the periods of February through May, 2011 and June through October, 2012, on the terms and conditions set forth in Section 1.8 of the Lease. 

 

 -3- 

 4. Estoppel Certificate. Tenant agrees to execute and deliver from time to time, upon
the request of Landlord or of any holder(s) of any of the indebtedness or obligations secured by the Deed of Trust, a certificate regarding the status of the Lease, certifying (a) that the Lease is in full force and effect, (b) the date
through which rentals have been paid, (c) the date of the commencement of the term of the Lease, (d) the nature of any amendments or modifications of the Lease, (e) that to Tenant’s actual knowledge no default, or state of facts
which with the passage of time or notice (or both) would constitute a default, exists under the Lease, (f) that to Tenant’s actual knowledge, no setoffs, recoupments, estoppels, claims or counterclaims exist against Landlord, and
(g) such other matters as may be reasonably requested. If any of the foregoing statements are untrue, Tenant’s certificate shall state the reasons therefor. 

5. Acknowledgment and Agreement by Tenant. Tenant acknowledges and agrees as follows: 

(a) Tenant acknowledges that in connection with the financing of the Property, Landlord is executing and delivering to Administrative
Agent the Deed of Trust which contains an assignment of leases and rents. Tenant hereby expressly consents to such assignment and agrees that such assignment shall, in all respects, be superior to any interest Tenant has in the Lease or the
Property, subject to the provisions of this Agreement. Landlord and Tenant will not amend, alter or waive any provision of, or consent to the amendment, alteration or waiver of, any provision of the Lease without the prior written consent of
Administrative Agent, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall not prepay any rents or other sums due under the Lease for more than one (1) month in advance of the due date therefor. Tenant
acknowledges that Administrative Agent and each Lender will rely upon this instrument in connection with such financing. 
 (b)
Neither Administrative Agent, nor any Lender, in making any disbursements to Landlord, is under no obligation or duty to oversee or direct the application of the proceeds of such disbursements, and such proceeds may be used by Landlord for purposes
other than improvement of the Property. 
 (c) From and after the date hereof, in the event of any act or omission by Landlord
which would give Tenant the right, either immediately or after the lapse of time, to terminate the Lease or to claim a partial or total eviction, Tenant will not exercise any such right (i) until it has given written notice of such act or
omission to Administrative Agent, and (ii) until the same period of time as is given to Landlord under the Lease to cure such act or omission shall have elapsed following such giving of notice to Administrative Agent (which period of time shall
run concurrently with the time period afforded Landlord) and following the time when Administrative Agent shall have become entitled under the Deed of Trust to remedy the same. In no event will Tenant exercise any such right less than 30 days after
receipt of such notice or prior to the passage of such longer period of time as may be necessary to cure or remedy such default, act or omission including such period of time necessary to obtain possession of the Property and thereafter cure such
default, act or omission, during which period of time Administrative Agent shall be permitted to cure or remedy such default, act or omission. Notwithstanding the foregoing, neither Administrative Agent, nor any Lender, shall have any duty or
obligation to cure or remedy any breach or default. It is specifically agreed that Tenant shall not, as to Administrative Agent or any Lender, require cure of any such default which is personal to Landlord and therefore not susceptible to cure by
Administrative Agent or such Lender. 
  

 -4- 

 (d) In the event that Administrative Agent notifies Tenant of a default under the Deed of
Trust, Note or Security Documents and demands that Tenant pay its rent and all other sums due under the Lease directly to Administrative Agent, Tenant shall honor such demand and pay the full amount of its rent and all other sums due under the Lease
directly to Administrative Agent, without offset, or as otherwise required pursuant to such notice beginning with the payment next due after such notice of default, without inquiry as to whether a default actually exists under the Deed of Trust,
Security Documents or otherwise in connection with the Note, and notwithstanding any contrary instructions of or demands from Landlord. Landlord hereby authorizes Tenant to make such payments to Administrative Agent upon reliance on Administrative
Agent’s written notice (without any inquiry into the factual basis for such notice or any prior notice to or consent from Landlord), acknowledges that Tenant’s payment of rent to Administrative Agent shall satisfy Tenant’s obligation
to pay rental under the Lease, notwithstanding any dispute between Administrative Agent and Landlord, and hereby releases Tenant from all liability to landlord in connection with Tenant’s compliance with Administrative Agent’s written
instructions. Tenant shall not be liable to Administrative Agent for rent paid to landlord prior to receipt of Administrative Agent’s written notice demanding Tenant’s payment of rent and other sums directly to Administrative Agent.

