Document:

EX-10.5

			
		  	

  

 Exhibit 10.5 

LEASE AGREEMENT 
 THIS LEASE
AGREEMENT (this “Lease”) is made this 31st day of August, 2016, between ARE-MA REGION NO. 24, LLC, a Delaware limited
liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”).  
  

			
	 Building:
	  	45 Wiggins Avenue, Bedford, MA 01730
		
	 Premises:
	  	That portion of the Building, containing approximately 23,000 rentable square feet, as determined by Landlord, as shown on Exhibit A. 
		
	 Project:
	  	The real property on which the Building in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B. 
		
	 Base Rent:
	  	$36.00 per rentable square foot of the Premises per year

 Rentable Area of Premises: 23,000 sq. ft. 

Rentable Area of Building: 38,000 sq. ft. 
 Rentable
Area of Project: 171, 154 sq. ft. 
 Tenant’s Share of Operating Expenses of Building: 60.53% 

Building’s Share of Operating Expenses of Project: 13.44% 

Security Deposit: $276,000 
 Rent Adjustment Percentage:
3% 
  

			
	 Base Term:
	  	Beginning on the Commencement Date and ending 60 months and 14 days from the first day of the first full month after the Rent Commencement Date (as defined in Section 2) hereof.
		
	 Permitted Use:
	  	Research and development laboratory, related office, storage, and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

  

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
	P.O. Box 37526	  	385 E. Colorado Boulevard, Suite 299
	Baltimore, MD 21297-3526	  	Pasadena, CA 91101
		  	Attention: Corporate Secretary
		
	Tenant’s Notice Address	  	Tenant’s Notice Address
	Prior to the Commencement Date:	  	As of the Commencement Date:
	44 Hartwell Avenue, Suite 102	  	45 Wiggins Avenue
	Lexington, MA 02421	  	Bedford, MA 01730
	Attention: Sam Rasty	  	Attention: Sam Rasty

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

							
	 [X]
	  	EXHIBIT A - PREMISES DESCRIPTION	  	[X]	  	EXHIBIT B- DESCRIPTION OF PROJECT
	 [X]
	  	EXHIBIT C - WORK LETTER	  	[X]	  	EXHIBIT D - COMMENCEMENT DATE
	 [X]
	  	EXHIBIT E - RULES AND REGULATIONS	  	[X]	  	EXHIBIT F - TENANT’S PERSONAL PROPERTY
	 [X]
	  	EXHIBIT G - INTENTIONALLY OMITTED	  	[X]	  	EXHIBIT H - LANDLORD’S FURNITURE

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby
leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein
as the “Common Areas.” Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenant’s use of the Premises for the Permitted Use. Landlord shall endeavor to
provide Tenant with at least 30 days’ advance written notice of such modifications. 
 Tenant acknowledges and agrees that Landlord
may, in Landlord’s sole and absolute discretion, make significant changes to the exterior landscape, parking areas and ingress/egress routes for the Project (“Site Work”), which Site Work may include, at Landlord’s cost
and expense, the removal of the stone from the exterior portion of the Building described on Exhibit A attached hereto and the replacement of the stone with glazing (collectively, the “Building Work”). Tenant acknowledges
that Landlord may require access to a portion of the Premises following the Commencement Date in order to perform the Building Work. Landlord and its contractors shall have the right to enter the Premises following the Commencement Date to perform
the Building Work. Landlord shall use reasonable efforts to coordinate the Building Work with Tenant in order to minimize interference with Tenant’s operations at the Premises in connection with the Building Work. Tenant acknowledges that
Landlord’s performance of the Site Work and Building Work may adversely affect tenant’s use of the Common Areas of the Project and Landlord’s performance of the Building Work may adversely affect Tenant’s use and occupancy of the
Premises. Tenant waives all claims against Landlord in connection with the Site Work and the Building Work including, without limitation, claims for rent abatement. Nothing herein shall obligate Landlord to perform the Site Work or the Building
Work. 
 2. Delivery; Acceptance of Premises; Commencement Date. Landlord shall deliver the Premises to Tenant on or before the date
that is 2 business days after the mutual execution and delivery of this Lease by the parties, vacant (free of other tenants and occupants), free of all personal property and in broom clean condition for the construction of the Tenant Improvements by
Tenant (“Delivery” or “Deliver”). As used herein, the term “Tenant Improvements” shall have the meaning set forth for such term in the Work Letter. 

The “Commencement Date” shall be the date Landlord Delivers the Premises to Tenant. The “Rent Commencement Date”
shall be the earlier of (i) date that is 3 months and 14 days after the Commencement Date, or (ii) the date that Tenant commences doing business in any portion of the Premises. Upon request of Landlord, Tenant shall execute and deliver
a written acknowledgment of the Commencement Date, the Rent Commencement Date and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement Date” attached to this Lease as Exhibit D;
provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base Term, as defined above on the first
page of this Lease and the Extension Term which Tenant may elect pursuant to Section 40 hereof. 
 Except as otherwise expressly
set forth in this Lease or in the Work Letter: (i) Tenant shall accept the Premises in their condition as of the Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof); (ii) Landlord shall
have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was
taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, excluding the obligation to pay Base Rent and Operating Expenses. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 Notwithstanding anything to the contrary contained herein, for the period of 30 consecutive
days after the Commencement Date, Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to the Building or Building Systems (as defined in
Section 13), unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 

During the Term, Tenant shall lease from Landlord, for $1.00 per year, the removable furniture located within the Premises as of the date of
this Lease and listed on Exhibit H attached hereto (“Landlord’s Furniture”). Tenant shall have no right to remove any of Landlord’s Furniture from the Premises without Landlord’s prior written consent and
Landlord’s Furniture shall be returned to Landlord at the expiration or earlier termination of the Term in substantially the same condition as received by Tenant, except for ordinary wear and tear. Notwithstanding the foregoing, if Tenant
elects to exercise its Extension Right pursuant to Section 40, then the ownership of Landlord’s Furniture shall be deemed transferred to Tenant and the same shall become Tenant’s property as of the first day of the Extension
Term. 
 Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect
to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are
suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and
negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements contained herein. 

 

	 	3.	Rent. 

 (a) Base Rent. Base Rent for the month in which the Rent
Commencement Date occurs and the Security Deposit shall be due and payable on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or
set-off, equal monthly installments of Base Rent on or before the first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment
of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and
other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in
Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 
 Notwithstanding anything to the
contrary contained herein, for the period commencing on the Rent Commencement Date through last day of the 6th month following the Rent Commencement Date, Tenant shall only be required to pay Base
Rent in the amount of $18.00 per rentable square foot of the Premises per year. Tenant shall commence paying Base Rent in the amount set forth on page 1 of this Lease on the first day of the 7th
month after the Rent Commencement Date. 
 (b) Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as
additional rent (“Additional Rent”): (i) commencing on the Rent Commencement Date, Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other
amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and
conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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	 	4.	Base Rent Adjustments.  

 (a) Annual Adjustments. Base Rent shall be
increased on each annual anniversary of the first day of the first full month following the Rent Commencement Date (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by
the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar
month shall be prorated. 
 (b) Additional Allowance. In addition to the Tenant Improvement Allowance (as defined in the Work
Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Tenant Improvement Allowance (as defined in the Work Letter). Commencing on the Rent Commencement Date and continuing thereafter on the first
day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Tenant Improvement Allowance actually funded by Landlord, if any, in equal monthly payments with interest at a rate of 8.5%
per annum over the Base Term, which interest shall begin to accrue on the date that Landlord first disburses such Additional Tenant Improvement Allowance or any portion(s) thereof. Any of the Additional Tenant Improvement Allowance and applicable
interest remaining unpaid as of the expiration or earlier termination of the Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease. 

5. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year
during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due, Tenant shall pay Landlord an
amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 
 The
term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each calendar year by Landlord with respect to the Building (including the Building’s Share of all
costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project which are not specific to the Building or any other building located in the Project) (including, without duplication, Taxes (as defined in
Section 9), capital repairs and improvements amortized over the lesser of 10 years and the useful life of such capital items, and the costs of Landlord’s third party property manager or, if there is no third party property manager,
administration rent in the amount of 3.0% of Base Rent), excluding only: 
 (a) the original construction costs of the Project and
renovation prior to the date of the Lease and costs of correcting defects in such original construction or renovation; 
 (b) capital
expenditures for expansion of the Project; 
 (c) interest, principal payments of Mortgage (as defined in Section 27) debts of
Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured; 
 (d) depreciation of the Project
(except for capital improvements, the cost of which are includable in Operating Expenses); 
 (e) advertising, legal and space planning
expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

(f) legal and other expenses incurred in the negotiation or enforcement of leases; 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (g) completing, fixturing, improving, renovating, painting, redecorating or other work, which
Landlord pays for or performs for other tenants within their premises, and costs of correcting defects in such work; 
 (h) costs to be
reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 

(i) salaries, wages, benefits and other compensation paid to officers and employees of Landlord who are not assigned in whole or in part to
the operation, management, maintenance or repair of the Project; 
 (j) general organizational, administrative and overhead costs relating
to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(k) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with
disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or
mortgagees of the Building; 
 (l) costs incurred by Landlord due to the violation by Landlord, its employees, agents or contractors or any
tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(m) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(n) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project
to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 
 (o)
costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 
 (p) costs in connection with
services (including electricity), items or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project,
whether or not such other tenant or occupant is specifically charged therefor by Landlord; 
 (q) costs incurred in the sale or refinancing
of the Project; 
 (r) net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or
inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; and 

(s) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project
under leases for space in the Project. 
 Within 90 days after the end of each calendar year (or such longer period as may be reasonably
required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and
(b) the total of Tenant’s payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be
due and payable by Tenant as Rent within 30 days after delivery of such Annual 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant
within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other
amounts due Landlord. Landlord’s and Tenant’s obligations to pay any overpayments or deficiencies due pursuant to this paragraph shall survive the expiration or earlier termination of this Lease. 

The Annual Statement shall be final and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof, shall contest
any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 90 day period, Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s statement of
Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records in connection with the operation of the Project and such information in connection with the operation of the Project as Landlord
reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of
Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent regionally recognized public accounting firm selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld or
delayed), working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense), audit and/or review the Expense Information for the year in question (the “Independent Review”). The
results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent Review shows that Tenant’s actual payments with respect to the Operating Expenses for the calendar year in question exceeded Tenant’s Share
of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days
after delivery of such statement, except that after the expiration, or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due
Landlord. If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to
Landlord within 30 days after delivery of such statement. If the Independent Review shows that Tenant has overpaid Tenant’s Share of Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for
the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Building is not at least 95%
occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such year shall be computed as though the Building had been 95% occupied on average during such year. 

Tenant acknowledges and agrees that the Rentable Area of Premises and Tenant’s Share of Operating Expenses may be adjusted by Landlord by
written notice to Tenant (which written notice shall be binding on Tenant) to include “park common” rentable square footage of approximately 400 square feet attributable to a
“grab-and-go” food area which Landlord may install at the Project, to the extent such
“grab-and-go” food area is actually installed by Landlord. Nothing herein shall obligate Landlord to install any such “grab-and-go” food area at the Project. 
 “Tenant’s
Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Share as reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may
equitably increase Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that
varies with occupancy or use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 6. Security Deposit. Tenant shall deposit with Landlord, upon delivery of an
executed copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth on page 1 of this Lease, which Security
Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance satisfactory to Landlord, (ii) naming Landlord as beneficiary,
(iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured financial institution satisfactory to Landlord,
and (v) redeemable by presentation of a sight draft in the state of Landlord’s choice. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 5 days before the stated
expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit. The
Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default.
Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, future rent damages, and the cost of any damage, injury, expense or
liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s right to use the Security Deposit under this Section 6 includes the right to use the Security Deposit to pay
future rent damages following the termination of this Lease pursuant to Section 21(c) below. Upon any use of all or any portion of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security
Deposit to the amount set forth on Page 1 of this Lease. Tenant hereby waives the provisions of any law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults
in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or
unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment
of Rent and other charges due Landlord for periods prior to the filing of such proceedings. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting
therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 90 days after the expiration or
earlier termination of this Lease. 
 If Landlord transfers its interest in the Project or this Lease, Landlord shall either
(a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the
deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security
Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit
is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 If, as of the expiration of the 24th month after the Rent Commencement Date, (i) Tenant is not in Default of this Lease, and (ii) Tenant has not been in Default of this Lease at any time during the Term of this Lease
(collectively, the “Reduction Requirements” and each a “Reduction Requirement”), then the Security Deposit shall be reduced to $207,000 (the “Reduced Security
Deposit”). If Tenant provides Landlord with a written request to Landlord for such reduction of the Security Deposit, then, so long as all of the Reduction Requirements have been met, Landlord shall cooperate with Tenant, at no cost,
expense or liability to Landlord, to reduce the Letter of Credit then held by Landlord to the amount of the Reduced Security Deposit. If the Security Deposit is reduced as provided herein, then from and after the date of such reduction, the
“Security Deposit” shall be deemed to be the Reduced Security Deposit, for all purposes of this Lease. 
 7.
Use. The Premises shall be used solely for the Permitted Use set forth in the basic lease provisions on page 1 of this Lease, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits,
licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal
Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in
Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the
insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as defined in the ADA or any similar legal requirement. Tenant
shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy
of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or
interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for
any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not
place any machinery or equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord. Tenant shall not,
without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the
Premises based upon Tenant’s Share as usually furnished for the Permitted Use. 
 Landlord shall, at Landlord’s cost and not as
part of Operating Expenses, be responsible for the compliance of the Common Areas of the Project with Legal Requirements as of the Commencement Date. Following the Commencement Date, Landlord shall, as an Operating Expense (to the extent such Legal
Requirement is generally applicable to similar buildings in the area in which the Project is located) and at Tenant’s expense (to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of the
Project, specific use of the Premises, the Tenant Improvements or Tenant’s Alterations) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements. Except as provided in the
2 immediately preceding sentences, Tenant, at its sole expense, shall make any alterations or modifications to the interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with the
ADA) related to Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or Tenant’s Alterations. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims,
liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and
disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal Requirements related to Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or
Tenant’s Alterations, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement related to
Tenant’s specific use or occupancy of the Premises, the Premises Improvements or Tenant’s Alterations. 
 8. Holding
Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate
termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding
any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other
amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the
expiration or earlier termination of the Term without the express written consent of 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the
Term, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages; provided, however, that if Tenant delivers a written inquiry to Landlord
within 30 days prior to the expiration or earlier termination of the Term, Landlord will notify Tenant whether the potential exists for consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate to
extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier
termination of this Lease shall not result in a renewal or reinstatement of this Lease. 
 9. Taxes. Landlord shall pay, as
part of Operating Expenses, Tenant’s Share of all taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”),
imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term,
including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion
thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or
the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee,
charge, tax, or assessment on Landlord’s business or occupation of leasing space in the Project. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not
include any net income taxes imposed on Landlord except to the extent such net income taxes are in substitution for any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and
shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises,
whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value
attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlord’s determination of any
excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand. 

10. Parking. Subject to all matters of record, Force Majeure, a Taking (as defined in Section 19 below) and the
exercise by Landlord of its rights hereunder, Tenant shall have the right, at no additional cost during the Term (including the Extension Term), in common with other tenants of the Project pro rata in accordance with the rentable area of the
Premises and the rentable areas of the Project occupied by such other tenants, to park in those areas designated for non-reserved parking on a first come first served basis, subject in each case to
Landlord’s rules and regulations. As of the Commencement Date, Tenant’s pro rata share of parking spaces is equal to 2.5 parking spaces per 1,000 rentable square feet of the Premises (or 57 parking spaces). Landlord may allocate parking
spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third
parties, including other tenants of the Project. Landlord shall have the right, exercisable by notice to Tenant given at any time during the Term, to relocate all or a portion of the parking spaces made available to Tenant hereunder to another
location within an approximately 2-minute walk of the Project. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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	 	11.	Utilities, Services.  

 (a) General. Landlord shall provide, subject
to the terms of this Section 11, water, electricity, heat, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial
services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, Tenant’s Share of all maintenance
charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and Tenant’s Share of any taxes, penalties, surcharges or similar charges thereon. Landlord may
cause, at Tenant’s expense, any Utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and services which may
be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by Landlord. No interruption or failure
of Utilities, from any cause whatsoever other than Landlord’s gross negligence or willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant agrees to limit use of
water and sewer with respect to Common Areas to normal restroom use. Utilities shall be available to the Premises 24 hours per day, 7 days per week, except in the case of emergencies, as the result of Legal Requirements, the failure of any Utility
provider to provide such Utilities, the performance by Landlord or any Utility provider of any installation, maintenance or repairs, or any other temporary interruptions. 

(b) Generator. Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be: (i) to provide emergency generators with not less than the capacity of the emergency generators located in the Building as of the Commencement Date, and (ii) to contract
with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines. Landlord shall have no obligation to provide Tenant with operational emergency generators or
back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the manufacturer’s standard guidelines or otherwise. During
any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no
obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that
Landlord does not guaranty that such emergency generators will be operational at all times or that emergency power will be available to the Premises when needed. 

(c) Loading Dock. Tenant may use the loading dock exclusively serving the Premises 24 hours per day, 7 days per week, subject to
downtime to maintenance and repairs. 
 12. Alterations and Tenant’s Property. Any alterations, additions, or improvements made
to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture
systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”)
shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems and shall not be otherwise unreasonably withheld. If
Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s sole and absolute discretion.
Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature
and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor
construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with
Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to 2% of
all charges incurred by Tenant or its contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration, Landlord may
post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by
reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall furnish security
or make other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for
workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations,
Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for
any such Alteration. 
 Except for Removable Installations (as hereinafter defined), all Installations (as hereinafter defined) shall be and
shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall remain upon and be surrendered with the Premises as a part
thereof. Notwithstanding the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration or earlier termination of the Term,
in which event Tenant shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has
installed in the Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s
Property (as hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls of the Premises and repairing any
holes. During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender,
lessor or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to such waiver, then Landlord shall be entitled to be paid as
administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. 
 For
purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any items agreed by Landlord in writing to be included on Exhibit F in the future, (y)
“Tenant’s Property” means Removable Installations and, other than Installations, any personal property or equipment of Tenant that may be removed without material damage to the Premises, and (z) “Installations”
means all property of any kind paid for out of the Tl Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and
cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation, fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized
water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch. 

13. Landlord’s Repairs. Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other
Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project (including, without limitation, the RODI water system and the compressed air
system) (“Building  

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Systems”), in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees and contractors
(collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the
right to stop Building Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said
repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord
shall, except in case of emergency, make a commercially reasonable effort to give Tenant 48 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Landlord shall use
reasonable efforts to minimize interference with Tenant’s operations in the Premises during such planned stoppages of Building Systems. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this
Section, after which Landlord shall make a commercially reasonable effort to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable
time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’
respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18.

 14. Tenant’s Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and maintain in
good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Should Tenant fail to make any such repair or replacement or fail to
maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform
such work and shall be reimbursed by Tenant within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be
entitled to recover the costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any
Tenant Party and any repair that benefits only the Premises. 
 15. Mechanic’s Liens. Tenant shall discharge, by bond or
otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 days after the filing thereof, at Tenant’s sole cost
and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right,
but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease
or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed
as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event
shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out of use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations
hereunder, except to the extent caused by the willful misconduct or negligence of Landlord. Landlord shall not be 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises). Tenant further waives any and all
Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord shall not be liable for any damages arising from any act,
omission or neglect of any tenant in the Project or of any other third party. 
 17. Insurance. Landlord shall maintain all risk
property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Project. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for
bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and
earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any
improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the
Operating Expenses. The Project may be included in a. blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse
Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. 

Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense
coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’ compensation insurance with no less than the minimum limits required by law;
employer’s liability insurance with such limits as required by law; and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises.
The commercial general liability insurance policy shall name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, invitees and contractors (collectively, “Landlord Parties”), as
additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s
Insurance Guide”; shall not be cancelable for nonpayment of premium unless 10 days prior written notice shall have been given to Landlord from the insurer; not contain a hostile fire exclusion; contain a contractual liability endorsement; and
provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by Landlord), or certificates of insurance showing
the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant prior to (i) the earlier to
occur of (x) the Commencement Date, or (y) the date that Tenant accesses the Premises under this Lease, and (ii) each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location
endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates.

 In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also
designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant
of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any management company retained by
Landlord to manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the
insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by
any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its
property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any
person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of
Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 
 Landlord may require insurance policy
limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project; provided, however, that the increased amount of coverage is
consistent with coverage amounts then being required by institutional owners of similar projects with tenants occupying similar size premises in the geographical area in which the Project is located. 

18. Restoration. If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other casualty,
Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Project or the Premises, as applicable (the “Restoration Period”). If the
Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage or
destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within 5 business days of receipt of a notice from Landlord
estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible
to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force
Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment,
generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided,
however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute discretion, elect not to
proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 5 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate this Lease, in which
event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all
required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as
defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly reenter the Premises and commence doing business in accordance with this Lease.
Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written notice to the other if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 2 months to
repair such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord provides Tenant with written notice of the estimated Restoration Period. Notwithstanding anything to the contrary contained
herein, Landlord shall also have the right to terminate this Lease if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, unless Landlord provides Tenant with
other space during the period of repair that is suitable for the temporary conduct of Tenant’s business. Such abatement shall be the sole remedy of Tenant, and except as otherwise provided in this Section 18, Tenant waives any right
to terminate the Lease by reason of damage or casualty loss. 
 The provisions of this Lease, including this Section 18,
constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter
be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire
understanding and agreement with respect to such matters. 
 19. Condemnation. If the whole or any material part of the Premises or
the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking
would in Landlord’s reasonable judgment, materially interfere with or impair Landlord’s ownership or operation of the Project or would in the reasonable judgment of Landlord and Tenant either prevent or materially interfere with
Tenant’s use of the Premises (as resolved, if the parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve the matter and appointed pursuant to and acting in accordance
with the rules of the American Arbitration Association), then upon written notice by Landlord or Tenant to the other this Lease shall terminate and Rent shall be apportioned as of said date. Landlord and Tenant agree that a Taking of more than 60%
of the Premises would constitute a material interference of Tenant’s use of the Premises. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project
as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses
and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such
Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim
against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant.
Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

20. Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however, that
Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in lieu of and not in addition to, or shall be
deemed to be, any notice required by law. 
 (b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease
shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance before the expiration of the
current coverage. 
 (c) Abandonment. Tenant shall abandon the Premises. Tenant shall not be deemed to have abandoned the Premises if
(i) Tenant provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, Tenant completes Tenant’s obligations with respect to 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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the Surrender Plan in compliance with Section 28, (ii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and
(iii) Tenant continues during the balance of the Term to satisfy all of its obligations under the Lease as they come due. 
 (d)
Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this
Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action. 
 (e)
Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this Lease within 10 days after any such lien is filed against the Premises. 

(f) Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general
assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or
surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

(g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under Sections 23
or 27 within 5 days after a second notice requesting such document. 
 (h) Other Defaults. Tenant shall fail to comply with
any provision of this Lease other than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 10 days after written notice thereof from Landlord
to Tenant. 
 Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 10 days to cure, then Tenant shall not be
deemed to be in default if Tenant commences such cure within said 10 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 30 days from the date of
Landlord’s notice. 
 21. Landlord’s Remedies.  

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted
by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. 
 (b) Late
Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs
include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5
days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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6% of the overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the
delinquency and will waive the right if Tenant pays such delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In
addition to the late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 

(c) Remedies. Upon the occurrence and during the continuance of a Default, Landlord, at its option, without further notice or demand to
Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any
notice or demand whatsoever (except as otherwise expressly provided in Section 21(c)(v) with respect to Landlord’s Lump Sum Election). No cure in whole or in part of such Default by Tenant after Landlord has taken any action beyond
giving Tenant notice of such Default to pursue any remedy provided for herein (including retaining counsel to file an action or otherwise pursue any remedies) shall in any way affect Landlord’s right to pursue such remedy or any other remedy
provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive such Default. 

(i) This Lease and the Term and estate hereby granted are subject to the limitation that whenever a Default shall have happened
and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact that Landlord may have some other remedy hereunder or at law or in equity, to give Tenant
written notice of Landlord’s intention to terminate this Lease on a date specified in such notice, which date shall be not less than 5 days after the giving of such notice, and upon the date so specified, this Lease and the estate hereby
granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all right of Tenant hereunder shall expire and terminate, and Tenant
shall be liable as hereinafter in this Section 21(c) provided. If any such notice is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and
the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant. Should Landlord elect to re-enter as
herein provided or should Landlord take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may, subject to Section 21(c)(ii) from time to time re-let
the Premises or any part thereof for such term or terms and at such rental or rentals and upon such terms and conditions as Landlord may deem advisable, with the right to make commercially reasonable alterations in and repairs to the Premises. 

(ii) Landlord shall be deemed to have satisfied any obligation to mitigate its damages by hiring an experienced commercial real
estate broker to market the Premises and directing such broker to advertise and show the Premises to prospective tenants. 

(iii) In the event of any termination of this Lease as in this Section 21 provided or as required or permitted by
law or in equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess and repossess the same by summary proceedings,
ejectment or otherwise, and again have, repossess and enjoy the same as if this Lease had not been made, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court shall be entitled to
possession or to remain in possession of the Premises. 
 (iv) If this Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease, or of re-entry, by or under any proceeding or action or any provision of law by reason of
a Default by Tenant, Tenant covenants and agrees forthwith to pay and be liable for, on the days originally fixed in this Lease for the payment thereof, amounts equal to the installments of Base Rent and all Additional Rent as they would, under the
terms of this Lease become due if this Lease had not been terminated or if Landlord 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for a period less than the
remainder of the Term, or for the whole thereof, but in the event that the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all of
Landlord’s expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and remodeling costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner:
Amounts received by Landlord after reletting, if any, shall first be applied against such Landlord’s expenses, until the same are recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under this
Lease, the amount which Tenant is obligated to pay under the terms of this Lease (Tenant’s liability prior to any such reletting and such recovery by Landlord no in any way to be diminished as a result of the fact that such reletting might be
for a rent higher than the rent provided for in this Lease); when and if such expenses have been completely recovered by Landlord, the amounts received from reletting by Landlord as have not previously been applied shall be credited against
Tenant’s obligations as of each day when a payment would fall due under this Lease, and only the net amount thereof shall be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the date when
the Term of this Lease is scheduled to expire according to its terms. 
 Actions, proceedings or suits for the recovery of damages, whether liquidated or
other damages, under this Lease, 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 of this Lease
would have expired if it had not been terminated hereunder. 
 (v) In addition, Landlord, at its election, notwithstanding
any other provision of this Lease, by written notice to Tenant (the “Lump Sum Election”), shall be entitled to recover from Tenant, as and for liquidated damages, at any time following any termination of this Lease, a lump sum
payment representing, at the time of Landlord’s written notice of its Lump Sum Election, the sum of: 
 (A) the then
present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the amount of unpaid Base Rent and Additional Rent that would have been
payable pursuant to this Lease for the remainder of the Term following Landlord’s Lump Sum Election if this Lease had not been terminated, and 

(B) all other damages and expenses (including attorneys’ fees and expenses), if any, which Landlord shall have sustained
by reason of the breach of any provision of this Lease; less 
 (C) the then present value (calculated in accordance with
accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the aggregate net fair market rent plus additional charges payable for the Premises (if less than the then present
value of Base Rent and Additional Rent that would have been payable pursuant to this Lease) for the remainder of the Term following Landlord’s Lump Sum Election, calculated as of the date of Landlord’s Lump Sum Election, and taking into
account reasonable estimates of the future costs to relet any then vacant portions of the Premises (except to the extent that Tenant has actually paid such costs pursuant to this Section 21) in order to calculate the net rental revenue
that Landlord may expect to obtain for the Premises for the balance of the Term. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 Landlord’s recovery under its Lump Sum Election shall be in addition to Tenant’s
obligations to pay Base Rent and Additional Rent due and costs incurred prior to the date of Landlord’s Lump Sum Election, and in lieu of any Base Rent and Additional Rent which would otherwise have been due under this Section from and after
the date of Landlord’s Lump Sum Election. The yield to maturity on United States Treasury Notes having a maturity date that is nearest the date that would have been the last day of the Term of the Lease, as reported in the Wall Street
Journal or a comparable publication if it ceases to publish such yields, shall be used in calculating present values for purposes of Landlord’s Lump Sum Election. For the purposes of this Section, if Landlord makes the Lump Sum Election to
recover liquidated damages in accordance with this Section, the total Additional Rent shall be computed by assuming Tenant’s Share of Operating Expenses and other Additional Rent to be the same as were payable for the twelve (12) calendar
months (or if less than twelve (12) calendar months have been elapsed since the date hereof, the partial year) immediately preceding the date of Landlord’s Lump Sum election. 

In the event Landlord makes a Lump Sum Election pursuant to this Section 21(c)(v) and Landlord subsequently relets
the Premises, Tenant shall be entitled to a credit in the net amount of rent and other charges to be received by Landlord in reletting the Premises, after deduction of all of Landlord’s reasonable expenses incurred in reletting the Premises
(including, without limitation, tenant improvement, demising and remodeling costs, brokerage fees and the like). This credit shall offset the lump sum amount otherwise owed by Tenant under this Section 21 (c)(v) and, in the event Tenant
has already paid the lump sum hereunder, Landlord shall refund such credit amount to Tenant within a reasonable period. 

(vi) Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceeding, to
prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount
equal to the maximum allowed by any statute or rule of law, whether such amount shall be greater or less than the excess referred to above. · 

(vii) Nothing in this Section 21 shall be deemed to affect the right of either party to indemnifications pursuant
to this Lease. 
 (viii) If Landlord terminates this Lease upon the occurrence of a Default, Tenant will quit and surrender
the Premises to Landlord or its agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise. The words “enter”, “re-enter”, and “re-entry” are not restricted to their technical legal meanings. 

(ix) If either party shall be in default in the observance or performance of any provision of this Lease, and an action shall
be brought for the enforcement thereof in which it shall be determined that such party was in default, the party in default shall pay to the other party all reasonable, out of pocket fees, costs and other expenses which may become payable as a
result thereof or in connection therewith, including reasonable attorneys’ fees and expenses. 
 (x) If Default by
Tenant shall occur in the keeping, observance or performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such Default, may perform the same for the account and at the expense of Tenant
(a) immediately or at any time thereafter and with only such notice, if any, as may be practicable under the circumstances in the case of Emergency or in case such default will result in a violation of any legal or insurance requirements, or in
the imposition of any lien against all or any portion of the Premises or the Project not bonded over to Landlord’s satisfaction by Tenant within 10 business days after delivery of notice by Landlord to Tenant, and (b) in any other case if
such default continues after any applicable notice and cure period provided in Section 21. All reasonable costs and expenses incurred by Landlord in connection with any such performance by it for the account of Tenant and also all
reasonable costs and expenses, including attorneys’ fees and disbursements incurred by Landlord in any action or proceeding (including any summary 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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dispossess proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to Landlord within 10 days
after demand. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any
damages arising by reason of Tenant’s Default. Landlord shall, however, use commercially reasonable efforts to mitigate the damages arising by reason of the termination of this Lease as a result of a Default by Tenant; provided, however, that
in no event shall mitigation require Landlord to consider, among other things, (i) any tenant which does not satisfy Landlord’s then current underwriting criteria, in the exercise of Landlord’s sole and absolute discretion, for
comparable size premises, (ii) subdividing the Premises unless Landlord elects in its sole and absolute discretion to do so, (iii) any change in use of the Premises or any alterations which would lessen the value of the leasehold
improvements, (iv) granting any tenant improvement allowances, free rent or other lease concessions, or (v) accepting any tenant if Landlord would have the right to reject such tenant if such tenant were a proposed assignee or sublessee of
Tenant including, without limitation, considering the factors described in Section 22(b). 
 (xi) Independent of the
exercise of any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(c). 

(xii) In the event that Tenant is in breach or Default under this Lease, whether or not Landlord exercises its right to
terminate or any other remedy, Tenant shall reimburse Landlord upon demand for any out of pocket costs and expenses that Landlord may incur in connection with any such breach or Default, as provided in this Section 21 (c). Such costs
shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability, including
without limitation, legal fees and costs Landlord shall incur if Landlord shall become or be made a party to any claim or action instituted by Tenant against any third party, or by or against any person holding any interest under or using the
Premises by license of or agreement with Tenant. 
 Except as otherwise provided in this Section 21, no right or remedy herein
conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable right or remedy given hereunder, or now or hereafter
existing. No waiver by either party of any provision of this Lease shall be deemed to have been made unless expressly so made in writing by the party waiving such provision. Landlord and Tenant each shall be entitled, to the extent permitted by law,
to seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or
equitable remedy. 
 22. Assignment and Subletting.  

