Document:

EX-10.5

 Exhibit 10.5 

CERTAIN IDENTIFIED INFORMATION HAS BEEN 
OMITTED FROM THIS DOCUMENT BECAUSE IT IS BOTH NOT 

MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT 

IF PUBLICLY DISCLOSED, AND HAS BEEN MARKED WITH 

“[***]” TO INDICATE WHERE OMISSIONS 
HAVE BEEN MADE. 
 THE BRIGHAM AND
WOMEN’S HOSPITAL, INC. 
 AMENDED AND RESTATED EXCLUSIVE PATENT
LICENSE AGREEMENT 
 BWH Agreement No: A225271 

BWH Case No: 24002 
 This
Amended and Restated Exclusive Patent License Agreement (“Agreement”) is made as of the 20th day of April 2021 (“Signature Date”), by and between TScan Therapeutics, Inc., a Delaware corporation, having a principal
place of business at 830 Winter Street, Waltham MA 02451 (“Company”) and The Brigham and Women’s Hospital, Inc., a not-for-profit Massachusetts
corporation, with a principal place of business at 75 Francis Street, Boston, Massachusetts 02115 (“Hospital”). Company and Hospital are each referred to herein individually as a “Party” and collectively as the
“Parties”. 
 RECITALS 

Hospital, as a center for patient care, research and education, is the owner of certain Patent Rights (defined below) developed at least in
part by Dr. Stephen Elledge, an Investigator of the Howard Hughes Medical Institute (“HHMI”), and Hospital desires to grant a license of those Patent Rights to Company in order to benefit the public by disseminating the results of its
research via the commercial development, manufacture, distribution and use of Products and Processes (defined below). 
 Company has the
capability to commercially develop, manufacture, distribute and use Products and Processes for public use and benefit and desires to license such Patent Rights. 

Hospital and Company are parties to a Non-Exclusive Materials License Agreement, BWH Ref. No. A225422,
dated October 30, 2018 (“Material License”) and that certain Exclusive Patent License Agreement, BWH Agreement No: A225271, dated December 5, 2018 (“Effective Date”), as previously amended effective as of
July 26, 2019 (“Original Agreement”). 
 The Parties now desire to modify their arrangements under the Original
Agreement pursuant to the terms and conditions of this Agreement. 

 For good and valuable consideration, the sufficiency of which is hereby acknowledged, the
Parties hereby agree as follows: 
 0.     AMENDMENT AND RESTATEMENT 

Hospital and Company hereby agree that, as of the Effective Date, the Original Agreement is hereby amended and restated in its entirety as set
forth in this Agreement, and the Original Agreement shall be of no further force or effect from and after the Effective Date. 

1.    CERTAIN DEFINITIONS 

As used in this Agreement, the following terms shall have the following meanings, unless the context requires otherwise. 

1.1    “Affiliate” with respect to either Party shall mean any corporation or other legal entity other than that Party in
whatever country organized, controlling, controlled by or under common control with that Party, whether on or after the Effective Date, but only so long as such control exists. The term “control” shall mean (i) in the case of
Company, direct or indirect ownership of fifty percent (50%) or more of the voting securities having the right to elect directors, or (ii) in the case of Hospital, the power, direct or indirect, to elect or appoint fifty percent (50%) or more
of the directors or trustees, or to cause direction of management and policies, whether through the ownership of voting securities, by contract or otherwise. 

1.2    “Assay Process” shall mean any process, method or service the use, sale, or performance of which, in whole or in
part, absent the license granted hereunder, would infringe, or is covered by, one or more Claims of Patent Rights. 
 1.3
    “Assay Product” shall mean any article, device or composition of matter, the use, sale, or performance of which, in whole or in part, absent the license granted hereunder, would infringe, or is covered by,
one or more Claims of Patent Rights. 
 1.4    “Autoimmune Product” shall mean a Therapeutic Product or Therapeutic
Process directed to the treatment of any disease resulting from a disordered immune reaction in which an immune response is produced against one’s own tissues. 

1.5    ”Biological Materials” shall mean the cell lines and reagents as further described in Appendix B, and any
components, fragments, subunits, and includes Progeny and Unmodified Derivatives (each as defined below) thereof. 
 1.6
    “Biological Materials Field” shall mean use of the Biological Materials for internal research at, and for, the Company, including, without limitation internal drug discovery and internal pre-clinical development in the License Field and specifically to control gene expression and shall exclude any use for Commercial Purpose. For clarity, the Biological Materials, or any Progeny or Unmodified
Derivatives, shall not be used in humans or animals for any purposes, including but not limited to therapeutic or diagnostic purposes. 

1.7    “Cancer Product” shall mean a Therapeutic Product or Therapeutic Process directed to the treatment of any disease
characterized by invasive growths or tumors. 
 1.8    “Claim” shall mean any pending or issued claim of any Patent
Right that has not expired, been permanently revoked, nor held unenforceable or invalid by a decision of a court or other 

  
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governmental agency of competent jurisdiction that is unappealable or unappealed in the time allowed for appeal; provided that a pending claim of any Patent Right will only be considered a
“Claim” for purposes of the Agreement if it (i) has not been pending for more than [***] years from the date of the first substantive office action with respect to the pending claim, (ii) continues to be prosecuted in good faith
and (iii) has not been abandoned or finally rejected without the possibility of appeal or refiling. For any patent application containing a pending claim that is not considered a “Claim” for the purposes of the Agreement under this
Section 1.8(i-iii), such U.S. or foreign patent application or patent shall thereupon cease to be a Patent Right hereunder, Company shall have no further rights therein and Hospital shall be free to license its rights to that particular U.S. or
foreign patent application or patent to any other party on any terms. Company and Hospital agree that both Parties shall use good faith negotiations to execute a written amendment to this Agreement that amends the definition of Patent Rights to
remove such pending application(s). 
 1.9     “Clinical Process” shall mean any Therapeutic Process and/or Diagnostic
Process. 
 1.10    “Clinical Product” shall mean any Therapeutic Product and/or Diagnostic Product. 

1.11    “Collaborator” shall mean any third party who has entered into a binding written agreement with Company a purpose
of which agreement is for the Company to use or practice Assay Products or Assay Processes in connection with the parties’ research or development of one or more Clinical Products or Clinical Processes (such agreement, “Collaboration
Agreement”). For the avoidance of doubt, any third party that meets the definition of a Collaborator under this Agreement may also be considered a Sublicensee if and to the extent that the scope and purpose of the agreement between Company
and such third party meets the criteria of both a sublicense and a Collaboration Agreement. 
 1.12    “Commercially Reasonable
Efforts” shall mean, with respect to a party’s obligations under this Agreement as to a Product, the carrying out of such obligations with a level of efforts and resources consistent with those typically expended by a similarly
situated company in the applicable industry for the research, development and/or commercialization of a similarly situated therapeutic or diagnostic product at a similar stage of development and/or commercialization as such Product, taking
into account the anticipated value of the commercial opportunity (disregarding any payments under this Agreement), the prevailing regulatory environment. 

1.13    “Commercial Purposes” shall mean the (i) sale, lease, license, or other transfer of Biological Materials to
a for-profit organization; (ii) incorporation of the Biological Materials in any product, or the manufacture of any product for sale, which product is sold or otherwise distributed; or (iii) use of
the Biological Materials in the provision of any service. 
 1.14    “Diagnostic Process” shall mean any process,
method or service developed by or for (a) Company or any of its Affiliates or Sublicensees (provided that such development by Company or any of its Affiliates or Sublicensees is more than a de minimis amount and is conducted at their own cost
without any agreement for reimbursement from a third party) or (b) Collaborators, as applicable, in each case of (a) and (b), that is used or performed for diagnostic or prognostic purposes and is directed to any Identified Target. For
clarity, the definition of Diagnostic Process shall not be deemed to include any Therapeutic Process. 

  
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 1.15    “Diagnostic Product” shall mean any article, device or
composition of matter or other diagnostic agent developed by or for (a) Company or any of its Affiliates or Sublicensees (provided that such development by Company or any of its Affiliates or Sublicensees is more than a de minimis amount and is
conducted at their own cost without any agreement in place with a third party for reimbursement for such development) or (b) Collaborators, as applicable, in each case of (a) and (b), that is used for diagnostic or prognostic purposes and
is directed to any Identified Target. For clarity, the definition of Diagnostic Product shall not be deemed to include any Therapeutic Product. 

1.16    “Distributor” shall mean any third party entity to whom Company, a Company, Affiliate or a Sublicensee has
granted, express or implied, only the right to Sell any Product or Process pursuant to Section 2.1(b)(ii). 

1.17    “FDA” shall mean the United States Food and Drug Administration and any successor agency thereto. 

1.18    “First Commercial Sale” shall mean the initial Sale anywhere in the applicable License Territory of any Product
or Process. 
 1.19     “First Cut-Off Date” shall mean December 31, 2019.

 1.20    “Identified Targets” means biological targets whose epitope sequences are first identified (i) prior to
the Second Cut-Off Date and (ii) through Company’s performance of an Assay Process; provided, however, that such biological targets identified under and/or in performance of a Collaboration Agreement
will still be considered “Identified Targets” if identified after the Second Cut-Off Date. 

1.21    “IND” shall mean an investigational new drug application filed with the FDA prior to beginning clinical trials in
humans in the United States, or any comparable application filed with the applicable Regulatory Authority in or for a country or jurisdiction other than the United States. 

1.22     “Infectious Disease Product” shall mean a Therapeutic Product or Therapeutic Process directed to the treatment
of any disease resulting from the presence and activity of a pathogenic microbial agent. 
 1.23    “License Field”
shall mean the MHC Class I License Field and MHC Class II License Field. 
 1.24    “License Territory” shall
mean worldwide. 
 1.25    “MHC Class I” shall mean major histocompatibility complex molecules
recognized by CD8 co-receptors. 

  
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 1.26    “MHC Class II” shall mean major
histocompatibility complex molecules recognized by CD4 co-receptors. 
 1.27    “MHC
Class I License Field” shall mean any and all MHC Class I uses and applications to identify biological targets that become the basis for therapeutic or diagnostic products or processes. 

1.28    “MHC Class II License Field” shall mean any and all MHC Class II uses and applications to
identify biological targets that become the basis for therapeutic or diagnostic products or processes. 

1.29    “Modifications” shall mean substances created by Company that contain and/or incorporate the Biological
Materials, and include, without limitation, modified derivatives. 
 1.30    “Net Sales” shall be calculated as set
forth in this Section 1.30. 
  

	 	(a)	 Subject to the conditions set forth below, “Net Sales” shall mean: 

 

	 	(i)	 the gross amount billed or invoiced or, if no such bill or invoice is issued, the amount received, whichever is
greatest, by Company and its Affiliates, Sublicensees, and Collaborators (each, an “Invoicing Entity”) for or on account of Sales of Products and Processes, 

(ii)    less the following amounts [***]. 
  

	 	(b)	 Specifically excluded from the definition of “Net Sales” are amounts attributable to any Sale of any
Product or Process between or among Company and any Company Affiliate and/or Sublicensee, unless the transferee is the end purchaser, user or consumer of such Product or Process. 

 

	 	(c)	 Specifically excluded from the definition of “Net Sales” is consideration included within Other
Income. 

  

	 	(d)	 No deductions shall be made for any commissions paid to any individuals or for any costs or expenses of
collections. 

  

	 	(e)	 Net Sales shall be deemed to have occurred and the applicable Product or Process “Sold” on the
earliest of the date of billing, invoicing, delivery or payment or the due date for payment. 

  

	 	(f)	 If any Assay Product or Assay Process is Sold at a discounted price that is lower than the customary price
charged or for non-cash consideration (whether or not at a discount), Net Sales of such Assay Product or Assay Process shall be calculated based on the non-discounted
cash amount charged to any independent third party(ies) for such Assay Product or Assay Process during the same Reporting 

  
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Period or, in the absence of any such transaction with independent third parties, on the fair market value of such Assay Product or Assay Process. Non-cash
consideration that could affect any payment due to Hospital hereunder shall not be accepted as consideration for the Sale of any Assay Product or Assay Process without the prior written consent of Hospital. 

 

	 	(g)	 If any Clinical Product or Clinical Process is Sold for non-cash
consideration (whether or not at a discount), Net Sales of such Clinical Product or Clinical Process shall be calculated based on the non-discounted cash amount charged to any independent third party(ies) for
such Clinical Product or Clinical Process during the same Reporting Period or, in the absence of any such transaction with independent third parties, on the fair market value of such Clinical Product or Clinical Process. Non-cash consideration that could affect any payment due to Hospital hereunder shall not be accepted as consideration for the Sale of any Clinical Product or Clinical Process without the prior written consent of
Hospital. 

  

	 	(h)	 All reasonable, documented fully-burdened costs incurred by Company or its Affiliates invoiced for an Invoicing
Entity’s costs in performing an Assay Process to identify targets are excluded from Net Sales. 

1.31    “Other Income” shall mean monetary or non-monetary consideration received
by Company from a Collaborator under a Collaboration Agreement. Subject to Section 4.5(g), Other Income shall include, without limitation, any signing fee, annual fee, upfront fee, milestone payment (less any amount owed or paid by Company
to Hospital pursuant to Section 4.4 in connection with achievement of the same milestone for which such milestone payment was received from the Collaborator), or option fee but shall exclude: 

 

	 	(a)	 consideration included within Net Sales; 

 

	 	(b)	 payments received by Company as reimbursements for out-of-pocket costs incurred by Company after the execution of such agreement and not otherwise reimbursed in the preparation, filing, prosecution and maintenance of the Patent Rights, to the extent such
amounts are stipulated to be allocated specifically to reimburse such costs under the terms of the applicable agreement; 

  

	 	(c)	 amounts actually paid, and/or stipulated to be paid, specifically to cover future reasonable, documented
fully-burdened research and development costs for Clinical Products or Clinical Processes incurred by Company after the execution of such agreement, as indicated by inclusion as specific line items in a written agreement between Company and such
Collaborator; 

  

	 	(d)	 consideration included within Sublicense Income; and 

 

	 	(e)	 consideration for the issuance of equity or debt interests in Company to the extent the amount paid for such
equity or debt does not exceed fair market value. 

  
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 1.32    “Patent Rights” shall mean Hospital’s rights in:
(a) the patents and/or patent applications (including provision patent applications) listed in Appendix A and/or the equivalent of such applications; (b) any patent applications claiming priority to a provisional application listed in
Appendix A and is directed specifically to subject matter described in at least one of the patents or patent applications identified above; (c) any divisional or continuation of any of the foregoing patent applications; (d) any claim of a continuation-in-part application that is entitled to the priority date of any of the patents or patent applications referenced in clause (a) or (b), but only to the
extent the claims are directed to subject matter specifically described in at least one of those patents or patent applications; (e) any foreign counterparts of any of the foregoing patents or patent applications or claims thereof; (f) any
patents issuing from any of the foregoing patent applications; and (g) any reissues, reexaminations, or extensions (and their relevant international equivalents) of any of the foregoing patents. 

1.33    “Phase I Clinical Trial” shall mean a study of a Product or Process in human subjects to determine the initial
tolerance, safety or pharmacokinetic information to generate sufficient data (if successful) to commence a Phase II Clinical Trial, as defined in 21 C.F.R. 312.21(a), as amended from time to time, or a similar clinical study prescribed by the
relevant Regulatory Authorities in a country other than the United States. 
 1.34    “Phase III Clinical Trial” shall
mean a study of a Product or Process in human patients designed to establish that the Product or Process is safe and efficacious for its intended use and to support approval of the NDA for the commercialization of the Product or Process, as defined
in 21 C.F.R. 312.21(c), as amended from time to time, or a similar clinical study prescribed by the relevant Regulatory Authorities in a country other than the United States. 

1.35    “Process” shall mean any Assay Process, Diagnostic Process or Therapeutic Process, as the context requires. 

1.36    “Product” shall mean any Assay Product, Diagnostic Product or Therapeutic Product, as the context requires. 

1.37    “Progeny” shall mean unmodified descendants from the Biological Materials, such as virus from virus, cell from
cell, or organism from organism. 
 1.38    “Regulatory Approval” shall mean any and all approvals (including pricing
and reimbursement approvals), product and establishment licenses, registrations, clearances, waivers or authorizations of any kind of a Regulatory Authority necessary for the manufacture, storage, importation, export, transport, marketing and/or
sale of a Product (or any component thereof) in the applicable country or other jurisdiction. 
 1.39    “Regulatory
Authority” means any national or supranational government regulatory authority or entity having the legal authority to grant Regulatory Approval for Products, including without limitation the FDA or the European Medicines Agency. 

1.40    “Reporting Period” shall mean each three month period ending March 31, June 30, September 30 and
December 31. 

  
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 1.41    “Second Cut-Off Date”
shall mean (a) with respect to biological targets within the MHC Class I License Field, December 31, 2022 and (b) with respect to biological targets within the MHC Class II License Field, September 30, 2023. 

1.42    “Sell” (and “Sale” and “Sold” as the case may be) shall mean to sell or have
sold, to lease or have leased, or otherwise to transfer or have transferred a Product or Process for valuable consideration (in the form of cash or otherwise), and further in the case of a Process to use or perform such Process for the benefit of a
third party for valuable consideration. For Clinical Products and/or Clinical Processes, Sale shall exclude any sale or other transfer for use in a clinical study or experimental use. For the avoidance of doubt, Sale of Assay Products and/or Assay
Processes shall include any sale or other transfer of an Assay Product or Assay Process, respectively, to a third party for use thereof in a clinical study or experimental use. 

1.43    “Subcontractor” means a third party whom Company, its Affiliate or a Sublicensee directly engages to research,
develop, manufacture or commercialize Assay Products or Assay Processes solely on behalf of and under the direction of Company, its Affiliate or such Sublicensee, as applicable, and solely on a fee-for-service basis; provided, that the term “Subcontractor” shall not include any third party who pays Company, its Affiliate or a Sublicensee any consideration with respect to such engagement.

 1.44    “Sublicense Income” shall mean consideration in any form received by Company and/or Company’s
Affiliate(s) in connection with or otherwise attributable to a grant of a sublicense or any other right, license, privilege or immunity (regardless of whether such grantee is referred to as a “Sublicensee” as defined in this Agreement) to
make, have made, use, have used, Sell or have Sold Assay Products or Assay Processes. Sublicense Income shall include without limitation any license signing fee, license maintenance fee, unearned portion of any minimum royalty payment, distribution
or joint marketing fee), but shall exclude: [***]. 
 1.45    “Sublicensee” shall mean any sublicensee of the rights
granted in accordance with Section 2.1(a)(ii) (other than to a Subcontractor). For purpose of this Agreement, a Distributor of an Assay Product or Assay Process shall not be included in the definition of Sublicensee unless such Distributor
(i) is granted any right to make, have made, use or have used Assay Products or Assay Processes in accordance with Section 2.1(a)(ii), or (ii) has agreed to pay to Company or its Affiliate(s) royalties on such Distributor’s sales
of Assay Products or Assay Processes, in which case such Distributor shall be a Sublicensee for all purposes of this Agreement.     

1.46    “Therapeutic Process” shall mean any process, method or service, including all formulations, indications, dosage
forms and strengths, and delivery modes thereof, that is (a) developed by or for (i) Company or any of its Affiliates or Sublicensees (provided that such development by Company or any of its Affiliates or Sublicensees is more than a de
minimis amount and is conducted at their own cost without any agreement in place with a third party for reimbursement for such development) or (ii) Collaborators, as applicable, (b) used for therapeutic or prophylactic purposes and
(c) is directed to Identified Targets. The term “Therapeutic Process” shall not include any therapeutic or prophylactic process, method or service that: (A) is directed to a biological target identified for a third party pursuant
to a Sale of 

  
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an Assay Process, provided that such third party is not a Collaborator; or (B) (1) is marketed for use with a Diagnostic Product and (2) but for the use of or its association with such
Diagnostic Product, would not otherwise qualify as a Therapeutic Process. For clarity, different formulations, indications or dosage strengths of a given Therapeutic Process shall be considered the same Therapeutic Process for purposes of this
Agreement. 
 1.47    “Therapeutic Product” shall mean any article, device or composition, including all formulations,
indications, dosage forms and strengths, and delivery modes thereof, that is (a) developed by or for (i) Company or any of its Affiliates or Sublicensees (provided that such development by Company or any of its Affiliates or Sublicensees
is more than a de minimis amount and is conducted at their own cost without any agreement in place with a third party for reimbursement for such development) or (ii) Collaborators, as applicable, (b) used for therapeutic or prophylactic
purposes and (c) is directed to Identified Targets. The term “Therapeutic Product” shall not include any therapeutic or prophylactic article, device or composition (including a large or small molecule) that: (A) is directed to a
biological target identified for a third party pursuant to a Sale of an Assay Process, provided that such third party is not a Collaborator; or (B) (1) is marketed for use with a Diagnostic Product and (2) but for the use of or its
association with such Diagnostic Product, would not otherwise qualify as a Therapeutic Product. For clarity, different formulations, indications or dosage strengths of a given Therapeutic Product shall be considered the same Therapeutic Product for
purposes of this Agreement. 
 1.48    “Unmodified Derivatives” shall mean substances created by Company that
constitute an unmodified functional subunit or product expressed by the Biological Materials. 
 2.    LICENSE

 2.1    Grant of License. 
  

	 	(a)	 Subject to the terms of this Agreement and Hospital’s rights in the Patent Rights (including, without
limitation, Section 2.5), Hospital hereby grants to Company in the License Field in the License Territory: 

  

	 	(i)	 an exclusive, royalty-bearing license under its rights in Patent Rights to make, have made, use, have used,
Sell and have Sold, import and offer for sale Assay Products and Assay Processes; and 

  

	 	(ii)	 the right to grant sublicenses under the rights granted in Section 2.1(a)(i) to Sublicensees, provided
that in each case Company shall be responsible for the performance of any obligations of Sublicensees relevant to this Agreement as if such performance were carried out by Company itself, including, without limitation, the payment of any royalties
or other payments provided for hereunder, regardless of whether the terms of any sublicense provide for such amounts to be paid by the Sublicensee directly to Hospital. 

  
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	 	(b)	 The license granted in Section 2.1(a) above includes, without limitation: 

 

	 	(i)	 the right to grant to the final purchaser, user or consumer of Assay Products the right to use such purchased
Assay Products in a method coming within the scope of Patent Rights within the License Field and License Territory; 

  

	 	(ii)	 the right to grant a Distributor the right to Sell (but not to make, have made, use or have used) such Assay
Products and/or Assay Processes for or on behalf of Company, its Affiliates and Sublicensees in a manner consistent with this Agreement; and 

  

	 	(iii)	 for the avoidance of doubt, the right to practice the claims of the Patent Rights (e.g., to use an Assay
Process or Assay Product) for any and all MHC Class I and MHC Class II uses and applications to identify biological targets that become the basis for products or processes, including Clinical Products and Clinical Processes.

  

	 	(c)	 The foregoing license grant shall include the grant of such license to any Affiliate of Company, provided that
such Affiliate shall assume the same obligations as those of Company and be subject to the same terms and conditions hereunder; and further provided that Company shall be responsible for the performance of all of such obligations and for compliance
with all of such terms and conditions by Affiliate. Company shall provide to Hospital a fully signed, non-redacted copy of each agreement with each Affiliate that assumes the aforesaid obligations, including
all exhibits, attachments and related documents and any amendments, within [***] days of request by Hospital. 

  

	 	(d)	 Grant of Biological Materials License. 

 

	 	(i)	 Hospital hereby grants and Company hereby accepts a non-exclusive, non-transferable, non-assignable, non-sublicensable right to use the Biological Materials in accordance with the terms of this Agreement, under Hospital’s rights in the
Biological Materials, solely in the Biological Materials Field. The Parties understand and agree that rights granted herein do not include the right of the Company to use such Biological Materials or Modifications for Commercial Purposes.

  

	 	(ii)	 The Biological Materials are for use only by or on behalf of Company and are to remain under Company’s
immediate and direct control, provided, however, that Company may conduct any of the activities contemplated by this Agreement through or with its Affiliates or Subcontractors provided, however, that: (i) prior to any Affiliate exercising or
performing any rights or obligations under this Agreement, such Affiliate shall agree in writing with Company to be bound by the terms and conditions of this Agreement 

  
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as if it were Company hereunder, including specific written agreement (a) to indemnify, defend and hold HHMI Indemnitees harmless, and carry insurance, under the same terms as Section 8
of this Agreement, and (b) that HHMI is an express third party beneficiary of such writing; and (ii) any act or omission taken or made by an Affiliate of Company under this Agreement will be deemed an act or omission by Company under this
Agreement. 

  

	 	(iii)	 Company shall not sell, lease, license, gift, assign, or otherwise transfer the rights granted by Hospital
under this Section 2.1(d) to any third party, except as provided in Section 2.1(d)(ii) with respect to Affiliates. 

  

	 	(iv)	 Hospital hereby retains all rights, title, and ownership of the Biological Materials and any Biological
Materials incorporated into Modifications. Company shall own all portions of the Modifications not including the Biological Materials. Use of any Modifications shall be subject to the terms of this Agreement. 

 

	 	(v)	 The license granted hereunder in this Section 2.1(d) is
non-exclusive and shall in no way prevent or restrict the right of Hospital and Hospital’s Affiliates and academic, government and
not-for-profit institutions to make, to use and to distribute the Biological Materials for any purposes. 

2.2    Sublicenses. Each sublicense granted hereunder shall be in writing and consistent with and comply with all terms of this
Agreement, and shall incorporate terms and conditions sufficient to enable Company to comply with this Agreement. Each sublicense granted hereunder shall also incorporate obligations, terms and conditions in favor of HHMI and the HHMI Indemnitees,
as applicable, that are substantially similar to those undertaken by Company in favor of HHMI and the HHMI Indemnitees, as applicable, under this Agreement and intended for the protection of the HHMI Indemnitees, including, without limitation, the
obligations, terms and conditions regarding indemnification, insurance and HHMI’s third party beneficiary status. Any sublicense granted by Company shall be subject to the prior written approval of Hospital, which approval shall not be
unreasonably withheld, conditioned or delayed. A Sublicensee may not grant further sublicenses under this Agreement without the prior written approval of Hospital, which approval shall not be unreasonably withheld, conditioned or delayed provided
that Hospital and HHMI are third party beneficiaries thereof and that the sublicense further meets all requirements of this Agreement. Company shall provide to Hospital a fully signed non-redacted copy of all
sublicense agreements and amendments thereto, including all exhibits, attachments and related documents, within [***] days of executing the same. All such copies shall be treated as Company’s Confidential Information in accordance with Appendix
F hereto. Upon termination of this Agreement or any license granted hereunder for any reason, any sublicenses shall be addressed in accordance with Section 10.7. Any sublicense which is not in accordance with the forgoing provisions shall be
null and void. 
 2.3    Collaboration Agreements. Each Collaboration Agreement shall be in writing and consistent with and
comply with all terms of this Agreement, and shall incorporate terms and 

  
 11 

 
conditions sufficient to enable Company to comply with this Agreement. Each Collaboration Agreement must include a research and development plan mutually agreed upon between Company and such
Collaborator, detailing any consideration to Company by Collaborator for the express purpose of funding, at reasonable cost, the expenses of bona fide prospective research and development of Clinical Products and/or Clinical Processes. Company shall
provide Hospital with a reasonable opportunity to review and consult with Company in regards to the terms and conditions of any proposed Collaboration Agreement, including without limitation for purposes of confirming Company’s compliance with
the first sentence of this Section 2.3, prior to Company’s execution thereof.    In addition, Company shall provide to Hospital a fully signed non-redacted copy of each
Collaboration Agreement and amendments thereto, including all exhibits, attachments and related documents, within [***] days of executing the same. All such copies shall be treated as Company’s Confidential Information in accordance with
Appendix F hereto. 
  

	 	(i)	 Novartis Collaboration Agreement. For clarity, notwithstanding anything in this Agreement to the
contrary, the Parties acknowledge that Company has entered into that certain Collaboration and License Agreement with Novartis Institutes for Biomedical Research, Inc. (“Novartis”) as of March 27, 2020 (the “Novartis
Agreement”) and that Company has previously provided Hospital with a version of the Novartis Agreement which version is deemed to satisfy Company’s obligations under the first sentence of Section 2.3. In addition, the Parties
agree that (a) the Novartis Agreement is deemed to be a Collaboration Agreement and Novartis is a Collaborator for purposes of this Agreement and (b) the execution of the Novartis Agreement and the receipt by Company of consideration
thereunder constitutes the First Commercial Sale by the Company of an Assay Process in the MHC Class I Field. Consequently, Company will pay to Hospital (1) [***] of Other Income received by Company under the Novartis Agreement in accordance
with Section 4.5(c) below and therefore will make a payment to Hospital within [***] days after the Signature Date in the amount of [***] and (2) [***] within [***] days after the Signature Date pursuant to Section 4.4(a)(i). Upon
Hospital’s receipt of such payments from Company, such payments will constitute full and final satisfaction of, and Company is hereby released from, any payment obligation with respect to: (x) [***] payment received by Company under the
Novartis Agreement; and (y) the milestone payable by Company pursuant to Section 4.4(a)(i). 

2.4    Rights to Certain Future Inventions. For [***] years from the Effective Date, Hospital, through its Office of Innovation,
may in its sole discretion, inform Company, in confidence, of any new patent applications for inventions that (i) are conceived or reduced to practice, in whole or in part, by Dr. Stephen Elledge as an inventor, and (ii) are
improvements to the subject matter disclosed in the Patent Rights (“Improvements”). Subject to any pre-existing third party obligations, Hospital may in its sole discretion offer such patent
applications to the Company for licensing in the License Field in the License Territory in such case, Hospital and Company may engage in good faith negotiation on the terms of such license, which shall be consistent with the terms of this Agreement.
For clarity, Hospital has no obligation under this Agreement to identify or discuss Improvements to or with Company, or negotiate or enter into any license agreement with respect to the applicable Improvement. 

  
 12 

 2.5    Retained Rights; Requirements. Any and all licenses granted hereunder are
subject to: 
  

	 	(a)	 the right of Hospital and Hospital’s Affiliates and academic, government and not-for-profit institutions to make and to use the subject matter described and/or claimed in the Patent Rights for research and educational purposes; provided, however, that
such research and educational purposes shall not include the production or manufacture of Products for sale; and 

  

	 	(b)	 for Patent Rights supported by federal funding, the rights, conditions and limitations imposed by U.S. law
(see 35 U.S.C. § 202 et seq. and regulations pertaining thereto), including without limitation: 

  

	 	(i)	 the royalty-free non-exclusive license granted to the U.S. government;
and 

  

	 	(ii)	 the requirement that any Assay Products used or sold in the United States shall be manufactured substantially
in the United States. 

 2.6    HHMI License. Company acknowledges that it has been informed that the Patent
Rights and the Biological Materials were developed, at least in part, by employees of HHMI and that HHMI has a fully paid-up, non-exclusive, irrevocable, worldwide
license to exercise any intellectual property rights with respect to the Patent Rights and Biological Materials for research purposes, with the right to sublicense to non-profit and governmental entities, but
with no other rights to assign or sublicense (the “HHMI License”). The licenses granted under this Agreement are explicitly made subject to the HHMI License. 

2.7     No Additional Rights. It is understood that nothing in this Agreement shall be construed to grant Company or any of its
Affiliates a license, express or implied, under any patent owned solely or jointly by Hospital other than the Patent Rights expressly licensed hereunder. Hospital shall have the right to license any Patent Rights to any other party for any purpose
outside of the License Field or the License Territory. 
 2.8     Provision of Biological Materials. Hospital shall provide
Company with the Biological Materials. The Parties acknowledge and agree that Hospital has provided the Biological Materials as of the Signature Date. 
  