 (e) Landlord and Tenant shall each send a copy of any notice or statement under the Lease to Administrative Agent at the same
time such notice or statement is sent to or received by Landlord or Tenant, as applicable, if such notice or statement could reasonably be determined to have a material impact on the economic terms, operating covenants or duration of the Lease.

 (f) Tenant has no right or option of any nature whatsoever, whether pursuant to the Lease or otherwise, to purchase the
Premises or the Property, or any portion thereof or any interest therein, and to the extent that Tenant has had, or hereafter acquires, any such right or option, the same is hereby acknowledged to be subject and subordinate to the Deed of Trust and
is hereby waived and released as against Administrative Agent, each Lender and New Owner. 
 (g) This Agreement satisfies any
condition or requirement in the Lease relating to the granting of a nondisturbance agreement and Tenant waives any requirement to the contrary in the Lease. 

(h) None of Administrative Agent, any Lender or any New Owner shall have any liability to Tenant or any other party for any conflict
between the provisions of the Lease and the provisions of any other lease affecting the Property, including any provisions relating to exclusive or non-conforming uses or rights, renewal options and options to expand, and in the event of such a
conflict, Tenant shall have no right to cancel the Lease or take any other remedial action against Administrative Agent, any Lender, or New Owner. 

(i) Notwithstanding anything to the contrary in the Lease or the Security Documents, none of Administrative Agent, any Lender or any New
Owner shall be liable for or bound by any Construction-Related Obligation under the Lease. As used herein, a “Construction-Related Obligation” means any obligation of Landlord under the Lease to make,

  

 -5- 

 
pay for, or reimburse Tenant for any alterations, demolition, or other improvements or work at the Property, including the Premises; provided, however, that while the term
“Construction-Related Obligation” includes initial construction of any tenant improvements or other construction in connection with the delivery of the Premises to Tenant, such term expressly excludes any and all ordinary
repair and maintenance obligations of Landlord under the Lease arising (or continuing) after the date of attornment. 
 (j)
Except with respect to any and all ordinary repair and maintenance obligations of Landlord under the Lease arising (or continuing) after the date of attornment, none of Administrative Agent, any Lender or any New Owner shall have any obligation nor
shall they incur any liability with respect to any warranties of any nature whatsoever, whether pursuant to the Lease or otherwise, including any warranties respecting use, compliance with zoning, Landlord’s title, Landlord’s authority,
habitability, fitness for purpose or possession. 
 (k) In the event that Administrative Agent or any New Owner shall acquire
title to the Premises or the Property, neither Administrative Agent, nor such New Owner, shall have any obligation, nor shall it incur any liability, beyond Administrative Agent’s or New Owner’s then-equity interest, if any, in the
Property or the Premises, and Tenant shall look exclusively to such equity interest of Administrative Agent or New Owner, if any, for the payment and discharge of any obligations imposed upon Administrative Agent or New Owner hereunder or under the
Lease or for recovery of any judgment from Administrative Agent or New Owner, and in no event shall Administrative Agent, New Owner, or any of their respective officers, directors, shareholders, agents, representatives, servants, employees or
partners ever be personally liable for such judgment; provided, however, that, should a casualty occur after the date of attornment which affects the Premises, and Administrative Agent or New Owner, as applicable, shall default in its obligations,
if any, under the Lease to restore the Premises and such default continues beyond any applicable cure period, then Tenant shall also have recourse to any insurance proceeds actually received by Administrative Agent or New Owner, as applicable, with
respect to such casualty. 
 (l) Except as permitted under Section 1.33 and Article 10 of the Lease, Tenant will not
permit, the generation, treatment, storage or disposal of any Hazardous Materials (as defined in the Lease) on the Premises or the Property, except for such substances of a type and only in a quantity normally used in connection with the occupancy
or operation of buildings (such as non-flammable cleaning fluids and supplies normally used in the day-to-day operation of first class establishments similar to the Improvements), which Hazardous Materials substances are being held, stored, and used
in strict compliance with federal, state, and local laws. Tenant shall be solely responsible for and shall reimburse and indemnify Landlord, New Owner, Administrative Agent, and each Lender, as applicable, for any loss, liability, claim or expense,
including cleanup and all other expenses, including legal fees that Landlord, New Owner, Administrative Agent or any such Lender, as applicable, may incur by reason of Tenant’s violation of the requirements of this Section 5(l);
provided, however, Tenant shall have no liability for any Hazardous Materials that have migrated onto the Premises or the Property from neighboring properties (unless Tenant or any affiliate of Tenant in any way caused such migration or the release
of any such migrating Hazardous Materials) or for any Hazardous Materials in existence at the Property prior to delivery of possession of the Premises to Tenant (unless the release of such Hazardous Materials in existence at the Property prior to
delivery of possession of the Premises to Tenant was in any way caused by Tenant or an affiliate of Tenant). 
  

