Document:

Exhibit 10.3

 

 

 

 

LEASE

 

 

 

SOVA CENTRAL SCIENCE DISTRICT

 

 

 

 

 

SAN DIEGO INSPIRE 1, LLC,

 

a Delaware limited liability company

 

and

 

SAN DIEGO INSPIRE 2, LLC,

 

a Delaware limited liability company

 

collectively, as Landlord,

 

and

 

AETHLON MEDICAL, INC.,

 

a Nevada corporation,

 

as Tenant.

 

 

 

 

 

 

  

 

 

 

 

    	 	 	 

     

    

 

TABLE OF CONTENTS

 

	 	 	Page
	 	 	 
	1.	PREMISES, BUILDING, PROJECT, AND COMMON AREAS	6
	2.	LEASE TERM; OPTION TERM	8
	3.	BASE RENT	10
	4.	ADDITIONAL RENT	10
	5.	USE OF PREMISES	16
	6.	SERVICES AND UTILITIES	22
	7.	REPAIRS	25
	8.	ADDITIONS AND ALTERATIONS	26
	9.	COVENANT AGAINST LIENS	27
	10.	INSURANCE	28
	11.	DAMAGE AND DESTRUCTION	30
	12.	NONWAIVER	31
	13.	CONDEMNATION	31
	14.	ASSIGNMENT AND SUBLETTING	32
	15.	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES	35
	16.	HOLDING OVER	37
	17.	ESTOPPEL CERTIFICATES	37
	18.	SUBORDINATION	37
	19.	DEFAULTS; REMEDIES	38
	20.	COVENANT OF QUIET ENJOYMENT	41
	21.	SECURITY DEPOSIT	41
	22.	SUBSTITUTION OF OTHER PREMISES (AS TO OFFICE PREMISES ONLY)	42
	23.	SIGNS	43
	24.	COMPLIANCE WITH LAW	43
	25.	LATE CHARGES	44
	26.	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	44
	27.	PROJECT CONTROL BY LANDLORD; ENTRY BY LANDLORD	45
	28.	TENANT PARKING	46
	29.	MISCELLANEOUS PROVISIONS	46

 

 

 

    	 	i	 

     

    

 

	EXHIBITS	 
	Exhibit 1.1.1-1	Premises
	Exhibit 1.1.1-2	Work Letter
	Exhibit 1.3	First Offer Space
	Exhibit 2.1	Form of Notice of Lease Term Dates
	Exhibit 5.2	Rules and Regulations
	Exhibit 5.3.1.1	Environmental Questionnaire
	Exhibit 17	Form of Tenant’s Estoppel Certificate
	Exhibit 21.1	Form of Letter of Credit 
	Exhibit 27.3	Restricted Shaft Space 
	 	 
	 	 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	ii	 

     

    

 

	Index of Defined Terms	 
	11555 Building	1
	11575 Building	1
	Abatement Period	2
	Accountant	15
	ADA	21
	Additional Insureds	29
	Additional Rent	10
	Advocate Arbitrators	9
	Alterations	26
	Applicable Laws	43
	Bank Prime Loan	44
	Base Rent	10
	BMBL	17
	BOMA	7
	Brokers	49
	Builder’s All Risk	27
	Building Common Areas	6
	Building Hours	22
	CASp Report	44
	CC&Rs	21
	Claims	21
	Clean-up	20
	Closure Letter	20
	Code	10
	Common Areas	6
	Company	34
	Comparable Buildings	9
	Comparable Transactions	8
	Contemplated Effective Date	34
	Contemplated Transfer Space	34
	DHHS	17
	Direct Expenses	11
	Environmental Assessment	19
	Environmental Laws	18
	Environmental Questionnaire	17
	Environmental Report	20
	Estimate	15
	Estimate Statement	15
	Estimated Direct Expenses	15
	Existing Hazardous Materials	19
	Expense Year	11
	Fair Rental Value	8

 

 

 

    	 	iii	 

     

    

 

	First Offer Commencement Date	7
	First Offer Notice	7
	Force Majeure	48
	Future Shaft Areas	46
	Future Shaft Wall	46
	Hazardous Materials	17
	Hazardous Materials Claims	18
	Holidays	22
	HVAC	23
	HVAC Electric	22
	Independent Accountants	16
	Intention to Transfer Notice	34
	L/C Security	41
	Lab Premises	1
	Landlord	1
	Landlord Indemnitees	21
	Landlord Parties	28
	Lease	1
	Lease Expiration Date	8
	Lease Term	8
	Lease Year	8
	Lender	21
	Lines	50
	Mail	48
	Material Service Interruption	25
	Net Worth	35
	Neutral Arbitrator	9
	New Improvements	29
	Notices	48
	Office Premises	1
	Operating Expenses	11
	Option Conditions	8
	Option Rent	8
	Option Term	8
	Original Tenant	7
	Outside Agreement Date	9
	PCBs	17
	Permitted Transfer	35
	Permitted Transferee	35
	Permitted Use	16
	Premises	1

 

 

 

    	 	iv	 

     

    

 

	Project	6
	Project Common Areas	6
	Proposition 13	13
	Recapture Notice	34
	Regulations	10
	REIT	47
	Release	17
	Renovations	50
	Rent	10
	Rent Commencement Date	8
	Restricted Shaft Space	46
	Review Period	15
	Rules and Regulations	16
	Service Interruption	25
	Service Interruption Notice	25
	Statement	15
	Subject Space	32
	Summary	1
	Tax Expenses	13
	Tenant	1
	Tenant Parties	17
	Tenant’s Share	14
	Tenant’s Subleasing Costs	34
	Third Parties	29
	Transfer Notice	32
	Transfer Premium	32
	Transferee	32
	Transfers	32
	Underlying Documents	11

 

 

 

 

 

 

 

 

 

 

 

    	 	v	 

     

    

 

SOVA SCIENCE DISTRICT

 

LEASE

 

This Lease (the “Lease”),
dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”),
below, is made by and between SAN DIEGO INSPIRE 1, LLC, a Delaware limited liability company, and SAN DIEGO INSPIRE 2,
LLC, a Delaware limited liability company (collectively, “Landlord”), and AETHLON MEDICAL, INC.,
a Nevada corporation (“Tenant”).

 

 

 

SUMMARY
OF BASIC LEASE INFORMATION

 

	 

                                                TERMS OF LEASE
	 

                                                DESCRIPTION

	 	 
	1.             Dated as of:	November 24, 2020
	 	 
	2.             Premises

(Article 1).	 
	 	 
	2.1           Buildings:	That (i) certain life sciences building containing approximately 26,486 rentable square feet of space located at 11555 Sorrento Valley Road, San Diego, California 92121 (the “11555 Building”), and (ii) certain life sciences building containing approximately 22,131 rentable square feet of space located at 11575 Sorrento Valley Road, San Diego, California 92121 (the “11575 Building”).
	 	 
	2.2           Premises:	Approximately 4,630 rentable square feet of space, consisting of (i) approximately 2,823 rentable square feet in the 11555 Building and commonly known as Suite 203 (the “Office Premises”), and (ii) 1,807 rentable square feet in the 11575 Building and commonly known as Suite 200 (the “Lab Premises”), as further set forth in Exhibit 1.1.1-1 to the Lease.  The Office Premises and the Lab Premises are hereinafter referred to together as the “Premises.”
	 	 
	3.             Lease Term

(Article 2).	 
	 	 
	3.1           Length of Term:	Five (5) years, three (3) months (i.e., sixty-three (63) months).
	 	 
	3.2           Intentionally Blank:	 
	 	 
	3.3           Rent Commencement Date:	The date upon which the Premises (both the Office Premises and the Lab Premises) are Ready for Occupancy (as defined in the Work Letter attached as Exhibit 1.1.1-2); provided, however, if Tenant commences to conduct business from either the Office Premises or the Lab Premises before such date, the Rent Commencement Date as to that portion of the Premises will occur on such date Tenant commences to conduct business therefrom.  
	 	 	 	 

 

 

 

    	 	1	 

     

    

 

	3.3           Lease Expiration Date:	The last day of the sixty-third (63rd) full calendar month after the Rent Commencement Date of the Lab Premises.  If, at Tenant’s election, the Rent Commencement Date is different for the Office Premises and the Lab Premises (e.g., Tenant decides to commence business from the Office Premises before the Lab Premises are Ready for Occupancy), the Lease Expiration Date will nevertheless be co-terminous as stated in the preceding sentence 
	 	 
	3.4           Option Term:	One (1) renewal term of five (5) years.
	 	 
	4.             Base Rent (Article 3):	The sum of the Base Rent payable for the Office Premises and the Lab Premises, as follows:
	 	 
	 

                                               Base
Rent for Office

                                               Premises:

                                         
 Lease Year 1
	
 

                                                

                                                

                                               Annual
 Base Rent
	
  

                                                

                                               Monthly
 Installment
 of Base Rent
	 

                                               Monthly
                                         Base
 Rent
 per Rentable
 Square Foot 2

	 	 	 	 
	13	$72,155.88	$6,012.99	$2.13
	 	 	 	 
	2	$74,188.44	$6,182.37	$2.19
	 	 	 	 
	3	$76,221.00	$6,351.75	$2.25
	 	 	 	 
	4	$78,592.32	$6,549.36	$2.32
	 	 	 	 
	5	$80,963.64	$6,746.97	$2.39
	 	 	 	 
	6 (mos. 61, 62 and 63)	$83,334.96	$6,944.58	$2.46
	 	 	 	 

 

 

 

 

 

 

__________________________

 

1 If
the Rent Commencement Date does not occur on the first day of a calendar month, then Lease Year 1 shall include the first twelve
(12) full calendar months of the Lease Term and any partial calendar month in which the Rent Commencement Date occurs, and the
Base Rent for such partial calendar month shall be prorated in accordance with Section 3.1 below.

 

2 Monthly
Base Rent per rentable square foot has been rounded off to the nearest cent using conventional rounding principles. In addition,
in order to amortize (at an interest rate of 8%) the cost of the emergency generator allocated to Tenant based on 10% usage of
such generator, the amount of $0.08 has been added to the Monthly Base Rate per Rentable Square Foot.

 

3 Provided
Tenant is not in default of the terms of this Lease after expiration of any applicable notice and cure period, Tenant shall be
entitled to receive a Base Rent abatement for the second (2nd), third (3rd) and fourth (4th)
full calendar months of the Lease Term (the “Abatement Period“) in an aggregate amount not to exceed Seventeen
Thousand, Three Hundred Sixty-One Dollars and Forty-Five Cents ($17,361.45); the abatement amount does not include the amortized
cost of the generator. Tenant shall be obligated to pay Tenant’s Share of Direct Expenses attributable to such period, and
Tenant shall pay to Landlord the sum of $225.84 for each month within such period for the amortized cost of the emergency generator
allocated to Tenant.

 

 

    	 	2	 

     

    

 

	 

                                   Base Rent for Lab

                                   Premises:
 
 Lease Year 4
	
 

                                    

                                    

                                   Annual
 Base Rent
	 

                                   
  

                                   Monthly
 Installment
 of Base Rent
	 

                                   Monthly Base
 Rent
 per Rentable
 Square Foot 5

	 	 	 	 
	1
    6	$88,470.72	$7,372.56	$4.08
	 	 	 	 
	2	$91,072.80	$7,589.40	$4.20
	 	 	 	 
	3	$93,674.88	$7,806.24	$4.32
	 	 	 	 
	4	$96,493.80	$8,041.15	$4.45
	 	 	 	 
	5	$99,312.72	$8,276.06	$4.58
	 	 	 	 
	6 (mos. 61, 62 and 63)	$102,348.48	$8,529.04	$4.72
	 	 	 	 
	4.1           Payment of Rent:	
         

        Rent checks shall be made payable to and sent to the following
        lockbox address:

         

        San Diego Inspire 1, LLC and San Diego Inspire 2, LLC

        P.O. Box 894412

        Los Angeles, CA 90189-4422

         

        Or wired or sent via ACH to:

         

        Citibank, N. A. New York

        Account Name: San Diego Inspire Holdings, LLC

        Account Number 6794041847

        Routing Number: 021000089

        Origin is outside of U.S.: Swift code CITIUS33

         

	5.             Tenant Improvement Allowance:	Landlord shall construct improvements in the Premises in accordance with the terms of the Tenant Work Letter attached hereto as Exhibit 1.1.1-2.
	 	 

__________________________

 

4 If
the Rent Commencement Date does not occur on the first day of a calendar month, then Lease Year 1 shall include the first twelve
(12) full calendar months of the Lease Term and any partial calendar month in which the Rent Commencement Date occurs, and the
Base Rent for such partial calendar month shall be prorated in accordance with Section 3.1 below.

 

5 Monthly
Base Rent per rentable square foot has been rounded off to the nearest cent using conventional rounding principles. In addition,
in order to amortize (at an interest rate of 8%) the cost of the emergency generator allocated to Tenant based on 10% usage of
such generator, the amount of $0.08 has been added to the Monthly Base Rate per Rentable Square Foot. 

 

6 Provided
Tenant is not in default of the terms of this Lease after expiration of any applicable notice and cure period, Tenant shall be
entitled to receive a Base Rent abatement for the second (2nd), third (3rd) and fourth (4th)
full calendar months of the Lease Term (the “Abatement Period“) in an aggregate amount not to exceed Twenty-One
Thousand, Six Hundred Eighty-Four Dollars ($21,684.00) ); the abatement amount does not include the amortized cost of the generator.
Tenant shall be obligated to pay Tenant’s Share of Direct Expenses attributable to such period, and Tenant shall pay to
Landlord the sum of $144.56 for each month within such period for the amortized cost of the emergency generator allocated to Tenant.

 

 

 

    	 	3	 

     

    

 

	 	 	 	 
	6.             NNN Lease:	In addition to the Base Rent, Tenant shall be responsible to pay Tenant’s Share of Direct Expenses in accordance with the terms of Article 4 of the Lease.
	 	 
	7.             Tenant’s Share

(Article 4):	Approximately (i) 10.66% of the 11555 Building, (ii) 8.17% of the 11575 Building, and (iii) 3.58% of the Project, based on the calculations set forth in Section 4.2.6 below of this Lease.
	 	 
	8.             Permitted Use

(Article 5):	The Premises shall be used only for general office, laboratory, research and development, administrative offices and, incidental and accessory thereto, storage uses and other lawful uses reasonably related to and incidental to such specified uses, all (i) consistent with comparable life sciences projects in the San Diego, California area, and (ii) in compliance with, and subject to, Applicable Laws (as defined below).
	 	 
	9.             Security Deposit

(Article 21): 	A letter of credit in the amount of Forty-Six Thousand, Seven Hundred Twenty-Six Dollars ($46,726.00)
	 	 
	10.           Guarantor

	None
	11.           Parking Pass Ratio

(Article 28):	
        Two and one-half (2.5) unreserved parking
        spaces for every 1,000 rentable square feet of the Premises (i.e., 12 parking spaces), subject to the terms of Article 28
        of the Lease.

        

	 	 
	12.           Address of Tenant

(Section 29.18):	
        

        For periods prior to the Rent Commencement Date:

         

        Aethlon Medical, Inc.

        9635 Granite Ridge Drive, Suite 100

        San Diego, CA 92123

        Attention CFO

         

        After the Rent Commencement Date:

         

        Aethlon Medical, Inc.

        11555 Sorrento Valley Road, Suite 203

        San Diego, CA 92121

        Attention CFO

         

        And in each case, with a copy to:

         

        Cooley LLP

        4401 Eastgate Mall

        San Diego, California 92121-1909

        Attention: Michael Levinson

        

	 	 

 

 

 

    	 	4	 

     

    

 

	 	 	 	 
	
        13.           Address
        of Landlord

        (Section 29.18):

        
	See Section 29.18 of the Lease.
	 	 
	14.            Broker(s)

                                     (Section 29.24):
	Newmark of Southern California, Inc. dba Newmark

Knight Frank (representing Landlord exclusively)

              

             and

 

JLL Life Sciences Group (representing Tenant exclusively)

	 	 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	5	 

     

    

 

1.            
PREMISES, BUILDING, PROJECT, AND COMMON AREAS

 

1.1           
Premises, Building, Project and Common Areas.

 

1.1.1       
The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth
in Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit 1.1.1-1
attached hereto. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions
herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all
of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance.
The parties hereto hereby acknowledge that the purpose of Exhibit 1.1.1-1 is to show the approximate location
of the Office Premises in the 11555 Building and the Lab Premises in the 11575 Building only, and such Exhibit is not meant to
constitute an agreement, representation or warranty as to the construction of the Premises, the precise area thereof or the specific
location of the “Common Areas,” as that term is defined in Section 1.1.3 below, or the elements thereof
or of the accessways to the Premises or the “Project”, as that term is defined in Section 1.1.2 below.
Tenant shall accept the Premises in its presently existing “as-is” condition and Landlord shall not be obligated to
provide or pay for any improvement work or services related to the improvement of the Premises except as otherwise expressly set
forth in this Lease or in the Tenant Work Letter attached hereto as Exhibit 1.1.1-2. The Premises shall exclude Common
Areas, including without limitation exterior faces of exterior walls, the entry, vestibules and main lobby of the Building, elevator
lobbies and common lavatories, the common stairways and stairwells, elevators and elevator wells, boiler room, sprinkler rooms,
elevator rooms, mechanical rooms, loading and receiving areas, electric and telephone closets, janitor closets, and pipes, ducts,
conduits, wires and appurtenant fixtures and equipment serving exclusively or in common with other parts of the Building. Notwithstanding
anything to the contrary in this Lease, Landlord shall, at its sole expense, deliver the Premises to Tenant with  the plumbing,
electrical systems, fire sprinkler system, lighting, air conditioning and heating systems and all other building systems serving
the Premises in good operating condition and repair. If it is determined that either the Premises or the Project, or both, are
not in compliance with Applicable Laws when the Premises are, or were, delivered to Tenant, Landlord shall thereafter promptly
make such alterations as is necessary to cause the Premises and the Project, as applicable, to be in compliance with Applicable
Laws (other than the lack of an elevator to the Office Premises). Any expenses incurred by Landlord to comply with the provisions
of the two preceding sentences shall not be included in any Operating Expenses that may be charged to Tenant in any manner under
this Lease.

 

1.1.2        
The Building and The Project. The Premises are a part of the buildings set forth in Section 2.1
of the Summary (collectively, the “Building”). The term “Project”, as used in this Lease,
shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other
improvements) upon which the Building and the Common Areas are located, and (iii) the other buildings (i.e., 11535, 11545 and 11585
Sorrento Valley Road) located in a portion of the project known as “SOVA Central Science District”, and the land upon
which such adjacent buildings are located. Tenant acknowledges and understands that (i) San Diego Inspire 1, LLC is the owner of
the 11575 Building in which the Lab Premises is located, and it is a party to this Lease solely with respect to its ownership of
the 11575 Building, and (ii) San Diego Inspire 2, LLC is the owner of the 11555 Building in which the Office Premises is located,
and it is a party to this Lease solely with respect to its ownership of the 11555 Building.

 

1.1.3        
Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project,
and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are
provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with
such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive
use of certain tenants, including Tenant, or to be shared by Landlord and certain tenants, including Tenant, are collectively referred
to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas”
and the “Building Common Areas”. The term “Project Common Areas”, as used in this Lease,
shall mean the portion of the Project designated as such by Landlord. The term “Building Common Areas”, as used
in this Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord. The manner
in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall be
subject to such rules, regulations and restrictions as Landlord may make from time to time in accordance with Section 5.2,
below; provided that, notwithstanding anything to the contrary in this Lease, Landlord shall operate the Project as a first class
life sciences project comparable to other first class life sciences projects in San Diego. Landlord reserves the right to close
temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas, provided
that, in connection therewith, Landlord shall perform such closures, alterations, additions or changes in a commercially reasonable
manner and, in connection therewith, shall use commercially reasonable efforts to minimize any material interference with Tenant’s
use of and access to the Premises. Notwithstanding anything to the contrary in this Lease, in no event shall Landlord operate,
maintain or make any changes to the Project or any portion thereof that will unreasonably interfere with or limit (a) Tenant’s
access to or from the Premises, (b) Tenant’s use of the Premises, or (c) Tenant’s parking rights under this Lease.

 

 

 

    	 	6	 

     

    

 

1.2           
Stipulation of Rentable Square Feet of Premises. For purposes of this Lease, “rentable square feet”
of the Premises shall be deemed to be as set forth in Section 2.2 of the Summary. For purposes of this Lease, the “rentable
square feet” of the Premises and the Building and the other buildings in the Project shall be calculated by Landlord pursuant
to the Standard Method for measuring Floor Area in Office Buildings, ANSI Z65.1-2017,or any subsequent updated standard as may
be used by Landlord (“BOMA”), as modified for the Project pursuant to Landlord’s standard rental
area measurements for the Project, to include, among other calculations, a portion of the common areas and service areas of the
Building and other buildings in the Project.

 

1.3           
Right of First Offer. Landlord hereby grants to the Tenant named in the Summary (the “Original Tenant”)
a one-time right of first offer with respect to certain space located in the Building as more particularly described on Exhibit
1.3 (the “First Offer Space”). Notwithstanding the foregoing, such first offer right of Tenant shall
commence only following the expiration or earlier termination of the initial lease (including renewals) of the First Offer Space.
Tenant’s right of first offer shall not be applicable during any Option Term. Tenant’s right of first offer shall be
on the terms and conditions set forth in this Section 1.3.

 

1.3.1       
Procedure for Offer. Prior to entering into any lease for all or any portion of the First Offer Space, other
than a lease pursuant to rights held by a Superior Right Holder, Landlord shall provide a written notice to Tenant (the “First
Offer Notice”), offering to lease to Tenant the applicable portion of the First Offer Space. The First Offer Notice shall
describe the First Offer Space so offered to Tenant and shall set forth the rent, commencement date, rent commencement date and
the other material economic terms upon which Landlord is willing to lease such space to Tenant.

 

1.3.2        
Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to
the space described in the First Offer Notice, then within ten (10) business days of delivery of the First Offer Notice to Tenant,
Tenant shall deliver notice to Landlord of Tenant’s election to exercise its right of first offer with respect to the entire
space described in the First Offer Notice on the terms contained in such notice. If Tenant does not so notify Landlord within the
ten (10) business day period, then Landlord shall be free to lease the space described in the First Offer Notice to anyone to whom
Landlord desires on any terms Landlord desires, provided that, prior to entering into a lease of such space on material economic
terms that are more than 3% more favorable to the tenant than the Base Rent set forth in the First Offer Notice, Landlord shall
first deliver another First Offer Notice to Tenant offering such space to Tenant on such reduced terms. Tenant shall respond to
any such “re-offer” within five (5) business days after delivery of such “re-offer” notice. Notwithstanding
anything to the contrary contained herein, Tenant must elect to exercise its right of first offer, if at all, with respect to all
of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. The
First Offer Space shall be leased by Tenant on all of the terms and conditions of this Lease except as set forth in the First Offer
Notice and this Section 1.3.

 

1.3.3        
Construction In First Offer Space. Tenant shall take the First Offer Space in its “as is” condition
unless otherwise set forth in the First Offer Notice.

 

1.3.4        
Amendment to Lease. If Tenant timely exercises Tenant’s right to lease the First Offer Space as set
forth herein, then the First Offer Space shall be added to the Premises on the terms set forth herein and, at the election of Landlord
or Tenant, the parties shall promptly thereafter execute an amendment to this Lease for such First Offer Space (but the execution
of such amendment shall not be required for the lease of the First Offer Space to become effective). Tenant shall commence payment
of Rent for the First Offer Space, and the term of the First Offer Space shall commence upon the date (or mechanism for establishing
such date) set forth in the First Offer Notice (the “First Offer Commencement Date”) and terminate on the date
set forth in the First Offer Notice.

 

 

 

    	 	7	 

     

    

 

1.3.5        
Termination of Right of First Offer. The rights contained in this Section 1.2 shall be personal to
the Original Tenant, and may only be exercised by the Original Tenant and any Permitted Transferee (as defined in Section 14.8)
(and not any other assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if the Original
Tenant or any Permitted Transferee occupies the entire Lab Premises. Except as expressly set forth in this Section 1.3,
the right of first offer granted herein shall terminate as to particular First Offer Space upon the failure by Tenant to exercise
its right of first offer with respect to such First Offer Space as offered by Landlord. Tenant shall not have the right to lease
First Offer Space, as provided in this Section 1.3, if, as of the date of the attempted exercise of any right of first offer
by Tenant, or as of the scheduled date of delivery of such First Offer Space to Tenant, Tenant is in default under this Lease,
after the expiration of any applicable notice and cure period, or Tenant has previously been in default, after the expiration of
any applicable notice an cure period, under this Lease more than once in the twelve (12) months preceding the date Landlord would
otherwise be obligated to give to Tenant the First Offer Notice.

 

2.            
LEASE TERM; OPTION TERM

 

2.1          
Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease, except
that in no event shall Tenant have any obligations under this Lease prior to the Rent Commencement Date except as expressly set
forth in this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1
of the Summary, shall commence on the date set forth in Section 3.3 of the Summary (the “Rent Commencement
Date”), and shall terminate on the date set forth in Section 3.4 of the Summary (the “Lease Expiration
Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease
Year” shall mean the consecutive twelve (12) month period following and including the Rent Commencement Date and each
subsequent twelve (12) month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a
notice in the form as set forth in Exhibit 2.1 attached hereto, as a confirmation only of the information set
forth therein, which Tenant shall (absent manifest error) execute and return to Landlord within ten (10) business days of receipt
thereof, but execution of such instrument shall not be a condition to Lease commencement or Tenant’s obligations hereunder.