	 	(a)	 Company shall reimburse Hospital for the reasonable cost of preparation and shipping of the Biological
Materials. 

  

	 	(b)	 Company agrees to provide Hospital with a written notice including the serial number and copy of any patent
application, as filed, for any patent application claiming any invention generated by Company’s or its Affiliates’ use of the Biological Materials. Such notice shall be provided to Hospital within [***] days of filing. Hospital shall use
such disclosures to determine what role, if any, Hospital had in creating the invention and Hospital shall maintain the application 

  
 13 

	 	
in confidence in accordance with Appendix F until such application is published. Disputes involving inventorship of any such inventions shall be determined in accordance with United States patent
law. 

  

	 	(c)	 The provision of the Biological Materials to Company shall in no way prevent or restrict Hospital’s right
to publish relating to the Biological Materials. 

  

	 	(d)	 In accordance with scientific custom, Company may publish the results of its research with the Biological
Materials, any Product, or Modifications, and agrees to acknowledge Hospital’s contributions, as appropriate, in publications describing the research utilizing the Biological Materials or any Product or Modifications. 

 

	 	(e)	 Company shall not use, and it shall ensure that its Affiliates will not use, the Biological Materials in
humans, animals, or in any food products, including, without limitation, for treatment, diagnosis, prognosis, prophylaxis or other evaluation of patients. 

  

	 	(f)	 Company shall use, and it shall ensure that its Affiliates will use, the Biological Materials and any
Modifications in compliance with all applicable Federal, State, and local laws and regulations. 

3.    DUE DILIGENCE OBLIGATIONS 

3.1    Diligence Requirements. Company shall use, or shall cause its Affiliates, Collaborators or Sublicensees, as applicable, to
use, Commercially Reasonable Efforts to develop and make available to the public (i) one or more Assay Products or Assay Processes in the License Territory in the License Field and (ii) one or more Clinical Products or Clinical Processes.
In addition, Company, by itself or through its Affiliates or any Collaborator(s) or Sublicensee(s), as applicable, shall use Commercially Reasonable Efforts to achieve the following objectives within the time periods designated below following the
Effective Date: 
  

	 	(a)	 Pre-Sales Requirements. 

[***] 
  

	 	(b)	 Post-Sales Requirements. 

[***] 
 Achievement of the objectives set forth
in Section 3.1(a) and Section 3.1(b) shall be deemed to satisfy Company’s obligations to use Commercially Reasonable Efforts under this Section 3.1. The Parties acknowledge and agree that Company has achieved the milestones in
clauses (i)-(iv) and (vi) of Section 3.1(a) as of the Signature Date. 

  
 14 

 3.2    Diligence Failures. 

 

	 	(a)	 If Company has a good faith belief that it may not achieve any of the milestones set forth in Section 3.1
(the “Milestones”) due to delays beyond Company’s reasonable control (including action, inaction or delay by the FDA or any Regulatory Authority), it may notify Hospital in writing in advance of the relevant deadline. Company
shall include with such notice (a) a reasonable explanation of the reasons for such failure (and lack of finances alone will not constitute reasonable basis for such failure) (“Explanation”), and (b) a reasonable,
detailed, written plan for promptly achieving a reasonable extended and/or amended milestone (“Plan”). 

(i) If Company so notifies Hospital and provides Hospital with an Explanation and Plan, both of which are acceptable to Hospital in its
reasonable discretion, then the Milestones will be amended by written amendment to incorporate the extended and/or amended milestone set forth in the Plan. 

(ii) If Company so notifies Hospital and provides Hospital with an Explanation and Plan, but the Plan is not acceptable to Hospital in its
reasonable discretion, then Hospital will explain to Company why the Plan is not acceptable and provide Company with suggestions for a Plan acceptable to Hospital. Company will have [***] days to provide Hospital with a Plan acceptable to
Hospital, during which time Hospital agrees to work with Company in good faith in its effort to develop a Plan acceptable to Hospital. If, within such [***] days, Company provides Hospital with a Plan acceptable to Hospital, then the Milestones will
be amended by written amendment to incorporate the extended and/or amended milestone set forth in the Plan. If, within such [***] days, Company fails to provide a Plan acceptable to Hospital, then Company will have until the original deadline of the
relevant Development Milestone to meet such milestone. Company’s failure to do so shall constitute a material breach of this Agreement and Hospital shall have the right to terminate this Agreement forthwith in accordance with Section 10.4.
Hospital’s sole and exclusive remedy for any breach of Section 3 is termination of this Agreement pursuant to Section 10.4. 
  

	 	(b)	 If the delay is not due to circumstances described in Section 3.2(a), Company may, once and only once, at
Company’s election and upon the issuance of written notice to Hospital, extend any or all of its diligence obligations set forth in Section 3.1(a) by up to [***], provided that Company pays Hospital an extension fee of [***] within [***]
days after its issuance of the aforementioned written notice to Hospital. 

  

	 	(c)	 If Company fails to achieve a diligence requirement set forth in Section 3.1 and does not avail itself of
the procedures set forth in this Section 3.2, then Hospital may treat such failure as a default and may terminate this Agreement in accordance with Section 10.4. 

3.3    Diligence Reports. Company shall provide all reports with respect to its obligations under Section 3.1 as set forth in
Section 5. 

  
 15 

 4.    PAYMENTS AND ROYALTIES 

4.1    License Issue Fee. Company shall pay Hospital a one-time, non-refundable license issue fee in the amount of [***] upon execution of this Agreement. 

4.2    Patent Cost Reimbursement. Company shall reimburse Hospital for all costs associated with the preparation, filing,
prosecution and maintenance of all Patent Rights (“Patent Costs”). Any Patent Costs incurred after the Effective Date shall be shared on a pro rata basis by Company and each additional licensee of the Patent Rights, if any, as of
the Effective Date of such additional license. As of the Effective Date, Hospital has incurred approximately [***] in Patent Costs, which amount Company shall pay to Hospital upon execution of this Agreement. Company shall pay to Hospital, or at
Hospital’s request directly to patent counsel, all other Patent Costs within thirty (30) days of Company’s receipt of an invoice for such Patent Costs either from Hospital or Hospital’s patent counsel. Company agrees to
indemnify, defend and hold Hospital harmless (in accordance with the mechanisms set forth in Section 8) from and against any and all liabilities, damages, costs and expenses claimed by third parties arising from the failure of Company to timely
pay such invoices and Patent Costs. Hospital shall instruct patent counsel to provide copies to Hospital for Hospital’s administrative files of all invoices detailing Patent Costs which are sent directly to Company. If Company pays any Patent
Costs directly, Company shall advise patent counsel that Hospital is and shall remain patent counsel’s client. 
 4.3    Annual
License Fee; Annual Minimum Royalty. 
  

	 	(a)	 Before First Commercial Sale. Prior to the First Commercial Sale, Company shall pay to Hospital a non-refundable amount of [***] as an annual license fee within [***] days after each anniversary of the Effective Date. 

  

	 	(b)	 After First Commercial Sale. Following the First Commercial Sale of any Product, Company shall pay
Hospital a non-refundable minimum annual royalty in the amount of [***] per year within [***] days after each annual anniversary of the Effective Date. The annual minimum royalty shall be credited against
royalties subsequently due on Net Sales made during the same calendar year, if any, but shall not be credited against royalties due on Net Sales made in any other year. 

4.4    Milestone Payments. In addition to the payments set forth in Sections 4.1 through 4.3 above, Company shall
pay Hospital the following milestone payments within [***] days of Company’s, Company’s Affiliates’, Sublicensees’, or Collaborators’ achievement of each milestone: [***] 

Company will pay the foregoing amounts only with respect to (a) the first [***] Cancer Products to achieve Section 4.4(b) through
Section 4.4(g) (and only for the first indication(s) for each of such Products), (b) the first indication for the first two Autoimmune Product to achieve Section 4.4(b) through Section 4.4(g) and (c) the first indication for the
first [***] Infectious Disease Product to achieve Section 4.4(b) through Section 4.4(g). For clarity, the total amount payable by Company pursuant to this Section 4.4 shall not exceed (i) [***] for any particular

  
 16 

 
Therapeutic Product or Therapeutic Process (which is the total amount that would be paid by Company if all of the foregoing milestones are achieved for such Therapeutic Product or Therapeutic
Process eligible for a milestone); or (ii) [***] for all Therapeutic Products and Therapeutic Processes (which is the total amount that would be paid by Company if all of the foregoing milestones are achieved for all Therapeutic Products or
Therapeutic Processes eligible for a milestone). 
 4.5    Royalties; Sublicense Income; Other Income. 

 

	 	(a)	 Royalties 

(i)    Assay Products and Processes: Beginning with the First Commercial Sale of any Assay Product or Assay Process
in any country in the License Territory which Sales are not pursuant to a Collaboration Agreement, Company shall pay Hospital during the term of any license granted under Section 2.1(a)(i) a running royalty of [***] of the Net Sales of all
Assay Products and Assay Processes. 
 (ii)    Therapeutic Products and Therapeutic Processes: Beginning with the
First Commercial Sale of any Therapeutic Product or Therapeutic Process in any country in the License Territory, and terminating with the [***] anniversary of the First Commercial Sale of a Therapeutic Product or Therapeutic Process, as applicable,
Company shall pay Hospital a running royalty of: 
 (1) [***] of the Net Sales of all Therapeutic Products and Therapeutic Processes, if
such Therapeutic Products and Therapeutic Processes are directed to Identified Targets identified on or prior the First Cut-Off Date; or 

(2) [***] of the Net Sales of all Therapeutic Products and Therapeutic Processes developed by or for Company or any of its Affiliates or
Sublicensees if such Therapeutic Products and Therapeutic Processes are directed to Identified Targets identified after the First Cut-Off Date but on or prior to the Second
Cut-Off Date; or 
 (3) [***] of the Collaborator’s Net Sales of all Therapeutic Products and
Therapeutic Processes that are directed to Identified Targets identified under and/or in the performance of a Collaboration Agreement. 
 For
clarity, notwithstanding anything in this Agreement to the contrary, the Parties acknowledge that Company has entered into that certain Research Collaboration and License Agreement with Poseida Therapeutics, Inc. (“Poseida”) as of
October 19, 2020 (the “Poseida Agreement”) and that Company has previously provided Hospital with a version of the Poseida Agreement. In addition, the Parties agree that the rights granted by Company to Poseida under the
Poseida Agreement constitute the Sale of a Therapeutic Product which is directed to an Identified Target that was identified prior to the Second Cut-Off Date and Poseida is not a Collaborator. Consequently,
Company will pay to 

  
 17 

 
Hospital [***] of the Net Sales received by Company under the Poseida Agreement in accordance with this Section 4.5(a)(ii)(2) and therefore will make a payment to Hospital within [***] days
after the Signature Date in the amount of [***], which is equal to [***] of the up-front payment of [***] received by Company from Poseida under the Poseida Agreement. Upon Hospital’s receipt of such
payment from Company, such payment will constitute full and final satisfaction of, and Company is hereby released from, any payment obligation with respect to such up-front [***] payment received by Company
under the Poseida Agreement. 
 (iii)     Diagnostic Products and Diagnostic Processes: Beginning with the First
Commercial Sale of any Diagnostic Product or Diagnostic Process in any country in the License Territory, and terminating with the [***] anniversary of the First Commercial Sale of a Diagnostic Product or Diagnostic Process, as applicable, Company
shall pay Hospital a running royalty of: 
 (1) [***] of the Net Sales of all Diagnostic Products and Diagnostic Processes, if such
Diagnostic Products and Diagnostic Processes are directed to Identified Targets identified on or prior to the First Cut-Off Date; or 

(2) [***] of the Net Sales of all Diagnostic Products and Diagnostic Processes developed by or for Company or any of its Affiliates or
Sublicensees, if such Diagnostic Products and Diagnostic Processes are directed to Identified Targets identified after the First Cut-Off Date but on or prior to the Second
Cut-Off Date; or 
 (3) [***] of the Collaborator’s Net Sales of all Diagnostic Products and
Diagnostic Processes that are directed to Identified Targets identified under and/or in the performance of a Collaboration Agreement. 
 For
clarity, notwithstanding anything in this Agreement to the contrary, the Parties acknowledge that Company has entered into that certain Option & Exclusive License Agreement with QIAGEN Sciences, LLC (“Qiagen”) as of
November 5, 2020 (the “Qiagen Agreement”) and that Company has previously provided Hospital with a version of the Qiagen Agreement. In addition, the Parties agree that the rights granted by Company to Qiagen under the Qiagen
Agreement constitute the Sale of a Diagnostic Product which is directed to an Identified Target that was identified prior to the Second Cut-Off Date and Qiagen is not a Collaborator. Consequently, Company will
pay to Hospital [***] of the Net Sales received by Company under the Qiagen Agreement in accordance with this Section 4.5(a)(iii)(2) and therefore will make a payment to Hospital within [***] days after the Signature Date in the amount of
[***], which is equal to [***] of the up-front payment of [***] received by Company from Qiagen under the Qiagen Agreement. Upon Hospital’s receipt of such payment from Company, such payment will
constitute full and final satisfaction of, and Company is hereby released from, any payment obligation with respect to such up-front [***] payment received by Company under the Qiagen Agreement. 

  
 18 

	 	(b)	 In the event that Company is legally or contractually required to make royalty payments to one or more third
parties in order to practice Patent Rights or make, use, or sell any Assay Product or Assay Process, Company may offset a total of [***] of such third-party payments against any royalty payments that are due to Hospital in the same Reporting Period,
provided that in no event shall the royalty payments for Assay Products or Assay Processes be reduced by more than [***] in any Reporting Period. 

  

	 	(c)	 Other Income. Company shall pay Hospital [***] of any and all Other Income. 

 

	 	(d)	 Sublicense Income. 

(i)    Company shall pay Hospital [***] of any and all Sublicense Income. 

(ii)     In the event that Company (a) sublicenses Patent Rights together with intellectual property owned by a third
party that is legally required for Sublicensee to practice Patent Rights in a single agreement, and (b) is legally required to pay a percentage of Sublicense Income to such third party, Company may offset a total of [***] of such third party
payments against any payments that are due under this Section 4.5(c) to Hospital in the same Reporting Period, provided that in no event shall the offsets allowed under clause (iii) of this Section 4.5(c),be less than [***] of
Sublicense Income in any Reporting Period. No other offsets or credits for Sublicense Income shall be allowed. 
  

	 	(e)	 All payments due to Hospital under this Section 4.5 shall be due and payable by Company within [***] days
after the end of the Reporting Period in which the applicable Net Sales, Other Income or Sublicense Income is received, and shall be accompanied by a report as set forth in Sections 5.4, 5.5 and 5.6. 

 

	 	(f)	 For clarity, Company’s obligation to pay royalties to Hospital under this Section 4.5 is imposed only
once with respect to the same Product or Process, as applicable, regardless of the number of Patent Rights pertaining thereto and, with respect to any Clinical Products and Clinical Processes only, regardless of the number of Identified Targets to
which such Product or Process is directed. 

  

	 	(g)	 In the event that Company enters into an agreement with a third party that constitutes both a Collaboration
Agreement and a Sublicense and Company receives any consideration from such third party which could be construed as both Other Income and Sublicense Income, Company shall allocate such amount(s) between Other Income and Sublicense Income for
purposes of calculating the amount of the payment(s) owed by Company to Hospital under Section 4.5(c) and Section 4.5(d), respectively, in good faith in a manner that: (i) appropriately reflects the value of the Patent Rights
Sublicensed by Company in the context of 

  
 19 

	 	
the entire transaction or series of related transactions of which the Sublicense is a part and (ii) is supported by a detailed written analysis and justification delivered to Hospital
containing information reasonably sufficient to demonstrate the appropriateness of such valuation. Company shall provide Hospital with any additional information reasonably requested by Hospital to demonstrate the appropriateness of such valuation
in a form and format reasonably acceptable to Hospital. In the event that Hospital disputes the appropriateness of such allocation, Hospital shall have the right to request that an independent third party, mutually agreed to by the Parties, conduct
and certify an allocation of any such payment(s) between Other Income and Sublicense Income at Company’s expense (the “Independent Valuation”). The Independent Valuation, or such other allocation to which the Parties may
mutually agree, shall then be used as the basis for calculating the payment(s) owed by Company to Hospital under Section 4.5(c) and Section 4.5(d), as applicable. 

 

	 	(h)	 For the avoidance of doubt, (i) in the event that the Company or any of its Affiliates or Sublicensees
Sells a Product or Process to a third party and no more than a de minimis amount of development of such Product or Process has occurred by or on behalf of the Company or such Affiliate or Sublicensee, as applicable, with respect to such Product or
Process prior to such Sale, then such Sale shall constitute the Sale of an Assay Process or Assay Product, respectively, under this Agreement for which royalties will be payable to Hospital pursuant to Section 4.5(a)(i), (a)(ii)(3) or
(a)(iii)(3), as applicable; (ii) any Product which (A) is directed to a biologic target that is identified pursuant to a Collaboration Agreement after the applicable Second Cut-Off Date,
(B) reverts from the Collaborator to Company, its Affiliate or Sublicensee, as applicable, at any time after the effective date of such Collaboration Agreement and (C) is developed more than a de minimis amount by or on behalf of Company
or any of its Affiliates or Sublicensees following such reversion shall not be considered a Clinical Product or Clinical Process or an Assay Product or Assay Process, and no payments of any kind (e.g., royalties, milestones, etc.) shall be owed by
Company to Hospital under Article 4, including under Section 4.5(a)(i), with respect to such Product; and (iii) no royalties or milestones will be payable by Company to Hospital with respect to any Clinical Product or Clinical Process
developed by or for Company or any of its Affiliates or Sublicensees, if such Clinical Product or Clinical Process is directed to Identified Targets identified after the applicable Second Cut-Off Date. For
further clarity, in the case of clause (ii), if the criteria in sub-clauses (A) and (B) are both met but the Product is Sold to a third party by Company, its Affiliate or Sublicensee without having
performed de minimis development on such Product prior to such Sale, then such Sale shall constitute the Sale of an Assay Process notwithstanding that the Company, its Affiliate or Sublicensee did not practice any Claims of the Patent Rights after
such reversion and prior to such Sale. 

 4.6    Form of Payment. All payments due under this Agreement shall
be drawn on a United States bank and shall be payable in United States dollars. Each payment shall reference this 

  
 20 

 
Agreement and its Agreement Number and identify the obligation under this Agreement that the payment satisfies. Conversion of foreign currency to U.S. dollars shall be made at the conversion rate
existing in the United States, as reported in The Wall Street Journal, on the last working day of the applicable Reporting Period. Such payments shall be without deduction of exchange, collection or other charges, and, specifically, without
deduction of withholding or similar taxes or other government imposed fees or taxes, except as permitted in the definition of Net Sales. 
 Checks for all
payments due to the Hospital under this Agreement shall be made payable to the Hospital and addressed as set forth below: 
 [***] 

Payments via wire transfer should be made as follows: 

[***] 
 4.7    Overdue
Payments. The payments due under this Agreement shall, if overdue, bear interest beginning on the first day following the Reporting Period to which such payment was incurred and until payment thereof at a per annum rate equal to [***] above the
prime rate in effect on the due date as reported by The Wall Street Journal, such interest rate being compounded on the last day of each Reporting Period, not to exceed the maximum permitted by law. Any such overdue payments when made shall be
accompanied by all interest so accrued. Said interest and the payment and acceptance thereof shall not preclude Hospital from exercising any other rights it may have as a consequence of the lateness of any payment. 

4.8    Complex Consideration. The Parties acknowledge and agree that the royalty rates chosen by the Parties in
Section 4.5(a)(ii) and Section 4.5(a)(iii) reflect that certain products and processes may not be covered by the Claims of the Patent Rights but may be derived from certain use of the Patent Rights, so that Company, unless explicitly
provided otherwise in this Agreement, shall not be entitled to a reduction in such royalty rates, even if it does not at all times need or use a license to specific Patent Rights, until such royalty payments are no longer payable in accordance with
the applicable terms of Section 4.5(a)(ii) and Section 4.5(a)(iii). 
 5.    REPORTS AND RECORDS 

5.1    Diligence Reports. Within [***] days after the end of each calendar year, Company shall report in writing to Hospital on
progress made toward the objectives set forth in Section 3.1 during such preceding twelve (12) month period, including, without limitation, progress on research and development, status of applications for regulatory approvals,
manufacturing, sublicensing and the number of sublicenses entered into and marketing. 
 5.2     Identified Target Reports.
Within [***] days after the end of each Reporting Period, Company shall report in writing to Hospital on any and all Identified Targets identified during such proceeding [***] month period. 

  
 21 

 5.3    Milestone Achievement Notification. Company shall report to Hospital the
dates on which it achieves the milestones set forth in Section 4.4 within [***] days of each such occurrence. 
 5.4    Sales
Reports. Company shall report to Hospital the date of the First Commercial Sale in each country of the License Territory within [***] days of each such occurrence. Following the First Commercial Sale, Company shall deliver reports to Hospital
within [***] days after the end of each Reporting Period. Each report under this Section 5.4 shall have substantially the format outlined in Appendix C, shall be certified as correct by an officer of Company and shall contain at least the
following information as may be pertinent to a royalty accounting hereunder for the immediately preceding Reporting Period: 
  

	 	(a)	 the number of Products and Processes Sold by Company, its Affiliates, Collaborators and Sublicensees in each
country; 

  

	 	(b)	 the amounts billed, invoiced and received by Company, its Affiliates, Collaborators and Sublicensees for each
Product and Process, in each country, and total billings or payments due or made for all Products and Processes; 

  

	 	(c)	 calculation of Net Sales for the applicable Reporting Period in each country, including an itemized listing of
permitted offsets and deductions; 

  

	 	(d)	 total royalties payable on Net Sales in U.S. dollars, together with the exchange rates used for conversion; and

  

	 	(e)	 any other payments due to Hospital under this Agreement. 

If no amounts are due to Hospital for any Reporting Period, the report shall so state. 

5.5    Sublicense Income Reports. Company shall, along with delivering payment as set forth in Section 4.6, report to Hospital
within [***] days of receipt the amount of all Sublicense Income received by Company, and Company’s calculation of the amount due and paid to Hospital from such income, including an itemized listing of the source of income comprising such
consideration, and the name and address of each entity making such payments in substantially the format outlined in Appendix D. 

5.6    Other Income Reports. Company shall, along with delivering payment as set forth in Section 4.6, report to Hospital
within [***] days of receipt the amount of all Other Income received by Company, and Company’s calculation of the amount due and paid to Hospital from such income, including an itemized listing of the source of income comprising such
consideration, and the name and address of each entity making such payments in substantially the format outlined in Appendix E. 

5.7    Audit Rights. Company shall maintain, and shall cause each of its Affiliates, Sublicensees, and Collaborators to maintain,
complete and accurate records relating to the rights and obligations under this Agreement and any amounts payable to Hospital in relation to this 

  
 22 

 
Agreement, which records shall contain sufficient information to permit Hospital and its representatives reasonably acceptable to Company to confirm the accuracy of any payments and reports
delivered to Hospital and compliance in all other respects with this Agreement. Company shall retain and make available, and shall cause each of its Affiliates and Sublicensees to retain and make available, such records for at least [***] years
following the end of the calendar year to which they pertain, to Hospital and/or such representatives and upon at least [***] days’ advance written notice, for inspection during normal business hours, to verify any reports and payments made
and/or compliance in other respects under this Agreement. If any examination conducted by Hospital or its representatives pursuant to the provisions of this Section reveals an underreporting or underpayment of [***] or more in any payment due to
Hospital hereunder, Company shall bear the full cost of such audit and shall remit any amounts due to Hospital (including interest due in accordance with Section 4.7) within [***] days of receiving notice thereof from Hospital. Hospital may
exercise its rights under this Section 5.6 only once per year for each audited entity. 
 5.8    Confidentiality. All
information, records and reports provided or otherwise made available to Hospital and/or its representatives by or on behalf of Company or on behalf of any of its Affiliates, Collaborators or Sublicensees pursuant to this Section 5 shall be
treated as Company’s Confidential Information in accordance with Appendix F hereto. For clarity, Hospital’s representatives may share information, records and reports from Company and/or its Affiliates, Collaborators and/or Sublicensees
with Hospital in accordance with Section 5.6. 
 6.    PATENT PROSECUTION AND MAINTENANCE 

6.1    Prosecution. Hospital shall be responsible for the preparation, filing, prosecution and maintenance of all patent
applications and patents included in Patent Rights. Company shall reimburse Hospital for Patent Costs incurred by Hospital relating thereto in accordance with Section 4.2. 

6.2    Copies of Documents. With respect to any Patent Right licensed hereunder, Hospital shall instruct the patent counsel
prosecuting such Patent Right to (i) copy Company on patent prosecution documents that are received from or filed with the United States Patent and Trademark Office and foreign equivalent, as applicable; (ii) provide Company with copies of
draft submissions to the USPTO prior to filing; and (iii) give consideration to the comments and requests of Company or its patent counsel. 

6.3    Company’s Election Not to Proceed. Company may elect to surrender any patent or patent application in Patent Rights in
any country upon [***] days advance written notice to Hospital. Such notice shall relieve Company from the obligation to pay for future Patent Costs but shall not relieve Company from responsibility to pay Patent Costs incurred prior to the
expiration of the [***] day notice period. Such U.S. or foreign patent application or patent shall thereupon cease to be a Patent Right hereunder, Company shall have no further rights therein and Hospital shall be free to license its rights to that
particular U.S. or foreign patent application or patent to any other party on any terms. 

  
 23 

 6.4    Continued Prosecution and Maintenance. Hospital shall instruct patent
counsel to file, prosecute and maintain patent applications included in Patent Rights in any country or region requested by Company as long as Company continues to support patent costs. 

6.5    Confidentiality of Prosecution and Maintenance Information. Company agrees to treat all information related to prosecution
and maintenance of Patent Rights as Confidential Information in accordance with the provisions of Appendix F. 

7.    THIRD PARTY INFRINGEMENT AND LEGAL ACTIONS 

7.1     Company Right to Prosecute. Company shall have the first right, but not the obligation, to take action to enforce the
Patent Rights against any third-party infringers in the Field in the Territory. Accordingly, Company may, upon notice to Hospital, initiate legal proceedings against the infringer at Company’s expense with respect to a claim of a Patent Right
in the License Field in the License Territory. 
 Before commencing such action and without limiting Company’s right to enforce the Patent Rights in
any way, Company and, as applicable, any Affiliate, shall consult with Hospital, concerning, among other things, Company’s standing to bring suit, the advisability of bringing suit, the selection of counsel and the jurisdiction for such action
(provided Company must have Hospital’s prior written consent with respect to selection of jurisdiction for any action in which Hospital may be joined as a party-plaintiff) and shall give careful consideration to the views of Hospital regarding
the proposed action, including without limitation with respect to potential effects on the public interest. Company shall be responsible for all costs, expenses and liabilities in connection with any such action and shall indemnify and hold Hospital
harmless therefrom, regardless of whether Hospital is a party-plaintiff, except for the expense of any independent counsel retained by Hospital in accordance with Section 7.5 below. 

7.2    Hospital Right to Prosecute. If Hospital notifies Company that a third party is infringing the Patent Rights in the Licensed
Field in the Licensed Territory and, within [***] days after its receipt of such notice, Company neither commences action to enforce the Patent Rights against such third party nor commences negotiations with such third party to discontinue its
infringing activity, then Hospital may enforce the Patent Rights against such infringer. 
 7.3    Hospital Joined as
Party-Plaintiff. If Company elects to commence an action as described in Section 7.1 above, Hospital shall, to the extent reasonably determined by Company to be required under applicable law to establish standing for the initiation or
maintenance of such action, join such action as a party-plaintiff. Alternatively, if (and only if) (a) Hospital requests in writing not to join Company’s action as a party-plaintiff and (b) Company determines that Hospital’s
assignment to Company of all Hospital’s right, title and interest in and to the Patent Rights to be enforced would allow Company to establish the necessary standing without diminishing Company’s ability to assert such Patent Rights and
(c) Company is willing to grant the Hospital’s request conditioned on such an assignment being effected, and (d) subject to HHMI’s prior written approval (which may be withheld or granted in HHMI’s sole discretion), then
Hospital shall assign to Company all of Hospital’s right, title and interest in and to such Patent Rights rather than join Company’s action as a party-plaintiff. If Hospital makes such an 

  
 24 

 
assignment, such action by Company shall thereafter be brought or continued without Hospital as a party; provided, however, that Hospital shall continue to have all rights of prosecution and
maintenance with respect to Patent Rights and Company shall continue to meet all of its obligations under this Agreement as if the assigned Patent Right were still licensed to Company hereunder. 

7.4    Notice of Actions; Settlement. Company shall promptly inform Hospital of any action or suit relating to Patent Rights and
shall not enter into any settlement, consent judgment or other voluntary final disposition of any action relating to Patent Rights, including but not limited to appeals without the prior written consent of Hospital (which shall not be unreasonably
withheld, conditioned or delayed). 
 7.5    Cooperation. Each Party agrees to cooperate reasonably in any action under
Section 7 which is controlled by the other Party, provided that the controlling party reimburses the cooperating party for any costs and expenses incurred by the cooperating party in connection with providing such assistance, except for the
expense of any independent counsel retained by the cooperating party in accordance with this Section 7.5. Such controlling party shall keep the cooperating party informed of the progress of such proceedings and shall make its counsel available
to the cooperating party. The cooperating party shall also be entitled to independent counsel in such proceedings but at its own expense, said expense to be offset against any damages received by the Party bringing suit in accordance with
Section 7.6. 
 7.6    Recovery. Any award paid by third parties as the result of such proceedings (whether by way of
settlement or otherwise) to the extent relating to the Patent Rights shall first be applied to reimbursement of any legal fees and expenses incurred by either Party and then the remainder shall be divided between the Parties as follows: 

 

	 	(a)	 (i)     Company shall receive an amount equal to its lost profits or a reasonable royalty
on the infringing sales, or whichever measure of damages the court shall have applied; and 

 (ii)
    Hospital shall receive an amount equal to the royalties and other amounts that Company would have paid to Hospital if Company had Sold the infringing Products and Services rather than the infringer; and 

(b)    the balance, if any, remaining after Company and Hospital have been compensated under Section 7.6(a) shall be
split [***] to the Party bringing suit and [***] to the other Party. 
 8.    INDEMNIFICATION AND INSURANCE 

8.1    Indemnification. 
  

	 	(a)	 Company shall indemnify, defend and hold harmless Hospital and its Affiliates and their respective trustees,
directors, officers, medical and professional staff, 

  
 25 

	 	
employees, and agents and their respective successors, heirs and assigns (the “Indemnitees”), against any liability, damage, loss or expense (including reasonable attorney’s
fees and expenses of litigation) incurred by or imposed upon the Indemnitees or any one of them in connection with any third party claims, suits, actions, demands or judgments (each, a “Claim”) arising out of (i) the practice
by Company, its Affiliates and Sublicensees of the Patent Rights, (ii) the development, manufacture, distribution, sale or use of Products or Processes, including without limitation any theory of product liability (including, but not limited
to, actions in the form of contract, tort, warranty, or strict liability) concerning any product, process or service made, used, or sold or performed pursuant to any right or license granted under this Agreement or Collaboration Agreement or
(iii) the use, storage, handling, or disposal of the Biological Materials by Company or its Affiliates; provided, however, that the above indemnification shall not apply to any Claim to the extent that it is directly attributable to the gross
negligence or willful misconduct of any Indemnitee. 

