Document:

EX-10.24

 Exhibit 10.24 

AMENDMENT OF LEASE 
 THIS AGREEMENT
dated for reference the 11th day of October, 2012. 
 BETWEEN: 

0727219 B.C. LTD. 
 (the
“Nominee”) 
 and 

PCI CANADA WAY LIMITED PARTNERSHIP 

(the “Beneficial Owner” and together with the Nominee, the “Landlord”) 

and 
 D-WAVE SYSTEMS INC. 
 (“Tenant”) 

WHEREAS: 
  

	A.	 Pursuant to a lease dated the 25th day of July, 2012
between the Nominee, PCI Beta Holdings Corp. (“PCI Beta”) and the Tenant, as assigned by PCI Beta to the Beneficial Owner pursuant to an assignment of lease and notice of assignment to tenant dated the 25th day of July
(collectively, the “Lease”), the Landlord leased to the Tenant the Premises, as more particularly described in the Lease; and 

  

	B.	 The Landlord and the Tenant have agreed to amend the Lease on the terms and conditions set forth herein.

 WITNESSES that in consideration of the mutual covenants, conditions and agreements herein contained, and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the Landlord and the Tenant agree as follows: 
  

	1.	 Unless the context otherwise requires, terms which are used in this Agreement (including in the recitals) and
not otherwise defined herein, have the meanings given to them by the Lease. 

  

	2.	 The Lease is hereby amended as follows: 

 

	 	(a)	 Section 4.2 is amended by deleting the words “Fifty Dollars ($50.00)” and replacing them with
“Sixty Dollars ($60.00)”. 

  

	3.	 This Agreement is expressly made a part of the Lease to the same extent as if incorporated therein, mutatis
mutandis, and the parties hereto agree that all agreements, covenants, conditions and provisos contained in the Lease except as amended herein shall be and remain unaltered and in full force and effect during the Term and any renewals thereof.
The Landlord and the Tenant acknowledge and agree to perform and observe, respectively, the obligations of the Landlord and the Tenant under the Lease as amended hereby. 

 

	4.	 Each of the parties shall at all times hereafter execute such further assurances with respect to this Agreement
as the other party may reasonably require. 

	5.	 This Agreement shall enure to the benefit of and be binding upon the parties hereto and their respective
successors and permitted assigns. 

  

	6.	 This Agreement shall be governed by and construed in accordance with the laws of the Province of British
Columbia. 

  

	7.	 Time is of the essence of this Assignment. 

 

	8.	 This Agreement may be signed in separate counterparts and delivered by facsimile or other electronic
transmission and each of such counterparts shall constitute an original document and such counterparts, taken together, shall constitute one and the same instrument. 

IN WITNESS WHEREOF the Landlord and the Tenant have executed this Agreement as of the day and year first above mentioned. 

LANDLORD: 
  

			
	0727219 B.C. LTD.
		
	By:	 	 

		 	Authorized Signatory
	
	 PCI CANADA WAY LIMITED PARTNERSHIP, 

by its general partner, PCI CANADA WAY (GP) LTD. 

		
	By:	 	 

		 	Authorized Signatory
	
	TENANT:
	
	D-WAVE SYSTEMS INC.
		
	By:	 	/s/ Warren Wall
		 	Authorized Signatory

  
 2EX-10.25

 Exhibit 10.25 

 
 

 
 LEASE EXTENSION AND MODIFICATION AGREEMENT 

THIS AGREEMENT MADE EFFECTIVE AS OF NOVEMBER 8, 2021 

BETWEEN 
 REDSTONE
ENTERPRISES LTD. 
 (the “Landlord”) 

AND 
 D-WAVE SYSTEMS INC. 
 (the “Tenant”) 

 
  

WHEREAS: 
  