 -6- 

 6. Acknowledgment and Agreement by Landlord. Landlord, as landlord under the Lease
and trustor under the Deed of Trust, acknowledges and agrees for itself and its heirs, representatives, successors and assigns, that: (a) this Agreement does not constitute a waiver by Administrative Agent or any Lender of any of its respective
rights under the Deed of Trust, Note or Security Documents, nor does this Agreement in any way release Landlord from its obligations to comply with the terms, provisions, conditions, covenants, agreements and clauses of the Deed of Trust, Notes and
Security Documents; (b) the provisions of the Deed of Trust, Notes and Security Documents remain in full force and effect and must be complied with by Landlord; and (c) Tenant is hereby authorized to pay its rent and all other sums due
under the Lease directly to Administrative Agent upon receipt of a notice as set forth in Section 5(d) above from Administrative Agent and that Tenant is not obligated to inquire as to whether a default actually exists under the Deed of
Trust or the Security Documents or otherwise in connection with the Notes. Landlord hereby releases and discharges Tenant of and from any liability to Landlord resulting from Tenant’s payment to Administrative Agent in accordance with this
Agreement. Landlord represents and warrants to Administrative Agent that a true and complete copy of the Lease has been delivered by Landlord to Administrative Agent. 

7. Lease Status. Landlord and Tenant certify to Lender that neither Landlord nor Tenant has knowledge of any default on the part
of the other under the Lease, that the Lease is bona fide and contains all of the agreements of the parties thereto with respect to the letting of the Premises and that all of the agreements and provisions therein contained are in full force and
effect. 
 8. Notices. All notices, requests, consents, demands and other communications required or which any party
desires to give hereunder shall be in writing and shall be deemed sufficiently given or furnished if delivered by personal delivery, by telegram, telex, or facsimile, by expedited delivery service with proof of delivery, or by registered or
certified United States mail, postage prepaid, at the addresses specified at the end of this Agreement (unless changed by similar notice in writing given by the particular party whose address is to be changed). Any such notice or communication shall
be deemed to have been given either at the time of personal delivery or, in the case of delivery service or mail, as of the date of first attempted delivery at the address and in the manner provided herein, or, in the case of telegram, telex or
facsimile, upon receipt. Notwithstanding the foregoing, no notice of change of address shall be effective except upon receipt. This Section 8 shall not be construed in any way to affect or impair any waiver of notice or demand provided
in this Agreement or in the Lease or in any document evidencing, securing or pertaining to the loan evidenced by the Notes or to require giving of notice or demand to or upon any person in any situation or for any reason. 

 

 -7- 

 9. Administrative Agent. Administrative Agent is acting hereunder as Administrative
Agent pursuant to the Credit Agreement, on behalf of itself and the other lenders and financial institutions which, from time to time, own and hold a portion of the obligations secured by the Security Documents. As of the date hereof, the
“Lenders” under the Credit Agreement are Bank of America, N.A., Comerica Bank, Wells Fargo Bank (as successor-in-interest to Wachovia Bank, N.A.), U.S. Bank National Association, Union Bank of California, N.A., and Bank of the West. From
time to time after the date hereof, additional lenders and financial institutions may become “Lenders” pursuant to the Credit Agreement and shall be entitled to the rights and benefits under this Agreement and the other Loan Documents.