  

	 	(b)	 The Indemnitees agree to provide Company with prompt written notice of any Claim for which indemnification is
sought under this Agreement. Company agrees, at its own expense, to provide attorneys reasonably acceptable to the Hospital to defend against any Claims brought or filed against any party indemnified hereunder with respect to the subject of
indemnity contained herein, whether or not such actions are rightfully brought; provided, however, that the Indemnitees collectively shall have the right to retain their own counsel, at the expense of Company, if representation of such Indemnitees
by counsel retained by Company would be inappropriate because of conflict of interests of such Indemnitee and Company. Company agrees to keep Hospital informed of the progress in the defense and disposition of such Claim and to consult with Hospital
prior to any proposed settlement. Neither Company nor Hospital shall settle any such Claim without the prior written consent of the other, which consent shall not be unreasonably withheld. 

 

	 	(c)	 HHMI and its trustees, officers, employees, and agents (collectively, “HHMI Indemnitees”), will be
indemnified, defended by counsel acceptable to HHMI, and held harmless by Company from and against any claim, liability, cost, expense, damage, deficiency, loss, or obligation, of any kind or nature (including, without limitation, reasonable
attorneys’ fees and other costs and expenses of defense) (collectively, “HHMI Claims”), based upon, arising out of, or otherwise relating to this Agreement or any Sublicense or any Collaboration Agreement or the use, handling,
storage, or disposition of the Biological Material by Company or others who possess the Biological Material through a chain of possession leading back, directly or indirectly, to Company, including without limitation any cause of action relating to
product liability. The previous sentence will not apply to any HHMI Claim that is determined with finality by a court of competent jurisdiction to result solely from the gross negligence or willful misconduct of an HHMI Indemnitee. Notwithstanding
any other provision of this Agreement, Company’s obligation to defend, indemnify and hold harmless the HHMI 

  
 26 

	 	
Indemnitees under this paragraph will not be subject to any limitation or exclusion of liability or damages or otherwise limited in any way. An HHMI Indemnitee shall provide Company with notice
of any claim for which indemnification may be sought pursuant to this Agreement reasonably promptly following actual receipt of written notice thereof by an officer or attorney of HHMI. Notwithstanding the foregoing, the delay or failure of any HHMI
Indemnitee to give reasonably prompt notice to Company of any such claim shall not affect the rights of such HHMI Indemnitee unless, and then only to the extent that, such delay or failure is prejudicial to or otherwise adversely affects Company.
Company agrees not to settle any HHMI Claim against an HHMI Indemnitee without HHMI’s written consent, where (a) such settlement would include any admission of liability on the part of any HHMI Indemnitee, (b) such settlement would
impose any restriction on any HHMI Indemnitee’s conduct of any of its activities, or (c) such settlement would not include an unconditional release of all HHMI Indemnitees from all liability for claims that are the subject matter of the
settled HHMI Claim. 

  

	 	(d)	 This Section 8.1 shall survive expiration or termination of this Agreement. 

8.2    Insurance. 
  

	 	(a)	 Beginning at such time as any such Product or Process (including any service that practices such Process) is
being commercially distributed, sold, leased or otherwise transferred, or performed or used (other than for the purpose of obtaining regulatory approvals), by Company, an Affiliate or Sublicensee, Company shall, at its sole cost and expense, procure
and maintain commercial general liability insurance in amounts not less than [***] per incident and [***] annual aggregate and naming the Indemnitees and HHMI Indemnitees as additional insureds. Such commercial general liability insurance shall
provide (i) product liability coverage and (ii) broad form contractual liability coverage for Company’s indemnification under Section 8.1 of this Agreement. If Company elects to self-insure all or part of the limits described
above (including deductibles or retentions which are in excess of [***] annual aggregate) such self-insurance program must be acceptable to the Hospital and the Risk Management Foundation. The minimum amounts of insurance coverage required under
this Section 8.2 shall not be construed to create a limit of Company’s liability with respect to its indemnification under Section 8.1 of this Agreement. 

 

	 	(b)	 Company shall provide Hospital with written evidence of such insurance upon request of Hospital. Company shall
provide Hospital with written notice at least [***] days prior to the cancellation, non-renewal or material change in such insurance; if Company does not obtain replacement insurance providing comparable
coverage prior to the expiration of such [***] day period, Hospital shall have the right to terminate this Agreement effective at the end of such [***] day period without notice or any additional waiting periods. 

  
 27 

	 	(c)	 Company shall maintain such commercial general liability insurance beyond the expiration or termination of this
Agreement during (i) the period that any such product, process, or service is being commercially distributed, sold, leased or otherwise transferred, or performed or used (other than for the purpose of obtaining regulatory approvals), by Company
or by a licensee, affiliate or agent of Company and (ii) a reasonable period after the period referred to in (c) (i) above which in no event shall be less than [***] years. 

 

	 	(d)	 This Section 8.2 shall survive expiration or termination of this Agreement. 

 

	 	(e)	 Any limitation of liability within this Agreement shall not limit the extent of the Company’s and its
assigns’ and successors’ insurance obligations indicated within Section 8.2. 

 9.
    DISCLAIMER OF WARRANTIES; LIMITATION OF LIABILITY 
 9.1    Title to Patent Rights. To the best
knowledge of Hospital’s Innovation office as of the Effective Date: (a) Hospital is the sole and exclusive owner by assignment of the Patent Rights from Mohammad Haj Dezfulian, and Tomasz Kula, and by assignment from Stephen J. Elledge to
HHMI and from HHMI to Hospital in accordance with and subject to the conditions of the HHMI License; (b) Hospital has the authority to enter into this Agreement and license the Patent Rights to Company hereunder; (c) Hospital has not
received any notice challenging the validity, enforceability, effectiveness, or ownership of any of the Patent Rights; (d) the Patent Rights are not the subject of any litigation procedure, discovery process, interference, reissue,
reexamination, opposition, appeal proceedings or any other legal dispute; and (e) Hospital has not received any notice about any individual who is not currently listed as an inventor of any of the Patent Rights that such individual should be
listed as an inventor of any of the Patent Rights. For clarity, the Parties acknowledge that the U.S. patent application with serial number 62/516,977 will first publish in December 2018. 

9.2    No Warranties. HOSPITAL MAKES NO REPRESENTATIONS OR WARRANTIES OF ANY KIND, EXPRESS OR IMPLIED, CONCERNING THE PATENT RIGHTS
AND THE RIGHTS GRANTED HEREUNDER, INCLUDING, WITHOUT LIMITATION, WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, NON-INFRINGEMENT, VALIDITY OF PATENT RIGHTS CLAIMS, WHETHER ISSUED OR PENDING,
AND THE ABSENCE OF LATENT OR OTHER DEFECTS, WHETHER OR NOT DISCOVERABLE, AND HEREBY DISCLAIMS THE SAME. SPECIFICALLY, AND NOT TO LIMIT THE FOREGOING, HOSPITAL MAKES NO WARRANTY OR REPRESENTATION (i) REGARDING THE VALIDITY OR SCOPE OF ANY OF THE
CLAIM(S), WHETHER ISSUED OR PENDING, OF ANY OF THE PATENT RIGHTS, AND (ii) THAT THE EXPLOITATION OF THE PATENT RIGHTS OR ANY PRODUCT WILL NOT INFRINGE ANY PATENTS OR OTHER INTELLECTUAL PROPERTY RIGHTS OF HOSPITAL OR OF ANY THIRD PARTY. 

  
 28 

 9.3    Limitation of Liability. EXCEPT FOR COMPANY’S INDEMNIFICATION
OBLIGATIONS PURSUANT TO SECTION 8 AND FOR COMPANY’S WILLFUL MISCONDUCT AND/OR GROSS NEGLIGENCE, IN NO EVENT SHALL EITHER PARTY OR ANY OF ITS AFFILIATES OR ANY OF THEIR RESPECTIVE TRUSTEES, DIRECTORS, OFFICERS, MEDICAL OR PROFESSIONAL STAFF,
EMPLOYEES AND AGENTS BE LIABLE TO THE OTHER PARTY OR ANY OF ITS AFFILIATES, COLLABORATORS, SUBLICENSEES OR DISTRIBUTORS FOR INDIRECT, SPECIAL, INCIDENTAL OR CONSEQUENTIAL DAMAGES OF ANY KIND ARISING IN ANY WAY OUT OF THIS AGREEMENT OR THE LICENSE OR
RIGHTS GRANTED HEREUNDER, HOWEVER CAUSED AND ON ANY THEORY OF LIABILITY, INCLUDING WITHOUT LIMITATION ECONOMIC DAMAGES OR INJURY TO PROPERTY OR LOST PROFITS, REGARDLESS OF WHETHER SUCH PARTY SHALL BE ADVISED, SHALL HAVE OTHER REASON TO KNOW, OR IN
FACT SHALL KNOW OF THE POSSIBILITY OF THE FOREGOING. 
 9.4    BECAUSE THE BIOLOGICAL MATERIALS ARE EXPERIMENTAL IN NATURE, THEY ARE
PROVIDED “AS IS” AND WITHOUT ANY REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED, INCLUDING WITHOUT LIMITATION ANY WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. HOSPITAL HAS MADE NO INVESTIGATION AND MAKES NO
REPRESENTATION THAT THE BIOLOGICAL MATERIALS, PRODUCT AND MODIFICATIONS, THEIR USE, OR THE METHODS USED IN MAKING OR USING SUCH BIOLOGICAL MATERIALS, PRODUCT AND MODIFICATIONS WILL NOT INFRINGE OR VIOLATE ANY PATENT OR OTHER INTELLECTUAL PROPERTY
RIGHTS. HOSPITAL SHALL NOT BE LIABLE FOR ANY CONSEQUENTIAL, INCIDENTAL, INDIRECT, PUNITIVE OR SPECIAL DAMAGES SUFFERED BY COMPANY, ANY LICENSEE, ANY AFFILIATE OR ANY OTHERS RESULTING FROM COMPANY’S AND/OR ITS AFFILIATES’ USE AND/OR
POSSESSION OF THE BIOLOGICAL MATERIALS, PRODUCT, AND MODIFICATIONS.  
 10.    TERM AND TERMINATION

 10.1    Term. The term of this Agreement shall commence on the Effective Date and shall remain in effect until the later
of: 
  

	 	(a)	 the date on which all issued patents and filed patent applications within the Patent Rights have expired or
been abandoned, and 

  

	 	(b)	 [***] year after the last Sale for which a royalty is due under Section 4.5(a)(ii) and
Section 4.5(a)(iii); 

 unless this Agreement is terminated earlier in accordance with any of the other provisions of
Section 10. 
 10.2    Termination for Failure to Pay. If Company fails to make any payment due hereunder, Hospital shall
have the right to terminate this Agreement upon [***] days written notice, unless Company makes such payments plus any interest due, as set forth in Section 4.7, within said 

  
 29 

 
[***] day notice period. If such payments are not made, Hospital may immediately terminate this Agreement at the end of said [***] day period. Company shall be entitled to only one such cure
period in a calendar year; for a second failure to make an undisputed payment on time, Hospital shall have the right to terminate this Agreement immediately upon written notice.     

10.3    Termination for Insurance and Insolvency. 
  

	 	(a)	 Insurance. Hospital shall have the right to terminate this Agreement in accordance with
Section 8.2(b) if Company fails to maintain the insurance required by Section 8.2. 

  

	 	(b)	 Insolvency and other Bankruptcy Related Events.    Hospital shall have the right to
terminate this Agreement immediately upon written notice to Company with no further notice obligation or opportunity to cure if Company is judicially determined to be insolvent, is adjudged bankrupt, makes an assignment for the benefit of its
creditors, voluntarily files for bankruptcy or has a receiver or trustee (or the like) in bankruptcy appointed by reason of its insolvency, or in the event an involuntary bankruptcy action is filed against Company and not dismissed within [***]
days, or if Company becomes the subject of liquidation or dissolution proceedings or otherwise discontinues business without a successor.

10.4    Termination for Non-Financial Default. If Company (either directly or through any
of its Affiliates, Collaborators or any Sublicensee) shall default in the performance of any of Company’s obligations under this Agreement not otherwise covered by the provisions of Section 10.2 and 10.3, and if such default has not been
cured within [***] days after notice by Hospital in writing of such default, Hospital may immediately terminate this Agreement, and/or any license granted hereunder with respect to the country or countries in which such default has occurred, at the
end of said [***] day cure period. 
 Notwithstanding the foregoing or anything to the contrary in this Agreement, in the event that Company defaults in the
performance of its obligations under this Agreement solely with respect to a particular Product Category or License Field (e.g., if Company breaches its diligence obligations under Section 3.1 with respect to the Sale of any Assay Product or
Assay Process which is not a Sale to a Collaborator pursuant to a Collaboration Agreement in respect of any License Field and if such default has not been cured within [***] days after notice by Hospital in writing of such default), then Hospital
shall have the right to terminate this Agreement and/or any such license solely with respect to such Product Category and such License Field, as applicable, and Company’s rights and licenses hereunder with respect to the other Product Category
and License Field, as applicable, will remain in effect. In addition, Hospital shall have the right to terminate this Agreement and/or any such license, each on a Product
Category-by-Product Category and License Field-by-License Field basis, immediately upon
written notice, in the event of repeated defaults with respect to the same Product Category or License Field, as applicable, even if such defaults are cured within the applicable [***] day periods. For the purposes of this Section 10.4, the
term “Product Category” is understood by the Parties to refer to each of the following groups of Products and Processes: (i) the research, development and commercialization of Clinical Products and Clinical Processes, and
(ii) Sale of an Assay Product 

  
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or Assay Process which is both (a) not a Sale to a Collaborator pursuant to a Collaboration Agreement and (b) the use or performance of such Assay Product or Process, as applicable, as
a commercial service, on a fee-for-service basis, solely on behalf of or for the benefit of a third party. 

10.5    Challenging Validity. If Company or any of its Affiliates (“Challenging Party”) commences an action in
which it challenges the validity, enforceability or scope of any of the Patent Rights (a “Challenge Proceeding”) or assists a Sublicensee in bringing a Challenge Proceeding, in each case, except as required under a court order or
subpoena or as a defense against a claim, action or proceeding asserted by Hospital against Company, its Affiliates, or their Sublicensees, Hospital shall have the right to terminate this Agreement and any license granted hereunder
immediately.    If a Sublicensee brings a Challenge Proceeding (except as required under a court order or subpoena or as a defense against a claim, action or proceeding asserted by Hospital against such Sublicensee), then
Hospital may send a written demand to Company to terminate such sublicense. If Company fails to terminate such sublicense within [***] days after receipt of Hospital’s demand, Company shall be deemed to be assisting such Sublicensee in bringing
a Challenge Proceeding for purposes of this Section 10.5. If Company complies with such demand and terminates the applicable sublicense, then Company shall not be deemed to be assisting such Sublicensee in bring a Challenge Proceeding (except
to the extent Company is otherwise actively assisting such Sublicensee in bringing such Challenge Proceeding). 
 During the Challenge Proceeding, Company
will continue to pay all royalties due at the applicable rate during the pendency of such action and Company’s obligations under Section 4.2 shall continue during the pendency of such action including the obligation for Company to
reimburse Hospital for all costs actually incurred by Hospital in connection with the applicable legal proceedings. Should the outcome of a Challenge Proceeding determine that any contested claim of a Patent Right challenged by Company or Company
Affiliates or Sublicensee is valid and enforceable, Company will (a) thereafter pay the royalties due hereunder at the rate of [***] times the applicable rate for all Assay Products and Assay Processes Sold; and (b) within [***] days after
the date of such resolution of such action (i) pay to Hospital the amount equal to [***] of the amount paid or payable by Company to Hospital as royalties on Net Sales of Assay Products and Assay Processes under Section 4.5 of this
Agreement during the pendency of such Challenge Proceeding. Should the outcome of a Challenge Proceeding described in the first sentence of this Section result in claims that are narrowed and/or invalidated (“Successful Challenge”),
Company will have no right to recoup any royalties or other amounts paid to Hospital and Hospital shall have the right to terminate this Agreement immediately, solely with respect to the patent family relating to the same invention as the Patent
Rights that were the subject of such Successful Challenge, where each member of the patent family has for the basis of its priority right exactly the same originating application or applications. 

For all purposes of the foregoing, the term Challenge Proceeding shall not be deemed to include (a) Company payments of patent costs to another licensor
or assignor of patents or patent applications owned, licensed, or controlled by Company as required by the agreement under which the Company obtained rights to such patent rights, even if the licensor or assignor is engaging in behavior or
presenting arguments that would themselves be considered a Challenge 

  
 31 

 
Proceeding if done by the Company, (b) Company or its Affiliates being an essential party in any patent interference proceeding before the United States Patent and Trademark Office, which
interference Company or its Affiliates acts in good faith to try to settle, or (c) Company, due to its status as an exclusive licensee of patent rights other than the Patent Rights, being named by the licensor of such patent rights as a real
party in interest in such an interference, so long as Company either abstains from participation in, or acts in good faith to settle, the interference, or (d) arguments made by Company that distinguish the inventions claimed in patents or
patent applications owned or controlled by Company (“Company Patents”) from those claimed in the Patent Rights but do not disparage the Patent Rights or raise any issue of Patent Rights’ compliance with or sufficiency under
applicable patent laws, regulations or administrative rules, in each case (i) in the ordinary course of ex parte prosecution of the Company Patents or (ii) in inter partes proceedings before the United States Patent and Trademark Office or
other agency or tribunal in any jurisdiction (excluding interferences or derivation proceedings), or in arbitration, wherein the Company Patents have been challenged. 

10.6    Termination by Company. Company shall have the right to terminate this Agreement and/or, on a country-by-country basis, any license granted hereunder by giving [***] days advance written notice to Hospital and upon such termination shall immediately cease all use and
Sales of Assay Products and Assay Processes in the countries for which such license is terminated, subject to Section 10.9. 

10.7    Effect of Termination on Sublicenses. Except as set forth in this Section 10.7, all sublicenses granted by Company
under the Patent Rights shall terminate upon termination of this Agreement. Hospital may elect, in its sole discretion, upon the written request of any Sublicensee, such request to be made within [***] days of such Sublicensee’s receipt of a
written notice of termination of this Agreement from either Company or Hospital, to enter into negotiation of a license agreement with such Sublicensee, effective as of the effective date of termination of this Agreement which shall be co-extensive with the then-current scope of the sublicense granted by Company to such Sublicensee with respect to the Patent Rights, provided, however, that such Sublicensee is not at that time in material breach of
its sublicense. 
 10.8    Effects of Termination of Agreement. Upon termination of this Agreement or any of the licenses
hereunder for any reason, final reports in accordance with Section 5 (including Identified Target Reports under Section 5.2) shall be submitted to Hospital and all royalties and other payments, including without limitation any unreimbursed
Patent Costs, accrued or due to Hospital as of the termination date shall become immediately payable. Company shall cease, and shall cause its Affiliates and Sublicensees (subject to Section 10.7) to cease under any sublicense granted by
Company, all Sales and uses of Assay Products and Assay Processes upon such termination, subject to Section 10.9. The termination or expiration of this Agreement or any license granted hereunder shall not relieve Company, its Affiliates or
Sublicensees of obligations arising before such termination or expiration. 
 10.9    Inventory. Upon early termination of this
Agreement other than for Company default, Company, Company Affiliates and Sublicensees may complete and sell any work-in-progress and inventory of Assay Products that
exist as of the effective date of termination provided that (i) Company pays Hospital the applicable running royalty or other amounts due on such Net Sales in accordance with the terms and conditions of this Agreement, and (ii) Company,

  
 32 

 
Company Affiliates and Sublicensees whose sublicense has terminated shall complete and sell all work-in-progress
and inventory of Assay Products within [***] months after the effective date of termination. Upon expiration of this Agreement, Company shall pay to Hospital the royalties set forth in Section 4.5(a) for Sales of any Assay Product that was in
inventory or was a work-in-progress on the date of expiration of the Agreement. 

10.10    Escalation. If a dispute arises between the Parties relating to, arising out of, or in any way connected with this
Agreement or any term or condition hereof, including the performance by any Party of its obligations hereunder, whether before or after termination of this Agreement (“Dispute”), the Parties shall discuss the matter in good faith.
In the event that the Parties are unable to resolve such Dispute within [***] days after notice of such Dispute is given by one Party to another Party in writing, then either Party can escalate (“Escalation”) such Dispute for
discussion between the CEO of Company (or his or her designee) and an executive leader of Hospital, each of whom is authorized to settle a Dispute on behalf of their respective companies (the “Senior Officers”). Upon such
escalation, the Senior Officers shall discuss the Dispute in good faith and how such Dispute may be remediated. If the Dispute is not resolved by the Senior Officers within [***] days after the commencement of their discussions (which periods may be
extended by mutual agreement), subject to any rights to injunctive relief and unless otherwise specifically provided for herein, the Dispute shall be finally resolved by judicial process commenced by either Party. 

10.11     Effects of Termination on Biological Materials. Upon expiration or termination of this Agreement by Hospital, for any
reason, Company shall destroy Biological Materials, and shall provide written certification to Hospital within [***] days after the effective date of any such expiration or termination that the Biological Materials have been destroyed. The
termination or expiration of this Agreement shall not relieve Company or its Affiliates of any obligations with respect to the Biological Materials arising before such termination or expiration. 

11.    COMPLIANCE WITH LAW 

11.1    Compliance. Company shall have the sole obligation for compliance with, and shall ensure that any Affiliates, Collaborators
and Sublicensees comply with, all government statutes and regulations that relate to Products and Processes, including, but not limited to, those of the Food and Drug Administration and the Export Administration, as amended, and any applicable laws
and regulations of any other country in the License Territory. Company agrees that it shall be solely responsible for obtaining any necessary licenses to export, re-export, or import Products or Processes
covered by Patent Rights and/or Confidential Information. Subject to the procedures set forth in Section 8.1(b), Company shall indemnify and hold harmless Hospital for third party claims resulting from any breach of Company’s obligations
under this Section 11.1. Subject to the procedures set forth in Section 8.1(c), Company shall indemnify, defend and hold harmless HHMI Indemnitees for any HHMI Claims resulting from any breach of Company’s obligations under this
Section 11.1. 
 11.2    Patent Numbers. Company shall cause all Assay Products sold in the United States to be marked with
all applicable U.S. Patent Numbers, to the full extent required by United States law. Company shall similarly cause all Assay Products shipped to or sold in any other country to be marked in such a manner as to conform with the patent laws and
practices of such country. 

  
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 12.    MISCELLANEOUS 

12.1    Entire Agreement. This Agreement constitutes the entire understanding between the Parties with respect to the subject
matter hereof, superseding the Material License. 
 12.2    Notices. Any notices, reports, waivers, correspondences or other
communications required under or pertaining to this Agreement shall be in writing and shall be delivered by hand, or sent by a reputable overnight mail service (e.g., Federal Express), or by first class mail (certified or registered), or by
facsimile confirmed by one of the foregoing methods, to the other party. Notices will be deemed effective (a) [***] working days after deposit, postage prepaid, if mailed, (b) the next day if sent by overnight mail, or (c) the same day if
sent by facsimile and confirmed as set forth above or delivered by hand. Unless changed in writing in accordance with this Section, the notice address for Hospital shall be as follows: 

Chief Innovation Officer, Innovation 

Brigham and Women’s Hospital 

215 First Street, Suite 500 

Cambridge, MA 02142 

12.3    Amendment; Waiver. This Agreement may be amended and any of its terms or conditions may be waived only by a written
instrument executed by an authorized signatory of the Parties or, in the case of a waiver, by the Party waiving compliance. The failure of either Party at any time or times to require performance of any provision hereof shall in no manner affect its
rights at a later time to enforce the same. No waiver by either Party of any condition or term shall be deemed as a further or continuing waiver of such condition or term or of any other condition or term. 

12.4    Binding Effect. This Agreement shall be binding upon and inure to the benefit of and be enforceable by the Parties hereto
and their respective permitted successors and assigns. 
 12.5    Assignment. Company shall not assign this Agreement or any of
its rights or its obligations under this Agreement without the prior written consent of Hospital; provided, however, that if Company is not in breach of its diligence obligations as set forth in Section 3.1(a) and 3.1(b) as of the effective
date of assignment , no such consent will be required to assign this Agreement to: (a) a successor of the Company’s business to which this Agreement pertains or to a purchaser of substantially all of the Company’s assets related to
this Agreement, so long as such successor or purchaser shall agree in writing to be bound by all of the terms and conditions hereof prior to such assignment; or (b) an Affiliate of Company so long as such Affiliate shall agree in writing to be
bound by all of the terms and conditions hereof prior to such assignment. Company shall notify Hospital in writing of any such assignment and provide a copy of all assignment documents and related agreements to Hospital within [***] days after such
assignment. Failure of an assignee to agree to be bound by the terms hereof or failure of Company to notify Hospital and provide copies of assignment documentation shall be grounds for termination of this Agreement for default subject to
Section 10. Further, neither any rights granted under this Agreement nor any sublicense may be assigned by any Sublicensee without the prior written consent of Hospital. 

  
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 12.6    Force Majeure. Neither Party shall be responsible for delays resulting
from causes beyond the reasonable control of such Party, including without limitation fire, explosion, flood, war, sabotage, strike or riot, provided that the nonperforming Party uses commercially reasonable efforts to avoid or remove such causes of
nonperformance and continues performance under this Agreement with reasonable dispatch whenever such causes are removed. 

12.7    Use of Name. Neither Party shall use the name of the other Party or of any trustee, director, officer, staff member,
employee, student or agent of the other Party or any adaptation thereof in any advertising, promotional or sales literature, publicity or in any document employed to obtain funds or financing without the prior written approval of the Party or
individual whose name is to be used. For Hospital, such approval shall be obtained from Hospital’s VP of Public Affairs. Notwithstanding the foregoing or anything in this Agreement to the contrary, Company will be permitted to disclose the
terms and existence of this Agreement to its Affiliates and its and their prospective and actual acquirers, licensees, Collaborators, Sublicensees, Distributors, investors, accountants, lawyers, advisors, consultants, contractors, lenders,
underwriters, and collaborators, each of which prior to disclosure will be required to enter into a confidentiality agreement to discuss a business relationship related to the Patent Rights that is consistent with the provisions of Appendix F.
Company acknowledges that under HHMI policy, Company may not use the name of HHMI or of any HHMI employee (including Dr. Elledge) in a manner that reasonably could constitute an endorsement of a commercial product or service; but that use for
other purposes, even if commercially motivated, is permitted provided that (1) the use is limited to accurately reporting factual events or occurrences, and (2) any reference to the name of HHMI or any HHMI employees in press releases or
similar materials intended for public release is approved by HHMI in advance. For HHMI, such approval shall be obtained from HHMI’s Office of General Counsel. 

12.8    Governing Law. This Agreement shall be governed by and construed and interpreted in accordance with the laws of the
Commonwealth of Massachusetts, excluding with respect to conflict of laws, except that questions affecting the construction and effect of any patent shall be determined by the law of the country in which the patent shall have been granted. Each
Party agrees to submit to the exclusive jurisdiction of the Superior Court for Suffolk County, Massachusetts, and the United States District Court for the District of Massachusetts with respect to any claim, suit or action in law or equity arising
in any way out of this Agreement or the subject matter hereof. 
 12.9    Hospital Policies. Company acknowledges that
Hospital’s employees and medical and professional staff members and faculty and the employees and staff members and faculty of Hospital’s Affiliates are subject to the applicable policies of Hospital and such Affiliates, including, without
limitation, policies regarding conflicts of interest, intellectual property and other matters. Company shall provide Hospital with any agreement it proposes to enter into with any employee or staff member or faculty of Hospital or any of
Hospital’s Affiliates for Hospital’s prior review and shall not enter into any oral or written agreement with such employee or staff member or faculty which conflicts with any such policy. Hospital shall provide Company, at Company’s
request, with copies of any such policies applicable to any such employee or staff member or faculty. 

  
 35 

 12.10    Severability. If any provision(s) of this Agreement are or become
invalid, are ruled illegal by any court of competent jurisdiction or are deemed unenforceable under then current applicable law from time to time in effect during the term hereof, it is the intention of the parties that the remainder of this
Agreement shall not be effected thereby. It is further the intention of the parties that in lieu of each such provision which is invalid, illegal or unenforceable, there be substituted or added as part of this Agreement a provision which shall be as
similar as possible in economic and business objectives as intended by the parties to such invalid, illegal or enforceable provision, but shall be valid, legal and enforceable. 

12.11    Survival. In addition to any specific survival references in this Agreement, Sections 1, 2.5, 4.2 (but only with respect
to Patent Costs incurred while Company retained a license to the corresponding Patent Rights), 4.4, 4.5(a)(ii) (but only for the remainder of any applicable ten (10) year royalty period referenced therein), 4.5(a)(iii) (but only for the
remainder of any applicable ten (10) year royalty period referenced therein), 4.5(f), 4.6, 4.7, 4.8, 5.2 (but only with respect to Company’s obligation to provide a final Identified Target Report, which shall be reported in writing to
Hospital within sixty (60) days after the effective date of termination of the Agreement), 5.3, 5.4, 5.5, 5.6, 5.7, 5.8, 6.5, 8.1, 8.2, 9.2, 9.3, 10.7, 10.8, 10.9, 12.1, 12.2, 12.3, 12.4, 12.7, 12.8, 12.9, 12.10, 12.11, 12.12, 12.13 and 12.14
shall survive termination or expiration of this Agreement. 
 12.12    Interpretation. The Parties hereto are sophisticated, have
had the opportunity to consult legal counsel with respect to this transaction and hereby waive any presumptions of any statutory or common law rule relating to the interpretation of contracts against the drafter. 

12.13    Headings. All headings are for convenience only and shall not affect the meaning of any provision of this Agreement. 

12.14    Third Party Beneficiary. HHMI is not a party to this Agreement and has no liability to any Company, Sublicensee,
Collaborator or user of anything covered by this Agreement, but HHMI is an intended third-party beneficiary of this Agreement and certain of its provisions are for the benefit of HHMI and are enforceable by HHMI in its own name. 

[Remainder of page intentionally left blank.] 

  
 36 

 IN WITNESS WHEREOF, the Parties have caused this Agreement to be executed by their duly
authorized representatives, effective as of the Effective Date. 
  

									
	TSCAN THERAPEUTICS, INC.	 		 	THE BRIGHAM AND WOMEN’S HOSPITAL, INC.
					
	BY:	 	 /s/ David P. Southwell
	 		 	BY:	 	 /s/ Jeanneatte Fiala, PhD

	Name:	 	David P. Southwell	 		 	Name:	 	Jeannette Fiala, PhD
					
		 		 		 		 	Director, Licensing
	TITLE:	 	President and CEO	 		 	TITLE:	 	Mass General Brigham, Innovation
					
	DATE:	 	April 20, 2021	 		 	DATE:	 	April 20, 2021

  
 37 

 Appendix A 

DESCRIPTION OF PATENT RIGHTS 
 [***] 

[Remainder of page intentionally left blank.] 

  
 38 

 Appendix B 

BIOLOGICAL MATERIALS 
  

	 	•	 	 [***] 

[Remainder of page intentionally left blank.] 

  
 39 

 Appendix C 

SALES REPORTS 
 [***] 

Appendix D 
 FORM OF
SUBLICENSE INCOME REPORT 
 [***] 

  
 40 

 Appendix F 

CONFIDENTIALITY TERMS AND CONDITIONS 

1.    Definition of Confidential Information. “Confidential Information” shall mean any information, including but not
limited to data, techniques, protocols or results, or business, financial, commercial or technical information, disclosed by one Party (each a “Discloser” as applicable) to the other Party (each a “Recipient” as applicable) in
connection with the terms of that certain Exclusive Patent License Agreement dated December 5th, 2018 (the “License Agreement”) and identified as confidential at the time of disclosure
(the “Purpose”). Hospital’s Confidential Information shall also include all information disclosed by Hospital to Company in connection with the Patent Rights. Capitalized terms used in this Appendix that are not otherwise defined
herein have the meanings ascribed in the License Agreement to which this Appendix is attached and made a part thereof. 