(a) General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this
Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or
license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are not actively
traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 50% or more of the issued and outstanding shares or other
ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this Lease to
persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22.
Notwithstanding the foregoing, Tenant shall have the right to obtain financing from institutional investors (including venture capital funding and corporate partners) which regularly invest in private biotechnology companies which results in a
change in control of Tenant without such change of control constituting an assignment under this Section 22 requiring Landlord consent, provided that (i) Tenant notifies Landlord in writing of the financing at least 5 business days
prior to the closing of the financing, and (ii) provided that in no event shall such financing result in a change in use of the Premises from the use contemplated by Tenant at the commencement of the Term. 

(b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises
other than pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be effective (the “Assignment Date”),
Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to be used,
stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed assignment or
sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord may, by giving
written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the
effective date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or (iii) terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment
Termination”). Among other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable
judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would lessen the value of the leasehold improvements in the Premises, or would require increased services by Landlord; (3) in
Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in areas of scientific research or other business concerns that are controversial; (4) in Landlord’s reasonable judgment, the proposed assignee or subtenant
lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of the proposed assignee or subtenant is
inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building; (6) Landlord has received from any
prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced previous defaults by or is in litigation with the
proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant, or any entity that, directly or indirectly, controls,
is controlled by, or is under common control with the proposed assignee or subtenant, is then an occupant of the Project; (10) the proposed assignee or subtenant is an entity with whom Landlord is negotiating to lease space in the Project; or
(11) the assignment or sublease is prohibited by Landlord’s lender. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to
Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not
withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to
terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee equal to One Thousand
Five Hundred Dollars ($1,500) in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a
subletting of any portion of the Premises to any entity controlling, controlled by or under common 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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control with Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve the form of any such sublease or assignment,
which approval shall not be unreasonably withheld, conditioned or delayed. In addition, Tenant shall have the right to assign this Lease, upon 10 days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a
corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or
substantially all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of
transferring the Lease, and (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance with
GAAP) of Tenant as of (A) the Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and
conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.”  

(c) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required,
Landlord may require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting,
that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to
credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall
Landlord or its successors or assigns be obligated to accept such attornment; and 
 (ii) A list of Hazardous Materials,
certified by the proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents
relating to such use, storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without
limitation: permits; approvals; reports and correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted
after Landlord has given its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental
Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents
containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 

(d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of
Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a
sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease, (excluding
however, any Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the terms of any such sublease) (“Excess Rent”),
then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately
and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as
attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under
this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (e) No Waiver. The consent by Landlord to an assignment or subletting shall not
relieve Tenant or any assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary
liability under the Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this
Lease or a consent to any subletting, assignment or other transfer of the Premises. 
 (f) Prior Conduct of Proposed Transferee.
Notwithstanding any other provision of this Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with
Hazardous Materials contaminating a property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any
Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental
Authority), or (iii) because of the existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in
connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee,
Landlord shall have the absolute right to refuse to consent to any assignment or subletting to any such party. 
 23. Estoppel
Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease
is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance,
if any, (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease
or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such
statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event, shall be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented
by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
 24. Quiet Enjoyment. So long as Tenant
is not in Default under this Lease, Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 

25. Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day
months. 
 26. Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all
reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit E. If there is any conflict between said
rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall
not enforce such rules and regulations in a discriminatory manner. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 27. Subordination. This Lease and Tenant’s interest and rights hereunder are
hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations,
refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the
Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments,
confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s
quiet enjoyment of the Premises as set forth in Section 24 hereof. Tenant hereby appoints Landlord attorney-in-fact for Tenant irrevocably (such power of
attorney being coupled with an interest) to execute, acknowledge and deliver any such instrument and instruments for and in the name of Tenant and to cause any such instrument to be recorded. Notwithstanding the foregoing, any such Holder may at any
time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording
and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term
“Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the
beneficiary under a deed of trust. 
 28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of
possession, Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored,
handled, treated, generated in, or released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean,
ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions
proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free
from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous
Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to
the review and approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Surrender Plan shall have been
satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, 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 effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as
Additional Rent, for the actual out-of pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the Premises and verify
satisfactory completion of the same, which cost shall not exceed $2.500. Landlord shall have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the
Premises to third parties. 
 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 any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to
take such actions as Landlord may deem reasonable or 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as
Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 
 Tenant shall
immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord,
at Landlord’s election, either the reasonable cost of replacing such lost access card or key or the reasonable cost of reprogramming the access security system in which such access card was used or changing the lock or locks opened by such lost
key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all
claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Term, including the obligations of Tenant
under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair
of the Premises. 
 29. Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR
TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH
OR THE TRANSACTIONS RELATED HERETO. 
 30. Environmental Requirements.  

(a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought
upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party. If Tenant
breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent property or if
contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than Landlord and
Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and
all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation,
punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’,
consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal
injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as a
result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required
by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the
Premises, , the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions
at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such
actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building or the Project. Notwithstanding anything to the contrary contained in this Section 30, Tenant shall not be responsible
for, and the indemnification and hold harmless obligation set forth in this paragraph shall not apply to (i) contamination in the Premises which Tenant can prove existed in the Premises immediately prior to the Commencement Date, or
(ii) the presence of any Hazardous Materials in the Premises which Tenant can prove migrated from outside of the Premises into the Premises, unless in either case, the presence of such Hazardous Materials (x) is the result of a breach by
Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 

(b) Business. Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using the Premises
for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a
material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to be brought upon,
kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling, treatment,
generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Tenant shall deliver to Landlord an updated Hazardous Materials List at least once a year and shall also deliver an
updated list before any new Hazardous Material is brought onto, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises. Tenant shall deliver to Landlord true and correct copies of the following documents
(the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that time, concurrent with the receipt from or
submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the installation of any storage tanks to be installed in or under
the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other
documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks; and a Surrender Plan (to the extent surrender in accordance with
Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do not contain
a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s
competitors. 
 (c) Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither
Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which contamination was permitted
by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority in connection with
the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority). If Landlord determines that
this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

(d) Testing. Landlord shall have the right to conduct annual tests of the Premises to determine whether any contamination of the
Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises if there is violation of this Section 30 or if contamination for which Tenant is
responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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test procedures reasonably acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any
time, and from time to time, prior to the expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of
Tenant’s use of the Premises. In connection with such testing under this Section 30(d), upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary
information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such
tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party,
non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost
and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way
waives any rights which Landlord may have against Tenant. 
 (e) Control Areas. Tenant shall be allowed to utilize up to its pro rata
share of the Hazardous Materials inventory within any control area or zone (located within the Premises), as designated by the applicable building code, for chemical use or storage. As used in the preceding sentence, Tenant’s pro rata share of
any control areas or zones located within the Premises shall be determined based on the rentable square footage that Tenant leases within the applicable control area or zone. For purposes of example only, if a control area or zone contains 10,000
rentable square feet and 2,000 rentable square feet of a tenant’s premises are located within such control area or zone (while such premises as a whole contains 5,000 rentable square feet), the applicable tenant’s pro rata share of such
control area would be 20%. 
 (f) Underground Tanks. Tenant shall have no right to use or install any underground or other storage
tanks at the Project. 
 (g) Tenant’s Obligations. Tenant’s obligations under this Section 30 shall survive the
expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including,
without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any
portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 
 (h) Definitions.
As used herein, the term “Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority
regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and
Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and
includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements,
asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant
is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default
hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in
excess of 30 days, then, so long as Landlord continues to use reasonable efforts to perform, after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder
of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain
possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such
notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations
hereunder. 
 All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the
Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and
discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

32. Inspection and Access. Subject to the terms and conditions of this Section 32, Landlord and its agents,
representatives, and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s
representatives may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of
effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign (i) on the
Premises stating the Premises are available to let during the last 9 months of the Term and (ii) at the Project stating that the Project is available for sale. Landlord may grant easements, make public dedications, designate Common Areas and
create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s
request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives,
contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. During Landlord’s access of the Premises, Landlord shall use reasonable efforts to
comply with Tenant’s reasonable safety and security requirements; provided, however, that Tenant has notified Landlord of such safety and security requirements prior to Landlord’s entry into the Premises. 

33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime may not in given
instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with
respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely responsible for the
personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain insurance coverage to the extent
Tenant desires protection against such criminal acts. 
 34. Force Majeure. Except for the payment of Rent, neither Landlord nor
Tenant shall be held responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor disputes, embargoes,
quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of,

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of
permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond their reasonable control (“Force Majeure”).  

35. Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person
(collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than Jones Lang LaSalle and Transwestern RBJ. Landlord and Tenant each hereby agree to indemnify and hold the
other harmless from and against any claims by any Broker, other than Jones Lang LaSalle and Transwestern RBJ, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this
leasing transaction. Landlord shall be responsible for all commissions due to Jones Lang LaSalle and Transwestern RBJ arising out of the execution of this Lease in accordance with the terms of separate written agreement(s) between Landlord and the
brokers named in this Section 35. 
 36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH
HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL
OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES,
AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE
IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO
LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL
ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO
CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and
in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in
Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains, blinds, shades or screens
other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills, (v) place any equipment,
furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any
type which can be viewed from the exterior of the Premises. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for Tenant at Landlord’s cost, and shall be of a size, color and type reasonably acceptable to
Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the display of the name and location of tenants. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 Tenant shall have the exclusive right to display, at Tenant’s cost and expense, one
(1) sign bearing Tenant’s name and/or logo (each, a “Building Sign”) at one (1) location on the building facade reasonably acceptable to Landlord and Tenant. Notwithstanding the foregoing, Tenant acknowledges and
agrees that the Building Sign including, without limitation, the size, color and type, shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed, shall be consistent with
Landlord’s signage program at the Project and shall be subject to any and all other required approvals and applicable Legal Requirements. Landlord shall cooperate with Tenant, at no cost or expense to Landlord, in Tenant’s efforts to
obtain approvals for Tenant’s Building Sign from the applicable Governmental Authorities. Tenant shall be responsible, at Tenant’s sole cost and expense, for the maintenance of the Building Sign, for the removal of the Building Sign at the
expiration or earlier termination of this Lease and for the repair of all damage resulting from such removal. The Building Sign shall be personal to Homology Medicines, Inc., except that such right may be assigned in connection with any Permitted
Assignment. 
 Tenant shall have the non-exclusive right to display, at Landlord’s cost and
expense, Tenant’s name on the monument sign at the Project serving the Building (“Monument Sign”). Tenant acknowledges and agrees that Tenant’s signage on the Monument Sign including, without limitation, the location,
size, color and type, shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld and shall be consistent with Landlord’s signage program at the Project and applicable Legal Requirements. Tenant shall be
responsible, at Tenant’s sole cost and expense, for the maintenance of Tenant’s signage on the Monument Sign, for the removal of Tenant’s signage from the Monument Sign at the expiration or earlier termination of this Lease and for
the repair of all damage resulting from such removal. Landlord agrees that the corporate logo, graphics and colors which are registered and in use by Tenant as of the date of this Lease have been approved by Landlord for use on Tenant’s signage
at the Project. 
 39. Right to Expand in Building.  

(a) Expansion in the Building. Following the first time after the date of this Lease that Landlord leases the Expansion
Space to a third party, Tenant shall thereafter during the Base Term have an ongoing right, but not the obligation, to expand the Premises (the “Expansion Right”) to include the Expansion Space upon the terms and conditions set
forth in this Section. For purposes of this Section 39(a), “Expansion Space” shall mean any space in the Building located directly adjacent to the Premises, which is not occupied by a tenant or which is occupied by a
then-existing tenant whose lease is expiring within 9 months or less and such tenant does not wish to renew (whether or not such tenant has a right to renew) its occupancy of such space. If there is any Expansion Space after the initial lease up by
Landlord of such Expansion Space to a third party, Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “Expansion Notice”) of such
Expansion Space, together with the terms and conditions on which Landlord is prepared to lease Tenant the Expansion Space; provided that Base Rent for the Expansion Space shall be at the Market Rate (as defined in Section 40(a) below)
and the leasing of the Expansion Space to Tenant shall incorporate market concessions and tenant improvements allowances (collectively, “Market Terms”). Tenant shall be entitled to exercise its right under this
Section 39(a) only with respect to the entire Expansion Space identified in the Expansion Notice (“Identified Expansion Space”). Tenant shall have 10 days following delivery of the Expansion Notice to deliver to Landlord
written notification of Tenant’s exercise of the Expansion Right (“Exercise Notice”) with respect to the Identified Expansion Space. Tenant shall be entitled to lease the Identified Expansion Space upon the terms and conditions
set forth in the Expansion Notice and otherwise consistent with the terms of this Lease. If Landlord and Tenant are unable to agree on the Market Terms for the Identified Expansion Space after negotiating in good faith within 5 business days after
Tenant’s delivery of an Exercise Notice, the applicable Market Terms 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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will be determined through arbitration in accordance with Section 40(b) below. If Tenant’s Expansion Right is exercised during the first 24 months of the Base Term, then the term
of the Lease with respect to the Identified Expansion Space shall be co-terminous with the Term of the Lease with respect to the then-existing Premises. If Tenant’s Expansion Right is exercised after the
expiration of the 24th month of the Base Term, then the Term of the lease with respect to the Identified Expansion Space may not be co-terminous with the
Term of the Lease with respect to the then-existing Premises. Notwithstanding anything to the contrary contain herein, in no event shall the Work Letter apply to the Identified Expansion Space. If Tenant fails to deliver an Exercise Notice to
Landlord for the Identified Expansion Space within the required 10 day period, Tenant shall be deemed to have waived its rights under this Section 39(a) to lease the Expansion Space, and Landlord shall have the right to lease the
Expansion Space to any third party on any terms and conditions acceptable to Landlord. Notwithstanding anything to the contrary contained herein, Tenant shall have no right to exercise the Expansion Right and the provisions of this
Section 39(a) shall no longer apply after the date that is 9 months prior to the expiration of the Base Term if Tenant has not exercised its Extension Right pursuant to Section 40. 

(b) Amended Lease. If: (i) Tenant fails to timely deliver an Exercise Notice, or (ii) following Tenant’s delivery of an
exercise notice to Landlord, Landlord tenders to Tenant an amendment to this Lease for the rental of the Identified Expansion Space reasonably acceptable to Landlord and Tenant, each in their reasonable discretion, and Tenant fails to execute such
Lease amendment within 10 business days following such tender, Tenant shall be deemed to have waived its right to lease the Identified Expansion Space. 

(c) Exceptions. Notwithstanding the above, the Expansion Right shall, at Landlord’s option, not be in effect and may not be
exercised by Tenant: 
 (i) during any period of time that Tenant is in Default under any provision of the Lease; or 

(ii) if Tenant has been in Default under any provision of the Lease 3 or more times, whether or not the Defaults are cured,
during the 12 month period prior to the date on which Tenant seeks to exercise the Expansion Right. 
 (d) Termination. The Expansion
Right shall, at Landlord’s option, terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Expansion Right, if, after such exercise, but prior to the commencement date of the lease of the
Identified Expansion Space, (i) Tenant fails to timely cure any default by Tenant under the Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Expansion Right to the date of the
commencement of the lease of the Identified Expansion Space, whether or not such Defaults are cured. 
 (e) Rights Personal. The
Expansion Right is personal to Tenant and is not assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s
interest in the Lease, except that they may be assigned in connection with any Permitted Assignment of this Lease. 
 (f) No Extensions.
The period of time within which the Expansion Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Expansion Right. 

40. Right to Extend Term. Tenant shall have the right to extend the Term of the Lease upon the following terms and conditions: 

(a) Extension Rights. Tenant shall have 1 right (the “Extension Right”) to extend the term of this Lease for 3 years
(the “Extension Term”) on the same terms and conditions as this Lease (other than with respect to Base Rent and the Work Letter) by giving Landlord written notice of its election to exercise each Extension Right at least 9 months
prior to the expiration of the Base Term of the Lease. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Upon the commencement of the Extension Term, Base Rent shall be payable at the Market Rate (as defined below). Base Rent shall thereafter be adjusted on each annual anniversary of the
commencement of such Extension Term by a percentage as agreed upon by Landlord and Tenant at the time the Market Rate is determined. As used herein, “Market Rate” shall mean the rate that comparable landlords of comparable buildings
have accepted in current transactions from non-equity (i.e., not being offered equity in the buildings) and nonaffiliated tenants of similar financial strength for space of comparable size, quality (including
Alterations and other improvements) and floor height in laboratory/office buildings in the Bedford area for a comparable term, with the determination of the Market Rate to take into account all relevant factors, including tenant inducements,
percentage of laboratory and office space, views, project amenities, parking costs, leasing commissions, allowances or concessions, if any. Notwithstanding anything to the contrary contained herein, in no event shall the Market Rate for the first
year of the Extension Term be less than the Base Rent payable as of the date immediately preceding the commencement of the Extension Term as increased by the Rent Adjustment Percentage. 

If, on or before the date which is 240 days prior to the expiration of the Base Term of this Lease, Tenant has not agreed with Landlord’s
determination of the Market Rate and the rent escalations during the Extension Term after negotiating in good faith, Tenant shall be deemed to have elected arbitration as described in Section 40(b). Tenant acknowledges and agrees that,
if Tenant has elected to exercise the Extension Right by delivering notice to Landlord as required in this Section 40(a), Tenant shall have no right thereafter to rescind or elect not to extend the term of the Lease for the Extension
Term. 
 (b) Arbitration.  

(i) Within 10 days of Tenant’s notice to Landlord of its election (or deemed election) to arbitrate Market Rate and
escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either party fails to timely submit an Extension
Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after delivery of the last
Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by
written notice delivered to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for
the Extension Term. The 2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above
specified, then either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior
written notice to the other party of such intent. 
 (ii) The decision of the Arbitrator(s) shall be made within 30 days
after the appointment of a single Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be
final and binding upon the parties. Each party shall pay the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and
escalations are not determined by the first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage
until such determination is made. After the determination of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the
Market Rate and escalations for the Extension Term. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (iii) An “Arbitrator” shall be any person appointed by or on
behalf of either party or appointed pursuant to the provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high
tech industrial real estate in the greater Lexington, Bedford and Waltham metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high
tech or life sciences space in the greater Lexington, Bedford and Waltham metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be
in all respects impartial and disinterested. Any Arbitrator who has worked in any capacity for either Landlord or Tenant in the preceding five (5) years shall be disqualified from serving as an Arbitrator under this Section 39(b).

 (c) Rights Personal. The Extension Rights is personal to Tenant and is not assignable without Landlord’s consent, which may
be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that they may be assigned in connection with any Permitted Assignment of this
Lease. 
 (d) Exceptions. Notwithstanding anything set forth above to the contrary, the Extension Right shall, at Landlord’s
option, not be in effect and Tenant may not exercise the Extension Right: 
 (i) during any period of time that Tenant is in
Default under any provision of this Lease; or 
 (ii) if Tenant has been in Default under any provision of this Lease 3 or
more times, whether or not the Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise the Extension Right, whether or not the Defaults are cured. 

(e) No Extensions. The period of time within which the Extension Right may be exercised shall not be extended or enlarged by reason of
Tenant’s inability to exercise the Extension Right. 
 (f) Termination. The Extension Right shall, at Landlord’s option,
terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Extension Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any
default by Tenant under this Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are
cured. 
 41. Intentionally Omitted.  

42. Intentionally Omitted.  

43. Roof Equipment. As long as Tenant is not in default under this Lease, Tenant shall have the right at its sole cost and expense,
subject to compliance with all Legal Requirements, to install, maintain, and remove on the top of the roof of the Building (based on Tenant’s proportionate share of the space available on the roof) one or more satellite dishes, communication
antennae, HVAC or other equipment (all of which having a diameter and height acceptable to Landlord) required to support Tenant’s operations within the Premises (collectively, the “Roof Equipment”) on the following terms and
conditions: 
 (a) Requirements. Tenant shall submit to Landlord (i) the plans and specifications for the installation of the
Roof Equipment, (ii) copies of all required governmental and quasi-governmental permits, licenses, and authorizations that Tenant will and must obtain at its own expense, with the cooperation of Landlord, if necessary for the installation and
operation of the Roof Equipment, and (iii) an insurance policy or certificate of insurance evidencing insurance coverage as required by this Lease and any other insurance as reasonably required by Landlord for the installation and operation of
the Roof 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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Equipment. Landlord shall not unreasonably withhold or delay its approval for the installation and operation of the Roof Equipment; provided, however, that Landlord may reasonably
withhold its approval if the installation or operation of the Roof Equipment (A) may damage the structural integrity of the Building, (B) may void, terminate, or invalidate any applicable roof warranty, (C) may interfere with any
service provided by Landlord or any tenant of the Building, (D) may reduce the leasable space in the Building, (E) is not properly screened from the viewing public, or (E) generate excessive noise. 

(b) No Damage to Roof. If installation of the Roof Equipment requires Tenant to make any roof cuts or perform any other roofing work,
such cuts shall only be made to the roof area of the Building located directly above the Premises and only in the manner designated in writing by Landlord; and any such installation work (including any roof cuts or other roofing work) shall be
performed by Tenant, at Tenant’s sole cost and expense by a roofing contractor designated by Landlord. If Tenant or its agents shall otherwise cause any damage to the roof during the installation, operation, and removal of the Roof Equipment
such damage shall be repaired promptly at Tenant’s expense and the roof shall be restored in the same condition it was in before the damage. Landlord shall not charge Tenant Additional Rent for the installation and use of the Roof Equipment.
If, however, Landlord’s insurance premium or Tax assessment increases as a result of the Roof Equipment, Tenant shall pay such increase as Additional Rent within ten (10) days after receipt of a reasonably detailed invoice from Landlord.
Tenant shall not be entitled to any abatement or reduction in the amount of Rent payable under this Lease if for any reason Tenant is unable to use the Roof Equipment. In no event whatsoever shall the installation, operation, maintenance, or removal
of the Roof Equipment by Tenant or its agents void, terminate, or invalidate any applicable roof warranty. 
 (c) Protection. The
installation, operation, and removal of the Roof Equipment shall be at Tenant’s sole risk. Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all claims, costs, damages, liabilities and expenses (including,
·but not limited to, attorneys’ fees) of every kind and description that may arise out of or be connected in any way with Tenant’s installation, operation, or removal of the Roof Equipment. 

(d) Removal. At the expiration or earlier termination of this Lease or the discontinuance of the use of the Roof Equipment by Tenant,
Tenant shall, at its sole cost and expense, remove the Roof Equipment from the Building. Tenant shall leave the portion of the roof where the Roof Equipment was located in good order and repair, reasonable wear and tear excepted. If Tenant does not
so remove the Roof Equipment, Tenant hereby authorizes Landlord to remove and dispose of the Roof Equipment and charge Tenant as Additional Rent for all costs and expenses incurred by Landlord in such removal and disposal. Tenant agrees that
Landlord shall not be liable for any Roof Equipment or related property disposed of or removed by Landlord. 
 (e) No Interference.
The Roof Equipment shall not interfere with the proper functioning of any telecommunications equipment or devices that have been installed or will be installed by Landlord or for any other tenant or future tenant of the Building. Tenant
acknowledges that other tenant(s) may have approval rights over the installation and operation of telecommunications equipment and devices on or about the roof, and that Tenant’s right to install and operate the Roof Equipment is subject and
subordinate to the rights of such other tenants. Tenant agrees that any other tenant of the Building that currently has or in the future takes possession of any portion of the Building will be permitted to install such telecommunication equipment
that is of a type and frequency that will not cause unreasonable interference to the Roof Equipment. 
 (f) Relocation. Landlord
shall have the right, at its expense and after 60 days prior notice to Tenant, to relocate the Roof Equipment to another site on the roof of the Building as long as such site reasonably meets Tenant’s sight line and interference requirements
and does not unreasonably interfere with Tenant’s use and operation of the Roof Equipment. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (g) Access. Landlord grants to Tenant the right of ingress and egress on a 24 hour 7
day per week basis to install, operate, and maintain the Roof Equipment. Before receiving access to the roof of the Building, Tenant shall give Landlord at least 24 hours’ advance written or oral notice, except in emergency situations, in which
case 2 hours’ advance oral notice shall be given by Tenant. Landlord shall supply Tenant with the name, telephone, and pager numbers of the contact individual(s) responsible for providing access during emergencies. 

(h) Appearance. If permissible by Legal Requirements, the Roof Equipment shall be painted the same color as the Building so as to
render the Roof Equipment virtually invisible from ground level. 
 (i) No Assignment. The right of Tenant to use and operate the
Roof Equipment shall be personal solely to Homology Medicines, Inc., and (i) other than in connection with a Permitted Assignment, no other person or entity shall have any right to use or operate the Roof Equipment, and (ii) Tenant shall
not assign, convey, or otherwise transfer to any person or entity any right, title, or interest in all or any portion of the Roof Equipment or the use and operation thereof, other than in connection with a Permitted Assignment. 

44. Miscellaneous.  
 (a)
Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if
delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future
notices. 
 (b) Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 
 (c)
Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited annual financial statements within 180 days of the end of each of Tenant’s fiscal years during the Term, and
(ii) Tenant’s most recent unaudited quarterly financial statements within 90 days of the end of each of Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, all of which shall be treated by
Landlord as confidential information belonging to Tenant. So long as Tenant is a “public company” and its financial information is publicly available, then the foregoing delivery requirements of this Section 43(c) shall not
apply. 
 (d) Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public
record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 
 (e) Interpretation.
The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this
Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way
define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 

(f) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not
constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

(g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all
excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed
and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.

 (h) Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the
Premises are located, excluding any principles of conflicts of laws. 
 (i) Time. Time is of the essence as to the performance of
Tenant’s obligations under this Lease. 
 (j) OFAC. Tenant and all beneficial owners of Tenant are currently (a) in
compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List,
or the Sectoral Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not
a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 
 (k) Incorporation by
Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.

 (I) Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and
Tenant pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties,
representations or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

(m) No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base
Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be
an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease. 

(n) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and
contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective
clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent
required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

[Signatures on next page] 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

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

									
	 TENANT:

	
	 HOMOLOGY MEDICINES, INC.,

	 a Delaware corporation

		
	 By:
	 	/s/Arthur Tzianabos, Ph.D.
	 Its:
	 	President & CEO
	
	 LANDLORD:

	
	 ARE-MA REGION NO. 24,
LLC,

	 a Delaware limited liability company

		
	 By:
	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
	 	 	a Delaware limited partnership,
	 	 	managing member
				
		 		 	By:	 	ARE-QRS CORP.,
		 		 		 	a Maryland corporation,
		 		 		 	general partner

 
									
			
		 	By:	 	 /s/ Eric S. Johnson

		 	Its:	 	 Senior Vice President

RE Legal Affairs

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
  

 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 EXHIBIT C TO LEASE 

WORK LETTER 
 THIS
WORK LETTER (this “Work Letter”) is incorporated into that certain Lease Agreement (the “Lease”) dated as of                 ,
2016, by and between ARE-MA REGION NO. 24, LLC, a Delaware limited liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”).
Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
 1. General
Requirements.  
 (a) Tenant’s Authorized Representative. Tenant designates Michael Silver (“Tenant’s
Representative”) as the only person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”)
from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change Tenant’s Representative at any time upon not less than 5 business days advance
written notice to Landlord. 
 (b) Landlord’s Authorized Representative. Landlord designates Tim White and Dawn Leaman (either
such individual acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry
or other Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less
than 5 business days advance written notice to Tenant. 
 (c) Architects, Consultants and Contractors. Landlord and Tenant hereby
acknowledge and agree that the architect (the “Tl Architect”) for the Tenant Improvements (as defined in Section 2(a) below), the general contractor and any subcontractors for the Tenant Improvements shall be selected by
Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord hereby approves Tenant’s use of The Richmond Group as the general contractor for the Tenant Improvements. Landlord
shall be named a third party beneficiary of any contract entered into by Tenant with the Tl Architect, any consultant, any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. 

2. Tenant Improvements.  

(a) Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean (i) all improvements to the
Premises desired by Tenant of a fixed and permanent nature, and (ii) the removal of the VCT tile throughout the Premises and the installation of replacement flooring mutually agreed upon by Landlord and Tenant, each in their reasonable
discretion (the “VCT Tile Replacement”). Other than funding the Tl Allowance (as defined below) as provided herein, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s
use and occupancy. Landlord shall pay the contractor performing the VCT Tile Replacement following Tenant’s delivery to Landlord of a draw request in Landlord’s standard form, containing such certifications, conditional lien waivers,
inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30 days following receipt of such draw request. 

(b) Tenant’s Space Plans. Tenant shall deliver to Landlord schematic drawings and outline specifications (the “Tl Design
Drawings”) detailing Tenant’s requirements for the Tenant Improvements within 30 days of the date hereof. Not more than 5 days thereafter, Landlord shall deliver to Tenant any reasonable written objections, questions or comments of
Landlord and the Tl Architect with regard to the Tl Design Drawings. Tenant shall cause the Tl Design Drawings to be revised to address any such reasonable written comments and shall resubmit said drawings to Landlord for approval within 5 days
thereafter. Such process shall continue until Landlord has approved the Tl Design Drawings. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (c) Working Drawings. Not later than 15 business days following the approval of the Tl
Design Drawings by Landlord, Tenant shall cause the Tl Architect to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for the Tenant Improvements (“Tl Construction Drawings”),
which Tl Construction Drawings shall be prepared substantially in accordance with the Tl Design Drawings. Tenant shall be solely responsible for ensuring that the Tl Construction Drawings reflect Tenant’s requirements for the Tenant
Improvements. Landlord shall deliver its written comments on the Tl Construction Drawings to Tenant not later than 10 business days after Landlord’s receipt of the same; provided, however, that Landlord may not disapprove any matter that is
consistent with the Tl Design Drawings. Tenant and the Tl Architect shall consider all such comments in good faith and shall, within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such comments. Any disputes in
connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the design reflected in the Tl Construction Drawings is consistent with the Tl Design Drawings, Landlord shall approve the Tl Construction
Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 4 below, Tenant shall not materially modify the Tl Construction Drawings except as may be reasonably required in connection with the issuance
of the Tl Permit (as defined in Section 3(a) below). 
 (d) Approval and Completion. If any dispute regarding the design of
the Tenant Improvements is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant Improvements, provided (i) Tenant acts
reasonably and such final decision is either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute, (ii) that all costs and expenses resulting from any such decision by Tenant shall be
payable out of the Tl Fund (as defined in Section 5(d) below), and (iii) Tenant’s decision will not affect the base Building, structural components of the Building or any Building systems (in which case Landlord shall make the final
decision). Any changes to the Tl Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in Section 4 hereof. 

3. Performance of the Tenant Improvements.  

(a) Commencement and Permitting of the Tenant Improvements. Tenant shall commence construction of the Tenant Improvements upon
obtaining and delivering to Landlord a building permit (the “Tl Permit”) authorizing the construction of the Tenant Improvements consistent with the Tl Construction Drawings approved by Landlord. The cost of obtaining the Tl Permit
shall be payable from the Tl Fund. Landlord shall assist Tenant in obtaining the Tl Permit. Prior to the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s contractors (including the
Tl Architect), and certificates of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general liability, automotive liability, “builder’s risk”, and workers’
compensation insurance. Tenant shall cause the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s lender (if any) as additional insureds for the general
contractor’s liability coverages required above. 
 (b) Selection of Materials, Etc. Where more than one type of material or
structure is indicated on the Tl Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the Tenant Improvements, and within Landlord’s sole and absolute
subjective discretion if the matter concerns the structural components of the Building or any Building system. 
 (c) Tenant Liability.
Tenant shall be responsible for correcting any deficiencies or defects in the Tenant Improvements. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 (d) Substantial Completion. Tenant shall substantially complete or cause to be
substantially completed the Tenant Improvements in a good and workmanlike manner, in accordance with the Tl Permit subject, in each case, to Minor Variations and normal “punch list” items of a
non-material nature which do not interfere with the use of the Premises (“Substantial Completion” or “Substantially Complete”). Upon Substantial Completion of the Tenant
Improvements, Tenant shall require the Tl Architect and the general contractor to execute and deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects
(“AIA”) document G704. For purposes of this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply
with any required permit (including the Tl Permit); (ii) to comport with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered during
the construction of the Tenant Improvements. 
 4. Changes. Any changes requested by Tenant to the Tenant Improvements after the
delivery and approval by Landlord of the Tl Design Drawings, shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to the written approval of Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed. 
 (a) Tenant’s Right to Request Changes. If Tenant shall request changes
(“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature
and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request within 10 business days thereafter, provided that Landlord’s approval shall
not be unreasonably withheld, conditioned or delayed. 
 (b) Implementation of Changes. If Landlord approves such Change and Tenant
deposits with Landlord any Excess Tl Costs (as defined in Section 5(d) below) required in connection with such Change, Tenant may cause the approved Change to be instituted. If any Tl Permit modification or change is required as a result
of such Change, Tenant shall promptly provide Landlord with a copy of such Tl Permit modification or change. 
 5. Costs.  