 10. Miscellaneous. 

(a) This Agreement supersedes any inconsistent provision of the Lease; provided, however, as between Landlord and Tenant, the provisions
of the Lease shall control to the extent of any inconsistency. 
 (b) Nothing contained in this Agreement shall be construed to
derogate from or in any way impair or affect the lien, security interest or provisions of the Deed of Trust, Notes or Security Documents. 

(c) This Agreement shall inure to the benefit of the parties hereto and each Lender, their respective successors and permitted assigns,
and any New Owner, and its heirs, personal representatives, successors and assigns; provided, however, that in the event of the assignment or transfer of the interest of Administrative Agent or any Lender, all obligations and liabilities of the
assigning Administrative Agent or Lender under this Agreement shall terminate, and thereupon all such obligations and liabilities shall be the responsibility of the party to whom Administrative Agent’s or such Lender’s interest is assigned
or transferred; and provided further that the interest of Tenant under this Agreement may not be assigned or transferred without the prior written consent of Administrative Agent. 

(d) THIS AGREEMENT AND ITS VALIDITY, ENFORCEMENT AND INTERPRETATION SHALL BE GOVERNED BY THE LAWS OF THE STATE OF CALIFORNIA AND
APPLICABLE UNITED STATES FEDERAL LAW EXCEPT ONLY TO THE EXTENT, IF ANY, THAT THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED NECESSARILY CONTROL. 

(e) The words “herein,” “hereof,” “hereunder” and other similar compounds of the word
“here” as used in this Agreement refer to this entire Agreement and not to any particular section or provision. The terms “include” and “including” shall be interpreted as if
followed by the words “without limitation.” 
 (f) This Agreement may not be modified orally or in any
manner other than by an agreement in writing signed by the parties hereto or their respective successors in interest. 
 (g) If
any provision of this Agreement shall be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality or unenforceability shall not apply to or affect any other provision hereof, but this Agreement shall be construed as
if such invalidity, illegality or unenforceability did not exist. 
  

 -8- 

 (h) This Agreement will be recorded in the real property records of Ventura County,
California. 
 [Signatures appear on following page.] 

 

 -9- 

 NOTICE: THIS AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE PERSON OBLIGATED ON
YOUR LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR PURPOSES OTHER THAN IMPROVEMENT OF THE PROPERTY. 
 IN
WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed as of the date first above written. 
  

					
	ADDRESS OF ADMINISTRATIVE AGENT:	 	ADMINISTRATIVE AGENT:
		
	 Bank of America, N.A.
 5 Park
Plaza, Suite 500
 Irvine, California 92614

Attention: Rita Ramos
	 	 BANK OF AMERICA, N.A.,

a national banking association,
 as
Administrative Agent for the Lenders

			
		 	By: 	 	  

		 	Name:	 	  

		 	Title:	 	  

[Signatures Continue on the Following Pages] 
  

 S-1 

  

					
	ADDRESS OF TENANT:	 	 TENANT:

		
	 Inphi Corporation
 2393
Townsgate Drive, Suite 101
 Westlake Village, California 91361
	 	 INPHI CORPORATION,

a Delaware corporation

	Attention: John Edmunds, CFO and CAO 	 		 	
	Facsimile: (805) 446-5190	 	 By:
	 	 /s/ John S. Edmunds

	Telephone: (408) 636-2710	 	Name:	 	 John S. Edmunds

		 	Title:	 	CFO and CAO

 [Signatures Continue on the
Following Page] 
  

 S-2 

													
	ADDRESS OF LANDLORD:	  	 LANDLORD:

		
	 LBA Realty Fund III-Company VII, LLC

17901 Von Karman Avenue, Suite 950
	  	 LBA REALTY FUND III-COMPANY VII, LLC,

a Delaware limited liability company

	Irvine, California 92614	  	
	 Attn: Tom Rutherford
	  	 By: 
	 	 LBA Realty Fund III, L.P.,

a Delaware limited partnership,
 its sole Member
and Manager

				
		  		 	 By: 
	 	 LBA Management Company III, LLC,

a Delaware limited liability company,
 its
General Partner

					
		  		 		 	 By: 
	 	 LBA Realty LLC,
 a
Delaware limited liability company,
 its Member-Manager