2.    Exclusions. “Confidential Information” under this Agreement shall not include any information that (i) is or
becomes publicly available through no wrongful act of Recipient; (ii) was known by Recipient prior to disclosure by Discloser, as evidenced by tangible records; (iii) becomes known to Recipient after disclosure from a third party having an
apparent bona fide right to disclose it; (iv) is independently developed or discovered by Recipient without use of Discloser’s Confidential Information, as evidenced by tangible records; or (v) is disclosed to another party by
Discloser without restriction on further disclosure. The obligations of confidentiality and non-use set forth in this Appendix F shall not apply with respect to any information that Recipient is required to
disclose or produce pursuant to applicable law, court order or other valid legal process provided that Recipient promptly notifies Discloser prior to such required disclosure, discloses such information only to the extent so required and cooperates
reasonably with Discloser’s efforts to contest or limit the scope of such disclosure. 
 3.    Permitted Purpose. Recipient
shall have the right to, and agrees that it will, use Discloser’s Confidential Information solely for the Purpose as described in the License Agreement, except as may be otherwise specified in a separate definitive written agreement negotiated
and executed between the parties. 
 4.    Restrictions. For the term of the License Agreement and a period of [***] years
thereafter (and indefinitely with respect to any individually identifiable health information disclosed by Hospital to Company, if any), each Recipient agrees that: (i) it will not use such Confidential Information for any purpose other than as
specified herein, including without limitation for its own benefit or the benefit of any other person or entity; and (ii) it will use reasonable efforts (but no less than the efforts used to protect its own confidential and/or proprietary
information of a similar nature) not to disclose such Confidential Information to any other person or entity except as expressly permitted hereunder. 

Notwithstanding the foregoing or anything in this Appendix F or in the License Agreement to the contrary, Recipient may, however, disclose Discloser’s
Confidential Information (a) on a 

  
 41 

 
need- to-know basis to its and its Affiliates officers, directors, employees, consultants, advisers, staff members and agents (“Receiving
Individuals”) who are directly participating in the Purpose and who are informed of the confidential nature of such information, provided Recipient shall be responsible for compliance by Receiving Individuals with the terms of this
Agreement and any breach thereof, (b) in connection with prosecuting or defending litigation in accordance with Section 7 of the License Agreement; provided that the party making a disclosure under this Section 4 shall seek
confidential treatment, a protective order, or seek to file under seal if reasonably requested by the other party, and (c) in the case of Hospital, to HHMI provided that, prior to disclosure, HHMI must agree to obligations of confidentiality
and non-use of substantially equivalent or greater scope and duration than those set forth in this Appendix F, and (d) in the case of Company, (i) in connection with making filings with the
Securities and Exchange Commission or foreign equivalent, any stock exchange or market, or any regulatory authorities, which shall include publicly disclosing or filing the License Agreement as a “material agreement” in accordance with
applicable law or applicable stock exchange regulations or (ii) to its Affiliates and its and their prospective and actual acquirers, licensees, sublicensees, distributors, investors, accountants, lawyers, advisors, consultants, contractors,
lenders and underwriters, each of which prior to disclosure must be bound by written or legally enforceable obligations of confidentiality and non-use of substantially equivalent or greater scope and duration
than those set forth in this Appendix F. 
 Each party further agrees not to use the name of the other party or any of its Affiliates or any of their
respective trustees, directors, officers, staff members, employees, students or agents in any advertising, promotional or sales literature, publicity or in any document employed to obtain funds or financing without the prior written approval of the
party or individual whose name is to be used, in the case of Hospital such approval to be given by the Public Affairs Department. This Section 4 shall survive termination or expiration of the License Agreement. 

5.    Right to Disclose. Discloser represents that to the best of its knowledge it has the right to disclose to each Recipient all
of Discloser’s Confidential Information that will be disclosed hereunder. 
 6.    Ownership. All Confidential Information
disclosed pursuant to this Agreement, including without limitation all written and tangible forms thereof, shall be and remain the property of the Discloser. Upon termination of this Agreement, if requested by Discloser, Recipient shall return or
destroy at Discloser’s discretion all of Discloser’s Confidential Information, provided that Recipient shall be entitled to keep one copy of such Confidential Information in a secure location solely for the purpose of determining
Recipient’s legal obligations hereunder. 
 7.    No License. Nothing in this Appendix F shall be construed as granting or
conferring, expressly or impliedly, any rights by license or otherwise, under any patent, copyright, or other intellectual property rights owned or controlled by Discloser relating to Confidential Information, except as specifically set forth in the
License Agreement. 

  
 42 

 8.    Remedies. Each party acknowledges that any breach of this Appendix F by it
may cause irreparable harm to the other Party and that each party is entitled to seek injunctive relief and any other remedy available at law or in equity. 

9.    General. This Appendix F, along with the License Agreement, contain the entire understanding of the Parties with respect to
the subject matter hereof, and supersede any prior oral or written understandings between the Parties relating to confidential treatment of information. Sections 1, 2, 4, 6, 8 and 9 of this Appendix F shall survive any expiration or termination of
the License Agreement. 

  
 43EX-10.6

 Exhibit 10.6 

830 WINTER STREET 

WALTHAM, MASSACHUSETTS 

LEASE SUMMARY SHEET 
  

			
	Execution Date:	  	August 13 , 2019
		
	Tenant:	  	T-Scan Therapeutics, Inc., a Delaware corporation
		
	Tenant’s Mailing Address Prior to Occupancy:	  	Harvard Institutes of Medicine 4 Blackfan Circle, 8th Floor Boston, MA 02115-5713
		
	Landlord:	  	PPF OFF 828-830 Winter Street LLC, a Delaware limited liability company
		
	Building:	  	830 Winter Street, Waltham, Massachusetts (the “Building”). The Building consists of approximately 186,135 rentable square feet (the “Building Rentable Area”),
including a one-story garage with 87 spaces (the “830 Garage”). The land on which the Building, the 830 Garage, the 828 Building and the 828 Garage (both as
hereinafter defined) are located (the “Land”) is more particularly described in Exhibit 2 attached hereto and made a part hereof.
		
	Premises:	  	 Prime Premises: Approximately 24,826 rentable square feet of space on the third
(3rd) floor of the Building, as shown on Exhibit 1A.
  

Basement Premises: Approximately 646 rentable square feet of space, consisting of the following areas located in the basement of the Building, all as
shown on Exhibit 1B attached hereto and dedicated for Tenant’s exclusive use:
  

•  PH System Premises, and
  

•  Hazardous Waste and Chemical Storage Premises

 
 Rooftop Premises: As defined and described in
Section 1.3(e)
  
 Generator Area: As defined and described in
Exhibit 12

		
	Premises Rentable Area:	  	25,472 rentable square feet. Landlord and Tenant stipulate and agree that the Building Rentable Area and the Premises Rentable Area are correct and shall not be remeasured.
		
	Property:	  	The Building, the Land, and the other improvements located on, and to be constructed on, the Land, including the building known as 828 Winter Street, Waltham, Massachusetts (the “828 Building”) which consists
of approximately 144,910 rentable square feet, including a four-story garage with 523 spaces (the “828 Garage”). The Property is part of the Waltham Woods/Reservoir Woods area (the “Waltham Woods/Reservoir
Woods Park”) which, as of the date hereof, consists of the following properties and such other properties as may from time to time participate in the sharing of common exterior maintenance expenses: 840 Winter
Street, Waltham Woods (860, 870, 880, and 890 Winter Street), and Reservoir Woods (920, 930, and 940 Winter Street).

			
	Parking Areas:	  	The 830 Garage and the surface parking spaces adjacent to the Building and the 828 Building, and, as specifically set forth in Section 1.3(b) hereof, the 828 Garage.
		
	Term Commencement Date:	  	The date Landlord delivers possession of the Premises to Tenant, which is estimated to be the Execution Date.
		
	Rent Commencement Date:	  	The earlier to occur of (i) the date that occurs three (3) months after the Term Commencement Date, and (ii) the date that Tenant first commences business operations in the Premises.
		
	Expiration Date:	  	Five (5) years after the Rent Commencement Date, except that if the Rent Commencement Date occurs on a day other than the first day of a calendar month, then the Expiration Date shall be the last day of the calendar month in
which the fifth (5th) anniversary of the Rent Commencement Date occurs.
		
	Extension Term:	  	Subject to Section 1.2 below, one (1) extension term of three (3) years
		
	Permitted Uses:	  	Subject to Legal Requirements, general office, research, development and laboratory use, including but not limited to accessory manufacturing of clinical materials, and all lawfully permitted ancillary uses thereto.

  

													
	Base Rent:	  	 	  	 	  	ANNUAL	 	 	MONTHLY	 
	 	  	 RENT
YEAR1
	  	BASE RENT	 	 	PAYMENT	 
		  	Term Commencement Date -	  	$	0.00	 	 	$	0.00	 
		  	Rent Commencement Date *	  				 			
		  	Rent Year 1	  		  	$	765,000.00	* 	 	$	63,750.00	 
		  	Rent Year 2	  	Months 1-6	  	$	1,050,600.00	+ 	 	$	87,550.00	 
		  	Months 7-12	  	$	1,338,044.16	 	 	$	111,503.68	 
		  	Rent Year 3	  		  	$	1,378,289.92	 	 	$	114,857.49	 
		  	Rent Year 4	  		  	$	1,419,554.56	 	 	$	118,296.21	 
		  	Rent Year 5	  		  	$	1,462,092.80	 	 	$	121,841.07	 

  

	1 	 For the purposes of this Lease, the first “Rent Year” shall be defined as the period
commencing as of the Rent Commencement Date and ending on the date immediately preceding the first (1st) anniversary of the Rent Commencement Date; except that if the Rent Commencement Date occurs
on the a day other than the first day of a calendar month, the first Rent Year shall expire as the last day of the calendar month in which the first (1st) anniversary of the Rent Commencement Date
occurs. Thereafter, “Rent Year” shall be defined as any subsequent twelve (12) month period during the Term of this Lease. 

  
 2 

			
		  	 *  Tenant shall be entitled to an
abatement of Base Rent, Operating Expenses and Taxes for the period commencing as of the Term Commencement Date, and ending on the Rent Commencement Date (the “Base Rent Abatement Period”).

^  Notwithstanding anything in this Section of
the Lease to the contrary, during Rent Year 1, Tenant shall pay Base Rent, Operating Costs, and Taxes on 15,000 rentable square feet of the Premises only.

+  Notwithstanding anything in this Section of the
Lease to the contrary, during the first six (6) months of Rent Year 2, Tenant shall pay Base Rent, Operating Costs, and Taxes on 20,000 rentable square feet of the Premises only, provided that commencing as of the first day of the seventh (7th)
month of Rent Year 2, through the expiration of the Term, Tenant shall pay Base Rent, Operating Costs, and Taxes on the entire Rentable Area of the Premises.

		
	Operating Costs and Taxes:	  	See Sections 5.2 and 5.3
		
	Tenant’s Share:	  	 13.68% (i.e., a fraction, the numerator of which is the Premises Rentable Area and the denominator of which is the Building Rentable Area),
provided that during Rent Year 1, Tenant’s Share shall be deemed to mean 8.06%, and further provided that during the first six (6) months of Rent Year 2, Tenant’s Share shall be deemed to mean 10.74%.

 
 Notwithstanding the foregoing, with respect to Cafeteria Costs, as defined in
Section 1.3(c), Tenant’s Share shall be defined as a fraction, the numerator of which is the number of employees of Tenant located in the Building and the denominator of which is the number of employees of all tenants in the Property
(including Tenant) that have the right to use the Cafeterias.

		
	Security Deposit/ Letter of Credit:	  	$595,408.00, to be held in accordance with Section 7.1.

  
 3 

 EXHIBITS: 
  

			
	EXHIBIT 1A	  	LEASE PLAN - PRIME PREMISES
	EXHIBIT 1B	  	LEASE PLAN - BASEMENT PREMISES
	EXHIBIT 2	  	LEGAL DESCRIPTION - LAND
	EXHIBIT 3	  	[INTENTIONALLY OMITTED]
	EXHIBIT 4	  	TENANT’S WORK
	EXHIBIT 5	  	[INTENTIONALLY OMITTED]
	EXHIBIT 6	  	FORM OF LETTER OF CREDIT
	EXHIBIT 7	  	LANDLORD’S SERVICES
	EXHIBIT 7-1	  	TENANT’S SHARE OF BASE BUILDING HVAC AND POWER CAPACITY
	EXHIBIT 8	  	TENANT’S HAZARDOUS MATERIALS EXHIBIT 8-1 CONTROL AREAS
	EXHIBIT 9	  	RULES AND REGULATIONS
	EXHIBIT 9-1	  	BUILDING RULES AND REGULATIONS
	EXHIBIT 9-2	  	CONSTRUCTION RULES AND REGULATIONS
	EXHIBIT 10	  	TENANT WORK INSURANCE SCHEDULE
	EXHIBIT 11	  	PROPOSED PARKING AND TRAFFIC DEMAND MANAGEMENT PLAN
	EXHIBIT 11-1	  	840 WINTER PARKING OVERFLOW PLAN
	EXHIBIT 12	  	GENERATOR PROVISIONS
	EXHIBIT 12-1	  	GENERATOR LOCATION PLAN

  
 4 

 TABLE OF CONTENTS 

 

									
	1.	  		  	LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS	  	 	1	 
		  	1.1	  	Lease Grant	  	 	1	 
		  	1.2	  	Extension Term	  	 	1	 
		  	1.3	  	Appurtenant Rights	  	 	2	 
		  	1.4	  	Tenant’s Access	  	 	5	 
		  	1.5	  	No recording // Notice of Lease	  	 	5	 
		  	1.6	  	Exclusions	  	 	5	 
		  	1.7	  	Acid Neutralization Tank	  	 	6	 
				
	2.	  		  	RIGHTS RESERVED TO LANDLORD	  	 	6	 
		  	2.1	  	Additions and Alterations	  	 	6	 
		  	2.2	  	Additions to the Property	  	 	7	 
		  	2.3	  	Name and Address of Building	  	 	7	 
		  	2.4	  	Landlord’s Access	  	 	7	 
		  	2.5	  	Pipes, Ducts and Conduits	  	 	8	 
		  	2.6	  	Minimize Interference	  	 	8	 
				
	3.	  		  	CONDITION OF PREMISES	  	 	8	 
		  	3.1	  	Condition of Premises	  	 	8	 
				
	4.	  		  	USE OF PREMISES	  	 	8	 
		  	4.1	  	Permitted Uses	  	 	8	 
		  	4.2	  	Prohibited Uses	  	 	9	 
		  	4.3	  	Intentionally Omitted	  	 	9	 
		  	4.4	  	MWRA Permit	  	 	9	 
		  	4.5	  	Parking and Traffic Demand Management Plan	  	 	10	 
				
	5.	  		  	RENT; ADDITIONAL RENT	  	 	10	 
		  	5.1	  	Base Rent	  	 	10	 
		  	5.2	  	Operating Costs	  	 	10	 
		  	5.3	  	Taxes	  	 	14	 
		  	5.4	  	Late Payments	  	 	16	 
		  	5.5	  	No Offset; Independent Covenants; Waiver	  	 	17	 
		  	5.6	  	Survival	  	 	17	 
				
	6.	  		  	INTENTIONALLY OMITTED	  	 	17	 
				
	7.	  		  	LETTER OF CREDIT	  	 	17	 
		  	7.1	  	Amount	  	 	17	 
		  	7.2	  	Application of Proceeds of Letter of Credit	  	 	18	 
		  	7.3	  	Transfer of Letter of Credit	  	 	18	 
		  	7.4	  	Cash Proceeds of Letter of Credit	  	 	19	 
		  	7.5	  	Return of Security Deposit or Letter of Credit	  	 	19	 
				
	8.	  		  	[INTENTIONALLY DELETED]	  	 	19	 

  
 i 

									
	9.	  		  	UTILITIES, LANDLORD’S SERVICES	  	 	19	 
		  	9.1	  	Electricity	  	 	19	 
		  	9.2	  	Water	  	 	19	 
		  	9.3	  	Gas	  	 	20	 
		  	9.4	  	Other Utilities	  	 	20	 
		  	9.5	  	Interruption or Curtailment of Utilities	  	 	20	 
		  	9.6	  	Landlord’s Services	  	 	20	 
				
	10.	  		  	MAINTENANCE AND REPAIRS	  	 	21	 
		  	10.1	  	Maintenance and Repairs by Tenant	  	 	21	 
		  	10.2	  	Maintenance and Repairs by Landlord	  	 	21	 
		  	10.3	  	Accidents to Sanitary and Other Systems	  	 	21	 
		  	10.4	  	Floor Load--Heavy Equipment	  	 	21	 
		  	10.5	  	Premises Cleaning	  	 	22	 
		  	10.6	  	Pest Control	  	 	22	 
		  	10.7	  	Service Interruptions	  	 	22	 
		  	10.8	  	Abatement of Rent	  	 	22	 
				
	11.	  		  	ALTERATIONS AND IMPROVEMENTS BY TENANT	  	 	23	 
		  	11.1	  	Landlord’s Consent Required	  	 	23	 
		  	11.2	  	After-Hours	  	 	24	 
		  	11.3	  	Harmonious Relations	  	 	24	 
		  	11.4	  	Liens	  	 	24	 
		  	11.5	  	General Requirements	  	 	25	 
				
	12.	  		  	SIGNAGE	  	 	25	 
		  	12.1	  	Restrictions	  	 	25	 
		  	12.2	  	Monument Signage	  	 	25	 
				
	13.	  		  	ASSIGNMENT, MORTGAGING AND SUBLETTING	  	 	25	 
		  	13.1	  	Landlord’s Consent Required	  	 	25	 
		  	13.2	  	Landlord’s Recapture Right	  	 	26	 
		  	13.3	  	Standard of Consent to Transfer	  	 	26	 
		  	13.4	  	Listing Confers no Rights	  	 	27	 
		  	13.5	  	Profits In Connection with Transfers	  	 	27	 
		  	13.6	  	Prohibited Transfers	  	 	27	 
		  	13.7	  	Exceptions to Requirement for Consent	  	 	27	 
				
	14.	  		  	INSURANCE; INDEMNIFICATION; EXCULPATION	  	 	28	 
		  	14.1	  	Tenant’s Insurance	  	 	28	 
		  	14.2	  	Indemnification	  	 	30	 
		  	14.3	  	Property of Tenant	  	 	30	 
		  	14.4	  	Limitation of Landlord’s Liability for Damage or Injury	  	 	31	 
		  	14.5	  	Waiver of Subrogation; Mutual Release	  	 	31	 
		  	14.6	  	Tenant’s Acts--Effect on Insurance	  	 	31	 
		  	14.7	  	Landlord’s Insurance	  	 	32	 

  
 ii 

									
	15.	  		  	CASUALTY; TAKING	  	 	32	 
		  	15.1	  	Damage	  	 	32	 
		  	15.2	  	Termination Rights	  	 	33	 
		  	15.3	  	Rent Abatement	  	 	34	 
		  	15.4	  	Taking for Temporary Use	  	 	34	 
		  	15.5	  	Disposition of Awards	  	 	34	 
				
	16.	  		  	ESTOPPEL CERTIFICATE	  	 	34	 
				
	17.	  		  	HAZARDOUS MATERIALS	  	 	35	 
		  	17.1	  	Prohibition	  	 	35	 
		  	17.2	  	Environmental Laws	  	 	36	 
		  	17.3	  	Hazardous Material Defined	  	 	36	 
		  	17.4	  	Chemical Safety Program	  	 	36	 
		  	17.5	  	Testing	  	 	36	 
		  	17.6	  	Indemnity; Remediation	  	 	37	 
		  	17.7	  	Disclosures	  	 	38	 
		  	17.8	  	Removal	  	 	39	 
				
	18.	  		  	RULES AND REGULATIONS	  	 	39	 
		  	18.1	  	Rules and Regulations	  	 	39	 
		  	18.2	  	Energy Conservation	  	 	39	 
		  	18.3	  	Recycling	  	 	39	 
				
	19.	  		  	LAWS AND PERMITS	  	 	40	 
		  	19.1	  	Legal Requirements	  	 	40	 
				
	20.	  		  	DEFAULT	  	 	41	 
		  	20.1	  	Events of Default	  	 	41	 
		  	20.2	  	Remedies	  	 	42	 
		  	20.3	  	Damages - Termination	  	 	43	 
		  	20.4	  	Landlord’s Self-Help; Fees and Expenses	  	 	44	 
		  	20.5	  	Waiver of Redemption, Statutory Notice and Grace Periods	  	 	44	 
		  	20.6	  	Landlord’s Remedies Not Exclusive	  	 	44	 
		  	20.7	  	No Waiver	  	 	45	 
		  	20.8	  	Restrictions on Tenant’s Rights	  	 	45	 
		  	20.9	  	Landlord Default	  	 	45	 
				
	21.	  		  	SURRENDER; ABANDONED PROPERTY; HOLD-OVER	  	 	45	 
		  	21.1	  	Surrender	  	 	45	 
		  	21.2	  	Abandoned Property	  	 	47	 
		  	21.3	  	Holdover	  	 	47	 
		  	21.4	  	Warranties	  	 	48	 
				
	22.	  		  	MORTGAGEE RIGHTS	  	 	48	 
		  	22.1	  	Subordination	  	 	48	 
		  	22.2	  	Notices	  	 	48	 

  
 iii 

									
		  	22.3	  	Mortgagee Consent	  	 	48	 
		  	22.4	  	Mortgagee Liability	  	 	48	 
				
	23.    	  		  	QUIET ENJOYMENT	  	 	49	 
				
	24.	  		  	NOTICES	  	 	49	 
				
	25.	  		  	CONDOMINIUM CONVERSION	  	 	50	 
				
	26.	  		  	MISCELLANEOUS	  	 	51	 
		  	26.1	  	Separability	  	 	51	 
		  	26.2	  	Captions	  	 	51	 
		  	26.3	  	Broker	  	 	51	 
		  	26.4	  	Entire Agreement	  	 	51	 
		  	26.5	  	Governing Law	  	 	51	 
		  	26.6	  	Representation of Authority	  	 	51	 
		  	26.7	  	Expenses Incurred by Landlord Upon Tenant Requests	  	 	51	 
		  	26.8	  	Survival	  	 	51	 
		  	26.9	  	Limitation of Liability	  	 	52	 
		  	26.10	  	Binding Effect	  	 	52	 
		  	26.11	  	Landlord Obligations upon Transfer	  	 	52	 
		  	26.12	  	No Grant of Interest	  	 	52	 
		  	26.13	  	Financial Information	  	 	52	 
		  	26.14	  	OFAC Certificate and Indemnity	  	 	53	 
		  	26.15	  	Confidentiality	  	 	53	 
		  	26.16	  	Force Majeure	  	 	53	 

  
 iv 

 THIS INDENTURE OF LEASE (this “Lease”) is hereby made and entered
into on the Execution Date by and between Landlord and Tenant. 
 Each reference in this Lease to any of the terms and titles contained in
any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under that term or title in such Exhibit. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the
Lease Summary Sheet which is attached hereto and incorporated herein by reference. 
 1. LEASE GRANT; TERM; APPURTENANT RIGHTS;
EXCLUSIONS 
 1.1 Lease Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon
and subject to terms and conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the Expiration Date (the “Initial
Term”; the Initial Term and any duly exercised Extension Terms are hereinafter collectively referred to as the “Term”). 

1.2 Extension Term. 

(a) Provided that the following conditions, which may be waived by Landlord in its sole discretion, are satisfied (i) Tenant, an
Affiliated Entity (hereinafter defined) and/or a Successor (hereinafter defined) is/are then occupying at least seventy-five percent (75%) of the Premises; and (ii) no Event of Default then exists (1) as of the date of the Extension Notice
(hereinafter defined), and (2) at the commencement of the Extension Term (hereinafter defined), Tenant shall have the option to extend the Term for one (1) additional term of three (3) years (the “Extension
Term”), commencing as of the expiration of the Initial Term. Tenant must exercise such option to extend, if at all, by giving Landlord written notice (the “Extension Notice”) on or before the date that is no
earlier than eighteen (18) months and not later than twelve (12) months prior to the expiration of the current term of this Lease, time being of the essence. Upon the timely giving of such notice, the Term shall be deemed extended
upon all of the terms and conditions of this Lease, except that (x) Base Rent during the Extension Term shall be calculated in accordance with this Section 1.2, (y) Landlord shall have no
obligation to construct or renovate the Premises and (z) Tenant shall have no further right to extend the Term. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the Term. Notwithstanding the fact
that Tenant’s proper and timely exercise of such option to extend the Term shall be self-executing, the parties shall promptly execute a lease amendment reflecting such Extension Term after Tenant exercises such option. The execution of such
lease amendment shall not be deemed to waive any of the conditions to Tenant’s exercise of its rights under this Section 1.2. 

(b) The Base Rent during the Extension Term (the “Extension Term Base Rent”) shall be determined in accordance with
the process described hereafter. Extension Term Base Rent shall be the fair market rental value of the Premises then demised to Tenant as of the commencement of the Extension Term as determined in accordance with the process described below, for
extensions and renewals of combination laboratory and office space in the Winter Street area of Waltham of equivalent quality, size, utility and location, with the length of the Extension Term, the credit standing of Tenant and all other relevant
factors to be taken into 

  
 PAGE 1 

 
account. Within thirty (30) days after receipt of the Extension Notice, Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent for the Extension
Term. Tenant shall, within thirty (30) days after receipt of such notice, notify Landlord in writing whether Tenant accepts or rejects Landlord’s determination of the Extension Term Base Rent (“Tenant’s Response
Notice”). If Tenant fails timely to deliver Tenant’s Response Notice, Landlord’s determination of the Extension Term Base Rent shall be binding on Tenant. 

(c) If and only if Tenant’s Response Notice is timely delivered to Landlord and indicates that Tenant rejects Landlord’s
determination of the Extension Term Base Rent, Landlord and Tenant shall negotiate in good faith as to the Extension Term Base Rent for a thirty (30) day period from Tenant’s delivery of the Tenant’s Response Notice (the
“Negotiation Period”). If the parties are unable to agree on the Extension Term Base Rent by the expiration of the Negotiation Period, then the Extension Term Base Rent shall be determined in accordance with the procedure set forth in this
Section 1.2(c). In such event, within ten (10) days after the expiration of the Negotiation Period, Tenant and Landlord shall each notify the other, in writing, of their respective selections of an
appraiser (respectively, “Landlord’s Appraiser” and “Tenant’s Appraiser”). Landlord’s Appraiser and Tenant’s Appraiser shall then jointly select a third appraiser (the
“Third Appraiser”) within ten (10) days of their appointment. All of the appraisers selected shall be individuals with at least five (5) consecutive years’ commercial appraisal experience in the area in which
the Premises are located, shall be members of the Appraisal Institute (M.A.I.), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Landlord or Tenant within five (5) years of his or her selection. The three
appraisers shall determine the Extension Term Base Rent in accordance with the requirements and criteria set forth in Section 1.2(b) above, employing the method commonly known as Baseball
Arbitration, whereby Landlord’s Appraiser and Tenant’s Appraiser each sets forth its determination of the Extension Term Base Rent as defined above, and the Third Appraiser must select one or the other (it being understood that the Third
Appraiser shall be expressly prohibited from selecting a compromise figure). Landlord’s Appraiser and Tenant’s Appraiser shall deliver their determinations of the Extension Term Base Rent to the Third Appraiser within five (5) days of
the appointment of the Third Appraiser and the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Base Rent. The Third Appraiser’s decision
shall be binding on both Landlord and Tenant. Each party shall bear the cost of its own appraiser and the one-half of the cost of the Third Appraiser shall be paid by each party. 

1.3 Appurtenant Rights. 

(a) Common Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant shall have, as
appurtenant to the Premises, rights to use in common with others entitled thereto, the following areas (such areas are hereinafter referred to as the “Common Areas”): (i) the common loading docks, hallways, lobby, and
elevator of the Building serving the Premises, (ii) the common lavatories located on the floor(s) on which the Premises are located, (iii) common walkways and driveways necessary for access to the Building, (iv) the Parking Areas and
(v) other areas and facilities designated by Landlord from time to time for the common use of tenants of the Building and others entitled thereto; and no other appurtenant rights or easements. 

  
 PAGE 2 

 (b) Parking. During the Term, Landlord shall, subject to the terms hereof, make
available up to sixty-four (64) unreserved parking spaces in the aggregate for Tenant’s use, eleven (11) of which will be located within the 830 Garage, with the remaining fifty-three (53) located within the 828 Garage and the
surface parking areas serving the Building. The parking spaces in the parking areas allocated to Tenant, as modified pursuant to this Lease or as otherwise permitted by Landlord, are hereinafter referred to as the “Parking
Spaces.” Tenant shall have no right to hypothecate or encumber the Parking Spaces, and shall not sublet, assign, or otherwise transfer the Parking Spaces other than to employees of Tenant occupying the Premises or to a Successor
(hereinafter defined), an Affiliated Entity (hereinafter defined) or a transferee pursuant to an approved Transfer under Section 13 of this Lease. Subject to Landlord’s right to reserve
parking for other tenants of the Building, said Parking Spaces will be on an unassigned, non-reserved basis, and shall be subject to such reasonable rules and regulations as may be in effect for the use of the
parking areas from time to time. If Landlord provides reserved parking to any other tenant of the Building, such that Tenant’s rights under this Section 1.3(b) are materially and adversely affected by the location and amount of such
reserved parking spaces, Landlord shall provide Tenant with a reasonable number of reserved parking spaces in a mutually agreeable location. In addition, Landlord may, at its election, implement valet and tandem parking in order to accommodate the
parking needs of the Property from time to time. Tenant hereby acknowledges that Landlord has granted to an adjacent property owner the right to park up to 120 vehicles in the parking facilities serving the Building, for overflow parking, in the
location shown on the plan attached hereto as Exhibit 11-1, on a daily basis between the hours of 7 p.m. to 7 a.m. (the “Off Business Hours Parking Hours”). The foregoing
acknowledgement shall not affect Tenant’s rights under this Section 1.3(b) with respect to any time period other than during the Off Business Hours Parking Hours. 

(c) Cafeterias. Subject to the provisions of this Section 1.3(c), Tenant, its employees, contractors, and visitors shall have the
right to use in common with others entitled thereto: (i) the existing cafeteria currently being operated in the Building (“830 Cafeteria”), and the cafeteria in the 828 Building (the “828
Cafeteria”), for so long as Landlord or any third party operator shall operate each Cafeteria (the 828 Cafeteria and the 830 Cafeteria are referred to collectively herein as the “Cafeterias”, so long as Tenant has the
right the right to use them). Notwithstanding the foregoing, the 828 Cafeteria may not be in operation prior to the time when the 828 Building has achieved occupancy of at least thirty-five (35%) percent of the rentable area of the 828 Building.
Subject to the provisions of Section 5.2, any amounts paid by Landlord to such third party operator(s) on account of its operation of the Cafeteria(s) in excess of the net revenues derived from the operation of the Cafeteria(s) shall be
included in Operating Costs, as shall all of Landlord’s costs of cleaning, maintaining, and repairing the Cafeteria(s) (collectively referred to herein as (“Cafeteria Costs”). If for any reason Landlord or the owner of
the 828 Building decides to cease operating a Cafeteria, then within thirty (30) days after delivery of written notice from Landlord to Tenant of Landlord’s decision, then Tenant shall no longer have the right to use such Cafeteria and
that portion of the Building shall be removed from the calculation of Common Areas and Tenant’s Proportionate Shares shall be adjusted accordingly. 