(a) Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain a detailed
breakdown, by trade, of the costs incurred or that will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”), and deliver a copy of the Budget to Landlord for Landlord’s
approval, which shall not be unreasonably withheld, conditioned or delayed. The Budget shall be based upon the Tl Construction Drawings approved by Landlord. If the Budget is greater than the Tl Allowance, Tenant shall deposit with Landlord the
difference, in cash, prior to the commencement of construction of the Tenant Improvements, for disbursement by Landlord as described in Section 5(d). 

(b) Tl Allowance. Landlord shall provide to Tenant a tenant improvement allowance (collectively, the “Tl Allowance”)
as follows: 
 1. a “Tenant Improvement Allowance” in the maximum amount of $15.00 per rentable square foot in the
Premises, or $345,000 in the aggregate, which is included in the Base Rent set forth in the Lease; and 
 2. an “Additional Tenant
Improvement Allowance” in the maximum amount of $15.00 per rentable square foot in the Premises, or $345,000 in the aggregate, which shall, to the extent used, result in Additional Rent as set forth in Section 4(b) of the Lease.

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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 Before commencing the Tenant Improvements, Tenant shall notify Landlord how much Additional
Tenant Improvement Allowance Tenant has elected to receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may be granted or withheld in Landlord’s
sole and absolute subjective discretion The Tl Allowance shall be disbursed in accordance with this Work Letter. 
 Tenant shall have no
right to the use or benefit (including any reduction to Base Rent) of any portion of the Tl Allowance not required for the construction of (i) the Tenant Improvements described in the Tl Construction Drawings approved pursuant to
Section 2(d) or (ii) any Changes pursuant to Section 4; provided, however, that to the extent that any portion of the Tl Allowance remains unused following the completion of the Tenant Improvements and payment in full of
all Tl Costs, Tenant may use such unused portion of the Tl Allowance to pay for the cost of Alterations performed by Tenant under Section 12 of the Lease within 12 months after the Commencement Date. Tenant shall have no right to any
portion of the Tl Allowance that is not disbursed before the last day of the month that is 12 months after the Commencement Date. 
 In
addition to the Tl Allowance, Landlord shall reimburse Tenant for the reasonable costs of the VCT Tile Replacement. 
 (c) Costs
lncludable in Tl Fund. The Tl Fund shall be used solely for the payment of design, permits and construction costs in connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and
other utilities used in connection with the construction of the Tenant Improvements, the cost of preparing the Tl Design Drawings and the Tl Construction Drawings, all costs set forth in the Budget, including the cost of Changes (collectively,
“Tl Costs”). Notwithstanding anything to the contrary contained herein, the Tl Fund shall not be used to purchase any furniture, personal property or other non-Building system materials or
equipment, including, but not be limited to, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements; provided, however, that a portion of the Tl Fund
may be used for Tenant’s voice and data cabling. 
 (d) Excess Tl Costs. Landlord shall have no obligation to bear any portion
of the cost of any of the Tenant Improvements except to the extent of the Tl Allowance. If at any time and from time-to-time, the remaining Tl Costs under the Budget
exceed the remaining unexpended Tl Allowance, Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to fund the Tl Allowance, 100% of the then current Tl Cost in excess of the remaining Tl Allowance
(“Excess Tl Costs”). If Tenant fails to deposit, or is late in depositing any Excess Tl Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not
limited to, the right to interest at the Default Rate and the right to assess a late charge). For purposes of any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Lease. The Tl Allowance and Excess Tl
Costs is herein referred to as the “Tl Fund.” Funds deposited by Tenant shall be the first thereafter disbursed to pay Tl Costs. Notwithstanding anything to the contrary set forth in this Section 5(d), Tenant shall be
fully and solely liable for Tl Costs and the cost of Minor Variations in excess of the Tl Allowance. If upon Substantial Completion of the Tenant Improvements and the payment of all sums due in connection therewith there remains any undisbursed
portion of the Tl Fund, Tenant shall be entitled to such undisbursed Tl Fund solely to the extent of any Excess Tl Costs deposit Tenant has actually made with Landlord. 

(e) Payment for Tl Costs. During the course of design and construction of the Tenant Improvements, Landlord shall reimburse Tenant for
Tl Costs once a month against a draw request in Landlord’s standard form, containing evidence of payment of such Tl Costs by Tenant and such certifications, lien waivers (including a conditional lien release for each progress payment and
unconditional lien releases for the prior month’s progress payments), inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30 days following receipt
of such draw request. Upon completion of the Tenant Improvements (and prior to any final disbursement of the Tl Fund), Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and first tier
subcontractors who did the work and final, unconditional lien waivers from all such contractors and first tier subcontractors; (ii) as-built plans (one copy in print format

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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		  	45 Wiggins/Homology Medicines - Page 5

  

 
and two copies in electronic CAD format) for such Tenant Improvements; (iii) a certification of substantial completion in Form AIA G704, (iv) a certificate of occupancy for the Premises; and
(v) copies of all operation and maintenance manuals and warranties affecting the Premises. 
 6. Miscellaneous.  

(a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably
withhold, condition or delay such consent or approval, except as may be expressly set forth herein to the contrary. 
 (b) Modification.
No modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 

(c) No Default Funding. In no event shall Landlord have any obligation to fund any portion of the Tl Allowance during any period that
Tenant is in Default under the Lease. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this          day of
                ,         , between ARE-MA REGION NO. 24, LLC, a
Delaware limited liability company (“Landlord”), and HOMOLOGY MEDICINES, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease dated
                ,          (the “Lease”), by and between Landlord and Tenant. Any initially
capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and
agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is                 ,
        , the Rent Commencement Date is                 ,         ,
and the termination date of the Base Term of the Lease shall be midnight on                 ,         . In case of
a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this Acknowledgment of Commencement Date shall control for all purposes. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above
written. 
  

							
	TENANT:
	
	HOMOLOGY MEDICINES, INC.,
	 a Delaware corporation

		
	By:	 	 
	Its:	 	 
	
	LANDLORD:
	
	ARE-MA REGION NO. 24, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
	 	 	a Delaware limited partnership,
	 	 	managing member
			
	 	 	By:	 	ARE-QRS CORP.,
	 	 	 	 	a Maryland corporation,
	 	 	 	 	general partner

 
							
			
		 		 	By:                                   
                  
		 		 	Its:                                   
                  

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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	Rules and Regulations	  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT E TO LEASE 

Rules and Regulations 

1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose
other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas, outdoor furniture,
etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals
assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the
occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 

5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as
specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project. 

7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative
vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked
vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as
specified by Landlord. 
 8. Tenant shall use commercially reasonable efforts to maintain the Premises free from rodents, insects and other
pests. 
 9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or
under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

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

11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures,
heating apparatus, or any other service equipment affecting the Premises. 
 12. Tenant shall not permit storage outside the Premises,
including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
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	Rules and Regulations	  	45 Wiggins/Homology Medicines - Page 2

  

 13. All moveable trash receptacles provided by the trash disposal firm for the Premises must
be kept in the trash enclosure areas, if any, provided for that purpose. 
 14. No auction, public or private, will be permitted on the
Premises or the Project. 
 15. No awnings shall be placed over the windows in the Premises except with the prior written consent of
Landlord. 
 16. The Premises shall not be used for lodging, sleeping or cooking (except that Tenant may use microwave ovens, toasters and
coffee makers in the Premises for the benefit of Tenant’s employees and contractors in an area designated for such items, but only if the use thereof is at all times supervised by the individual using the same) or for any immoral or illegal
purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall
ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use
more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 

18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 

19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s
ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL 

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are   

registered trademarks of Alexandria Real Estate Equities, Inc.
	 
  

 
  

			
		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

Production Basics lab tables 
 15 - 72” x 30” 

3 – 48” x 30” 
 1 – 60”x 30” 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL 

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are   

registered trademarks of Alexandria Real Estate Equities, Inc.
	 
  

 
  

			
		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT G TO LEASE 

INTENTIONALLY OMITTED 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL 

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are   

registered trademarks of Alexandria Real Estate Equities, Inc.
	 
  

 
  

			
		  	45 Wiggins/Homology Medicines - Page 1

  

 EXHIBIT H TO LEASE 

LANDLORD’S FURNITURE 
 Chairs 64
(combined office, conf room and café) 
 Desks 62 (combined private offices, shipping area, open office work stations) 

Reception desk 1 
 Conference room tables 3 

Café tables 2 
 Small round tables 4 

Filing cabinets 14 
 Bookshelves 17 

  

											
		 		  	  
  
	  
 

	  
  
	  	 
 

 
	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL 

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are   

registered trademarks of Alexandria Real Estate Equities, Inc.
	 
  

 
  

 Exhibit C 

Participation Rights Agreement 
 See
attached. 

 ALEXANDRIA 

Alexandria Equities, LLC 

385 E. Colorado Boulevard 

Suite 299 
 Pasadena,
California 91101 
 August     , 2016 

Homology Medicines, Inc. 
 Attention: Chief Executive Officer 

Re:     45 Wiggins Avenue, Bedford, MA 

Ladies and Gentlemen: 
 Reference is made to the
Letter of Intent, dated July 13, 2016 (“Letter of Intent”), entered into between ARE-MA Region No. 24, LLC, a Delaware limited liability company (“Landlord”), and
Homology Medicines, Inc., a Delaware corporation (“Tenant”), relating to the lease of premises at the above-referenced address (the “Lease”). Pursuant to the Letter of Intent, Landlord, or a nominee of Landlord, is
to be granted certain rights with respect to Tenant’s next round of equity financing following the date hereof. Landlord hereby designates Alexandria Equities, LLC (“Alexandria”) as its nominee under the Letter of Intent with
respect to the foregoing rights. This letter agreement (this “Participation Rights Agreement”) is intended to implement the foregoing provisions of the Letter of Intent and to replace and/or supersede any prior participation rights
agreement entered into by and between Alexandria and/or Landlord on the one hand and Tenant on the other hand. 
 1. Participation in
Future Financing. In exchange for good and valuable consideration, the receipt and sufficiency of which Tenant hereby acknowledges, Tenant hereby grants Alexandria the right, but not the obligation, to purchase any amount up to a maximum of
$2,000,000 of New Securities (as defined below) that Tenant offers to sell in its next bona fide private equity financing round following the date of this Participation Rights Agreement (the “Qualified Financing”) at a price per
share and on other terms and conditions that are no less favorable to Alexandria than those upon which the New Securities are sold by Tenant to any other investor in such Qualified Financing; provided that Alexandria is an “accredited
investor’’ at the time of the Qualified Financing. “New Securities” means any shares of Tenant’s equity securities, whether or not currently authorized, as well as rights, options, or warrants to purchase such equity
securities, or securities of any type whatsoever that are, or may become, convertible or exchangeable into or exercisable for such equity securities, but shall not include (i) any Exempted Securities, as such term is defined in Tenant’s
certificate of incorporation as in effect from time to time, (ii) any shares issued in the IPO (as defined below) or (iii) any shares issued pursuant to that certain Series A Preferred Stock Purchase Agreement among Tenant and the
Purchasers party thereto dated December 22, 2015 (including, without limitation, the Milestone Closing Shares, as defined therein). 

Tenant shall offer to sell the New Securities to Alexandria by sending written notice of such offer to investments@are.com (a “New
Securities Notice”). Any New Securities Notice shall describe the provisions of the New Securities in reasonable detail and shall specify the terms and conditions upon which they shall be sold by Tenant. Alexandria may purchase the
applicable amount of New Securities by sending written notice to Tenant of Alexandria’s election to purchase, specifying the amount of such purchase, within 20 days after receipt of the New 

 
Securities Notice, provided that Alexandria agrees (i) to execute and deliver all necessary documents in connection with such Qualified Financing reasonably requested of Alexandria,
including a definitive purchase agreement, voting agreement and such other financing agreements as shall be agreed upon by Tenant and the other investors participating in such Qualified Financing and (ii) if applicable, to tranche its
investment in the same proportion as the other investors in such Qualified Financing. Any New Securities not purchased by Alexandria may thereafter be offered for sale and sold by Tenant, on terms and conditions that are no less favorable to Tenant
than those specified in the New Securities Notice, at any time within 120 days after the expiration of Alexandria’s 20 day response period. Tenant hereby covenants that it will not enter into any agreement that conflicts with this Participation
Rights Agreement. Alexandria hereby acknowledges and agrees that the participation rights granted to certain of Tenant’s existing stockholders pursuant to that certain Investors’ Rights Agreement between Tenant and the Investors party
thereto dated November 22, 2015 (as may be amended or amended and restated from time to time) do not conflict with this Participation Rights Agreement. 

2. No Conflicts: Further Assurances. Neither the execution and delivery of this Participation Rights Agreement, nor performance of its
terms, will directly or indirectly contravene, conflict with or result in a violation of (i) any of the provisions of Tenant’s articles or certificate of incorporation or bylaws, (ii) any resolution adopted by Tenant’s
stockholders, Tenant’s board of directors or any committee thereof, or (iii) any contract or agreement of the Tenant. Tenant agrees to execute and deliver, by the proper exercise of its corporate, limited liability company, partnership or
other powers, all such other and additional instruments and documents and do all such other acts and things as may be necessary to more fully effectuate this Participation Rights Agreement and its obligations hereunder. Tenant shall use its
commercially reasonable efforts to fully effectuate the intent of this Agreement and shall not intentionally take any action to circumvent or avoid its obligations hereunder. 

3. Termination. This Participation Rights Agreement shall terminate, and be of no further force or effect, upon the earlier to occur of
the following: (i) the final closing of the Qualified Financing, whether or not Alexandria elects to purchase New Securities, but only if Tenant delivers a New Securities Notice to Alexandria and Alexandria has an opportunity to purchase the
New Securities, each as set forth in Section 1 above; (ii) immediately prior to the closing date of a transaction that qualifies as a Sale of Tenant (as defined below); (iii) immediately prior to the effective date of Tenant’s first
underwritten public offering of its securities under the Securities Act of 1933, as amended, and the rules and regulations promulgated thereunder (the “IPO”); and (iv) when Tenant first becomes subject to the periodic reporting
requirements of Section 12(g) or 15(d) of the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder. A “Sale of Tenant” shall mean either: (a) a transaction or series of related
transactions in which shares representing more than fifty percent of the outstanding voting power of Tenant are acquired; or (b) a transaction that qualifies as a Deemed Liquidation Event, as defined in Tenant’s then effective certificate
of incorporation. 
 4. Governing Law. The terms and conditions of this Participation Rights Agreement shall be governed by and
construed in accordance with Delaware law, without regard to the conflict of laws provisions thereof. 
 5. Successors and Assigns.
The terms and provisions of this Participation Rights Agreement shall be binding upon Alexandria, Landlord and Tenant and their respective successors and assigns, subject at all times to the restrictions set forth herein. Alexandria may not assign
this Participation Rights Agreement or any of its rights or obligations hereunder without the prior written consent of Tenant. 

 6. Confidentiality. Tenant agrees that, except with the prior written consent of
Alexandria, it shall at all times keep confidential the terms of this Participation Rights Agreement and the discussions or negotiations relating to this Participation Rights Agreement; provided that Tenant may disclose the terms of this
Participation Rights Agreement to its attorneys, accountants and other professional advisors, stockholders, and existing or prospective investors. In addition, Tenant hereby agrees that, except with the prior written consent of Alexandria, it shall
not participate in or generate any press release or other release of information to the general public relating to this Participation Rights Agreement or any transactions contemplated by this Participation Rights Agreement. 

7. Counterparts. This Participation Rights Agreement may be executed in as many counterparts as the parties hereto deem necessary or
convenient, each of which counterparts shall be deemed an original but all of which, together, shall constitute but one and the same document. 

8. Entire Agreement. This Participation Rights Agreement constitutes the entire agreement among the parties with respect to the subject
matter hereof and supersede all other prior agreements and understandings, both written and oral, between the parties with respect to such subject matter. 

[signature page follows] 

 [signature page] 

If you agree that the foregoing accurately sets forth our agreement, please execute this Participation Rights Agreement in the space provided
below, whereupon it will become a binding contract between us. 
  

			
	ALEXANDRIA EQUITIES, LLC,
	a Delaware limited liability company
		
	 By:
	 	Alexandria Real Estate Equities, Inc.,
a Maryland corporation,
its managing member
		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

 ACCEPTED AND AGREED TO: 

HOMOLOGY MEDICINES, INC. 

a Delaware corporation 

			
		
	 By:
	 	 
	 Name:
	 	 
	 Title:EX-10.6

 Exhibit 10.6 

EXECUTION 
 LEASE 

ONE PATRIOTS PARK 

BEDFORD PATRIOTS PARK, LLC, 

a Delaware limited liability company, 

as Landlord, 
 and 

HOMOLOGY MEDICINES, INC., 

a Delaware corporation, 
 as Tenant.

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 1.
	  	 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	5	 
	 2.
	  	 LEASE TERM; OPTION TERM
	  	 	7	 
	 3.
	  	 BASE RENT
	  	 	9	 
	 4.
	  	 ADDITIONAL RENT
	  	 	10	 
	 5.
	  	 USE OF PREMISES
	  	 	16	 
	 6.
	  	 SERVICES AND UTILITIES
	  	 	22	 
	 7.
	  	 REPAIRS
	  	 	25	 
	 8.
	  	 ADDITIONS AND ALTERATIONS
	  	 	26	 
	 9.
	  	 COVENANT AGAINST LIENS
	  	 	28	 
	 10.
	  	 INSURANCE
	  	 	28	 
	 11.
	  	 DAMAGE AND DESTRUCTION
	  	 	30	 
	 12.
	  	 NONWAIVER
	  	 	31	 
	 13.
	  	 CONDEMNATION
	  	 	32	 
	 14.
	  	 ASSIGNMENT AND SUBLETTING
	  	 	32	 
	 15.
	  	 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	37	 
	 16.
	  	 HOLDING OVER
	  	 	38	 
	 17.
	  	 ESTOPPEL CERTIFICATES
	  	 	39	 
	 18.
	  	 SUBORDINATION
	  	 	39	 
	 19.
	  	 DEFAULTS; REMEDIES
	  	 	41	 
	 20.
	  	 COVENANT OF QUIET ENJOYMENT
	  	 	44	 
	 21.
	  	 SECURITY DEPOSIT
	  	 	44	 
	 22.
	  	 INTENTIONALLY OMITTED
	  	 	47	 
	 23.
	  	 SIGNS
	  	 	47	 
	 24.
	  	 COMPLIANCE WITH LAW
	  	 	48	 
	 25.
	  	 LATE CHARGES
	  	 	48	 
	 26.
	  	 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	49	 
	 27.
	  	 ENTRY BY LANDLORD
	  	 	49	 
	 28.
	  	 TENANT PARKING
	  	 	50	 
	 29.
	  	 MISCELLANEOUS PROVISIONS
	  	 	50	 

  
 -i- 

 EXHIBITS 
  

			
		
	Exhibit 1.1.1-1	  	Premises
		
	Exhibit 1.1.1-2	  	Tenant Work Letter
		
	Exhibit 1.1.2	  	Legal Description
		
	Exhibit 1.4	  	Expansion Premises
		
	Exhibit 5.2	  	Rules and Regulations
		
	Exhibit 5.3.1.1	  	Environmental Questionnaire
		
	Exhibit 6.1.2	  	Expansion Premises Delivery Condition
		
	Exhibit 17	  	Form of Tenant’s Estoppel Certificate
		
	Exhibit 18	  	Form of SNDA
		
	Exhibit 21.1	  	Form of Letter of Credit
		
	Exhibit 29.32.1	  	Installation Area (Nitrogen Tank and Generator)

  
 -ii- 

 INDEX OF DEFINED TERMS 

 

					
	 Additional Rent
	  	 	11	 
	 Advocate Arbitrators
	  	 	9	 
	 Alterations
	  	 	27	 
	 Applicable Laws
	  	 	49	 
	 Audit Period
	  	 	16	 
	 Bank Prime Loan
	  	 	50	 
	 Base Rent
	  	 	10	 
	 BMBL
	  	 	19	 
	 Brokers
	  	 	55	 
	 Builder’s All Risk
	  	 	28	 
	 Building
	  	 	6	 
	 Building Common Areas
	  	 	6	 
	 Clean-up
	  	 	22	 
	 Closure Letter
	  	 	22	 
	 Code
	  	 	35	 
	 Common Areas
	  	 	6	 
	 Company
	  	 	37	 
	 Comparable Buildings
	  	 	9	 
	 Comparable Transactions
	  	 	9	 
	 Contemplated Effective Date
	  	 	36	 
	 Contemplated Transfer Space
	  	 	36	 
	 Contractor
	  	 	2	 
	 Control
	  	 	38	 
	 DHHS
	  	 	19	 
	 Direct Expenses
	  	 	11	 
	 Disbursement
	  	 	3	 
	 Environmental Assessment
	  	 	21, 39	 
	 Environmental Condition
	  	 	60	 
	 Environmental Laws
	  	 	19	 
	 Environmental Questionnaire
	  	 	18	 
	 Environmental Report
	  	 	22	 
	 Estimate
	  	 	17	 
	 Estimate Statement
	  	 	17	 
	 Estimated Direct Expenses
	  	 	16, 17	 
	 Existing Hazardous Materials
	  	 	21	 
	 Expansion Premises
	  	 	7	 
	 Expansion Premises Rent Commencement Date
	  	 	7	 
	 Expansion Right
	  	 	7	 
	 Expense Year
	  	 	11	 
	 Exterior Areas
	  	 	57	 
	 Exterior Building Signage
	  	 	48	 
	 Exterior Equipment
	  	 	57	 
	 Exterior Signage Threshold
	  	 	48	 
	 Fair Rental Value
	  	 	9	 
	 Fit Plan
	  	 	1	 
	 Force Majeure
	  	 	54	 

  
 -iii- 

					
	 Free Rent Amounts
	  	 	44	 
	 Generator
	  	 	57	 
	 Generator Area
	  	 	57	 
	 Hazardous Materials
	  	 	18, 19	 
	 Hazardous Materials Claims
	  	 	19	 
	 HVAC
	  	 	23	 
	 Initial Tenant Improvements
	  	 	1	 
	 Intention to Transfer Notice
	  	 	36	 
	 L/C Security
	  	 	46	 
	 Landlord
	  	 	52	 
	 Landlord Parties
	  	 	29	 
	 Landlord’s Approval
	  	 	1	 
	 Landlord’s Construction Funds
	  	 	3	 
	 Landlord’s Percentage
	  	 	4	 
	 Lease Commencement Date
	  	 	8	 
	 Lease Expiration Date
	  	 	8	 
	 Lease Term
	  	 	8	 
	 Lien Form
	  	 	4	 
	 Lines
	  	 	56	 
	 Mail
	  	 	54	 
	 Material Service Interruption
	  	 	26	 
	 Mechanic’s Lien Law
	  	 	4	 
	 Minor Alterations
	  	 	27	 
	 N2 Lease
	  	 	7	 
	 Neutral Arbitrator
	  	 	10	 
	 New Improvements
	  	 	31	 
	 Nitrogen Tank
	  	 	57	 
	 Nitrogen Tank Area
	  	 	57	 
	 Notices
	  	 	54	 
	 Operating Expenses
	  	 	11	 
	 Option Conditions
	  	 	8	 
	 Option Rent
	  	 	9	 
	 Option Term
	  	 	8	 
	 Original Tenant
	  	 	8	 
	 Outside Agreement Date
	  	 	9	 
	 Outside Requisition Date
	  	 	5	 
	 Outside Security Reduction Date
	  	 	47	 
	 Oversight Fee
	  	 	3	 
	 Payment Period Date
	  	 	4	 
	 PCBs
	  	 	18	 
	 Permits Date
	  	 	2	 
	 Permitted Assignee
	  	 	38	 
	 Permitted Transferee
	  	 	38	 
	 Phase I Rent Commencement Date
	  	 	2	 
	 Phase I Space
	  	 	2	 
	 Phase II Rent Commencement Date
	  	 	2	 
	 Phase II Space
	  	 	2	 
	 Premises
	  	 	1, 6	 
	 Preventative Maintenance Records
	  	 	27	 
	 Project
	  	 	6	 
	 Project Common Areas
	  	 	6	 

  
 -iv- 

					
	 Recapture Notice
	  	 	36	 
	 REIT
	  	 	53	 
	 Release
	  	 	19	 
	 Released
	  	 	19	 
	 Releases
	  	 	19	 
	 Rent
	  	 	11	 
	 Rooftop Equipment
	  	 	57	 
	 Rooftop Installation Area
	  	 	57	 
	 Service Contracts
	  	 	27	 
	 Service Interruption
	  	 	26	 
	 Service Interruption Notice
	  	 	26	 
	 Special System
	  	 	60	 
	 Statement
	  	 	16	 
	 Subject Space
	  	 	34	 
	 Substantial Completion
	  	 	2	 
	 Tax Expenses
	  	 	11, 15	 
	 Tenant
	  	 	52	 
	 Tenant Improvement Allowance
	  	 	3	 
	 Tenant Improvements
	  	 	2	 
	 Tenant Parties
	  	 	18	 
	 Tenant’s Architect
	  	 	1	 
	 Tenant’s Expansion Notice
	  	 	7	 
	 Tenant’s Extension Notice
	  	 	8	 
	 Tenant’s HVAC Equipment
	  	 	26	 
	 Tenant’s Permits
	  	 	1	 
	 Tenant’s Plans
	  	 	1	 
	 Tenant’s Share
	  	 	11, 16	 
	 Tenant’s Subleasing Costs
	  	 	36	 
	 Transfer Notice
	  	 	34	 
	 Transfer Premium
	  	 	34, 35	 
	 Transferee
	  	 	34	 
	 Transfers
	  	 	34	 
	 Trash Compactor
	  	 	61	 
	 TRIPLE NET
	  	 	26	 
	 Underlying Documents
	  	 	12	 

  
 -v- 

 ONE PATRIOTS PARK, BEDFORD, MASSACHUSETTS 

LEASE 
 This Lease
(the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between Bedford Patriots Park, LLC, a Delaware limited
liability company (“Landlord”), and Homology Medicines, Inc., a Delaware corporation (“Tenant”).  

SUMMARY OF BASIC LEASE INFORMATION 
  

							
	TERMS OF LEASE	  	DESCRIPTION
	1.	  	Effective Date:	  	 December 21, 2017

			
	2.	  	Premises	  	
		  	(Article 1).	  	
				
		  	2.1	  	Building:	  	That certain mixed-use office and research and development building containing approximately 143,716 rentable square feet of space located at One Patriots Park, Bedford, MA 01730.
				
		  	2.2	  	Premises:	  	67,165 rentable square feet of space on the first (1st) floor of the Building (the “Premises”), as further set forth in Exhibit 2.2 to the Lease.
			
	3.	  	Lease Term	  	
		  	(Article 2).	  	
				
		  	3.1	  	Length of Term:	  	Approximately eight years and six months, not including the period from the Effective Date to the Phase I Rent Commencement Date (as that term is defined below).
				
		  	3.2	  	Lease Commencement	  	
		  		  	Date:	  	The Effective Date.

							
				
		  	3.3	  	Rent Commencement Date:	  	September 1, 2018 (the “Phase I Rent Commencement Date”) with respect to 46,195 rentable square feet of the Premises (the “Phase I Space”); March 1, 2019 (the “Phase II Rent
Commencement Date”) with respect to the remaining 20,970 rentable square feet of the Premises (the “Phase II Space”), as shown in Item 4 of this Lease Summary. If Landlord’s delivery of the Phase I Space is delayed,
the Phase I Rent Commencement Date shall be delayed on a day for day basis for each day after September 1, 2018 that such possession is delayed. If Landlord’s delivery of the Phase II Space is delayed, the Phase II Rent Commencement Date
shall be delayed on a day for day basis for each day after March 1, 2019 that such possession is delayed. The delay of the Phase I Rent Commencement Date and of the Phase II Rent Commencement Date shall be Tenant’s only remedies at law, in
equity, or hereunder for late delivery of the Premises.
				
		  	3.4	  	Lease Expiration Date:	  	February 28, 2027, as the Lease Expiration Date may be extended pursuant to Section 2.2 of this Lease.
			
	4.	  	 Base Rent
 (Article
3):
	  	

  

													
	 Period
	  	Annual
Base Rent	 	  	Monthly
Installment of
Base Rent	 	  	Annual Base
Rent per
Rentable
Square Foot	 
	 Lease Commencement Date to August 31, 2018
	  	$	0.00	 	  	$	0.00	 	  	$	0.00	 
	 September 1, 2018* to February 28, 2019
	  	$	1,824,702.50	 	  	$	152,058.54	 	  	$	39.50	 
	 March 1, 2019* to August 31, 2019
	  	$	2,653,017.50	 	  	$	221,084.79	 	  	$	39.50	 
	 September 1, 2019 to August 31, 2020
	  	$	2,732,608.03	 	  	$	227,717.34	 	  	$	40.69	 
	 September 1, 2020 to August 31, 2021
	  	$	2,814,586.27	 	  	$	234,548.86	 	  	$	41.91	 
	 September 1, 2021 to August 31, 2022
	  	$	2,899,023.85	 	  	$	241,585.32	 	  	$	43.16	 
	 September 1, 2022 to August 31, 2023
	  	$	2,985,994.57	 	  	$	248,832.88	 	  	$	44.46	 
	 September 1, 2023 to August 31, 2024
	  	$	3,075,574.41	 	  	$	256,297.87	 	  	$	45.79	 
	 September 1, 2024 to August 31, 2025
	  	$	3,167,841.64	 	  	$	263,986.80	 	  	$	47.17	 
	 September 1, 2025 to August 31, 2026
	  	$	3,262,876.89	 	  	$	271,906.41	 	  	$	48.58	 
	 September 1, 2026 to February 28, 2027
	  	$	3,360,763.19	 	  	$	280,063.60	 	  	$	50.04	 

  

	*	starred dates subject to adjustment for late delivery as set forth in Section 3.3 of the Basic Lease Information. 

  
 -2- 

					
			
	5.	 	Tenant Improvement Allowance:	  	$10,853,864.00, as further described in and subject to the terms of, the Tenant Work Letter attached hereto as Exhibit 1.1.1.
			
	6.	 	NNN Lease:	  	In addition to the Base Rent, Tenant shall be responsible to pay Tenant’s Share of Direct Expenses in accordance with the terms of Article 4 of the Lease.
			
	7.      	 	 Tenant’s Share
 (Article
4):
	  	For the period beginning on the Phase I Rent Commencement Date and ending at 11:59pm on the day before the Phase II Rent Commencement Date, Tenant’s Share shall be approximately 32.15%, based on the Phase I Space and the
calculation set forth in Section 4.2.6 of this Lease, below.
			
		 		  	For the period from and after the Phase II Rent Commencement Date, Tenant’s Share shall be approximately 46.74% for the entire Premises, based on the calculation set forth in Section 4.2.6 of this Lease,
below.
			
	8.	 	 Permitted Use
 (Article 5):
	  	The Premises shall be used only for general office, research and development (including laboratory and vivarium, as permitted by Applicable Laws), and as an accessory use to the foregoing, biomanufacturing (but in no more than 25%
of the rentable square footage of the Premises in connection with the Initial Tenant Improvements (as defined in the Work Letter), and in no more than 40% of the rentable square footage of the Premises as a result of any subsequent Alterations, all
such Alterations to be subject to the provisions of Article 8), and other accessory uses reasonably related to and incidental to such specified uses, all (i) consistent with comparable mixed-use office
and research and development projects in the Lexington and Bedford, Massachusetts area, and (ii) in compliance with, and subject to, Applicable Laws and the terms of this Lease. Notwithstanding anything to the contrary contained herein,
vivarium uses in the Premises (as it may be expanded or contracted) shall occupy no more than 10% of the rentable square footage of the

  
 -3- 

					
		  		  	Premises at the time of the Initial Tenant Improvements, and no more than 20% of the rentable square footage of the Premises as a result of any subsequent Alterations, all such Alterations to be subject to the provisions of Article
8.
			
	9.	  	Security Deposit
(Article 21):	  	$1,496,587.25, subject to reduction in accordance with the terms of Article 21.
			
	10.	  	Guarantor
(Article 21):	  	None.
			
	11.	  	Parking Ratio
(Article 28):	  	Three (3) unreserved parking spaces for every 1,000 rentable square feet of the Premises, subject to the terms of Article 28 of the Lease.
			