 

2.2          
Option Term.

 

2.2.1          
Option Right. Landlord hereby grants to the originally named Tenant herein (the “Original
Tenant”) and any Permitted Transferee (as defined in Section 14.8) the option to extend the Lease Term for a period
of five (5) years (the “Option Term”), which option shall be irrevocably exercised only by written notice delivered
by Tenant to Landlord not more than twelve (12) months nor less than nine (9) months prior to the expiration of the initial Lease
Term, provided that the following conditions (the “Option Conditions”) are satisfied: (i) as of
the date of delivery of such notice, Tenant is not in default under this Lease after the expiration of any applicable notice and
cure period; (ii) as of the end of the Lease Term, Tenant is not in default under this Lease, after the expiration of any
applicable notice and cure period; (iii) Tenant has not previously been in default under this Lease, after the expiration
of any applicable notice and cure period, more than twice; and (iv) the Lease then remains in full force and effect and the
Original Tenant or any Permitted Transferee occupies at least seventy-five (75%) of the Premises at the time the option to extend
is exercised and as of the commencement of the Option Term. Landlord may, at Landlord’s option, exercised in Landlord’s
sole and absolute discretion, waive any of the Option Conditions in which case the option, if otherwise properly exercised by Tenant,
shall remain in full force and effect. Upon the proper exercise of such option to extend, and provided that Tenant satisfies all
of the Option Conditions (except those, if any, which are waived by Landlord), the Lease Term, as it applies to the Premises, shall
be extended for a period of five (5) years. The rights contained in this Section 2.2 shall be personal to Original
Tenant, and may be exercised by Original Tenant or any Permitted Transferee occupying the entire Premises (and not by any other
assignee, sublessee or other “Transferee” (as defined in Section 14.1 of this Lease) of Tenant’s interest
in this Lease).

 

2.2.2        
Option Rent. The annual Base Rent payable by Tenant during the Option Term (the “Option Rent”)
shall be equal to the “Fair Rental Value”, as that term is defined below, for the Premises as of the commencement date
of the Option Term. The “Fair Rental Value”, as used in this Lease, shall be equal to the annual fixed base
rent per rentable square foot at which tenants (pursuant to leases consummated within the twelve (12) month period preceding the
first day of the Option Term), are leasing non-sublease, non-encumbered, non-equity space which is not significantly greater or
smaller in size than the subject space, for a comparable lease term, in an arm’s length transaction, which comparable space
is located in the “Comparable Buildings”, as that term is defined below (transactions satisfying the foregoing criteria
shall be known as the “Comparable Transactions”), taking into consideration all reasonable factors considered
by landlords and tenants in the determination of fixed annual rent. The term “Comparable Buildings” shall mean
the Building and those other life sciences buildings which are comparable to the Building in terms of age (based upon the date
of completion of construction or major renovation of to the building), quality of construction, level of services and amenities,
size and appearance, and are located in Sorrento Valley submarket within the City of San Diego, California.

 

 

 

    	 	8	 

     

    

 

2.2.3       
Determination of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the
Lease Term, Landlord shall notify Tenant of Landlord’s determination of the Option Rent no later than five (5) months prior
to the Lease Expiration Date. If Tenant, on or before the date which is ten (10) days following the date upon which Tenant
receives Landlord’s determination of the Option Rent, in good faith objects to Landlord’s determination of the Option
Rent, then Landlord and Tenant shall attempt to agree upon the Option Rent using their best good-faith efforts. If Landlord and
Tenant fail to reach agreement within ten (10) days following Tenant’s objection to the Option Rent (the “Outside
Agreement Date”), then each party shall make a separate determination of the Option Rent, as the case may be, within
five (5) days, and such determinations shall be submitted to arbitration in accordance with Sections 2.2.3.1 through
2.2.3.7, below. If Tenant fails to object to Landlord’s determination of the Option Rent within the time period set
forth herein, then Tenant shall be deemed to have accepted Landlord’s determination of Option Rent.

 

2.2.3.1     
If Landlord and Tenant fail to reach agreement prior to the Outside Agreement Date, then Landlord and Tenant shall each
appoint one arbitrator who shall be, at the option of the appointing party, a qualified real estate broker or appraiser who shall
have been active over the ten (10) year period ending on the date of such appointment in the leasing of other comparable life sciences
buildings located in the city of San Diego. The determination of the arbitrators shall be limited solely to the issue of whether
Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent, taking into account the requirements
of Section 2.2.2 of this Lease, as determined by the arbitrators. Each such arbitrator shall be appointed within fifteen
(15) days after the Outside Agreement Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment
and may select an arbitrator who is favorable to their respective positions. The arbitrators so selected by Landlord and Tenant
shall be deemed “Advocate Arbitrators”.

 

2.2.3.2     
The two (2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter to, within
ten (10) days of the date of the appointment of the last appointed Advocate Arbitrator, agree upon and appoint a third arbitrator
(“Neutral Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for qualification
of the two Advocate Arbitrators, except that neither Landlord or Tenant or either party’s Advocate Arbitrator may, directly
or indirectly, consult with the Neutral Arbitrator prior or subsequent to his or her appearance. The Neutral Arbitrator shall be
retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s counsel.

 

2.2.3.3     
The three arbitrators shall, within thirty (30) days of the appointment of the Neutral Arbitrator, reach a decision as to
whether the parties shall use Landlord’s or Tenant’s submitted Option Rent, and shall notify Landlord and Tenant thereof.

 

2.2.3.4     
The decision of the majority of the three arbitrators shall be binding upon Landlord and Tenant.

 

2.2.3.5     
Intentionally Blank.

 

2.2.3.6     
If the two (2) Advocate Arbitrators fail to agree upon and appoint the Neutral Arbitrator, then either party may petition
the then-President of the San Diego Real Estate Board to appoint such Advocate Arbitrator subject to the criteria in Section 2.2.3.1
of this Lease.

 

2.2.3.7     
The cost of the Neutral Arbitrator shall be paid by Landlord and Tenant equally and each of Landlord and Tenant shall pay
the cost of its respective Advocate Arbitrator.

 

2.2.3.8     
In the event that the Option Rent shall not have been determined pursuant to the terms hereof prior to the commencement
of the Option Term, Tenant shall be required to pay the Option Rent initially provided by Landlord to Tenant, and upon the final
determination of the Option Rent, the payments made by Tenant shall be reconciled with the actual amounts of Option Rent due, and
the appropriate party shall make any corresponding payment to the other party.

 

 

 

    	 	9	 

     

    

 

2.2.3.9     
The terms of the Lease during any Option Term shall be the same as the terms during the initial Lease Term, other than as
expressly set forth in this Section 2.2.

 

3.            
BASE RENT

 

3.1           
Payment of Rent. Tenant shall pay, without prior notice or demand, in accordance with Section 4.1 of
the Summary or at such place as Landlord may from time to time designate in writing, by a check for currency which, at the time
of payment, is legal tender for private or public debts in the United States of America or pursuant to wire or electronic payment
instructions provided by Landlord, base rent (“Base Rent”) as set forth in Section 4 of the Summary,
payable in equal monthly installments as set forth in Section 4 of the Summary, in advance, on or before the first
day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. Base Rent for the first
full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date (including
the 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 of such calendar month or to the end of the Lease Term at a rate per day which is equal to
1/365 of the applicable annual 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. Base Rent and Additional Rent shall together be denominated “Rent”.
Without limiting the foregoing, Tenant’s obligation to pay Rent shall be absolute, unconditional and independent of any Landlord
covenants and shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises,
or any other restriction on Tenant’s use, or (except as expressly provided herein) any casualty or taking, or any failure
by Landlord to perform any covenant contained herein, or any other occurrence; and Tenant assumes the risk of the foregoing and
waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof,
or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s covenants
contained herein are independent and not dependent, and Tenant hereby waives the benefit of any statute or judicial law to the
contrary. Notwithstanding anything to the contrary in this Lease, Tenant may at its election pay any Rent (as defined below) to
Landlord by electronic transfer (including ACH), and Tenant shall use the ACH information set forth in Section 4 of the
Summary in order to effect such payments of Rent using electronic transfer of funds through its bank.

 

3.2          
Rents from Real Property. Landlord and Tenant hereby agree that it is their intent that all Base Rent, Additional
Rent and other rent and charges payable to the Landlord under this Lease (hereinafter individually and collectively referred to
as “Rent”) shall qualify as “rents from real property” within the meaning of Section 856(d) of the
Internal Revenue Code of 1986, as amended (the “Code”), and the Department of the U.S. Treasury Regulations
promulgated thereunder (the “Regulations”). Should the Code or the Regulations, or interpretations thereof by
the Internal Revenue Service contained in revenue rulings or other similar public pronouncements, be changed so that any Rent no
longer so qualifies as “rent from real property” for purposes of Section 856(d) of the Code and the Regulations promulgated
thereunder, such Rent shall be adjusted in such manner as the Landlord may require so that it will so qualify; provided, however,
that any adjustments required pursuant to this Section 7.3 shall be made so as to produce the equivalent (in economic terms)
Rent as payable prior to such adjustment and in no event shall Tenant be obligated to incur any additional Rent by virtue of such
adjustments.

 

4.             
ADDITIONAL RENT

 

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

 

 

 

    	 	10	 

     

    

 

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

 

4.2.1        
Intentionally Omitted.

 

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

 

4.2.3        
“Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and
including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense
Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s
Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change.

 

4.2.4        
“Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord
pays or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair,
replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing,
Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of
operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and elevator systems,
and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and
inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred
in connection with any federal, state or municipal governmentally mandated transportation demand management program or similar
program; (iii) the cost of all insurance carried by Landlord in connection with the Project; (iv) the cost of landscaping, re-lamping,
and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof;
(v) the cost of parking area operation, repair, restoration, and maintenance; (vi) fees and other costs, including management,
consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation,
maintenance and repair of the Project; (vii) payments under any equipment rental agreements and the fair rental value of any management
office space; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including taxes levied thereon,
of all persons engaged in the operation, maintenance and security of the Project; (ix) intentionally omitted (x) operation, repair,
maintenance and replacement of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm,
security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and
replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including reasonable interest on the unamortized
cost) over such period of time as Landlord shall reasonably determine, of the cost of acquiring or the rental expense of personal
property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements
or other costs incurred in connection with the Project (A) which are, in good faith, intended to reduce expenses in the operation
or maintenance of the Project, or any portion thereof, or to reduce current or future Operating Expenses or to enhance the safety
or security of the Project or its occupants, (B) that are required to comply with any mandatory energy conservation programs, (C)
which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in
the same good order or condition as on the Lease Commencement Date, or (D) that are required under any federal, state or municipal
governmental law or regulation that was not in force or effect as of the Rent Commencement Date; provided, however, that the costs
of any capital improvement shall be amortized (including reasonable interest on the amortized cost as reasonably determined by
Landlord) over such period of time as Landlord shall reasonably determine; and (xiv) costs, fees, charges or assessments imposed
by, or resulting from any mandate imposed on Landlord by, any federal, state or municipal government for fire and police protection,
trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined
in Section 4.2.5, below, (xv) cost of tenant relation programs reasonably established by Landlord, and (xvi) payments
under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of
costs by the Building, including, without limitation, any covenants, conditions, restrictions, and reciprocal easement agreements
affecting the Project, and any agreements with governmental agencies affecting the Project (any of the foregoing that now or hereafter
affect the Property, collectively, the “Underlying Documents”). In the event that Landlord or Landlord’s
managers or agents perform services for the benefit of the Building off-site which would otherwise be performed on-site (e.g.,
accounting), the cost of such services shall be reasonably allocated among the properties benefitting from such service and shall
be included in Operating Expenses. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not,
however, include:

 

 

 

    	 	11	 

     

    

 

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

 

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

 

(c)           
costs for which Landlord is reimbursed by any tenant or occupant of the Project (other than as Direct Expenses) or by insurance
by its carrier or any tenant’s carrier or by anyone else, and electric power costs for which any tenant directly contracts
with the local public service company;

 

(d)           
any bad debt loss, rent loss, or reserves for bad debts or rent loss;

 

(e)           
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 Project (which shall specifically include, but not be limited to, accounting
costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership or
entity which constitutes Landlord include without limitation costs of partnership accounting and legal matters, costs of defending
any lawsuits with 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 Project, and costs incurred in connection with any disputes between Landlord
and its employees, between Landlord and Project management, or between Landlord and other tenants or occupants;

 

(f)            
the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project
unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on
matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this
Lease include wages and/or benefits attributable to personnel above the level of Project manager;

 

(g)           
amount paid as ground rental for the Project by Landlord;

 

(h)           
except for a property management fee, overhead and profit increment paid to Landlord or to subsidiaries or affiliates of
Landlord for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class
unaffiliated third parties on a competitive basis;

 

(i)            
any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord, provided that
any compensation paid to any concierge at the Project shall be includable as an Operating Expense;

 

(j)            
all items and services for which Tenant or any other tenant in the Project reimburses Landlord (other than as Direct Expenses)
or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement;

 

(k)           
rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office
space exceeds the size or fair market rental value of office space occupied by management personnel of comparable buildings in
the vicinity of the Building, with adjustment where appropriate for the size of the applicable project;

 

(l)             
costs incurred to comply with laws relating to the removal of Hazardous Materials;

 

(m)          
Landlord’s general overhead expenses not related to the Project;

 

(n)           
legal fees, accountants’ fees (other than normal bookkeeping expenses) and other expenses incurred in connection with
disputes of tenants or other occupants of the Project or associated with the enforcement of the terms of any leases with tenants
or the defense of Landlord’s title to or interest in the Project or any part thereof;

 

 

 

    	 	12	 

     

    

 

(o)           
any reserves;

 

(p)           
capital expenditures except as expressly set forth above and then only to the extent that they are capitalized over the
useful life of such item (as such useful life is reasonably determined by Landlord).

 

(q)           
costs of Landlord's charitable or political contributions, or of fine art maintained at the Project.

 

(r)            
costs incurred in the sale or refinancing of the Project.

 

(s)           
penalties, fines, interest or other similar charges incurred by Landlord (1) due to the violation by Landlord, its employees,
agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any legal requirement,
(2) incurred as a result of Landlord's inability or failure to make payment of taxes and/or to file any tax or informational returns
when due or (3) due to the gross negligence or willful misconduct of Landlord or its employees, officers, directors, contractors
or agents.

 

(t)            
any costs incurred to remove, study, test or remediate hazardous materials that exist in or about the Project prior to the
date of this Lease; and costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous material is brought
into the Project or onto the Project after the date hereof by Landlord or any other tenant of the Project.

 

If Landlord is not
furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses)
to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses
shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred
during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not
at least one hundred percent (100%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment
to the components of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred
had the Project been one hundred percent (100%) occupied; and the amount so determined shall be deemed to have been the amount
of Operating Expenses for such year.

 

4.2.5        
Taxes.

 

4.2.5.1     
“Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees,
charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary (including, without
limitation, real estate taxes, general and special assessments, transit taxes, payments in lieu of taxes, business improvement
district charges, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to
the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment,
apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Project, or
any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used
by such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project,
or any portion thereof.

 

 

 

    	 	13	 

     

    

 

4.2.5.2     
Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project,
or any portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) any assessment, tax, fee,
levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously
included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted
by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments,
taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk
and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or
occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result
of Proposition 13, Tax Expenses shall also include any governmental or private assessments or the Project's contribution towards
a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities
normally provided by governmental agencies; and it being further acknowledged that the voters of the State of California may amend,
modify or reject Proposition 13 during the Lease Term resulting in increases in real property taxes assessed or levied against
the Project, (iii) any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable
hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent,
or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by
Tenant of the Premises, or any portion thereof; and (iv) any assessment, tax, fee, levy or charge, upon this transaction or any
document to which Tenant is a party, creating or transferring an interest or an estate in the Premises or the improvements thereon.
If at any time during the Lease Term there shall be assessed on Landlord, in addition to or lieu of the whole or any part of the
ad valorem tax on real or personal property, a capital levy or other tax on the gross rents or other measures of building operations,
or a governmental income, franchise, excise or similar tax, assessment, levy, charge or fee measured by or based, in whole or in
part, upon building valuation, gross rents or other measures of building operations or benefits of governmental services furnished
to the Building, then any and all of such taxes, assessments, levies, charges and fees, to the extent so measured or based, shall
be included within the term Tax Expenses, but only to the extent that the same would be payable if the Building and Land were the
only property of Landlord.

 

4.2.5.3     
Any costs and expenses (including, without limitation, reasonable and actual attorneys’ and consultants’ fees)
incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses
are incurred. Tax refunds shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the
Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such
Expense Year exceed the total amount paid by Tenant as on account of Tax Expenses under this Article 4 for such Expense
Year. The foregoing sentence shall survive the expiration or earlier termination of this Lease. If Tax Expenses for any period
during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation,
error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s
Share of any such increased Tax Expenses. Notwithstanding anything to the contrary contained in this Lease, there shall be excluded
from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes,
estate taxes, transfer tax or fee, federal and state income taxes, and other taxes to the extent applicable to Landlord’s
general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included
as Operating Expenses, and (iii) any items paid by Tenant under Section 4.5 of this Lease.

 

4.2.6        
“Tenant’s Share” is based upon the following, as applicable: (i) for the 11555 Building, the
ratio that the rentable square feet of the Premises bears to the rentable square feet of the 11555 Building (i.e., 2,823 ÷
26,486), (ii) for the 11575 Building, the ratio that the rentable square feet of the Premises bears to the rentable square feet
of the 11575 Building (i.e., 1,807 ÷ 22,131) and (ii) for the Project, the ratio that the rentable square feet of the Premises
bears to the rentable square feet of the Project (i.e., 4,630 ÷ 129,411). Initially, Tenant’s Share shall mean the
applicable percentages set forth in Section 7 of the Summary, subject to adjustment in the event that Tenant expands
the Premises within the Building.

 

4.3           
Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project
and that the costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared among the
tenants of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2
above, Direct Expenses (which consist of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole,
and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated to
the tenants of the Building (as opposed to the tenants of any other buildings in the Project). Such portion of Direct Expenses
allocated to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable
portion of the Direct Expenses attributable to the Project as a whole. Further, Landlord shall have the right, from time to time,
to allocate equitably some or all of the Direct Expenses for the Building or the Project among different portions or occupants
of the Building or Project, in Landlord’s reasonable discretion, in a manner reflecting commercially reasonable cost pools
for such Direct Expenses so allocated. The Direct Expenses within each cost pool shall be allocated and charged to the tenants
within such cost pool in an equitable manner.

 

 

 

    	 	14	 

     

    

 

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

 

4.4.1        
Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to Tenant within
six (6) months following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct
Expenses (and itemized details therefor) incurred or accrued for such preceding Expense Year, and which shall indicate the amount
of Tenant’s Share of Direct Expenses. Upon receipt of the Statement for each Expense Year commencing or ending during the
Lease Term, Tenant shall pay, with its next installment of Base Rent due, the full amount of Tenant’s Share of Direct Expenses
for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Direct Expenses”,
as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual
Tenant’s Share of Direct Expenses, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent
next due under this Lease or, if Landlord elects, Landlord shall reimburse such overpayment amount to Tenant. The failure of Landlord
to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this
Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made
of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, Tenant shall pay to Landlord such
amount within thirty (30) days, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct
Expenses, Landlord shall, within thirty (30) days, pay to Tenant the amount of the overpayment. The provisions of this Section 4.4.1
shall survive the expiration or earlier termination of the Lease Term except that in no event shall Tenant owe any Additional Rent
to Landlord with respect to any statement first delivered more than twelve (12) months after the end of the calendar year in which
this Lease terminates.

 

4.4.2         Statement
of Estimated Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate statement
(the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”)
of what the total amount of Direct Expenses (and itemized details therefor) for the then-current Expense Year shall be and the
estimated Tenant’s Share of Direct Expenses (the “Estimated Direct Expenses”). The failure of Landlord
to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect
any Estimated Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement
or Estimated Direct Expenses theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment
of Base Rent due, a fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant
to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which
have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new
Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly,
with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct Expenses set forth
in the previous Estimate Statement delivered by Landlord to Tenant.

 

 

 

    	 	15	 

     

    

 

4.4.3        
Audit Rights. Tenant shall have the right, at Tenant's cost, after reasonable notice to Landlord, to have
Tenant's authorized employees or agents inspect, at Landlord's or its property manager’s California office during normal
business hours, Landlord's books, records and supporting documents concerning the Direct Expenses set forth in any statement delivered
by Landlord to Tenant for a particular calendar year pursuant to Section 4.4.1 above; provided, however, Tenant shall have
no right to conduct such inspection or object to or otherwise dispute the amount of the Direct Expenses set forth in any such statement,
unless Tenant notifies Landlord of such inspection request, completes such inspection, and demands an audit as set forth below
within six (6) months immediately following Landlord's delivery of the particular statement in question (the “Review Period”);
provided, further, that notwithstanding any such timely inspection, objection, dispute, and/or audit, and as a condition precedent
to Tenant's exercise of its right of inspection, objection, dispute, and/or audit as set forth in this Section 4.4.3, Tenant
shall not be permitted to withhold payment of, and Tenant shall timely pay to Landlord, the full amounts as required by the provisions
of this Article 4 in accordance with such statement. However, such payment may be made under protest pending the outcome
of any audit. In connection with any such inspection by Tenant, Landlord and Tenant shall reasonably cooperate with each other
so that such inspection can be performed pursuant to a mutually acceptable schedule, in an expeditious manner and without undue
interference with Landlord's operation and management of the Project. If, after such inspection and/or request for documentation,
Tenant disputes the amount of the Direct Expenses set forth in the statement, Tenant shall have the right, but not the obligation,
within the Review Period, to cause an independent certified public accountant which is not paid on a contingency basis and which
is mutually approved by Landlord and Tenant (the “Accountant”) to complete an audit of Landlord's books and
records to determine the proper amount of the disputed Direct Expenses incurred and amounts payable by Tenant for the calendar
year which is the subject of such statement. Such audit by the Accountant shall be final and binding upon Landlord and Tenant.
If Landlord and Tenant cannot mutually agree as to the identity of the Accountant within thirty (30) days after Tenant notifies
Landlord that Tenant desires an audit to be performed, then Landlord may submit to Tenant the names of at least three (3) certified
public accountants with at least ten (10) years of experience in auditing life science office and research and development buildings
in the San Diego market and who do not currently represent Landlord or any of its affiliates (“Independent Accountants”)
and Tenant shall select one (1) of the Independent Accountants as the Accountant within ten (10) days thereafter. The cost of the
Accountant shall be paid by Tenant unless it is subsequently determined that Landlord's original statement which was the subject
of such audit was in error to Tenant's disadvantage by five percent (5%) or more of the total Operating Expenses which was the
subject of such audit. If the Additional Rent due with respect to Operating Expenses is finally determined to be less or more than
the Additional Rent paid by Tenant on account of Landlord’s calculation of Operating Expenses, Landlord shall either promptly
refund to Tenant the difference or credit same against Rent next due from Tenant or Tenant shall promptly pay to Landlord the difference,
as applicable. The payment by Tenant of any amounts pursuant to this Article 4 shall not preclude Tenant from questioning
the correctness of any statement provided by Landlord at any time during the Review Period, but the failure of Tenant to object
thereto, conduct and complete its inspection and have the Accountant conduct and complete the audit as described above prior to
the expiration of the Review Period shall be conclusively deemed Tenant's approval of the statement in question and the amount
of Operating Expenses shown thereon. In connection with any inspection and/or audit conducted by Tenant pursuant to this Section
4.4.3. Tenant agrees to keep, and to cause all of Tenant's employees and consultants and the Accountant to keep, all of Landlord's
books and records and the audit, and all information pertaining thereto and the results thereof, strictly confidential (except
to the extent disclosure is required in accordance with applicable law), and in connection therewith, Tenant shall cause such employees,
consultants and the Accountant to execute such reasonable confidentiality agreements as Landlord may require prior to conducting
any such inspections and/or audits.

 

4.5           
Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall be liable for and shall pay
ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other personal property
located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property
are levied against Landlord or Landlord’s property or if the assessed value of Landlord’s property is increased by
the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord
pays the taxes based upon such increased assessment, which Landlord shall have the right to do regardless of the validity thereof
but only under proper protest if requested by Tenant, Tenant shall upon demand (together with reasonable back-up evidencing the
same) repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the
assessment, as the case may be.

 

5.             
USE OF PREMISES

 

5.1           
Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 8
of the Summary (“Permitted Use”) and Tenant shall not use or permit the Premises or the Project to be used for
any other purpose or purposes whatsoever.

 

 

 

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5.2           
Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person
or persons claiming by, through, or under Tenant to use, the Premises or any part thereof for any use or purpose contrary to the
provisions of the Rules and Regulations attached hereto as Exhibit 5.2, as the same may be amended by Landlord from
time to time in a non-discriminatory, commercially reasonable manner (the “Rules and Regulations”), or in violation
of Applicable Laws or any Underlying Documents (with respect to which a copy was furnished to Tenant prior thereto). Tenant shall
not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct
or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises
to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on
or about the Premises. Tenant shall comply with, and Tenant’s rights and obligations under the Lease and Tenant’s use
of the Premises shall be subject and subordinate to, all Underlying Documents (with respect to which a copy was furnished to Tenant
prior thereto). Tenant shall only place equipment within the Premises with floor loading consistent with the Building's structural
design, and such equipment shall be placed in a location designed to carry the weight of such equipment. Tenant shall cause any
equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom from extending
into the Common Areas or other offices in the Project.