(d) Shower and Changing Rooms. During the Term, Tenant, its employees, contractors, and visitors shall have the right to use in common
with others entitled thereto, at no additional charge, the shower and changing rooms located in the 828 Building (the “Shower and Changing Rooms”), for so long as Landlord or any third party operator shall operate the Shower

  
 PAGE 3 

 
and Changing Rooms. Landlord shall, at its expense, install and maintain card readers at appropriate access points to the Shower and Changing Rooms and issue identification cards to authorized
users. Any amounts paid by Landlord on account of its operation of the Shower and Changing Rooms (including, without limitation, Landlord’s costs of cleaning, maintaining, and repairing the Shower and Changing Rooms) shall be included in
Operating Costs. If for any reason Landlord decides to cease operating the Shower and Changing Rooms, then within thirty (30) days after delivery of written notice from Landlord to Tenant of Landlord’s decision, then Tenant shall no longer
have the right to use the Shower and Changing Rooms and that portion of the Building shall be removed from the calculation of Common Areas and Tenant’s Proportionate Shares shall be adjusted accordingly. 

(e) Rooftop Premises. During the Term, Tenant shall have the right to use a portion of the rooftop of the Building designated by
Landlord (the “Rooftop Premises”) for the purpose of maintaining an existing dedicated air-handler unit exclusively serving the Premises (which air handler Landlord is delivering in its
“AS IS,” “WHERE IS” condition and with all faults on the Execution Date), as well as for the installation of certain supplemental HVAC equipment and a cell phone repeater, to be approved by Landlord and purchased and installed by
Tenant in accordance with the terms of this Lease (any equipment existing as of the Execution Date or subsequently installed within the Rooftop Premises, as the same may be modified, altered or replaced during the Term, is collectively referred to
herein as “Tenant’s Rooftop Equipment”). Landlord’s approval of such equipment shall not be unreasonably withheld, conditioned or delayed provided Tenant demonstrates to Landlord’s reasonable satisfaction that
the proposed equipment (i) does not interfere with any base Building equipment operated by Landlord on the roof; (ii) will not affect the structural integrity of the Building or impact the roof or the roof membrane in any manner;
(iii) shall be adequately screened so as to minimize the visibility of such equipment; and (iv) shall be adequately sound-proofed to meet all requirements of Legal Requirements and Landlord’s specified maximum decibel levels for
equipment operations. Tenant shall not install or operate Tenant’s Rooftop Equipment until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses, and authorizations necessary for the installation
and operation thereof. In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in connection with the installation, maintenance and operation of Tenant’s Rooftop Equipment. Landlord shall
have no obligation to provide any services including, without limitation, electric current or gas service, to the Rooftop Premises or to Tenant’s Rooftop Equipment; provided, however, that the existing air handler is currently connected to
electrical service. Tenant shall be responsible for the cost of repairing and maintaining Tenant’s Rooftop Equipment and the cost of repairing any damage to the Building, or the cost of any necessary improvements to the Building, caused by or
as a result of the installation, replacement and/or removal of Tenant’s Rooftop Equipment. Landlord makes no warranties or representations to Tenant as to the suitability of the Rooftop Premises for the installation and operation of
Tenant’s Rooftop Equipment. In the event that at any time during the Term, Landlord determines, in its sole but bona fide business judgment, that the operation and/or periodic testing of Tenant’s Rooftop Equipment interferes with the
operation of the Building or the business operations of any of the occupants of the Building, then Tenant shall, upon notice from Landlord, cause all further testing of Tenant’s Rooftop Equipment to occur after normal business hours
(hereinafter defined). Tenant shall have no right of access to the roof of the Building unless Tenant has given Landlord reasonable advance notice and unless Tenant’s representatives are accompanied by a representative of

  
 PAGE 4 

 
Landlord. At the expiration or prior termination of this Lease, Tenant shall remove from the roof of the Building any of the Tenant’s Rooftop Equipment installed by or on behalf of Tenant,
and Tenant shall be responsible for the cost of repairing any damage to the roof of the Building caused by the installation or removal of such Tenant’s Rooftop Equipment. Tenant shall have no right to transfer or assign its rights hereunder,
other than to a permitted assignee or sublessee of all or substantially all of the Premises. To the maximum extent permitted by law, the Tenant’s Rooftop Equipment and all other related installations shall be at the sole risk of Tenant, and
except to the extent caused by negligent acts or willful misconduct by Landlord or its agents, employees or contractors, Landlord shall have no liability to Tenant in the event that the Tenant’s Rooftop Equipment or any related installations
are damaged for any reason. In addition to the indemnification provisions set forth in this Lease (which indemnification provisions shall be applicable to the use by Tenant of the Tenant’s Rooftop Equipment) Tenant shall, to the maximum extent
permitted by law, indemnify, defend, and hold Landlord harmless from any and all claims, losses, demands, actions or causes of actions suffered by any person, firm, corporation, or other entity to the extent that the same arises out of or results
from Tenant’s use of the Tenant’s Rooftop Equipment and the rights granted to Tenant hereunder. 
 1.4
Tenant’s Access. From and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises twenty-four (24) hours a day, seven (7) days a week, subject to Landlord’s
reasonable Building security requirements, causes beyond Landlord’s reasonable control, Legal Requirements, the Rules and Regulations, the terms of this Lease, Force Majeure (hereinafter defined) and matters of record. 

1.5 No recording // Notice of Lease. Neither party shall record this Lease. Tenant shall not record a memorandum of this Lease
and/or a notice of this Lease. Notwithstanding the foregoing, if the Initial Term plus any Extension Term(s) exceed in the aggregate seven (7) years, Landlord agrees to join in the execution, in recordable form, of a statutory notice of lease
and/or written declaration in which shall be stated the Term Commencement Date, the Rent Commencement Date, the number and length of the Extension Term(s) and the Expiration Date, which notice of lease may be recorded by Tenant with the Middlesex
South Registry of Deeds and/or filed with the Middlesex South Registry District of the Land Court, as appropriate (alternatively and collectively, the “Registry”) at Tenant’s sole cost and expense. If a notice of lease was
previously recorded with the Registry, upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly execute, acknowledge, and deliver the same (together with
any other instrument(s) that may be necessary in order to record and/or file same with the Registry) to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall survive the expiration or earlier termination of
the Lease. 
 1.6 Exclusions. The following are expressly excluded from the Premises and reserved to Landlord: all the
perimeter walls of the Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other
utilities, sinks or other Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.3(a) above. 

  
 PAGE 5 

 1.7 Acid Neutralization Tank. 

(a) The provisions of this Section 1.7 are subject to Section 10.1 below: 

(b) There currently exists an acid neutralization tank (the “Acid Neutralization Tank”) that is located in the PH System
Premises. Tenant acknowledges and agrees that Tenant is leasing the Acid Neutralization Tank in its “AS IS,” “WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or
implied, in fact or by law, of any kind, or recourse to Landlord. Tenant shall have the exclusive right, throughout the Term of the Lease, as the same may be extended, to use the Acid Neutralization Tank in accordance with Legal Requirements. Tenant
shall obtain, and maintain all governmental permits and approvals necessary for the operation and maintenance of the Acid Neutralization Tank. Tenant shall be responsible for all costs, charges and expenses incurred from time to time in connection
with or arising out of the operation, use, maintenance, repair or refurbishment of the Acid Neutralization Tank, including all clean-up costs relating to the Acid Neutralization Tank (collectively,
“Tank Costs”), except, subject to Section 14.5, to the extent such costs are caused by the negligence or willful misconduct of any of the Landlord Parties (as hereinafter defined). 

(c) Tenant shall be responsible for the operation, cleanliness, maintenance and replacement of the Acid Neutralization Tank and the
appurtenances, all of which shall be the personal property of Tenant. Such maintenance and operation shall be performed in a manner to avoid any unreasonable interference with any other tenants or Landlord. Tenant shall take the Acid Neutralization
Tank “as is” in the condition in which the Acid Neutralization Tank Premises is in as of the Commencement Date, without any obligation on the part of Landlord to prepare or construct the PH System Premises for Tenant’s use or
occupancy. Without limiting the foregoing, Landlord makes no warranties or representations to Tenant as to the suitability of the Acid Neutralization and the PH System Premises for the operation of the Acid Neutralization Tank. Tenant shall have no
right to make any changes, alterations, additions, decorations or other improvements to the PH System Premises without Landlord’s prior written consent which shall not be unreasonably withheld, conditioned or delayed. Tenant agrees to maintain
the Acid Neutralization Tank in good condition and repair. At the expiration or earlier termination of the Term, Tenant shall decommission the Acid Neutralization Tank in accordance with applicable Legal Requirements and shall provide any associated
documentation of decommissioning to Landlord upon request therefor. Landlord shall have no obligation to provide any services, including, without limitation, electric current, to the Acid Neutralization Tank. 

2. RIGHTS RESERVED TO LANDLORD 

2.1 Additions and Alterations. Landlord reserves the right, at any time and from time to time, to make such changes, alterations,
additions, improvements, repairs or replacements in or to the Property (including the Premises but, with respect to the Premises, only for purposes of repairs, maintenance, replacements and the exercise of any other rights expressly reserved to
Landlord herein) and the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem necessary or desirable, provided, however, that there be no material obstruction of access to, or material
interference with the use and enjoyment of, the Premises by Tenant. Subject to the foregoing, Landlord expressly reserves the right to temporarily close all, or any portion, of the Common Areas for the purpose of making repairs or changes thereto.

  
 PAGE 6 

 2.2 Additions to the Property. 

(a) Landlord may at any time or from time to time (i) construct additional improvements and related site improvements (collectively,
“Future Development”) in all or any part of the Property, (ii) change the location or arrangement of any improvement outside the Building in or on the Property or all or any part of the Common Areas, or add or deduct any
land to or from the Property; provided that there shall be no material increase in Tenant’s obligations or material interference with Tenant’s rights under this Lease in connection with the exercise of the foregoing reserved rights. 

(b) In case any excavation shall be made for building or improvements or for any other purpose upon the land adjacent to or near the Premises,
Tenant will afford without charge to Landlord, or the person or persons, firms or corporations causing or making such excavation, license to enter upon the Premises for the purpose of doing such work as Landlord or such person or persons, firms or
corporation shall deem to be necessary to preserve the walls or structures of the Building from injury, and to protect the Building by proper securing of foundations. 

2.3 Name and Address of Building. Landlord reserves the right at any time and from time to time to change the name or address of
the Building and/or the Property, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 

2.4 Landlord’s Access. Subject to the terms hereof, Tenant shall (a) upon reasonable advance notice,
which may be oral (except that no notice shall be required in emergency situations), permit Landlord and any holder of a Mortgage (hereinafter defined) (each such holder, a “Mortgagee”), and the agents, representatives,
employees and contractors of each of them, to have reasonable access to the Premises at all reasonable hours for the purposes of inspection, making repairs, replacements or improvements in or to the Premises or the Building or equipment therein
(including, without limitation, sanitary, electrical, heating, air conditioning or other systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by- laws, court decisions and
orders and requirements of all public authorities (collectively, “Legal Requirements”), or exercising any right reserved to Landlord under this Lease (including without limitation the right to take upon or through, or to keep
and store within the Premises all necessary materials, tools and equipment); (b) permit Landlord and its agents and employees, at reasonable times, upon reasonable advance notice, to show the Premises during normal business hours (i.e. Monday –
Friday 8 A.M.—6 P.M., Saturday 8 A.M. – 1 P.M., excluding holidays) to any prospective Mortgagee or purchaser of the Building and/or the Property or of the interest of Landlord therein, and, during the last twelve (12) months of the
Term or at any time after the occurrence of an Event of Default, prospective tenants; and (c) upon reasonable prior written notice from Landlord, permit Landlord and its agents, at Landlord’s sole cost and expense, to perform environmental
audits, environmental site investigations and environmental site assessments (“Site Assessments”) in, on, under and at the Premises and the Land, it being understood that Landlord shall repair any damage arising as a result
of the Site Assessments, and such Site Assessments may include both above and below the ground testing and such other tests as may be necessary or appropriate to conduct the Site Assessments. All such access by Landlord or any Mortgagee to the
laboratory portion of the Premises shall be subject to Tenant’s reasonable security measures. In addition, to the extent that it is necessary to enter the Premises 

  
 PAGE 7 

 
in order to access any area that serves any portion of the Building outside the Premises, then Tenant shall, upon as much advance notice as is practical under the circumstances, and in any event
at least twenty-four (24) hours’ prior written notice (except that no notice shall be required in emergency situations), permit contractors engaged by other occupants of the Building to pass through the Premises in order to access such
areas but only if accompanied by a representative of Landlord. The parties agree and acknowledge that, despite reasonable and customary precautions (which Landlord agrees it shall exercise), any property or equipment in the Premises of a delicate,
fragile or vulnerable nature may nevertheless be damaged in the course of performing Landlord’s obligations. Accordingly, Tenant shall take reasonable protective precautions with unusually fragile, vulnerable or sensitive property and
equipment. In connection with any non-emergency access under this Section 2.4, Tenant shall be entitled to have a representative present for any access by Landlord or any Landlord Parties. 

2.5 Pipes, Ducts and Conduits. Tenant shall permit Landlord to erect, use, maintain and relocate pipes, ducts and conduits in
and through the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof. 

2.6 Minimize Interference. Except in the event of an emergency, Landlord shall use commercially reasonable efforts to minimize
any interference with Tenant’s business operations and use and occupancy of the Premises in connection with the exercise any of the foregoing rights under this Section 2. 

3. CONDITION OF PREMISES. 

3.1 Condition of Premises. Landlord shall deliver the Premises to Tenant in vacant, broom-clean condition, and Tenant
acknowledges and agrees that Tenant is leasing the Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by
law, of any kind (except as otherwise set forth in this Lease), and without recourse to Landlord. As of the Term Commencement Date all base Building systems serving the Premises shall be in good working order and condition. To Landlord’s
knowledge, there are no outstanding notices of any violation of applicable Legal Requirements with respect to the Premises. Landlord has previously provided Tenant with evidence that the Premises have been decommissioned in accordance with
applicable Legal Requirements. The foregoing shall not limit or detract from Landlord’s repair and maintenance obligations set forth herein. 

4. USE OF PREMISES 

4.1 Permitted Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no other purposes. Service
and utility areas (whether or not a part of the Premises) shall be used only for the particular purpose for which they are designed. Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by applicable laws
or insurance requirements. 

  
 PAGE 8 

 4.2 Prohibited Uses. 

(a) Notwithstanding any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or
permit the use or occupancy of the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this Lease or otherwise
applicable to or binding upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord (taking into account the use of the Building as a combination laboratory, research
and development and office building and the Permitted Uses) shall (a) impair the appearance or reputation of the Building; (b) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and
economic heating, cleaning, ventilating, air conditioning or other servicing of the Building or Premises, or the use or occupancy of any of the Common Areas; (c) occasion discomfort, inconvenience or annoyance in any material respect (and
Tenant shall not install or use any electrical or other equipment of any kind which, in the reasonable judgment of Landlord, will cause any such impairment, interference, discomfort, inconvenience, annoyance or injury), or cause any injury or damage
to any occupants of the Premises or other tenants or occupants of the Building or their property; or (d) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions to emanate from
the Premises; (iv) in a manner which is inconsistent with the operation and/or maintenance of the Building as a first-class combination office, research, development and laboratory facility; (v) [intentionally deleted]; or (vi) in a manner
which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first took occupancy of the Premises hereunder, unless Tenant otherwise agrees in writing to be responsible for the increased
cost of such insurance rates. Notwithstanding the foregoing, Landlord agrees that Tenant’s use of the Premises for the Permitted Use (as opposed to the particular manner of Tenant’s use of the Premises) shall not, in and of itself, be
deemed to breach the provisions of this Section 4.2. 
 (b) With respect to the use and occupancy of the Premises and the Common Areas,
Tenant will not: (i) place or maintain any signage (except as set forth in Section 12.2 below), trash, refuse or other articles in any vestibule or entry of the Premises, on the footwalks or
corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor, footwalk, parking area, mall or any other Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other
refuse within or without the Premises; (ii) permit the parking of vehicles so as to interfere with (x) the ability of others, entitled thereto, to park in the common parking areas, or (y) the use of any driveway, corridor, footwalk,
parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably designated by Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless
directed by court order), or other similar type sale in or connected with the Premises; (vi) use the name of Landlord, or any of Landlord’s affiliates in any publicity, promotion, trailer, press release, advertising, printed, or display
materials without Landlord’s prior written consent; or (vii) except in connection with Alterations (hereinafter defined) approved by Landlord, cause or permit any hole to be drilled or made in any part of the Building. 

4.3 Intentionally Omitted. 

4.4 MWRA Permit. Tenant shall establish and maintain with respect to its use of wastewater facilities exclusively serving the
Leased Premises, an MWRA waste water discharge program administered by a licensed, qualified individual (which individual may be (i) a third party contractor/consultant approved by Landlord, which approval shall not be

  
 PAGE 9 

 
unreasonably withheld, or (ii) an employee of Tenant or Tenant’s affiliate) in accordance with the requirements of the Massachusetts Water Resources Authority
(“MWRA”) and any other applicable governmental authority. Tenant shall be solely responsible for all costs incurred in connection with such MWRA waste water discharge, and Tenant shall provide Landlord with such documentation
as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other applicable governmental authority with respect to such chemical safety program and (b) this Section. Tenant shall
obtain and maintain during the Term (i) any permit required by the MWRA (“MWRA Permit”) and (ii) a wastewater treatment operator license from the Commonwealth of Massachusetts with respect to Tenant’s use of
any acid neutralization tank exclusively serving the Leased Premises in the Building. Tenant shall not introduce anything into the acid neutralization tank serving the Premises, if any (x) in violation of the terms of the MWRA Permit,
(y) in violation of Legal Requirements or (z) that would interfere with the proper functioning of any such acid neutralization tank. 

4.5 Parking and Traffic Demand Management Plan. The Property is subject to a Parking and Traffic Demand Management Plan with the
City of Waltham, a copy of which is attached hereto as Exhibit 11 (the “ PTDM”). Tenant agrees, at its sole expense, to comply with the requirements of the PTDM, only insofar as they apply to the Premises
and/or Tenant’s use and occupancy thereof. In the event that the PTDM is ever modified, supplemented, amended or replaced (“PTDM Modifications”), Tenant agrees, at its sole expense, to comply with the requirements of the
PTDM Modifications, only insofar as they apply to the Premises and/or Tenant’s use and occupancy thereof. 
 5. RENT; ADDITIONAL
RENT 
 5.1 Base Rent. During the Term, Tenant shall pay to Landlord Base Rent in equal monthly installments, in advance
and without demand on the first day of each month for and with respect to such month. Unless otherwise expressly provided herein, the payment of Base Rent, additional rent and other charges reserved and covenanted to be paid under this Lease with
respect to the Premises (collectively, “Rent”) shall commence on the Rent Commencement Date, and shall be prorated for any partial months. Rent shall be payable to Landlord or, if Landlord shall so direct in writing, to
Landlord’s agent or nominee, in lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the time of payment. 

5.2 Operating Costs. 

(a) “Operating Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the
operation, management, repair, replacement, maintenance and insurance (including, without limitation, environmental liability insurance and property insurance on Landlord-supplied leasehold improvements for tenants, but not property insurance on
tenants’ equipment) of the Property or allocated to the Property, including without limitation all costs of labor (wages, salaries, fringe benefits, etc.) up to and including the Property manager, however denominated, any costs for utilities
supplied to exterior areas and the Common Areas, and any costs for repair and replacements, cleaning and maintenance of exterior areas and the Common Areas (including, without limitation, the Building’s share of Common Expenses under the
Condominium Documents and costs of maintaining and operating the 

  
 PAGE 10 

 
exterior common areas and facilities of the Waltham Woods/Reservoir Woods Park allocable to the Building), related equipment, facilities and appurtenances and HVAC equipment, security services, a
management fee paid to Landlord’s property manager in an amount not to exceed four percent (4%) of gross revenues of the Building, the costs, including, without limitation, a commercially reasonable rental factor, of Landlord’s management
office for the Property, which management office may be located outside the Property and which may serve other properties in addition to the Property (in which event such costs shall be equitably allocated among the properties served by such
office), the cost of operating any amenities in the Property available to all tenants of the Property and any subsidy provided by Landlord for or with respect to any such amenity, all costs of applying and reporting for the Building or any part
thereof to seek or maintain certification under the U.S. EPA’s Energy Star® rating system, the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED)
rating system or a similar system or standard and Permitted Capital Expenditures subject to Section 5.2(b). For costs and expenditures made by Landlord in connection with the operation, management, repair, replacement, maintenance and insurance
of the Building as a whole, Landlord shall make a reasonable allocation thereof between the retail and non-retail portions of the Building, if applicable. Operating Costs shall not include Excluded Costs
(hereinafter defined). 
 (b) Capital Expenditures. Permitted Capital Expenditures (as hereinafter defined) shall only be included in
Operating Costs for each fiscal year during the Term to the extent of the Annual Charge-Off, as hereinafter defined, for such fiscal year with respect to such capital expenditure. Operating Costs shall not
include any Annual Charge-Off with respect to Excluded Costs, as hereinafter defined. For the purposes hereof: 

(i) “Annual Charge-Off” means the annual amount of principal
and interest payments which would be required to repay a loan in equal monthly installments over the Useful Life, as defined below, of the capital item in question on a direct reduction basis at an annual interest rate equal to the Capital Interest
Rate, as defined below, where the initial principal balance is the cost of the capital item in question. 
 (ii)
“Useful Life” shall be reasonably determined by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of acquisition of the capital item. 

(iii) “Capital Interest Rate” shall be defined as an annual rate of either one percentage point over
the AA bond rate (Standard & Poor’s corporate composite or, if unavailable, its equivalent) as reported in the financial press at the time the capital expenditure is made or, if the capital item is acquired through third-party
financing, then the actual (including fluctuating) rate paid by Landlord in financing the acquisition of such capital item. 
 (c)
“Excluded Costs” shall be defined as (i) any fixed or percentage ground rent payable to any ground lessor, or any mortgage charges (including interest, principal, points and fees); (ii) brokerage commission and legal
fees incurred in negotiating and enforcing tenant leases, or any other obligations of tenants; (iii) salaries of executives and owners not directly employed in the management/operation of the Property; (iv) the cost of work done or
services provided by Landlord for a particular tenant; (v) the cost of items which, by generally accepted 

  
 PAGE 11 

 
accounting principles, would be capitalized on the books of Landlord or are otherwise not properly chargeable against income, except to the extent such capital item is (A) required by any
Legal Requirements enacted after the date of this Lease, (B) reasonably projected to reduce Operating Costs, or (C) reasonably expected to improve the management and/or operation of the Building (collectively, “Permitted Capital
Expenditures”); (vi) any contributions made by Landlord to any tenant of the Property in connection with the build-out of its premises; (vii) franchise or income taxes imposed on Landlord;
(viii) costs paid directly by individual tenants to suppliers, including tenant electricity, telephone and other utility costs; (ix) increases in premiums for insurance when such increase is caused by the use of the Building by Landlord or
any other tenant of the Building; (x) depreciation of the Building; (xi) costs relating to maintaining Landlord’s existence as a corporation, partnership or other entity or related solely to the ownership (as opposed to the use,
occupancy, operation, maintenance, repair, or management) of the Property; (xii) advertising and other fees and costs incurred in procuring tenants; (xiii) the cost of any items for which Landlord is reimbursed by insurance, condemnation
awards, refund, rebate or otherwise, and any expenses for repairs or maintenance to the extent covered by warranties, guaranties and service contracts; (xiv) costs incurred in connection with any disputes between Landlord and its employees,
between Landlord and Building management, or between Landlord and other tenants or occupants; (xv) depreciation; (xvi) any amount paid by Landlord or Landlord’s managing agent to a subsidiary or affiliate of Landlord or Landlord’s
managing agent, or to any party as a result of a non-competitive selection process, for management or other services to the Building, or for supplies or other materials, to the extent the cost of such
services, supplies, or materials exceed the cost that would have been paid had the services, supplies or materials been provided by parties unaffiliated with the Landlord or Landlord’s managing agent on a competitive basis and are consistent
with those incurred by similar buildings in the same metropolitan area in which the Building is located; (xvii) fines or penalties which Landlord is obligated to pay by reason of Landlord’s violation of applicable law or its lease
obligations; (xviii) the cost of remediating Hazardous Materials from the Building or the Campus other than Included Hazardous Materials, as hereinafter defined; “Included Hazardous Materials” shall be defined as all Hazardous
Materials, other than: (A) any material or substance located in the Building or the Property on the Execution Date which, as of the Execution Date, is not considered under then existing Legal Requirements, to be Hazardous Material, but which is
subsequently determined to be a Hazardous Material by reason of a Legal Requirement which first becomes effective after the Execution Date of this Lease, and (B) any material or substance that is introduced to the Building or the Property after
the Execution Date which, when introduced to the Building or the Property, is not then (i.e., at the time of introduction to the Building or the Property) considered, as a matter of any Legal Requirement, to be a Hazardous Material, but which is
subsequently determined to be a Hazardous Material by reason of Legal Requirements which first becomes effective after the date of introduction of such material or substance to the Building or Property; (xx) repair, for sculptures, paintings,
fountains or other objects of art or the display of such item. 
 (d) Payment of Operating Costs. Commencing as of the Rent
Commencement Date and continuing thereafter throughout the remainder of the Term of the Lease, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of Operating Costs. Landlord may make a good faith estimate of Tenant’s Share
of Operating Costs for any fiscal year or part thereof during the term, and Tenant shall pay to Landlord, on the Rent Commencement Date and on the first (1st) day of each calendar month thereafter, an amount

  
 PAGE 12 

 
equal to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof divided by the number of months therein. Landlord may estimate and
re-estimate Tenant’s Share of Operating Costs and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s
Share of Operating Costs shall be appropriately adjusted in accordance with the estimations so that, by the end of the fiscal year in question, Tenant shall have paid all of Tenant’s Share of Operating Costs as estimated by Landlord. Any
amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Operating Costs are available for each fiscal year. As of the Execution Date, the Property’s fiscal year is January 1 – December 31.

 (e) Annual Reconciliation. Landlord shall, within one hundred twenty (120) days after the end of each fiscal year, deliver to
Tenant a reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”). Failure of Landlord to provide the Year End Statement within the time prescribed shall not relieve
Tenant from its obligations hereunder. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating Costs actually incurred for such fiscal year, then, provided no monetary Event of Default,
nor any event which, with the passage of time and/or the giving of notice would constitute a monetary Event of Default, then exists, Tenant may credit the difference against the next installment of additional rent on account of Operating Costs due
hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due
from Tenant to Landlord. If the total of such remittances is less than Tenant’s Share of Operating Costs actually incurred for such fiscal year, Tenant shall pay the difference to Landlord, as additional rent hereunder, within ten
(10) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating Costs for the next fiscal year shall be based upon the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End Statement plus a reasonable adjustment based upon estimated increases in Operating Costs. The provisions of this Section 5.2(d) shall survive the expiration or earlier termination of this Lease. 

(f) Part Years. If the Rent Commencement Date or the Expiration Date occurs in the middle of a fiscal year, Tenant shall be liable for
only that portion of the Operating Costs with respect to such fiscal year within the Term. 
 (g)
Gross-Up. If, during any fiscal year, less than 95% of the Building is occupied by tenants or if Landlord was not supplying all tenants with the services being supplied to Tenant hereunder, actual
Operating Costs incurred shall be reasonably extrapolated by Landlord on an item-by-item basis to the reasonable Operating Costs that would have been incurred if the
Building was 95% occupied and such services were being supplied to all tenants, and such extrapolated Operating Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. This “gross up” treatment shall
be applied only with respect to variable Operating Costs arising from services provided to Common Areas or to space in the Building being occupied by tenants (which services are not provided to vacant space or may be provided only to some tenants)
in order to allocate equitably such variable Operating Costs to the tenants receiving the benefits thereof. 

  
 PAGE 13 

 (h) Audit Right. Provided there is no Event of Default, Tenant may, upon at least
sixty (60) days’ prior written notice, inspect or audit Landlord’s records relating to Operating Costs for any periods of time within the previous fiscal year before the audit or inspection. However, no audit or inspection shall
extend to periods of time before the Rent Commencement Date. If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on the Year- End Statement within ninety (90) days after such statement has been delivered to
Tenant and/or fails to complete any such audit or inspection within one-hundred twenty (120) days after receipt of the Year End Statement, then Tenant shall be deemed to have waived its right to object to
the calculation of Tenant’s Share of Operating Costs for the year in question and the calculation thereof as set forth on such statement shall be final. Tenant’s audit or inspection shall be conducted only at Landlord’s offices or the
offices of Landlord’s property manager during business hours reasonably designated by Landlord. Tenant shall pay the cost of such audit or inspection. Tenant may not conduct an inspection or have an audit performed more than once during any
fiscal year. If, after such inspection or audit has been performed, it is finally determined or mutually agreed that there has been an underpayment by Tenant, then Tenant shall pay to Landlord, as Additional Rent hereunder, any underpayment of any
such costs, as the case may be, within thirty (30) days after receipt of an invoice therefor. In the event the Landlord disagrees in good faith with the results of the audit, Landlord shall notify Tenant within fifteen (15) days of the
audit, and Landlord and Tenant shall mutually select a neutral third party to evaluate the charges for Tenant’s Share of Operating Costs, and the results of such third party’s evaluation shall bind Landlord and Tenant and shall be final.
Costs charged by any such third party shall be shared equally by Landlord and Tenant. If, after such inspection or audit has been performed, it is finally determined or mutually agreed that that there has been overpayment by Tenant, then Landlord
shall credit such overpayment against the next installment(s) of Base Rent thereafter payable by Tenant, except that if such overpayment is determined after the termination or expiration of the Term, Landlord shall promptly refund to Tenant the
amount of such overpayment less any amounts then due from Tenant to Landlord. Tenant shall maintain the results of any such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other
than an independent firm of certified public accountants (A) reasonably acceptable to Landlord, (B) which is not compensated on a contingency fee basis or in any other manner which is dependent upon the results of such audit or inspection,
and (C) which executes Landlord’s standard confidentiality agreement whereby it shall agree to maintain the results of such audit or inspection confidential. All expenses of such audit shall be borne by Tenant unless such audit shall
disclose an overstatement of Tenant’s share of Operating Costs of five percent (5%) or more, in which case all reasonable expenses of such audit shall be borne by Landlord. The provisions of this Section 5.2(h) shall survive the expiration
or earlier termination of this Lease. 
 5.3 Taxes. 