	12.	  	Address of Tenant
(Section 29.18):	  	 following Substantial Completion of the Tenant Improvements:

At the Premises, Attention: Director of Operations

			
		  		  	before Substantial Completion of the Tenant Improvements:
			
		  		  	 45 Wiggins Avenue Bedford, MA 01730
 Attention:
Director of Operations

			
	13.	  	Address of Landlord (Section 29.18):	  	See Section 29.18 of the Lease.
			
	14.	  	Brokers
(Section 29.24):	  	Cresa and Transwestern/RBJ

  
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	1.	PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

 1.1 Premises, Building, Project and
Common Areas.
 1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the
premises set forth in Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit 1.1.1-1 attached hereto. The parties hereto
agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants
and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of Exhibit 1.1.1-1 is to
show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an agreement, representation or warranty as to the construction
of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the Premises or the “Project,”
as that term is defined in Section 1.1.2, below. Tenant shall accept the Premises in its presently existing “as-is” condition and Landlord shall not be obligated to provide or pay for any
improvement work or services related to the improvement of the Premises except as otherwise expressly set forth in this Lease or in the Tenant Work Letter attached hereto as Exhibit 1.1.1-2. The
Premises shall exclude Common Areas, including without limitation exterior faces of exterior walls, the entry, vestibules and main lobby of the Building, elevator lobbies and common lavatories, the common stairways and stairwells, elevators and
elevator wells, boiler room, sprinkler rooms, elevator rooms, mechanical rooms, loading and receiving areas, electric and telephone closets, janitor closets, and pipes, ducts, conduits, wires and appurtenant fixtures and equipment serving
exclusively or in common with other parts of the Building. 
 1.1.2 The Building and The Project. The Premises are a part of
the building set forth in Section 2.1 of the Summary (the “Building”). The term “Project,” as used in this Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is
improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, as more particularly described on Exhibit 1.1.2, attached, and (iii) at Landlord’s discretion,
any additional real property, areas, land, buildings or other improvements added thereto outside of the Project. 
 1.1.3 Common
Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those
portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion,
including certain areas designated for the exclusive use of certain tenants, including Tenant, or to be shared by Landlord and certain tenants, including Tenant, are collectively referred to herein as the “Common Areas”). The
Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas”. The term “Project Common Areas,” as used in this Lease, shall mean the portion of the
Project designated as such by Landlord. The term “Building Common Areas,” as used in this Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord. The manner in which the
Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time in accordance with Section 5.2,
below. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas, provided that, in connection therewith, Landlord shall: (a) perform such
closures, alterations, additions or changes in a 

  
 -5- 

 
commercially reasonable manner; (b) use commercially reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises; and (c) except in the
case of emergency, provide at least five (5) business days’ notice to Tenant of such closure, alterations, additions, and/or changes. 

1.2 Stipulation of Rentable Square Feet of Premises. For purposes of this Lease, “rentable square feet” of the
Premises shall be deemed to be as set forth in Section 2.2 of the Summary. 
 1.3 Intentionally Omitted. 

1.4 Expansion Right. Subject to the terms and conditions of this Article, and provided that at the time of delivery of
Tenant’s Expansion Notice (as hereinafter defined) and as of the Expansion Premises Commencement Date (as hereinafter defined), (x) this Lease is in full force and effect, and (y) Tenant has not been in default under this Lease beyond all
applicable notice and cure periods at any time during the thirty-six (36) months immediately preceding the delivery of Tenant’s Expansion Notice, Tenant shall have the
one-time right (the “Expansion Right”) to expand the Premises within the Building by leasing approximately 26,200 rentable square feet of space on the first (1st) floor of the Building (the “Expansion Premises”) currently leased by N2 Biomedical LLC (“N2”), which area is the not-shaded
area within the Building shown on Exhibit 1.1.1-1. Promptly following Tenant’s proper delivery of the Tenant’s Expansion Notice in accordance with this Section 1.4, Landlord and
Tenant shall enter into a lease amendment confirming the terms of this Lease as amended by the inclusion of the Expansion Premises in the Premises leased hereunder. 

1.4.1 Conditions of Exercise. In order to exercise such expansion right, Tenant shall give Landlord written notice
(“Tenant’s Expansion Notice”) by the earliest to occur of the following dates: 
 a. on or before February 28,
2020, which Landlord represents is the date that is nine (9) months prior to the expiration date of the lease between Landlord and N2 with respect to the Expansion Premises (the “N2 Lease”); 

b. on or before the date that is four (4) weeks following Landlord’s notice to Tenant of the early termination of the N2 Lease
following a default by N2 thereunder; and 
 c. on or before the date that is four (4) weeks following Landlord’s notice to Tenant
of Landlord’s intention to commence marketing the Expansion Premises in anticipation of an early termination of the N2 Lease. 
 If Tenant shall fail
to timely deliver Tenant’s Expansion Notice, Tenant shall be deemed to have waived such right and the provisions of this Section 1.4 shall terminate and be of no further force and effect. 

1.4.2 Lease of Expansion Premises. If Tenant exercises its Expansion Right in accordance with Section 1.4.1, above,
Tenant’s lease of the Expansion Premises shall be upon and subject to all of the same terms and conditions as this Lease, except that (i) the Premises shall thereafter consist of 93,365 rentable square feet and Tenant’s Share under
the Lease shall thereafter be 64.97%; (ii) Base Rent, Additional Rent for Direct Expenses, and utility charges with respect to the Expansion Premises shall be payable commencing on the date (the “Expansion Premises Rent Commencement
Date”) that is the earlier to occur of Tenant’s occupancy of the Expansion Premises for the conduct of its business, or five (5) months following the date of Landlord’s delivery of the Expansion Premises to Tenant in broom
clean condition, free of any occupancy rights, personal property and debris; (iii) the Tenant Improvement Allowance with respect to the Expansion Premises shall be calculated by multiplying $4,231,300.00 times a fraction, the numerator of which
is the number of full calendar 

  
 -6- 

 
months from the Expansion Premises Rent Commencement Date to February 28, 2027 and the denominator of which is the number of full calendar months from the Phase I Rent Commencement Date to
February 28, 2027; and (iv) except for delivering the Expansion Premises in the condition described on Exhibit 1.4.2, Landlord shall not be required to perform any leasehold improvements, alterations or any other work to make the Expansion
Premises ready for Tenant’s use or occupancy, and Tenant shall accept the Expansion Premises in its “as is” condition on the Expansion Premises Commencement Date. 

1.4.3 Termination of Expansion Right. The expansion right granted herein is personal to the Tenant named in this Lease and is non-transferable to any Transferee, other than to a Permitted Transferee. Notwithstanding anything to the contrary contained herein, any assignment of this Lease or the subletting of more than seventy-five percent
(75%) of the Premises by Tenant pursuant to the provisions of this Lease, other than a Permitted Transfer, shall terminate the Expansion Right and the same shall be null and void and without recourse to either party hereto. 

 

	2.	LEASE TERM; OPTION TERM 

 2.1 Lease Term. The terms and provisions of this
Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2
of the Summary (the “Lease Commencement Date”), and shall terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated
as hereinafter provided. 
 2.2 Option Term.

2.2.1 Option Right. Landlord hereby grants to the originally named Tenant herein (“Original Tenant”) one
(1) option to extend the Lease Term for a period of five (5) years (the “Option Term”), which option shall be irrevocably exercised only by written notice (“Tenant’s Extension Notice”)
delivered by Tenant to Landlord not more than eighteen (18) months nor less than fifteen (15) months prior to the expiration of the initial Lease Term or the first Option Term, as applicable provided that the following conditions (the
“Option Conditions”) are satisfied: (i) as of the date of delivery of such notice, Tenant is not in default under this Lease, after the expiration of any applicable notice and cure period; (ii) as of the end of the
Lease Term, Tenant is not in default under this Lease, after the expiration of any applicable notice and cure period; (iii) Tenant has not previously been in default under this Lease, after the expiration of any applicable notice and cure
period, more than twice; and (iv) the Lease then remains in full force and effect and Original Tenant or a Permitted Assignee occupies at least eighty percent (80%) of the useable square footage of the Premises at the time the option to extend
is exercised and as of the commencement of the applicable Option Term. Landlord may, at Landlord’s option, exercised in Landlord’s sole and absolute discretion, waive any of the Option Conditions in which case the option, if otherwise
properly exercised by Tenant, shall remain in full force and effect. Upon the proper exercise of such option to extend, and provided that Tenant satisfies all of the Option Conditions (except those, if any, which are waived by Landlord), the Lease
Term, as it applies to the Premises, shall be extended for a period of five (5) years. The rights contained in this Section 2.2 shall be personal to Original Tenant and any Permitted Assignees, and may be exercised by Original
Tenant or such Permitted Assignees (and not by any assignee, sublessee or other “Transferee,” as that term is defined in Section 14.1 of this Lease, of Tenant’s interest in this Lease). 

2.2.2 Option Rent. The annual Base Rent payable by Tenant during each Option Term (the “Option Rent”)
shall be equal to the greater of: (a) the Base Rent in effect as of the day preceding the Option Term, with 3% annual increases on each anniversary of the first day of the Option Term, and (b) the “Fair Rental Value,” as that
term is defined below, for the Premises as of the first day 

  
 -7- 

 
of the Option Term. The “Fair Rental Value,” as used in this Lease, shall be equal to the annual fixed base rent per rentable square foot at which tenants (pursuant to
leases consummated within the twelve (12) month period preceding the first day of the Option Term), are leasing non-sublease, non-encumbered, non-equity space which is not significantly greater or smaller in size than the subject space, for a comparable lease term, in an arm’s length transaction, which comparable space is located in the
“Comparable Buildings,” as that term is defined below (transactions satisfying the foregoing criteria shall be known as the “Comparable Transactions”), taking into consideration all reasonable factors considered by
landlords and tenants in the determination of fixed annual rent. The term “Comparable Buildings” shall mean the Building and those other mixed-use office and research and development
buildings which are comparable to the Building in terms of age (based upon the date of completion of construction or major renovation of to the building), quality of construction, level of services and amenities, size and appearance, and are located
in the Bedford and Lexington, Massachusetts submarket. The parties acknowledge that Fair Rental Value may include increases in the rental rate payable over the Option Term, but in no event shall the Fair Rental Value ever decrease during any Option
Term. 
 2.2.3 Determination of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the
Lease Term, Landlord shall notify Tenant of Landlord’s determination of the Fair Rental Value for the Premises for the Option Term no later than eleven (11) months prior to the Lease Expiration Date. If Tenant, on or before the date which
is ten (10) business days following the date upon which Tenant receives Landlord’s determination of the Fair Rental Value, in good faith objects to Landlord’s determination of the Fair Rental Value, then Landlord and Tenant shall
attempt to agree upon the Fair Rental Value using their best good-faith efforts. If Landlord and Tenant fail to reach agreement within ten (10) days following Tenant’s objection to the Fair Rental Value (the “Outside
Agreement Date”), then each party shall make a separate determination of the Fair Rental Value, as the case may be, within five (5) days, and such determinations shall be submitted to arbitration in accordance with Sections
2.2.3.1 through 2.2.3.7, below. If Tenant fails to object to Landlord’s determination of the Fair Rental Value within the time period set forth herein, then Tenant shall be deemed to have accepted Landlord’s determination of
Fair Rental Value. 
 2.2.3.1 If Landlord and Tenant fail to reach agreement prior to the Outside Agreement Date, then Landlord and Tenant
shall each appoint one arbitrator who shall be a qualified real estate broker who shall have been active over the ten (10) year period ending on the date of such appointment in the leasing of other comparable
mixed-use office and research and development buildings located in the Bedford and Lexington, Massachusetts submarket. The determination of the arbitrators shall be limited solely to the issue of whether
Landlord’s or Tenant’s submitted Fair Rental Value is the closest to the actual Fair Rental Value, taking into account the requirements of Section 2.2.2 of this Lease, as determined by the arbitrators. Each such arbitrator
shall be appointed within fifteen (15) days after the Outside Agreement Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment and may select an arbitrator who is favorable to their respective positions. The
arbitrators so selected by Landlord and Tenant shall be deemed “Advocate Arbitrators.” 
 2.2.3.2 The two
(2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter to, within ten (10) days of the date of the appointment of the last appointed Advocate Arbitrator, agree upon and appoint a third
arbitrator (“Neutral Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for qualification of the two Advocate Arbitrators, except that neither Landlord or Tenant or either party’s Advocate
Arbitrator may, directly or indirectly, consult with the Neutral Arbitrator prior or subsequent to his or her appearance. The Neutral Arbitrator shall be retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s
counsel. 

  
 -8- 

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

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

2.2.3.5 If either Landlord or Tenant fails to appoint an Advocate Arbitrator within fifteen (15) days after the Outside Agreement Date,
then either party may petition the then-President of the Greater Boston Real Estate Board to appoint such Advocate Arbitrator subject to the criteria in Section 2.2.3.1 of this Lease. 

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

2.2.3.7 The cost of the Neutral Arbitrator shall be paid by Landlord and Tenant equally and each of Landlord and Tenant shall pay the cost of
its respective Advocate Arbitrator. 
 2.2.3.8 In the event that the Option Rent shall not have been determined pursuant to the terms
hereof prior to the commencement of the Option Term, Tenant shall be required to pay Option Rent as determined in accordance with Section 2.2.2, using the Fair Rental Value calculation initially provided by Landlord to Tenant, and upon the
final determination of the Fair Rental Value, the payments made by Tenant shall be reconciled with the actual amounts of Option Rent due, and the appropriate party shall make any corresponding payment to the other party. 

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

	3.	BASE RENT 

 3.1 Tenant shall pay, without prior notice or demand, at such place as
Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America or pursuant to wire or electronic payment instructions provided
by Landlord, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary, in advance, on or before the first day of
each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. Base Rent for the first full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date
(including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for
the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to be made under the
terms of this Lease that require proration on a time basis shall be prorated on the same basis. Base Rent and Additional Rent shall together be denominated “Rent”. Without limiting the foregoing, Tenant’s obligation to pay Rent
shall be absolute, unconditional and independent of any Landlord covenants and shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any other restriction on Tenant’s use, or
(except as 

  
 -9- 

 
expressly provided herein) any casualty or taking, or any failure by Landlord to perform any covenant contained herein, or any other occurrence; and Tenant assumes the risk of the foregoing and
waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s
covenants contained herein are independent and not dependent, and Tenant hereby waives the benefit of any statute or judicial law to the contrary. Tenant hereby acknowledges and agrees that it has been represented by counsel of its choice and has
participated fully in the negotiation of this Lease, that Tenant understands that the remedies available to Tenant in the event of a default by Landlord may be more limited than those that would otherwise be available to Tenant under the common law
in the absence of certain provisions of this Lease, and that the so-called “dependent covenants” rule as developed under the common law shall not apply to this Lease or to the relationship of
Landlord and Tenant created hereunder. 
  

	4.	ADDITIONAL RENT 

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

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

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

 4.2.3 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including
the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change,
Tenant’s Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 
 4.2.4
“Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security,
repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all
utilities to the Common Areas, the cost of operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and elevator systems, and the cost of maintenance and service contracts in connection
therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with any federal, state or municipal
governmentally mandated transportation demand management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project; (iv) the cost of landscaping,
re-lamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the

  
 -10- 

 
cost of parking area operation, repair, restoration, and maintenance; (vi) fees and other costs, including a property management fee of not more than 3% of Project revenues (including
expense pass-throughs), consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental
agreements and the fair rental value of any management office space; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance
and security of the Project; (ix) the cost of a dumpster and/or trash compactor at the Building for use by tenants for ordinary office waste (and not for Hazardous Materials); (x) operation, repair, maintenance and replacement of all systems
and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and
walkways, repair to roofs and re-roofing; (xii) amortization (including reasonable interest on the unamortized cost) over such period of time as Landlord shall reasonably determine, of the cost of
acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs incurred in connection with the Project; provided,
however, that the costs of any capital improvement shall be amortized (including reasonable interest on the amortized cost as reasonably determined by Landlord) over such period of time as Landlord shall reasonably determine; and (xiv) costs,
fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or municipal government for fire and police protection, trash removal, community services, or other services which do not constitute
“Tax Expenses” as that term is defined in Section 4.2.5, below, (xv) cost of tenant relation programs reasonably established by Landlord, and (xvi) payments under any easement, license, operating agreement,
declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation, any covenants, conditions, restrictions, and reciprocal easement agreements affecting the Project, and any agreements
with governmental agencies affecting the Project (any of the foregoing that now or hereafter affect the Property, collectively, the “Underlying Documents”). In the event that Landlord or Landlord’s managers or agents perform
services for the benefit of the Building off-site which would otherwise be performed on-site (e.g., accounting), the cost of such services shall be reasonably allocated
among the properties benefitting from such service and shall be included in Operating Expenses. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include: 

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

(b) legal fees incurred in connection with disputes with other tenants; 

(c) penalties and fines incurred due to Landlord’s breach of a law or ordinance; 

(d) repairs necessitated by the gross negligence or willful misconduct of Landlord or Landlord’s employees, agents, or contractors; 

(e) charitable or political contributions and membership fees or other payments to trade organizations other than de minimis amounts;

  
 -11- 

 (f) costs in connection with services that are provided to another lessee or occupant of the
Building, but are not offered to Tenant; 
 (g) costs (i.e., interest and penalties) incurred due to Landlord’s default beyond
applicable notice and cure periods of this Lease to the extent in excess of costs that would have otherwise been incurred; and costs resulting from a dispute with another tenant, mortgagee, or other contract party; 

(h) payments to subsidiaries or affiliates of Landlord, or to any other party, in each case as a result of a
non-arm’s length transaction, for management or other services for the Building, or for supplies or other materials for the Building, to the extent that such payments exceed arm’s length competitive
prices in the market where the Premises are located for the applicable services, supplies or materials, provided that this subsection shall not exclude from Operating Expenses a property management fee of not more than 3% of Project revenues
(including expense pass-throughs); 
 (i) costs or expenses incurred in connection with the financing or sale of the Building or any
portion thereof; 
 (j) the cost of acquiring investment grade art; 

(k) fines, penalties, interest or other amounts imposed in connection with the Landlord’s failure to pay any tax when due; 

(l) except as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other
debt costs, if any, penalties and interest; 
 (m) costs for which Landlord is reimbursed by any tenant or occupant of the Project (other
than as Direct Expenses) or by insurance by its carrier or any tenant’s carrier or by anyone else, and electric power costs for which any tenant directly contracts with the local public service company; 

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

(o) costs associated with the operation of the business of the partnership or entity which constitutes Landlord, as the same are
distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership
or entity which constitutes Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant may be in issue), costs of selling, syndicating, financing,
mortgaging or hypothecating any of Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or
occupants; 
 (p) the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project
unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and
managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of Project manager; 

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

  
 -12- 

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

(s) any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord, provided that any
compensation paid to any concierge at the Project shall be includable as an Operating Expense; 
 (t) all items and services for which
Tenant or any other tenant in the Project reimburses Landlord (other than as Direct Expenses) or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement; 

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

(v) costs incurred to comply with laws relating to the removal of Hazardous Materials (other than Hazardous Materials typically found in
comparable buildings, such as recyclable materials and typical construction materials); 
 (w) Landlord’s general overhead expenses
not related to the Project; 
 (x) legal fees, accountants’ fees (other than normal bookkeeping expenses) and other expenses incurred
in connection with disputes of tenants or other occupants of the Project or associated with the enforcement of the terms of any leases with tenants or the defense of Landlord’s title to or interest in the Project or any part thereof; 

(y) any reserve funds; and 

(z) any item that, if included in Operating Expense, would involve a double collection for such item by Landlord. 

If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating
Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would
reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. To the extent that any service or cost included within Operating Expenses from time to time is provided to less
than all of the tenants and is not the subject of a separate charge, Landlord may charge such Operating Expenses only to the tenants benefitting from such services, on a proportionate basis based on the respective rentable square feet of the tenants
benefitting from such services, rather than based on Tenant’s Share. If the Project is not at least ninety-five percent (95%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment to the components
of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount of
Operating Expenses for such year. 

  
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 4.2.5 Taxes. 

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

4.2.5.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge
previously included within the definition of real property tax; (iii) any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or
gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof;
and (iv) any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises or the improvements thereon. If at any time during the Lease
Term there shall be assessed on Landlord, in addition to or lieu of the whole or any part of the ad valorem tax on real or personal property, a capital levy or other tax on the gross rents or other measures of building operations, or a governmental
income, franchise, excise or similar tax, assessment, levy, charge or fee measured by or based, in whole or in part, upon building valuation, gross rents or other measures of building operations or benefits of governmental services furnished to the
Building, then any and all of such taxes, assessments, levies, charges and fees, to the extent so measured or based, shall be included within the term Tax Expenses, but only to the extent that the same would be payable if the Building and Land were
the only property of Landlord. 
 4.2.5.3 Any costs and expenses (including, without limitation, reasonable attorneys’ and
consultants’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are incurred. Tax refunds shall be credited against Tax Expenses and refunded to Tenant
regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as on account of Tax
Expenses under this Article 4 for such Expense Year. The foregoing sentence shall survive the expiration or earlier termination of this Lease. If Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment
thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses. Notwithstanding anything
to the contrary contained in this Section 4.2.5, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, transfer tax
or fee, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating
Expenses, and (iii) any items paid by Tenant under Section 4.5 of this Lease. 

  
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 4.2.6 “Tenant’s Share” is based upon the ratio that the rentable
square feet of the Premises bears to the rentable square feet of the Building and initially shall mean the percentages set forth in Section 7 of the Summary, subject to adjustment in the event that Tenant expands the Premises within the
Building. 
 4.3 Calculation and Payment of Additional Rent. In the event Tenant extends the Lease Term pursuant to
Section 2.2, above, or otherwise, then Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1, below, and as Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year. 

4.3.1 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall give to Tenant within six (6) months
following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s Share of Direct
Expenses. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall pay, with its next installment of Base Rent due, the full amount of Tenant’s Share of Direct Expenses for such Expense Year,
less the amounts, if any, paid during such Expense Year as “Estimated Direct Expenses,” as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual
Tenant’s Share of Direct Expenses, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent next due under this Lease or, if Landlord elects, Landlord shall reimburse such overpayment amount to Tenant. The failure
of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final
determination is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, Tenant shall pay to Landlord such amount within thirty (30) days, and if Tenant paid more as Estimated Direct Expenses than the
actual Tenant’s Share of Direct Expenses, Landlord shall, within thirty (30) days, pay to Tenant the amount of the overpayment. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the
Lease Term. 
 Tenant shall have the right for a period of ninety (90) days (the “Audit Period”) following its
receipt of the Statement to examine Landlord’s books and records concerning Operating Expenses for the calendar year covered by such Statement in the offices of the property manager or another location reasonably designated by Landlord.
Tenant’s audit may be conducted by its employees or its designated accountants, provided that the accountants must be employed on a regular fee for services basis and not on a contingency fee basis. If, by notice to Landlord given after such
examination but during the Audit Period (which notice shall be accompanied by documentation evidencing the results of Tenant’s audit to Landlord’s reasonable satisfaction), Tenant disputes the amount of Additional Rent for Operating
Expenses shown on the Statement, and Landlord and Tenant are unable to resolve such dispute within thirty (30) days thereafter, then either party may request that the amount of Additional Rent for Operating Expenses for the year in question be
determined by an audit conducted by a certified public accountant reasonably selected by both parties, provided that if the parties are unable so to agree on an accountant within ten (10) days after receipt of Tenant’s notice, then within
twenty (20) days after Tenant’s notice is given Tenant may submit the dispute for determination by an arbitration conducted by a single arbitrator in the Boston Office of the American Arbitration Association (“AAA”) in
accordance with the AAA’s Commercial Arbitration Rules. The arbitrator shall be selected by the AAA and shall be a certified public accountant with at least ten (10) years of experience in auditing first class mixed-use office and research and development buildings in the Bedford and Lexington, Massachusetts 

  
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submarket. The cost of the accountant selected by both parties, and the arbitrator, if applicable, shall be shared equally by the parties. Tenant and each person reviewing Landlord’s books
and records or participating in the arbitration shall agree in an instrument prepared by Landlord that all information obtained from Landlord’s books and records shall be kept confidential and used only for the purpose of determining amounts
properly due under this Lease. If the Additional Rent due with respect to Operating Expenses is finally determined to be less or more than the Additional Rent paid by Tenant on account of Landlord’s calculation of Operating Expenses, Landlord
shall either promptly refund to Tenant the difference or credit same against Rent next due from Tenant or Tenant shall promptly pay to Landlord the difference, as applicable. 

4.3.2 Statement of Estimated Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense
estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Expenses for the then-current Expense Year shall be
and the estimated Tenant’s Share of Direct Expenses (the “Estimated Direct Expenses”). The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from
enforcing its rights to collect any Estimated Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Direct Expenses theretofore delivered to the extent necessary. Thereafter,
Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2). Such fraction
shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have
the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct Expenses set forth in the
previous Estimate Statement delivered by Landlord to Tenant. 
 4.4 Taxes and Other Charges for Which Tenant Is Directly
Responsible. Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other personal property located in or about the Premises. If any
such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed value of Landlord’s property is increased by the inclusion therein of a value
placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall have the right to do regardless of the validity thereof but only under proper
protest if requested by Tenant, Tenant shall upon demand (together with reasonable back-up evidencing the same) repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting
from such increase in the assessment, as the case may be. 
  

	5.	USE OF PREMISES 

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

5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or
persons claiming by, through, or under Tenant to use, the Premises or any part thereof for any use or purpose contrary to the provisions of the Rules and Regulations attached hereto as Exhibit
5.2-1, as the same may be amended by Landlord from time to time, or in violation of Applicable Laws or any Underlying Documents which are listed on Exhibit
5.2-2 or which have been provided or made available to Tenant or of which Tenant otherwise has actual notice. Tenant shall not 

  
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do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the rights of other tenants or occupants of the
Building, or injure or unreasonably annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall comply
with, and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all Underlying Documents which have been provided or made available to Tenant or which are otherwise a matter
of public record as of the date hereof. 
 5.3 Hazardous Materials. 

5.3.1 Tenant’s Obligations. 

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

  
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Lease, “Release” or “Released” or “Releases” shall mean any release, deposit, discharge, emission, leaking, spilling, seeping, migrating,
injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of Hazardous Materials into the environment. 
 Any
use or storage of Hazardous Materials by Tenant permitted pursuant to this Article 5 shall not exceed Tenant’s proportionate share (measured on a per floor basis) of similarly classed Hazardous Materials. Notwithstanding anything contained
herein to the contrary, in no event shall Tenant or anyone claiming by through or under Tenant perform work at or above the risk category Biosafety Level 2 as established by the Department of Health and Human Services (“DHHS”)
and as further described in the DHHS publication Biosafety in Microbiological and Biomedical Laboratories (5th Edition) (as it may be or may have been further revised, the “BMBL”)
or such nationally recognized new or replacement standards as Landlord may reasonable designate. Tenant shall comply with all applicable provisions of the standards of the BMBL to the extent applicable to Tenant’s operations in the Premises.

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

  
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1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the
Occupational Safety and Health Act of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the Emergency Planning and Community
Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy Act of 1969, 42 USC § 4321 et seq., the Federal Insecticide, Fungicide and
Rodenticide Act of 1947, 7 USC § 136 et seq., M.G.L. c.21C; oil and hazardous materials as defined in M.G.L. c.21E; and any other state or local law counterparts, as amended, as such Applicable Laws, are in effect as of the Lease Commencement
Date, or thereafter adopted, published or promulgated. 
 5.3.1.3 Releases of Hazardous Materials. If any Release of any
Hazardous Material in, on, under, from or about the Premises in violation of the Lease, or requiring any Clean-Up (as defined below), in addition to notifying Landlord as specified above, Tenant, at its own
sole cost and expense, shall (i) immediately comply with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii) provide a written certification to Landlord indicating that Tenant has complied with all
applicable reporting requirements, (iii) take any and all necessary investigation, corrective, remedial and other Clean-up action in accordance with any and all applicable Environmental Laws, utilizing an
environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this Section 5.3, including, without limitation, Section 5.3.4, and (iv) take any such additional investigative,
remedial and corrective actions as Landlord shall in its reasonable discretion deem necessary such that the Premises and Project are remediated to a condition allowing unrestricted use of the Premises (i.e., to a level that will allow any future use
of the Premises, including residential, without any engineering controls or deed restrictions), all in accordance with the provisions and requirements of this Section 5.3. Landlord may, as required by any and all Environmental Laws,
report the Release of any Hazardous Material to the appropriate governmental authority, identifying Tenant as the responsible party. Tenant shall deliver to Landlord copies of all administrative orders, notices, demands, directives or other
communications directed to Tenant from any governmental authority with respect to any Release of Hazardous Materials in, on, under, from, or about the Premises, together with copies of all investigation, assessment, and remediation plans and reports
prepared by or on behalf of Tenant in response to any such regulatory order or directive. 
 5.3.1.4 Indemnification. 

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

  
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 5.3.1.4.2 Limitations. Notwithstanding anything in this
Section 5.3.1.4 to the contrary, Tenant’s indemnity of Landlord shall not be applicable to claims based upon Existing Hazardous Materials except to the extent that Tenant’s construction activities and/or Tenant’s other
acts or omissions caused or exacerbated the subject claim. “Existing Hazardous Materials” shall mean Hazardous Materials located on the Property in violation of applicable Environmental Laws as of the date of this Lease. 

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

5.3.2.1 Environmental Assessments In General. Landlord may, but shall not be required to, engage from time to time such
contractors as Landlord determines to be appropriate to perform “Environmental Assessments,” as that term is defined below, to ensure Tenant’s compliance with the requirements of this Lease with respect to Hazardous Materials. For
purposes of this Lease, “Environmental Assessment” means an assessment including, without limitation: (i) an environmental site assessment conducted in accordance with the then-current standards of the American Society for
Testing and Materials and meeting the requirements for satisfying the “all appropriate inquiries” requirements; and (ii) sampling and testing of the Premises based upon potential recognized environmental conditions or areas of concern
or inquiry identified by the environmental site assessment. 
 5.3.2.2 Costs of Environmental Assessments. All costs and
expenses incurred by Landlord in connection with any such Environmental Assessment initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply with the provisions of this
Section 5.3, then all of the costs and expenses of such Environmental Assessment shall be reimbursed by Tenant as Additional Rent within thirty (30) days after receipt of written demand therefor. 

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

  
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 5.3.4 Clean-up. 

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

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

5.3.4.3 Surrender of Premises. Tenant shall complete any Clean-up prior to surrender of
the Premises upon the expiration or earlier termination of this Lease, and shall fully comply with all Environmental Laws and requirements of any governmental authority with respect to such completion, including, without limitation, fully comply
with any requirement to file a risk assessment, mitigation plan or other information with any such governmental authority in conjunction with the Clean-up prior to such surrender. Tenant shall obtain and
deliver to Landlord a letter or other written determination from the overseeing governmental authority confirming that the Clean-up has been completed in accordance with all requirements of such governmental
authority and that no further response action of any kind is required for the unrestricted use of the Premises (“Closure Letter”). Upon the expiration or earlier termination of this Lease, Tenant shall also be obligated to close all
permits obtained in connection with Hazardous Materials in accordance with Applicable Laws. 
 5.3.4.4 Failure to Timely Clean-Up. Should any Clean-up for which Tenant is responsible not be completed, or should Tenant not receive the Closure Letter and any governmental approvals required
under Environmental Laws in conjunction with such Clean-up prior to the expiration or earlier termination of this Lease, and Tenant’s failure to receive the Closure Letter is prohibiting Landlord from
leasing the Premises or any part thereof to a third party, or prevents the occupancy or use of the Premises or any part thereof by a third party, then Tenant shall be liable to Landlord as a holdover tenant (as more particularly provided in
Article 16) until Tenant has fully complied with its obligations under this Section 5.3. 

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

5.3.6 Copies of Environmental Reports. Within thirty (30) days of receipt thereof, Tenant shall provide Landlord with a
copy of any and all environmental assessments, audits, studies and reports regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the environmental condition or
Clean-up thereof. Tenant shall be obligated to provide Landlord with a copy of such materials without regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant comes into
possession of such materials. 
 5.3.7 Signs, Response Plans, Etc. Tenant shall be responsible for posting on the Premises any
signs required under applicable Environmental Laws. Tenant shall also complete and file any business response plans or inventories required by any applicable Environmental Laws. Tenant shall concurrently file a copy of any such business response
plan or inventory with Landlord. 
 5.3.8 Survival. Each covenant, agreement, representation, warranty and indemnification
made by Tenant set forth in this Section 5.3 shall survive the expiration or earlier termination of this Lease and shall remain effective until all of Tenant’s obligations under this Section 5.3 have been completely performed
and satisfied. 
 6. SERVICES AND UTILITIES 

6.1 Landlord Provided Services. Landlord shall provide the following services on all days (unless otherwise stated below) during
the Lease Term. 
 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord
shall provide heating, ventilation (including exhaust) and air conditioning (“HVAC”) to the Common Areas when necessary for normal comfort in the Building Common Areas. 