 

5.3           
Hazardous Materials.

 

5.3.1        
Tenant’s Obligations.

 

5.3.1.1    
Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has fully
and accurately completed Landlord’s Pre-Leasing Environmental Exposure Questionnaire (the “Environmental Questionnaire”),
which is attached as Exhibit 5.3.1.1. Tenant hereby represents, warrants and covenants that except for general office
supplies within the Premises which are of a kind typically used in normal office areas in the ordinary course of business, for
use in the manner for which they were designed and only in accordance with all Applicable Laws, and then only in such amounts as
may be normal for general office use, Tenant shall not use or allow another person or entity to use any part of the Premises for
the storage, use, treatment, manufacture or sale of Hazardous Materials and except for those chemicals or materials, and their
respective quantities, specifically listed on the Environmental Questionnaire, and neither Tenant nor Tenant’s subtenants
or assigns, or any of their respective employees, contractors and subcontractors of any tier, entities with a contractual relationship
with such parties (other than Landlord), or any entity acting as an agent or sub-agent of such parties or any of the foregoing
(collectively, “Tenant Parties”) will produce, use, store or generate any “Hazardous Materials”,
as that term is defined below, on, under or about the Premises, nor cause or permit any Hazardous Material to be brought upon,
placed, stored, manufactured, generated, blended, handled, recycled, used or “Released”, as that term is defined below,
on, in, under or about the Premises or Project. If any information provided to Landlord by Tenant on the Environmental Questionnaire,
or otherwise relating to information concerning Hazardous Materials is false, incomplete, or misleading in any material respect,
the same shall be deemed a default by Tenant under this Lease. Upon Landlord’s request, or in the event of any material change
in Tenant’s use of Hazardous Materials at the Premises, Tenant shall deliver to Landlord an updated Environmental Questionnaire.
Landlord’s prior written consent shall be required for any Hazardous Materials use for the Premises not described on the
initial Environmental Questionnaire, such consent not to be unreasonably withheld, conditioned or delayed. Tenant shall not install
or permit any underground storage tank on the Premises. In addition, Tenant agrees that it: (i) shall not cause or suffer
to occur, the Release (as defined below) of any Hazardous Materials at, upon, under or within the Premises or any contiguous or
adjacent premises; and (ii) shall not engage in activities at the Premises that give rise to, or lead to the imposition of,
liability upon Tenant or Landlord or the creation of an environmental lien or use restriction upon the Premises. For purposes of
this Lease, “Hazardous Materials” means all flammable explosives, petroleum and petroleum products, oil, radon,
radioactive materials, toxic pollutants, asbestos, polychlorinated biphenyls (“PCBs”), medical waste, chemicals
known to cause cancer or reproductive toxicity, pollutants, contaminants, hazardous wastes, toxic substances or related materials,
including without limitation any chemical, element, compound, mixture, solution, substance, object, waste or any combination thereof,
which is or may hereafter be determined to be hazardous to human health, safety or to the environment due to its radioactivity,
ignitability, corrosiveness, reactivity, explosiveness, toxicity, carcinogenicity, infectiousness or other harmful or potentially
harmful properties or effects, or defined as, regulated as or included in, the definition of “hazardous substances”,
“hazardous wastes”, “hazardous materials”, or “toxic substances” under any Environmental Laws.
The term “Hazardous Materials” for purposes of this Lease shall also include any mold, fungus or spores, whether or
not the same is defined, listed, or otherwise classified as a “hazardous material” under any Environmental Laws, if
such mold, fungus or spores may pose a risk to human health or the environment or negatively impact the value of the Premises.
Hazardous Materials shall also include any “biohazardous waste,” “medical waste,” or other waste under
California Health and Safety Code Division 20, Chapter 6.1 (Medical Waste Management Act). For purposes of this Lease, “Release”
or “Released” or “Releases” shall mean any release, deposit, discharge, emission, leaking,
spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of Hazardous
Materials into the environment.

 

Notwithstanding anything
contained herein to the contrary, in no event shall Tenant or anyone claiming by through or under Tenant perform work at or above
the risk category Biosafety Level 2 as established by the Department of Health and Human Services (“DHHS”) and
as further described in the DHHS publication Biosafety in Microbiological and Biomedical Laboratories (5th Edition)
(as it may be or may have been further revised, the “BMBL”) or such nationally recognized new or replacement
standards as Landlord may reasonable designate. Tenant shall comply with all applicable provisions of the standards of the BMBL
to the extent applicable to Tenant’s operations in the Premises.

 

 

 

    	 	17	 

     

    

 

5.3.1.2     
Notices to Landlord. Unless Tenant is required by Applicable Laws to give earlier notice to Landlord, Tenant
shall notify Landlord in writing as soon as possible but in no event later than five (5) days after (i) Tenant becomes
aware of any actual, alleged or threatened Release of any Hazardous Material in, on, under, from, about or in the vicinity of the
Premises (whether past or present), regardless of the source or quantity of any such Release, or (ii) Tenant becomes aware
of any regulatory actions, inquiries, inspections, investigations, directives, or any cleanup, compliance, enforcement or abatement
proceedings (including any threatened or contemplated investigations or proceedings) relating to or potentially affecting the Premises,
or (iii) Tenant becomes aware of any claims by any person or entity relating to any Hazardous Materials in, on, under, from,
about or in the vicinity of the Premises, whether relating to damage, contribution, cost recovery, compensation, loss or injury.
Collectively, the matters set forth in clauses (i), (ii) and (iii) above are hereinafter referred to as “Hazardous
Materials Claims”. Tenant shall promptly forward to Landlord copies of all orders, notices, permits, applications and
other communications and reports in connection with any Hazardous Materials Claims. Additionally, Tenant shall promptly advise
Landlord in writing of Tenant’s discovery of any occurrence or condition on, in, under or about the Premises that could subject
Tenant or Landlord to any liability, or restrictions on ownership, occupancy, transferability or use of the Premises under any
“Environmental Laws”, as that term is defined below. Tenant shall not enter into any legal proceeding or other action,
settlement, consent decree or other compromise with respect to any Hazardous Materials Claims without first notifying Landlord
of Tenant’s intention to do so and affording Landlord the opportunity to join and participate, as a party if Landlord so
elects, in such proceedings and in no event shall Tenant enter into any agreements which are binding on Landlord or the Project
without Landlord’s prior written consent. Landlord shall have the right to appear at and participate in, any and all legal
or other administrative proceedings concerning any Hazardous Materials Claim. For purposes of this Lease, “Environmental
Laws” means all applicable present and future laws relating to the protection of human health, safety, wildlife or the
environment, including, without limitation, (i) all requirements pertaining to reporting, licensing, permitting, investigation
and/or remediation of emissions, discharges, Releases, or threatened Releases of Hazardous Materials, whether solid, liquid, or
gaseous in nature, into the air, surface water, groundwater, or land, or relating to the manufacture, processing, distribution,
use, treatment, storage, disposal, transport, or handling of Hazardous Materials; and (ii) all requirements pertaining to
the health and safety of employees or the public. Environmental Laws include, but are not limited to, the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, 42 USC § 9601, et seq., the Hazardous Materials Transportation
Authorization Act of 1994, 49 USC § 5101, et seq., the Solid Waste Disposal Act, as amended by the Resource Conservation
and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of 1984, 42 USC § 6901, et seq., the Federal
Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 USC § 1251, et seq., the Clean Air Act
of 1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601, et seq.,
the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety and Health Act of
1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the
Emergency Planning and Community Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy
Act of 1969, 42 USC § 4321 et seq.; oil and hazardous materials as defined in any federal, state or local law, as
such Applicable Laws are in effect as of the Rent Commencement Date, or thereafter amended, adopted, published or promulgated.

 

5.3.1.3     
Releases of Hazardous Materials. If any Release of any Hazardous Material in, on, under, from or about the
Premises by Tenant or any one acting under Tenant (e.g., employees of Tenant or any subtenant) in violation of, or requiring any
Clean-Up (as defined below), in addition to notifying Landlord as specified above, Tenant, at its own sole cost and expense, shall
(i) immediately comply with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii) provide
a written certification to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take
any and all necessary investigation, corrective, remedial and other Clean-up action in accordance with any and all applicable Environmental
Laws, utilizing an environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this
Section 5.3, including, without limitation, Section 5.3.4, and (iv) take any such additional investigative,
remedial and corrective actions as Landlord shall in its reasonable discretion deem necessary such that the Premises and Project
are remediated to a condition allowing unrestricted use of the Premises (i.e., to a level that will allow any future use of the
Premises, including residential, without any engineering controls or deed restrictions), all in accordance with the provisions
and requirements of this Section 5.3. Landlord may, as required by any and all Environmental Laws, report the Release of
any Hazardous Material to the appropriate governmental authority, identifying Tenant as the responsible party. Tenant shall deliver
to Landlord copies of all administrative orders, notices, demands, directives or other communications directed to Tenant from any
governmental authority with respect to any Release of Hazardous Materials in, on, under, from, or about the Premises, together
with copies of all investigation, assessment, and remediation plans and reports prepared by or on behalf of Tenant in response
to any such regulatory order or directive.

 

 

 

    	 	18	 

     

    

 

5.3.1.4     
Indemnification.

 

5.3.1.4.1         
In General. Without limiting in any way Tenant’s obligations under any other provision of this Lease,
Tenant shall be solely responsible for and shall protect, defend, indemnify and hold the Landlord Parties harmless from and against
any and all claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines, remedial actions,
liabilities (including, without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding
costs, expert and consultant fees and laboratory costs) including, without limitation, consequential damages and sums paid in settlement
of claims, which arise during or after the Lease Term, whether foreseeable or unforeseeable, directly or indirectly arising out
of or attributable to the presence, use, generation, manufacture, treatment, handling, refining, production, processing, storage,
Release or presence of Hazardous Materials in, on, under or about the Premises or Project by any Tenant Party, except to the extent
such liabilities result from the negligence or willful misconduct of Landlord following the Rent Commencement Date. The foregoing
obligations of Tenant shall include, without limitation: (i) the costs of any required or necessary removal, repair, cleanup
or remediation of the Premises and Project, and the preparation and implementation of any closure, removal, remedial or other required
plans; (ii) judgments for personal injury or property damages; and (iii) all costs and expenses incurred by Landlord
in connection therewith. It is the express intention of the parties to this Lease that Tenant assumes all such liabilities, and
holds Landlord harmless from all such liabilities, associated with the environmental condition of the Premises, arising on or after
the date Tenant takes possession of the Premises.

 

5.3.1.4.2         
Limitations. Notwithstanding anything in this Lease to the contrary, Tenant’s indemnity of Landlord
shall not be applicable to claims based upon, and in no event shall Tenant have any liability for or be deemed to be in default
because of, Existing Hazardous Materials except to the extent that Tenant’s acts caused or exacerbated the subject claim.
“Existing Hazardous Materials” shall mean Hazardous Materials located on the Property as of the Rent Commencement
Date.

 

5.3.1.5     
Compliance with Environmental Laws. Without limiting the generality of Tenant’s obligation to comply
with Applicable Laws as otherwise provided in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental
Laws with respect to its use of the Premises other than with respect to any Existing Hazardous Materials. Tenant shall obtain and
maintain any and all necessary permits, licenses, certifications and approvals appropriate or required for the use, handling, storage,
and disposal of any Hazardous Materials used, stored, generated, transported, handled, blended, or recycled by Tenant on the Premises.
Landlord shall have a continuing right, without obligation, to require Tenant to obtain, and to review and inspect any and all
such permits, licenses, certifications and approvals, together with copies of any and all Hazardous Materials management plans
and programs, any and all Hazardous Materials risk management and pollution prevention programs, and any and all Hazardous Materials
emergency response and employee training programs respecting Tenant’s use of Hazardous Materials. Upon request of Landlord,
Tenant shall deliver to Landlord a narrative description explaining the nature and scope of Tenant’s activities involving
Hazardous Materials and showing to Landlord’s satisfaction compliance with all Environmental Laws and the terms of this Lease.

 

5.3.2        
Assurance of Performance.

 

5.3.2.1     
Environmental Assessments In General. Landlord may, but shall not be required to, engage from time to time
such contractors as Landlord determines to be appropriate to perform “Environmental Assessments”, as that term is defined
below, to ensure Tenant’s compliance with the requirements of this Lease with respect to Hazardous Materials. For purposes
of this Lease, “Environmental Assessment” means an assessment including, without limitation: (i) an environmental
site assessment conducted in accordance with the then-current standards of the American Society for Testing and Materials and meeting
the requirements for satisfying the “all appropriate inquiries” requirements; and (ii) sampling and testing of
the Premises based upon potential recognized environmental conditions or areas of concern or inquiry identified by the environmental
site assessment.

 

5.3.2.2     
Costs of Environmental Assessments. All costs and expenses incurred by Landlord in connection with any such
Environmental Assessment initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant
has failed to comply with the provisions of this Section 5.3, then all of the reasonable costs and expenses of such Environmental
Assessment shall be reimbursed by Tenant as Additional Rent within thirty (30) days after receipt of written demand therefor.

 

 

 

    	 	19	 

     

    

 

5.3.3        
Tenant’s Obligations upon Surrender. At the expiration or earlier termination of the Lease Term, Tenant,
at Tenant’s sole cost and expense, shall: (i) cause an Environmental Assessment of the Premises to be conducted in accordance
with Section 15.3; (ii) cause all Hazardous Materials to be removed from the Premises and disposed of in accordance
with all Environmental Laws and as necessary to allow the Premises to be used for any purpose; and (iii) cause to be removed
all containers installed or used by any Tenant Parties to store any Hazardous Materials on the Premises, and cause to be repaired
any damage to the Premises caused by such removal.

 

5.3.4        
Clean-up.

 

5.3.4.1     
Environmental Reports; Clean-Up. If any written report, including any report containing results of any Environmental
Assessment (an “Environmental Report”) shall indicate (i) the presence of any Hazardous Materials brought
into the Premises by Tenant as to which Tenant has a removal or remediation obligation under this Section 5.3, and (ii) that
as a result of same, the investigation, characterization, monitoring, assessment, repair, closure, remediation, removal, or other
clean-up (the “Clean-up”) of any Hazardous Materials is required, Tenant shall immediately prepare and submit
to Landlord within thirty (30) days after receipt of the Environmental Report a comprehensive plan, subject to Landlord’s
written approval, specifying the actions to be taken by Tenant to perform the Clean-up so that the Premises are restored to the
conditions required by this Lease. Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole cost
and expense, without limitation of any rights and remedies of Landlord under this Lease, immediately implement such plan with a
consultant reasonably acceptable to Landlord and proceed to Clean-Up Hazardous Materials in accordance with all applicable laws
and as required by such plan and this Lease. If, within thirty (30) days after receiving a copy of such Environmental Report,
Tenant fails either (a) to complete such Clean-up, or (b) with respect to any Clean-up that cannot be completed within
such 30-day period, fails to proceed with diligence to prepare the Clean-up plan and complete the Clean-up as promptly as practicable,
then Landlord shall have the right, but not the obligation, and without waiving any other rights under this Lease, to carry out
any Clean-up recommended by the Environmental Report or required by any governmental authority having jurisdiction over the Premises,
and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable within ten (10) days after receipt
of written demand therefor.

 

5.3.4.2     
No Rent Abatement. Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up,
and shall not be entitled to any reduction, offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease
during any such Clean-up.

 

5.3.4.3     
Surrender of Premises. Tenant shall complete any Clean-up prior to surrender of the Premises upon the expiration
or earlier termination of this Lease, and shall fully comply with all Environmental Laws and requirements of any governmental authority
with respect to such completion, including, without limitation, fully comply with any requirement to file a risk assessment, mitigation
plan or other information with any such governmental authority in conjunction with the Clean-up prior to such surrender. Tenant
shall obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority confirming
that the Clean-up has been completed in accordance with all requirements of such governmental authority and that no further response
action of any kind is required for the unrestricted use of the Premises (“Closure Letter”). Upon the expiration
or earlier termination of this Lease, Tenant shall also be obligated to close all permits obtained in connection with Hazardous
Materials in accordance with Applicable Laws.

 

5.3.4.4     
Failure to Timely Clean-Up. Should any Clean-up for which Tenant is responsible not be completed, or should
Tenant not receive the Closure Letter and any governmental approvals required under Environmental Laws in conjunction with such
Clean-up prior to the expiration or earlier termination of this Lease, and Tenant’s failure to receive the Closure Letter
is prohibiting Landlord from leasing the Premises or any part thereof to a third party, or prevents the occupancy or use of the
Premises or any part thereof by a third party, then Tenant shall be liable to Landlord as a holdover tenant (as more particularly
provided in Article 16) until Tenant has fully complied with its obligations under this Section 5.3.

 

5.3.5        
Confidentiality. Unless compelled to do so by applicable law, Tenant agrees that Tenant shall not disclose,
discuss, disseminate or copy any information, data, findings, communications, conclusions and reports regarding the environmental
condition of the Premises to any Person (other than Tenant’s consultants, attorneys, property managers and employees that
have a need to know such information), including any governmental authority, without the prior written consent of Landlord. In
the event Tenant reasonably believes that disclosure is compelled by Applicable Laws, it shall provide Landlord ten (10) days’
advance notice of disclosure of confidential information so that Landlord may attempt to obtain a protective order. Tenant may
additionally release such information to bona fide prospective purchasers or lenders or investors, directors, shareholders and
consultants, subject to any such parties’ written agreement to be bound by the terms of this Section 5.3.

 

 

 

    	 	20	 

     

    

 

5.3.6        
Copies of Environmental Reports. Within thirty (30) days of receipt thereof, Tenant shall provide Landlord
with a copy of any and all environmental assessments, audits, studies and reports regarding Tenant’s activities with respect
to the Premises, or ground water beneath the Land, or the environmental condition or Clean-up thereof. Tenant shall be obligated
to provide Landlord with a copy of such materials without regard to whether such materials are generated by Tenant or prepared
for Tenant, or how Tenant comes into possession of such materials.

 

5.3.7        
Signs, Response Plans, Etc. Tenant shall be responsible for posting on the Premises any signs required under
applicable Environmental Laws. Tenant shall also complete and file any business response plans or inventories required by any applicable
Environmental Laws. Tenant shall concurrently file a copy of any such business response plan or inventory with Landlord.

 

5.3.8        
Survival. Each covenant, agreement, representation, warranty and indemnification made by Tenant set forth
in this Section 5.3 shall survive the expiration or earlier termination of this Lease and shall remain effective until all
of Tenant’s obligations under this Section 5.3 have been completely performed and satisfied.

 

5.4           
Premises Compliance with ADA. Notwithstanding any other provision herein to the contrary, Tenant shall be
responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the
Americans with Disabilities Act, 42 U.S.C. § 1210 I, et seq., and any state and local accessibility laws, codes, ordinances
and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”), and Tenant
shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold Landlord
and its affiliates, employees, agents and contractors; and any lender, mortgagee or beneficiary (each, a “Lender”
and, collectively with Landlord its partners and subpartners, and their respective officers, members, directors, shareholders,
agents, property managers, employees and independent contractors, the “Landlord Indemnitees”) harmless from
and against any demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all
reasonable expenses (including reasonable attorneys’ fees, charges and disbursements) incurred in investigating or resisting
the same (collectively, “Claims”) arising out of any such failure of the Premises to comply with the ADA. Notwithstanding
anything to the contrary in this Lease, in no event shall Tenant be obligated to make any physical alterations to the Premises
or the Project, or any portion thereof, in order to comply with Applicable Laws except to the extent caused by voluntary Alterations
made by Tenant to the Premises after the Rent Commencement Date. The provisions of this Section shall survive the expiration or
earlier termination of this Lease.

 

5.5           
Rules and Regulations, CC&Rs, Parking Facilities and Common Areas.

 

5.5.1        
Tenant shall have the non-exclusive right, in common with others, to use the Common Areas, subject to the Rules and Regulations.
The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof
shall be subject to the Rules and Regulations, as Landlord may make from time to time in a non-discriminatory, commercially reasonable
manner.

 

5.5.2        
This Lease is subject to any recorded covenants, conditions or restrictions on the Project or Property (the “CC&Rs”),
as the same may be amended, amended and restated, supplemented or otherwise modified from time to time; provided that any such
amendments, restatements, supplements or modifications do not materially modify Tenant’s rights or obligations hereunder.
Tenant shall comply with the CC&Rs.

 

5.5.3        
Tenant shall have a non-exclusive, irrevocable license to use throughout the Lease Term the number of unreserved parking
passes set forth in Section 2.11 of the Summary in at such locations in the parking facilities serving the Building as may
be determined by Landlord from time to time in common with the other occupants of the Building, on an unreserved basis at no cost
to Tenant. Tenant shall use only such parking facilities to park Tenant’s vehicles. In no event shall Tenant park or store
any items other than automotive vehicles at such parking facilities.

 

 

 

    	 	21	 

     

    

 

5.5.4        
Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants
in the use of the parking facilities. Landlord may reasonably allocate parking spaces among Tenant and other tenants of the Building
or the Project provided that Tenant shall be entitled to use throughout the Lease Term the number of unreserved parking passes
set forth in Section 2.11 of the Summary. Nothing in this Section, however, is intended to create an affirmative duty on
Landlord’s part to monitor parking.

 

5.5.5        
Landlord reserves the right to modify the Common Areas, including the right to add or remove exterior and interior landscaping
and to subdivide real property, in accordance with the terms and conditions of this Lease. Tenant acknowledges that Landlord specifically
reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants
occupying such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to
serve the Premises or of restroom facilities serving the floor upon which the Premises are located. Landlord reserves the right
to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas;
provided, however, Landlord will give to Tenant prior reasonable notice of any closure necessitated by such alterations, additions
or changes and use commercially reasonable efforts to minimize any disruption to Tenant’s use of the Premises.

 

6.            
SERVICES AND UTILITIES

 

6.1           
Landlord Provided Services. Landlord shall provide the following services on all days (unless otherwise stated
below) during the Lease Term.

 

6.1.1        
Landlord shall provide HVAC when necessary for normal comfort in the Building Common Areas from 8:00 A.M. to 6:00 P.M.
Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the “Building Hours”),
except for the date of observance of New Year’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas
Day and, at Landlord’s discretion, other locally or nationally recognized holidays which are observed by other buildings
comparable to and in the vicinity of the Building (collectively, the “Holidays”).

 

6.1.2        
Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and
incidental use equipment, provided that the connected electrical load of the incidental use equipment and the connected electrical
load of Tenant’s lighting fixtures does not exceed Tenant’s Share of the per floor limits of the electrical system
of the Building. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures
within the Premises.

 

6.1.3        
Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building
Common Areas.

 

6.1.4        
Landlord shall provide a dumpster and/or trash compactor at the Building for use by Tenant and other tenants for ordinary
office waste (and not for Hazardous Materials) and janitorial, trash services and cleaning to Building Common Areas consistent
with Comparable Buildings.

 

6.1.5        
Intentionally Omitted.

 

6.1.6        
Landlord agrees to provide and maintain utility connections to the Building and, where applicable, Common Areas, for electricity,
water and sewer.

 

 

 

    	 	22	 

     

    

 

6.1.7        
Subject to the provisions of this Article, Landlord shall furnish the electric energy that Tenant shall reasonably require
in the Premises for the purposes permitted under this Lease. Except for electric energy required to operate motors on the air handlers
providing HVAC (the “HVAC Electric”), such electric energy shall be furnished through a meter or meters and
related equipment installed, serviced, maintained, monitored and, as appropriate from time to time, upgraded by Landlord, in each
case at Tenant’s expense, measuring the amount of electric energy furnished to the Premises; provided, however, that Landlord
shall pay for the cost of installing any such new meters for the Premises. Tenant shall pay for electric energy (for which it is
liable for payment under this Article) within ten (10) days after receipt of any bills related thereto. The amount charged for
electric energy furnished to the Premises, excluding HVAC Electric, shall be one hundred percent (100%) of Landlord’s cost
(including those charges applicable to or computed on the basis of electric consumption, demand and hours of use, any sales or
other taxes regularly passed on to Landlord by such public utility company, fuel rate adjustments and surcharges, weighted in each
case to reflect differences in consumption or demand applicable to each rate level). Tenant and its authorized representatives
may have access to such meter or meters (if any) on at least three (3) days’ prior notice to Landlord for the purpose of
verifying Landlord’s meter readings (if any). From time to time during the Lease Term, Landlord may, in its sole discretion,
(a) install or eliminate such meters, (b) increase or reduce the number of such meters, (e) vary the portions of the Premises that
such meters serve or (d) replace any or all of such meters.

 

6.2           
Tenant Provided Services and Utilities. Except as otherwise expressly set forth in Section 6.1,
above, Tenant will be responsible, at its sole cost and expense, for the furnishing of all services and utilities to the Premises,
including without limitation electricity, water, telephone, janitorial and Premises security services. Tenant acknowledges that
(i) electricity is, or will be, separately submetered to the Office Premises and the Lab Premises, and (ii) water will not be separately
submetered and will be charged to Tenant as part of Tenant’s Share of Operating Expenses.

 

6.2.1        
Tenant shall be solely responsible for performing all janitorial and trash services and other cleaning of the Premises,
all in compliance with Applicable Laws. In the event such service is provided by a third party janitorial service, and not by employees
of Tenant, such service shall be a janitorial service approved in advance by Landlord (Landlord shall provide Tenant with a list
of approved vendors upon Tenant’s request). The janitorial and cleaning of the Premises shall be adequate to maintain the
Premises in a manner consistent with Comparable Buildings.

 

6.2.2        
Subject to Applicable Laws and except in the event of an emergency, Tenant shall have access to the Building, the Premises
and the Common Areas of the Building, other than Common Areas requiring access with a Building engineer, twenty-four (24) hours
per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access
to and use of the limited-access areas of the Building during the normal operating hours of such portions of the Building.