(a) “Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Building and the
Land, and upon any personal property of Landlord used in the operation thereof, or on Landlord’s interest therein or such personal property; charges, fees and assessments for transit, housing, police, fire or other services or purported
benefits to the Building and the Land (including without limitation any community preservation assessments); service or user payments in lieu of taxes; and any and all other taxes, levies, betterments, assessments and charges arising from the
ownership, leasing, operation, use 

  
 PAGE 14 

 
or occupancy of the Building and the Land or based upon rentals derived therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental authorities.
Notwithstanding anything to the contrary contained in this Lease, in the event that any betterment or special assessment shall be payable in installments, whether or not Landlord elects to pay the same over the longest period permitted,
Tenant’s payments shall be based on the installments payable with respect to each year during the Term as if Landlord had elected to pay the same over the longest period permitted. From and after substantial completion of any occupiable
improvements constructed as part of a Future Development, if such improvements are not separately assessed, Landlord shall reasonably allocate Taxes between the Building and such improvements and the land area associated with the same. Taxes shall
not include any interest due to late payment of Taxes by Landlord, or any inheritance, estate, succession, gift, franchise, rental, income or profit tax, capital stock tax, capital levy or excise, or any income taxes arising out of or related to the
ownership and operation of the Building and the Land, provided, however, that any of the same and any other tax, excise, fee, levy, charge or assessment, however described, that may in the future be levied or assessed as a substitute for or an
addition to, in whole or in part, any tax, levy or assessment which would otherwise constitute Taxes, whether or not now customary or in the contemplation of the parties on the Execution Date of this Lease, shall constitute Taxes, but only to the
extent calculated as if the Building and the Land were the only real estate owned by Landlord. “Taxes” shall also include reasonable expenses (including without limitation reasonable legal and consultant fees) of tax
abatement or other proceedings contesting assessments or levies. 
 (b) “Tax Period” shall be any fiscal/tax period
in respect of which Taxes are due and payable to the appropriate governmental taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of this Lease. 

(c) Payment of Taxes. Commencing as of the Rent Commencement Date and continuing thereafter throughout the remainder of the Term of the
Lease, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of Taxes. Landlord may make a good faith estimate of the Taxes to be due by Tenant for any Tax Period or part thereof during the Term, and Tenant shall pay to Landlord, on
the Rent Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Taxes for such Tax Period or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share of Taxes and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Share of Taxes
shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall have paid all of Tenant’s Share of Taxes as estimated by Landlord. Any amounts paid based on such an estimate
shall be subject to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances is greater than Tenant’s Share of Taxes actually due for such Tax Period, then, provided no monetary
Event of Default, nor any event which, with the passage of time and/or the giving of notice would constitute a monetary Event of Default, then exists Tenant may credit the difference against the next installment of additional rent on account of
Taxes due hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts
then due from Tenant to Landlord. If the total of such remittances is less than Tenant’s Share of 

  
 PAGE 15 

 
Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as additional rent hereunder, within ten (10) days of Tenant’s receipt of an invoice therefor.
Landlord’s estimate for the next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases in Taxes. The provisions of this
Section 5.3(c) shall survive the expiration or earlier termination of this Lease. 
 (d)
Effect of Abatements. Appropriate credit against Taxes shall be given for any refund obtained by reason of a reduction in any Taxes by the assessors or the administrative, judicial or other governmental agency responsible therefor after
deduction of Landlord’s expenditures for reasonable legal fees and for other reasonable expenses incurred in obtaining the Tax refund. 

(e) Part Years. If the Rent Commencement Date or the Expiration Date occurs in the middle of a Tax Period, Tenant shall be liable for
only that portion of the Taxes, as the case may be, with respect to such Tax Period within the Term. 
 5.4 Late Payments.

 (a) Any payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due date until
paid in full at the annual rate of twelve percent (12%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”); provided, however, that the foregoing shall not apply for
the first such instance in any given twelve (12) month period that any payment of Rent is not paid when due. 
 (b) Additionally, if
Tenant fails to make any payment within five (5) days after the due date therefor, Landlord may charge Tenant a fee, which shall constitute liquidated damages, equal to three (3%) of any such late payment. 

(c) For each Tenant payment check to Landlord that is returned by a bank for any reason, Tenant shall pay a returned check charge equal to the
amount as shall be customarily charged by Landlord’s bank at the time. 
 (d) Money paid by Tenant to Landlord shall be applied to
Tenant’s account in the following order: first, to any unpaid additional rent, including without limitation late charges, returned check charges, legal fees and/or court costs chargeable to Tenant hereunder; and then to unpaid Base Rent. 

(e) The parties agree that the late charge referenced in Section 5.4(b) represents a fair and
reasonable estimate of the costs that Landlord will incur by reason of any late payment by Tenant, and the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for the use of
Landlord’s money by Tenant, while the payment of late charges is to compensate Landlord for Landlord’s processing, administrative and other costs incurred by Landlord as a result of Tenant’s delinquent payments. Acceptance of a late
charge or interest shall not constitute a waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease or at law or in equity now
or hereafter in effect. 

  
 PAGE 16 

 5.5 No Offset; Independent Covenants; Waiver. Rent shall be paid without notice or
demand, and without setoff, counterclaim, defense, abatement, suspension, deferment, reduction or deduction, except as expressly provided herein. TENANT WAIVES ALL RIGHTS (I) TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF
OR FROM RENT, AND (II) TO QUIT, TERMINATE OR SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF, EXCEPT IN EITHER CASE AS EXPRESSLY PROVIDED HEREIN. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL BE
SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS, THAT RENT SHALL CONTINUE TO BE PAYABLE IN ALL EVENTS AND THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM THE SAME SHALL HAVE BEEN
TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE. LANDLORD AND TENANT EACH ACKNOWLEDGES AND AGREES THAT THE INDEPENDENT NATURE OF THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS FAIR, REASONABLE, AND ACCEPTED COMMERCIAL PRACTICE WITH RESPECT
TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT THIS AGREEMENT IS THE PRODUCT OF FREE AND INFORMED NEGOTIATION DURING WHICH BOTH LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES IN
MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN WESSON V. LEONE ENTERPRISES, INC., 437 MASS. 708 (2002). SUCH ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS
BY TENANT ARE A MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS LEASE. 
 5.6 Survival. Any obligations under this
Section 5 which shall not have been paid at the expiration or earlier termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same
shall be determined and be due. 
 6. INTENTIONALLY OMITTED. 

7. LETTER OF CREDIT 

7.1 Amount. Contemporaneously with the execution of this Lease, Tenant shall deliver to Landlord either (i) cash in the
amount specified in the Lease Summary Sheet (the “Cash Security Deposit”), which shall be held by Landlord in accordance with Section 7.5 below, or (ii) an
irrevocable letter of credit (the “Letter of Credit”) that shall (a) be in the initial amount of $595,408.00; (b) be issued on substantially the form attached hereto as Exhibit 6; (c) name
Landlord as its beneficiary; (d) be drawn on an FDIC insured financial institution reasonably satisfactory to Landlord that both (x) has an office in the greater Boston metropolitan area that will accept presentation of, and pay against,
the Letter of Credit and (y) satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold (as those terms are defined below), Landlord hereby approving of Silicon Valley Bank. The “Minimum Rating Agency
Threshold” shall mean that the issuing bank has outstanding unsecured, uninsured and unguaranteed senior long-term indebtedness that is then rated (without regard to qualification of

  
 PAGE 17 

 
such rating by symbols such as “+” or “-” or numerical notation) “Baa” or better by Moody’s Investors Service,
Inc. and/or “BBB” or better by Standard & Poor’s Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital
Threshold” shall mean that the issuing bank has combined capital, surplus and undivided profits of not less than $10,000,000,000. The Letter of Credit (and any renewals or replacements thereof) shall be for a term of not less than one
(1) year. If the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any additional period, Tenant shall be required to deliver a substitute Letter of Credit satisfying the conditions hereof at
least thirty (30) days prior to the expiration of the term of such Letter of Credit. If the issuer of the Letter of Credit fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be
required to deliver a substitute letter of credit from another issuer reasonably satisfactory to the Landlord and that satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than ten (10) business days
after Landlord notifies Tenant of such failure. Tenant agrees that it shall from time to time, as necessary, whether as a result of a draw on the Letter of Credit by Landlord pursuant to the terms hereof or as a result of the expiration of the
Letter of Credit then in effect, renew or replace the original and any subsequent Letter of Credit so that a Letter of Credit, in the amount required hereunder, is in effect until a date which is at least sixty (60) days after the Expiration
Date. If Tenant fails to furnish such renewal or replacement at least sixty (60) days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of Credit and hold the proceeds thereof
(and such proceeds need not be segregated) as a Security Deposit pursuant to the terms of this Article 7. Any renewal or replacement of the original or any subsequent Letter of Credit shall meet the requirements for the original Letter of Credit as
set forth above, except that such replacement or renewal shall be issued by a national bank reasonably satisfactory to Landlord at the time of the issuance thereof. 

7.2 Application of Proceeds of Letter of Credit. Upon an Event of Default, or if any proceeding shall be instituted by or
against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions or other relief from creditors (and, in the case of any proceeding instituted against it, if
Tenant shall fail to have such proceedings dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding, Landlord at its sole option may draw down all or a part of the Letter of Credit.
The balance of any Letter of Credit cash proceeds shall be held in accordance with Section 7.5 below. Should the entire Letter of Credit, or any portion thereof, be drawn down by Landlord, Tenant
shall, upon the written demand of Landlord, deliver a replacement Letter of Credit in the amount drawn, and Tenant’s failure to do so within ten (10) days after receipt of such written demand shall constitute an additional Event of Default
hereunder. The application of all or any part of the cash proceeds of the Letter of Credit to any obligation or default of Tenant under this Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such
application by Landlord constitute a waiver by Landlord. 
 7.3 Transfer of Letter of Credit. In the event that Landlord
transfers its interest in the Premises, Tenant shall upon notice from and at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord’s successor as the beneficiary
thereof. If Tenant fails to deliver such amendment or replacement within ten (10) days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the proceeds thereof in
accordance with Section 7.5 below. 

  
 PAGE 18 

 7.4 Cash Proceeds of Letter of Credit. Landlord shall hold the Cash Security
Deposit and/or the balance of proceeds remaining after a draw on the Letter of Credit (each hereinafter referred to as the “Security Deposit”) as security for Tenant’s performance of all its Lease
obligations. After an Event of Default, Landlord may apply the Security Deposit, or any part thereof, to Landlord’s damages without prejudice to any other Landlord remedy. Landlord has no obligation to pay interest on the Security
Deposit and may co-mingle the Security Deposit with Landlord’s funds. If Landlord conveys its interest under this Lease, the Security Deposit, or any part not applied previously, may be turned over
to the grantee in which case Tenant shall look solely to the grantee for the proper application and return of the Security Deposit. 

7.5 Return of Security Deposit or Letter of Credit. Should Tenant comply with all of such terms, covenants and conditions and
promptly pay all sums payable by Tenant to Landlord hereunder, the Security Deposit and/or Letter of Credit or the remaining proceeds therefrom, as applicable, shall be returned to Tenant within sixty (60) days after the end of the Term, less
any portion thereof which may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord. 

8. [INTENTIONALLY DELETED] 

9. UTILITIES, LANDLORD’S SERVICES 

9.1 Electricity. Landlord shall contract with the utility provider for electric service to the Property, including the Premises,
subject to the capacity limitations set forth in Exhibit 7-1. Commencing on the Term Commencement Date, Tenant shall pay all charges for electricity furnished to the Premises and any equipment exclusively
serving the Premises, as additional rent, as measured by a submeter, based on Landlord’s reasonable estimates or any applicable metering equipment. At Tenant’s request, Landlord shall provide Tenant with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. Tenant shall, at Tenant’s sole cost and expense, maintain and keep in good order, condition and
repair the metering equipment used to measure electricity furnished to the Premises and any equipment exclusively serving the same. 

9.2 Water. Landlord shall contract with the utility provider for water service to the Property, including the Premises. Except
as otherwise provided below, the cost of providing water service to the Premises and all other portions of the Building (including, without limitation, the premises of other tenants or occupants of the Building) shall be included in Operating Costs.
Notwithstanding the foregoing, if Landlord determines that Tenant is using water in excess of its proportionate share (by floor area) of the total water usage in the Building, Landlord may elect, at Tenant’s expense, to furnish and
install in a location in or near the Premises metering equipment to measure water furnished to the Premises and any equipment exclusively serving the same. In such event, Tenant shall, within thirty (30) days after Landlord’s
written demand therefor from time to time, pay to Landlord, as additional rent, the full amount of any water service charges attributable to such meter. 

  
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 9.3 Gas. Landlord shall contract with the utility provider for gas service to
the Property, including the Premises. The cost of gas used to serve base building plumbing, mechanical and electrical systems shall be included in the costs reimbursed by Tenant pursuant to
Section 9.6 below. If Tenant requires gas service for the operation of Tenant’s laboratory equipment in the Premises, Tenant shall pay Tenant’s pro rata share of all
charges for gas furnished to the Building and/or any equipment exclusively serving the Premises as additional rent, based, at Landlord’s election, (i) on Landlord’s reasonable estimate of such gas usage or (ii) on
metering or submetering equipment installed by Landlord at Tenant’s expense. In the event that the Premises shall be separately metered for gas service, Tenant shall pay the full amount of any charges attributable to such meter on or
before the due date therefor directly to the supplier thereof. 
 9.4 Other Utilities. Subject to Landlord’s
reasonable rules and regulations governing the same, Tenant shall obtain and pay, as and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties, surcharges and maintenance
charges pertaining thereto. 
 9.5 Interruption or Curtailment of Utilities. When necessary by reason of accident or
emergency, or for repairs, alterations, replacements or improvements which in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon as much prior notice to Tenant as is practicable under the
circumstances and no less than twenty- four (24) hours’ notice except in the event of an emergency, to interrupt, curtail, or stop (i) the furnishing of hot and/or cold water, and (ii) the operation of the plumbing
and electric systems. Landlord shall exercise reasonable diligence to eliminate the cause of any such interruption, curtailment, stoppage or suspension, but, except as set forth in Section 10.7, there
shall be no diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder, nor shall this Lease be affected or any of Tenant’s obligations hereunder reduced, and Landlord shall have no responsibility or
liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 
 9.6
Landlord’s Services. Subject to reimbursement pursuant to Section 5.2 above, Landlord shall provide the services described in Exhibit 7 attached
hereto and made a part hereof (“Landlord’s Services”), at the level of service set forth therein. All costs incurred in connection with the provision of Landlord’s
Services shall be included in Operating Costs. Tenant shall pay such costs monthly, together with monthly installments of Base Rent, on an estimated basis in amounts from time to time reasonably determined by Landlord. After the close of each fiscal
year, Landlord shall determine the actual amount of such costs for such year and deliver to Tenant a reasonably detailed statement thereof, together with a statement of the amounts paid by Tenant on an estimated basis toward such costs as aforesaid.
If such statement indicates that the estimated amounts paid by Tenant are less than Tenant’s allocable share of the actual amount of such costs for such fiscal year, then Tenant shall pay the amount of such shortfall to Landlord within
thirty (30) days after delivery of such statement. If such statement indicates that Tenant’s estimated payments for such year exceed the actual amount of such costs for such year, then Landlord shall credit the excess against the
next due installment(s) of additional rent payable under this Section 9.6, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within
thirty (30) days after such determination to the extent that such difference exceeds any amounts then due from Tenant to Landlord. 

  
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 10. MAINTENANCE AND REPAIRS 

10.1 Maintenance and Repairs by Tenant. Tenant shall keep neat and clean and free of insects, rodents, vermin and other pests and
in good repair, order and condition the Premises, including without limitation the entire interior of the Premises, all electronic, phone and data cabling and related equipment (other than building service equipment) that is installed by or for the
exclusive benefit of the Tenant (whether located in the Premises or other portions of the Building), all fixtures, equipment and specialty lighting therein, electrical equipment wiring, doors, non-structural
walls, windows and floor coverings, and all laboratory specific systems and equipment that exclusively serve the Premises, including, without limitation, equipment critical to laboratory operations, reasonable wear and tear and damage by Casualty
excepted. 
 10.2 Maintenance and Repairs by Landlord. Except as otherwise provided in
Section 15, and subject to Tenant’s obligations in Section 10.1 above, Landlord shall maintain and keep in good working order:
(i) the foundation, the roof, structure, structural floor slabs and columns of the Building, and (ii) the base Building systems, including, without limitation, all common mechanical, electrical and HVAC systems serving the Building and the
Premises (other than those systems exclusively serving the Premises) in good repair, order and condition. In addition, Landlord shall operate and maintain the Common Areas in substantially the same manner as comparable combination office and
laboratory facilities in the vicinity of the Premises. All costs incurred by Landlord under this Section 10.2 shall be included in Operating Costs as provided in
Section 5.2. 
 10.3 Accidents to Sanitary and Other Systems. Tenant shall give
to Landlord prompt notice of any fire or accident in the Premises or in the Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation, sanitary, electrical, ventilation, heating
and air conditioning or other systems located in, or passing through, the Premises. Except as otherwise provided in Section 15, and subject to Tenant’s obligations in
Section 10.1 above, such damage or defective condition shall be remedied by Landlord with reasonable diligence, but, subject to Section 14.5
below, if such damage or defective condition was caused by any of the Tenant Parties, the cost to remedy the same shall be paid by Tenant, subject to the provisions of Section 14.5. 

10.4 Floor Load—Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per
square foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord reserves the right to prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures
(collectively, “Heavy Equipment”), which shall be placed so as to distribute the weight. Heavy Equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in
Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any Heavy Equipment into or out of the Building without giving Landlord prior written notice thereof and observing all of
Landlord’s Rules and Regulations with respect to the same. If such Heavy Equipment requires special handling, Tenant agrees to employ only persons holding a Master Rigger’s License to do said work, and that all

  
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work in connection therewith shall comply with Legal Requirements. Any such moving shall be at the sole risk and hazard of Tenant and Tenant will defend, indemnify and save Landlord and
Landlord’s agents (including without limitation its property manager), contractors and employees (collectively with Landlord, the “Landlord Parties”) harmless from and against any and all claims,
damages, losses, penalties, costs, expenses and fees (including without limitation reasonable legal fees) (collectively, “Claims”) resulting directly or indirectly from such moving. Proper placement of all Heavy
Equipment in the Premises shall be Tenant’s responsibility. 
 10.5 Premises Cleaning. Tenant shall be
responsible, at its sole cost and expense, for janitorial and trash removal services and other biohazard disposal services for the Premises, including the laboratory areas thereof. Such services shall be performed by licensed (where required by law
or governmental regulation), insured and qualified contractors approved in advance, in writing, by Landlord (which approval shall not be unreasonably withheld, delayed or conditioned) and on a sufficient basis to ensure that the Premises are at all
times kept neat and clean. Landlord shall provide a dumpster and/or compactor at the Building loading dock for Tenant’s disposal of non-biohazard material. All costs incurred by Landlord in
connection with such dumpster and/or compactor shall be included in Operating Costs as provided in Section 5.2. 

10.6 Pest Control. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated as
reasonably necessary and to Landlord’s reasonable satisfaction and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably
satisfactory to Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises for the purpose of providing such
extermination services, unless such persons have been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in
a cold box or similar facility. 
 10.7 Service Interruptions. 

10.8 Abatement of Rent. In the event that: (i) there shall be an interruption, curtailment or suspension of any
service or failure to perform any obligation required to be provided or performed by Landlord pursuant to Sections 9 and/or 10 (and no reasonably equivalent alternative service or supply is provided by
Landlord) that shall materially interfere with Tenant’s use and enjoyment of the Premises, or any portion thereof (any such event, a “Service Interruption”), and (ii) such Service Interruption shall continue
for five (5) consecutive business days following receipt by Landlord of written notice (the “Service Interruption Notice”) from Tenant describing such Service Interruption (“Abatement Service Interruption Cure
Period”), and (iii) such Service Interruption shall not have been caused by an act or omission of Tenant or Tenant’s agents, employees, contractors or invitees (an event that satisfies the foregoing conditions (i)-(iii)
being referred to hereinafter as a “Material Service Interruption”) then, Tenant, subject to the next following sentence, shall be entitled to an equitable abatement of Base Rent, Operating Costs and Taxes based on the nature
and duration of the Material Service Interruption and the area of the Premises affected, for any and all days following the Material Service Interruption Cure Period that both (x) the Material Service Interruption is continuing and
(y) Tenant does not use such affected areas of the Premises for a 

  
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bona fide business purpose. Any efforts by Tenant to respond or react to any Material Service Interruption, including, without limitation, any activities by Tenant to remove its personal property
from the affected areas of the Premises, shall not constitute a use that precludes abatement pursuant to this Section 10.7(a). The Abatement Service Interruption Cure Period shall be extended by reason
of any delays in Landlord’s ability to cure the Service Interruption in question caused by Landlord’s Force Majeure, provided however, that in no event shall the Abatement Service Interruption Cure Period with respect to any Service
Interruption be longer than fifteen (15) consecutive business days after Landlord receives the applicable Service Interruption Notice. 

(a) The provisions of this Section 10.7 shall not apply in the event of a Service
Interruption caused by Casualty or Taking (see Section 15 hereof). 
 (b) The
provisions of this Section 10.7 set forth Tenant’s sole rights and remedies, both in law and in equity, in the event of any Service Interruption. 

11. ALTERATIONS AND IMPROVEMENTS BY TENANT 

11.1 Landlord’s Consent Required. Tenant shall not make any alterations, decorations, installations, removals,
additions or improvements (collectively, with the Tenant’s Work, “Alterations”) in or to the Premises without Landlord’s prior written approval of the contractor(s), written plans and
specifications and a time schedule therefor. Landlord reserves the right to require that Tenant use Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations, alarm tie-ins,
sprinklers, fire alarm and other life safety equipment. Tenant shall not make any amendments or additions to plans and specifications approved by Landlord without Landlord’s prior written consent. Landlord’s approval of non-structural Alterations shall not be unreasonably withheld, conditioned or delayed, and Landlord’s consent for purely cosmetic alterations, such as painting and carpeting, shall be not be required
(except to the extent such alterations are visible from outside the Premises), but Tenant shall provide at least ten (10) days prior notice of any such cosmetic alteration. Notwithstanding the foregoing, Landlord may withhold its consent in its
sole discretion (a) to any Alteration to or affecting the, roof and/or building systems, (b) with respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, and (c) to any Alteration
affecting the Building structure. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the
design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for
such design. In seeking Landlord’s approval, Tenant shall provide Landlord, at least fourteen (14) business days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering
drawings and calculations by Tenant’s engineer of record or architect of record, (including connections to the Building’s structural system, modifications to the Building’s envelope,
non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other
information concerning the nature and cost of the Alterations as Landlord may reasonably request. Landlord shall have no liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials (whether
building standard or non-building standard), appliances or equipment selected by Tenant in 

  
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connection with any work performed by or on behalf of Tenant. Except as otherwise expressly set forth herein, all Alterations shall be done at Tenant’s sole cost and expense and at
such times and in such manner as Landlord may from time to time reasonably designate. Tenant shall, within thirty (30) days following Landlord’s demand, reimburse Landlord for all out-of-pocket costs incurred by Landlord in the review and approval of Tenant’s plans and specifications in connection with proposed Alterations to be made by Tenant to the Premises (provided that
the reimbursement associated with any single project shall not exceed $5,000.00). Such costs shall be deemed to be additional rent under this Lease. If Tenant shall make any Alterations, then Landlord may elect to require Tenant at the expiration or
sooner termination of the Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations, provided that Landlord’s election shall be made in writing at the time it grants its consent to
the particular Alteration. Tenant shall provide Landlord with reproducible record drawings (in CAD format) of all Alterations (other than cosmetic Alterations) within sixty (60) days after completion thereof. Tenant shall not be required to
restore the initial Tenant Alterations at the expiration or earlier termination of the Lease. 
 11.2 After-Hours. Landlord
and Tenant recognize that to the extent Tenant elects to perform some or all of the Alterations during times other than normal construction hours (i.e., Monday-Friday, 7:00 a.m. to 3:00 p.m., excluding holidays), Landlord may need to make
arrangements to have supervisory personnel on site. Accordingly, Landlord and Tenant agree as follows: Tenant shall give Landlord at least two (2) business days’ prior written notice of any time outside of normal construction
hours when Tenant intends to perform any Alterations (the “After-Hours Work”). Tenant shall reimburse Landlord, within ten (10) days after demand therefor, for the reasonable cost of Landlord’s
supervisory personnel overseeing the After-Hours Work. In addition, if construction during normal construction hours unreasonably disturbs other tenants of the Building, in Landlord’s sole discretion, Landlord may require Tenant to stop
the performance of Alterations during normal construction hours and to perform the same after hours, subject to the foregoing requirement to pay for the cost of Landlord’s supervisory personnel. 

11.3 Harmonious Relations. Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials
if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building, the
Property or any part thereof. In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such difficulty to leave the Property immediately. 

11.4 Liens. No Alterations shall be undertaken by Tenant until (i) Tenant has made provision for written waiver of liens
from all contractors for such Alteration and taken other appropriate protective measures reasonably approved and/or required by Landlord; and (ii) solely with respect to Alterations costing more than $500,000.00, in the aggregate, Tenant has
procured appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien bond(s) (in jurisdictions where available) on behalf of such contractors. Any mechanic’s lien filed against
the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten (10) days thereafter, at Tenant’s expense by filing the bond
required by law or otherwise. 

  
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 11.5 General Requirements. Unless Landlord and Tenant otherwise agree in
writing, Tenant shall (a) procure or cause others to procure on its behalf all necessary permits before undertaking any Alterations in the Premises (and provide copies thereof to Landlord); (b) perform all of such Alterations in a good and
workmanlike manner, employing materials of good quality and in compliance with Landlord’s construction rules and regulations, all insurance requirements of this Lease, and Legal Requirements; and (c) defend, indemnify and hold the
Landlord Parties harmless from and against any and all Claims occasioned by or growing out of such Alterations. 
 12. SIGNAGE 

12.1 Restrictions. Tenant shall have the right to install Building standard signage identifying Tenant’s business at
the entrance to the Premises, which signage shall be subject to Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed). Subject to the foregoing, and subject to
Section 12.2 below, Tenant shall not place or suffer to be placed or maintained on the exterior of the Premises, or any part of the interior visible from the exterior thereof (other than any
identification or logo signage within the Premises), any sign, banner, advertising matter or any other thing of any kind (including, without limitation, any hand-lettered advertising), and shall not place or maintain any decoration, letter or
advertising matter on the glass of any window or door of the Premises without first obtaining Landlord’s written approval. No signs may be put on or in any window or elsewhere if visible from the exterior of the Building. 

12.2 Monument Signage. For so long as the Lease is in full force and effect (the “Monument Signage
Condition”), then Tenant shall have the right to require Landlord to (i) list, at Landlord’s initial cost and expense, Tenant’s name (“Tenant’s
Monument Signage”) on the existing exterior monument sign (the “Monument Sign”) serving the Property at the entrance from the MWF Road during the initial Term of the Lease, and any extensions
thereof, subject to the provisions of this Section 12.2. The parties hereby agree that the maintenance and removal of such Tenant’s Monument Signage (including, without limitation, the
repair and cleaning of the existing monument façade upon removal of Tenant’s Monument Signage) shall be performed by Landlord and the costs incurred by Landlord shall be included in Operating Costs in accordance with
Section 5.2, except that Tenant shall be responsible for the cost of any change in Tenant’s Monument Signage during the initial Term of the lease. 

13. ASSIGNMENT, MORTGAGING AND SUBLETTING 

13.1 Landlord’s Consent Required. Tenant shall not mortgage or encumber this Lease or in whole or in part
whether at one time or at intervals, operation of law or otherwise. Except as expressly otherwise set forth herein, Tenant shall not, without Landlord’s prior written consent, assign, sublet, license or transfer this Lease or the
Premises in whole or in part whether by changes in the ownership or control of Tenant, or any direct or indirect owner of Tenant, whether at one time or at intervals, by sale or transfer of stock, partnership or beneficial interests, operation of
law or otherwise, or permit the occupancy of all or any portion of the 

  
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Premises by any person or entity other than Tenant’s employees (each of the foregoing, a “Transfer”). Notwithstanding the foregoing, a change of
control or ownership resulting from the investment of additional equity capital in Tenant shall not constitute a Transfer so long as the current principals of the controlling interest in Tenant continue to retain a controlling interest in Tenant.
Any purported Transfer made without Landlord’s consent, if required hereunder, shall be void and confer no rights upon any third person, provided that if there is a Transfer, Landlord may after the occurrence of an Event of Default,
collect rent from the transferee without waiving the prohibition against Transfers, accepting the transferee, or releasing Tenant from full performance under this Lease. In the event of any Transfer in violation of this Article 13,
Landlord shall have the right to terminate this Lease upon thirty (30) days’ written notice to Tenant given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one
(1) year after Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve Tenant of its primary obligation as party Tenant hereunder, nor shall it reduce or increase Landlord’s obligations under this Lease. 

13.2 Landlord’s Recapture Right 

(a) Except as for Permitted Transfers, as provided in Section 13.7 below, Tenant shall,
prior to offering or advertising the Premises or any portion thereof for a Transfer, give a written notice (the “Recapture Notice”) to Landlord which: (i) states that Tenant desires to make a Transfer,
(ii) identifies the affected portion of the Premises (the “Recapture Premises”), (iii) identifies the period of time (the “Recapture Period”) during which Tenant proposes to sublet the Recapture
Premises, or indicates that Tenant proposes to assign its interest in this Lease, and (iv) offers to Landlord to (x) terminate this Lease with respect to the Recapture Premises (in the case of a proposed assignment of Tenant’s
interest in this Lease or a subletting of any portion of the Premises for all or substantially all of the remainder of the Term of this Lease) or (y) suspend the Term for the Recapture Period (in the case of a proposed subletting of more than
fifty percent (50%) of the Premises, i.e. the Term with respect to such Recapture Premises shall be terminated during the Recapture Period and Tenant’s rental obligations shall be proportionately reduced). Landlord shall have fifteen
(15) business days within which to respond to the Recapture Notice. 
 (b) Notwithstanding anything to the contrary contained herein,
if Landlord notifies Tenant that it accepts the offer contained in the Recapture Notice or any subsequent Recapture Notice, Tenant shall have the right, for a period of fifteen (15) days following receipt of such notice from Landlord, time
being of the essence, to notify Landlord in writing that it wishes to withdraw such offer and this Lease shall continue in full force and effect. 

13.3 Standard of Consent to Transfer. If Landlord does not timely give written notice to Tenant accepting a Recapture Offer or
declines to accept the same, then Landlord agrees that, subject to the provisions of this Article 13, Landlord shall not unreasonably withhold, condition or delay its consent to a Transfer on the terms contained in the Recapture Notice
to an entity which will use the Premises for the Permitted Uses and, in Landlord’s reasonable opinion: (a) has a tangible net worth and other financial indicators sufficient to meet the Transferee’s obligations under the
Transfer instrument in question; (b) has a business reputation compatible with the operation of a first-class combination laboratory, research, development and office building; and (c) the intended use of such entity does not violate any
restrictive use provisions then in effect with respect to space in the Building. 

  
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 13.4 Listing Confers no Rights. The listing of any name other than that of
Tenant, whether on the doors of the Premises or on the Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this Lease or in the Premises or be deemed to effect or
evidence any consent of Landlord, it being expressly understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 

13.5 Profits In Connection with Transfers. Tenant shall, within thirty (30) days of receipt thereof, pay to Landlord fifty
percent (50%) of any rent, sum or other consideration to be paid or given in connection with any Transfer, either initially or over time, after deducting reasonable actual
out-of-pocket legal, and brokerage expenses incurred by Tenant and unamortized improvements paid for by Tenant in connection therewith, in excess of Rent hereunder as if
such amount were originally called for by the terms of this Lease as additional rent. 
 13.6 Prohibited Transfers.
Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a Transfer unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such
Transfer is to take effect, Tenant is not in default of any of its obligations under this Lease beyond the expiration of any applicable grace or cure period. Notwithstanding anything to the contrary contained herein, Tenant agrees that in no event
shall Tenant make a Transfer to (a) any government agency; (b) any tenant, subtenant or occupant of other space in the Building, unless Landlord does not have comparable space available to such tenant, subtenant or occupant; or
(c) any entity with whom Landlord shall have negotiated for space in the Property in the six (6) months immediately preceding such proposed Transfer, unless Landlord did not have comparable space available to such prospective tenant. 