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

6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common
Areas. 
 6.1.4 Landlord shall provide a dumpster and/or trash compactor at the Building for use by Tenant and other tenants for ordinary
office waste (and not for Hazardous Materials) and janitorial, trash services and cleaning to Building Common Areas consistent with Comparable Buildings. 

  
 -22- 

 6.1.5 Landlord shall provide passenger elevator service to all floors of the Premises, and shall
provide exclusive use of one (1) loading dock, and shared use of one (1) loading dock, as shown on Exhibit 6.1.5. Tenant shall have 24-hour access to its exclusive loading dock at no
additional cost. 
 6.1.6 Landlord agrees to provide and maintain utility connections to the Building and, where applicable, Common Areas,
for electricity, water and sewer. 
 6.2 Tenant Provided Services and Utilities. Except as otherwise expressly set forth in
Section 6.1, above, Tenant will be responsible, at its sole cost and expense, for the furnishing of all services and utilities to the Premises, including without limitation electricity, water, telephone, janitorial and Premises security
services. 
 6.2.1 Tenant shall be solely responsible for performing all janitorial and trash services and other cleaning of the Premises,
all in compliance with Applicable Laws. In the event such service is provided by a third party janitorial service, and not by employees of Tenant, such service shall be a janitorial service approved in advance by Landlord (Landlord shall provide
Tenant with a list of approved vendors upon Tenant’s request) which approval shall not be unreasonably withheld, conditioned or delayed. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner
consistent with Comparable Buildings. 
 6.2.2 Subject to Applicable Laws, Landlord’s reasonable security measures, and the other
provisions of this Lease (including, without limitation, the Rules and Regulations), and except in the event of an emergency, Tenant shall have access to the Building, the Premises and the Common Areas of the Building (including the freight loading
dock but not including Common Areas for which Landlord requires the presence of a Building engineer), twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to
have access to and use of the limited-access areas of the Building during the normal operating hours of such portions of the Building. 

Tenant shall cooperate fully with Landlord at all times and abide by all reasonable regulations and requirements that Landlord may reasonably
prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.2.3 Tenant shall pay for
all water, gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon, whether part of Operating Expenses or as
provided under this Article 6. As part of the Tenant Improvements, Tenant shall, at Tenant’s expense, subject to reimbursement from the Tenant Improvement Allowance, install direct meters for all utility services serving the Premises (except
for water and sewer, which shall be or sub- or “check” metered based on water use, and Tenant’s cable, telephone, and internet service) for measuring Tenant’s consumption of such utility
services, other than the HVAC system of the Building. Tenant shall pay all costs and expenses for any separately metered utilities provided exclusively to the Premises directly to the applicable service provider. Utility charges for power, gas and
water serving the HVAC system of the Building (which are measured by the control management system of the Building based on air volume provided to each tenant space) shall be check or sub-metered by Landlord
and paid as part of Operating Expenses. Landlord may install devices to separately, check or sub-meter any utility use within the Premises (or use other reasonable industry standard methods to reasonably
estimate such use, where 

  
 -23- 

 
applicable) that is not metered in such a manner on the Commencement Date and in such event Tenant shall thereafter pay the cost directly to the applicable service provider, if separately
metered, or to Landlord, if check or sub-metered. Additional Rent for any utilities that are not separately metered may be reasonably estimated monthly by Landlord, based on actual readings of sub- and “check” meters where applicable, and shall be paid monthly by Tenant within thirty (30) days after being billed, with a final accounting based upon actual bills received from the utility
providers following the conclusion of each fiscal year of the Building. 
 6.3 Capacities; Overstandard Tenant Use. If Tenant
uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, within thirty (30) days after Tenant’s receipt of an invoice
therefor, the actual cost of such excess consumption; and if Tenant does not cease such excessive usage promptly following written notice from Landlord, Landlord may install devices to separately meter any utility use (or use other reasonable
industry standard methods to reasonably estimate such use) and in such event Tenant shall pay the cost directly to Landlord, within thirty (30) days after Tenant’s receipt of an invoice therefor, at the rates charged by the public utility
company furnishing the same, including the cost of installing, testing and maintaining of such additional metering devices. Tenant’s use of electricity and any other utility serving the Premises shall never exceed the capacity of the feeders to
the Project or the risers or wiring installation or Tenant’s Share of the per floor limits otherwise set forth on Exhibit 6.3, attached. If Tenant desires to use heat, ventilation or air conditioning in the Common Areas during
hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as
appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord shall supply such utilities to the Common Areas at such hourly cost per zone to Tenant (which shall be treated as Additional Rent) as Landlord shall from time
to time establish based upon its reasonably estimated out-of-pocket costs. 

6.4 Interruption of Use. Tenant agrees that, to the extent permitted pursuant to Applicable Laws and except to the extent caused
by the negligence or willful misconduct of Landlord, Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service required to be provided by Landlord under this Lease, or for
any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to
secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any
other cause; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under
this Lease. Furthermore, except to the extent caused by the negligence or willful misconduct of Landlord, Landlord shall not be liable for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business through or in
connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. 

Notwithstanding the foregoing to the contrary, in the event that there shall be an interruption, curtailment or suspension of any service
required to be provided by Landlord pursuant to Section 6.1 (and no reasonably equivalent alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use and enjoyment of a material portion
of the Premises, and Tenant actually ceases to use the affected portion of the Premises (any such event, a “Service Interruption”), and if (i) such Service Interruption shall continue for five (5) consecutive
business days following receipt by Landlord of written notice from Tenant describing such Service Interruption (the “Service 

  
 -24- 

 
Interruption Notice”), and (ii) such Service Interruption shall not have been caused, in whole or in part, by reasons beyond Landlord’s reasonable control or by an
act or omission in violation of this Lease by any Tenant Party or by any negligence of any Tenant Parties, (a Service Interruption that satisfies the foregoing conditions being referred to hereinafter as a “Material Service
Interruption”) then, as liquidated damages and Tenant’s sole remedy at law or equity, Tenant shall be entitled to an equitable abatement of Base Rent and Tenant’s Share of Direct Expenses, based on the nature and duration of the
Material Service Interruption, the area of the Premises affected, and the then current Rent amounts, for the period that shall begin on the commencement of such Material Service Interruption and that shall end on the day such Material Service
Interruption shall cease. To the extent a Material Service Interruption is caused by an event covered by Article 11 or Article 13 of this Lease, then Tenant’s right to abate rent shall be governed by the terms of such Article
11 or Article 13, as applicable, and the provisions of this paragraph shall not apply. 
 6.5 Triple Net Lease.
Landlord and Tenant acknowledge that, except as otherwise provided to the contrary in this Lease, it is their intent and agreement that this Lease be a “TRIPLE NET” lease and that as such, the provisions contained in this Lease are
intended to pass on to Tenant or reimburse Landlord for the costs and expenses reasonably associated with this Lease, the Building and the Project, and Tenant’s operation therefrom except as expressly described herein. To the extent such costs
and expenses payable by Tenant cannot be charged directly to, and paid by, Tenant, such costs and expenses shall be paid by Landlord but reimbursed by Tenant as Additional Rent. 

 

	7.	REPAIRS 

 Tenant shall, at Tenant’s own expense, keep the Premises, including all
improvements, fixtures, furnishings, and systems and equipment within the Premises or elsewhere exclusively serving the Premises, in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant’s own
expense, but under the supervision and subject to the prior reasonable approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged,
broken, or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear; provided however, that if Tenant fails to make such repairs within applicable notice and cure periods, Landlord may, but need not, make such repairs and
replacements, and Tenant shall pay Landlord the cost thereof, including a management fee of 4% of such costs. Without limitation, Tenant shall be responsible for electrical, plumbing, heating, ventilating and
air-conditioning systems and equipment (“Tenant’s HVAC Equipment”) and other utility services serving the Premises from the Building connection point to the Premises (to the extent
serving Tenant exclusively). Tenant shall maintain such systems in a commercially reasonable first-class condition and in accordance with any applicable manufacturer specifications relating to any particular component of such systems. Tenant shall
secure, pay for, and keep in force contracts (“Service Contracts”) with qualified, experienced and reputable service companies reasonably approved by Landlord providing for the regular maintenance of such systems. Tenant shall
maintain preventive maintenance records relating to the foregoing systems (“Preventative Maintenance Records”) in accordance with standards for first class office and research and development buildings. Tenant shall deliver a copy
of all current Service Contracts to Landlord within 10 business days after each such Service Contract is executed and shall deliver to Landlord a copy of the Preventative Maintenance Records no less often than quarterly or, if requested by Landlord,
monthly. 
 Notwithstanding the foregoing, Landlord shall be responsible for repairs to the exterior walls, foundation and roof (including
roof membrane) of the Building, the structural portions of the floors of the Building, and the base building systems and equipment of the Building and Common Areas (to the extent not serving Tenant exclusively), except to the extent that such
repairs are required due to the 

  
 -25- 

 
negligence or willful misconduct of Tenant; provided, however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs at
Tenant’s expense, or, if covered by Landlord’s insurance, Tenant shall only be obligated to pay any deductible in connection therewith. Subject to the terms of Article 27, below, Landlord may, but shall not be required to, enter the
Premises at all reasonable times and upon reasonable prior notice to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or
as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree.     
  

	8.	ADDITIONS AND ALTERATIONS 

 8.1 Landlord’s Consent to Alterations.
Tenant may not make any improvements, alterations, additions or changes to the Premises or any mechanical, plumbing, HVAC facilities or other utility or Building systems pertaining to the Premises (collectively, the “Alterations”)
without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than fifteen (15) business days prior to the anticipated commencement thereof. Landlord shall not
unreasonably withhold or delay its consent to any proposed nonstructural Alterations, provided that such Alterations (1) are not visible from the outside of the Building, (2) do not affect the use of or require access to any part of the
Building other than the Premises, (3) do not do not violate any certificate of occupancy for the Building or any other permits or licenses relating to the Project, (4) do not adversely affect any service required to be furnished to Tenant
or to any other tenant or occupant of the Building, (5) do not affect any Building systems or Common Areas, (6) do not reduce the value or utility of the Building, and (7) otherwise comply with the Rules and Regulations and this
Article 8. Notwithstanding the foregoing provisions of this Section 8.1, Tenant shall be permitted to make Minor Alterations (defined below) following five (5) business days’ notice to Landlord, but without Landlord’s prior
consent. “Minor Alterations” shall mean Alterations that (i) are purely cosmetic in nature (such as painting, carpeting and the like), (ii) do not affect the Building systems or equipment, (iii) are not visible from the
exterior of the Building, and (iv) cost less than $50,000.00 for a particular job of work. 
 8.2 Prior to commencing any Alterations
affecting air distribution or disbursement from ventilation systems serving Tenant or the Building, including without limitation the installation of Tenant’s exhaust systems, Tenant shall provide Landlord with a third party report from a
consultant, and in a form reasonably acceptable to Landlord, showing that such work will not adversely affect the ventilation systems or air quality of the Building (or of any other tenant in the Building) and shall, upon completion of such work,
provide Landlord with a certification reasonably satisfactory to Landlord from such consultant confirming that no such adverse effects have resulted from such work. 

8.3 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the
Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, subcontractors, materials,
mechanics and materialmen selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed) and the requirement that upon Landlord’s request, Tenant shall, at Tenant’s expense, remove
such Alterations upon the expiration or any early termination of the Lease Term. Notwithstanding the foregoing, if Tenant specifically requests, Landlord shall provide in its written consent to Alterations a statement that either (a) Landlord
will not require removal and/or restoration of such Alterations, or (b) Landlord preserves its option to require removal and/or restoration of such Alterations upon the expiration or earlier termination of the Lease Term. Tenant shall construct
such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all Applicable Laws and, where required by Applicable Law, pursuant to a valid building permit.

  
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Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb
labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. Upon completion of any Alterations (or repairs), Tenant shall deliver to Landlord final lien waivers from
all contractors, subcontractors, design professionals, service providers, suppliers and materialmen who performed such work and whose labor, supplies or services give rise to a lien under Massachusetts law. In addition to Tenant’s obligations
under Article 9 of this Lease, upon completion of any Alterations, Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings of the Alterations in CAD format as well as
copies of all permits, approvals and other documents issued by any governmental agency in connection with the Alterations. 
 8.4
Payment for Improvements. Except with respect to the Initial Tenant Improvements (as defined in the Work Letter attached hereto), if Tenant orders any work directly from Landlord, Tenant shall pay to Landlord a flat fee equal to five
percent (5%) of the cost of such work to compensate Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s involvement with such work. If Tenant does not order any work directly from Landlord,
Tenant shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of
any proposed Alterations which amount shall not exceed $5,000.00 per request if the plans for such proposed Alterations have been prepared by Landlord’s engineers and/or architects for the Building. 

8.5 Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant makes
any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant or Tenant’s general contractor carries “Builder’s All Risk” insurance (to the extent that the
cost of the work shall exceed $100,000.00) in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations
shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Tenant’s contractors and subcontractors shall be required to carry Commercial General Liability Insurance in an amount
approved by Landlord and otherwise in accordance with the requirements of Article 10 of this Lease and such general liability insurance shall name the Landlord Parties (as defined below) as additional insureds. Landlord may, in its discretion,
require Tenant to obtain and record a statutory form of lien bond, or obtain performance and payment bonds, or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations
and naming Landlord as a co-obligee, in each case in form and substance reasonably satisfactory to Landlord. In addition, Tenant’s contractors and subcontractors shall be required to carry workers
compensation insurance with a waiver of subrogation in favor of Landlord Parties. 
 8.6 Landlord’s Property. All
Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord and remain in
place at the Premises following the expiration or earlier termination of this Lease. Subject to the terms of any written consent provided by Landlord pursuant to Section 8.3, Landlord may, by written notice to Tenant, require Tenant, at
Tenant’s expense, to remove any Alterations and/or improvements and/or systems and equipment within the Premises and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a
building standard tenant improved condition as determined by Landlord. If Tenant fails to complete any required removal and/or to repair any damage caused by the removal of any Alterations and/or improvements and/or systems and

  
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equipment in the Premises and return the affected portion of the Premises to a building standard tenant improved condition as reasonably determined by Landlord, Landlord may do so and may charge
the actual and reasonable cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation, placement, removal
or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this Lease. 

 

	9.	COVENANT AGAINST LIENS 

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

 

	10.	INSURANCE 

 10.1 Indemnification and Waiver. Except to the extent caused by
the gross negligence or willful misconduct of Landlord or the Landlord Parties (as defined below), to the maximum extent permitted pursuant to Applicable Laws, Tenant hereby assumes all risk of damage to property or injury to persons in, upon or
about the Premises from any cause whatsoever (including, but not limited to, any personal injuries resulting from a slip and fall in, upon or about the Premises) and agrees that, to the extent permitted pursuant to Applicable Laws, Landlord, its
lenders, partners, subpartners and their respective officers, agents, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any
responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the
Landlord Parties from any and all loss, cost, damage, injury, expense and liability (including without limitation court costs and reasonable attorneys’ fees) during the Lease Term, or any period of Tenant’s occupancy of the Premises prior
to the commencement or after the expiration of the Lease Term, incurred in connection with or arising from (i) any cause in, on or about the Premises (including, but not limited to, a slip and fall), provided that the terms of the foregoing
indemnity shall not apply to the extent of any gross negligence or willful misconduct of Landlord, (ii) any negligent acts or omissions of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants,
employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project, or (iii) any breach of the terms of this Lease by Tenant, either prior to, during, or after the expiration of the Lease Term. Should Landlord be
named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay to Landlord its reasonable costs and expenses incurred in such suit, including without limitation,
its actual professional fees such as reasonable appraisers’, accountants’ and attorneys’ fees. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease.

  
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Subject to the waiver of subrogation contained herein, Landlord shall indemnify, defend, protect, and hold harmless Tenant and its officers, agents, servants, employees, and independent
contractors from any and all loss, cost, damage, injury, expense and liability (including without limitation court costs and reasonable attorneys’ fees) during the Lease Term incurred in connection with or arising from the gross negligence or
willful misconduct of Landlord or any Landlord Party. 
 10.2 Tenant’s Compliance With Landlord’s Property
Insurance. Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance
policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire
Underwriters) and with any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the
following amounts: 
 10.3.1 Commercial General Liability Insurance on an occurrence form covering the insured against claims of bodily
injury, personal and advertising injury and property damage (including loss of use thereof) arising out of Tenant’s operations, products/completed operations, and contractual liability including a Broad Form endorsement covering the insuring
provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, and including, solely on a claims-made basis, products and completed operations coverage, for limits of liability of not
less than: 
  

			
	 Bodily Injury and
	  	$5,000,000 each occurrence
	 Property Damage Liability
	  	$5,000,000 annual aggregate
	 Personal Injury Liability
	  	$5,000,000 each occurrence
	 	  	$5,000,000 annual aggregate
	 	  	0% Insured’s participation

 Notwithstanding the foregoing, Tenant shall not be required to obtain insurance coverage for products/completed operations
until Tenant conducts activities that could be covered by such insurance. 
 10.3.2 Property Insurance covering (i) all office
furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, and (ii) the
Tenant Improvements described in Exhibit 1.1.1-2 and any other tenant improvements that exist in the Premises as of the Lease Commencement Date (the “New Improvements”). Such insurance
shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet
any co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious mischief, theft,
water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion. 
 10.3.3 Business Income Interruption
for one (1) year plus Extra Expense insurance in such amounts as will reimburse Tenant for actual direct or indirect loss of earnings and continuing expenses, including rent, attributable to the risks outlined in Section 10.3.2
above. 

  
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 10.3.4 Worker’s Compensation and Employer’s Liability or other similar insurance
pursuant to all applicable state and local statutes and regulations. The policy will include a waiver of subrogation in favor of the Landlord Parties. 

10.4 Form of Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit
the liability of Tenant under this Lease. Landlord, its subsidiaries and affiliates and any other party Landlord so specifies, shall be named as an additional insured under the policies listed in Sections 10.3.1, 10.3.2 and
10.3.3. All insurance policies required to be maintained by Tenant shall (i) be issued by an insurance company having a rating of not less than A:VIII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and
licensed to do business in The Commonwealth of Massachusetts; (ii) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing
with any insurance required of Tenant; (iii) be in form and content reasonably acceptable to Landlord (Tenant shall provide full and complete copies of any policies that Landlord reasonably requests); and (iv) provide that said insurer
shall endeavor to provide written notice to Landlord and any mortgagee of Landlord, to the extent such names are furnished to Tenant prior to the cancellation of such policy. Tenant shall deliver said policy or policies or certificates thereof to
Landlord on or before the earlier to occur of (A) the Lease Commencement Date, and (B) the date upon which Tenant is first provided access to the Premises, and at least ten (10) days before the expiration dates thereof. In the event
Tenant shall fail to procure such insurance, or to deliver such policies or certificate within ten (10) days after written notice from Landlord, Landlord may, at its option, procure such policies for the account of Tenant, and the cost thereof
shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 
 10.5 Subrogation. Landlord
and Tenant intend that their respective property loss risks shall be borne by reasonable insurance carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance
carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their
respective insurers, provided such waiver of subrogation shall not affect the right of the insured to recover thereunder. The parties agree that their respective insurance policies specify now or shall specify that the waiver of subrogation shall
not affect the right of the insured to recover thereunder. 
 10.6 Additional Insurance Obligations. Tenant shall carry and
maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of insurance and such additional coverages as Landlord may reasonably require. 

10.7 Landlord’s Insurance. Landlord shall maintain: (a) all risk property insurance covering the building structure
and any Common Areas (such insurance shall be on a replacement cost basis without any coinsurance provision and shall include business interruption coverage); and (b) general liability insurance with coverage of $1,000,000 per occurrence and
$2,000,000 general aggregate. In addition, Landlord may choose to provide other types of insurance covering the building and its operations. The cost of Landlord’s insurance shall be included in Operating Expenses. 

11. DAMAGE AND DESTRUCTION 
 11.1
Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises
shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article
11, restore such Common Areas and the Premises (other than the Tenant Improvements and any Alterations, the 

  
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restoration of which shall be done by Tenant) to substantially the same condition as existed prior to the casualty, except for modifications required by zoning and building codes and other laws
or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, which are consistent with the character of the Project, provided that access to the Premises shall not be
materially impaired. To the extent permitted pursuant to Applicable Laws, Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the
repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the Premises are not occupied by Tenant as a result thereof, then during the time and to
the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the Permitted Use bears to the total rentable square feet
of the Premises. 
 11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this
Lease, Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the
damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises
are affected, and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one (1) year after the date of discovery of the damage (when such repairs are
made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to
retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) such damage is not fully covered by Landlord’s insurance policies; (iv) Landlord decides to rebuild the Building or Common Areas so that they
will be substantially different structurally or architecturally; (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than Landlord, does not intend
to repair the damage to such portion of the Project; provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot, in the reasonable opinion of
Landlord, be completed within eighteen (18) months after being commenced, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate
this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. Notwithstanding the
provisions of this Section 11.2, Tenant shall have the right to terminate this Lease under this Section 11.2 only if each of the following conditions is satisfied: (a) the damage to the Project by fire or other casualty
was not caused by the negligence or intentional act of Tenant or any Tenant Party; (b) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (c) as a result of the damage to the Project, Tenant does
not occupy or use the Premises at all. In addition, Tenant may terminate this Lease if the damage to the Premises occurs during the last twelve (12) months of the Lease Term, and, as a result of such damage, Tenant cannot reasonably conduct
business from the Premises for a period of at least one-half (1/2) of the then-remaining term. In no event shall Landlord have any obligation to undertake restoration on account of any casualty except to the
extent of the insurance proceeds actually received by Landlord. 
  

	12.	NONWAIVER 

 No provision of this Lease shall be deemed waived by either party hereto
unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of

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

	13.	CONDEMNATION 

 13.1 If the whole or substantially all of the Premises, Building or
Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if all reasonable access to the Building is so taken or condemned, or if Landlord shall grant a deed or other
instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking
assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim
available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do
not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part
of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any
portion of the Premises for a period of one (1) year or less, and provided that such temporary taking does not materially preclude or unreasonably diminish Tenant’s ability to conduct business from the Premises, then this Lease shall not
terminate but the Base Rent and Tenant’s Share of Direct Expenses shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of
the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking, provided, however, that Tenant shall be entitled to a share of the award for any loss of fixtures and improvements and for moving
and other reasonable expenses that do not otherwise reduce Landlord’s recovery. If this Lease does not terminate on account of any such eminent domain or condemnation proceeding, then Landlord shall, to the extent practicable, restore the
affected area of the Premises, Building or Project. In no event shall Landlord have any obligation to undertake restoration on account of any condemnation or eminent domain proceeding except to the extent of the award actually received by Landlord.

  
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	14.	ASSIGNMENT AND SUBLETTING 

 14.1 Transfers. Tenant shall not, without the
prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest
hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its
employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a
“Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the
Transfer, which shall not be less than twenty (20) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the
“Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer Premium,” as that term is defined in Section 14.3 below, in
connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed
Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the
financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space. Any Transfer made without Landlord’s prior written consent shall, at
Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable
review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord, within thirty
(30) days after written request by Landlord; provided that such costs shall not exceed $2,500.00 per proposed Transfer so long as such proposed Transfer is subject to the form of Landlord consent attached hereto as Exhibit 14.1,
without alterations. 
 14.2 Landlord’s Consent. Landlord shall not unreasonably withhold, condition or delay its consent
to any proposed sublet of the Subject Space or assignment of this Lease on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable
under this Lease and under any Applicable Laws for Landlord to withhold consent to any proposed sublet or assignment where one or more of the following apply, in Landlord’s reasonable judgment: 

14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the
Project; 
 14.2.2 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.3 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be
undertaken in connection with the Transfer on the date consent is requested; 
 14.2.4 The proposed Transfer would cause a violation of
another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease; or 
 14.2.5 Either the
proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, is negotiating with Landlord or has negotiated with Landlord during the six
(6) month period immediately preceding the date Landlord receives the Transfer Notice, to lease space in the Project. 

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

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

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

  
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 14.4 Landlord’s Option as to Sublet Space. Notwithstanding anything to the
contrary contained in this Article 14, in the event Tenant contemplates a Transfer which, together with all prior Transfers then remaining in effect, would cause seventy-five percent (75%) or more of the Premises to be Transferred for more
than seventy-five percent (75%) of the then remaining Lease Term (assuming all sublease renewal or extension rights are exercised), Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer
(whether or not the contemplated Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount of rentable square feet of the Premises which Tenant intends to
Transfer (the “Contemplated Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the “Contemplated Effective Date”), and the contemplated length of the term of such contemplated
Transfer, and shall specify that such Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4. Landlord shall have the option, by giving written notice to Tenant (a “Recapture Notice”) within
twenty (20) days after receipt of any Intention to Transfer Notice, to recapture the Contemplated Transfer Space and, at Landlord’s election, the balance of the Premises if the Contemplated Transfer Space shall be less than the entire
Premises. If Landlord delivers a Recapture Notice, Tenant shall have a right to rescind such Intention to Transfer Notice by delivery of a written notice of rescission made within five (5) business days of the Recapture Notice, in which case
this Lease shall continue in full force and effect. If a Recapture Notice is delivered and Tenant does not exercise its right to rescind the Intention to Transfer Notice, the recapture shall be effective and such recapture shall cancel and terminate
this Lease with respect to such Contemplated Transfer Space or the entire Premises, as provided in Landlord’s Recapture Notice, as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled with
respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease
as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. Landlord and Tenant shall share equally in the costs to demise any such portion of the
Premises recaptured by Landlord pursuant to this Section 14.4. 
 14.5 Effect of Transfer. If Landlord consents to
a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant
shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete
statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and is anticipated to derive from such Transfer, and
(v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without
limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make
copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord’s costs of such audit. 
 14.6 Sublease/Transfer Restrictions. Notwithstanding anything contained herein to the
contrary and without limiting the generality of Section 14.1 above, Tenant shall not: (a) sublet all or part of the Premises or assign or otherwise Transfer this Lease on any basis such that the rental or other amounts to be paid by
the subtenant or assignee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of the subtenant or assignee; (b) sublet all or part of the Premises or assign this Lease to any person or
entity in which, under Section 856(d)(2)(B) of the Code, Longfellow Atlantic REIT, Inc., a Delaware corporation (the “Company”), or any affiliate of the 

  
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 Company owns, directly or indirectly (by applying constructive ownership rules set forth in
Section 856(d) (5) of the Code), a ten percent (10%) or greater interest; or (c) sublet all or part of the Premises or assign this Lease in any other manner or otherwise derive any income which could cause any portion of the amounts
received by Landlord pursuant hereto or any sublease to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Code, or which could cause any other income received by Landlord to fail to qualify as
income described in Section 856(c) (2) of the Code. The requirements of this Section 14.6 shall likewise apply to any further subleasing, assignment or other Transfer by any subtenant or assignee. All references herein to
Section 856 of the Code also shall refer to any amendments thereof or successor provisions thereto. 
 14.7 Occurrence of
Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to (and each sublease shall provide
Landlord with the ability to): (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant
shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all
payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that
Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No
collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore
or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If
Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 

14.8 Non-Transfers. Notwithstanding anything to the contrary contained in this
Article 14, (A) an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant, i.e., an entity which is controlled by, controls, or is under common control with, Tenant, or (B) an assignment of this Lease to
an entity that succeeds to all the business or assets of Tenant by merger, consolidation, reorganization or other form of entity reorganization (each of the entities described in (A) and (B), a “Permitted Transferee”), shall
not be deemed a Transfer under this Article 14, provided that (i) Tenant notifies Landlord of any such assignment or sublease and promptly supplies Landlord with any documents or information requested by Landlord regarding such
assignment or sublease or such affiliate; (ii) such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease; (iii) in the event of an assignment of the Lease or a subletting of all or substantially
all of the Premises, the resulting Tenant, or subtenant, as the case may be, shall have a creditworthiness as reasonably determined by Landlord that is no worse than Tenant’s creditworthiness as of the date six months prior to the date such
merger, consolidation, reorganization or other form of entity reorganization is consummated or such sublet occurs, as applicable; and (iv) such Permitted Transferee shall be of a character and reputation consistent with the quality of the
Building. An assignee of Tenant’s entire interest that is also a Permitted Transferee may also be known as a “Permitted Assignee”. “Control,” as used in this Section 14.8, shall mean the ownership,
directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least
fifty-one percent (51%) of the voting interest in, any person or entity and the ability to direct the day-to-day affairs of such
person or entity. No such permitted assignment or subletting or other Transfer permitted with or without Landlord’s consent pursuant to this Article 14 shall serve to release Tenant from any of its obligations under this Lease. In no
event shall any transfer of shares in Tenant over a nationally recognized U.S. stock exchange be deemed to be a Transfer. 

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

 15.1 Surrender of
Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in
writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by
Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant,
whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all
such sublessees or subtenancies. 
 15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon
any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter
improved by Landlord and/or Tenant, excepting reasonable wear and tear, damage by casualty which are the Landlord’s obligation to restore, and repairs which are specifically made the responsibility of Landlord hereunder. Upon such expiration or
termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises such Alterations that Tenant is required to remove in accordance with Section 8.3 of this Lease, any debris and rubbish, and such
items of furniture, equipment, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of any other persons
claiming under Tenant (unless Landlord, in its sole discretion, waives the requirement that any item of personal property be removed), and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal.
Tenant’s personal property includes only those items that are not built into the Premises and that have not been constructed or installed by Landlord. 

15.3 Environmental Assessment. Prior to the expiration of the Lease (or within thirty (30) days after any earlier
termination), Tenant shall clean and otherwise decommission all interior surfaces, piping, supply lines, waste lines and plumbing in or serving the Premises, and all exhaust or other ductwork in or serving the Premises, in each case that has
carried, released or otherwise been exposed to any Hazardous Materials due to Tenant’s use or occupancy of the Premises, and shall otherwise clean the Premises so as to permit the Environmental Assessment called for by this
Section 15.3 to be issued. Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant, at Tenant’s expense, shall obtain for Landlord a report (an “Environmental
Assessment”) addressed to Landlord (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer or industrial hygienist that is designated by Tenant and acceptable to Landlord in Landlord’s reasonable
discretion, which report shall be based on the environmental engineer’s inspection of the Premises and shall state, to Landlord’s reasonable satisfaction, that (a) the Hazardous Materials described in the first sentence of this
paragraph, to the extent, if any, existing prior to such decommissioning, have been removed in accordance with Applicable Laws; (b) all Hazardous Materials described in the first sentence of this paragraph, if any, have been removed in
accordance with Applicable Laws from the interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping, supply lines, 

  
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waste lines and plumbing, and all such exhaust or other ductwork in the Premises, may be reused by a subsequent tenant or disposed of in compliance with Applicable Laws without incurring special
costs or undertaking special procedures for demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Materials and without giving notice in connection with such Hazardous Materials; and (c) the Premises may be
reoccupied for office, research and development, laboratory, and/or vivarium uses, demolished or renovated without incurring special costs or undertaking special procedures for disposal, investigation, assessment, cleaning or removal of Hazardous
Materials described in the first sentence of this paragraph and without giving notice in connection with Hazardous Materials. Further, for purposes of clauses (b) and (c), “special costs” or “special procedures” shall mean
costs or procedures, as the case may be, that would not be incurred but for the nature of the Hazardous Materials as Hazardous Materials instead of non-hazardous materials. The report shall also include
reasonable detail concerning the clean-up measures taken, the clean-up locations, the tests run and the analytic results. Tenant shall submit to Landlord the identity of
the applicable consultants and the scope of the proposed Environmental Assessment for Landlord’s reasonable review and approval at least thirty (30) days prior to commencing the work described therein or at least sixty (60) days prior
to the expiration of the Lease Term, whichever is earlier. 
 If Tenant fails to perform its obligations under this
Section 15.3, without limiting any other right or remedy, Landlord may, on five (5) business days’ prior written notice to Tenant perform such obligations at Tenant’s expense if Tenant has not commenced to do so within
said five (5) day period, and Tenant shall within ten (10) days of written demand reimburse Landlord for all reasonable out-of-pocket costs and expenses
incurred by Landlord in connection with such work. Tenant’s obligations under this Section 15.3 shall survive the expiration or earlier termination of this Lease. In addition, at Landlord’s election, Landlord may inspect the
Premises and/or the Project for Hazardous Materials at Landlord’s cost and expense within sixty (60) days of Tenant’s surrender of the Premises at the expiration or earlier termination of this Lease. Tenant shall pay for all such
costs and expenses incurred by Landlord in connection with such inspection if such inspection reveals that a release or threat of release of Hazardous Materials exists at the Project or Premises as a result of the acts or omission of Tenant, its
officers, employees, contractors, and agents (except to the extent resulting from (i) Hazardous Materials existing in the Premises as at the delivery of possession to Tenant (in which event Landlord shall be responsible for any Clean-up, as provided in this Lease), or (ii) the acts or omissions of Landlord or Landlord’s agents, employees or contractors). 
  