	A.	 By a Lease dated July 25, 2012 (the “Lease”) between 0727219 B.C. Ltd. and PCI Beta
Holdings Inc., as further assigned to PCI Canada Way Limited Partnership (the “Original Landlord”) and Tenant, the Original Landlord demised unto the Tenant, for and during a period of Ten (10) years commencing on July 1,
2013 and ending on June 30, 2023 (the “Term”), that certain land described as parcel identifier 003-021-700, lot 48, district lot 70, Group 1, New
Westminster District Plan 62014 and the building designated as 3033 Beta Ave, Burnaby, British Columbia (the “Premises”), comprising approximately 42,281 square feet of rentable area, as more particularly described in the
Lease; 

  

	B.	 By an Amendment of Lease dated October 11, 2012 (the “First Modification”) between the
Original Landlord and the Tenant, the parties agreed to amend Section 4.2 of the Lease, as more particularly described in the First Modification; 

  

	C.	 The Lease and the First Modification, collectively will be referred to herein, as the “Lease”;

  

	D.	 The Landlord is the successor in interest to the Original Landlord; and 

 

	E.	 The Landlord and the Tenant have agreed to extend the Term and amend the terms of the Lease in the manner set
out herein (the “Agreement”). 

 THEREFORE, in consideration of the premises, the mutual covenants and
agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by each of the parties hereto, the parties agree as follows: 

 

	1.	 For the purposes of this Agreement and unless there is a definition specifically herein contained, any words,
terms or phrases that are defined in the Lease shall have the same meaning herein. 

  
 1 

 

 
  

	2.	 Extended Term: The Landlord and the Tenant hereby agree to extend the Term of the Lease by Ten
(10) years and Six (6) months, commencing on July 1, 2023 and ending on December 31, 2033 (the “Extended Term”), on and subject to the terms of the Lease, except as amended herein. 

 

	3.	 Lease Amendments: Notwithstanding the above, the parties acknowledge and agree that effective as of
January 1, 2022 (the “Effective Date”) the Lease is hereby amended to provide as follows: 

  

	 	(a)	 Section 1.1 (I) of the Lease is deleted in its entirety and replaced with the following: 

“(I) “Term” means the term commencing on the 1st day of July, 2013
(“Commencement Date”) and as further extended expiring on the 31st day of December, 2033 subject to Section 2.2” 

 

	 	(b)	 Section 2.2 of the Lease is deleted in its entirety and replaced with the following: 

“Section 2.2 Extension 

Provided that the Tenant is not then in breach of the Lease beyond any applicable cure period, and the Tenant is
D-Wave Systems Inc. or a person who is a permitted transferee following a Transfer or Permitted Transfer under Article 7 of the Lease, the Tenant shall have one (1) option to extend the Lease with respect
to the Premises for a Five (5) year period (the “Extended Term”) on the same terms and conditions set out in the Lease, save only for the Basic Rent, any free rent, Landlord’s Work, or other Tenant inducements and this
option to extend. The Basic Rent and tenant improvement allowance during the Extended Term will be at fair market rates taking into account all economic factors (excluding the value of any improvements paid for by the Tenant) as agreed upon between
the parties, and failing such agreement, as determined by a single arbitrator pursuant to the British Columbia Commercial Arbitration Act. To exercise this right, the Tenant shall give written notice to the Landlord no later than twelve
(12) months prior to the expiry of the Term, otherwise the option to extend shall be deemed waived.” 
  

	 	(c)	 Section 2.3 of the Lease is deleted in its entirety and no longer in force and effect. 