13.7 Exceptions to Requirement for Consent. Notwithstanding anything to the contrary herein contained, Tenant shall have the
right, without obtaining Landlord’s consent and without giving Landlord a Recapture Notice, to (a) make a Transfer to an Affiliated Entity (hereinafter defined) so long as such entity remains in such relationship to Tenant, and
(b) assign all of Tenant’s interest in and to the Lease to a Successor (each of the forgoing Transfers described in (a) and (b), a “Permitted Transfer”), provided that prior to or
simultaneously with any assignment pursuant to this Section 13.7, such Affiliated Entity or Successor, as the case may be, and Tenant execute and deliver to Landlord an assignment and assumption
agreement in form and substance reasonably acceptable to Landlord whereby such Affiliated Entity or Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions and conditions set
forth in the Lease on the part of Tenant to be performed, and whereby such Affiliated Entity or Successor, as the case may be, shall expressly agree that the provisions of this Article 13 shall, notwithstanding such Transfer,
continue to be binding upon it with respect to all future Transfers. For the purposes hereof, an “Affiliated Entity” shall be defined as any entity (a) that has a net worth and other financial
indicators demonstrating such entity’s ability to perform all of Tenant’s obligations hereunder, as evidenced by financial statements that are audited or prepared by a CPA and certified by a

  
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financial officer of such entity; and (b) which is controlled by, is under common control with, or which controls Tenant. For the purposes hereof, a
“Successor” shall be defined as any entity into or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially all of Tenant’s stock or assets, provided
that the surviving entity shall have a net worth and other financial indicators sufficient to meet Tenant’s obligations hereunder. 

14. INSURANCE; INDEMNIFICATION; EXCULPATION 

14.1 Tenant’s Insurance. 

(a) Tenant covenants and agrees that from and after the date of delivery of the Premises from Landlord to Tenant, Tenant will carry and
maintain, at its sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided for: 

(i) Commercial General Liability (“CGL”) Insurance written on an occurrence basis, covering the Premises and all
operations of the Tenant in or about the Premises against claims for bodily injury, property damage and product liability and to include contractual liability coverage insuring Tenant’s indemnification obligations under this Lease, to be in
combined single limits of not less than $1,000,000 each occurrence for bodily injury and property damage, $1,000,000 for personal injury, and to have general aggregate limits of not less than $2,000,000 (per location) and Umbrella Liability
Insurance in an amount not less than $10,000,000 for each policy year. The general aggregate limits under the Commercial General Liability insurance policy or policies shall apply separately to the Premises and to Tenant’s use thereof (and not
to any other location or use of Tenant) and such policy shall contain an endorsement to that effect. The certificate of insurance evidencing the CGL form of policy shall specify all endorsements required herein and shall specify on the face thereof
that the limits of such policy apply separately to the Premises. 
 (ii) Insurance covering (i) all items or components
of Alterations (collectively, the “Tenant-Insured Improvements”), and (ii) all of Tenant’s furniture, equipment, fixtures and property of every kind, nature and description related or arising out of Tenant’s
leasehold estate hereunder, which may be in or upon the Premises or the Building, including without limitation Tenant’s Rooftop Equipment (collectively, “Tenant’s Property”), in an amount not less than one hundred
percent (100%) of their full replacement value from time to time during the Term, providing protection against perils included within the standard form of “all-risks” fire and casualty insurance
policy. Any policy proceeds from such insurance shall be held in trust by Tenant’s insurance company for the repair, construction and restoration or replacement of the property damaged or destroyed unless this Lease shall cease and terminate
under the provisions of Section 15 of this Lease. The insurance required to be maintained by Tenant pursuant to this Section 14.1(a)(ii) is referred to herein as “Tenant Property Insurance.”

 (iii) Workers’ Compensation and Employer’s Liability insurance affording statutory coverage and containing
statutory limits with the Employer’s Liability portion thereof to have minimum limits of $500,000.00. 

  
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 (iv) Business Interruption Insurance with limits not less than an amount
equal to one (1) year’s rent hereunder of Tenant at the Premises which insurance shall be issued on an “all risks” basis (or its equivalent). 

(b) All policies of the insurance provided for in this Section 14.1 (collectively, as “Tenant’s Insurance
Policies”) shall be issued in form reasonably acceptable to Landlord by insurance companies with a rating and financial size of not less than A IX in the most current available “Best’s Insurance Reports”, and licensed to
do business in the state in which the Building is located. Each and every such policy: 
 (i) shall name Landlord as an
additional insured (as well as any mortgagee of Landlord and any other party reasonably designated by Landlord), except with respect to the insurance described in Section 14.1(a)(iii) above; 

(ii) shall (and a certificate thereof shall be delivered to Landlord at or prior to the execution of the Lease) be delivered to
each of Landlord and any such other parties in interest within thirty (30) days after delivery of possession of the Premises to Tenant and thereafter within five (5) days after the inception (or renewal) of each new policy, and as often as
any such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent; 

(iii) shall contain a provision that the insurer will give to Landlord and such other parties in interest at least thirty
(30) days’ notice in writing (and ten days in the case of non-payment) in advance of any material change, cancellation, termination or lapse, or the effective date of any reduction in the amounts of
insurance to the extent that the same is reasonably available in the insurance industry provided, however, that if such notice is not provided by any insurance company, then Tenant shall be responsible for providing such notice to Landlord; 

(iv) shall include deductibles in an amount no greater than $25,000; and 

(v) shall be written as a primary policy which does not contribute to and is not in excess of coverage which Landlord may
carry. 
 (c) Any insurance provided for in Section 14.1(a) may be maintained by means of a policy or policies of blanket insurance,
covering additional items or locations or insureds, provided, however, that: 
 (i) Landlord and any other parties in
interest from time to time designated by Landlord to Tenant shall be named as an additional insured thereunder as its interest may appear; 

(ii) the coverage afforded Landlord and any such other parties in interest will not be reduced or diminished by reason of the
use of such blanket policy of insurance; and 
 (iii) the requirements set forth in this Section 14 are otherwise
satisfied. 

  
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 (d) During periods when Tenant’s Work and/or any Alterations are being performed,
Tenant shall maintain, or cause to be maintained, so-called all risk or special cause of loss property insurance or its equivalent and/or builders risk insurance on 100% replacement cost coverage basis,
including hard and soft costs coverages. Such insurance shall protect and insure Landlord, Landlord’s agents, Tenant and Tenant’s contractors, as their interests may appear, against loss or damage by fire, water damage, vandalism and
malicious mischief, and such other risks as are customarily covered by so-called all risk or special cause of loss property / builders risk coverage or its equivalent. 

(e) Tenant shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any Legal Requirements.

 (f) Tenant shall cause all contractors and subcontractors to maintain during the performance of any Alterations the insurance described
in Exhibit 10 attached hereto. 
 (g) In the event of any claim, and upon Landlord’s request, Tenant shall deliver
to Landlord complete copies of Tenant’s Insurance Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents. 

14.2 Indemnification. Except to the extent caused by the negligence or willful misconduct of any of the Landlord Parties, and
subject to the provisions of Section 14.5, Tenant shall defend, indemnify and save the Landlord Parties harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority arising from:

 (a) Tenant’s breach of any covenant or obligation under this Lease; 

(b) Any injury to or death of any person, or loss of or damage to property, sustained or occurring in, upon, at or about the Premises; 

(c) Any injury to or death of any person, or loss of or damage to property arising out of the use or occupancy of the Premises by or the
negligence or willful misconduct of any of the Tenant Parties; and 
 (d) On account of or based upon any work or thing whatsoever done
(other than by Landlord or any of the Landlord Parties) at the Premises during the Term and during the period of time, if any, prior to the Term Commencement Date that any of the Tenant Parties may have been given access to the Premises. 

14.3 Property of Tenant. Tenant covenants and agrees that, to the maximum extent permitted by Legal Requirements, all of
Tenant’s Property at the Premises shall be at the sole risk and hazard of Tenant, and that if the whole or any part thereof shall be damaged, destroyed, stolen or removed from any cause or reason whatsoever, no part of said damage or
loss shall be charged to, or borne by, Landlord, except, subject to Section 14.5 hereof, to the extent such damage or loss is due to the negligence or willful misconduct of any of the Landlord
Parties. 

  
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 14.4 Limitation of Landlord’s Liability for Damage or
Injury. Landlord shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance,
water, rain or snow or leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness,
vandalism, malicious mischief or by any other cause of whatever nature, except, subject to Section 14.5, to the extent caused by or due to the negligence or willful misconduct of any of the Landlord
Parties, and then, where notice and an opportunity to cure are appropriate (i.e., where Tenant has an opportunity to know or should have known of such condition sufficiently in advance of the occurrence of any such injury or damage resulting
therefrom as would have enabled Landlord to prevent such damage or loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord of the condition claimed to constitute negligence or willful misconduct, and (ii) the
expiration of a reasonable time after such notice has been received by Landlord without Landlord having commenced to take all reasonable and practicable means to cure or correct such condition; and pending such cure or correction by Landlord, Tenant
shall take all reasonably prudent temporary measures and safeguards to prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall any of the Landlord Parties be liable for any loss which is covered by
insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any such damage caused by other tenants or persons in the Building or caused by operations in construction of any
private, public, or quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 

14.5 Waiver of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself and its property insurers
(none of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against the other and its agents, officers, servants, partners,
shareholders, or employees (collectively, the “Related Parties”) for any loss or damage that may occur to or within the Premises or the Building or any improvements thereto, or any personal property of such
party therein which is insured against under any Property Insurance (as defined in Section 14.7) policy actually being maintained by the waiving party from time to time, even if not required hereunder,
or which would be insured against under the terms of any Property Insurance policy required to be carried or maintained by the waiving party hereunder, whether or not such insurance coverage is actually being maintained, including, in every
instance, such loss or damage that may be caused by the negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses to be included in its Property Insurance policies necessary to
implement the foregoing provisions. 
 14.6 Tenant’s Acts—Effect on Insurance. Tenant shall not do or
permit any Tenant Party to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property therein; and shall not do, or
permit to be done, any act or thing upon the Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said Premises or
for any other reason. If by reason of the failure of Tenant to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant shall reimburse
Landlord upon demand for that part of any insurance premiums which shall have been charged because of such failure by Tenant, together with interest at the Default Rate until paid in full, within ten (10) days after receipt of an invoice
therefor. In addition, Tenant shall reimburse Landlord for any increase in insurance premium arising as a result of Tenant’s use and/or storage of any Hazardous Materials in the Premises. 

  
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 14.7 Landlord’s Insurance. During the Term hereof, Landlord
shall in a manner comparable to other comparable office and laboratory buildings in the market where the Building is located keep in effect (i) commercial property insurance on the Building, its fixtures and equipment, and rent loss insurance
for a period and amount of not less than one (1) year of rent (such commercial property insurance policy shall, at a minimum, cover the perils insured under the ISO special causes of loss form which provides “all
risk” coverage, and include replacement cost coverage), and (ii) a policy or policies of commercial general liability insurance insuring against liability arising out of the risks of death, bodily injury, property damage and
personal injury liability with respect to the Building and Property (“Landlord Property Insurance”). Any and all such insurance: (x) may be maintained under a blanket policy affecting other properties of
Landlord and/or its affiliated business organizations, and (y) may be written with commercially reasonable deductibles as determined by Landlord. The costs incurred by Landlord related to such insurance shall be included in Operating Costs.
Tenant Property Insurance and Landlord Property Insurance are referred to collectively herein as “Property Insurance”. 

15. CASUALTY; TAKING 

15.1 Damage. If the Premises are damaged in whole or part because of fire or other insured casualty
(“Casualty”), or if the Premises are subject to a taking in connection with the exercise of any power of eminent domain, condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a
“Taking”), then unless this Lease is terminated in accordance with Section 15.2 below, Landlord shall restore the Building and/or the Premises to
substantially the same condition as existed as of the Term Commencement Date, or in the event of a partial Taking which affects the Building and the Premises, restore the remainder of the Building and the Premises not so Taken to substantially the
same condition as is reasonably feasible. If, in Landlord’s reasonable judgment, any element of the Tenant-Insured Improvements can more effectively be restored as an integral part of Landlord’s restoration of the Building or
the Premises, such restoration shall also be made by Landlord, and Tenant shall turn over any insurance proceeds received by Tenant in connection with the Tenant-Insured Improvements; provided, however, that to the extent such insurance proceeds are
insufficient to cover the cost of restoring the Tenant-Insured Improvements, Tenant shall be required to reimburse Landlord for any deficiency. Notwithstanding the foregoing to the contrary, if Landlord’s costs in restoring the
Tenant-Insured Improvements are materially greater than what Tenant could reasonably expect to pay if Tenant had performed such restoration at its sole cost and expense, Tenant shall only be responsible for reimbursing Landlord to the extent the
applicable insurance proceeds are insufficient to cover the reasonable (i.e., market) costs of restoring the applicable Tenant-Insured Improvements. Subject to rights of Mortgagees, Tenant Delays, Legal Requirements then in existence and to delays
for adjustment of insurance proceeds or Taking awards, as the case may be, and instances of Force Majeure, Landlord shall substantially complete such restoration within nine (9) months after Landlord’s receipt of all required
permits therefor with to substantial reconstruction of at least 50% of the Building, or, within one hundred eighty (180) days after Landlord’s receipt of all required permits therefor in the case of restoration of less than 50% of

  
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the Building. Upon substantial completion of such restoration by Landlord, Tenant shall use diligent efforts to complete restoration of the Premises to substantially the same condition as existed
immediately prior to such Casualty or Taking, as the case may be, as soon as reasonably possible. Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in
connection with any Casualty which affects the Premises or the Building. In no event shall Landlord be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord receives for damage to the Premises and/or the Building or
the Net Taking award attributable to the Premises and/or the Building. “Net” means the insurance proceeds or Taking award actually paid to Landlord (and not paid over to a Mortgagee) less all costs and expenses,
including reasonable adjusters and attorney’s fees, of obtaining the same. In the Operating Year in which a Casualty occurs, there shall be included in Operating Costs Landlord’s deductible under its property insurance
policy. Except as Landlord may elect pursuant to this Section 15.1, under no circumstances shall Landlord be required to repair any damage to, or make any repairs to or replacements of, any Tenant-Insured Improvements. 

15.2 Termination Rights. 

(a) Landlord’s Termination Rights. Landlord may terminate this Lease upon thirty (30) days’ prior written notice to Tenant if:

 (i) any material portion of the Building or any material means of access thereto is taken; 

(ii) more than thirty-five percent (35%) of the Building is damaged by Casualty; or 

(iii) if the estimated time to complete restoration exceeds one (1) year from the date on which Landlord receives all
required permits for such restoration. 
 (b) Tenant’s Termination Right. If Landlord is so required but fails to complete
restoration of the Premises within the time frames and subject to the conditions set forth in Section 15.1 above, then Tenant may terminate this Lease upon thirty (30) days’ written
notice to Landlord; provided, however, that if Landlord completes such restoration within thirty (30) days after receipt of any such termination notice, such termination notice shall be null and void and this Lease shall continue in full force
and effect. The remedies set forth in this Section 15.2(b) and in Section 15.2(c) below are Tenant’s sole and exclusive rights and remedies
based upon Landlord’s failure to complete the restoration of the Premises as set forth herein. Notwithstanding anything to the contrary contained herein, Tenant shall not have the right to terminate this Lease pursuant to this Article
15 if the Casualty was caused by the negligence or intentional misconduct of any Tenant Party. 
 (c) Either Party May
Terminate. In the case of any Casualty or Taking affecting the Premises and occurring during the last twelve (12) months of the Term, then (i) if such Casualty or Taking results in more than twenty-five percent (25%) of the floor area
of the Premises being unsuitable for the Permitted Uses, or (ii) the damage to the Premises costs more than $250,000 to restore, then either Landlord or Tenant shall have the option to terminate this

  
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Lease upon thirty (30) days’ written notice to the other. In addition, if Landlord’s Mortgagee does not release sufficient insurance proceeds to cover the cost of Landlord’s
restoration obligations, then Landlord shall (i) notify Tenant thereof, and (ii) have the right to terminate this Lease. If Landlord does not terminate this Lease pursuant to the previous sentence and such notice by Landlord does not
include an agreement by Landlord to pay for the difference between the cost of such restoration and such released insurance proceeds, then Tenant may terminate this Lease by written notice to Landlord on or before the date that is thirty
(30) days after such notice. Notwithstanding anything to the contrary contained in this Article 15, in no event may Tenant elect to terminate this Lease hereunder if the Casualty that would otherwise give rise to such right
results from the gross negligence or willful misconduct of Tenant, its agents, contractors, or employees. 
 (d) Automatic
Termination. In the case of a Taking of the entire Premises, then this Lease shall automatically terminate as of the date of possession by the Taking authority. 

15.3 Rent Abatement. In the event of a Casualty affecting the Premises, there shall be an equitable adjustment of Base Rent,
Operating Costs and Taxes based upon the degree to which Tenant’s ability to conduct its business in the Premises is impaired by reason of such Casualty from and after the date of a Casualty, and continuing until the following portions
of the repair and restoration work to be performed by Landlord, as set forth above, are substantially completed: (i) any repair and restoration work to be performed by Landlord within the Premises, and (ii) repair and restoration work with
respect to the Common Areas to the extent that damage to the Common Areas caused by such Casualty materially adversely affects Tenant’s use of, or access to, the Premises. 

15.4 Taking for Temporary Use. If the Premises are Taken for temporary use, this Lease and Tenant’s obligations,
including without limitation the payment of Rent, shall continue. For purposes hereof, a “Taking for temporary use” shall mean a Taking of ninety (90) days or less. 

15.5 Disposition of Awards. Except for any separate award for Tenant’s movable trade fixtures, relocation expenses,
and unamortized leasehold improvements paid for by Tenant (provided that the same may not reduce Landlord’s award), all Taking awards to Landlord or Tenant shall be Landlord’s property without Tenant’s
participation, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant may pursue its own claim against the Taking authority. 

16. ESTOPPEL CERTIFICATE. 

Tenant shall at any time and from time to time upon not less than ten (10) business days’ prior notice from Landlord, execute,
acknowledge and deliver to Landlord a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the
modifications), and the dates to which Rent has been paid in advance, if any, stating whether or not Landlord is in default in performance of any covenant, agreement, term, provision or condition contained in this Lease and, if so, specifying each
such default, and such other facts as Landlord may reasonably request, it being intended that any such statement delivered pursuant hereto may be 

  
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relied upon by Landlord, any prospective purchaser of the Building or of any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor
thereof, any lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time is of the essence with respect to any such requested certificate, Tenant hereby acknowledging the importance of such certificates in
mortgage financing arrangements, prospective sales and the like. If Tenant shall fail to execute and deliver to Landlord any such statement within such ten-business-day
period, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact in its name and behalf to execute such statement, such appointment being coupled with an
interest. 
 17. HAZARDOUS MATERIALS 

17.1 Prohibition. Tenant shall not, without the prior written consent of Landlord, bring or permit to be brought or kept in or on
the Premises or elsewhere in the Building or the Property (i) any inflammable, combustible or explosive fluid, material, chemical or substance (except for standard office supplies stored in proper containers); and (ii) any Hazardous
Material (hereinafter defined), other than the types and quantities of Hazardous Materials which are listed on Exhibit 8 attached hereto (“Tenant’s Hazardous
Materials”), provided that the same shall at all times be brought upon, kept or used in so-called ‘control areas’, as described in, and in accordance with,
Exhibit 8-1 attached hereto, and in accordance with all applicable Legal Requirements, including, without limitation, all applicable Environmental Laws (hereinafter defined), and prudent
environmental practice and (with respect to medical waste and so-called “biohazard” materials) good scientific and medical practice. Tenant shall be responsible for assuring that
all laboratory uses are adequately and properly vented. On or before each anniversary of the Rent Commencement Date, and on any earlier date during the 12-month period on which Tenant intends to add a new
Hazardous Material or materially increase the quantity of any Hazardous Material to the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord an updated list of Tenant’s Hazardous Materials for
Landlord’s review and approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall have the right, from time to time, to inspect the Premises for compliance with the terms of this
Section 17.1. Notwithstanding the foregoing, with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with all applicable
Environmental Laws (hereinafter defined), prudent environmental practice and (with respect to medical waste and so-called “biohazard materials”) good scientific and medical practice,
Tenant shall, upon written notice from Landlord, no longer have the right to bring such material into the Building or the Property until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs
to thereafter properly handle, store or dispose of such material. In order to induce Landlord to waive its otherwise applicable requirement that Tenant maintain insurance in favor of Landlord against liability arising from the presence of
radioactive materials in the Premises, and without limiting the foregoing, Tenant hereby represents and warrants to Landlord that at no time during the Term will Tenant bring upon, or permit to be brought upon, the Premises any radioactive materials
whatsoever. 

  
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 17.2 Environmental Laws. For purposes hereof, “Environmental
Laws” shall mean all laws, statutes, ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including but not
limited to any discharge by any of the Tenant Parties into the air, surface water, sewers, soil or groundwater of any Hazardous Material (hereinafter defined) whether within or outside the Premises, including, without limitation (a) the Federal
Water Pollution Control Act, 33 U.S.C. Section 1251 et seq., (b) the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq., (c) the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
Section 9601 et seq., (d) the Toxic Substances Control Act of 1976, 15 U.S.C. Section 2601 et seq., and (e) Chapter 21E of the General Laws of Massachusetts. Tenant, at its sole cost and expense, shall comply with
(i) Environmental Laws, and (ii) any rules, requirements and safety procedures of the Massachusetts Department of Environmental Protection, the City of Waltham and any insurer of the Building or the Premises with respect to
Tenant’s use, storage and disposal of any Hazardous Materials. 
 17.3 Hazardous Material Defined. As used herein,
the term “Hazardous Material” means asbestos, oil or any hazardous, radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law,
including without limitation live organisms, viruses and fungi, medical waste and any so-called “biohazard” materials. The term “Hazardous
Material” includes, without limitation, oil and/or any material or substance which is (i) designated as a “hazardous substance,” “hazardous material,”
“oil,” “hazardous waste” or toxic substance under any Environmental Law. 

17.4 Chemical Safety Program. Tenant shall establish and maintain a chemical safety program administered by a licensed,
qualified individual in accordance with the requirements of any applicable governmental authority. Tenant shall be solely responsible for all costs incurred in connection with such chemical safety program, and Tenant shall provide Landlord with such
documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) any applicable governmental authority with respect to such chemical safety program and (b) this Section. Tenant shall
obtain and maintain during the Term any permit required by any such applicable governmental authority. 
 17.5 Testing. If any
Mortgagee or governmental authority requires testing to determine whether there has been any release of Hazardous Materials and such testing is required as a result of the acts or omissions of any of the Tenant Parties, then Tenant shall reimburse
Landlord upon demand, as additional rent, for the reasonable costs thereof, together with interest at the Default Rate until paid in full. Tenant shall execute affidavits, certifications and the like, as may be reasonably requested by Landlord from
time to time concerning Tenant’s best knowledge and belief concerning the presence of Hazardous Materials in or on the Premises, the Building or the Property. In addition to the foregoing, if Landlord reasonably believes that any Hazardous
Materials have been released on the Premises in violation of this Lease or any Legal Requirement, Landlord shall have the right, upon reasonable advance notice to Tenant, to conduct appropriate tests of the Premises or any portion thereof to
demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of any of the Tenant Parties. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at
the Premises in violation of this Lease or any Legal Requirement. Further, Landlord shall have the right to cause a third party consultant retained by Landlord, at Landlord’s expense (provided, however, that such costs shall be included
in Operating Costs), to review, but not more than once in any calendar year, Tenant’s lab operations, procedures and permits to ascertain whether or not Tenant is complying with law and adhering to best industry

  
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practices. Tenant agrees to cooperate in good faith with any such review and to provide to such consultant any information requested by such consultant and reasonably required in order for such
consultant to perform such review, but nothing contained herein shall require Tenant to provide proprietary or confidential information to such consultant. 

17.6 Indemnity; Remediation. 

(a) Tenant hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any and all Claims against
any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused
by any act or omission of any of the Tenant Parties, or (ii) from a breach by Tenant of its obligations under this Article 17. This indemnification of the Landlord Parties by Tenant includes, without limitation, reasonable costs
incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work or any other response actions required by any federal, state or local governmental agency or political subdivision because of
Hazardous Material present in the soil, soil vapor or ground water on or under or any indoor air in the Building based upon the circumstances identified in the first sentence of this Section 17.6. The
indemnification and hold harmless obligations of Tenant under this Section 17.6 shall survive the expiration or any earlier termination of this Lease. Without limiting the foregoing, if the
presence of any Hazardous Material in the Building or otherwise in the Property is caused or permitted by any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all
actions at Tenant’s sole cost and expense as are necessary to return the Property and/or the Building or any adjacent property to their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s written
approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as such actions, in Landlord’s reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event,
Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws. 
 (b) Without
limiting the obligations set forth in Section 17.6(a) above, if any Hazardous Material is in, on, under, at or about the Building or the Property as a result of the acts or omissions of any of
the Tenant Parties and results in any contamination of any part of the Property or any adjacent property that is in violation of any applicable Environmental Law or that requires the performance of any response action pursuant to any Environmental
Law, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to reduce such Hazardous Material to amounts below any applicable Reportable Quantity, any applicable Reportable Concentration and any other
applicable standard set forth in any Environmental Law such that no further response actions are required; provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall not be unreasonably withheld,
conditioned or delayed so long as such actions would not be reasonably expected to have an adverse effect on the market value or utility of the Property for the Permitted Uses, and in any event, Landlord shall not withhold its approval of any
proposed actions which are required by applicable Environmental Laws (such approved actions, “Tenant’s Remediation”). 

  
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 (c) In the event that Tenant fails to complete Tenant’s Remediation prior to the end of
the Term, then: 
 (i) until the completion of Tenant’s Remediation (as evidenced by the certification of Tenant’s
Licensed Site Professional (as such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the “Remediation Completion Date”), Tenant shall pay to Landlord, with respect to the
portion of the Premises which reasonably cannot be occupied by a new tenant until completion of Tenant’s Remediation, (A) Additional Rent on account of Operating Costs and Taxes and (B) Base Rent in an amount equal to the greater of
(1) the fair market rental value of such portion of the Premises (determined in substantial accordance with the process described in Section 1.2 above), and (2) Base Rent attributable
to such portion of the Premises in effect immediately prior to the end of the Term; and 
 (ii) Tenant shall maintain
responsibility for Tenant’s Remediation and Tenant shall complete Tenant’s Remediation as soon as reasonably practicable in accordance with Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation,
Landlord shall have the right to either (A) assume control for overseeing Tenant’s Remediation, in which event Tenant shall pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs
and expenses of Tenant’s Remediation incurred pursuant to contracts entered into by Tenant shall be deemed reasonable) within thirty (30) days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall
be substituted as the party identified on any governmental filings as the party responsible for the performance of such Tenant’s Remediation or (B) require Tenant to maintain responsibility for Tenant’s Remediation, in which event
Tenant shall complete Tenant’s Remediation as soon as reasonably practicable in accordance with Environmental Laws, it being understood that Tenant’s Remediation shall not contain any requirement that Tenant remediate any contamination to
levels or standards more stringent than those associated with the Property’s current office, research and development, AND laboratory uses. 

(d) If Hazardous Materials are discovered in, on or under the Property which are not in compliance with applicable Environmental Laws or that
require reporting, investigation, remediation or other response under Chapter 21E or other Environmental Laws, and which are not the responsibility of Tenant pursuant to this Article 17, then Landlord shall remove or remediate the same, when, if,
and in the manner required by applicable Environmental Laws. 
 (e) The provisions of this
Section 17.6 shall survive the expiration or earlier termination of this Lease. 

17.7 Disclosures. Prior to bringing any Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the
following information with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or disclosures and/or emergency response plans which Tenant has prepared, including without limitation
Tenant’s Spill Response Plan, and all plans which Tenant is required to supply to any governmental agency or authority pursuant to any Environmental Laws; (c) copies of all Required Permits relating thereto; and (d) other
information reasonably requested by Landlord. 

  
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 17.8 Removal. Tenant shall be responsible, at its sole cost and expense, for
Hazardous Material and other biohazard disposal services for the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a sufficient basis to ensure that the Premises are at all times kept neat, clean and
free of Hazardous Materials and biohazards except in appropriate, specially marked containers reasonably approved by Landlord. 
 18.
RULES AND REGULATIONS. 
 18.1 Rules and Regulations. Tenant will faithfully observe and comply with the Rules and
Regulations attached hereto as Exhibit 9 (“Current Rules and Regulations”) and reasonable rules and regulations as may be promulgated, from time to time, with respect to the Building, the
Property and construction within the Property (collectively, the “Rules and Regulations”). The Current Rules and Regulations consist of the Building Rules and Regulations attached hereto as
Exhibit 9-1 and the Construction Rules and Regulations attached hereto as Exhibit 9-2. In the case of any conflict between the
provisions of this Lease and any future rules and regulations, the provisions of this Lease shall control. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the
terms, covenants or conditions in any other lease as against any other tenant and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees, agents, contractors, visitors, invitees or licensees;
provided however that Landlord will not enforce the rules and regulations against similarly situated tenants in the Building, including Tenant, in a discriminating manner. 

18.2 Energy Conservation. Landlord may institute upon written notice to Tenant such policies, programs and measures as may be
necessary, required, or expedient for the conservation and/or preservation of energy or energy services (collectively, the “Conservation Program”), provided however, that the Conservation
Program does not, by reason of such policies, programs and measures, reduce the level of energy or energy services being provided to the Premises below the level of energy or energy services then being provided in comparable combination laboratory,
research and development and office buildings in the vicinity of the Premises, or as may be necessary or required to comply with Legal Requirements or standards or the other provisions of this Lease. Upon receipt of such notice, Tenant shall comply
with the Conservation Program. 
 18.3 Recycling. Upon written notice, Landlord may establish reasonable policies, programs
and measures for the recycling of paper, products, plastic, tin and other materials (a “Recycling Program”). Upon receipt of such notice, Tenant will comply with the Recycling Program at Tenant’s
sole cost and expense. 

  
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 19. LAWS AND PERMITS. 