	16.	HOLDING OVER 

 If Tenant holds over after the expiration of the Lease Term or earlier
termination thereof, with the express written consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an
extension for any further term. If Tenant holds over after the expiration of the Lease Term of earlier termination thereof, without the express written consent of Landlord, such tenancy shall be deemed to be a tenancy by sufferance only, and shall
not constitute a renewal hereof or an extension for any further term. In either case, Base Rent shall be payable at a monthly rate equal to (x) the higher of fair market rent and one hundred fifty percent (150%) of the Base Rent applicable
during the last rental period of the Lease Term for the first sixty (60) days of such hold over, and (y) the higher of fair market rent and two hundred percent (200%) of the Base Rent applicable during the last rental period of the Lease
Term for each day thereafter. Such month-to-month tenancy or tenancy by sufferance, as the case may be, shall be subject to every other applicable term, covenant and
agreement contained herein, including without limitation the obligation to pay Additional Rent. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the
right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. 

  
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The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender
the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable
attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and/or any lost profits and consequential
or indirect damages to Landlord resulting therefrom. 
  

	17.	ESTOPPEL CERTIFICATES 

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

	18.	SUBORDINATION 

 This Lease shall be subject and subordinate to all future ground or
underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications,
consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground
lease or underlying leases require in writing that this Lease be superior thereto. Tenant covenants and agrees that in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is
terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor),
if so requested to do so by such purchaser or lienholder or ground lessor. Notwithstanding any other provision of this Lease to the contrary, no holder of any such mortgage, trustee deed or other encumbrance and no such ground lessor, shall be
obligated to perform or liable in damages for failure to perform any of Landlord’s obligations under this Lease unless and until such holder shall foreclose such mortgage, trust deed or other encumbrance, or the lessors under such ground lease
or underlying leases otherwise acquire title to the Property, and then shall only be liable for Landlord’s obligations arising or accruing after such foreclosure or acquisition of title, provided the foregoing shall not release any such holder
or ground lessor from performing ongoing obligations of Landlord from and after the date of such foreclosure or acquisition of title, such as repair and 

  
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maintenance obligations. No such holder shall ever be obligated to perform or be liable in damages for any of Landlord’s obligations arising or accruing before such foreclosure or
acquisition of title. Landlord’s delivery to Tenant of commercially reasonable non-disturbance agreement(s) in favor of Tenant from any ground lessors, mortgage holders or lien holders of Landlord who
come into existence following the date hereof but prior to the expiration of the Lease Term shall be in consideration of, and a condition precedent to, Tenant’s agreement to subordinate this Lease to any such ground lease, mortgage or lien.
Tenant shall, within ten (10) business days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such
mortgages, trust deeds, ground leases or underlying leases. Tenant acknowledges and agrees that the form of subordination, non-disturbance and attornment agreement attached as Exhibit 18 is acceptable
to Tenant for the purposes of this Section 18. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this
Lease and the obligations of Tenant hereunder in the event of any foreclosure proceeding or sale. 
 Landlord’s interest herein may be
assigned as security at any time to any Mortgagee. Notwithstanding the foregoing or anything to the contrary herein, no Mortgagee succeeding to the interest of Landlord hereunder shall be (i) liable in any way to Tenant for any act or omission,
neglect or default on the part of Landlord under this Lease, (ii) responsible for any monies owing by or on deposit with Landlord to the credit of Tenant (except to the extent any such deposit is actually received by such mortgagee or ground
lessor), (iii) subject to any counterclaim or setoff which theretofore accrued to Tenant against Landlord, (iv) bound by any amendment or modification of this Lease subsequent to such mortgage, or by any previous prepayment of Rent for more
than one (1) month in advance of its due date, which was not approved in writing by the Mortgagee, (v) liable beyond such Mortgagee’s interest in the Project, or (vi) responsible for the payment or performance of any work to be
done by Landlord under this Lease to render the Premises ready for occupancy by Tenant or for the payment of any tenant improvements allowances. Nothing in clause (i), above, shall be deemed to relieve any Mortgagee succeeding to the interest of
Landlord hereunder of its obligation to comply with the obligations of Landlord under this Lease from and after the date of such succession. 

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

  
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	19.	DEFAULTS; REMEDIES 

 19.1 Events of Default. The occurrence of any of the
following shall constitute a default of this Lease by Tenant: 
 19.1.1 Any failure by Tenant to pay any Rent or any other charge required
to be paid under this Lease, or any part thereof, when due and such failure shall continue for five (5) business days after notice of such failure is given to Tenant, except that if Landlord shall have given two (2) such notice in any
twelve (12) month period, Tenant shall not be entitled to any further notice of its delinquency in the payment of Rent or any other charge required to be paid under this Lease until such time as twelve (12) consecutive months shall have
elapsed without Tenant having defaulted in any such payment; or 
 19.1.2 Except where a specific time period is otherwise set forth for
Tenant’s performance in this Lease, in which event the failure to perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision,
covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same
cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default; or 

19.1.3 Abandonment of the Premises by Tenant, provided that Tenant’s non-use of the Premises
during any period for which Tenant is entitled to a rent abatement pursuant to Section 11.1 as a result of casualty damage shall not constitute abandonment for purposes of this paragraph, nor shall Tenant’s
non-use of the Premises during the performance of Alterations approved by Landlord, so long as such Alterations are performed in an expedient manner; or 

19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this
Lease where such failure continues for more than two (2) business days after notice from Landlord; 
 19.1.5 If a receiver, guardian,
conservator, trustee in bankruptcy or similar officer shall be appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s or any guarantor’s property and such appointment is not discharged within 90 days
thereafter or if a petition including, without limitation, a petition for reorganization or arrangement is filed by Tenant or any guarantor under any bankruptcy law or is filed against Tenant or any guarantor and, in the case of a filing against
Tenant only, the same shall not be dismissed within 90 days from the date upon which it is filed. 
 The notice periods provided herein are
in lieu of, and not in addition to, any notice periods provided by law. 
 19.2 Remedies Upon Default. Upon the occurrence of
any event of default by Tenant beyond applicable notice and cure periods, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option
to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights
now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

  
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 19.2.1 Landlord may, immediately or at any time thereafter, elect to terminate this Lease by
notice of termination, by entry, or by any other means available under law, and may recover possession of the Premises as provided herein. Upon termination by notice, by entry, or by any other means available under law, Landlord shall be entitled
immediately, in the case of termination by notice or entry, and otherwise in accordance with the provisions of law, to recover possession of the Premises from Tenant and those claiming through or under Tenant. Such termination of this Lease and
repossession of the Premises shall be without prejudice to any remedies which Landlord might otherwise have for arrears of rent or for a prior breach of the provisions of this Lease. To the extent permitted pursuant to Applicable Laws, Tenant waives
any statutory notice to quit and equitable rights in the nature of further cure or redemption, and Tenant agrees that upon Landlord’s termination of this Lease Landlord shall be entitled to re-entry and
possession in accordance with the terms hereof. Landlord may, without notice, store Tenant’s personal property (and those of any person claiming under Tenant) at the expense and risk of Tenant or, if Landlord so elects, Landlord may sell such
personal property at public auction or auctions or at private sale or sales after seven days’ notice to Tenant and apply the net proceeds to the earliest of installments of rent or other charges owing Landlord. Tenant agrees that a notice by
Landlord alleging any default shall, at Landlord’s option (the exercise of such option shall be indicated by the inclusion of the words “notice to quit” in such notice), constitute a statutory notice to quit. If Landlord exercises its
option to designate a notice of default hereunder as a statutory notice to quit, any grace periods provided for herein shall run concurrently with any statutory notice periods. 

19.2.2 In the case of termination of this Lease pursuant to Section 19.2.1, Tenant shall reimburse Landlord for all expenses
arising out of such termination, including without limitation, all costs incurred in collecting amounts due from Tenant under this Lease (including attorneys’ fees, costs of litigation and the like); all of Landlord’s then unamortized
costs of Tenant Improvements in the Premises; all reasonable expenses incurred by Landlord in attempting to relet the Premises or parts thereof (including advertisements, brokerage commissions, Tenant’s allowances, costs of preparing space, and
the like); and all Landlord’s other reasonable expenditures necessitated by the termination. The reimbursement from Tenant shall be due and payable immediately from time to time upon notice from Landlord that an expense has been incurred,
without regard to whether the expense was incurred before or after the termination. 
 19.2.3 Following any termination of this Lease
pursuant to Section 19.2.1, Landlord may elect by written notice to Tenant to be indemnified for loss of Rent by a lump sum payment representing the then present value of the amount of Rent that would have been paid in accordance with
this Lease for the remainder of the Lease Term minus the then present value of the aggregate fair market rent and additional charges payable for the Premises for the remainder of the Lease Term (if less than the Rent payable hereunder), estimated by
Landlord as of the date of the termination, and taking into account Landlord’s reasonable projections of vacancy and time required to re-lease the Premises. (For the purposes of calculating the Rent that
would have been paid hereunder for the lump sum payment calculation described herein, the last full year’s Additional Rent under Article 4 is to be deemed constant for each year thereafter. The Federal Reserve discount rate (or equivalent)
shall be used in calculating present values.) Should the parties be unable to agree on a fair market rent, the matter shall be submitted, upon the demand of Landlord, to the Boston, Massachusetts office of the American Arbitration Association, with
a request for arbitration in accordance with the rules of the Association by a single arbitrator who shall be an MAI appraiser with at least ten years’ experience as an appraiser of comparable buildings in the Cities of Boston and Cambridge.
The parties agree that a decision of the arbitrator shall be conclusive and binding upon them. If and for so long as Landlord does not make the election provided for in this Section 19.2.3, Tenant shall indemnify Landlord for the loss of
Rent by a payment at the end of each month which would have been included in the Lease Term, representing the 

  
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excess of the Rent that would have been paid in accordance with this Lease (Base Rent together with any Additional Rent that would have been payable under Article 4, to be ascertained monthly)
over the rent actually derived from the Premises by Landlord for such month (the amount of Rent deemed derived shall be the actual amount less any portion thereof attributable to Landlord’s reletting expenses described in
Section 19.2.2 that have not been reimbursed by Tenant thereunder). 
 19.2.4 Free rent amounts, rent holidays, rent waivers,
rent forgivenesses and the like (collectively “Free Rent Amounts”), if any, have been agreed to by Landlord as inducements for Tenant to enter into and faithfully to perform all of its obligations contained in this Lease. For all
purposes under this Lease, upon the occurrence of any default beyond any applicable grace or notice period, any Free Rent Amounts set forth in this Lease shall be deemed void as of the date of execution hereof as though such Free Rent Amounts had
never been included in this Lease, and calculations of amounts due hereunder, damages and the like shall be determined accordingly. The foregoing shall occur automatically without the requirement of any further notice or action by Landlord not
specifically required by Section 19.1, whether or not this Lease is then or thereafter terminated on account of the event in question, and whether or not Tenant thereafter corrects or cures any such event. 

19.2.5 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 19.2, Landlord may by written notice to Tenant elect to recover, and Tenant shall thereupon pay, as minimum liquidated damages under this Section 19.2, an amount equal to the lesser of (i) the
aggregate of the Base Rent and Additional Rent for the balance of the Lease Term had it not been terminated or (ii) the aggregate thereof for the 12 months ending one year after the termination date or such lesser period then remaining in the
Lease Term, plus in either case (iii) the amount of Base Rent and Additional Rent of any kind accrued and unpaid at the time of termination and minus (iv) the amount of any recovery by Landlord under the foregoing provisions of this
Section 19.2 up to the time of payment of such liquidated damages (but reduced by any amounts of reimbursement under Section 19.2.2). Liquidated damages hereunder shall not be in lieu of any claims for reimbursement under
Section 19.2.2. 
 19.2.6 If Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may,
from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all Rent as it becomes due. 

19.2.7 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to
those rights and remedies available under this Section 19.2, or any law or other provision of this Lease), without prior demand or notice except as required by Applicable Laws, to seek any declaratory, injunctive or other equitable
relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. The provisions of this Section 19.2.7 are not dependent upon the occurrence of a default. 

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

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

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

19.4 Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes,
alterations and additions, reletting, appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right
to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant.
Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease. 
 19.5 Landlord
Default. 
 19.5.1 General. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall not be
in default in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail
Landlord’s failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default under this Lease if it shall
commence such performance within such thirty (30) day period and thereafter diligently pursue the same to completion. 
  

	20.	COVENANT OF QUIET ENJOYMENT 

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

	21.	SECURITY DEPOSIT 

 21.1 Concurrently with Tenant’s execution of this Lease, Tenant
shall deposit with Landlord a letter of credit (the “L/C Security”) in the amount set forth in Section 9 of the Summary as security for the faithful performance by Tenant of all of its obligations under this Lease
as follows: 
 (a) Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and until the date that is
ninety (90) days after the Lease Expiration Date, an evergreen letter of credit substantially in the form of Exhibit 21.1 issued by an issuer reasonably satisfactory to Landlord, in the amount set forth in Section 9 of
the Summary. If at any time during the Term (i) Landlord determines in its sole discretion that the financial condition of such issuer has 

  
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changed in any materially adverse way from the financial condition of such issuer as of the date of execution of this Lease including, without limitation, if such issuer is declared insolvent or
is placed into receivership or conservatorship by the Federal Deposit Insurance Corporation, or any successor or similar entity, if a trustee, receiver or liquidator is appointed for such issuer, if the credit rating of the long-term debt of the
issuer of the letter of credit (according to Moody’s, Standard & Poor’s or similar national rating agency reasonably identified by Landlord) is downgraded to a grade below investment grade, if the issuer enters into any
supervisory agreement with any governmental authority or fails to meet any capital requirements imposed by applicable law, Landlord may require the L/C Security to be replaced by an L/C Security issued by a different issuer, in which event Tenant
shall within five (5) days after written notice from Landlord deliver to Landlord a replacement L/C Security issued by a commercial bank or savings and loan association acceptable to Landlord in its sole discretion and that meets all other
requirements of this Article. If Tenant has actual notice, or Landlord notifies Tenant at any time, that any issuer of the L/C Security has become insolvent or placed into FDIC receivership, then Tenant shall promptly deliver to Landlord (without
the requirement of further notice from Landlord) substitute L/C Security issued by a commercial bank or savings and loan association acceptable to Landlord in its sole discretion and that meets all other requirements of this Article. As used herein
with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS,
respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). 
 (b) Landlord may draw upon the L/C
Security, and hold and apply the proceeds for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default, if: (i) a default beyond
applicable notice and cure periods exists (or would have existed with the giving of notice and passage of applicable cure periods, but only if transmittal of a default notice is stayed or barred by applicable bankruptcy or other similar law); (ii)
as of the date forty-five (45) days before any L/C Security expires Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the date that is
ninety (90) days after the then-current Lease Expiration Date; (iii) Tenant fails to pay any bank charges for Landlord’s transfer of the L/C Security when due; or (iv) the issuer of the L/C Security ceases, or announces that it
will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit any other provisions of this
Lease allowing Landlord to draw the L/C Security under specified circumstances. In the event of any such draw upon the L/C Security, Tenant shall within 10 business days thereafter provide Landlord with a replacement letter of credit, or amendment
to the existing letter of credit increasing the amount of such letter of credit, in the amount of L/C Security, and in the form required hereunder, and Tenant’s failure to do so shall be a material breach of this Lease. Landlord shall hold the
proceeds of any draw not applied as set forth above as a cash Security Deposit as further described below. 
 (c) If Landlord transfers its
interest in the Premises, then Landlord shall transfer the L/C Security to the transferee of its interest and notify Tenant of such transfer, and Tenant shall at Tenant’s expense, within fifteen (15) business days after receiving a request
from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security Deposit changes while L/C Security is in force, then
Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

  
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 (d) If and to the extent Landlord is holding the proceeds of the L/C Security in cash from time
to time, such cash shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the period commencing on the Execution Date and
ending upon the expiration or termination of Tenant’s obligations under this Lease. If Tenant defaults (beyond applicable notice and cure periods) with respect to any provision of this Lease, including any provision relating to the payment of
Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may
suffer by reason of Tenant’s default as provided in this Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease. In the event of bankruptcy or other debtor-creditor proceedings against Tenant,
any cash security then being held by Landlord shall be deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. Landlord shall deliver or credit to any purchaser or
transferee of Landlord’s interest in the Premises the funds then held hereunder by Landlord, and thereupon (and upon confirmation by the transferee of such funds, whether expressly or by written assumption of this Lease, generally) Landlord
shall be discharged from any further liability with respect to such funds. This provision shall also apply to any subsequent transfers. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the cash
security, if any, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 90 days after the expiration or earlier termination of this Lease. If and to the
extent the security held by Landlord hereunder shall be in cash, Landlord shall hold such cash in an account at a banking organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account
for the cash security, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if any, accruing on such cash security. 

21.2 The amount of the Security Deposit shall be subject to reduction as provided in this Section 21.2. The initial amount of the
Security Deposit shall be as set forth in Section 9 of the Summary. Provided that no default by Tenant under this Lease has previously occurred during the Lease Term that remained uncured after the expiration of all applicable notice and cure
periods, Tenant shall have the one-time right, at any time on or before the date that is thirty-six (36) months following the Phase I Rent Commencement Date (the
“Outside Security Reduction Date”) to reduce the L/C Security to the amount of $997,724.83 following: (A) the closing of a round of equity financing related to Tenant’s primary business so long as such equity financing,
through one or a series of related transactions, results in aggregate net proceeds to Tenant at such closing of at least $50,000,000.00 in unrestricted US funds, with all such funds received by Tenant prior to the Outside Security Reduction Date, or
(B) Tenant’s closing of one or more partnership transactions that provide immediately available net funds of at least $50,000,000.00, with all such funds received by Tenant from corporate partners prior to the Outside Security Reduction
Date, so long as such amounts are not subject to contingencies, achievement of milestones, conditions subsequent, or otherwise subject to repayment by Tenant for any reason whatsoever (e.g., refunds or ‘clawbacks,’ or debt obligations).
The closing of such financing or transactions shall be evidenced by Tenant’s delivery of updated financial statements in the form previously provided to Landlord and certified by Tenant’s chief financial officer, together with an updated
organizational chart of Tenant and such other information evidencing the closing or transaction as Landlord may reasonably request and satisfactory to Landlord in its sole discretion. The reduction of the L/C Security in accordance with the
preceding sentences shall be accomplished by the replacement or amendment of the L/C Security in a form complying with the terms of this Article 21. 

  
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	22.	INTENTIONALLY OMITTED 

  

	23.	SIGNS 

 23.1 Signage. Tenant shall not install any signage (including,
without limitation, any signs identifying Tenant’s name or advertising Tenant’s merchandise or otherwise) in or about the Premises that is visible from the exterior of the Premises or in any other part of the Project except as expressly
permitted in this Section 23.1. Landlord shall provide Tenant with a building-standard multi-tenant lobby directory listing and a multi-tenant floor directory listing identifying Tenant. Such signage shall comply with Landlord’s
then-current Building standard signage program. Subject to Landlord’s prior written approval, in its reasonable discretion, and provided all signs are in keeping with the quality, design and style of the Building and Project, and so long as the
Premises consists of at least 67,165 rentable square feet (the “Exterior Signage Threshold”), Tenant shall have the non-exclusive right to install and thereafter maintain one (1) sign
identifying Original Tenant (or any Permitted Transferee following a Permitted Transfer) on the exterior of the Building (the “Exterior Building Signage”) in a location designated by Landlord. In no event shall Tenant’s
Exterior Building Signage exceed Tenant’s Pro Rata Share of the exterior building signage permitted for tenants in the Building under the Town of Bedford zoning ordinance. Tenant shall be responsible, at its sole cost and expense, for the
design, production and lighting of, and obtaining all permits related to, the installation of Tenant’s Exterior Building Signage. Notwithstanding anything herein to the contrary, if a default is then continuing or the Exterior Signage Threshold
is no longer met, Tenant’s right to the Exterior Building Signage shall terminate, and Tenant shall remove the Exterior Building Signage and repair any damage caused by such removal, at Tenant’s sole cost, in a commercially reasonable
manner that restores the portion of the Building that was subject to the Exterior Building Signage to substantially the condition that existed prior to the installation of the Exterior Building Signage. Tenant shall be responsible for all of the
costs to fabricate, install, and maintain the Exterior Signage and to remove the Exterior Building Signage at the expiration of the Lease Term (or earlier at Landlord’s request if the Exterior Signage Threshold is no longer met) and shall
perform such work using contractors reasonably approved by Landlord. If Tenant’s Exterior Building Signage requires municipal or other governmental approval, and such approval is denied, Landlord shall not be deemed to be in default hereunder
and this Lease shall continue in full force and effect. Landlord shall have the right to remove or relocate the Exterior Building Signage on a temporary basis in connection with the maintenance and repair of the Building and upon completion thereof
shall restore the Exterior Building Signage to its original location at Landlord’s cost and expense. In addition, Tenant may install one sign identifying Tenant at the entry to the Premises on each floor of the Premises, which identification
signage shall be consistent with building standard signage as determined by Landlord. All permitted signs shall be maintained by Tenant at its expense in a first-class and safe condition and appearance. Upon the expiration or earlier termination of
this Lease, Tenant shall remove all of its signs at Tenant’s sole cost and expense. Tenant shall repair any damage to the Premises or Project, inside or outside, resulting from the erection, maintenance or removal of any signs. Tenant’s
signage shall comply with all Applicable Laws. 
 23.2 Prohibited Signage and Other Items. Any signs, notices, logos,
pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Except as expressly permitted pursuant to Section 23.1,
above, Tenant may not install any signs on the exterior or roof of the Project or the Common Areas. Any signs, displays, window coverings, window lettering, or blinds (even if the same are located behind the Landlord-approved window coverings for
the Building), or other items or Alterations visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion. Tenant shall not place or install any projections, antennae, aerials, or
similar devices inside or outside of the Building, without the prior written approval of Landlord, subject to Tenant’s rights pursuant to Section 23.1, above. 

  
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	24.	COMPLIANCE WITH LAW 

 Tenant shall not do anything or suffer anything to be done by any
Tenant Party in or about the Premises or the Project which will in any way conflict with any law, statute, ordinance or other federal, state or local governmental rule, regulation or requirement now in force or which may hereafter be enacted or
promulgated (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply with all such Applicable Laws which relate to (i) Tenant’s use of the Premises, (ii) any Alterations or Tenant
Improvements, or (iii) the Building, but as to the Building, only to the extent such obligations are triggered by Alterations or Tenant Improvements, or Tenant’s particular use of the Premises and Project as opposed to office and research
and development use, generally. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required to comply with the Applicable Laws to the extent required in this Article 24. Notwithstanding
the foregoing terms of this Article 24 to the contrary, Tenant may defer such compliance with Applicable Laws while Tenant contests, in a court of proper jurisdiction, in good faith, the applicability of such Applicable Laws to the Premises
or Tenant’s specific use or occupancy of the Premises; provided, however, Tenant may only defer such compliance if such deferral shall not (a) prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises,
(b) prohibit Landlord from obtaining or maintaining a certificate of occupancy for the Building or any portion thereof, (c) unreasonably and materially affect the safety of the employees and/or invitees of Landlord or of any tenant in the
Building (including Tenant), (d) create a significant health hazard for the employees and/or invitees of Landlord or of any tenant in the Building (including Tenant), (e) otherwise materially and adversely affect Tenant’s use of or access to
the Buildings or the Premises, or (f) impose material obligations, liability, fines, or penalties upon Landlord or any other tenant of the Building, or would materially and adversely affect the use of or access to the Building by Landlord or
other tenants or invitees of the Building. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental
measures, shall be conclusive of that fact as between Landlord and Tenant. Landlord shall comply with all Applicable Laws relating to the Common Areas of the Building, provided that compliance with such Applicable Laws is not the responsibility of
Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of
Tenant’s employees or create a significant health hazard for Tenant’s employees, or would otherwise materially and adversely affect Tenant’s use of or access to the Premises. Landlord shall be permitted to include in Operating
Expenses any costs or expenses incurred by Landlord under this Article 24 to the extent not prohibited by the terms of Section 4.2.7, above. 
  

	25.	LATE CHARGES 

 If any installment of Rent or any other sum due from Tenant shall not be
received by Landlord or Landlord’s designee within five (5) business days after the date due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any reasonable attorneys’ fees
incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. Notwithstanding the foregoing, Landlord shall not charge Tenant a late charge for the first
(1st) late payment in any twelve (12) month period unless Tenant fails to timely pay such amount within five (5) business days following notice from Landlord that such amount is past
due. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting

  
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Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid when due shall bear interest from the date
when due until paid at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published on the first Tuesday of each calendar
month (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus nine (9) percentage points, and (ii) the highest rate permitted by Applicable Law. 

 

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

 26.1 Landlord’s
Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly
provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease,
Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to
Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the
provisions of Section 26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord
in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all reasonable legal fees and other amounts so expended.
Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 
  

	27.	ENTRY BY LANDLORD 

 Landlord reserves the right at all reasonable times and upon not less
than one (1) day’s prior notice to Tenant which may be given by telephone or electronic mail (except in the case of an emergency or with respect to regularly scheduled services) to enter the Premises to (i) inspect them;
(ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices
of nonresponsibility (to the extent applicable pursuant to then Applicable Law); or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the Building or the Building’s
systems and equipment. Provided that Landlord employs commercially reasonable efforts to minimize interference with the conduct of Tenant’s business in connection with entries into the Premises, Landlord may make any such entries without
creating a default by Landlord and shall take such reasonable steps as required to accomplish the stated purposes. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the
Premises. Landlord also shall have the right at any time, without the same constituting an actual or constructive eviction and without incurring any liability to Tenant therefor, to change the arrangement or location of entrances or passageways,
doors and doorways, and corridors, elevators, stairs, toilets, or other public parts of the Building and to change the name, address, number or designation by which the Premises is commonly known, provided any such change does not
(A) unreasonably reduce, interfere with or deprive Tenant of access to the Premises, or (B) reduce the rentable area (except by a de minimis amount) of the Premises. Any entry into the Premises by

  
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Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any
portion of the Premises and the Base Rent (and any other item of Rent) shall under no circumstances abate while said repairs, alterations, improvements, additions or restorations are being made, by reason of loss or interruption of business of
Tenant, or otherwise. If Tenant shall not be present when for any reason entry into the Premises shall be necessary or permissible, Landlord or Landlord’s agents, representatives, contractors or employees may enter the same without rendering
Landlord or such agents liable therefor if during such entry Landlord or Landlord’s agents shall accord reasonable care under the circumstances to Tenant’s Property, and without in any manner affecting this Lease. Tenant shall, at all
times during the Term, be responsible for ensuring that Landlord has any and all keys, cards, codes or other means necessary to access the Premises. Except in case of emergency or in connection with regularly-scheduled services, Tenant shall have
the option, upon receipt of Landlord’s notice of its intention to enter the Premises, to provide for an employee of Tenant to accompany Landlord’s agent or agents during such entry to the Premises. 

 

	28.	TENANT PARKING 

 During the Term, Tenant shall have the right to park the number of
standard size automobiles and small utility vehicles set forth in Section 10 of the Summary in the parking facilities that serve the Project. Notwithstanding the foregoing, the number of parking spaces specified in Section 10 of the
Summary shall be reduced by (a) the number of parking spaces at the Project that are not available for parking passenger cars on account of the installation or use of Exterior Equipment and/or Special Systems (but only to the extent Landlord
has not accepted responsibility for such Special Systems pursuant to Section 29.33), and shall be further reduced by (b) a number which is the number of parking spaces at the Project that are not available for parking passenger cars on
account of the installation or use of Special Systems for which Landlord has accepted responsibility pursuant to Section 29.33, multiplied by Tenant’s Share. All such parking shall be on a first-come, first-serve basis in common with
others entitled to use the same. Tenant’s continued right to exercise its parking rights hereunder is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the
parking facilities (including any sticker or other identification system established by Landlord and the prohibition of vehicle repair and maintenance activities in the parking facilities), and Tenant shall cooperate in seeing that any Tenant
Parties and Tenant visitors also comply with such rules and regulations. Tenant’s use of the parking facilities for the Project shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability
whatsoever for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’
and/or visitors’ use of the parking facilities. Tenant’s rights under this Article 28 shall not be assigned or sublicensed except in connection with an assignment or sublease permitted under Article 14. 

 

	29.	MISCELLANEOUS PROVISIONS 

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

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

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

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

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord and Tenant shall attorn to such
transferee. 
 29.6 Prohibition Against Recording. Landlord and Tenant agree not to record this Lease.
Notwithstanding the preceding sentence to the contrary, at the request of either Landlord or Tenant, the parties shall execute a document in recordable form containing only such information as is necessary to constitute a Notice of Lease under
Massachusetts law. All costs of preparation and recording such notice shall be borne by the party requesting the execution of such Notice of Lease. At the expiration or earlier termination of this Lease, Tenant shall provide Landlord with an
executed termination of the Notice of Lease in recordable form, which obligation shall survive such expiration or earlier termination. 

29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8 Relationship of
Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

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

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

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

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not expressly set forth herein. 
 29.13 Landlord Exculpation.
The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter
relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the interest of Landlord in the Project. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and
Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the benefit of
Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall
any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease.
Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for consequential or indirect damages, including without limitation injury or damage to, or interference with,
Tenant’s business, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 

29.14 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting
this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any,
between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be
modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 REIT. Tenant acknowledges that the
Company, an affiliate of Landlord, elects to be taxed as a real estate investment trust (a “REIT”) under the Code. Tenant hereby agrees to modifications of this Lease required to retain or clarify the Company’s status as a
REIT, provided such modifications: (a) are reasonable, (b) do not adversely affect in a material manner Tenant’s use of the Premises as herein permitted, and (c) do not increase the Base Rent, Additional Rent and other sums to be
paid by Tenant or Tenant’s other obligations pursuant to this Lease, or reduce any rights of Tenant under this Lease, then Landlord may submit to Tenant an amendment to this Lease incorporating such required modifications, and Tenant shall
execute, acknowledge and deliver such amendment to Landlord within ten (10) days after Tenant’s receipt thereof. 
 29.16
Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project.
Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 

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

29.18 Notices. All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested
(“Mail”), (B) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in
Section 11 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, and to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time designate in
a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the overnight courier delivery is made, or (iii) the date personal delivery is made. As of the date of
this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses: 
 Bedford
Patriots Park, LLC 
 c/o Longfellow Real Estate Partners 

260 Franklin Street, Suite 1920 

Boston, MA 02110 
 Attention:
Asset Management 
 and 
 DLA
Piper LLP (US) 
 33 Arch Street 

Boston, MA 02110 
 Attention:
Geoff Howell, Esq. 
 29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under
this Lease shall be joint and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, Tenant hereby
represents and warrants that Tenant (a) is a duly formed and existing entity qualified to do business in the State of Delaware and is qualified as a foreign entity authorized to do business in The Commonwealth of Massachusetts and (b) has
full right and authority to execute and deliver this Lease, and (c) each person signing on behalf of Tenant is authorized to do so. 

  
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 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should
bring suit for the possession of the Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable
attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party. 
 29.22 Governing Law; WAIVER OF
TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the laws of The Commonwealth of Massachusetts. Landlord and Tenant waive trial by jury in any action to which they are parties, and further agree that any action
arising out of this Lease (except an action for possession by Landlord, which may be brought in whatever manner or place provided by law) shall be brought in the Trial Court, Superior Court Department, in the county where the Premises are located.

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

29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 13 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent
who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and
expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers,
occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier termination of the Lease Term. Landlord shall pay a commission to the Brokers pursuant to a separate written
agreement between Landlord and the Brokers. 
 29.25 Project or Building Name, Address and Signage. Landlord shall have the
right at any time to change the name and/or address of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion,
desire. Tenant shall not use the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in
the Premises, without the prior written consent of Landlord. 
 29.26 Counterparts. This Lease may be executed in counterparts
with the same effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. Delivery by fax or by electronic mail file attachment of any executed counterpart to
this Lease will be deemed the equivalent of the delivery of the original executed instrument. 
 29.27 Confidentiality. Tenant
acknowledges that the content of this Lease, any information regarding the Building or Project received from Landlord, and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and
shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal, and space planning consultants on a ‘need to know’ basis, provided that such other parties are made aware of Tenant’s
obligations under this Section 29.27 and Tenant shall be responsible for any disclosure by such parties in violation of this paragraph. 