						
		  		 		 		 	 By: 
	 	 LBA Inc.,
 a
California corporation,
 its Managing Member

							
		  		 		 		 		 	 By:
	 	 /s/ Steven R. Layton

		  		 		 		 		 	 Name:
	 	 Steven R. Layton

		  		 		 		 		 	Title:	 	 Authorized Signatory

  

 S-3 

 EXHIBIT “A” 

LEGAL DESCRIPTION OF THE LAND 

THAT PORTION OF RANCHO EL CONEJO, IN THE CITY OF THOUSAND OAKS, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS SHOWN ON MAP ENTITLED “MAP OF PARTITION
SURVEY OF RANCHO EL CONEJO, VENTURA, CALIFORNIA”, RECORDED IN BOOK 1 PAGE 746 OF DEEDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: 

BEGINNING AT THE POINT OF INTERSECTION OF THE SOUTHERLY LINE OF THOUSAND OAKS BOULEVARD, 100 FEET WIDE, AS DESCRIBED IN PARCEL B OF THE EASEMENT DEED TO
CITY OF THOUSAND OAKS RECORDED IN BOOK 3427 PAGE 169 OF OFFICIAL RECORDS, SAID RECORDER’S OFFICE, WITH THE LOS ANGELES-VENTURA COUNTY LINE AS SHOWN ON THE MAP OF TRACT NO. 1930 RECORDED IN BOOK 48, PAGE 78 TO 82_INCLUSIVE OF MISCELLANEOUS
RECORDS, IN SAID RECORDER’S OFFICE; THENCE ALONG SAID SOUTH LINE, THE FOLLOWING 5 COURSES: 
 SOUTH 85 DEGREES 05 MINUTES SECONDS WEST
631.28 FEET TO THE BEGINNING TANGENT CURVE CONCAVE NORTHERLY AND HAVING A RADIUS OF 1250 FEET; THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 24 DEGREES 44 MINUTES 28 SECONDS A DISTANCE OF 539.77 FEET; THENCE TANGENT TO SAID CURVE NORTH
70 DEGREES 10 MINUTES 27 SECONDS WEST 476.81 FEET; THENCE SOUTH 19 DEGREES 49 MINUTES 33 SECONDS WEST 4.00 FEET; THENCE NORTH 70 DEGREES 10 MINUTES 27 SECONDS WEST 67.54 FEET TO THE TRUE POINT OF BEGINNING FOR THIS DESCRIPTION SAID TRUE POINT OF
BEGINNING BEING THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 25.00 FEET; THENCE, 
 1ST:- SOUTHEASTERLY AND SOUTHERLY
ALONG SAID LAST MENTIONED CURVE THROUGH A CENTRAL ANGLE OF 96 DEGREES 57 MINUTES 45 SECONDS A DISTANCE OF 42.31 FEET TO THE BEGINNING OF A COMPOUND CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 966.00 FEET; THENCE, 

2ND:- SOUTHWESTERLY ALONG SAID LAST MENTIONED CURVE THROUGH A CENTRAL ANGLE OF 51 DEGREES 10 MINUTES 25 SECONDS A DISTANCE OF 862.78 FEET TO A LIEN THAT
IS PARALLEL WITH AND DISTANT 68.00 FEET NORTHWESTERLY, MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN COURSE SHOWN AS HAVING A BEARING AND LENGTH OF NORTH 77 DEGREES 57 MINUTES 43 SECONDS EAST 476.51 FEET IN THE NORTHWESTERLY BOUNDARY OF PARCEL
“A” OF PARCEL MAP FILED IN BOOK 5 PAGE 33 OF PARCEL MAPS IN SAID OFFICE OF THE COUNTY RECORDER; THENCE ALONG SAID PARALLEL LINE AND TANGENT TO SAID LANDS MENTIONED CURVE, 