19.1 Legal Requirements. Tenant shall not cause or permit the Premises, or cause the Property or the Building to be used in any
way that violates any Legal Requirement, order, permit, approval, variance, covenant or restrictions of record or any provisions of this Lease, interferes with the rights of tenants of the Building, or constitutes a nuisance or waste. Tenant shall
obtain, maintain and pay for all permits and approvals needed for the operation of Tenant’s business and/or Tenant’s Rooftop Equipment, as soon as reasonably possible, and in any event shall not undertake any operations or
use of Tenant’s Rooftop Equipment unless all applicable permits and approvals are in place and shall, promptly take all actions necessary to comply with all Legal Requirements, including, without limitation, the Occupational Safety and
Health Act, applicable to Tenant’s use of the Premises, the Property or the Building. Tenant shall maintain in full force and effect all certifications or permissions required by any authority having jurisdiction to authorize, franchise
or regulate Tenant’s use of the Premises. Tenant shall be solely responsible for procuring and complying at all times with any and all necessary permits and approvals directly or indirectly relating or incident to: the conduct of its
activities on the Premises; its scientific experimentation, transportation, storage, handling, use and disposal of any chemical or radioactive or bacteriological or pathological substances or organisms or other hazardous wastes or environmentally
dangerous substances or materials or medical waste or animals or laboratory specimens. Within ten (10) days of a request by Landlord, which request shall be made not more than once during each period of twelve (12) consecutive months
during the Term hereof, unless otherwise requested by any mortgagee of Landlord or unless Landlord reasonably suspects that Tenant has violated the provisions of this Section 19.1, Tenant shall furnish
Landlord with copies of all such permits and approvals that Tenant possesses or has obtained together with a certificate certifying that such permits are all of the permits that Tenant possesses or has obtained with respect to the Premises. Tenant
shall promptly give written notice to Landlord of any warnings or violations relative to the above received from any federal, state or municipal agency or by any court of law and shall promptly cure the conditions causing any such violations. Tenant
shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition causing any such violation in the event that, in lieu of such cure, Tenant shall contest the validity of such violation by appellate
or other proceedings permitted under applicable law, provided that: (i) any such contest is made reasonably and in good faith, (ii) Tenant makes provisions, including, without limitation, posting bond(s) or giving other security,
reasonably acceptable to Landlord to protect Landlord, the Building and the Property from any liability, costs, damages or expenses arising in connection with such alleged violation and failure to cure, (iii) Tenant shall agree to indemnify,
defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from and against any and all liability, costs, damages, or expenses arising in connection with such condition and/or violation, (iv) Tenant shall promptly cure
any violation in the event that its appeal of such violation is overruled or rejected, and (v) Tenant’s decision to delay such cure shall not, in Landlord’s good faith determination, be likely to result in any actual or
threatened bodily injury, property damage, or any civil or criminal liability to Landlord, any tenant or occupant of the Building or the Property, or any other person or entity. Nothing contained in this
Section 19.1 shall be construed to expand the uses permitted hereunder beyond the Permitted Uses. Landlord shall comply with any Legal Requirements and with any direction of any public office or
officer relating to the maintenance or operation of the structural elements of the Building and the Common Areas, and the costs so incurred by Landlord shall be included in Operating Costs in accordance with the provisions of
Section 5.2. 

  
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 20. DEFAULT 

20.1 Events of Default. The occurrence of any one or more of the following events shall constitute an “Event of
Default” hereunder by Tenant: 
 (a) If Tenant fails to make any payment of Rent or any other payment required
hereunder, as and when due, and such failure shall continue for a period of five (5) days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give any
notice if (i) Tenant fails to make any payment within five (5) days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on
more than one (1) occasion during the twelve (12) month interval preceding such failure by Tenant; 
 (b) If Tenant shall abandon
the Premises (whether or not the keys shall have been surrendered or the Rent shall have been paid); 
 (c) If Tenant shall fail to execute
and deliver to Landlord an estoppel certificate pursuant to Article 16 above or a subordination and attornment agreement pursuant to Article 22 below, within the timeframes set forth therein, which failure
is not cured within three (3) business days from written notice by Landlord; 
 (d) If Tenant shall fail to maintain any insurance
required hereunder; 
 (e) If Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of
Credit as required under Article 7 above; 
 (f) If Tenant causes or suffers any release of Hazardous Materials in or
near the Property and Tenant fails to comply with the covenants and obligations set forth in Article 17 above within the time periods required therein; 

(g) If Tenant shall make a Transfer in violation of the provisions of Article 13 above, or if any event shall occur or
any contingency shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or pass to any person, firm or corporation other than Tenant, except as expressly permitted under
Article 13 hereof; 
 (h) [Intentionally Deleted]; 

(i) The failure by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by Tenant, other
than as specified above, and such failure continues for more than thirty (30) days after notice thereof from Landlord; provided, further, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably
required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later
than ninety (90) days from the date of such notice from Landlord; 

  
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 (j) Tenant shall be involved in financial difficulties as evidenced by an admission in
writing by Tenant of Tenant’s inability to pay its debts generally as they become due, or by the making or offering to make a composition of its debts with its creditors; 

(k) Tenant shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its
property for the benefit of its creditors, 
 (l) [Intentionally Deleted]; 

(m) [Intentionally Deleted]; 

(n) the leasehold hereby created shall be taken on execution or by other process of law and shall not be revested in Tenant within thirty
(30) days thereafter; 
 (o) a receiver, sequesterer, trustee or similar officer shall be appointed by a court of competent
jurisdiction to take charge of all or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; or 

(p) any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to
bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within ninety (90) days or if Tenant is
adjudged bankrupt or insolvent as a result of any such proceeding. 
 Wherever “Tenant “ is used in subsections (i), (j), (k), (l), (n) or
(o) of this Section 20.1, it shall be deemed to include any parent entity of Tenant of any of Tenant’s obligations under this Lease. 

20.2 Remedies. Upon an Event of Default, Landlord may, by notice to Tenant, elect to terminate this Lease; and thereupon (and
without prejudice to any remedies which might otherwise be available for arrears of Rent or preceding breach of covenant or agreement and without prejudice to Tenant’s liability for damages as hereinafter stated), upon the giving of such
notice, this Lease shall terminate as of the date specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right to utilize the Security Deposit or draw down the entire Letter of Credit, as
applicable, and apply the proceeds thereof to its damages hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable to indictment, prosecution or damages therefor, Landlord may, by lawful
process, enter into and upon the Premises (or any part thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and those claiming under Tenant. The words
“re-entry” and “re-enter” as used in this Lease are not restricted to their technical legal meanings. 

  
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 20.3 Damages—Termination. 

(a) Upon the termination of this Lease under the provisions of this Article 20, Tenant shall pay to Landlord Rent up to the time
of such termination, shall continue to be liable for any preceding breach of covenant, and in addition, shall pay to Landlord as damages, at the election of Landlord, either: 

(i) the amount (discounted to present value at the rate of five percent (5%) per annum) by which, at the time of the
termination of this Lease (or at any time thereafter if Landlord shall have initially elected damages under Section 20.3(a)(ii) below), (x) the aggregate of Rent projected over the period commencing
with such termination and ending on the Expiration Date, exceeds (y) the aggregate projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises shall be unoccupied, plus all
Reletting Costs (hereinafter defined); or 
 (ii) amounts equal to Rent which would have been payable by Tenant had this
Lease not been so terminated, payable upon the due dates therefor specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the Premises
during such period, that Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received
by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease, as well as the expenses of re-letting, including altering and
preparing the Premises for new tenants, brokers’ commissions, and all other similar and dissimilar expenses properly chargeable against the Premises and the rental therefrom (collectively, “Reletting
Costs”), it being understood that any such re-letting may be for a period equal to or shorter or longer than the remaining Term; and provided, further, that (x) in no event
shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this
Section 20.3(a)(ii) to a credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by Landlord
prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent
received from such re-letting and of the expenses of re-letting. Landlord agrees to use reasonable efforts to relet the Premises after Tenant vacates the Premises in the
event that the Lease is terminated based upon an Event of Default by Tenant hereunder. Marketing of the Premises in a manner similar to the manner in which Landlord markets other premises within Landlord’s control in the Building shall be
deemed to have satisfied Landlord’s obligation to use “reasonable efforts.” In no event shall Landlord be required to (i) solicit or entertain negotiations with any other prospective tenants for the Premises until Landlord
obtains full and complete possession of the Premises including, without limitation, the final and unappealable legal right to re-let the Premises free of any claim of Tenant, (ii) relet the Premises
before leasing other vacant space in the Building, (iii) lease the Premises for a rental less than the current fair market rental then prevailing for similar office space in the Building, or (iv) enter into a lease with any proposed tenant
that does not have, in Landlord’s reasonable opinion, sufficient financial resources or operating experience to operate the Premises in a first-class manner. 

(b) In calculating the amount due under Section 20.3(a)(i), above, there shall be included, in
addition to the Base Rent, all other considerations agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and Taxes, on the assumption that all such amounts and considerations would have
increased at the rate of five percent (5%) per annum for the balance of the full term hereby granted. 

  
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 (c) Suit or suits for the recovery of such damages, or any installments thereof, may be
brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if it had not been terminated hereunder. 

(d) Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of any sums or damages to
which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. Notwithstanding anything contained herein to the contrary however, except as set forth in
Section 21.3, in no event shall Tenant be liable for any of Landlord’s indirect, punitive, special or consequential damages as a result of any default by Tenant. 

(e) In lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all sums payable under all the foregoing provisions
of this Section 20.3, Landlord may, by written notice to Tenant, at any time after this Lease is terminated under any of the provisions herein contained or is otherwise terminated for breach of any
obligation of Tenant and before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of (x) an amount equal to the lesser of (1) Rent accrued under this Lease in the
twelve (12) months immediately prior to such termination, or (2) Rent payable during the remaining months of the Term if this Lease had not been terminated, plus (y) the amount of Rent accrued and unpaid at the time of termination,
less (z) the amount of any recovery by Landlord under the foregoing provisions of this Section 20.3 up to the time of payment of such liquidated damages. 

20.4 Landlord’s Self-Help; Fees and Expenses. If Tenant shall default in the performance of any covenant on
Tenant’s part to be performed in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant to Section 10.1 above, Landlord may, upon reasonable
advance notice, except that no notice shall be required in an emergency, immediately, or at any time thereafter, perform the same for the account of Tenant. Tenant shall pay to Landlord upon demand therefor any reasonable costs incurred by Landlord
in connection therewith, together with interest at the Default Rate until paid in full. In addition, Tenant shall pay all of Landlord’s reasonable costs and expenses, including without limitation reasonable attorneys’
fees, incurred in enforcing any obligation of Tenant under this Lease. 
 20.5 Waiver of Redemption, Statutory Notice and
Grace Periods. Tenant does hereby waive and surrender all rights and privileges which it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of this Lease for the Term hereby
demised after being dispossessed or ejected therefrom by process of law or under the terms of this Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory notice and grace
periods provided to Tenant by law are hereby expressly waived by Tenant. 
 20.6 Landlord’s Remedies Not
Exclusive. The specified remedies to which Landlord may resort hereunder are cumulative and are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any
remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein provided for. 

  
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 20.7 No Waiver. Landlord’s failure to seek redress for violation,
or to insist upon the strict performance, of any covenant or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally constituted a violation, from having all
the force and effect of an original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of such Rules and
Regulations against Tenant and/or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party unless such waiver be in writing
signed by such party. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any
letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in
this Lease provided. 
 20.8 Restrictions on Tenant’s Rights. During the continuation of any Event of
Default, (a) Landlord shall not be obligated to provide Tenant with any notice pursuant to Sections 2.3 and 2.4 above; and (b) Tenant shall not have the right to make, nor to request Landlord’s consent or approval with respect
to, any Alterations or Transfers. 
 20.9 Landlord Default. Notwithstanding anything to the contrary contained in the Lease,
Landlord shall in no event be in default in the performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations within thirty (30) days (or such additional time as is
reasonably required to correct any such default, provided Landlord commences cure within 30 days) after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Except as expressly set forth in
this Lease, Tenant shall not have the right to terminate or cancel this Lease or to withhold rent or to set-off or deduct any claim or damages against rent as a result of any default by Landlord or breach by
Landlord of its covenants or any warranties or promises hereunder, except in the case of a wrongful eviction of Tenant from the Premises (constructive or actual) by Landlord, and then only if the same continues after notice to Landlord thereof and
an opportunity for Landlord to cure the same as set forth above. In addition, Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against Landlord from rent thereafter due and payable under this Lease. 

21. SURRENDER; ABANDONED PROPERTY; HOLD-OVER 

21.1 Surrender 
 (a) Upon
the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises (including without limitation all fixed lab benches and fume hoods then existing in the Premises), Alterations, electric,
plumbing, heating and sprinkling systems, fixtures and outlets, vaults, paneling, molding, shelving, radiator 

  
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enclosures, cork, rubber, linoleum and composition floors, ventilating, silencing, air conditioning and cooling equipment therein and all other furniture, fixtures, and equipment that was either
provided by Landlord or paid for in whole or in part by any allowance provided to Tenant by Landlord under this Lease) broom clean, in good order, repair and condition excepting only ordinary wear and tear and damage by fire or other insured
Casualty; (ii) remove all of Tenant’s Property, all autoclaves and cage washers (to the extent installed by or on behalf of Tenant) and, to the extent specified by Landlord in accordance with Section 11.1, Alterations made by Tenant;
and (iii) repair any damages to the Premises or the Building caused by the installation or removal of Tenant’s Property and/or such Alterations. Tenant’s obligations under this Section 21.1(a)
shall survive the expiration or earlier termination of this Lease. 
 (b) Prior to the expiration of this 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, acid neutralization systems and plumbing in
and/or exclusively serving the Premises, and all exhaust or other ductwork in and/or exclusively serving the Premises, in each case which has carried or released or been contacted by any Hazardous Materials or other chemical or biological materials
used in the operation of the Premises, and shall otherwise clean the Premises so as to permit the Surrender Plan (defined below) to be issued. At least thirty (30) days prior to the expiration of the Term (or, if applicable, within five
(5) business days after any earlier termination of this Lease), Tenant shall deliver to Landlord a reasonably detailed narrative description of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to
render the Premises (including any Alterations permitted or required by Landlord to remain therein) free of Hazardous Materials and otherwise released for unrestricted use and occupancy including without limitation causing the Premises to be
decommissioned in accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public health (the “MDPH”) for the control of radiation, and cause the Premises to be released
for unrestricted use by the Radiation Control Program of the MDPH (the “Surrender Plan”). The Surrender Plan (i) shall be accompanied by a current list of (A) all Required Permits held by or on behalf of any Tenant
Party with respect to Hazardous Materials in, on, under, at or about the Premises, and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental consultant, which approval
shall not be unreasonably withheld. In connection with review and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary
information concerning the use of and operations within the Premises as Landlord shall request. On or before the expiration of the Term (or within thirty (30) days after any earlier termination of this Lease, during which period Tenant’s
use and occupancy of the Premises shall be governed by Section 21.3 below), Tenant shall (i) perform or cause to be performed all actions described in the approved Surrender Plan, and
(ii) deliver to Landlord a certification from a third party certified industrial hygienist reasonably acceptable to Landlord certifying that the Premises do not contain any Hazardous Materials and evidence that the approved Surrender Plan shall
have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to reimbursement at Tenant’s expense if Tenant has breached its obligations under this paragraph, to cause Landlord’s
environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the expiration of the Term (or, if applicable, the date which is thirty
(30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available 

  
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for unrestricted use and occupancy as aforesaid. Landlord shall have the unrestricted right to deliver the Surrender Plan and any report by Landlord’s environmental consultant with respect
to the surrender of the Premises to third parties. Such third parties and the Landlord Parties shall be entitled to rely on the Surrender Report. If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall
fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address the use of Hazardous Materials by any of the Tenant Parties in, on, at, under or about the Premises,
Landlord shall have the right to take any such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Property are surrendered in the condition required hereunder, the cost of which actions shall be reimbursed by
Tenant as Additional Rent upon demand. Tenant’s obligations under this Section 21.1(b) shall survive the expiration or earlier termination of the Term. 

(c) No act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept
such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing, no employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the
expiration or earlier termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate as a termination of this Lease or a surrender of the Premises. 

(d) Notwithstanding anything to the contrary contained herein, Tenant shall, at its sole cost and expense, remove from the Premises, prior to
the end of the Term, any item installed by or for Tenant and which, pursuant to Legal Requirements, must be removed therefrom before the Premises may be used by a subsequent tenant. 

21.2 Abandoned Property. After the expiration or earlier termination hereof, if Tenant fails to remove any property from the
Building or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the “Abandoned Property”) shall be
conclusively deemed to have been abandoned, and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be sold, Tenant hereby agrees that
Landlord may receive and retain the proceeds of such sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under Section 20 hereof or pursuant to law,
and to any arrears of Rent. 
 21.3 Holdover. If any of the Tenant Parties holds over (which term shall include, without
limitation, the failure of Tenant or any Tenant Party to perform all of its obligations under Section 21.1 above) after the end of the Term, Tenant shall be deemed a tenant-at- sufferance subject to the provisions of this Lease; provided that whether or not Landlord has previously accepted payments of Rent from Tenant, (i) Tenant
shall pay Base Rent at 150% of the highest rate of Base Rate payable during the Term during the first thirty (30) days of such holdover, (ii) Tenant shall pay Base Rent at 200% of the highest rate of Base Rent payable during the Term after
the first thirty (30) days, (iii) Tenant shall continue to pay to Landlord all additional rent, and (iv) if such holdover continues for more than thirty (30) days, Tenant shall be liable for all damages, including without limitation
lost business and 

  
 PAGE 47 

 
consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the end of the Term for other tenants and that
the damages which Landlord may suffer as the result of Tenant’s holding over cannot be determined as of the Execution Date. Nothing contained herein shall grant Tenant the right to holdover after the expiration or earlier termination of
the Term. 
 21.4 Warranties. Tenant hereby assigns to Landlord any warranties in effect on the last day of the Term with
respect to any fixtures and Alterations installed in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term (or, if the Lease is earlier terminated, within five (5) days thereafter).

 22. MORTGAGEE RIGHTS 

22.1 Subordination. Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any
ground lease, overleases, mortgage, deed of trust, or similar instrument covering the Premises, the Building and/or the Land and to all advances, modifications, renewals, replacements, and extensions thereof (each of the foregoing, a
“Mortgage”), or (ii) if any Mortgagee elects, prior to the lien of any present or future Mortgage. Landlord shall use reasonable efforts to obtain from any such mortgagee a written instrument in recordable
form and in the customary form of such mortgagee (“Nondisturbance Agreement”) with such commercially reasonable modifications as may be requested by Tenant.. Tenant further shall attorn to and recognize any
successor landlord, whether through foreclosure or otherwise, as if the successor landlord were the originally named landlord. The provisions of this Section 22.1 shall be self-operative and no further instrument shall be required to effect
such subordination or attornment; however, Tenant agrees to execute, acknowledge and deliver such customary instruments, confirming such subordination, non-disturbance and attornment in such form as shall be
reasonably requested by any such holder within fifteen (15) days of request therefor. 
 22.2 Notices. Tenant shall give
each Mortgagee of which it has been given notice the same notices given to Landlord concurrently with the notice to Landlord, and each Mortgagee shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee’s
curing of any of Landlord’s default shall be treated as performance by Landlord. 
 22.3 Mortgagee Consent. Tenant
acknowledges that, where applicable, any consent or approval hereafter given by Landlord may be subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall,
notwithstanding anything to the contrary in this Lease contained, constitute reasonable justification for Landlord’s withholding its consent or approval. 

22.4 Mortgagee Liability. Tenant acknowledges and agrees that if any Mortgage shall be foreclosed, (a) the liability of the
Mortgagee and its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the Premises, and such liability shall not continue or survive after further transfer of ownership; and (b) such Mortgagee and its
successors or assigns shall not be (i) liable for any act or omission of any prior lessor under this Lease; (ii) liable for the performance of Landlord’s covenants pursuant to the provisions of this Lease which arise and accrue
prior to such entity succeeding to the interest of 

  
 PAGE 48 

 
Landlord under this Lease or acquiring such right to possession; (iii) subject to any offsets or defense which Tenant may have at any time against Landlord; (iv) bound by any base rent
or other sum which Tenant may have paid previously for more than one (1) month; or (v) liable for the performance of any covenant of Landlord under this Lease which is capable of performance only by the original Landlord. 

23. QUIET ENJOYMENT. 

Landlord covenants that so long as Tenant keeps and performs each and every covenant, agreement, term, provision and condition herein contained
on the part and on behalf of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the claims of all persons claiming by, through or under Landlord subject,
nevertheless, to the covenants, agreements, terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage to which this Lease is subject and subordinate, as hereinabove set forth. 

24. NOTICES. 
 Any notice,
consent, request, bill, demand or statement hereunder (each, a “Notice”) by either party to the other party shall be in writing and shall be deemed to have been duly given when either delivered by hand or by nationally
recognized overnight courier (in either case with evidence of delivery or refusal thereof) addressed as follows: 
  

			
	If to Landlord:	  	PPF OFF 828-830 Winter Street LLC
		  	c/o King Street Properties
		  	800 Boylston Street, Suite 1570
		  	Boston, MA 02199
		  	Attention: Stephen D. Lynch
		
	With a copy to:	  	Morgan Stanley
		  	1585 Broadway, 37th Floor
		  	New York, NY 10036
		  	Attention: Jennie P. Friend
		  	Email: Jennie.Friend@morganstanley.com
		
	And to:	  	Goulston & Storrs PC
		  	400 Atlantic Avenue
		  	Boston, MA 02110
		  	Attention: King Street
		
	if to Tenant:	  	T-Scan Therapeutics, Inc.
		  	4 Blackfan Circle
		  	Boston, MA 02115
		  	Attention: Robert Crane
		
	With a copy to:                	  	Looney Cohen & Aisenberg, LLP
		  	33 Broad Street
		  	Boston, MA 02109
		  	Attention: James H. Cohen, Esq.

  
 PAGE 49 

 Notwithstanding the foregoing, any notice from Landlord to Tenant regarding ordinary business operations
(e.g., exercise of a right of access to the Premises, maintenance activities, invoices, etc.) may also be given by written notice delivered by facsimile to any person at the Premises whom Landlord reasonably believes is authorized to receive such
notice on behalf of Tenant without copies as specified above. Either party may at any time change the address or specify an additional address for such Notices by delivering or mailing, as aforesaid, to the other party a notice stating the change
and setting forth the changed or additional address, provided such changed or additional address is within the United States. Notices shall be effective upon the date of receipt or refusal thereof. 

25. CONDOMINIUM CONVERSION 

25.1 The Premises are located in the Building which is erected on the Land which comprises the Property owned by Landlord. The Property
may be further enlarged and/or improved with additional buildings (provided that no such enlargements or improvements shall have a material adverse impact on Tenant’s rights under this Lease). 

25.2 Landlord, on behalf of itself and its successors and assigns, reserves the right to convert the Property, and all of the buildings
now or hereafter located thereon, to the condominium form of ownership pursuant to Massachusetts General Laws Chapter 183A (the “Condominium”), so long as such Condominium does not: not: (x) materially adversely affect
Tenant’s rights under this Lease, or (y) materially increase Tenant’s obligations under this Lease. 
 25.3 In the
event of the conversion of the Property to the Condominium, Tenant will cooperate in the negotiation and execution of commercially reasonable documentation which confirms that the Premises will be described in the Master Deed of the Condominium (the
“Master Deed”) as part or all of a unit in the Condominium (the “Unit”) and shall be subject to said Master Deed and also to an agreement which governs the rights and obligations of the owners of such units (the
“Declaration of Trust”) (the Master Deed, the Declaration of Trust and any by-laws and rules or regulations promulgated thereunder are referred to collectively as the “Condominium
Documents”). Landlord shall reimburse Tenant for its reasonable legal fees in connection with its review of any documents relating thereto (not to exceed $2,500.00). Landlord and its successors and assigns shall be subject to the
Condominium Documents. 
 25.4 Tenant agrees that in connection with the creation of the Condominium, Tenant will cooperate in the
negotiation and execution of commercially reasonable documentation which confirms that this Lease shall be subject and subordinate to the Condominium Documents and that Tenant’s leasehold interest will be converted to a leasehold interest in
all or a demised portion of an individual unit in the Condominium and an interest in common with others to use common areas of the Condominium that are ancillary to Tenant’s Premises under this Lease. Landlord shall reimburse Tenant for its
reasonable legal fees in connection with its review of any documents relating thereto (not to exceed $2,500.00). 

  
 PAGE 50 

 26. MISCELLANEOUS 

26.1 Separability. If any provision of this Lease or portion of such provision or the application thereof to any person or
circumstance is for any reason held invalid or unenforceable, the remainder of this Lease (or the remainder of such provision) and the application thereof to other persons or circumstances shall not be affected thereby. 

26.2 Captions. The captions are inserted only as a matter of convenience and for reference, and in no way define, limit or
describe the scope of this Lease nor the intent of any provisions thereof. 
 26.3 Broker. Tenant and Landlord each warrants
and represents that it has dealt with no broker in connection with the consummation of this Lease other than Jones Lang LaSalle and CBRE (collectively, “Broker”). Tenant and Landlord each agrees to defend,
indemnify and save the other harmless from and against any Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions
to Broker. 
 26.4 Entire Agreement. This Lease, Lease Summary Sheet and Exhibits 1-12
attached hereto and incorporated herein contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence and agreements between the parties hereto, are
merged herein. Tenant acknowledges that all representations and statements upon which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or representations, written or oral. This Lease
may not be modified orally or in any manner other than by written agreement signed by the parties hereto. 
 26.5 Governing
Law. This Lease is made pursuant to, and shall be governed by, and construed in accordance with, the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations,
by-laws, ordinances and the like. 
 26.6 Representation of Authority. By his or her
execution hereof, each of the signatories on behalf of the respective parties hereby warrants and represents to the other that he or she is duly authorized to execute this Lease on behalf of such party. Upon Landlord’s request, Tenant
shall provide Landlord with evidence that any requisite resolution, corporate authority and any other necessary consents have been duly adopted and obtained. 

26.7 Expenses Incurred by Landlord Upon Tenant Requests. Tenant shall, upon demand, reimburse Landlord for all reasonable
expenses, including, without limitation, reasonable legal fees, incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral documentation related to this Lease, including, without limitation,
reasonable out of pocket costs incurred by Landlord in the review and approval of Tenant’s plans and specifications in connection with proposed Alterations to be made by Tenant to the Premises or in connection with requests by Tenant for
Landlord’s consent to make a Transfer. Such costs shall be deemed to be additional rent under this Lease. 
 26.8
Survival. Without limiting any other obligation of Tenant which may survive the expiration or prior termination of the Term, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease
shall survive the expiration or prior termination of the Term. 

  
 PAGE 51 

 26.9 Limitation of Liability. Tenant shall neither assert nor seek to enforce any
claim against Landlord or any of the Landlord Parties, or the assets of any of the Landlord Parties, for breach of this Lease or otherwise, other than against Landlord’s interest in the Building and in the uncollected rents, issues and profits
thereof, and Tenant agrees to look solely to such interest for the satisfaction of any liability of Landlord under this Lease. This Section 25.9 shall not limit any right that Tenant might otherwise have to obtain injunctive
relief against Landlord. Landlord and Tenant specifically agree that in no event shall any officer, director, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally liable for any obligation under
this Lease, nor shall Landlord or any of the other Landlord Parties be liable for consequential or incidental damages or for lost profits whatsoever in connection with this Lease. 

26.10 Binding Effect. The covenants, agreements, terms, provisions and conditions of this Lease shall bind and benefit the
successors and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions of Article 13 hereof shall operate to
vest any rights in any successor or assignee of Tenant. 
 26.11 Landlord Obligations upon Transfer. Upon any sale, transfer
or other disposition of the Building, Landlord shall be entirely freed and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed from and after the
date thereof, it being understood and agreed in such event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord’s ownership of said reversionary interest shall thereupon and
thereafter assume, and perform and observe, any and all of such covenants and obligations of Landlord, except as otherwise agreed in writing. 

26.12 No Grant of Interest. Tenant shall not grant any interest whatsoever in any fixtures within the Premises or any item paid
in whole or in part by Landlord, including without limitation by Landlord’s Contribution. 
 26.13 Financial
Information. Tenant shall deliver to Landlord, within thirty (30) days after Landlord’s reasonable request, but not more often than once every twelve (12) months unless an Event of Default or such information is requested
by any Mortgagee, Tenant’s most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows statements (audited if available) certified by an officer of Tenant as being true and
correct in all material respects. Any such financial information may be relied upon by any actual or potential lessor, purchaser, or mortgagee of the Property or any portion thereof. Landlord agrees to keep such financial information confidential,
except for Landlord’s partners, investors, lenders, accountants and attorneys, who have been advised of the confidentiality provisions contained herein and agree to be bound by the same. 

  
 PAGE 52 

 26.14 OFAC Certificate and Indemnity. As an inducement to Landlord to enter
into this lease, Tenant hereby represents and warrants that: (i) Tenant is not, nor is it owned or Controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the
United States Department of the Treasury pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a terrorist, “Specially Designated
National and Blocked Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is it owned, Controlled, directly
or indirectly, by any person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither Tenant (nor any person, group, entity or nation which owns or Controls Tenant, directly
or indirectly) has conducted or will conduct business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation any assignment of this lease or any subletting or all or any portion of the
Premises or the making or receiving of any contribution or funds, goods or services to or for the benefit of a Prohibited Person. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the
foregoing representations and warranties shall be an Event of Default, and (y) the representations, warranties and covenants contained in this Article 24 shall be continuing in nature and shall survive the expiration or earlier termination of
this Lease. 
 26.15 Confidentiality. Tenant acknowledges and agrees that the terms of this Lease are confidential. Disclosure
of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the Building. Tenant agrees that it and its partners,
officers, directors, employees, brokers, and attorneys, if any, shall not disclose the terms and conditions of this Lease to any other person or entity without the prior written consent of Landlord which may be given or withheld by Landlord, in
Landlord’s sole discretion, except as required for financial disclosures or securities filings, as required by the order of any court or public body with authority over Tenant, or in connection with any litigation between Landlord and
Tenant with respect this Lease. It is understood and agreed that damages alone would be an inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek specific performance of this provision and to
seek injunctive relief to prevent its breach or continued breach. 
 26.16 Force Majeure. Other than for Tenant’s
obligations under this Lease that can be performed by the payment of money (e.g., payment of Rent and maintenance of insurance), whenever a period of time is herein prescribed for action to be taken by either party hereto, such party shall not be
liable or responsible for, and there shall be excluded from the computation of any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, acts of terrorism, governmental laws, regulations, or
restrictions, or any other causes of any kind whatsoever which are beyond the control of such party (collectively “Force Majeure”). In no event shall financial inability of a party be deemed
to be Force Majeure. 

  
 PAGE 53 

 IN WITNESS WHEREOF the parties hereto have executed this Lease as a sealed instrument as of
the Execution Date. 
  

																	
	LANDLORD:	  		  		  		 		  	
		
	PPF OFF 828-830 WINTER STREET, LLC,	  	
	a Delaware limited liability company	 		  	
				
	      	 	By:	  	PPF MASS REIT, LLC,	  	
		 		  	a Delaware limited liability company, its Sole Member	  	
					
		 		  	By:	  	PPF OP, LP, a Delaware limited	  	
		 		  		  	partnership, its Sole Partner	  	
						
		 		  		  	By:	  	PPF OPGP, LLC, a Delaware	  	
		 		  		  		  	limited liability company, its	  	
		 		  		  		  	General Partner	 		  	
							
		 		  		  		  	By:	  	Prime Property Fund, LLC,	  	
		 		  		  		  		  	a Delaware limited liability company,	  	
		 		  		  		  		  	its Sole Member	  	
								
		 		  		  		  		  	By:	  	Morgan Stanley Real Estate	  	
		 		  		  		  		  		  	Advisor, Inc., a Delaware	  	
		 		  		  		  		  		  	corporation, its Investment Adviser	  	
									
		 		  		  		  		  		  	By:	 	/s/ Jennie Friend	  	
		 		  		  		  		  		  		 	Name: Jennie Friend                                  
                        	  	
		 		  		  		  		  		  		 	Title: Managing Director                                 
                   	  	

 TENANT: 
 T-SCAN THERAPEUTICS, INC., a Delaware corporation 
  

			
	By:	 	/s/ David P. Southwell
	Name:	 	David P. Southwell
	Title:	 	CEO

  
 PAGE 54

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