  
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 29.28 Development of the Project.

29.28.1 Subdivision. Landlord reserves the right to subdivide all or a portion of the Building or Project. Tenant agrees to
execute and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from a subdivision and any all maps in connection therewith. Notwithstanding
anything to the contrary set forth in this Lease, the separate ownership of any buildings and/or Common Areas by an entity other than Landlord shall not affect the calculation of Direct Expenses or Tenant’s payment of Tenant’s Share of
Direct Expenses. 
 29.28.2 Construction of Property and Other Improvements. Tenant acknowledges that portions of the Project
may be under construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully constructed project. Tenant
hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such construction. Landlord shall use commercially reasonable efforts to mitigate the impact of such noise, dust, obstruction, etc. and such
construction shall not unreasonably interfere with Tenant’s use of and access to the Premises. 
 29.29 No Violation.
Tenant hereby warrants and represents that neither its execution of nor performance under this Lease shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall
protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this
warranty and representation. 
 29.30 Communications and Computer Lines. Tenant may install, maintain, replace, remove or use
any communications or computer wires and cables serving the Premises (collectively, the “Lines”), provided that Tenant shall obtain Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned
or delayed), use an experienced and qualified contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease. Tenant shall pay all costs in connection therewith. Landlord
reserves the right, upon notice to Tenant prior to the expiration or earlier termination of this Lease, to require that Tenant, at Tenant’s sole cost and expense, remove any Lines located in or serving the Premises prior to the expiration or
earlier termination of this Lease. 
 29.31 Intentionally Omitted. 

29.32 Rooftop and Outdoor Rights.

29.32.1 Grant of Rights. For so long as the Premises consists of at least 67,165 rentable square feet, Landlord grants Tenant
the appurtenant, exclusive, and irrevocable (except upon the expiration or earlier termination of this Lease, or as otherwise provided in this Section 29.32) license at no additional charge (other than to the extent included in Operating
Expenses), but otherwise subject to the terms and conditions of this Lease, to: (a) use a portion of the roof of the Building reasonably agreed to by Landlord (the “Rooftop Installation Area”) to operate, maintain, repair, and
replace reasonable amounts of telecommunications and mechanical equipment for Tenant’s own use, such as supplemental HVAC equipment, satellite dishes, microwave dishes, antennas and the like (collectively, “Rooftop Equipment”),
appurtenant to the Permitted Uses and installed as part of Tenant Improvements or otherwise as permitted pursuant to Article 8; (b) use that portion of the land outside the Building marked on Exhibit 29.32.1 as “N Tank” (the
“Nitrogen Tank Area”) to operate, maintain, repair, and replace a liquid nitrogen tank and related appurtenances (collectively, the “Nitrogen Tank”) 

  
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of a size reasonably approved by Landlord for Tenant’s own use, appurtenant to the Permitted Uses and installed as part of Tenant Improvements or otherwise as permitted pursuant to Article
8; and (c) use that portion of the land outside the Building marked on Exhibit 29.32.1 as “Gen.” (the “Generator Area”) to operate, maintain, repair, and replace an emergency electric generator (the
“Generator”) of a size reasonably approved by Landlord for Tenant’s own use, appurtenant to the Permitted Uses and installed as part of Tenant Improvements or otherwise as permitted pursuant to Article 8. Together, the Rooftop
Equipment, the Nitrogen Tank, and the Generator Area are referred to herein as “Exterior Equipment.” Together, the Rooftop Installation Area, the Nitrogen Tank Area, and the Generator Area are referred to herein as the
“Exterior Areas.” 
 29.32.2 Installation and Maintenance of Rooftop Equipment, Nitrogen Tank, and Generator.
Tenant shall install Exterior Equipment, if any, at its sole cost and expense, at such times and in such manner as Landlord may reasonably designate and in accordance with all of the provisions of this Lease, including without limitation Article
8. Under no circumstance shall installation, modification, or removal of Exterior Equipment (including appurtenances such as fencing or barriers) be considered Minor Alterations. Tenant shall not install or operate Exterior Equipment until it
receives prior written approval of the plans for such work in accordance with Article 8. Prior to either Landlord or Tenant commencing the installation of Exterior Equipment, Tenant shall provide Landlord with copies of all required permits,
licenses and authorizations that Tenant will obtain at its own expense and that Tenant will maintain at all times during the operation of such Exterior Equipment. Landlord may withhold approval if the installation or operation of any Exterior
Equipment reasonably would be expected to damage the structural integrity of the Building. Tenant shall maintain any Exterior Equipment in compliance with all Applicable Laws, including any municipal noise ordinance. Tenant shall cooperate with
Landlord as reasonably required to accommodate any building or grounds work (including re-roofing of the Building) during the Lease Term and Tenant shall be responsible for any costs associated with working
around, moving or temporarily relocating Tenant’s Exterior Equipment. Tenant’s access to the rooftop for the purposes of exercising its rights and obligations under this Section 29.32 shall be limited to normal building hours
by prior appointment with the property manager, except in the case of emergencies threatening life or personal property. Tenant shall engage Landlord’s roofer (provided the charges of Landlord’s roofer are competitive in the marketplace)
before beginning any rooftop installations or repairs of Rooftop Equipment, whether under this Section 29.32 or otherwise, and shall always comply with the roof warranty governing the protection of the roof and modifications to the roof.
Tenant shall obtain a letter from Landlord’s roofer following completion of such work stating that the roof warranty remains in effect. Tenant, at its sole cost and expense, shall cause a qualified contractor to inspect the Rooftop Installation
Area as frequently as consistent with applicable laws and best practices observed by other users of equipment of similar size, function, and manner of installation as the Rooftop Equipment, but in no event less frequently than once per calendar
month; shall correct any loose bolts, fittings or other appurtenances; and shall repair any damage to the roof caused by the installation or operation of Rooftop Equipment. Tenant, at its sole cost and expense, shall cause a qualified contractor to
inspect each of the Nitrogen Tank Area and the Generator Area as frequently as consistent with applicable laws and best practices observed by other users of equipment of similar size, function, and manner of installation as the applicable element of
Exterior Equipment, but in no event less frequently than once per calendar month; shall correct any loose bolts, fittings or other appurtenances related to the applicable Exterior Equipment and shall repair any damage to the areas surrounding the
Nitrogen Tank Area and/or the Generator Area caused by the installation or operation of the Exterior Equipment or its appurtenances. Tenant shall pay Landlord following a written request therefor, with the next payment of Rent, (i) all
applicable taxes or governmental charges, fees, or impositions imposed on Landlord because of Tenant’s use of the Exterior Areas and (ii) the amount of any increase in Landlord’s insurance premiums as a result of the installation of
any Exterior Equipment. All Rooftop Equipment shall be screened or otherwise designed so that it is not visible from the ground level of the Project. The Nitrogen Tank and Generator shall be fenced in or otherwise protected in accordance with best
practices observed by other users of similarly-sized equipment with similar functions in the Lexington and Bedford, Massachusetts area. 

  
 -56- 

 29.32.3 Indemnification. Tenant agrees that the installation, operation and removal
of Exterior Equipment shall be at its sole risk. Tenant shall indemnify and defend Landlord and the other Indemnitees against any liability, claim or cost, including reasonable attorneys’ fees, incurred in connection with the loss of life,
personal injury, damage to property or business or any other loss or injury (except to the extent due to the negligent act or omission or willful misconduct of Landlord or its employees, agents or contractors) arising out of the installation, use,
operation, or removal of Exterior Equipment by Tenant or its employees, agents, or contractors, including any liability arising out of Tenant’s violation of this Section 29.32. Landlord assumes no responsibility for interference in
the operation of Exterior Equipment caused by other tenants’ equipment, or for interference in the operation of other tenants’ equipment caused by the Exterior Equipment, and Tenant hereby waives any claims against Landlord arising from
such interference. The provisions of this paragraph shall survive the expiration or earlier termination of this Lease. 
 29.32.4
Removal of Exterior Equipment. Upon the expiration or earlier termination of the Lease, Tenant, unless and to the extent otherwise instructed by Landlord in writing, at Tenant’s sole cost and expense, shall remove Exterior
Equipment from the Exterior Areas in accordance with the provisions of this Lease; and (ii) leave each of the Exterior Areas in good order and repair (including returning the Exterior Areas to parking use, if applicable), reasonable wear and
tear and damage by casualty that is not the responsibility of Tenant to restore excepted. If Tenant does not remove Exterior Equipment and restore the Exterior Areas when so required, Landlord may remove and dispose of such appurtenances and
personal property and charge Tenant for all costs and expenses incurred. 
 29.32.5 Interference by Rooftop Equipment.
Landlord may have granted and may hereafter grant roof rights to other parties in other locations on the roof the Building that are not included within the Rooftop Installation Area, and Landlord shall use commercially reasonable efforts to cause
such other parties to minimize interference with Rooftop Equipment. If Rooftop Equipment (i) causes physical damage to the structural integrity of the Building, (ii) materially interferes with any telecommunications, mechanical or other
systems located at or servicing (as of the Commencement Date) the Building or any building, premises or location in the vicinity of the Building, (iii) interferes with any other service provided to other tenants in the Building by rooftop
installations installed prior to the installation of Rooftop Equipment or (iv) interferes with any other tenants’ business, in each case in excess of that permissible under F.C.C. or other regulations (to the extent that such regulations
apply and do not require such tenants or those providing such services to correct such interference or damage), Tenant shall within five (5) business days of notice of a claim of interference or damage cooperate with Landlord or any other
tenant or third party making such claim to determine the source of the damage or interference and effect a prompt solution at Tenant’s expense (if Rooftop Equipment caused such interference or damage). In the event Tenant disputes
Landlord’s allegation that Rooftop Equipment is causing a problem with the Building (including, but not limited to, the electrical, HVAC, and mechanical systems of the Building) and/or any other Building tenants’ equipment in the Building,
in writing delivered within five (5) business days of receiving Landlord’s notice claiming such interference, then Landlord and Tenant shall meet to discuss a solution, and if within seven (7) days of their initial meeting Landlord
and Tenant are unable to resolve the dispute, then the matter shall be submitted to arbitration in accordance with the provisions set forth below. The parties shall direct the Boston office of the AAA to appoint an arbitrator who shall have a
minimum of ten (10) years’ experience in commercial real estate disputes and who shall not be affiliated with either Landlord or Tenant. Both Landlord and Tenant shall have the opportunity to present evidence and outside

  
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consultants to the arbitrator. The arbitration shall be conducted in accordance with the expedited commercial real estate arbitration rules of the AAA insofar as such rules are not inconsistent
with the provisions of this Lease (in which case the provisions of this Lease shall govern). The cost of the arbitration (exclusive of each party’s witness and attorneys’ fees, which shall be paid by such party) shall be borne equally by
the parties. Within ten (10) days of appointment, the arbitrator shall determine whether or not Rooftop Equipment is causing a problem with the Building and/or the equipment of any other Building tenant, and the appropriate resolution, if any.
The arbitrator’s decision shall be final and binding on the parties. If Tenant shall fail to cooperate with Landlord in resolving any such interference or if Tenant shall fail to implement the arbitrator’s decision within ten
(10) days after it is issued, Landlord may at any time thereafter (i) declare a default and/or (ii) relocate the item(s) of Rooftop Equipment in dispute in a manner consistent with the arbitral decision. 

29.32.6 Relocation of Exterior Equipment. Based on Landlord’s good faith determination that such relocation is reasonably
necessary, Landlord reserves the right to cause Tenant to relocate Exterior Equipment to comparably functional space by giving Tenant prior notice of such intention to relocate. If within thirty (30) days after receipt of such notice Tenant has
not agreed with Landlord on the space to which such Exterior Equipment is to be relocated, the timing of such relocation, and the terms of such relocation, then Landlord shall have the right to make all such determinations in its reasonable
judgment. Landlord agrees to pay the reasonable cost of moving Exterior Equipment to such other space, taking such other steps necessary to ensure comparable functionality of the applicable Exterior Equipment, and finishing such space to a condition
comparable to the location of such Exterior Equipment immediately preceding such relocation. Such payment by Landlord shall not constitute an Operating Expense under this Lease. Tenant shall arrange for the relocation of the applicable Exterior
Equipment within sixty (60) days after a comparable space is agreed upon or selected by Landlord, as the case may be. In the event Tenant fails to arrange for said relocation within the sixty- (60-) day
period, Landlord shall have the right to arrange for the relocation of such Exterior Equipment at Landlord’s expense, all of which shall be performed in a manner designed to minimize interference with Tenant’s business. 

29.32.7 Ownership of Exterior Equipment. During the Term of the Lease, the Exterior Equipment shall be treated as Tenant’s
personal property for all purposes. Upon the expiration or earlier termination of the Lease, the Exterior Equipment shall, unless otherwise elected by Landlord in writing, become the property of Landlord. If Landlord elects to have Tenant remove all
or any portion of the Exterior Equipment from the Property, Tenant, at Tenant’s sole cost and expense, shall (i) remove the Exterior Equipment from the applicable Exterior Area in accordance with the provisions of this Lease and
(ii) leave the applicable Exterior Area in good order and repair, reasonable wear and tear excepted. If Landlord elects to have Tenant remove an element of Exterior Equipment, then Landlord may, at Tenant’s expense, require environmental
testing by a consultant and with a scope of work reasonably acceptable to Landlord to determine if there has been a release of oil or hazardous substances with respect to the use by Tenant of the Exterior Equipment or the storage of any materials in
connection therewith by Tenant. If the environmental report determines that an Environmental Condition (as hereinafter defined) exists in the vicinity of the Exterior Area involving oil or hazardous substances of the type used in connection
therewith, and Tenant does not reasonably demonstrate that the Environmental Condition was caused by a party other than Tenant, its agents, employees or contractors, then Tenant shall further investigate and remediate the affected area and be
responsible for complying with all applicable environmental laws in connection therewith. If Landlord determines that additional environmental testing is necessary to verify that the Environmental Condition has been fully remediated, then Tenant
shall reimburse Landlord for the cost associated therewith. If Tenant does not remove any item of Exterior Equipment when so required, upon notice and ten (10) days to cure, such Exterior Equipment shall become Landlord’s property and, at
Landlord’s election, Landlord may 

  
 -58- 

 
remove and dispose of the applicable Exterior Equipment and charge Tenant for all costs and expenses incurred as Additional Rent. An “Environmental Condition” shall mean
the presence of any oil or hazardous substances that require investigation, removal, or remediation under any of applicable environmental laws. The provisions of this paragraph shall survive the expiration or earlier termination of the Lease. 

29.33 Shared Special Systems. In connection with Tenant’s Initial Improvements, Tenant may, but shall not be required to,
install any of the following systems serving the Premises, subject to the provisions of the Work Letter and Article 8 of this Lease: pH neutralization system, emergency generator, central vacuum, compressed air, and RO water system (each, a
“Special System”). At such time as Tenant requests Landlord approval for Tenant’s Initial Improvements indicating that Tenant intends to install a Special System, Landlord shall have the right, if Landlord approves of the plans
and specifications for such Special System in accordance with the terms of this Lease, to treat such Special System as a common system serving other tenants of the Building in addition to Tenant by notice given to Tenant contemporaneously with the
approval of such plans. In the event that Landlord elects to treat any such Special System as a common system, (a) the procurement, design, and construction contracts for any such Special System shall be subject to Landlord approval;
(b) Landlord shall obtain the general operating permits (as distinguished from building permits, certificates of occupancy, and other installation permits applicable to Alterations), if any, required for the installation and use of the
applicable Special System by tenants at the Building generally in Landlord’s own name, and Tenant shall be responsible for obtaining (with the cooperation of Landlord, but without any obligation for Landlord to incur out-of-pocket expenses) any amendments to such permit that may be required from time to time for Tenant’s particular use; and (c) Landlord shall reimburse Tenant for
Landlord’s proportionate share of the actual out of pocket costs incurred by Tenant to design and install such Special System, calculated based on the rentable square footage of the Premises and the rentable square footage of the Building
exclusive of the Premises to be served by such system, as determined by Landlord. Such reimbursements shall be made as work on such Special System progresses, in each case in accordance with the disbursement procedures set forth in the Work Letter
with respect to the Tenant Improvement Allowance (as if the amount to be contributed by Landlord were Tenant Improvement Allowance) and a budget approved by Landlord. The work to design and construct the Special System shall be documented by a
change order (prepared on a time and materials, not-to-exceed basis) to Tenant’s design and construction contracts so that it is separately accounted for from all
other Initial Tenant Improvements. Landlord shall have the right to review the books and records for the construction of the Tenant’s Initial Improvements to confirm that any such costs were properly allocated and such work shall be performed
on an “open book” basis. Upon such time, if any, as Landlord connects another tenant to a Special System, Landlord shall assume responsibility for the operation and maintenance of such Special System, Tenant shall assign all warranties to
the Special System to Landlord, and the portion of the Premises containing the Special System shall be eliminated from the Premises, without affecting any other terms or conditions of the Lease, which change shall be documented in an amendment to
this Lease prepared by Landlord. 
 29.33.1 Upon Landlord’s assumption of responsibility, if any, for any Special System, the following
provisions shall apply: 
 (1) Tenant’s use of such Special System(s) shall be at Tenant’s sole risk to the extent permitted
pursuant to Applicable Laws (Landlord making no representation or warranty regarding the sufficiency of such Special System(s)for Tenant’s use, Tenant acknowledging that it shall have designed and constructed the same); 

  
 -59- 

 (2) Tenant’s use of such Special System(s) shall be undertaken by Tenant in compliance with
all Applicable Laws, including Environmental Laws, and Tenant shall obtain (in cooperation with Landlord, but without any obligation on the part of Landlord to incur
out-of-pocket costs), any and all permits required in connection with such use; 

(3) Tenant acknowledges that Landlord may discontinue one or more of such Special System(s) at Landlord’s election by prior written notice
given to Tenant at least 30 days in advance. If Landlord elects to discontinue any such service, then Landlord shall provide Tenant with a location mutually agreeable to Landlord and Tenant for Tenant to install its an alternate system for
Tenant’s exclusive use on the terms and conditions set forth in Article 8 of this Lease; 
 (4) The costs to operate and maintain
such Special System(s) shall be included in Operating Expenses. Tenant use of such Special System(s) shall not exceed Tenant’s Share of the capacity available to tenants of any such Special System; 

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

(6) Tenant acknowledges and agrees that there are no warranties of any kind, whether express or implied, made by Landlord or otherwise with
respect to such Special System(s) or any services (if any) provided in such Special System(s), and Tenant disclaims any and all such warranties. 

(7) Tenant’s sole remedy for any breach or default by Landlord under this Section 29.33 beyond applicable notice and cure
periods shall be to terminate its use of the Special System in question, and Tenant hereby, to the maximum extent possible, knowingly waives the provisions of any law or regulation, now or hereafter in effect that provides additional or other
remedies to Tenant as a result of any breach by Landlord hereunder or under any such law or regulation. 
 29.34 Trash
Compactor. In connection with Tenant’s Initial Improvements, Tenant may, but shall not be required to, install a trash compactor (the “Trash Compactor”) in a location determined by Landlord, subject to the provisions of
the Work Letter and Article 8 of this Lease. Tenant shall install the Trash Compactor, if any, at its sole cost and expense, at such times and in such manner as Landlord may reasonably designate and in accordance with all of the provisions of this
Lease, including without limitation Article 8. Tenant shall not install or operate the Trash Compactor until it receives prior written approval of the plans for such work in accordance with the provisions applicable to Initial Tenant
Improvements. Prior to commencing the installation of the Trash Compactor, Tenant shall provide Landlord with copies of all required permits, licenses and authorizations, which Tenant shall have obtained at its own expense. The procurement, design,
and construction contracts for any such Trash Compactor shall be subject to Landlord approval, and Landlord shall reimburse Tenant for Landlord’s proportionate share of the actual out of pocket costs incurred by Tenant to design and install
such Trash Compactor, calculated based on the rentable square footage of the Premises and the rentable square footage of the Building exclusive of the Premises to be served by the Trash Compactor, as determined by Landlord. Such reimbursements shall
be made following installation of the Trash Compactor, in accordance with the disbursement procedures set forth in the Work Letter with respect to the Tenant Improvement Allowance (as if the amount to be contributed by Landlord were Tenant
Improvement Allowance) and a budget approved by Landlord. The work to obtain and install the Trash Compactor shall be documented by a change order (prepared on a time and materials,
not-to-exceed basis) to Tenant’s design and construction contracts so that it is separately accounted for from all other Initial Tenant Improvements. Landlord shall
have the right to review the books and records for the 

  
 -60- 

 
construction of the Tenant’s Initial Improvements to confirm that any such costs were properly allocated and such work shall be performed on an “open book” basis. Upon the
completion of the installation of the Trash Compactor, Landlord shall assume responsibility for the operation and maintenance of the Trash Compactor and Tenant shall assign all warranties to the Trash Compactor to Landlord. 

29.34.1 Upon Landlord’s assumption of responsibility for any Trash Compactor, the following provisions shall apply: 

(1) Tenant’s use of such Trash Compactor shall be at Tenant’s sole risk to the extent permitted pursuant to Applicable Laws (Landlord
making no representation or warranty regarding the sufficiency of such Trash Compactor for Tenant’s use, Tenant acknowledging that it shall have procured and installed the same); 

(2) Tenant’s use of such Trash Compactor shall be undertaken by Tenant in compliance with all Applicable Laws, including Environmental
Laws, and Tenant shall obtain any and all permits required in connection with such use; 
 (3) Tenant acknowledges that Landlord may
discontinue the availability of the Trash Compactor at Landlord’s election by prior written notice given to Tenant at least 30 days in advance. If Landlord elects to discontinue any such service, then Landlord shall provide Tenant with a
location mutually agreeable to Landlord and Tenant for Tenant to install its an alternate system for Tenant’s exclusive use on the terms and conditions set forth in Article 8 of this Lease; 

(4) The costs to operate and maintain the Trash Compactor shall be included in Operating Expenses. Tenant use of such Trash Compactor shall not
exceed Tenant’s Share of the capacity available to tenants of any such Trash Compactor; 
 (5) The use of such Trash Compactor shall be
subject to the Rules and Regulations. 
 (6) Tenant acknowledges and agrees that there are no warranties of any kind, whether express or
implied, made by Landlord or otherwise with respect to such Trash Compactor, and Tenant disclaims any and all such warranties. 
 29.35
Tenant’s sole remedy for any breach or default by Landlord under this Section 29.34 beyond applicable notice and cure periods shall be to terminate its use of the Trash Compactor, and Tenant hereby, to the maximum extent possible,
knowingly waives the provisions of any law or regulation, now or hereafter in effect that provides additional or other remedies to Tenant as a result of any breach by Landlord hereunder or under any such law or regulation. 

[SIGNATURES ON FOLLOWING PAGE] 

  
 -61- 

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

									
	 LANDLORD:
  

BEDFORD PATRIOTS PARK, LLC,
 a Delaware limited liability
company
	 		 	 TENANT:
  

HOMOLOGY MEDICINES , INC.,
 a
                     corporation

					
	By:	 	/s/ Jamison N. Peschel	 		 	By:	 	/s/ Arthur Tzianabos
	Name: Jamison N. Peschel	 		 	Name: Arthur Tzianabos
	Its: Authorized Signatory	 		 	Its: CEO
					
		 		 		 	By:	 	/s/ Brad Smith
		 		 	Name: Brad Smith
		 		 	Its: CFO

  
 -62- 

 EXHIBIT 1.1.1-1 

PREMISES 
  

 
 EXHIBIT 1.1.1-1 

  
 -1- 

 EXHIBIT 1.1.1-2 

TENANT WORK LETTER 

This Tenant Work Letter sets forth the terms and conditions relating to the construction of the initial tenant improvements in the Premises
(“Initial Tenant Improvements”). This Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction of the Initial Tenant Improvements, in sequence, as such issues will arise during the
actual construction of such improvements. All references in this Tenant Work Letter to Articles or Sections of “this Lease” shall mean the relevant portion of the Lease to which this Tenant Work Letter is attached as Exhibit 1.1.1-2 and of which this Tenant Work Letter forms a part, and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portion of this Tenant Work
Letter. 
 1. (a) Landlord, at Landlord’s expense (not to exceed $6,716.50), shall provide the services of Landlord’s architect to
create an initial fit plan for the Premises (the “Fit Plan”). Tenant shall cause to be prepared by R.E. Dinneen, or another architect approved by Landlord in Landlord’s reasonable discretion, at Tenant’s sole cost and
expense (“Tenant’s Architect”), and Tenant shall submit to Landlord, for Landlord’s review and approval, detailed plans, working drawings and detailed specifications of the Tenant Improvements (including, if Tenant so
desires and Landlord determines that such installation is feasible, the installation of an additional exhaust shaft near the “back stairway” of the Building in a location designated by Landlord or in another location acceptable to
Landlord, which if so constructed, shall be deemed a part of the Premises for all purposes under the Lease) (“Tenant’s Plans”), which Tenant’s Plans shall be (i) substantially in conformance with the Fit Plan,
(ii) in proper form for submission by Tenant in connection with Tenant’s pursuit of Tenant’s Permits (as defined herein) as set forth below and (iii) in compliance with all applicable provisions of this Lease. The submission of
Tenant’s Plans to Landlord in accordance with the previous sentence shall occur at a mutually agreed-upon time, but in no event later than 90 days following the Effective Date. Landlord’s approval of Tenant’s Plans
(“Landlord’s Approval”) shall not be deemed to be an agreement by Landlord that Tenant’s Plans or the work described therein are in compliance with any Applicable Laws, nor shall such approval impose any liability on
Landlord. Within fifteen (15) days of its receipt of Tenant’s Plans in the form and manner provided for herein, Landlord will respond to Tenant with either Landlord’s Approval or with a statement of any deficiencies in Tenant’s
Plans. Tenant shall retain (a) Landlord’s mechanical, plumbing and electrical engineer for the Building, (b) DPS Engineering, or (c) another engineer approved by Landlord in Landlord’s sole discretion. Tenant shall reimburse
Landlord for actual costs incurred by Landlord in connection with its review of Tenant’s Plans which amount shall not exceed $5,000.00. Under no circumstances shall Tenant begin construction of any portion of the Tenant Improvements until
Tenant’s Plans have been approved by Landlord and Tenant’s Permits (as defined herein) are in effect. 
 (b) Within ten
(10) days following Landlord’s Approval, Tenant shall apply for, and thereafter use reasonable efforts to obtain, all necessary governmental permits and approvals for the Tenant Improvements and all other governmental permits and approvals
as shall be necessary in order for Tenant to promptly open and operate the Premises for the Permitted Use as required herein (collectively, “Tenant’s Permits”). No plans and/or specifications shall be filed or submitted to any
governmental authority in connection with Tenant’s Permits without Tenant’s first having obtained Landlord’s approval of the same. Landlord agrees to cooperate with and provide reasonable assistance to Tenant in connection with
Tenant’s pursuit of Tenant’s Permits, provided that Landlord shall have no obligation to incur any out-of-pocket cost or expense in connection therewith.
Tenant shall keep Landlord reasonably apprised of the progress of Tenant’s Permits, including without limitation Tenant’s promptly providing Landlord with copies of all applications, submissions and correspondence given or received in
connection with Tenant’s Permits. Upon the issuance of any Tenant’s Permits and the expiration of any applicable appeal period(s) applicable thereto without any appeal having been filed (the “Permits Date”), Tenant
shall immediately notify Landlord thereof, which notice shall include copies of Tenant’s Permits. 

  
 EXHIBIT 1.1.1-2 
 -1- 

 2. (a) Tenant shall, at its expense, in accordance with the terms and conditions of this
Exhibit 1.1.1-2, be responsible for the construction of all improvements and alterations necessary to prepare the Premises to conform with Tenant’s Plans (all such construction and related work,
the “Tenant Improvements”). Tenant shall commence the Tenant Improvements promptly following the Permits Date and thereafter promptly prosecute the same to completion and in accordance with a schedule that shall have been submitted
to and approved by Landlord in its reasonable discretion prior to the commencement of the Tenant Improvements, but in any event Tenant shall achieve Substantial Completion of the Tenant Improvements no later than the day that is twelve
(12) months following the Permits Date. The term “Substantial Completion” shall mean when Tenant has obtained a final certificate of occupancy with respect to the Premises and Tenant Improvements in accordance with the terms
and conditions of this Exhibit 1.1.1-2 and with the provisions of Article 8 of the Lease. Landlord shall have the right to attend all design and construction project meetings for the Tenant
Improvements and Tenant shall provide Landlord with at least two (2) business days’ prior written notice of the date, time and location of such meetings. 

(b) Tenant shall select a contractor (the “Contractor”), subject to the approval of Landlord, which approval will not be
unreasonably withheld and shall be granted or denied within fifteen (15) calendar days of request for such approval. With its request for approval of the Contractor, Tenant shall furnish to Landlord such information concerning the proposed
Contractor’s background and experience as Landlord may reasonably require. 
 3. (a) Prior to the commencement of the Tenant
Improvements, Tenant shall pay for and deliver to Landlord policies and certificates of insurance in amounts and with such companies as shall be reasonably satisfactory to Landlord, such as, but not limited to Public Liability, Property Damage and
Workmen’s Compensation, to protect Landlord and Tenant during the period of performing Tenant Improvements. Landlord and the Contractor shall be named as insured parties in such policies or certificates of insurance and the same shall remain in
effect during the period of the performance of the Tenant Improvements. 
 (b) All of the Tenant Improvements shall be in accordance with
all Applicable Laws, and all rules and regulations of any governmental department or bureau having jurisdiction thereover and shall not conflict with, or be incompatible with the Building and Building systems, and the Tenant Improvements shall be
completed free of all liens and encumbrances. 
 (c) Upon Substantial Completion of the Tenant Improvements, Tenant will remove all debris
and excess materials related to the Tenant Improvements from the Building and the Premises. 
 (d) Without limiting the applicability of
Article 8 of this Lease, the labor employed by Tenant or the Contractor shall always be harmonious and compatible with the labor employed by Landlord or any contractors or sub-contractors of Landlord.

 (e) In the event Tenant or the Contractor shall enter upon the Premises or any other part of the Building, as may be permitted by
Landlord, Tenant shall indemnify and save Landlord free and harmless from and against any and all claims arising from or out of any entry thereon or the performance of the Tenant Improvements and from and against any and all claims arising from or
claimed to arise from any act or neglect of Tenant or Tenant’s representatives or from any failure to act, or for any other reason whatsoever arising out of said entry or such work. 

  
 EXHIBIT 1.1.1-2 
 -2- 

 4. Tenant hereby authorizes Michael Silver as Tenant’s representative to act on its behalf
and represent its interests with respect to all matters which pertain to the Tenant Improvements, and to make decisions binding upon Tenant with respect to such matters. Landlord hereby authorizes Jill Ratke to be Landlord’s representative in
connection with the Tenant Improvements. Tenant hereby expressly recognizes and agrees that no other person claiming to act on behalf of the Landlord is authorized to do so, and any costs, expenses liabilities or obligations incurred or paid by
Tenant in reliance on the discretion of any such other person shall be Tenant’s sole responsibility. 
 5. In the event of a conflict
between the terms and provisions of the Lease and the terms and provisions of this Exhibit 1.1.1-2, the terms and provisions of this Exhibit 1.1.1-2 shall
control. 
 6. All of the Tenant Improvements shall be performed in a good and workmanlike manner and in a way that does not disturb the
occupancy of other tenants of the Building and shall conform to Applicable Laws and requirements of Landlord’s underwriters. Landlord’s approval of plans and specifications shall not constitute an acknowledgment that work done in
conformity therewith will so conform. Tenant shall obtain and convey to Landlord approvals from all agencies with jurisdiction over matters relative to electrical, gas, water, heating and cooling, and telephone work; and shall secure its own
building and occupancy permits including scheduled inspections. 
 7. (a) As used in this Section 7: 

“Tenant Improvement Allowance” shall mean $10,853,864.00. 

“Landlord’s Construction Funds” shall mean the funds that constitute the Tenant Improvement Allowance. 