 

	 	(d)	 Section 3.2 (a) and (b) of the Lease shall be deleted in its entirety and replaced with the
following: 

 “ 
  

													
	 Time Period
	  	Per Sq. Ft
Per Annum	 	  	Per Annum	 	  	Monthly
Installments	 
	 From July 1, 2013 up to and including June 30, 2018
	  	$	17.50	 	  	$	739,917.50	 	  	$	61,659.79	 
	 From July 1, 2018 up to and including December 31, 2021
	  	$	19.50	 	  	$	824,479.50	 	  	$	68,706.63	 
	 From January 1, 2022 up to and including December 31, 2022
	  	$	21.00	 	  	$	887,901.00	 	  	$	73,991.75	 

  
 2 

 

 
  

													
	 From January 1, 2023 up to and including December 31, 2023
	  	$	  22.00	 	  	$	 930,182.00	 	  	$	 77,515.17	 
	 From January 1, 2024 up to and including December 31, 2024
	  	$	  23.00	 	  	$	 972,463.00	 	  	$	 81,038.58	 
	 From January 1, 2025 up to and including December 31, 2025
	  	$	  24.00	 	  	$	1,014,744.00	 	  	$	84,562.00	 
	 From January 1, 2026 up to and including December 31, 2026
	  	$	  25.00	 	  	$	1,057,025.00	 	  	$	 88,085.42	 
	 From January 1, 2027 up to and including December 31, 2027
	  	$	  26.00	 	  	$	1,099,306.00	 	  	$	 91,608.83	 
	 From January 1, 2028 up to and including December 31, 2028
	  	$	  27.00	 	  	$	1,141,587.00	 	  	$	 95,132.25	 
	 From January 1, 2029 up to and including December 31, 2029
	  	$	  28.00	 	  	$	1,183,868.00	 	  	$	 98,655.67	 
	 From January 1, 2030 up to and including December 31, 2030
	  	$	  29.00	 	  	$	1,226,149.00	 	  	$	102,179.08	 
	 From January 1, 2031 up to and including December 31, 2031
	  	$	  30.00	 	  	$	1,268,430.00	 	  	$	105,702.50	 
	 From January 1, 2032 up to and including December 31, 2032
	  	$	  31.00	 	  	$	1,310,711.00	 	  	$	109,225.92	 
	 From January 1, 2033 up to and including December 31, 2033
	  	$	  32.00	 	  	$	1,352,992.00	 	  	$	112,749.33	 

 For greater certainty, the Tenant shall also pay all Operating Costs and Realty Taxes and any and all other
amounts due as required, in accordance with the Lease, throughout the Term. 
  

	 	(e)	 Section 3.3 (a) of the Lease shall be deleted in its entirety and replaced with the following:

 “(a) Throughout the Term, the Tenant shall pay to the Landlord monthly instalments on account of Operating Costs,
plus applicable taxes. 120 days prior to the end of each fiscal year, the Tenant may approach the Landlord to make any commercial reasonable suggestions to the Operating Costs budget for the upcoming year. The Landlord acting reasonably, will
consider the Tenant’s suggestions when preparing the upcoming years Operating Costs budget.” 
  

	 	(f)	 Section 4.2 of the Lease shall be deleted in its entirety and replaced with the following:

 “Section 4.2 Parking 

The Tenant will use and pay for all 79 outdoor parking spaces on the Lands at the monthly rental rate of $75.00 per stall plus applicable
taxes, which may be adjusted annually by the Landlord by 3%.” 

  
 3 

 

 
  

	4.	 Additional Tenant Improvement Allowance: Upon signature of this Agreement, if and so long as the
Conditions of Advance set out below are satisfied, the Landlord shall provide, as an inducement to enter into this Agreement, a tenant improvement allowance (the “Tenant Improvement Allowance”), in the following amount and upon the
following terms and conditions: 

  

			
	Amount:	  	$36.00 per square foot of Rentable Area of the Premises, plus applicable taxes, to be fully utilised by December 31, 2024.
	Payment Date:	  	Within Thirty (30) business days after the date that all of the Conditions of Advance have been completed or satisfied.
	Payment Method:	  	Direct payment to the Tenant or the Tenant’s contractors, at the Tenant’s option.

 Conditions of Advance: 
  

	 	1.	 The Lease Extension and Modification Agreement has been executed and delivered by the Tenant in form acceptable
to the Landlord, and the Tenant is not in default thereof. 