 

Tenant shall cooperate
fully with Landlord at all times and abide by all non-discriminatory, commercially reasonable regulations and requirements that
Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

 

6.2.3        
Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other
treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities
supplied to the Premises, together with any fees, surcharges and taxes thereon, utilities and services provided to the Premises
that are separately metered shall be paid by Tenant directly to the supplier of such utility or service. If any such utility is
not separately metered to Tenant, Tenant shall pay Tenant’s Share of all charges of such utility jointly metered with other
premises as Additional Rent or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant
and charge Tenant with the cost of monitoring such metering equipment, provided that Landlord shall pay for the cost of the initial
purchase and installation (only) of any such metering equipment. To the extent that Tenant uses more than Tenant’s Pro Rata
Share of any utilities that are not separately metered and billed directly to Tenant, then Tenant shall pay Landlord the cost of
such excess consumption as reasonably determined by Landlord. In the event that the Building or the Project is less than fully
occupied, Tenant acknowledges that Landlord may extrapolate utility usage that vary depending on the occupancy of the Building
or Project, as applicable, by dividing (a) the total cost of utility usage by (b) the Rentable Area of the Building or Project
(as applicable) that is occupied, then multiplying (y) the resulting quotient by (z) ninety-five percent (95%) of the total Rentable
Area of the Building or Project (as applicable). Tenant shall pay Tenant’s Share of the product of (y) and (z), subject to
adjustment based on actual usage as reasonably determined by Landlord; provided, however, that Landlord shall not recover more
than one hundred percent (100%) of such utility costs.

 

6.2.4        
For the Office Premises, Landlord shall furnish the heating, ventilating and air conditioning used for the Office Premises
as reasonably required (except as this Lease otherwise provides in Sections 6.2.8 and 6.4 below) for Tenant’s
reasonably comfortable occupancy of the Office Premises. For the Lab Premises, Tenant shall (a) maintain and operate the heating,
ventilating and air conditioning systems used for the Permitted Use only (“HVAC”) and (b) subject to clause
(a) above, furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable occupancy of
the Lab Premises twenty-four (24) hours a day, every day during the Lease Term, subject to casualty, eminent domain or as otherwise
specified in this Article. Notwithstanding anything to the contrary in this Section (other than as expressly set forth in Section 6.4
below), Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment
in HVAC services. If requested in writing by Landlord, Tenant shall provide Landlord copies of HVAC maintenance contracts and HVAC
maintenance reports on a quarterly basis. In the event Landlord determines that Tenant is not properly maintaining the HVAC, Landlord
may take over the responsibilities in (a) and (b) above.

 

 

 

    	 	23	 

     

    

 

6.2.5        
For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish
to Landlord (a) if expressly requested by Landlord from time to time, any invoices or statements for such utilities within thirty
(30) days after Tenant’s receipt thereof and (b) within thirty (30) days after Landlord’s request, any other utility
usage information reasonably requested by Landlord. Tenant shall retain records of utility usage at the Premises, including invoices
and statements from the utility provider, for at least sixty (60) months, or such other shorter period of time as may be requested
by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Project may be shared with
third parties, including Landlord’s consultants and governmental authorities. In the event that Tenant fails to comply with
this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers.

 

6.2.6        
Tenant, at its sole cost, shall furnish and install all replacement lighting tubes, lamps, bulbs and ballasts required in
the Premises.

 

6.2.7        
Tenant’s use of electric energy in the Premises shall not at any time exceed the capacity of any of the electrical
conductors and equipment in or otherwise serving the Premises. In order to ensure that such capacity is not exceeded, and to avert
a possible adverse effect upon the Project’s distribution of electricity via the Project’s electric system, Tenant
shall not, without Landlord’s prior written consent in each instance (which consent Landlord may condition upon the availability
of electric energy in the Project as allocated by Landlord to various areas of the Project) connect any fixtures, appliances or
equipment (other than normal business machines) to the Building’s or Project’s electric system or make any alterations
or additions to the electric system of the Premises existing on the date hereof. Should Landlord grant such consent, all additional
risers, distribution cables or other equipment required therefor shall be provided by Landlord and the cost thereof shall be paid
by Tenant to Landlord on demand (or, at Tenant’s option, shall be provided by Tenant pursuant to plans and contractors approved
by Landlord, and otherwise in accordance with the provisions of this Lease). Landlord shall have the right to require Tenant to
pay sums on account of such cost prior to the installation of any such risers or equipment.

 

6.2.8        
Landlord reserves the right, upon at least two (2) business days’ prior written notice to Tenant absent exigent circumstances
in which the giving of such notice is not reasonably possible, to stop service of the elevator, plumbing, ventilation, air conditioning
and electric systems, when Landlord deems any such stoppage as reasonably necessary due to accident, emergency or the need to make
repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall
further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning
or electric service when prevented from doing so by Force Majeure or Landlord’s negligence; a failure by a third party to
deliver gas, oil or another suitable fuel supply; or Landlord’s inability by exercise of reasonable diligence to obtain gas,
oil or another suitable fuel. If any such repairs, alterations or improvements might require or cause an interruption in electrical
service to the Premises or any portion thereof, Landlord will give to Tenant at least three (3) business days prior written notice
whenever practicable. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s
part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to
perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the
same by virtue of Force Majeure or Landlord’s negligence.

 

6.3          
Capacities; Overstandard Tenant Use. Tenant’s use of electricity and any other utility serving the Premises
shall never exceed the capacity of the feeders to the Project. If Tenant desires to use heat, ventilation or air conditioning with
respect to the Office Premises during hours other than those for which Landlord is obligated to supply such utilities pursuant
to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from
time to time reasonably establish as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord
shall supply such utilities to Tenant at such hourly cost per zone to Tenant (which shall be treated as Additional Rent) as Landlord
shall from time to time establish based upon its reasonably estimated out-of-pocket costs.

 

 

 

    	 	24	 

     

    

 

6.4           
Interruption of Use. Tenant agrees that, to the extent permitted pursuant to Applicable Laws, Landlord shall
not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service required
to be provided by Landlord under this Lease, or for any diminution in the quality or quantity thereof, when such failure or delay
or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout
or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable
effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant
or other parties, or by any other cause; and such failures or delays or diminution shall never be deemed to constitute an eviction
or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its
obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property
or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring,
through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article
6. Notwithstanding anything to the contrary in this Lease, in the event that there shall be an interruption, curtailment or
suspension of any service required to be provided by Landlord pursuant to Section 6.1 (and no reasonably equivalent alternative
service or supply is provided by Landlord) that shall materially interfere with Tenant’s use and enjoyment of a material
portion of the Premises, or if Tenant is unable to use the Premises or its parking rights hereunder (whether by lack of services,
lack of utilities, lack of access, repairs or construction, or any other reason, and provided that such inability to use is not
caused by Tenant and provided that such inability to use is caused by the acts or omissions of Landlord) and Tenant actually ceases
to use the affected portion of the Premises or parking (any such event, a “Service Interruption”), and if (i)
such Service Interruption shall continue for eight (8) consecutive business days following receipt by Landlord of written notice
from Tenant describing such Service Interruption (the “Service Interruption Notice”), and (ii) such Service
Interruption shall not have been caused, in whole or in part, by reasons beyond Landlord’s reasonable control or by an act
or omission in violation of this Lease by any Tenant Party or by any negligence of Tenant any Tenant Parties, (a Service Interruption
that satisfies the foregoing conditions being referred to hereinafter as a “Material Service Interruption”)
then, as liquidated damages and Tenant’s sole remedy at law or equity, Tenant shall be entitled to an equitable abatement
of Base Rent and Tenant’s Share of Direct Expenses, based on the nature and duration of the Material Service Interruption,
the area of the Premises or parking affected, and the then current Rent amounts, for the period that shall begin on the commencement
of such Material Service Interruption and that shall end on the day such Material Service Interruption shall cease. To the extent
a Material Service Interruption is caused by an event covered by Articles 11 or 13 of this Lease, then Tenant’s
right to abate rent shall be governed by the terms of such Article 11 or 13, as applicable, and the provisions
of this paragraph shall not apply.

 

6.5           
Intentionally Blank.

 

7.             
REPAIRS

 

Tenant shall, at Tenant’s
own expense, keep the Premises, including all improvements, fixtures, furnishings, and systems and equipment within the Premises
(or, provided that Landlord provides access to Tenant, any systems and equipment outside of the Premises but exclusively serving
the Premises), in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant’s
own expense, but under the supervision and subject to the prior reasonable approval of Landlord, and within any reasonable period
of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken,
or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear; provided however, that if Tenant fails
to make such repairs within applicable notice and cure periods, Landlord may, but need not, make such repairs and replacements,
and Tenant shall pay Landlord the cost thereof, including a management fee of five percent (5%) of such costs. Without limitation,
Tenant shall be responsible for repair and maintenance of all electrical, plumbing, heating, ventilating and air-conditioning systems
and other utility services serving the Premises from the Building connection point to the Premises (but only to the extent such
electrical, plumbing, heating, ventilating and air-conditioning systems and other utility services serve Tenant exclusively and
only to the extent that Landlord provides access to Tenant), and Tenant shall secure, pay for, and keep in force contracts with
appropriate and reputable service companies reasonably approved by Landlord providing for the regular maintenance of such systems.
Notwithstanding the foregoing, Landlord shall be responsible for repairs to the exterior walls, foundation and roof (including
roof membrane) of the Building, the structural portions of the floors of the Building, and the base building systems and equipment
of the Building and Common Areas, and all portions of the Project outside the Premises and not exclusively leased to other tenants,
except to the extent that such repairs are required due to the negligence or willful misconduct of Tenant; provided, however, that
if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs at Tenant’s
expense, or, if covered by Landlord’s insurance, Tenant shall only be obligated to pay any deductible in connection therewith.
Subject to the terms of Article 27, below, Landlord may, but shall not be required to, enter the Premises at all reasonable
times and upon reasonable prior notice to make such repairs, alterations, improvements or additions to the Premises or to the Project
or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental
or quasi-governmental authority or court order or decree. Tenant hereby waives and releases its right to make repairs at Landlord’s
expense under Sections 1941 and 1942 of the California Civil Code or under any similar law, statute or ordinance now or hereafter
in effect. Tenant’s obligation hereunder shall include maintenance and repair of all telecommunications wire and cabling
with the Building’s network cabling.

 

 

 

    	 	25	 

     

    

 

8.             
ADDITIONS AND ALTERATIONS

 

8.1           
Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes
to the Premises or any mechanical, plumbing, HVAC facilities or other utility or Building systems pertaining to the Premises (collectively,
the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which
consent shall be requested by Tenant not less than fifteen (15) business days prior to the commencement thereof. Landlord shall
not unreasonably withhold or delay its consent to any proposed Alterations, provided that such Alterations (1) are not visible
from the outside of the Building, (2) do not violate any certificate of occupancy for the Building or any other permits or licenses
relating to the Project and (3) do not materially adversely affect any service required to be furnished to Tenant or to any other
tenant or occupant of the Building (4) do not adversely affect any Building systems or Common Areas, (5) do not reduce the value
or utility of the Building, and (6) otherwise comply with the terms and conditions of this Article 8.. Notwithstanding the
foregoing, Tenant shall be permitted to make Alterations following ten (10) business days’ notice to Landlord, but without
Landlord’s prior consent, to the extent that such Alterations (i) are purely cosmetic in nature (such as painting, carpeting
and the like), (ii) do not affect the Building systems or equipment, (iii) are not visible from the exterior of the Building, and
(iv) cost less than $35,000.00 for a particular job of work.

 

8.2           
Work Affecting Air Distribution or Ventilation Systems. Prior to commencing any Alterations affecting air
distribution or disbursement from ventilation systems serving Tenant or the Building, including without limitation the installation
of Tenant’s exhaust systems, Tenant shall provide Landlord with a third party report from a consultant, and in a form reasonably
acceptable to Landlord, showing that such work will not adversely affect the ventilation systems or air quality of the Building
(or of any other tenant in the Building) and shall, upon completion of such work, provide Landlord with a certification reasonably
satisfactory to Landlord from such consultant confirming that no such adverse effects have resulted from such work.

 

8.3           
Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs
of the Premises or about the Premises, such commercially reasonable, non-discriminatory requirements as Landlord in its reasonable
discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors,
subcontractors, materials, mechanics and materialmen selected by Tenant and approved by Landlord (which approval shall not be unreasonably
withheld, conditioned or delayed) and the requirement that upon Landlord’s request (subject to the terms of Section 8.5,
below), Tenant shall, at Tenant’s expense, remove such Alterations upon the expiration or any early termination of the Lease
Term. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any
and all Applicable Laws and, where required by Applicable Law, pursuant to a valid building permit. Tenant shall not use (and upon
notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s
reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services
in or about the Building or the Common Areas. Upon completion of any Alterations (or repairs), Tenant shall deliver to Landlord
final lien waivers from all contractors, subcontractors, design professionals, service providers, suppliers and materialmen who
performed such work and whose labor, supplies or services give rise to a lien under California law. In addition to Tenant’s
obligations under Article 9 of this Lease, upon completion of any Alterations that cost more than $35,000, Tenant shall
deliver to the Project construction manager a reproducible copy of the “as built” drawings of the Alterations
in CAD format as well as copies of all permits, approvals and other documents issued by any governmental agency in connection with
the Alterations.

 

8.4           
Payment for Improvements. If Tenant orders any work directly from Landlord, Tenant shall pay to Landlord an
amount equal to five percent (5%) of the cost of such work to compensate Landlord for all overhead, general conditions, fees and
other costs and expenses arising from Landlord’s involvement with such work. If Tenant does not order any work directly from
Landlord, Tenant shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred
in connection with Landlord’s review of any proposed Alterations.

 

 

 

    	 	26	 

     

    

 

8.5           
Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that
Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant
or Tenant’s general contractor carries “Builder’s All Risk” insurance (to the extent that the cost
of the work shall exceed $100,000.00) in an amount reasonably approved by Landlord covering the construction of such Alterations,
and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall
be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Tenant’s
contractors and subcontractors shall be required to carry Commercial General Liability Insurance, Auto Liability Insurance, and
Workers’ Compensation Insurance in amounts reasonably approved by Landlord and otherwise in accordance with the requirements
of Article 10 of this Lease and such Commercial General Liability and Auto Liability insurance shall name Tenant and the
Landlord Parties (as defined below) as additional insureds on a primary and non-contributory basis for both ongoing and completed
operations. If commercially reasonable under the circumstances, Tenant shall maintain and require its contractors and subcontractors
to maintain products-completed operations coverage for not less than the greater of ten (10) years after substantial completion
of any Alterations or the greater time under which a claim may be properly brought under the applicable statute of limitations
or repose. Landlord may, in its discretion, require Tenant to obtain and record a statutory form of lien bond, or obtain performance
and payment bonds, or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free
completion of such Alterations and naming Landlord as a co-obligee, in each case in form and substance reasonably satisfactory
to Landlord. In addition, Tenant’s contractors and subcontractors shall be required to carry workers compensation insurance
with a waiver of subrogation in favor of Landlord Parties.

 

8.6           
Landlord’s Property. All Alterations which may be installed or placed in or about the Premises, from
time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord and remain in place at the Premises
following the expiration or earlier termination of this Lease. Notwithstanding the foregoing to the contrary, Landlord may, by
written notice to Tenant given at the time that Landlord consents to the Alterations, require Tenant, at Tenant’s
expense, to remove any such Alterations within the Premises and to repair any damage to the Premises and Building caused by such
removal and return the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord.
If Tenant fails to complete any required removal and/or to repair any damage caused by the removal of any Alterations in the Premises
and return the affected portion of the Premises to a building standard tenant improved condition as reasonably determined by Landlord,
Landlord may do so and may charge the actual and reasonable cost thereof to Tenant. Tenant hereby protects, defends, indemnifies
and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation,
placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises,
which obligations of Tenant shall survive the expiration or earlier termination of this Lease.

 

9.             
COVENANT AGAINST LIENS

 

Within ten (10) business
days following a request in writing by Landlord, Tenant shall keep the Project and Premises free from any liens or encumbrances
arising out of the work performed, materials or services furnished or obligations incurred by or on behalf of Tenant (which expressly
excludes the Landlord Work), and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities,
judgments or costs (including, without limitation, reasonable attorneys’ fees and costs) arising out of same or in connection
therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any work, services or obligations
related to the Premises giving rise to any such liens or encumbrances (or such additional time as may be necessary under Applicable
Laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility (to the extent applicable
pursuant to then Applicable Laws). Tenant shall remove any such lien or encumbrance by statutory lien bond or otherwise within
ten (10) business days after notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove
such lien or encumbrance, without being responsible for investigating the validity thereof.

 

 

 

    	 	27	 

     

    

 

10.          
INSURANCE

 

10.1        
Indemnification and Waiver. To the maximum extent permitted pursuant to Applicable Laws, Tenant hereby assumes
all risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever (including, but not
limited to, any personal injuries resulting from a slip and fall in, upon or about the Premises) and agrees that, to the extent
permitted pursuant to Applicable Laws, Landlord, its lenders, partners, subpartners, the Additional Insureds, and each of their
respective officers, agents, servants, employees, and independent contractors (collectively, “Landlord Parties”)
shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting
from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant. Tenant shall indemnify,
defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, injury, expense and liability (including
without limitation court costs and reasonable attorneys’ fees) during the Lease Term, or any period of Tenant’s occupancy
of the Premises prior to the commencement or after the expiration of the Lease Term, incurred in connection with or arising from
(i) any cause in, on or about the Premises (including, but not limited to, a slip and fall), provided that the terms of the foregoing
indemnity shall not apply to the extent of any gross negligence or willful misconduct of Landlord, (ii) any negligent acts or omissions
of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, invitees,
guests or licensees of Tenant or any such person, in, on or about the Project, or (iii) any breach of the terms of this Lease by
Tenant, either prior to, during, or after the expiration of the Lease Term. Should Landlord be named as a defendant in any suit
brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay to Landlord
its reasonable costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable
appraisers’, accountants’ and attorneys’ fees. Notwithstanding anything to the contrary in this Lease, (a) except
for Section 10.5 below, in no event shall Landlord be exculpated in any manner to the extent of the gross negligence, willful misconduct
or breach of this Lease by or of Landlord or any officer, employee, director, manager, tenant, contractor or agent of Landlord,
and (b) neither Landlord nor Tenant shall have any liability to the other for any consequential, indirect, special or punitive
damages, except for the indemnification obligation of Tenant set forth in Article 16. The provisions of this Section 10.1
shall survive the expiration or sooner termination of this Lease.

 

10.2         
Tenant’s Compliance With Landlord’s Property Insurance. Tenant shall, at Tenant’s expense,
comply with all commercially reasonable, non-discriminatory insurance company requirements pertaining to the use of the Premises.
If Tenant’s conduct or use of the Premises for any purpose other than a Permitted Use causes any increase in the premium
for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall
comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of
Fire Underwriters) and with any similar body.

 

10.3         
Tenant’s Insurance. Tenant shall maintain, at its cost and expense, the following coverages with limits
of not less than the greater of (i) those set forth hereunder, and (ii) those required by law.

 

10.3.1     
Commercial General Liability Insurance issued on terms no less broad than the most current ISO CG 00 01 occurrence form
covering the insured against claims of bodily injury, personal and advertising injury and property damage (including loss of use
thereof) arising out of Tenant’s operations, products/completed operations, social or host liquor liability (if applicable),
and “insured contracts” (as defined by the most current ISO CG 00 01 form), including a Separation of Insureds provision
with no exclusion for cross-liability, and including the Additional Insureds (as defined hereunder) as additional insureds with
respect to both ongoing and completed operations coverage on a primary and non-contributory basis, for limits of liability of not
less than:

 

	
        $1,000,000 each occurrence

        $2,000,000 annual aggregate

        per location

         

	
        $1,000,000 personal and advertising injury

        $2,000,000 products-completed operations

        Commercially reasonable deductible or self-insured

        retention
        (but not in excess of $25,000).

        $25,000 self-insured retention on product liability.

         

 

 

 

    	 	28	 

     

    

 

10.3.2      
Property Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet
work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the
expense of Tenant, and (ii) the Tenant Improvements described in Exhibit 1.1.1-2 and any other tenant improvements
that exist in the Premises as of the Rent Commencement Date (the “New Improvements”). Such insurance shall be
written on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to
reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet any co-insurance
clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including,
but not limited to, hail, windstorm, flood, earthquake, terrorism, vandalism and malicious mischief, theft, water damage of any
type, including sprinkler leakage, earthquake sprinkler leakage, bursting or stoppage of pipes, and explosion.

 

10.3.3     
Business Income Interruption for one (1) year plus Extra Expense insurance in such amounts as will reimburse Tenant for
actual direct or indirect loss of earnings and continuing expenses, including rent, attributable to the risks outlined in Section
10.3.2 above.

 

10.3.4      
Auto Liability Insurance covering liability arising out of any auto, including owned (if any), non-owned, leased, and hired
autos, with a limit of not less than $1,000,000 combined single limit each accident for bodily injury and property damage.

 

10.3.5      
Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable state and
local statutes and regulations, together with Employer’s Liability Insurance with limits of not less than $1,000,000 bodily
injury (each accident), $1,000,000 bodily injury by disease (each employee), and $1,000,000 bodily injury by disease (policy limit)
or such greater amounts as may be required by Tenant’s Umbrella/Excess Liability policy in order to effect such coverage.
The policy will include a waiver of subrogation in favor of the Landlord Parties.

 

10.3.6     
Umbrella and/or Excess Liability Insurance policy in excess of Commercial General Liability, Auto Liability, and Employer’s
Liability Insurance policies, concurrent to, and at least as broad as the underlying primary insurance policies, which must “drop
down” over reduced or exhausted aggregate limits as to such underlying policies and contain a “follow form” statement.
The limits must be no less than $1,000,000 each occurrence and $1,000,000 in the aggregate. Such Umbrella/Excess Liability policy
must be endorsed to provide that this insurance is primary to, and non-contributory with, any other insurance on which the Additional
Insureds are an insured, whether such other insurance is primary, excess, contingent, self-insurance, or insurance on any other
basis. This endorsement must cause the Umbrella/Excess coverage to be vertically exhausted, whereby such coverage is not subject
to any “Other Insurance” clause under this Umbrella and/or Excess Liability policy.

 

10.3.7     
Tenant’s Agents/Contractors. In the case of Tenant’s contractors, subcontractors, and any vendors/consultants
brought on to the property for any Alterations (collectively, for purposes of this Article 10, Tenant’s “Third
Parties”), Tenant shall cause such Third Parties to obtain and maintain such insurance as is required under Sections 10.3.1,
10.3.4, and 10.3.5 herein, unless granted written approval from Landlord to waive such requirements. Such Third Parties’
coverage under Sections 10.3.1 and 10.3.4 shall include Tenant and the Additional Insureds each as additional
insureds on a primary and non-contributory basis for both ongoing and completed operations. Additionally, the commercial general
liability limit required to be carried by any contractor or subcontractors of Tenant shall be not less than the following: (x)
general contractors – $5,000,000, (y) any subcontractors for work costing $250,000 or more – $2,000,000, and (z)
any subcontractors for work costing less than $250,000 – $1,000,000. The foregoing limits may be satisfied by a combination
of primary and/or excess policies.

 

10.4         
Form of Policies. The minimum limits of policies of insurance required of Tenant and its agents/contractors
under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall name Landlord, its subsidiaries
and affiliates, Longfellow Property Management Services CA Inc.; Longfellow Strategic Value Fund, LLC; San Diego Inspire Holdings,
LLC; LSVF Americas, LP; LSVF Pacific, LP; Longfellow Capital Partners II, LP; Longfellow Real Estate Partners, LLC; Invesco CMI
Investments, LP; and any other party the Landlord so specifies (collectively, the “Additional Insureds”), as
additional insureds under the policies listed in Sections 10.3.1, 10.3.2, 10.3.3, 10.3.4 and 10.3.6.
All insurance policies required to be maintained by Tenant shall (i) be issued by an insurance company having a rating of not less
than A:VIII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State
of California; (ii) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess
and is non-contributing with any insurance required of Tenant; (iii) be in form and content reasonably acceptable to Landlord (Tenant
shall provide full and complete copies of any policies that Landlord reasonably requests); (iv) be endorsed with waiver of subrogation
endorsements in favor of the Additional Insureds; (v) not contain deductible or self-insured retention in excess of $25,000 unless
otherwise approved by Landlord in writing; and (vi) if generally commercially available in California, provide that said insurer
shall provide thirty (30) days’ written notice to Landlord and any mortgagee of Landlord, to the extent such names are
furnished to Tenant prior to the cancellation of such policy (ten (10) days’ for non-payment of premium). Tenant shall
deliver said policy or policies or certificates thereof to Landlord on or before the earlier to occur of (A) the Rent Commencement
Date, and (B) the date upon which Tenant is first provided access to the Premises, and at least ten (10) days before
the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificate
within ten (10) days after written notice from Landlord, Landlord may, at its option, procure such policies for the account
of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor.
Landlord and the Additional Insureds will not be responsible for any deductibles or self-insured retentions related to any insurance
under this Article 10.

 

 

 

    	 	29	 

     

    

 

10.5         
Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by reasonable
insurance carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only
from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided
hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation
of their respective insurers, provided such waiver of subrogation shall not affect the right of the insured to recover thereunder.
The parties agree that their respective insurance policies are now, or shall specify that the waiver of subrogation shall not affect
the right of the insured to recover thereunder. Tenant will waive, and cause its Third Parties to waive, all causes of action or
claims they may have against the Additional Insureds for any liability and workers compensation claims they incur in relation to
the Lease or any Alterations, or any other work or activities performed in connection with the Project.

 

10.6         
Additional Insurance Obligations. Landlord reserves the right to require such other insurance, written in
such other amounts, terms, and conditions, against other insurable hazards that at the time are commonly insured against in the
case of projects similar in nature, construction type, and geographic location to the Project and/or as otherwise required by any
mortgage lender provided that any such lender requirements are consistent with the requirements of other landlords of comparable
life science projects in the Sorrento Valley market. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s
sole cost and expense, such increased amounts of insurance provided they are consistent with the requirements of other landlords
of comparable life science projects in the Sorrento Valley market.