3RD:- SOUTH 77 DEGREES 57 MINUTES 43 SECONDS WEST 476.51 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY AND HAVING A RADIUS OF 25.00 FEET;
THENCE, 
 4TH:- WESTERLY ALONG SAID LAST MENTIONED CURVE THROUGH A CENTRAL ANGLE OF 86 DEGREES 49 MINUTES 49 SECONDS A DISTANCE OF 37.89 FEET
TO THE BEGINNING OF A REVERSE CURVE CONCAVE WESTERLY AND HAVING A RADIUS OF 1042.00 FEET, SAID 1042.00 FOOT RADIUS CURVE BEING A CURVE IN THE EASTERLY BOUNDARY OR LAKEVIEW CANYON ROAD AS DESCRIBED IN SAID DEED RECORDED IN BOOK 3427 PAGE 169 OF
OFFICIAL RECORDS THENCE ALONG SAID EASTERLY BOUNDARY AND THE SOUTHERLY BOUNDARY OF SAID THOUSAND OAKS BOULEVARD 
  

 A-1 

 THE FOLLOWING 5 COURSES: 

5TH:- NORTHERLY ALONG SAID 1042.00 FOOT RADIUS CURVE THROUGH A CENTRAL ANGLE OF 4 DEGREES 12 MINUTES 32 SECONDS A DISTANCE OF 76.54 FEET; THENCE TANGENT
TO SAID LAST MENTIONED CURVE, 
 6TH:- NORTH 19 DEGREES 25 MINUTES 00 SECONDS WEST A DISTANCE OF 612.78 FEET TO THE BEGINNING OF
A TANGENT CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 958.00 FEE; THENCE, 
 7TH:- NORTHERLY ALONG SAID LAST MENTIONED CURVE
THROUGH A CENTRAL ANGLE OF 27 DEGREES 27 MINUTES 20 SECONDS A DISTANCE OF 459.07 FEET TO THE BEGINNING OF A COMPOUND CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 25.00 FEET; THENCE, 

8TH:- NORTHEASTERLY AND EASTERLY ALONG SAID LAST MENTIONED CURVE THROUGH A CENTRAL ANGLE OF 101 DEGREES 47 MINUTES 12 SECONDS A DISTANCE
OF 44.41 FEET; THENCE TANGENT TO SAID LAST MENTIONED CURVE, 
 9TH:- SOUTH 70 DEGREES 10 MINUTES 27 SECONDS EAST 1467.70 FEET TO
TRUE POINT BEGINNING 
 EXCEPT ALL THE OIL, GAS AND OTHER HYDROCARBON SUBSTANCES LYING WITHIN AND UNDER THAT PORTION OF SAID LAND
LYING BELOW A DEPTH OF 500 FEET, MEASURED VERTICALLY FROM THE SURFACE OF SAID LAND OR INTO THAT PORTION OF THE SUBSURFACE THEREOF LYING ABOVE A DEPTH OF 500 FEET, MEASURED VERTICALLY FROM SAID SURFACE. 

APN: 687-0-011-015 
  

 A-2 

 ACKNOWLEDGMENT 

State of California 
 County of Santa
Clara 
 On June 4, 2010 before me, John Osborn, personally appeared John S. Edmonds who proved to me on the basis of satisfactory
evidence to be the person whose name is/are subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon
behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

 

			
	Signature	 	John Osborn

 

 

 (Seal) 

JOHN OSBORN 

Commission # 1769034 

Notary Public - California 

Santa Clara County 

MyComm. Expires Oct 11, 2011 

 ACKNOWLEDGMENT 

State of California 
 County of Orange

 On June 11, 2010 before me, Pamela Ann Aleson, Notary Public, personally appeared Steven R. Layton who proved to me on the basis of
satisfactory evidence to be the person whose name is/are subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the
entity upon behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of
California that the foregoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

 

			
	Signature	 	Pamela Ann Aleson

  

					
		  	
 

 (Seal)

PAMELA ANN ALESON 

Commission # 1718132 

Notary Public - California 

Orange County 

MyComm. Expires Jan 19, 2011 

 ACKNOWLEDGMENT 

State of California 
 County of
                     
 On
                     before me,
                                         
                   , personally appeared
                                         
    who proved to me on the basis of satisfactory evidence to be the person whose name is/are subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by
his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. 
 I certify under
PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. 
 WITNESS my hand and official
seal. 
  

			
	Signature	 	  

(Seal)

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