  

	 	2.	 All necessary permits and approvals for all aspects of the Tenant’s Work have been obtained.

  

	 	3.	 The Tenant has provided the Landlord with an invoice for the Tenant Improvement Allowance which includes its
current and valid tax registration number(s) and all necessary breakdowns and backup information as reasonably required by the Landlord. 

  

	 	4.	 The Tenant has completed all the Tenant’s Work or a portion of the Tenant’s Work outlined in the
invoice in strict accordance with the requirements of the Lease and the plans and specifications approved by the Landlord. 

  

	 	5.	 There are no liens, claims or charges outstanding with respect to the Tenant’s Work and sufficient
evidence thereof is provided to the Landlord. 

  

	 	6.	 If the payment is being made directly to the Tenant, the Tenant has executed and delivered a statutory
declaration of a senior officer as to the actual cost of The Tenant’s Work and confirming the payment thereof in full. 

The Tenant Improvement Allowance shall be subject to deduction of any amounts then owing by the Tenant to the Landlord. The Landlord shall be
entitled to withhold a portion of the amount to be advanced by it in order to comply with the provisions of the Construction Lien Act of the Province in which the Building is situated, or similar legislation or any worker’s compensation or
occupational health and safety legislation and shall advance such withheld portion to the Tenant when evidence of payment and compliance are presented to the Landlord or at the expiration of the lien period so long as it has received no notice of a
claim for lien. If notice of a claim for lien has been received by the Landlord referable to the Tenant’s Work prior to payment of the amounts to be paid to the Tenant or the Tenant’s contractors, the Landlord shall be entitled to withhold
payment until such claim for lien has been completely vacated. 
 The Tenant Improvement Allowance may be used for non-standard leasehold improvements, any specific equipment required for the operation of the Tenant’s business, and costs related to repairing existing equipment on the Premises. Any non-standard 

  
 4 

 

 
  

 
leasehold improvements or building control systems must be completed by the Landlord’s approved contractors for the Building. 

 

	5.	 Save and except for any of the Landlord’s obligations to maintain and repair the Premises, as set out in
the Lease, the Tenant acknowledges that the Landlord is leasing the Premises to the Tenant on an “as is” basis, and that the Landlord has no obligation to provide any tenant improvement allowance, free rent or other inducement to the
Tenant or otherwise with respect to the Extended Term of the Lease provided for in this Agreement save for the terms outlined in the Lease or this Agreement. 

  

	6.	 The parties confirm and ratify the terms and conditions contained in the Lease as amended by this Agreement.

  

	7.	 This Agreement will, from the date of this Agreement, be read and construed together with the Lease, and this
Agreement, as amended hereby, shall continue in full force and effect for the remainder of the Term of the Lease in accordance with the terms thereof and hereof. 

 

	8.	 This Agreement will enure to the benefit of and be binding upon the heirs, executors, administrators,
successors and permitted assigns of the parties. 

  

	9.	 This Agreement may be executed and delivered (including by facsimile or electronic transmission) in any number
of counterparts, each of which when delivered shall be deemed to be an original and all of which together shall constitute one and the same document. 

  

	10.	 The parties acknowledge that the Landlord is holding a Deposit in the amount of $203,115.33 and shall continue
to hold the Deposit throughout the Extended Term. 

  
 5 

 

 
  

	11.	 Time is of the essence in this Agreement. 

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

 

			
	 REDSTONE ENTERPRISES LTD.

(Landlord)

		
	By:	 	 /s/ Ali Nanji

	Name:	 	Ali Nanji
	Title:	 	President
		
	By:	 	 /s/ Holly Kingan

	Name:	 	Holly kingan
	Title:	 	Director of Leasing
	
	 D-WAVE SYSTEMS INC.

(Tenant)

		
	By:	 	 /s/ John M. Markovich

		 	Authorized Signatory for and on behalf of D-Wave Systems Inc.
	Name:	 	John M. Markovich
	Title:	 	CFO

  
 6

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