 

10.7         
Landlord’s Insurance. Landlord shall maintain its usual liability insurance as well as property insurance
for the Building (excluding any Alterations and Tenant Improvements).

 

11.          
DAMAGE AND DESTRUCTION

 

11.1         
Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises
resulting from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall
be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment
or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore
such Common Areas and the Premises to substantially the same condition as existed prior to the casualty, except for modifications
required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications
to the Common Areas deemed desirable by Landlord, which are consistent with the character of the Project, provided that access
to the Premises shall not be materially impaired. To the extent permitted pursuant to Applicable Laws, Landlord shall not be liable
for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such
damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas
necessary to Tenant’s occupancy, and the Premises are not occupied by Tenant as a result thereof, then during the time and
to the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable
square feet of the Premises which is unfit for occupancy for the Permitted Use bears to the total rentable square feet of the Premises.

 

11.2         
Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord
may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant
in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination
date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged
by fire or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present:
(i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after
the date of discovery of the damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder
of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance
proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii)
such damage is not fully covered by Landlord’s insurance policies; (iv) Landlord decides to rebuild the Building or Common
Areas so that they will be substantially different structurally or architecturally; (v) the damage occurs during the last twelve
(12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than Landlord, does not intend
to repair the damage to such portion of the Project; provided, however, that if Landlord does not elect to terminate this Lease
pursuant to Landlord’s termination right as provided above, and the repairs cannot, in the reasonable opinion of Landlord,
be completed within one hundred eighty (180) days after being commenced, Tenant may elect, no earlier than sixty (60) days after
the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice
to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than
sixty (60) days after the date such notice is given by Tenant. Notwithstanding the provisions of this Section 11.2, Tenant
shall have the right to terminate this Lease under this Section 11.2 only if each of the following conditions is satisfied:
(a) the damage to the Project by fire or other casualty was not caused by the negligence or intentional act of Tenant or any Tenant
Party; (b) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (c) as a result of the
damage to the Project, Tenant does not occupy or use the Premises at all. In addition, Tenant may terminate this Lease if the damage
to the Premises occurs during the last twelve (12) months of the Lease Term, and, as a result of such damage, Tenant cannot reasonably
conduct business from the Premises for a period of at least one-half (1/2) of the then-remaining term. In no event shall
Landlord have any obligation to undertake restoration on account of any casualty except to the extent of the insurance proceeds
actually received by Landlord.

 

 

 

    	 	30	 

     

    

 

11.3         
Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute
an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the
Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation,
Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction
in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall
have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project.

 

12.          
NONWAIVER

 

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

 

13.          
CONDEMNATION

 

13.1        
If the whole or substantially all of the Premises, Building or Project shall be taken by power of eminent domain or condemned
by any competent authority for any public or quasi-public use or purpose, or if all reasonable access to the Building is so taken
or condemned, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord
shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority.
Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such
taking and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the
right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging
to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses,
so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project
or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination.
If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated.
Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any
portion of the Premises for a period of one hundred and eighty (180) days or less, and provided that such temporary taking does
not materially preclude or unreasonably diminish Tenant’s ability to conduct business from the Premises, then this Lease
shall not terminate but the Base Rent and Tenant’s Share of Direct Expenses shall be abated for the period of such taking
in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet
of the Premises. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California
Code of Civil Procedure. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking,
provided, however, that Tenant shall be entitled to a share of the award for any loss of fixtures and improvements and for moving
and other reasonable expenses that do not otherwise reduce Landlord’s recovery. If this Lease does not terminate on account
of any such eminent domain or condemnation proceeding, then Landlord shall, to the extent practicable, restore the affected area
of the Premises, Building or Project. In no event shall Landlord have any obligation to undertake restoration on account of any
condemnation or eminent domain proceeding except to the extent of the award actually received by Landlord.

 

 

 

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14.          
ASSIGNMENT AND SUBLETTING

 

14.1        
Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate,
encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment,
or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter
into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons
other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as
“Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred
to as a “Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord
in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer,
which shall not be less than twenty (20) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer
Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all
of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer Premium”,
as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed
Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, and (iv) provided
that Landlord executes a commercially reasonable non-disclosure agreement, current financial statements of the proposed Transferee
certified by an officer, partner or owner thereof, business credit and personal references and history of the proposed Transferee
and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility,
character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject
Space. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of
no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord consents
to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as well as any reasonable professional
fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’
fees) incurred by Landlord, not to exceed the sum of $4,000, within thirty (30) days after written request by Landlord.

 

14.2         
Landlord’s Consent. Landlord shall not unreasonably withhold, condition or delay its consent to any
proposed sublet of the Subject Space or assignment of this Lease on the terms specified in the Transfer Notice. If Landlord fails
to reasonably object to a proposed assignment, sublease or other Transfer within twenty (20) days after Tenant’s request,
and provided that Tenant provides Landlord with a reminder notice and Landlord fails to reasonably object within two (2) business
days after the giving of such reminder notice, then Landlord shall be deemed to have consented thereto. Without limitation as to
other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under
any Applicable Law for Landlord to withhold consent to any proposed sublet or assignment where one or more of the following apply:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	32	 

     

    

 

14.2.1      
The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the
Building or the Project;

 

14.2.2      
The Transferee is either a governmental agency or instrumentality thereof;

 

14.2.3      
The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities
to be undertaken in connection with the Transfer on the date consent is requested;

 

14.2.4      
The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant of the
Project a right to cancel its lease (provided that Landlord notifies Tenant in writing of any such restriction upon request from
Tenant from time to time); or

 

14.2.5      
Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is
under common control with, the proposed Transferee, is negotiating with Landlord or has negotiated with Landlord during the three
(3) month period immediately preceding the date Landlord receives the Transfer Notice to lease space in the Project and Landlord
(or an affiliate within the SOVA Science District) has space available for such proposed Transferee.

 

14.2.6      
In Landlord’s reasonable determination, the sub-rent, additional rent or other amounts received or accrued by Tenant
from subleasing, assigning or otherwise Transferring all or any portion of the Premises is based on the income or profits of any
person, or the assignment or sublease could cause any portion of the amounts received by Landlord pursuant to this Lease to fail
to qualify as “rents from real property” within the meaning of section 856(d) of the Internal Revenue Code of 1986,
as amended (the “Code”), or any similar or successor provision thereto or which would cause any other income
of Landlord to fail to qualify as income described in section 856(c)(2) of the Code.

 

If Landlord consents
to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may
have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later
than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the
same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1
of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice (i)
such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2,
Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s
right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease,
if Tenant or any proposed Transferee claims that Landlord has withheld or delayed its consent in violation of this Section 14.2
or otherwise has breached its obligations under this Article 14, their sole remedies shall be a suit for contract damages
(other than damages for injury to, or interference with, Tenant’s business including, without limitation, loss of profits,
however occurring) or declaratory judgment and an injunction for the relief sought, and Tenant hereby waives all other remedies,
including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted
under all Applicable Laws, on behalf of the proposed Transferee.

 

14.3         
Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree
is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium”, as that term is defined
in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all
rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and
Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable square foot basis if less
than all of the Premises is transferred, after deducting the reasonable third party expenses incurred by Tenant for (i) any
design and construction costs incurred on account of changes, alterations and improvements to the Premises in connection with the
Transfer, (ii) any free base rent and tenant improvement allowances reasonably provided to the Transferee in connection with
the Transfer (provided that such free rent and tenant improvement allowances shall be deducted only to the extent the same is included
in the calculation of total consideration payable by such Transferee), (iii) any brokerage commissions and/or marketing expenses
in connection with the Transfer, and (iv) legal fees and disbursements reasonably incurred in connection with the Transfer (collectively,
“Tenant’s Subleasing Costs”). “Transfer Premium” shall also include, but not be limited
to, any lump sum payment, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such
Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures,
inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. The determination of the
amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration
is received by Tenant under the Transfer.

 

 

 

    	 	33	 

     

    

 

14.4         
Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article
14, in the event Tenant contemplates a Transfer of more than twenty-five percent (25%) of either the Office Premises or the
Lab Premises for a proposed term (including options to extend) of more than twenty-four (24) months (unless such Transfer is proposed
during the final twenty-four (24) months of the Lease Term, in which case it is proposed for all or substantially all of the balance
of the Lease Term), Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated
Transfer (whether or not the contemplated Transferee or the terms of such contemplated Transfer have been determined). The Intention
to Transfer Notice shall specify the portion of and amount of rentable square feet of the Premises which Tenant intends to Transfer
(the “Contemplated Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the
“Contemplated Effective Date”), and the contemplated length of the term of such contemplated Transfer, and shall
specify that such Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4 in order to allow
Landlord to elect to recapture the Contemplated Transfer Space. Thereafter, Landlord shall have the option, by giving written notice
to Tenant (a “Recapture Notice”) within fifteen (15) days after receipt of any Intention to Transfer Notice,
to recapture the Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease with respect to such Contemplated
Transfer Space as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled
with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable
square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as
so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written
confirmation of the same. Landlord and Tenant shall share equally in the costs to demise any such portion of the Premises recaptured
by Landlord pursuant to this Section 14.4.

 

14.5         
Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in
no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either
Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation
pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a
complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting
forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer
relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall
relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection
with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books,
records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium
respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and
if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit.

 

14.6         
Sublease/Transfer Restrictions. Notwithstanding anything contained herein to the contrary and without limiting
the generality of Section 14.1 above, Tenant shall not: (a) sublet all or part of the Premises or assign or otherwise Transfer
this Lease on any basis such that the rental or other amounts to be paid by the subtenant or assignee thereunder would be based,
in whole or in part, on the income or profits derived by the business activities of the subtenant or assignee; (b) sublet all or
part of the Premises or assign this Lease to any person or entity in which, under Section 856(d)(2)(B) of the Code, Longfellow
Atlantic REIT, Inc., a Delaware corporation (the “Company”), or any affiliate of the Company owns, directly
or indirectly (by applying constructive ownership rules set forth in Section 856(d) (5) of the Code), a ten percent (10%) or greater
interest; or (c) sublet all or part of the Premises or assign this Lease in any other manner or otherwise derive any income which
could cause any portion of the amounts received by Landlord pursuant hereto or any sublease to fail to qualify as “rents
from real property” within the meaning of Section 856(d) of the Code, or which could cause any other income received by Landlord
to fail to qualify as income described in Section 856(c) (2) of the Code. The requirements of this Section 14.4 shall likewise
apply to any further subleasing, assignment or other Transfer by any subtenant or assignee. All references herein to Section 856
of the Code also shall refer to any amendments thereof or successor provisions thereto.

 

 

 

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14.7         
Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease,
and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to (and each sublease shall
provide Landlord with the ability to): (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means,
or (ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall
be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct
any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards
Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord
that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall
assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection
or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the
approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing.
In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s
right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have been guaranteed,
Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer.

 

14.8         
Permitted Transfers. “Permitted Transfer” means (a) an assignment of this Lease or a subletting
of all or a portion of the Premises to an affiliate of Tenant (an entity which controls (as defined below), is controlled by or
is under common control with, Tenant), (b) an assignment of this Lease to an entity which acquires all or substantially all of
the assets of Tenant, and (c) an assignment of this Lease to an entity which is the resulting entity of a merger or consolidation
of Tenant. The term “control” and similar phrases, as used in this subsection, means the ownership, directly or indirectly,
of more than fifty percent (50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of
its affairs, of more than fifty percent (50%) of the voting interest in, any person or entity. “Permitted Transferee”
means (i) any transferee with respect to a Permitted Transfer pursuant to Clauses (a) or (b) above, and (ii) the resulting Tenant
arising from or in connection with a Permitted Transfer pursuant to Clause (c) above. Notwithstanding anything to the contrary
in this Lease, a Permitted Transfer shall not be deemed an assignment, sublease or Transfer under this Lease, shall not require
Landlord’s consent and shall not trigger any recapture or rent-sharing provisions of this Lease, provided that (A) following
the closing of such Permitted Transfer, Tenant notifies Landlord of such Permitted Transfer and promptly supplies Landlord with
any documents or information reasonably requested by Landlord regarding such Permitted Transfer or such Permitted Transferee, (B)
such Permitted Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease, (C) with respect to a Permitted
Transfer pursuant to clauses (b) or (c) above, the Permitted Transferee shall have a tangible net worth (not including goodwill
as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal
to the Net Worth of Tenant on the day preceding the effective date of such Permitted Transfer. No such permitted assignment or
subletting or other Transfer permitted with or without Landlord’s consent pursuant to this Article 14 shall serve
to release Tenant from any of its obligations under this Lease. Any Permitted Transferee in connection with a Permitted Transfer
shall be deemed the original Tenant for all purposes of this Lease (including without limitation options to renew or expand, right
of first offer and signage rights).

 

15.          
SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES

 

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

 

 

 

 

 

 

 

 

 

 

    	 	35	 

     

    

15.2         
Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination
of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises
to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant,
reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder, and casualty, excepted.
Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises
all Alterations that Tenant is required to remove in accordance with Section 8.3 of this Lease, any debris and rubbish,
and such items of furniture, equipment, free-standing cabinet work, movable partitions and other articles of personal property
owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of any other persons
claiming under Tenant (unless Landlord, in its sole discretion, waives the requirement that any item of personal property be removed),
and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. Tenant’s
personal property includes only those items that are not built into the Premises and that have not been constructed or installed
by Landlord.

 

15.3        
Environmental Assessment. Prior to the expiration of the Lease (or within thirty (30) days after any earlier
termination), Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters),
piping, supply lines, waste lines and plumbing in or serving the Premises, and all exhaust or other ductwork in or serving the
Premises, in each case that has carried, released or otherwise been exposed to any Hazardous Materials due to Tenant’s use
or occupancy of the Premises, and shall otherwise clean the Premises so as to permit the Environmental Assessment called for by
this Section 15.3 to be issued. Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination),
Tenant, at Tenant’s expense, shall obtain for Landlord a report (an “Environmental Assessment”) addressed
to Landlord (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer or industrial hygienist that
is designated by Tenant and acceptable to Landlord in Landlord’s reasonable discretion, which report shall be based on the
environmental engineer’s inspection of the Premises and shall state, to Landlord’s reasonable satisfaction, that (a)
the Hazardous Materials described in the first sentence of this paragraph, to the extent, if any, existing prior to such decommissioning,
have been removed in accordance with Applicable Laws; (b) all Hazardous Materials described in the first sentence of this paragraph,
if any, have been removed in accordance with Applicable Laws from the interior surfaces of the Premises (including floors, walls,
ceilings, and counters), piping, supply lines, waste lines and plumbing, and all such exhaust or other ductwork in the Premises,
may be reused by a subsequent tenant or disposed of in compliance with Applicable Laws without incurring special costs or undertaking
special procedures for demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Materials and without
giving notice in connection with such Hazardous Materials; and (c) the Premises may be reoccupied for office, research and development,
or laboratory use, demolished or renovated without incurring special costs or undertaking special procedures for disposal, investigation,
assessment, cleaning or removal of Hazardous Materials described in the first sentence of this paragraph and without giving notice
in connection with Hazardous Materials. Further, for purposes of clauses (b) and (c), “special costs” or “special
procedures” shall mean costs or procedures, as the case may be, that would not be incurred but for the nature of the Hazardous
Materials as Hazardous Materials instead of non-hazardous materials. The report shall also include reasonable detail concerning
the clean-up measures taken, the clean-up locations, the tests run and the analytic results. Tenant shall submit to Landlord the
identity of the applicable consultants and the scope of the proposed Environmental Assessment for Landlord’s reasonable review
and approval at least 30 days prior to commencing the work described therein or at least 60 days prior to the expiration of the
Lease Term, whichever is earlier.

 

If Tenant fails to
perform its obligations under this Section 15.3, without limiting any other right or remedy, Landlord may, on five (5) business
days’ prior written notice to Tenant perform such obligations at Tenant’s expense if Tenant has not commenced to do
so within said five day period, and Tenant shall within 10 days of written demand reimburse Landlord for all reasonable out-of-pocket
costs and expenses incurred by Landlord in connection with such work. Tenant’s obligations under this Section 15.2
shall survive the expiration or earlier termination of this Lease. In addition, at Landlord’s election, Landlord may inspect
the Premises and/or the Project for Hazardous Materials at Landlord’s cost and expense within sixty (60) days of Tenant’s
surrender of the Premises at the expiration or earlier termination of this Lease. Tenant shall pay for all such costs and expenses
incurred by Landlord in connection with such inspection if such inspection reveals that a release or threat of release of Hazardous
Materials exists at the Project or Premises as a result of the acts or omission of Tenant, its officers, employees, contractors,
and agents (except to the extent resulting from (i) Hazardous Materials existing in the Premises as at the delivery of possession
to Tenant (in which event Landlord shall be responsible for any Clean-up, as provided in this Lease), or (ii) the acts or omissions
of Landlord or Landlord’s agents, employees or contractors).

 

 

 

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16.          
HOLDING OVER

 

If Tenant holds over
after the expiration of the Lease Term or earlier termination thereof, with the express written consent of Landlord, such tenancy
shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term. If Tenant holds
over after the expiration of the Lease Term of earlier termination thereof, without the express written consent of Landlord, such
tenancy shall be deemed to be a tenancy by sufferance only, and shall not constitute a renewal hereof or an extension for any further
term. In either case, Base Rent shall be payable at a monthly rate equal to (x) one twenty five percent (125%) of the Base Rent
applicable during the last rental period of the Lease Term for the first thirty (30) days of such hold over, and (y) one hundred
fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term for each day thereafter. Such
month-to-month tenancy or tenancy by sufferance, as the case may be, shall be subject to every other applicable term, covenant
and agreement contained herein, including without limitation the obligation to pay Additional Rent. Nothing contained in this Article
16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require
Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of
this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or
remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises on or before thirty (30) days after the
expiration or earlier termination of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall
protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability
resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant
founded upon such failure to surrender and/or any lost profits and consequential or indirect damages to Landlord resulting therefrom.

 

17.          
ESTOPPEL CERTIFICATES

 

Tenant shall execute,
acknowledge and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form
of Exhibit 17, attached hereto (or such other form as may be reasonably required by any prospective mortgagee
or purchaser of the Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and
shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee.
Any such certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant
shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely
execute, acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises
and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. At
any time during the Lease Term, within ten (10) business days following a request in writing by Landlord, provided that Landlord
executes a commercially reasonable non-disclosure agreement, Landlord may require Tenant to provide Landlord with a current financial
statement and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be
prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited
by an independent certified public accountant. If no audited financial statement is prepared, such statement will be certified
by the CFO or Treasurer of Tenant. Upon request from Tenant from time to time, Landlord shall promptly furnish a similar commercially
reasonable estoppel certificate to Tenant.

 

18.          
SUBORDINATION

 

This Lease shall be
subject and subordinate to all future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust
deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals,
extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security
of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under
such ground lease or underlying leases require in writing that this Lease be superior thereto. Tenant covenants and agrees that
in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease
is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto
upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or
lienholder or ground lessor. Notwithstanding any other provision of this Lease to the contrary, no holder of any such mortgage,
trustee deed or other encumbrance and no such ground lessor, shall be obligated to perform or liable in damages for failure to
perform any of Landlord’s obligations under this Lease unless and until such holder shall foreclose such mortgage, trust
deed or other encumbrance, or the lessors under such ground lease or underlying leases otherwise acquire title to the Property,
and then shall only be liable for Landlord’s obligations arising or accruing after such foreclosure or acquisition of title,
provided the foregoing shall not release any such holder or ground lessor from performing ongoing obligations of Landlord from
and after the date of such foreclosure or acquisition of title, such as repair and maintenance obligations. No such holder shall
ever be obligated to perform or be liable in damages for any of Landlord’s obligations arising or accruing before such foreclosure
or acquisition of title. Tenant shall, within ten (10) business days of request by Landlord, execute such further instruments or
assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any
such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute,
rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease
and the obligations of Tenant hereunder in the event of any foreclosure proceeding or sale. The subordination of this Lease to
future mortgages, deeds of trust, master leases or similar instruments shall be subject to Tenant’s receipt of a commercially
reasonable non-disturbance agreement from the beneficiary or lessor thereunder which provides in substance that so long as Tenant
is not in default under this Lease past applicable cure periods, its use and occupancy of the Premises shall not be disturbed notwithstanding
any default of Landlord under such mortgage, deed of trust, master lease or similar instrument.

 

 

 

    	 	37	 

     

    

 

Landlord’s interest
herein may be assigned as security at any time to any Mortgagee. Notwithstanding the foregoing or anything to the contrary herein,
no Mortgagee succeeding to the interest of Landlord hereunder shall be (i) liable in any way to Tenant for any act or omission,
neglect or default on the part of Landlord under this Lease, (ii) responsible for any monies owing by or on deposit with Landlord
to the credit of Tenant (except to the extent any such deposit is actually received by such mortgagee or ground lessor), (iii)
subject to any counterclaim or setoff which theretofore accrued to Tenant against Landlord, (iv) bound by any amendment or modification
of this Lease subsequent to such mortgage (provided that Landlord notifies Tenant of such mortgage prior to such amendment or modification),
or by any previous prepayment of Rent for more than one (1) month, which was not approved in writing by the Mortgagee, (v) liable
beyond such Mortgagee’s interest in the Project, or (vi) responsible for the payment or performance of any work to be done
by Landlord under this Lease to render the Premises ready for occupancy by Tenant or for the payment of any tenant improvements
allowances. Nothing in clause (i), above, shall be deemed to relieve any Mortgagee succeeding to the interest of Landlord hereunder
of its obligation to comply with the obligations of Landlord under this Lease from and after the date of such succession.

 

No Mortgagee shall,
either by virtue of the Mortgage or any assignment of leases executed by Landlord for the benefit of such Mortgagee, be or become
a mortgagee in possession or be or become subject to any liability or obligation under the Lease or otherwise until such Mortgagee
shall have acquired the interest of Landlord in the Property, by foreclosure or otherwise, or in fact have taken possession of
the Property as a mortgagee in possession and then such liability or obligation of Mortgagee under the Lease shall extend only
to those liability or obligations accruing subsequent to the date that such Mortgagee has acquired the interest of Landlord in
the Premises, or in fact taken possession of the Property as a mortgagee in possession.

 

19.          
DEFAULTS; REMEDIES

 

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

 

19.1.1       Any
failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due and
such failure shall continue for five (5) business days after notice of such failure is given to Tenant, except that if Landlord
shall have given two (2) such notices in any twelve (12) month period, Tenant shall not be entitled to any further notice of its
delinquency in the payment of Rent or any other charge required to be paid under this Lease until such time as twelve (12) consecutive
months shall have elapsed without Tenant having defaulted in any such payment; or

 

19.1.2       Any
failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by
Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if
the nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not
be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify
and cure such default; or

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	38	 

     

    

 

19.1.3      
Abandonment of the Premises by Tenant pursuant to Section 1951.35 of the California Civil Code; or

 

19.1.4       The failure by Tenant to observe or perform according to the provisions of Sections 5.1 or 5.2 or Articles
14, 17 or 18 of this Lease where such failure continues for more than two (2) business days after notice from
Landlord;

 

19.1.5      
If a receiver, guardian, conservator, trustee in bankruptcy or similar officer shall be appointed by a court of competent
jurisdiction to take charge of all or any part of Tenant’s or any guarantor’s property and such appointment is not
discharged within 90 days thereafter or if a petition including, without limitation, a petition for reorganization or arrangement
is filed by Tenant or any guarantor under any bankruptcy law or is filed against Tenant or any guarantor and, in the case of a
filing against Tenant only, the same shall not be dismissed within 90 days from the date upon which it is filed.

 

The notice periods
provided herein are in lieu of, and not in addition to, any notice periods provided by law.

 

19.2         
Remedies Upon Default. Upon the occurrence of any event of default by Tenant beyond applicable notice and
cure periods, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies
shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which
shall be cumulative and nonexclusive, without any notice or demand whatsoever. Tenant hereby waives, for Tenant and for all those
claiming under Tenant, any and all rights now or hereafter existing to redeem by order or judgment of any court or by any legal
process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease.

 

19.2.1       
Terminate this Lease (pursuant to Section 1951.2 of the California Civil Code), in which event Tenant shall immediately
surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it
may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any
other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages
therefor; and Landlord may recover from Tenant the following:

 

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

 

(ii)           
The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until
the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus

 

(iii)          
The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of
award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus

 

(iv)          
Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to
perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically
including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any
portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant;
and

 

(v)           
At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time
to time by applicable law.

 

The term “rent”
as used in this Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant
to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the
“worth at the time of award” shall be computed by allowing interest at the rate set forth in Article 25 of this
Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii)
above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).

 

 

 

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19.2.2      
Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after
lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject
only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including
the right to recover all rent as it becomes due.

 

19.2.3      
Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in
addition to those rights and remedies available under this Section 19.2, or any law or other provision of this Lease), without
prior demand or notice except as required by Applicable Law, to seek any declaratory, injunctive or other equitable relief, and
specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. The provisions of this Section
19.2.6 are not dependent upon the occurrence of a default.

 

19.2.4      
Any obligation imposed by law upon Landlord to relet the Premises after any termination of the Lease shall be subject to
the reasonable requirements of Landlord to lease to high quality tenants on such terms as Landlord may from time to time deem appropriate
and to develop the Building in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies,
and the like, and Landlord shall not be obligated to relet the Premises to any party to whom Landlord or its affiliate may desire
to lease other available space in the Building.

 

19.2.5      
Nothing herein shall limit or prejudice the right of Landlord to prove and obtain in a proceeding for bankruptcy, insolvency,
arrangement or reorganization, by reason of the termination, an amount equal to the maximum allowed by a statute of law in effect
at the time when, and governing the proceedings in which, the damages are to be proved, whether or not the amount is greater to,
equal to, or less than the amount of the loss or damage which Landlord has suffered.

 

19.3         
Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant,
as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions
or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole
discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s
election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of
the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable
thereunder.

 

19.4         
Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting,
appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be
construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of
the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless
express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available
under any law to redeem or reinstate this Lease.

 

19.5         
Landlord Default.

 

19.5.1      
General. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall not be in default
in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform
such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure to
perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for
its performance, then Landlord shall not be in default under this Lease if it shall commence such performance within such thirty
(30) day period and thereafter diligently pursue the same to completion.

 

 

 

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20.          
COVENANT OF QUIET ENJOYMENT

 

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

 

21.          
SECURITY DEPOSIT

 

21.1         
 Concurrently with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a letter of credit (the “L/C
Security”) in the amount set forth in Section 9 of the Summary as security for the faithful performance by
Tenant of all of its obligations under this Lease as follows:

 

(a)           
Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and until the date that is ninety
(90) days after the Lease Expiration Date, an evergreen letter of credit substantially in the form of Exhibit 21.1
issued by an issuer reasonably satisfactory to Landlord (and Landlord hereby approves First Republic Bank as an issuer), in the
amount set forth in Section 9 of the Summary. If at any time during the Term (i) Landlord determines in its reasonable
discretion that the financial condition of such issuer has changed in any materially adverse way from the financial condition of
such issuer as of the date of execution of this Lease including, without limitation, if such issuer is declared insolvent or is
placed into receivership or conservatorship by the Federal Deposit Insurance Corporation, or any successor or similar entity, if
a trustee, receiver or liquidator is appointed for such issuer, if the credit rating of the long-term debt of the issuer of the
letter of credit (according to Moody’s, Standard & Poor’s or similar national rating agency reasonably identified
by Landlord) is downgraded to a grade below investment grade, if the issuer enters into any supervisory agreement with any governmental
authority or fails to meet any capital requirements imposed by applicable law, Landlord may require the L/C Security to be replaced
by an L/C Security issued by a different issuer, in which event Tenant shall within twenty (20) days after written notice
from Landlord deliver to Landlord a replacement L/C Security issued by a commercial bank or savings and loan association reasonably
acceptable to Landlord and that meets all other requirements of this Article. If Tenant has actual notice, or Landlord notifies
Tenant at any time, that any issuer of the L/C Security has become insolvent or placed into FDIC receivership, then Tenant shall
promptly deliver to Landlord (without the requirement of further notice from Landlord) substitute L/C Security issued by a commercial
bank or savings and loan association reasonably acceptable to Landlord and that meets all other requirements of this Article. As
used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency
as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS,
respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks).

 

(b)           
Landlord may draw upon the L/C Security, and hold and apply the proceeds for the payment of any Rent or any other sum in
default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default, if:
(i) a default beyond applicable notice and cure periods exists (or would have existed with the giving of notice and passage of
applicable cure periods, but only if transmittal of a default notice is stayed or barred by applicable bankruptcy or other similar
law); (ii) as of the date forty-five (45) days before any L/C Security expires Tenant has not delivered to Landlord an amendment
or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the date that is sixty
(60) days after the then-current Lease Expiration Date; (iii) Tenant fails to pay any bank charges for Landlord’s transfer
of the L/C Security when due, after the expiration of any applicable notice and cure period; or (iv) the issuer of the L/C Security
ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security
(and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit any other provisions
of this Lease allowing Landlord to draw the L/C Security under specified circumstances. In the event of any such draw upon the
L/C Security, Tenant shall within 10 business days thereafter provide Landlord with a replacement letter of credit, or amendment
to the existing letter of credit increasing the amount of such letter of credit, in the amount of L/C Security, and in the form,
required hereunder, and Tenant’s failure to do so shall be a material breach of this Lease. Landlord shall hold the proceeds
of any draw not applied as set forth above as a cash Security Deposit as further described below.

 

 

 

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(c)           
If Landlord transfers its interest in the Premises, then Landlord shall transfer the L/C Security to the transferee of its
interest and notify Tenant of such transfer, and Tenant shall at Tenant’s expense, within fifteen (15) business days after
receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security
naming Landlord’s grantee as substitute beneficiary. If the required Security Deposit changes while L/C Security is in force,
then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security.

 

(d)           
If and to the extent Landlord is holding the proceeds of the L/C Security in cash from time to time, such cash shall be
held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease
to be kept and performed by Tenant during the period commencing on the Execution Date and ending upon the expiration or termination
of Tenant’s obligations under this Lease. If Tenant defaults (beyond applicable notice and cure periods) with respect to
any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required
to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to
compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default as provided in this
Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease. In the event of bankruptcy
or other debtor-creditor proceedings against Tenant, any cash security then being held by Landlord shall be deemed to be applied
first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. Landlord shall
deliver or credit to any purchaser of Landlord’s interest in the Premises the funds then held hereunder by Landlord, and
thereupon (and upon confirmation by the transferee of such funds, whether expressly or by written assumption of this Lease, generally)
Landlord shall be discharged from any further liability with respect to such funds. This provision shall also apply to any subsequent
transfers. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the cash security,
if any, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s
interest hereunder) within sixty (60) days after the expiration or earlier termination of this Lease. If and to the extent the
security held by Landlord hereunder shall be in cash, Landlord shall hold such cash in an account at a banking organization selected
by Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the cash security,
but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if any, accruing
on such cash security.

 

(e)           
If, at any time, Tenant is obligated to deliver to Landlord a replacement letter of credit pursuant to the terms of this
Section 21 but Tenant is unable to do so despite its good faith, commercially reasonable efforts to deliver a replacement letter
of credit, then Tenant shall be permitted (in lieu thereof) to deliver to Landlord a cash security deposit to Landlord in such
amount. In such event, Landlord shall hold such security deposit in accordance with Section 21(d) above and this Section 21(e).
Further, Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any successor statute, and all
other provisions of law, now or hereafter in effect, which (i) establish the time frame by which a landlord must refund a security
deposit under a lease, and/or (ii) provide that a landlord may claim from a security deposit only those sums reasonably necessary
to remedy defaults in the payment of rent, to repair damage caused by a tenant or to clean the premises, it being agreed that Landlord
may, in addition, claim those sums specified in this Section above and/or those sums reasonably necessary to compensate Landlord
for any loss or damage caused by Tenant’s default of this Lease (beyond applicable notice and cure periods), as amended hereby,
including, but not limited to, all damages or rent due upon termination of Lease pursuant to Section 1951.2 of the California Civil
Code. Notwithstanding anything to the contrary contained in this Section 21(e), Landlord may, from time to time (but not more often
than once in any twelve (12) month period), require Tenant to attempt to obtain a replacement letter of credit in lieu of a cash
security deposit, and Tenant will use good faith, commercially reasonable efforts to deliver a replacement letter of credit in
lieu of a cash security deposit.

 

22.          
SUBSTITUTION OF OTHER PREMISES (AS TO OFFICE PREMISES ONLY)

 

Landlord shall have
the right at any time as to the Office Premises only, upon giving Tenant not less than thirty (30) days’ prior written
notice, to provide and furnish Tenant with comparable space elsewhere in the 11555 Building of at least the same size as the Office
Premises with at least the same number of private offices and to place Tenant in such space. If the total rentable square footage
of the new space exceeds the total of the original Office Premises, Tenant’s Rent shall not be increased. The total rentable
square footage of the new space shall not be less than the total of the original Office Premises. In the event of any such
relocation of Tenant, Landlord shall pay for all of the following verified reasonable direct costs actually incurred solely due
to any such relocation: the costs of relocating furniture, files and equipment, telephone installation, computer wiring and cabling,
and reasonable costs of new stationery and business cards; provided, however, Tenant shall not be entitled to any compensation
for damages for any interference with or interruption of its business during or resulting from such relocation. However,
Landlord shall make reasonable efforts to minimize such interference. If Landlord relocates Tenant to such new space, this Lease
and each and all of its terms, covenants and conditions shall remain in full force and effect and be deemed applicable to such
new space, and such new space shall thereafter be deemed to be the “Office Premises”.

 

 

 

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23.          
SIGNS

 

23.1         
Signage. Tenant shall not install any signage (including, without limitation, any signs identifying Tenant’s
name or advertising Tenant’s merchandise or otherwise) in or about the Premises that is visible from the exterior of the
Premises or in any other part of the Project except as expressly permitted in this Section 23.1. Landlord shall add Tenant
to any relevant multi-tenant lobby directories. Such signage shall comply with Landlord’s then-current Building standard
signage program. Subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned
or delayed, and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, at its
sole cost and expense, may install one sign identifying Tenant (and Tenant’s subsidiary, Exosome Sciences, Inc., so long
as such subsidiary does not have any employees and remains an affiliate of Tenant) at the entry to each of the Office Premises
and Lab Premises, which identification signs shall be consistent with building standard signage as determined by Landlord. All
permitted signs shall be maintained by Tenant at its expense in a first-class and safe condition and appearance. Upon the expiration
or earlier termination of this Lease, Tenant shall remove all of its signs at Tenant’s sole cost and expense. Tenant shall
repair any damage to the Premises or Project, inside or outside, resulting from the erection, maintenance or removal of any signs.
Tenant’s signage must also comply with all Applicable Laws.

 

23.2         
Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are
installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense
of Tenant. Except as expressly permitted pursuant to Section 23.1, above, Tenant may not install any signs on the exterior
or roof of the Project or the Common Areas. Any signs, displays, window coverings, window lettering, or blinds (even if the same
are located behind the Landlord-approved window coverings for the Building), or other items or Alterations visible from the exterior
of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole reasonable discretion. Tenant shall
not place or install any projections, antennae, aerials, or similar devices inside or outside of the Building, without the prior
written approval of Landlord.

 

24.          
COMPLIANCE WITH LAW

 

Tenant shall not do
anything or suffer anything to be done by any Tenant Party in or about the Premises or the Project which will in any way conflict
with any law, statute, ordinance or other federal, state or local governmental rule, regulation or requirement now in force or
which may hereafter be enacted or promulgated (collectively, “Applicable Laws”). At its sole cost and expense,
Tenant shall promptly comply with all such Applicable Laws which relate to (i) Tenant’s use of the Premises, (ii)  any
Alterations, or (iii) the Building, but in no event shall Tenant be obligated to make any alterations outside of the Premises
to the extent such obligations are triggered by Tenant’s particular use of the Premises as opposed to office and laboratory
use, generally. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required
to comply with the Applicable Laws to the extent required in this Article 24. Notwithstanding the foregoing terms of this
Article 24 to the contrary, Tenant may defer such compliance with Applicable Laws while Tenant contests, in a court of proper
jurisdiction, in good faith, the applicability of such Applicable Laws to the Premises or Tenant’s specific use or occupancy
of the Premises; provided, however, Tenant may only defer such compliance if such deferral shall not (a) prohibit Tenant from
obtaining or maintaining a certificate of occupancy for the Premises, (b) prohibit Landlord from obtaining or maintaining
a certificate of occupancy for the Building or any portion thereof, (c) unreasonably and materially affect the safety of the
employees and/or invitees of Landlord or of any tenant in the Building (including Tenant), (d) create a significant health
hazard for the employees and/or invitees of Landlord or of any tenant in the Building (including Tenant), (e) otherwise materially
and adversely affect Tenant’s use of or access to the Buildings or the Premises, or (f) impose material obligations,
liability, fines, or penalties upon Landlord or any other tenant of the Building, or would materially and adversely affect the
use of or access to the Building by Landlord or other tenants or invitees of the Building. The judgment of any court of competent
jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant
has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Landlord shall
comply with all Applicable Laws relating to the Common Areas of the Building, provided that compliance with such Applicable Laws
is not the responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would
prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially
affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees, or would otherwise
materially and adversely affect Tenant’s use of or access to the Premises. Landlord shall be permitted to include in Operating
Expenses any costs or expenses incurred by Landlord under this Article 24 to the extent not prohibited by the terms
of Section 4.2.7 above.

 

 

 

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For purposes of Section
1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that neither the Premises,
the Building nor the Common Areas have undergone inspection by a Certified Access Specialist (CASp). Pursuant to California Civil
Code Section 1938, Tenant is hereby notified as follows: “A Certified Access Specialist (CASp) can inspect the subject
premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards
under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or
lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential
occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for
the time and manner of any CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs
necessary to correct violations of construction-related accessibility standards within the subject premises.” If Tenant
requests to perform a CASp inspection of the Premises, Tenant shall, at its cost, retain a CASp approved by Landlord (provided
that Landlord may designate the CASp, at Landlord’s option) to perform the inspection of the Premises at a time agreed upon
by the parties. Tenant shall provide Landlord with a copy of any report or certificate issued by the CASp (the “CASp Report”).
Landlord and Tenant agree that any modifications necessary to correct violations of construction related accessibility standards
identified in the CASp Report shall be the responsibility of Tenant. Tenant agrees to keep the information in the CASp Report confidential
except as necessary for the Tenant to complete such modifications.

 

25.           
LATE CHARGES

 

If any installment
of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) business
days after the date due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus
any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges
when due hereunder. Notwithstanding the foregoing, Landlord shall not charge Tenant a late charge for the first (1st)
late payment in any twelve (12) month period unless Tenant fails to timely pay such amount within five (5) business days following
notice from Landlord that such amount is past due. The late charge shall be deemed Additional Rent and the right to require it
shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated
damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other
amounts owing hereunder which are not paid when due shall bear interest from the date when due until paid at a rate per annum equal
to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication
H.15, published on the first Tuesday of each calendar month (or such other comparable index as Landlord and Tenant shall reasonably
agree upon if such rate ceases to be published) plus three (3) percentage points, and (ii) the highest rate permitted by Applicable
Law.

 

26.           
LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

 

26.1         
Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall
be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any,
otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue
in excess of the time allowed under Section 19.1.2 above, unless a specific time period is otherwise stated in this
Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part without
waiving its rights based upon any default of Tenant after the expiration of any applicable notice and cure period and without releasing
Tenant from any obligations hereunder. Tenant’s obligations under this Section 26.1 shall survive the expiration
or sooner termination of the Lease Term. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay
to Landlord, within twenty (20) days after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures
reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant
to the provisions of Section 26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred
to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting
or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant
to law, including, without limitation, all reasonable legal fees and other amounts so expended. Tenant’s obligations under
this Section 26.1 shall survive the expiration or sooner termination of the Lease Term.

 

 

 

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27.          
PROJECT CONTROL BY LANDLORD; ENTRY BY LANDLORD

 

27.1         
Project Control. Landlord reserves full control over the Building and the Project to the extent not inconsistent
with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide
the Project; convert the Building to condominium units; change the size of the Project by selling all or a portion of the Project
or adding real property and any improvements thereon to the Project; grant assessments and licenses to third parties; maintain
or establish ownership of the Building separate from fee title to the Property; make additions to or reconstruct portions of the
Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the
Building or the Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building
or elsewhere at the Project; and alter or relocate any other Common Area or facility, including private drives, lobbies and entrances.
Landlord’s right pursuant to this Section 27.1, including without limitation the rights to construct, maintain, relocate,
alter, improve, or adjust the Building or the Project shall be subject to the condition that (i) the exercise of any of such rights
shall not materially and adversely interfere with Tenant’s use of the Premises or materially decrease the number of Tenant’s
parking spaces, (ii) Landlord shall provide reasonable prior notice to Tenant before exercising any such rights which may materially
and adversely interfere with Tenant’s use of the Premises, provided that such use of the Premises is in accordance with the
Permitted Use, and (iii) Landlord shall use reasonable efforts to minimize to the extent possible any interference with Tenant’s
business, provided that such business is in accordance with the Permitted Use, including, when reasonable, scheduling such work
after business hours or on weekends. Possession of areas of the Premises necessary for utilities, services, safety and operation
of the Building is reserved to Landlord. Notwithstanding the foregoing, Landlord shall provide Tenant reasonable prior notice of
required access to the Premises for such activities.

 

27.2         
Entry by Landlord. Landlord reserves the right at all reasonable times and upon not less than one (1) business
day’s prior notice to Tenant which may be given by telephone or electronic mail (except in the case of an emergency or with
respect to regularly scheduled services) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers,
or to current or prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the
Lease Term, to prospective tenants; (iii) post notices of nonresponsibility (to the extent applicable pursuant to then Applicable
Law); or (iv) provided that it is in accordance with the express provisions of this Lease, alter, improve or repair the Premises
or the Building, or for structural alterations, repairs or improvements to the Building or the Building’s systems and equipment.
Provided that Landlord employs commercially reasonable efforts to minimize interference with the conduct of Tenant’s business
in connection with entries into the Premises, Landlord may make any such entries without creating a default by Landlord and shall
take such reasonable steps as required to accomplish the stated purposes. In an emergency, Landlord shall have the right to use
any means that Landlord may deem proper to open the doors in and to the Premises. Landlord also shall have the right at any time,
without the same constituting an actual or constructive eviction and without incurring any liability to Tenant therefor, to change
the arrangement or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other
public parts of the Building and to change the name, address, number or designation by which the Premises is commonly known, provided
any such change does not (A) unreasonably reduce, interfere with or deprive Tenant of access to the Premises, or (B) reduce the
rentable area (except by a de minimis amount) of the Premises. Any entry into the Premises by Landlord in the manner hereinbefore
described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive
eviction of Tenant from any portion of the Premises and the Base Rent (and any other item of Rent) shall under no circumstances
abate while said repairs, alterations, improvements, additions or restorations are being made, by reason of loss or interruption
of business of Tenant, or otherwise. If Tenant shall not be present when for any reason entry into the Premises shall be necessary
or permissible, Landlord or Landlord’s agents, representatives, contractors or employees may enter the same without rendering
Landlord or such agents liable therefor if during such entry Landlord or Landlord’s agents shall accord reasonable care under
the circumstances to Tenant’s Property, and without in any manner affecting this Lease. Tenant shall, at all times during
the Term, be responsible for ensuring that Landlord has any and all keys, cards, codes or other means necessary to access the Premises.

 

 

 

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27.3         
Restricted Shaft Space. Landlord further reserves the right to the areas designated as “Restricted
Shaft Space” and “Future Shaft Wall” on Exhibit 27.3 attached hereto, within the Office
Premises for the future installation of additional shaft walls and risers for the tenants or occupants of floors beneath the applicable
floor of the Office Premises. Upon the giving of such notice, the designated areas on Exhibit 27.3 (the “Future
Shaft Areas”) shall be treated as Common Areas. Tenant shall not make any Alterations in the Future Shaft Areas and shall
remove any of Tenant’s property from the same upon reasonable prior notice from Landlord.

 

28.          
TENANT PARKING

 

During the Term, Landlord
shall provide Tenant with parking passes for use by standard size automobiles and small utility vehicles in an amount equal to
the number of parking passes set forth in Section 10 of the Summary, which parking passes shall pertain to the on-site
and/or off-site, as the case may be, parking facility (or facilities) which serve the Project. All such parking shall be on a first-come,
first-serve basis in common with others entitled to use the same. Tenant’s continued right to use the parking passes is conditioned
upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the
parking facility where the parking passes provide access (including any sticker or other identification system established by Landlord
and the prohibition of vehicle repair and maintenance activities in the parking facilities), and Tenant shall cooperate in seeing
that any Tenant Parties and Tenant visitors also comply with such rules and regulations. Tenant’s use of the parking passes
for parking at the Project shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no
liability whatsoever for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property
damage or theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’
and/or visitors’ use of the parking facilities. Landlord shall have the right to assign its obligations under this Article 28
to an affiliate of Landlord or a third-party parking manager or operator, in which case Tenant shall make any payments due under
this Article 28 directly to such other entity.

 

29.          
MISCELLANEOUS PROVISIONS

 

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

 

29.2         
Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions
of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant,
but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease.

 

29.3         
No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord
or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened
or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project,
the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this
Lease.

 

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

 

29.5         
Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or
any portion of its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer,
Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee
for the performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to
have fully assumed and be liable for all obligations of this Lease to be performed by Landlord and Tenant shall attorn to such
transferee.

 

 

 

    	 	46	 

     

    

 

29.6         
Prohibition Against Recording. Landlord and Tenant agree not to record this Lease.

 

29.7         
Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing
herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord.

 

29.8         
Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto
or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between
Landlord and Tenant.

 

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

 

29.10       
Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in
which time of performance is a factor.

 

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

 

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

 

29.13       
Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord
under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation,
alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which
is equal to the interest of Landlord in the Project. Neither Landlord, nor any of the Landlord Parties shall have any personal
liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons
claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the
benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees,
shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall
any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner
of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding
any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for consequential
or indirect damages, including without limitation injury or damage to, or interference with, Tenant’s business, loss of profits,
loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring.

 

29.14       
Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties
hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises
and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between
the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used
to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted
or added to except in writing signed by the parties hereto.

 

29.15       
REIT. Tenant acknowledges that the Company, an affiliate of Landlord, elects to be taxed as a real estate
investment trust (a “REIT”) under the Code. Tenant hereby agrees to modifications of this Lease required to
retain or clarify the Company’s status as a REIT, provided such modifications: (a) are reasonable, (b) do not adversely affect
Tenant’s use of the Premises as herein permitted or any rights or obligations of Tenant hereunder, and (c) do not increase
the Base Rent, Additional Rent and other sums to be paid by Tenant or Tenant’s other obligations pursuant to this Lease,
or reduce any rights of Tenant under this Lease, then Landlord may submit to Tenant an amendment to this Lease incorporating such
required modifications, and Tenant shall execute, acknowledge and deliver such amendment to Landlord within ten (10) days after
Tenant’s receipt thereof.

 

 

 

    	 	47	 

     

    

 

29.16       
Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord
in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant
does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the
Lease Term, occupy any space in the Building or Project.

 

29.17       
Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts
of war, terrorist acts, governmental action or inaction, inability to obtain services, labor, or materials or reasonable substitutes
therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the
party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by
Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained
in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore,
if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the
period of any delay in such party’s performance caused by a Force Majeure.

 

29.18       
Notices. All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing,
shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested (“Mail”),
(B) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted,
or delivered, as the case may be, to Tenant at the appropriate address set forth in Section 11 of the Summary, or to
such other place as Tenant may from time to time designate in a Notice to Landlord, and to Landlord at the addresses set forth
below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given
the date of actual or attempted but refused or failed delivery. As of the date of this Lease, any Notices to Landlord must be sent,
transmitted, or delivered, as the case may be, to the following addresses:

 

San Diego Inspire 1, LLC/San Diego Inspire 2, LLC

c/o Longfellow Real Estate Partners

260 Franklin Street, Suite 1920

Boston, MA 02110

Attention: Asset Management

 

and

 

San Diego Inspire 1, LLC/San Diego Inspire 2, LLC

c/o Longfellow Property Management Services CA Inc.

11772 Sorrento Valley Road, Suite 250

San Diego, CA 92121

Attention: Property Management

 

DLA Piper LLP (US)

401 B Street, Suite 1700

San Diego, CA 92101

Attention: Joseph A. Delaney, Esq.

 

29.19       
Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease
shall be joint and several.

 

29.20       
Authority. If Tenant is a corporation, trust or partnership, Tenant hereby represents and warrants that Tenant
(a) is a duly formed and existing entity qualified to do business in the State of Nevada and is qualified as a foreign entity authorized
to do business in the State of California and (b) has full right and authority to execute and deliver this Lease, and (c) each
person signing on behalf of Tenant is authorized to do so.

 

 

 

    	 	48	 

     

    

 

29.21       
Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of
the Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for
any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing
party therein shall be paid by the other party.

 

29.22       
Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the
laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION
OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III)
IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF
THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE,
THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY
EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR
ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY)
IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW.

 

29.23       
Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute
a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by
both Landlord and Tenant.

 

29.24       
Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate
broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in
Section 14 of the Summary (the “Brokers”), whose commissions shall be paid by Landlord, and that
they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Each party agrees
to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities,
lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing
commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other
than the Brokers, occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive
the expiration or earlier termination of the Lease Term. Landlord shall pay a commission to the Brokers pursuant to a separate
written agreement between Landlord and the Brokers.

 

29.25       
Project or Building Name, Address and Signage. Landlord shall have the right at any time to change the name
and/or address of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior
of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project
or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other
than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord.

 

29.26       
Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had
executed the same document. Both counterparts shall be construed together and shall constitute a single lease. Delivery by fax
or by electronic mail file attachment of any executed counterpart to this Lease will be deemed the equivalent of the delivery of
the original executed instrument.

 

29.27       
Intentionally Blank.

 

29.28       
Development of the Project.

 

29.28.1   
Subdivision. Landlord reserves the right to subdivide all or a portion of the Building or Project. 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 a subdivision and any all maps in connection therewith. Notwithstanding anything
to the contrary set forth in this Lease, the separate ownership of any buildings and/or Common Areas by an entity other than Landlord
shall not affect the calculation of Direct Expenses or Tenant’s payment of Tenant’s Share of Direct Expenses.

 

 

 

    	 	49	 

     

    

 

29.28.2   
Construction of Property and Other Improvements. Tenant acknowledges that portions of the Project may be under construction
following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction
of access, etc. which are in excess of that present in a fully constructed project. Tenant hereby waives any and all rent offsets
or claims of constructive eviction which may arise in connection with such construction. However, Tenant hereby acknowledges that
Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”)
the Project, the Building and/or the Premises. Landlord shall use commercially reasonable efforts to complete any Renovations in
a manner which does not materially, adversely affect Tenant’s use of or access to the Premises. Notwithstanding the foregoing,
Tenant hereby agrees that such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any
abatement of Rent. Landlord shall have no responsibility and shall not be liable to Tenant for any injury to or interference with
Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord
for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from
the Renovations, or for any inconvenience or annoyance occasioned by such Renovations, provided that the foregoing shall not limit
Landlord’s liability, if any, pursuant to applicable law for personal injury and property damage to the extent caused by
the gross negligence or willful misconduct of Landlord, its agents, employees or contractors.

 

29.29       
No Violation. Tenant hereby warrants and represents that neither its execution of nor performance under this
Lease shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is
bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages, liabilities,
costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach
of this warranty and representation.

 

29.30       
Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any communications
or computer wires and cables serving the Premises (collectively, the “Lines”), provided that Tenant shall obtain
Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed), use an experienced
and qualified contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and
8 of this Lease. Tenant shall pay all costs in connection therewith. Landlord reserves the right, upon notice to Tenant
prior to the expiration or earlier termination of this Lease, to require that Tenant, at Tenant’s sole cost and expense,
remove any Lines located in or serving the Premises (that would adversely affect any future tenant of the Premises) prior to the
expiration or earlier termination of this Lease.

 

29.31       
Transportation Management. Tenant shall fully comply with all present or future mandatory governmental programs
intended to manage parking, transportation or traffic in and around the Project and/or the Building, and in connection therewith,
Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by
working directly with Landlord, any governmental transportation management organization or any other transportation-related committees
or entities. Such programs may include, without limitation: (i) restrictions on the number of peak-hour vehicle trips generated
by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation
coordinator; (iv) working with employees and any Project, Building or area-wide ridesharing program manager; (v) instituting employer-sponsored
incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts for employees.

 

29.32       
Special Appurtenant Right. Tenant shall have the right in common with others to connect to and use the following
system:

 

(a)          100
KW emergency generator (the “Special System”) to be located adjacent to the Building (in a location as reasonably
determined by Landlord), subject to the following provisions. Landlord shall use its best efforts to cause, on or before the Rent
Commencement Date, the Special System to be installed and the Lab Premises connected to the central distribution point for the
Special System.

 

(1) Tenant’s use of the
Special System shall be at Tenant’s sole risk to the extent permitted pursuant to Applicable Laws (Landlord making no representation
or warranty regarding the sufficiency of the Special System for Tenant’s use);

 

 

 

 

 

 

 

    	 	50	 

     

    

 

(2) Tenant’s use of the
Special System shall be undertaken by Tenant in compliance with all Applicable Laws, including Environmental Laws, and Tenant shall
obtain any and all permits required in connection with such use by Tenant (but Landlord shall obtain and maintain all required
permits (e.g., APCD permit) for the installation of the emergency generator);

 

(3) Landlord shall be responsible
for connecting to the central distribution point for the Special System in connection with the Tenant Improvements.

 

(4) The costs to operate and
maintain the Special System shall be included in Operating Expenses. Tenant use of the Special System shall not exceed Tenant’s
Share (i.e., ten percent (10%) since Tenant will occupy approximately ten percent (10%) of the Building) of the capacity available
to tenants of any such Special System;

 

(5) The use of the Special System
shall be subject to the Rules and Regulations.

 

(6) Tenant acknowledges and agrees,
except as expressly set forth in this Lease, that there are no warranties of any kind, whether express or implied, made by Landlord
or otherwise with respect to the Special Systems or any services (if any) provided in the Special System, and Tenant disclaims
any and all such warranties.

 

(7) Landlord shall maintain the
Special System and any equipment connection with the Special System to Tenant’s automatic transfer switch in good working
condition, and Landlord shall from time to time, as recommended by the manufacturer, test the operational and electrical load capacity
of the Special System.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	51	 

     

    

 

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

 

	
         

        LANDLORD:

         

        SAN DIEGO INSPIRE 1, LLC,

        

        a Delaware limited liability company

         

        By:___________________________________

         

        Name: ______________________________

         

        Its:________________________________

         

        and

         

         

        SAN DIEGO INSPIRE 2, LLC,

        a Delaware limited liability company

         

        By:___________________________________

         

        Name: ______________________________

         

        

        Its:________________________________

         
	
         

        TENANT:

         

        AETHLON MEDICAL, INC.,

        a Nevada corporation

         

        By:       /s/
        Charles
        Fisher                                                      

         

        Name:       Charles
        Fisher                                                

         

        Its:       CEO                                                                      

         

        By:       /s/
        Jim
        Frakes                                                             

         

        Name:       Jim Frakes                                                       

         

        Its:       Chief Financial Officer                                        

         

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	52	 

     

    

 

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

 

 

	
         

        LANDLORD:

         

        SAN DIEGO INSPIRE 1, LLC,

        a Delaware limited liability company

         

        By: /s/ Jamison Peschel____________________

         

        Name:
        Jamison Peschel_________________

         

        Its:Authorized Signatory________________

         

        and

         

         

        SAN DIEGO INSPIRE 2, LLC,

        a Delaware limited liability company

         

        By:/s/ Jamison Peschel_______________________

         

        Name:
        Jamison Peschel____________________

         

        

        Its: Authorized Signatory__________________

         
	
         

        TENANT:

         

        AETHLON MEDICAL, INC.,

        a Nevada corporation

         

        By:______________________________________

         

        Name:_________________________________

         

        Its:___________________________________

         

        By:______________________________________

         

        Name:_________________________________

         

        Its:___________________________________

         

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	53	 

     

    

 

EXHIBIT
1.1.1-1

 

PREMISES

Demo
Plan

 

Conceptual
Plan

***

 

 

 

    	 	Exhibit 1.1.1-1-1	 

     

    

 

EXHIBIT
1.1.1-2

 

WORK LETTER

 

 

 

 

		(i)	Landlord at Landlord’s sole cost (whether or not the cost estimates set forth on Attachment #1
hereto, solely for the scope of work covered thereby, are exceeded) shall (i) perform improvements to the Premises in accordance
with the improvements described and budgeted in Attachment #1 hereto (the “Tenant Improvements”), in
accordance with Applicable Laws, (ii) cause all mechanical, plumbing, electrical, HVAC and life-safety systems serving the
Premises and the Buildings to be in good working order and condition at the time of Landlord’s delivery of the Premises to
Tenant, (iii) cause all window blinds within the Office Premises to be in good working order and condition, and (iv) include
new interior paint and carpet within the Office Premises (collectively, “Landlord’s Work”). Landlord shall
enter into a direct contract for Landlord’s Work with a general contractor selected by Landlord. In addition, Landlord shall
have the right to select and approve of any subcontractors used in connection with Landlord’s Work. Tenant acknowledges that
Landlord may complete the Landlord’s Work for the Lab Premises prior to the Landlord’s Work for the Office Premises.

 

		(ii)	Landlord may, but shall not be obligated to, approve any changes to Landlord’s Work (“Change
Orders”) that are requested by Tenant. Landlord shall have any necessary revisions to the plans for Landlord’s
Work for a Change Order prepared at Tenant’s sole cost and expense (provided that Landlord furnishes Tenant with a reasonable
estimate of the cost and expense thereof prior to incurring any cost or expense, and Tenant does not retract its request for such
Change Order within one (1) business day after Tenant’s receipt of such estimate), and Tenant shall reimburse Landlord upon
demand for the cost of preparing any such revisions. In addition, Landlord shall notify Tenant in writing of Landlord’s estimate
of the cost of completing the work set forth in the Change Orders (“Excess Cost”), which shall be subject to
Tenant’s approval (in its sole and absolute discretion), and if Tenant fails to approve such Excess Cost within two (2) business
days; then such Change Order shall be deemed retracted by Tenant. Landlord reserves the right to require Tenant to pay to Landlord
the amount of the estimated Excess Cost before continuing with Landlord’s Work, and any delay in the completion of Landlord’s
Work due to a delay by Tenant in making such payment shall be deemed a Delay (as hereinafter defined). If Tenant fails to pay the
amount so demanded by Landlord within two (2) business days after such demand, Landlord reserves the right to withdraw its approval
of the applicable Change Order and to proceed with Landlord’s Work without regard to any changes encompassed by such Change
Order. Furthermore, if upon completion of Landlord’s Work, Landlord determines that the Excess Cost in connection with Change
Orders exceeds the amount of Excess Cost theretofore paid by Tenant to Landlord, Tenant shall, within five (5) business days after
Landlord’s demand, pay the balance of the Excess Cost to Landlord. Subject to the notice and opportunity to cure described
in subparagraph (iv) below, any delay in Tenant’s approval of any Change Orders or the completion of Landlord’s Work
caused by Change Orders shall be deemed a Delay.

 

		(iii)	If and as long as Tenant does not interfere in any way with the construction process (by causing
disharmony, scheduling or coordination difficulties, etc.), Tenant may, with prior approval of Landlord, which approval shall not
be unreasonably withheld, conditioned or delayed, and at Tenant’s sole risk and expense, enter the Premises prior to the
Rent Commencement Date for the purpose of installing Tenant’s movable furnishings, business fixtures and equipment. Any independent
contractor of Tenant (or any employee or agent of Tenant) performing any work in the Premises prior to the Rent Commencement Date
shall subject to the insurance provisions of the Lease. Neither Tenant nor any Tenant independent contractor shall interfere in
any way with construction of, nor damage, Landlord’s Work or the common areas or other parts of the Project, and each shall
do all things reasonably requested by Landlord to expedite construction of Landlord’s Work. Without limitation, Tenant shall
require each Tenant independent contractor to adjust and coordinate any work or installation in or to the Premises to meet the
schedule or requirements of other work being performed by or for Landlord throughout the Project which shall in all cases have
precedence. If Tenant or any Tenant independent contractor fails so to adjust to the schedule or requirements of Landlord, then
Landlord may immediately by notice to Tenant terminate permission previously granted to Tenant to enter the Premises prior to the
Rent Commencement Date. Neither Tenant nor any Tenant independent contractor shall cause any labor disharmony. In all events, Tenant
shall indemnify Landlord against any claim, loss or cost arising out of any interference with, or damage to, Landlord’s Work
or any other work in the Building, or any delay thereto, or any increase in the cost thereof on account in whole or in part of
any act, omission, neglect or default by Tenant or any Tenant independent contractor. Without limiting the generality of the foregoing,
to the extent that the commencement or performance of Landlord’s Work is delayed on account in whole or in part of any act,
omission, neglect, or default by Tenant or any Tenant independent contractor (and provided that Landlord notifies Tenant of such
potential delay in accordance with subparagraph (iv) below and Tenant fails to cure same within one (1) business day), then such
delay shall constitute a Delay (as defined below).

 

 

 

    	 	Exhibit 1.1.1-2-1	 

     

    

 

Any requirements of any such
Tenant independent contractor for services from Landlord or Landlord’s Contractor, such as hoisting, electrical or mechanical
needs, shall be paid for in advance by Tenant and arranged between such Tenant independent contractor and Landlord or Landlord’s
contractor. Should the work of any Tenant independent contractor depend on the installed field conditions of any item of Landlord’s
Work, such Tenant independent contractor shall ascertain such field conditions after installation of such item of Landlord’s
Work. Neither Landlord nor Landlord’s contractor shall ever be required or obliged to alter the method, time or manner for
performing Landlord’s Work or work elsewhere in the Project, on account of the work of any such Tenant independent contractor.
Should Landlord’s contractor, including subcontractors working under such contractor, damage or delay the work of any Tenant
independent contractor, then such Tenant independent contractor, by entering on the Premises, shall be deemed to have agreed not
to prosecute any claim against Landlord, but shall look solely to Landlord’s contractor (or such contractor’s subcontractors)
that allegedly caused the damage or delay. If any such Tenant independent contractor ever makes a claim against any Indemnitee
directly, then Tenant shall indemnify such Indemnitee in the manner provided in the Lease against such claim so long as such Tenant
independent contractor’s loss was not caused solely and directly by the negligence or willful and wrongful act of such Indemnitee.
Tenant shall cause each Tenant independent contractor performing work on the Premises to clean up regularly and remove its debris
from the Premises. If any Tenant independent contractor fails so to clean up, then Landlord may cause its contractor to clean up
and remove debris, and a Change Order shall be issued requiring Tenant to pay all actual, reasonable costs (including administrative
costs) of such cleanup and removal.

 

		(iv)	If Landlord shall be delayed in substantially completing Landlord’s Work as a result of the
occurrence of any of the following (provided that in each such case Landlord notifies Tenant of such potential delay and Tenant
fails to cure same with one (1) business day) (a “Delay”):

 

		(a)	Tenant’s failure to furnish information in accordance with this Work Letter or to respond
to any request by Landlord for any approval or information within any time period prescribed, or if no time period is prescribed,
then within two (2) business days of such request; or

 

		(b)	Tenant’s request for materials, finishes or installations that have long lead times after
having first been informed by Landlord that such materials, finishes or installations will cause a Delay; or

 

		(c)	A Change Order; or

 

		(d)	The performance or nonperformance by a person or entity employed by on or behalf of Tenant in the
completion of any work in the Premises (all such work and such persons or entities being subject to prior approval of Landlord);
or

 

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

 

		(f)	Tenant’s failure to pay any amounts as and when due under this Work Letter;

 

		(g)	Any delay resulting from Tenant’s having taken possession of the Premises for any reason
prior to substantial completion of Landlord’s Work; or

 

		(h)	Any other delay appropriately chargeable to Tenant, its agents, employees or independent contractors
and for which Landlord gives to Tenant written notice of such delay and two (2) business days’ opportunity for Tenant to
cure or resolve such delay (but any such other delay will be limited to the extent of any delay following such the two (2) business
days without any cure or resolution of such delay).

 

 

 

    	 	Exhibit 1.1.1-2-2	 

     

    

 

then, for
purposes of determining the Rent Commencement Date, the date of substantial completion shall be deemed to be the day that Landlord’s
Work would have been substantially completed absent any such Delay.

 

		(v)	Landlord’s Work shall be deemed to be substantially completed on the date that Landlord’s
Work has been completed pursuant to the Plans (or would have been so completed absent any Delay), with the exception of any Punch
List Items (as defined below), and the acquisition of a certificate of occupancy or its legal equivalent allowing occupancy of
the Premises (such date “Ready For Occupancy”). “Punch List Items” shall mean only commercially
reasonable punch list items, the non-completion of which does not unreasonably interfere with Tenant's use or occupancy of the
Premises, and which punch list items shall be corrected promptly by Landlord (within thirty (30) days following Landlord's receipt
of written notice thereof from Tenant) without unreasonable interference with Tenant's use of or access to or from the Premises.

 

The Rent Commencement Date for
the Office Premises and the Lab Premises shall be the same date, unless Tenant decides or elects to commence the conduct of its
business from either the Office Premises or the Lab Premises on an earlier date than the other. In this regard, Tenant acknowledges
and agrees that the dates upon which the Office Premises and Lab Premises are Ready For Occupancy may not be the same date, but
the Rent Commencement Date will nevertheless be the same for both the Office Premises and the Lab Premises unless Tenant commences
to conduct business from one of the Premises--either the Office Premises or Lab Premises—before the date upon which both
the Office Premises and Lab Premises are Ready For Occupancy. The adjustment of the Rent Commencement Date and, accordingly, the
postponement of Tenant’s obligation to pay Base Rent and other sums due under the Lease shall be Tenant’s sole remedy
that Tenant might otherwise have against Landlord by reason of the Premises not being Ready For Occupancy by Tenant on the Estimated
Delivery Date (as defined below). Landlord shall give Tenant at least ten (10) days prior written notice of the date that Landlord
reasonably anticipates that the Landlord’s Work will be substantially complete; provided, however, Landlord’s failure
to accurately estimate such date shall in no event affect the actual date of substantial completion or any other obligations of
Landlord or Tenant under the Lease. After the Landlord’s Work is substantially completed and prior to Tenant’s move-in
into the Premises, following two (2) days’ advance written notice from Tenant to Landlord, Landlord shall cause the contractor
to inspect the Premises and complete a punch list of unfinished items of the Landlord’s Work. Authorized representatives
for Landlord and Tenant shall execute said punch list.

 

		(vi)	Tenant has designated James Frakes as its sole representative with respect to the matters set forth
in this Work Letter, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of Tenant
as required in this Work Letter. Landlord has designated Peter Fritz as its sole representative with respect to the matters set
forth in this Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of
Landlord as required in this Work Letter.

 

		(vii)	This Work Letter shall not be deemed applicable to any additional space added to the original Premises
at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises
or any additions to the Premises in the event of a renewal or extension of the original Lease Term, whether by any options under
the Lease or otherwise, unless expressly so provided in the Lease or any written amendment or supplement to the Lease. All capitalized
terms used in this Work Letter but not defined herein shall have the same meanings ascribed to such terms in the Lease.

 

 

 

 

 

 

 

 

 

 

 

  

 

    	 	Exhibit 1.1.1-2-3	 

     

    

 

Attachment #1 to

 

WORK LETTER

 

 

 

 

 

 

    	 	Exhibit 1.1.1-2-4	 

     

    

 

 

 

 

    	 	Exhibit 1.1.1-2-5	 

     

    

 

    	 	Exhibit 1.1.1-2-6	 

     

    

    	 	Exhibit 1.1.1-2-7	 

     

    

    	 	Exhibit 1.1.1-2-8	 

     

    

    	 	Exhibit 1.1.1-2-9	 

     

    

 

    	 	Exhibit 1.1.1-2-10	 

     

    

    	 	Exhibit 1.1.1-2-11	 

     

    

 

EXHIBIT
1.3

 

FIRST OFFER SPACE

 

Suites 204 (excluding 204A) and 218 in the
11575 Building, as depicted below:

 

 

Note: The Lab Premises are designated as
Suite 200 but constitute Suites 200, 201 and 203 in the above depiction.

 

 

 

    	 	Exhibit 1.3-1	 

     

    

 

EXHIBIT
2.1

form of NOTICE OF LEASE TERM DATES

		To:	_______________________

_______________________

_______________________

_______________________

 

 

		Re:	Lease dated ____________, 20__ between ____________________, a _____________________
(“Landlord”), and _______________________, a _______________________ (“Tenant”)
concerning Suite ______ on floor(s) __________ of the building located at [INSERT BUILDING ADDRESS].

 

Gentlemen:

 

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

 

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

 

		2.	The Rent Commencement Date occurred on _____________..

 

		3.	Your rent checks should be made payable to __________ at ______________.

 

 

	 	
         

        “Landlord”:

         

        SAN DIEGO INSPIRE 1, LLC,

        a Delaware limited liability company

         

        By: ________________________________________

        

Its: ____________________________________

         

	
         

        Agreed to and Accepted as

of _____, 20__.

         

        “Tenant”:

        
 

        _________________________________

        a
________________________________

         

        By:_______________________________

         

        

Its: _______________________________
	 

 

 

 

 

 

 

 

 

 

    	 	Exhibit 2.1-1	 

     

    

 

EXHIBIT
5.2

 

RULES AND REGULATIONS

 

Tenant shall faithfully
observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance
of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of
the Project. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter
shall control. Any consent, approval or waiver required of Landlord under these rules and regulations shall not be unreasonably
withheld, conditioned or delayed.

 

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

 

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

 

3.       Landlord
reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for
comparable buildings in the vicinity of the Building. Tenant, its employees and agents must be sure that the doors to the Building
are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant,
its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when
it is considered to be after normal business hours for the Building, may be required to sign the Building register. Access to the
Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access
to the Building. Landlord will furnish passes to persons for whom Tenant requests same in writing. Tenant shall be responsible
for all persons for whom Tenant requests passes and shall be liable to Landlord for all acts of such persons. Landlord and its
agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any
person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to
the Building or the Project during the continuance thereof by any means it deems appropriate for the safety and protection of life
and property.

 

4.       No
furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Landlord. All moving activity
into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates.
Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into the
Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered
necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not
be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents,
occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility and expense of
Tenant.

 

5.       No
furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators,
except between such hours, in such specific elevator and by such personnel as shall be designated by Landlord.

 

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

 

 

 

    	 	Exhibit 5.2-1	 

     

    

 

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

 

8.       The
toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed,
and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting
from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees shall
have caused same.

 

9.        Discharge
of industrial sewage to the Building plumbing system shall only be permitted if Tenant, at its sole expense, shall have obtained
all necessary permits and licenses therefor, including without limitation permits from state and local authorities having jurisdiction
thereof.

 

10.       Tenant
shall not overload the floor of the Premises, nor mark, drive nails or screws, or drill into the partitions, woodwork or drywall
or in any way deface the Premises or any part thereof without Landlord’s prior written consent; provided, however, that Landlord’s
prior written consent shall not be required for the hanging of normal and customary office artwork and personal items. Tenant shall
not purchase spring water, ice, towel, linen, maintenance or other like services from any person or persons not included on an
approved list that Landlord shall provide to Tenant upon request. Landlord reserves the right to have Landlord’s structural
engineer review Tenant’s floor loads on the Building at Landlord’s expense, unless such study reveals that Tenant has
exceeded the floor loads, in which case Tenant shall pay the cost of such survey.

 

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

 

12.       Tenant
shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline or other inflammable or combustible
fluid, chemical, substance or material.

 

13.       Tenant
shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied
by Landlord.

 

14.       Tenant
shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow
the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason
of noise, odors, or vibrations, or interfere with other tenants or those having business therein, whether by the use of any musical
instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down
passageways.

 

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

 

16.       No
cooking shall be done or permitted on the Premises, nor shall the Premises be used for the storage of merchandise, for lodging
or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved
equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages
for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes,
ordinances, rules and regulations.

 

17.       The
Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the
use of the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as
an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of liquor,
narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without
the express prior written consent of Landlord. Tenant shall not engage or pay any employees on the Premises except those actually
working for such tenant on the Premises nor advertise for laborers giving an address at the Premises.

 

 

 

    	 	Exhibit 5.2-2	 

     

    

 

18.       Landlord
reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the
influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations.

 

19.       Tenant,
its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators,
vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such
areas, and shall use them only as a means of ingress and egress for the Premises.

 

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

 

21.       Tenant
shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or receptacles
if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing
of trash and garbage in San Diego, California without violation of any law or ordinance governing such disposal. All trash, garbage
and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall
designate.

 

22.       Tenant
shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental
agency.

 

23.       Any
persons employed by Tenant to do janitorial work shall be subject to the prior written approval of Landlord, and while in the Building
and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent
or servant of such manager or of Landlord), and Tenant shall be responsible for all acts of such persons.

 

24.       No
awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord,
and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the
Premises other than Landlord standard drapes. All electrical ceiling fixtures hung in the Premises or spaces along the perimeter
of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing
by Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without the prior written
consent of Landlord. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings
which are attached to the windows in the Premises, if any, which have a view of any interior portion of the Building or Building
Common Areas.

 

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

 

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

 

27.       No
smoking is permitted in the Building or on the Project. Tenant must comply with the State of California “No-Smoking”
law set forth in California Labor Code Section 6404.5, and any local “No-Smoking” ordinance which may be in effect
from time to time and which is not superseded by such state law.

 

28.       Tenant
hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit
of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents,
employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked
and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection
for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs
which Landlord elects, in its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized
third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage
to the extent Tenant desires protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety
or security program developed by Landlord or required by law.

 

 

 

    	 	Exhibit 5.2-3	 

     

    

 

29.       All
non-standard office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved
by Landlord, to absorb or prevent any vibration, noise and annoyance.

 

30.       Tenant
shall not use in any space or in the public halls of the Building, any hand trucks except those equipped with rubber tires and
rubber side guards.

 

31.       No
auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior
written consent of Landlord.

 

32.       No
tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms.

 

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

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	Exhibit 5.2-1	 

     

    

 

EXHIBIT
5.3.1.1

 

 

 

ENVIRONMENTAL
QUESTIONNAIRE

 

ENVIRONMENTAL QUESTIONNAIRE

FOR COMMERCIAL AND INDUSTRIAL PROPERTIES

 

 

Property Name:_________________________________________________________________________________________

Property Address:_______________________________________________________________________________________

 

Instructions: The following
questionnaire is to be completed by the Lessee representative with knowledge of the planned operations for the specified building/location.
Please print clearly and attach additional sheets as necessary.

 

1.0           PROCESS
INFORMATION

 

Describe planned use, and include brief
description of manufacturing processes employed.

 

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

 

 2.0           HAZARDOUS
MATERIALS

 

Are hazardous materials used or stored?
If so, continue with the next question. If not, go to Section 3.0.

 

		2.1	Are any of the following materials handled on the Property?	Yes No

 

(A material is handled if it is used, generated, processed,
produced, packaged, treated, stored, emitted, discharged, or disposed.) If so, complete this section. If this question is not applicable,
skip this section and go on to Section 5.0.

 

	 Explosives	 Fuels	 Oils
	 Solvents	 Oxidizers	 Organics/Inorganics
	 Acids	 Bases	 Pesticides
	 Gases	 PCBs	 Radioactive Materials
	 Other (please specify)	 	 

 

		2-2.	If any of the groups of materials checked in Section 2.1, please list the specific material(s), use(s), and quantity
of each chemical used or stored on the site in the Table below. If convenient, you may substitute a chemical inventory and list
the uses of each of the chemicals in each category separately.

 

 

 

    	 	Exhibit 5.3.1-1	 

     

    

 

	Material	Physical State (Solid, Liquid, or Gas)	Usage	Container Size	Number of Containers	Total Quantity
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 

 

		2-3.	Describe the planned
storage area location(s) for these materials. Please include site maps and drawings as appropriate.

 

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

 

3.0           HAZARDOUS
WASTES

 

	Are hazardous wastes generated?	Yes No

 

If yes, continue with the next question.
If not, skip this section and go to Section 4.0.

 

		3.1	Are any of the following wastes generated, handled, or disposed of (where applicable) on the Property?

 

	 Hazardous wastes	 Industrial Wastewater
	 Waste oils	 PCBs
	 Air emissions	 Sludges
	 Regulated Wastes	 Other (please specify)

 

		3-2.	List and quantify the materials identified in Question 3-1 of this section.

 

	WASTE GENERATED	RCRA listed Waste?	SOURCE	APPROXIMATE MONTHLY QUANTITY	WASTE CHARACTERIZATION	DISPOSITION
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 

 

		3-3	Please include name,
location, and permit number (e.g. EPA ID No.) for transporter and disposal facility, if applicable). Attach separate pages as necessary.

  

	Transporter/Disposal Facility Name	Facility Location	Transporter (T) or Disposal (D) Facility	Permit Number
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 

 

		3-4.	Are pollution controls or monitoring employed in the process to prevent or minimize the release of wastes into the environment?	Yes
No

 

 

 

    	 	Exhibit 5.3.1-2	 

     

    

 

		3-5.	If so, please describe.

 

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

 

4.0           USTS/ASTS

 

		4.1	Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the storage of petroleum
products, chemicals, or liquid wastes present on site (lease renewals) or required for planned operations (new tenants)?        Yes___       No___

 

If not, continue with Section 5.0. If
yes, please describe capacity, contents, age, type of the USTs or ASTs, as well any associated leak detection/spill prevention
measures. Please attach additional pages if necessary.

 

	Capacity	Contents	Year Installed	Type (Steel, Fiberglass, etc.)	Associated Leak Detection / Spill Prevention Measures*
	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 

 

*Note:    The
following are examples of leak detection / spill prevention measures:

	Integrity testing	Inventory reconciliation	Leak detection system
	Overfill spill protection	Secondary containment	Cathodic protection

 

		4-2.	Please provide copies of written tank integrity test results and/or monitoring documentation, if available.

 

		4-3.	Is the UST/AST registered and permitted with the appropriate regulatory agencies?

If so, please attach a copy of the required permits.	Yes No

 

		4-4.	If this Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please state the substance
released, the media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken, and all remedial responses to the incident.

 

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

 

		4-5.	If this Questionnaire is being completed for a lease renewal, have USTs/ASTs been removed from the Property?	Yes No

 

If yes, please provide any official closure letters
or reports and supporting documentation (e.g., analytical test results, remediation report results, etc.).

 

		4-6.	For Lease renewals, are there any above or below ground pipelines on site used to transfer chemicals or wastes?	Yes No
		 	 	 
		 	For new tenants, are installations of this type required
for the planned operations?	Yes No

 

 

 

    	 	Exhibit 5.3.1-3	 

     

    

 

If yes to either question, please describe.

 

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

 

5.0       ASBESTOS
CONTAINING BUILDING MATERIALS

 

Please be advised that an asbestos survey
may have been performed at the Property. If provided, please review the information that identifies the locations of known asbestos
containing material or presumed asbestos containing material. All personnel and appropriate subcontractors should be notified of
the presence of these materials, and informed not to disturb these materials. Any activity that involves the disturbance or removal
of these materials must be done by an appropriately trained individual/contractor.

 

6.0       REGULATORY

 

		6-1.	Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent permit?	Yes No
		 	If so, please attach a copy of this permit.	 

 

		6-2.	a Hazardous Materials Business Plan been developed for the site?	Yes No
		 	If so, please attach a copy.	 

 

CERTIFICATION

 

I am familiar with the real property described
in this questionnaire. By signing below, I represent and warrant that the answers to the above questions are complete and accurate
to the best of my knowledge. I also understand that Lessor will rely on the completeness and accuracy of my answers in assessing
any environmental liability risks associated with the property.

 

	 	Signature:     _________________________________
	 	 
	 	Name:           __________________________________
	 	 
	 	Title:             __________________________________
	 	 
	 	Date:             __________________________________
	 	 
	 	Telephone:  __________________________________

 

 

 

    	 	Exhibit 5.3.1-4	 

     

    

 

EXHIBIT
17

 

SOVA Science District

 

FORM
OF TENANT’S ESTOPPEL CERTIFICATE

 

The undersigned as
Tenant under that certain Lease (the “Lease”) made and entered into as of ___________, 20_  
by and between _______________ as Landlord, and the undersigned as Tenant, for Premises on the ______________ floor(s) of
the office building located at [INSERT BUILDING ADDRESS], San Diego, California, certifies as follows:

 

1.       Attached
hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises.

 

2.       The
undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on __________, and the Lease
Term expires on ___________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any
part of the Premises, the Building and/or the Project, except as expressly set forth therein.

 

3.       Base
Rent became payable on ____________.

 

4.       The
Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.

 

5.       Tenant
has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with
respect thereto except as follows:

 

6.       Intentionally
Omitted.

 

7.       All
monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid
when due through ___________. The current monthly installment of Base Rent is $_____________________.

 

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

 

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

 

10.       As
of the date hereof, to the undersigned’s knowledge, there are no existing defenses or offsets or claims or any basis for
a claim, that the undersigned has against Landlord.

 

11.       If
Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents
and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right
and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to
do so.

 

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

 

13.       To
the undersigned’s knowledge, (a) all tenant improvement work to be performed by Landlord under the Lease has been completed
in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned
under the Lease in connection with any tenant improvement work have been paid in full and (b) all work (if any) in the common
areas required by the Lease to be completed by Landlord has been completed and all parking spaces required by the Lease have been
furnished and/or all parking ratios required by the Lease have been met.

 

 

 

    	 	Exhibit 17-1	 

     

    

 

The undersigned acknowledges
that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges
that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan
or acquiring the property of which the Premises are a part and that receipt by it of this certificate is a condition of making
such loan or acquiring such property.

 

Executed at ______________
on the ____ day of ___________, 20__.

 

	 	
         

        “Tenant”:

         

        ___________________________________________,

a __________________________________________

         

        By: ________________________________________

        

Its: ____________________________________

         

        By:
________________________________________

        

Its: ____________________________________

         

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	Exhibit 17-2	 

     

    

 

EXHIBIT
21.1

 

FORM LETTER OF CREDIT

 

Note: Landlord acknowledges that (i)
Tenant intends to use First Republic Bank as the issuer of the Letter of Credit, and (ii) Landlord has reviewed and approved a
proposed form of Letter of Credit to be issued by First Republic Bank.

 

 

IRREVOCABLE STANDBY LETTER OF CREDIT NO. ______________

 

DATE: _______________, 20___

 

 

 

BENEFICIARY:

 

______________________________________

 

______________________________________

 

______________________________________

 

 

 

APPLICANT:

 

______________________________________

 

______________________________________

 

______________________________________

 

 

 

AMOUNT: US$__________________ ($___________and 00/100 U.S. DOLLARS)

 

EXPIRATION DATE: _______________, 20____

 

LOCATION: AT OUR COUNTERS IN ____________________________________

 

 

 

    	 	Exhibit 21.1-3	 

     

    

 

DEAR SIR/MADAM:

 

WE HEREBY ESTABLISH
OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. ________________ IN YOUR FAVOR AVAILABLE BY YOUR DRAFT IN THE FORM OF “ANNEX
1” ATTACHED DRAWN ON US AT SIGHT AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS:

 

A DATED STATEMENT SIGNED BY AN AUTHORIZED
OFFICER OF THE BENEFICIARY READING AS FOLLOWS:

 

(A)       WE
ARE ENTITLED TO DRAW ON THE LETTER OF CREDIT PURSUANT TO THE TERMS OF THAT CERTAIN LEASE BY AND BETWEEN _______________,
AS LANDLORD, AND _____________________, AS TENANT

 

OR

 

(B)       _________________
HEREBY CERTIFIES THAT IT HAS RECEIVED NOTICE FROM _____________ THAT THE LETTER OF CREDIT NO. ___________ WILL NOT
BE RENEWED, AND THAT IT HAS NOT RECEIVED A REPLACEMENT OF THIS LETTER OF CREDIT FROM ________________________ SATISFACTORY
TO _________________ AT LEAST FORTY-FIVE (45) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT.

 

THE LEASE MENTIONED
IN THIS LETTER OF CREDIT IS FOR IDENTIFICATION PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID AGREEMENT BE INCORPORATED HEREIN
OR FORM PART OF THIS LETTER OF CREDIT.

 

DRAFT(S) AND DOCUMENTS
MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. PARTIAL DRAWINGS ARE PERMITTED.

 

THIS LETTER OF CREDIT
SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT OR CONDITION, FROM THE PRESENT OR EACH
FUTURE EXPIRATION DATE UNLESS AT LEAST FORTY-FIVE (45) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU AND THE APPLICANT
BY REGISTERED MAIL/OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESSES THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE
CURRENT EXPIRATION DATE.

 

THIS LETTER OF CREDIT
MAY BE TRANSFERRED (AND THE PROCEEDS HEREOF ASSIGNED), AT THE EXPENSE OF THE APPLICANT (WHICH PAYMENT SHALL NOT BE A CONDITION
TO ANY TRANSFER), ONE OR MORE TIMES BUT IN EACH INSTANCE ONLY IN THE FULL AMOUNT AVAILABLE TO BE DRAWN UNDER THE LETTER OF CREDIT.

 

ALL DEMANDS FOR PAYMENT
SHALL BE MADE BY PRESENTATION OF THE DATED CERTIFICATION PRIOR TO ______ A.M. ____________ TIME, ON A BUSINESS DAY
AT OUR OFFICE (THE “BANK’S OFFICE”) AT: _________________________________, ATTENTION: STANDBY LETTER OF
CREDIT SECTION OR BY FACSIMILE TRANSMISSION AT: (___) _____________; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO:
(___) __________, ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER
SERVICE.

 

PAYMENT AGAINST CONFORMING
PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK IN IMMEDIATELY AVAILABLE U.S. FUNDS DURING NORMAL BUSINESS HOURS OF THE BANK’S
OFFICE WITHIN TWO (2) BUSINESS DAYS AFTER PRESENTATION NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THE UNIFORM CUSTOMS AND PRACTICE
FOR DOCUMENTARY CREDITS (1997 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 600.

 

WE HEREBY CERTIFY THAT
THIS IS AN UNCONDITIONAL AND IRREVOCABLE CREDIT AND AGREE WITH THE DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN
UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE,
IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT.

 

EXCEPT TO THE EXTENT
INCONSISTENT WITH THE EXPRESS TERMS HEREOF, THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND PRACTICE FOR DOCUMENTARY
CREDITS (1997 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 600.

 

	______________________________	______________________________
	AUTHORIZED SIGNATURE	AUTHORIZED SIGNATURE

 

 

 

 

    	 	Exhibit 21.1-4	 

     

    

 

 

ANNEX 1

 

 

 

 

BILL OF EXCHANGE

 

DATE:

 

 

AT                                                            
SIGHT OF THIS BILL OF EXCHANGE

 

PAY TO THE ORDER OF __________________________________________

 

US ___________________________DOLLARS (US $________________)

 

DRAWN UNDER

 

CREDIT NUMBER NO.                                        DATED

 

 

 

TO:

 

...............................................................

Authorized Signature

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	Exhibit 21.1-5	 

     

    

 

EXHIBIT “A”

 

DATE:

 

 

	TO: _________________________	RE:	STANDBY LETTER OF CREDIT
	 	 	 
	        _________________________	 	NO.________________
	 	 	 
	 	 	ISSUED BY __________________

 

LADIES AND GENTLEMEN:

 

FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY
HEREBY IRREVOCABLY TRANSFERS TO:

 

	(NAME OF TRANSFEREE)	______________________________________
	 	 
	(ADDRESS)	______________________________________
	 	 
	 	______________________________________

 

ALL RIGHTS OF THE UNDERSIGNED
BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER.

 

BY THIS TRANSFER, ALL
RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE
RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS,
AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO THE TRANSFEREE WITHOUT NECESSITY OF ANY
CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY.

 

THE ORIGINAL OF SUCH
LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND

 

FORWARD IT DIRECTLY
TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER.

 

	SINCERELY,	SIGNATURE AUTHENTICATED
	 	 
	_____________________________	________________________________________
	     (BENEFICIARY’S NAME) 	(Name of Bank)
	 	 
	_____________________________	________________________________________
	 SIGNATURE OF BENEFICIARY	(authorized signature)

 

 

 

 

    	 	Exhibit 21.1-6	 

     

    

 

EXHIBIT 27.3

 

Restricted Shaft Space

 

 

Note: Two (2) Future Shaft Areas are depicted (marked by an
elongated x) along the exterior wall within the Premises

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	Exhibit 27.3-1Exhibit 10.4

 

eighth
AMENDMENT TO STANDARD INDUSTRIAL NET lease

BETWEEN

SAN DIEGO INSPIRE 1, LLC

AND

AETHLON MEDICAL, INC.

 

 

THIS EIGHTH AMENDMENT
TO STANDARD INDUSTRIAL NET LEASE (this “Eighth Amendment”) is dated as of November 9, 2020, by and
between SAN DIEGO INSPIRE 1, LLC, a Delaware limited liability company (“Landlord”), and AETHLON
MEDICAL, INC., a Nevada corporation (“Tenant”).

 

RECITALS

 

A.               
Landlord (as successor-in-interest to AGP Sorrento Business Complex, L.P., a Delaware limited partnership, who, in turn,
is successor-in-interest to Sorrento Business Complex, a California limited partnership) and Tenant are parties to that certain
Standard Industrial Net Lease dated as of September 28, 2009 (the “Original Lease”), as amended by that
certain (i) First Amendment to Standard Industrial Net Lease dated as of October 4, 2011 (the “First Amendment”),
(ii) Second Amendment to Standard Industrial Net Lease dated as of October 10, 2014 (the “Second Amendment”),
(iii) Third Amendment to Standard Industrial Net Lease dated as of October 21, 2015 (the “Third Amendment”),
(iv) Fourth Amendment to Standard Industrial Net Lease dated as of October 5, 2016 (the “Fourth Amendment”),
(v) Fifth Amendment to Standard Industrial Net Lease dated October 16, 2017 (the “Fifth Amendment”), (vi)
Sixth Amendment to Standard Industrial Net Lease dated September 18, 2018 (the “Sixth Amendment”), and
(vi) Seventh Amendment to Standard Industrial Net Lease dated September 9, 2019 (the “Seventh Amendment”)
(all such lease amendments together with the Original Lease, hereinafter simply the “Lease”), with respect to
certain premises containing approximately 1,703 rentable square feet (the “Existing Premises”) identified as
Suite 109 in that certain building located at 11585 Sorrento Valley Road, San Diego, California 92121 (the “Building”),
which is part of a larger complex known as Inspire 1 consisting of the Building and other buildings (the “Project”).

 

B.                
Pursuant to the Seventh Amendment, the Expiration Date was previously extended from December 1, 2019 to November 30,
2020 (such extended term referred to in the Seventh Amendment as the “Seventh Amendment Extended Term”).

 

C.                
Contemporaneously with this Eighth Amendment, Landlord and Tenant have executed and delivered a certain new lease (the “New
Lease”) whereby Landlord is leasing to Tenant, and Tenant is leasing from Landlord, certain premises consisting of approximately
(i) 2,833 rentable square feet in the building located at 11555 Sorrento Valley Road, San Diego, California 92121, and a Building,
and (ii) 1,807 rentable square feet in the building located at 11575 Sorrento Valley Road, San Diego, California 92121 (collectively,
the “New Premises”).

 

D.               
Landlord and Tenant now desire to amend the Lease to extend the Lease Term until the New Premises are Ready for Occupancy
(as defined in the New Lease) so that Tenant may relocate from the Existing Premises to the New Premises and modify other provisions
of the Lease, all as more particularly set forth herein. Landlord and Tenant estimate that the Lease Term will be extended approximately
seven (7) months in order to afford Landlord time to build out the New Premises as contemplated by the New Lease.

 

 

 

    	 	1	 

     

    

 

NOW, THEREFORE,
in consideration of the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, Landlord and Tenant agree that the Lease is amended as follows:

 

1.                 
Defined Terms.
Capitalized terms used and not otherwise defined herein shall have the same meanings ascribed to them in the Lease.

 

2.                 
Term of the Lease. Effective as of the date hereof,
the Lease Term is hereby extended to the date upon which the New Premises are Ready for Occupancy (which period may be referred
to as the “Eighth Amendment Extended Term”) so that the Eighth Amendment Extended Term shall commence December 1,
2020 and expire unless terminated sooner pursuant to the terms of the Existing Lease, on the date four (4) days after the New Premises
are Ready for Occupancy (the “Eighth Amendment Extended Expiration Date”). All references to “Lease
Term” in the Lease and this Eighth Amendment shall be deemed references to the Lease Term as extended by this Eighth
Amendment and all references to “Expiration Date” shall be deemed references to the Eighth Amendment Extended
Expiration Date. Tenant shall not have any right to extend the Lease Term beyond the Eighth Amendment Extended Expiration Date.

 

3.                 
Condition of the Premises.
Landlord shall have no obligation whatsoever to construct leasehold improvements for Tenant or to repair or refurbish the Premises.
Tenant hereby agrees to continue to accept the Premises in its “AS IS” condition, and Tenant hereby acknowledges
that the Premises is suited for the use intended by Tenant and is in good and satisfactory condition as of the date of this Amendment.
Tenant acknowledges that neither Landlord nor Landlord’s agents has made any representation or warranty as to the condition
of the Premises or the Building or its suitability for Tenant’s purposes. Tenant represents and warrants to Landlord that
(a) its sole intended use of the Premises is for uses set forth in Section 1.8 of the Original Lease, and (b) it
does not intend to use the Premises for any other purpose.

 

4.                 
Base Rent.
In addition to Additional Rent and all other costs and expenses payable by Tenant pursuant to the Lease, Tenant shall pay the following
Minimum Monthly Rent (as defined in the Lease) for the Premises during the Eighth Amendment Extended Term in accordance with the
terms of Article 4 of the Original Lease:

 

	EIGHTH AMENDMENT EXTENDED TERM	MINIMUM MONTHLY INSTALLMENT OF 

 RENT	MINIMUM MONTHLY RENT PER RENTABLE SQUARE FOOT
	12/1/2020 – 6/30/21 (estimated)	$6,147.83	$3.61

 

5.                 
Additional Rent.
During the Eighth Amendment Extended Term and in addition to the monthly Base Rent set forth in Section 4 of this Eighth
Amendment, Tenant shall continue to pay all Additional Rent for the Premises, including without limitation, Tenant’s Share
of Operating Costs in accordance with the terms of Article 6 of the Original Lease.

 

6.                 
Security Deposit.
Tenant has previously deposited with Landlord the sum of Three Thousand Two Hundred Fifty Dollars and Sixty-Five Cents ($3,250.65)
as a Security Deposit under the Lease. Landlord shall continue to hold such Security Deposit during the Eighth Amendment Extended
Term in accordance with the terms and conditions of Article 5 of the Original Lease.

 

 

 

    	 	2	 

     

    

 

7.                 
Address for Rent Payment.
Section 4.5 of the Original Lease is hereby amended and restated as follows: Tenant shall make all payments of Minimum Monthly
Rent, Additional Rent and other amounts due under the Lease in immediately available funds or by wire transfer of funds. Such payments
all be initiated by Tenant to an account designated from time to time by Landlord no later than 12:00 noon, San Diego, California
time on the date such sums or payments are respectively due. Any payment received after such time shall be deemed to have been
made after the due date. Tenant shall use the following address for rent payments:

 

San Diego Inspire 1, LLC

P.O. Box 894412

Los Angeles, CA 90189-4412

 

Or Tenant may wire rent payments to:

Citibank NA, New York

Account Name: San Diego Inspire Holdings, LLC

Account Number: 6794041847

Routing Number: 021000089

Origin is outside the U.S.: Swift code CITIUS33

 

8.                 
Address.
Section 1.1 and Section 24.19 of the Original Lease are hereby amended to provide that notices to Landlord
shall be given at the following addresses:

 

	
        Address of Landlord:

         
	SAN DIEGO INSPIRE 1, LLC

c/o Longfellow Real Estate Partners

260 Franklin Street, Suite 1920

Boston, MA 02110

Attn:  Asset Management
	 	 

                                    With copies to:
 
 San Diego Inspire 1, LLC
 c/o Longfellow Property Management Services CA Inc.
 11772 Sorrento Valley Rd., Suite 250
 San Diego, CA 92121
 Attn:  Property Management

 

9.                 
Brokers.
Tenant represents and warrants to Landlord that it has not engaged any broker, finder or other person who would be entitled to
any commission or fees in respect of the negotiation, execution or delivery of this Eighth Amendment, other than Newmark of Southern
California, Inc., dba Newmark Knight Frank (“Newmark Knight Frank”) serving exclusively as Landlord’s
agent and JLL Life Sciences Group (“JLL”) serving exclusively as Tenant’s agent and whose commissions
shall be paid by Landlord pursuant to a separate agreement based on the New Lease and without any commissions attributable to this
Eight Amendment. Tenant shall indemnify, defend and hold harmless Landlord against any loss, cost, liability or expense incurred
by Landlord as a result of any claim asserted by any broker (other than Newmark Knight Frank and JLL), finder or other person on
the basis of any arrangements or agreements made or alleged to have been made by or on behalf of Tenant.

 

 

 

    	 	3	 

     

    

 

10.             
Disclosures and Utility
Usage Information. For purposes of Section 1938(a) of the California Civil Code, Landlord hereby discloses to Tenant,
and Tenant hereby acknowledges, that the Premises have not undergone inspection by a Certified Access Specialist (CASp). As required
by Section 1938(e) of the California Civil Code, Landlord hereby states as follows: “A Certified Access Specialist (CASp)
can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related
accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial
property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the
occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree
on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost
of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.”
In furtherance of the foregoing, Landlord and Tenant hereby agree as follows: (a) any CASp inspection requested by Tenant shall
be conducted, at Tenant’s sole cost and expense, by a CASp designated by Landlord, subject to Landlord’s reasonable
rules and requirements; (b) Tenant, at its sole cost and expense, shall be responsible for making any improvements or repairs within
the Premises to correct violations of construction-related accessibility standards; and (c) if anything done by or for Tenant in
its use or occupancy of the Premises shall require any improvements or repairs to the Building or the Center (outside the Premises)
to correct violations of construction-related accessibility standards, then Tenant shall reimburse Landlord upon demand, as Additional
Rent, for the cost to Landlord of performing such improvements or repairs. If Tenant is billed directly by a public utility with
respect to Tenant’s electrical usage at the Premises, upon request, Tenant shall provide monthly electrical utility usage
for the Premises to Landlord for the period of time requested by Landlord (in electronic or paper format) or, at Landlord’s
option, provide any written authorization or other documentation required for Landlord to request information regarding Tenant’s
electricity usage with respect to the Premises directly from the applicable utility company.

 

11.             
Continuing Effectiveness.
The Lease, except as amended hereby, remains unamended, and, as amended hereby, remains in full force and effect.

 

12.             
Counterparts.
This Eighth Amendment may be executed in counterparts, each of which shall constitute an original, and all of which, together,
shall constitute one document. Either party may execute this Eighth Amendment using electronic signature technology (i.e., via
DocuSign or other electronic signature technology) or by such party’s signature transmitted by facsimile (“fax”)
or email. Copies of this Eighth Amendment executed and delivered by means of faxed or emailed signatures shall have the same force
and effect as copies hereof executed and delivered with original signatures. All parties hereto may rely upon faxed or emailed
signatures as if such signatures were originals. All parties hereto agree that a faxed or emailed signature page may be introduced
into evidence in any proceeding arising out of or related to this Eighth Amendment as if it were an original signature page.

 

13.             
Execution by Both Parties.
Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option to lease, and
it is not effective as an amendment to lease or otherwise until execution by and delivery to both Landlord and Tenant, and execution
and delivery hereof.

 

14.             
No Further Modification.
Except as set forth in this Eighth Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full
force and effect. This Eighth Amendment contains the entire understanding between the parties with respect to the matters contained
herein. In the event of any conflict between the terms and conditions of the Lease and the terms and conditions of this Eighth
Amendment, the terms and conditions of this Eighth Amendment shall prevail. No representations, warranties, covenants or agreements
have been made concerning or affecting the subject matter of this Eighth Amendment, except as are contained herein and in the Lease.
This Eighth Amendment may not be changed orally, but only by an agreement in writing signed by the party against whom enforcement
of any waiver, change or modification or discharge is sought.

 

15.             
Authorization.
The parties signing on behalf of Tenant each hereby represents and warrants that such party has the capacity set forth on the signature
pages hereof and has full power and authority to bind Tenant to the terms hereof. Two (2) authorized officers must sign on behalf
of the Tenant and this Amendment must be executed by the president or vice-president and the secretary or assistant secretary of
Tenant, unless the bylaws or a resolution of the board of directors shall otherwise provide. In such case, the bylaws or a certified
copy of the resolution of Tenant, as the case may be, must be furnished to Landlord.

 

(SIGNATURES ON NEXT PAGE)

 

 

 

    	 	4	 

     

    

 

 

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

 

 

	
        “landlord”

         

        SAN DIEGO INSPIRE 1, LLC,

        a Delaware limited liability company

         

         

        By: /s/ Jamison Peschel                    

        

         

         

        Print Name: Jamison Peschel            

         

        Title: Authorized Signatory              

         
	
        “TENANT”

         

        AETHLON MEDICAL, INC.,

        a Nevada corporation

         

         

        By: /s/ Charles Fisher              

Print Name: Charles Fisher       

Title: CEO                                    

         

         

        By: /s/ Jim Frakes                     

Print Name: Jim Frakes              

Title: Chief Financial Officer     

         

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	5

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