(b) Following (1) the approval of Tenant’s Plans, (2) the issuance of Tenant’s Permits, and (3) Landlord’s
receipt of the documents and other materials described below, or other evidence reasonably requested by Landlord, and from time to time thereafter, Landlord shall make advances to Tenant of Landlord’s Construction Funds. Landlord’s
Construction Funds may be advanced to fund the following costs incurred by Tenant in connection with the Tenant Improvements: (a) construction, (b) project management, (c) space planning, architect, engineering and other related services
performed by third parties unaffiliated with Tenant, (d) building permits and other planning and inspection fees, (e) costs and expenses for labor, material, equipment and fixtures, (f) building permits and other taxes, fees, charges
and levies by governmental authorities for permits or for inspections of the Tenant Improvements, and (g) a project management fee payable to Landlord or its affiliates equal to two percent (2%) of the Tenant Improvement Allowance (the
“Oversight Fee”). In no event, however, shall the Landlord’s Construction Funds be used for (w) payments to Tenant or any affiliates of Tenant, (x) the purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease or (z) costs that are recoverable or reasonably recoverable by Tenant from a third party
(e.g., insurers, warrantors, or tortfeasors). Landlord shall, subject to compliance with all of the other terms, conditions and provisions of the Lease, make disbursements of Landlord’s Construction Funds (hereinafter, each a
“Disbursement”) to Tenant in no more than twelve (12) installments in accordance with the following conditions: 
 (i)
Disbursements shall be made, at Tenant’s request to Landlord, on the basis of written requests in accordance with the method described below, and Landlord shall act upon such requests within forty-five (45) business days following the
receipt of a written request for each Disbursement, which action may include, without limitation, funding the requested Disbursement, or specifying the basis for not funding (provided, however, that Landlord shall fund any undisputed portion of the
requested Disbursement) and, when applicable, requesting reasonable additional information and reasonable supporting documentation. 

  
 EXHIBIT 1.1.1-2 
 -3- 

 (ii) Disbursements shall require the following requisitions, certifications and waivers: 

(A) a requisition on AIA Forms G702 and G703, duly executed and certified by Tenant and Tenant’s Architect; 

(B) a receipt for all prior payments received by, as applicable, the Contractor and any subcontractor(s) in a form acceptable to Landlord in
its reasonable discretion, other than for those prior payments for which Tenant has previously provided receipts to Landlord, and copies of any requisitions, certificates or affidavits required by the applicable construction contract; 

(C) a waiver and subordination of lien in form reasonably acceptable to Landlord (the “Lien Form”), executed by, as
applicable, the Contractor or subcontractor(s), providing that upon payment of the subject requisition, the Contractor or subcontractor(s) waives any and all lien rights for labor and materials, or rental equipment, appliances or tools, performed or
furnished through the end of the payment period date (the “Payment Period Date”), except for retainage, unpaid agreed or pending change orders, and disputed claims, each as stated in the Lien Form; and 

(D) a further certification by Tenant and Tenant’s Architect, in form acceptable to Landlord, that the work and materials to be paid for
with respect to any particular Disbursement are substantially in accordance with all of the terms and provisions of the applicable construction contract, Tenant’s Plans and all Applicable Laws and legal requirements. 

(iii) Each Disbursement (other than the final Disbursement) shall be made in an amount equal to the product of (x) Landlord’s
Percentage (as hereinafter defined) multiplied by (y) the lesser of: (A) the amount requested, or (B) the amount actually payable to, as applicable, the Contractor or subcontractor(s), in each case including any applicable retainage
to be released in respect of work and materials satisfactorily completed and in place with respect to that particular request for a Disbursement (exclusive of work and materials to the extent included in any prior funded requests for a
Disbursement), but in all cases subject to a five percent (5%) retention until all conditions to the final Disbursement are satisfied as set forth below and net of the Oversight Fee. “Landlord’s Percentage” shall mean a
fraction expressed as a percentage, the numerator of which is the Landlord’s Construction Funds and the denominator of which is the total cost of the Tenant Improvements. Tenant shall fund the remainder in each instance. 

(iv) Landlord may withhold or refuse to pay any Disbursement hereunder if a Notice of Contract has been filed under Section 4 of the
Chapter 254 of the Massachusetts General Laws, as amended (the “Mechanic’s Lien Law”), unless with respect to the subject requisition, an accurately completed and valid Lien Form has been provided to Landlord and is deemed
reasonably acceptable to Landlord, or if any other statutory lien has been filed or established relating to claims for labor, materials, or supplies, whether under the Mechanic’s Lien Law or otherwise. In the event that Landlord has not funded
any requisition within twenty-five (25) days after the applicable Payment Period Date as set forth in, as applicable, the Lien Form which was submitted with the subject requisition, Landlord may, at its option, withhold or refuse to fund the
requisition and require Tenant to resubmit an updated requisition in accordance with the terms and provisions set forth herein, with an updated Lien Form, as applicable. 

(v) No Disbursements will be made for materials prior to the incorporation of the materials into the Premises. 

  
 EXHIBIT 1.1.1-2 
 -4- 

 (vi) The requisition for the final Disbursement to pay Landlord’s Percentage of remaining
costs of the Tenant Improvements as described in Section 7(b), above, including any retainage withheld pursuant to the prior Disbursements (provided that in no event shall the aggregate disbursements by Landlord exceed the Tenant Improvement
Allowance), shall also require: (A) a certificate from Tenant and Tenant’s Architect that the Tenant Improvements have been fully completed in accordance with Tenant’s Plans and all Applicable Laws; (B) receipt of a permanent
certificate of occupancy for the Premises; (C) delivery of full and complete as-built plans, including the records set of as-built plans maintained by Tenant’s
Contractor; (D) satisfaction of all conditions for final payment under the applicable construction contract, (E) final lien waivers from the Contractor and each applicable subcontractor (which may be conditioned upon receipt of payment),
in form and substance acceptable to Landlord, providing that subject to the payment of the retainage, the Contractor or, as applicable, subcontractor waives any and all lien rights for labor and materials, or rental equipment, appliances or tools,
performed or furnished for the Premises; (F) to the extent retainage has been implemented under the applicable construction contracts, final lien waivers (which may be conditioned upon receipt of payment) from each sub-contractor and supplier; and (G) to the extent a lien waiver has not been provided as to the remaining amounts due under the applicable construction contract, the expiration of all statutory lien periods
with no lien having been filed with respect to the Premises, the Building, or the Project which remain outstanding. Notwithstanding anything herein to the contrary, Tenant’s final requisition with respect to the Tenant Improvement Allowance
shall be submitted no later than August 31, 2019 (the “Outside Requisition Date”). Tenant shall not have any right to utilize amounts of the Tenant Improvement Allowance not requisitioned by the Outside Requisition Date. 

  
 EXHIBIT 1.1.1-2 
 -5- 

 EXHIBIT 1.1.2 

LEGAL DESCRIPTION 
 40-44 Wiggins
Avenue, a/k/a One Patriots Park, Bedford, Massachusetts 
 PARCEL I 

That certain parcel of land on (he westerly side of Wiggins Avenue in Bedford, Middlesex County, Massachusetts, being shown as Parcel] B on a plan entitled
“Plan of Land in Bedford, Mass.” owned by Moore & MacLeod dated October 21,1967 and recorded with Middlesex South District Registry of Deeds in Plan Book 1450 as Plan 109 and bounded and described as follows: 

 

			
	NORTHWESTERLY	  	by Wiggins Avenue, as shown on said plan, 179.08 feet;
	SOUTHEASTERLY	  	by land of Griffith Really Trust, as shown on said plan, 608.30 feet;
	SOUTHWESTERLY	  	by Parcel A, as shown on said plan, 408.95 feet;
	NORTHWESTERLY	  	by Parcel A, as shown on Said plan, 597.61 feet; and
	NORTHEASTERLY	  	by Parcel A, as shown on said plan,42.01 feet.

 PARCEL II 
 The land in Bedford,
Courtly of Middlesex and Commonwealth of Massachusetts, on the Westerly side of Wiggins Avenue, being shown as Parcel E on a plan entitled “Plan of Land in Bedford, Mass., Owned by Moore & MacLeod”, dated November 27, 1968, drawn by
Joseph W. Moore, Inc. and recorded with Middlesex South District Registry of Deeds in Book 11622, Page 408, and bounded and described as follows: 
  

			
	EASTERLY	  	by the Westerly line of Wiggins Avenue as shown on said plan by two lines, sixteen and 97/100 (16.97) and one hundred twenty-two and 55/100 (122.55) feet, respectively
		
	SOUTHEASTERLY	  	by the curved Intersection of Wiggins Avenue and an unnamed way as shown on said plan, seventy and 21/100 (70.21) feel;
		
	SOUTHERLY	  	by the side line of said way and by Parcel D as shown on said plan six hundred fifty-eight and 76/100 (658.76) feet and sixty-nine and 53/100 (69.53) feet respectively
		
	WESTERLY	  	by said Parcel D as shown on said plan, two hundred sixty-two and 26/100(262.26) feet; and
		
	NORTHERLY	  	by land of Millipore as shown on said plan by two lines, five hundred eighty-seven and 22/100 (587.22) feet and two hundred thirty-five and 1/100 (235.01) feet, respectively.

  
 EXHIBIT 1.1.2 

-1- 

 PARCEL III 
 The
land, together with the buildings thereon, situated in Bedford, Middlesex County, Massachusetts, hounded and described as follows: 
  

			
	NORTHEASTERLY	  	by Wiggins Avenue as shown on a plan hereinafter mentioned
		  	112.57 feet;
	SOUTHWESTERLY	  	by Land of Panametrics as shown on said plan 42.01 feet;
	SOUTHEASTERLY	  	by land of Panmetries as shown on Said plan 597.61 feet;
	NORTHEASTERLY	  	by land of Panametrics as shown on said plan 408.95 feet;
	SOUTHEASTERLY	  	by land of Griffiths Realty Trust as shown on said plan 372.71 feet;
	SOUTHEASTERLY	  	by land of the B & M as shown on said plan ft.8.78 feet;
	SOUTHWESTERLY	  	by land of B & M as shown on said plan 862.33 feel;
	NORTHWESTERLY	  	by land of Millipore, as shown on said plan, by two distances
		  	measuring, respectively, 157,50 and 71.41 feet;
	NORTHEASTERLY	  	by Parcel “E”, as shown on said plan, 262.26 feet;
	NORTHWESTERLY	  	by Parcel “E”, as shown on said plan, 69.53 feet;
	NORTHWESTERLY	  	by Parcel “E”, as shown on said plan, 658.76 feet;
	NORTHWESTERLY	  	by Parcel “E”, as shown on said plan, 70.21 feet.

 being shown as Parcels “C” and “D” on a plan entitled “Plan of Land in Bedford, Mass,
owned by Moore and MacLeod” dated November 27, 1968 and recorded In Middlesex South Registry of Deeds in book 11622, Pages 048. 

  
 EXHIBIT 1.1.2 

-2- 

 EXHIBIT 1.4.2 

EXPANSION PREMISES DELIVERY CONDITION 

Landlord shall deliver the Expansion Premises with the following work substantially complete: 

 

	 	•	 	Demolition of existing tenant improvements 

  

	 	•	 	Replacement of the roofing above the Expansion Premises with materials and workmanship consistent with the roofing above the original Premises under the Lease. 

 

	 	•	 	Delivery of an HVAC system with structural support, such system to have functionality consistent with the HVAC installed by Landlord in the original Premises (taking into account the relative sizes of the Expansion
Premises and the original Premises). 

  

	 	•	 	Electrical work sufficient to operate demo/temporary power and lighting, fire alarms, and Building mechanical systems. 

  
 EXHIBIT 1.4.2 

-1- 

 EXHIBIT 5.2-1 

RULES AND REGULATIONS 
  

	1.	Tenant and its employees shall not in any way obstruct the sidewalks, halls, stairways, or elevators of the Building, and shall use the same only as a means of passage to and from their respective offices. At no time
shall Tenant permit its employees to loiter in Common Areas or elsewhere in and about the Property. 

  

	2.	Corridor doors, when not in use, shall be kept closed. 

  

	3.	No animals, except appropriately certified and licensed service animals, shall be brought into or kept in, on or about the Premises, except in the vivarium maintained by Tenant from time to time or with the consent of
the property manager. 

  

	4.	The restroom fixtures shall be used only for the purpose for which they were constructed and no rubbish, ashes, or other substances of any kind shall be thrown into them. Tenant will bear the expense of any damage
resulting from misuse. 

  

	5.	Tenant shall not place any additional lock or locks on any exterior door in the Building or on any door in the Building core within the Premises, including doors providing access to the telephone and electric closets
and the slop sink, without Landlord’s prior written consent; provided, however, that Tenant shall have control of all keys to doors within the Premises, but will provide Landlord with a master copy of same. At Landlord’s
option, all keys shall be surrendered to Landlord at the expiration or earlier termination of the Lease. 

  

	6.	Landlord reserves the right to exclude or expel from the Building any persons who, in the judgment of Landlord, is intoxicated under the influence of liquor or drugs, or shall do any act in violation of the rules and
regulations of the Building. 

  

	7.	Areas used in common by tenants shall be subject to such additional reasonable regulations as are posted therein. 

  

	8.	Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during the hours Landlord may deem advisable for the adequate protection of the property. Use of the Building and the
leased Premises before 8 AM or after 6 PM, or any time during Sundays or legal holidays shall be allowed only to persons with a key/card key to the Premises or guests accompanied by such persons. At these times, all occupants and their guests must
sign in at the concierge when entering and exiting the Building. Any persons found in the Building after hours without such keys/card keys are subject to the surveillance of building staff. 

 

	9.	Tenant will not interfere with or obstruct any perimeter heating, air conditioning or ventilating units. 

  

	10.	Landlord and Tenant shall mutually agree on the termite and pest extermination service to control termites and pests in the Premises. Except as included in Landlord’s services, tenants shall bear the cost and
expense of such extermination services. 

  

	11.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, any electrical equipment which does not bear the U/L (Underwriters Laboratories) or IEC (International Electrotechnical
Conference) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as reasonably determined by Landlord, taking into consideration the overall electrical
system, the capacities reserved to Tenant in the Lease, and the present and future requirements therefor in the Building. Tenant shall not use more than Tenant’s Share of telephone lines available to service the Building, unless Tenant provides
its own conduits and service at its sole expense. 

  
 EXHIBIT 5.2-1 
 -1- 

	12.	Tenant shall not operate or permit to be operated on the Premises any coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and
machines for sale of beverages food, candy, cigarettes or other goods), except for those vending machines or similar devices which are for the sole and exclusive use of tenant’s employees. 

 

	13.	Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except in those areas specifically designated by Landlord for such purposes. 

 

	14.	Landlord may from time to time adopt appropriate systems and procedures for the security or safety of the Building, its occupants, entry and use, or its contents, provided that Tenant shall have access to the Building
24 hours per day, 7 days a week. Tenant, Tenant’s agents, employees, contractors, guests and invitees shall comply with Landlord’s reasonable requirements relative thereto. 

 

	15.	Canvassing, soliciting, and peddling in or about the Building is prohibited. Tenant shall cooperate and use reasonable efforts to prevent the same. 

 

	16.	At no time shall Tenant permit or shall Tenant’s agents, employees, contractors, guests, or invitees smoke in any Common Area of the Building. 

 

	17.	Tenant shall, at its sole cost and expense: keep any garbage, trash, rubbish and refuse in vermin-proof containers within the interior of the Premises until removed. 

 

	18.	Lab operators who travel outside lab space must abide by the “one glove” rule and Landlord and Tenant shall mutually agree on those areas where lab coats are not allowed. 

 

	19.	Lab operators carrying any lab related materials requiring the use of elevators or stairs may only travel in Tenant’s freight elevator. At no time should any lab materials travel in passenger elevators or the
stairwells. Lab-related materials shall enter the Premises only through Tenant’s dedicated loading dock. 

  

	20.	Any dry ice brought into the Building must be delivered only through Tenant’s dedicated loading dock (and Tenant’s freight elevator, if applicable). 

 

	21.	Chemical lists and MSDS sheets must be readily available at the entrance to each lab area. In the event of an emergency, first responders will require this information in order to properly evaluate the situation.

 With respect to animals: 
 (a) No animals,
animal waste, food or supplies relating to the animals maintained from time to time in the animal storage areas of the Premises shall be transported within the Building (other than within the Premises) except as specifically provided in the Rules
and Regulations. 
 (b) At all times that animals are transported within the Building, they shall be transported in an appropriate cage or other container.

 (c) At no time shall any animals, animal waste, food or supplies relating to the animals be brought into, transported through, or delivered to the lobby
of the Building or be transported within the Building in elevators other than the freight elevator. 

  
 EXHIBIT 5.2-1 
 -2- 

 EXHIBIT 5.2-2 

 

	1.	Order of Taking-Award of Damages-Estimate of Betterments by the Town of Bedford for the layout of a town way between Summer Street and South Road known as Wiggins Avenue dated August 7, 1967 and recorded in Book
11370, Page 284. 

  

	2.	Order of Conditions issued by the Town of Bedford Conservation Commission (DEP File No. 103¬161) recorded in Book 26835, Page 228. 

 

	3.	Mortgage and Security Agreement by and between Bedford Patriots Park, LLC and Middlesex Savings Bank recorded in Book 65991, Page 139. 

 

	4.	Collateral Assignment of Leases and Rents by and between Bedford Patriots Park, LLC and Middlesex Savings Bank dated August 27, 2015 and recorded in Book 65991, Page 156. 

EXHIBIT 5.2-2 

  
 -1- 

 EXHIBIT 5.3.1.1 

ONE PATRIOTS PARK 

ENVIRONMENTAL QUESTIONNAIRE 

ENVIRONMENTAL QUESTIONNAIRE 

FOR COMMERCIAL AND INDUSTRIAL PROPERTIES 
  

			
	Property Name:  	  	 
		
	Property Address:  	  	 

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

	1.0	PROCESS INFORMATION 

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

 
  
  

 
  

	2.0	HAZARDOUS MATERIALS 

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

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

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

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

  

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

 EXHIBIT 5.3.1.1 

  
 -1- 

											
	 Material
	  	 Physical State (Solid,

Liquid, or Gas)
	  	 Usage
	  	 Container
Size
	  	 Number of
Containers
	  	 Total
Quantity

		  		  		  		  		  	
		  		  		  		  		  	
		  		  		  		  		  	
		  		  		  		  		  	
		  		  		  		  		  	

  

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

  

 
  

 
  

 
  

	3.0	HAZARDOUS WASTES 

 Are hazardous wastes generated?
                                         
                                         
                              Yes No 

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

 

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

  

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

  

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

  

											
	 WASTE

GENERATED
	  	 RCRA

listed
 Waste?
	  	 SOURCE
	  	 APPROXIMATE
MONTHLY
QUANTITY
	  	 WASTE

CHARACTERIZATION
	  	 DISPOSITION

 

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

 

							
	 Transporter/Disposal Facility

Name
	 	 Facility

Location
	 	
Transporter (T) or Disposal (D)
Facility
	  	 Permit

Number

EXHIBIT 5.3.1.1 

  
 -2- 

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

  

	3-5.	If so, please describe. 

  

 
  

 
  

 
  

	4.0	USTS/ASTS 

  

	4.1	Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the storage of petroleum products, chemicals, or liquid wastes present on site (lease renewals) or required for
planned operations (new tenants)?         Yes     No     

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

									
	 Capacity
	  	 Contents
	  	 Year

Installed
	  	 Type (Steel,
Fiberglass, etc.)
	  	 Associated Leak Detection / Spill

Prevention Measures* 

		  		  		  		  	
		  		  		  		  	
		  		  		  		  	

  

							
	*Note:    	  	The following are examples of leak detection / spill prevention measures:
		  	Integrity testing	  	Inventory reconciliation    	  	Leak detection system
		  	Overfill spill protection    	  	Secondary containment	  	Cathodic protection

  

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

  

			
	 4-3.  Is the UST/AST registered and permitted
with the appropriate regulatory agencies? If so, please attach a copy of the required permits.
	  	Yes No

  

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

  
  

 
  
  

 
  

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

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

			
	 4-6.  For Lease renewals, are there any above
or below ground pipelines on site used to transfer chemicals or wastes?
	  	Yes No

  

  
 EXHIBIT 5.3.1.1 

-3- 

 For new tenants, are installations of this type required for the planned operations? 

Yes No 
 If yes to either question, please
describe. 
  
  

 
  
  

 
  

	5.0	ASBESTOS CONTAINING BUILDING MATERIALS 

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

 

	6.0	REGULATORY 

  

	6-1.	Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent
permit?                                        
                                    Yes If so, please attach a copy of
this permit. 

  

	6-2.	Has a Hazardous Materials Business Plan been developed for the site?Yes If so, please attach a copy. 

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

			
		
	Signature:	 	 
		
	Name:	 	 
		
	Title:	 	 
		
	Date:	 	 
		
	Telephone:  	 	 

  

  
 EXHIBIT 5.3.1.1 

-4- 

 EXHIBIT 6.1.5 

LOADING DOCK LOCATIONS 
  

 
 EXHIBIT 6.1.5 

  
 -1- 

 EXHIBIT 14.1 

CONSENT TO SUBLEASE AGREEMENT 
 THIS
CONSENT TO SUBLEASE AGREEMENT (this “Agreement”) is made as of
                            , by and among
                            , a
                             (“Landlord”),
                                , a
                             (“Tenant”), and
                            , a
                             (“Subtenant”). 

R E C I T A L S 

A. Reference is hereby made to that certain Lease dated as of
                             (the “Lease”) between Landlord and Tenant for certain
premises (the “Premises”) located at                             ,
                            , Massachusetts (the “Building”). 

B. Pursuant to the terms of Article 14 of the Lease, Tenant has requested Landlord’s consent to that certain Sublease dated on or
about the date hereof, between Tenant and Subtenant (the “Sublease”), with respect to a subletting by Subtenant of a portion of the Premises consisting of approximately
                             rentable square feet of space on the
                             of the Building, as more particularly described in the Sublease (the
“Sublet Premises”). A copy of the Sublease is attached hereto as Exhibit A. Landlord is willing to consent to the Sublease upon the terms and conditions contained herein. 

C. All defined terms not otherwise expressly defined herein shall have the respective meanings given in the Lease. 

A G R E E M E N T 

1. Landlord’s Consent. Landlord hereby consents to the Sublease; provided, however, notwithstanding anything contained in the
Sublease to the contrary, such consent is granted by Landlord only upon the terms and conditions set forth in this Agreement. The Sublease is subject and subordinate to the Lease. Landlord shall not be bound by any of the terms, covenant,
conditions, provisions or agreements of the Sublease. Subtenant acknowledges for the benefit of Landlord that Subtenant accepts the Sublet Premises in their presently existing, “as-is” condition and
that Landlord has made no representation or warranty to Subtenant as to the compliance of the Sublet Premises with any law, statute, ordinance, rule or regulation. Tenant and Subtenant hereby represent and warrant to Landlord that the copy of the
Sublease attached hereto is a full, complete and accurate copy of the Sublease, and that there are no other documents or instruments relating to the use of the Sublet Premises by Subtenant other than the Sublease. 

2. Reimbursement of Landlord. Within thirty (30) days after invoice, Tenant shall reimburse Landlord all of Landlord’s
reasonable costs and expenses incurred in connection with its review and consent of the Sublease and preparation and negotiation of this Agreement. Notwithstanding the foregoing, Tenant’s obligation to reimburse Landlord shall be limited by the
caps set forth in Section 14.1 of the Lease. 
 3. Non-Release of Tenant; Further
Transfers. Neither the Sublease nor this Consent shall release or discharge Tenant from any liability, whether past, present or future, under the Lease or alter the primary liability of Tenant to pay the rent and perform and comply with all of
the obligations of Tenant to be performed under the Lease (including the payment of all bills rendered by Landlord for charges incurred by Subtenant for services and materials supplied to the Sublet Premises). Neither the Sublease nor this Consent
shall be construed as a waiver of Landlord’s right to consent to any further subletting either by Tenant or by the Subtenant, or to any assignment by Tenant of the Lease or assignment by the Subtenant of the Sublease, or as a consent to any
portion of the Sublet Premises being used or occupied by any other party. Landlord may consent to subsequent sublettings and assignments of the Lease or any amendments or modifications thereto without notifying Subtenant or anyone else liable under
the Sublease and without obtaining their consent. No such action by Landlord shall relieve such persons from any liability to Landlord or otherwise with regard to the Sublet Premises. 

  
 EXHIBIT 14.1 

-1- 

 4. Relationship With Landlord. Tenant hereby assigns and transfers to Landlord the
Tenant’s interest in the Sublease and all rentals and income arising therefrom, subject to the terms of this Section 4. Landlord, by consenting to the Sublease, agrees that until a default shall occur in the performance of
Tenant’s obligations under the Lease, Tenant may receive, collect and enjoy the rents accruing under the Sublease. In the event Tenant shall default in the performance of its obligations to Landlord under the Lease (whether or not Landlord
terminates the Lease), Landlord may at its option by notice to Tenant, either (i) terminate the Sublease, (ii) elect to receive and collect, directly from Subtenant, all rent and any other sums owing and to be owed under the Sublease, as
further set forth in Section 4.1, below, or (iii) elect to succeed to Tenant’s interest in the Sublease and cause Subtenant to attorn to Landlord, as further set forth in Section 4.2, below. 

4.1 Landlord’s Election to Receive Rents. Landlord shall not, by reason of the Sublease, nor by reason of the collection of rents
or any other sums from the Subtenant pursuant to Section 4, item (ii), above, be deemed liable to Subtenant for any failure of Tenant to perform and comply with any obligation of Tenant, and Tenant hereby irrevocably authorizes and
directs Subtenant, upon receipt of any written notice from Landlord stating that a default exists in the performance of Tenant’s obligations under the Lease, to pay to Landlord the rents and any other sums due and to become due under the
Sublease. Tenant agrees that Subtenant shall have the right to rely upon any such statement and request from Landlord, and that Subtenant shall pay any such rents and any other sums to Landlord without any obligation or right to inquire as to
whether such default exists and notwithstanding any notice from or claim from Tenant to the contrary. Tenant shall not have any right or claim against Subtenant for any such rents or any other sums so paid by Subtenant to Landlord. Landlord shall
credit Tenant with any rent received by Landlord under such assignment but the acceptance of any payment on account of rent from the Subtenant as the result of any such default shall in no manner whatsoever be deemed an attornment by Landlord to
Subtenant or by Subtenant to Landlord, be deemed a waiver by Landlord of any provision of the Lease, or serve to release Tenant from any liability under the terms, covenants, conditions, provisions or agreements under the Lease. Notwithstanding the
foregoing, any other payment of rent from the Subtenant directly to Landlord, regardless of the circumstances or reasons therefor, shall in no manner whatsoever be deemed an attornment by the Subtenant to Landlord in the absence of a specific
written agreement signed by Landlord to such an effect. 
 4.2 Landlord’s Election of Tenant’s Attornment. In the event
Landlord elects, at its option, to cause Subtenant to attorn to Landlord pursuant to Section 4, item (iii), above, Landlord shall undertake the obligations of Tenant under the Sublease from the time of the exercise of the option, but
Landlord shall not (i) be liable for any prepayment of more than one (1) month’s rent or any security deposit paid by Subtenant, (ii) be liable for any previous act or omission of Tenant under the Lease or for any other defaults
of Tenant under the Sublease, (iii) be subject to any defenses or offsets previously accrued which Subtenant may have against Tenant, or (iv) be bound by any changes or modifications made to the Sublease without the written consent of
Landlord. 
 4.3 Operational Matters. Notwithstanding Landlord’s consent to the Sublease as set forth herein, Landlord shall not
be obligated to accept from Subtenant any payments of Base Rent or Tenant’s Share of Direct Expenses due under the Lease, all of which shall be paid by Tenant as set forth in the Lease. Requests for Building services as provided under the
Lease, including without limitation repair and maintenance services or any other services or obligations to be performed by Landlord under the terms of the Lease, shall be made by Tenant, and Landlord shall have no obligation to respond to any
direct request of Subtenant regarding the same. 
 4.4 No Waiver. The acceptance of any amounts by Landlord from Subtenant or any
other party shall not be deemed a waiver by Landlord of the obligation of Tenant to pay any or all amounts due and owing under the Lease. The performance of any obligation required by Tenant under the Lease by Subtenant or any other party shall not
be deemed a waiver by Landlord of the duty of Tenant to perform such obligation or any other obligation as to which performance is or becomes due under the Lease. 

4.5 Acts of Subtenant. Any act or omission by Subtenant, or by any other person or entity for whose acts or omissions Tenant is liable
or responsible under the terms of the Lease, that violates any of the provisions of the Lease, shall be deemed a violation of the Lease by Tenant, subject to any applicable notice and cure provisions contained in the Lease. 

  
 EXHIBIT 14.1 

-2- 

 4.6 Indemnification. Subtenant hereby assumes all risk of damage to property or injury to
persons in, upon or about the Sublet Premises from any cause whatsoever (including, but not limited to, any personal injuries resulting from a slip and fall in, upon or about the Sublet Premises) and agrees that Landlord, its partners, subpartners
and their respective officers, agents, servants, employees, and independent contractors shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof,
which damage is sustained by Subtenant or by other persons claiming through Subtenant. Tenant shall indemnify, defend, protect, and hold Landlord harmless from any and all loss, cost, damage, expense and liability (including without limitation court
costs and reasonable attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Sublet Premises (including, but not limited to, a slip and fall), any acts, omissions or negligence of Subtenant or of any person
claiming by, through or under Subtenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Subtenant or any such person, in, on or about the Building, provided that the terms of the foregoing indemnity shall not
apply to the gross negligence or willful misconduct of Landlord. The provisions of this Section 4.6 shall survive the expiration or sooner termination of the Sublease with respect to any claims or liability arising in connection with any
event occurring prior to such expiration or termination. 
 4.7 Insurance. Prior to Subtenant’s occupancy of the Sublet
Premises, Subtenant shall provide Landlord with certificates of all of the insurance required to be carried by Subtenant by the terms of the Sublease, which shall show Landlord as being an additional insured thereunder. The waiver of subrogation
contained in Section 10.5 of the Lease shall apply as between Landlord and Subtenant. 
 4.8 No Consent to Alterations or
Particular Use. Notwithstanding anything contained in the Sublease to the contrary, Landlord’s consent to the Sublease as contained in this Agreement shall not be deemed to be a consent to (i) any alteration or work of improvement that
Tenant or Subtenant may desire or intend in the Sublet Premises, (ii) any use of hazardous, radioactive or toxic materials in or about the Sublet Premises, or (iii) any signage proposed to be installed for the benefit of Subtenant. 

5. General Provisions. 

5.1 Consideration for Sublease. Tenant and Subtenant represent and warrant that there are no additional payments of rent or any other
consideration of any type payable by Subtenant to Tenant with regard to the Sublet Premises other than as disclosed in the Sublease. Nothing in this Consent to Sublease Agreement shall be deemed to waive or modify the provisions of
Section 14.3 of the Lease, the conditions of which are incorporated herein by reference. 
 5.2 Brokerage Commission.
Tenant and Subtenant covenant and agree that under no circumstances shall Landlord be liable for any brokerage commission or other charge or expense in connection with the Sublease and Tenant and Subtenant agree to protect, defend indemnify and hold
Landlord harmless from and against the same and from any cost or expense (including, but not limited to, attorneys’ fees) incurred by Landlord in resisting any claim for any such brokerage commission. 

5.3 Controlling Law. The terms and provisions of this Agreement shall be construed in accordance with and governed by the laws of The
Commonwealth of Massachusetts. 
 5.4 Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties
hereto, their heirs, successors and permitted assigns. As used herein, the singular number includes the plural. 
 5.5 Captions. The
paragraph captions utilized herein are in no way intended to interpret or limit the terms and conditions hereof; rather, they are intended for purposes of convenience only. 

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

  
 EXHIBIT 14.1 

-3- 

 5.7 Attorneys’ Fees. If either party commences litigation against the other for the
specific performance of this Agreement, for damages for the breach hereof or otherwise for enforcement of any remedy hereunder, the parties hereto agree to and hereby do waive any right to a trial by jury and, in the event of any such commencement
of litigation, the prevailing party shall be entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred. 

[Signatures on following page.] 

  
 EXHIBIT 14.1 

-4- 

 IN WITNESS WHEREOF, the parties have executed this Consent to Sublease Agreement as of the day
and year first above written. 
  

			
	Landlord:
    
                        
        ,
	a
                                    
		 	

 
			
		
	By:	 	 
		
	Name:	 	 
		
	Title:	 	 

 
			
	
	Tenant:
    
                         
       ,
	a
                                    

 
			
		
	By:	 	 
		
	Name:	 	 
		
	Title:	 	 

 
			
	
	Subtenant:
    
                        
        ,
	a
                                    

 
			
		
	By:	 	 
		
	Name:	 	 
		
	Title:	 	 

  
 EXHIBIT 14.1 

-5- 

 EXHIBIT A 

COPY OF SUBLEASE 

  
 EXHIBIT 14.1 

-6- 

 EXHIBIT 17 

ONE PATRIOTS PARK 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Lease (the “Lease”) made and entered into as of
                            , 2017 by and between Bedford Patriots Park, LLC as Landlord, and the
undersigned as Tenant, for Premises on the                              floor(s) of the office
building located at One Patriots Park, Bedford, Massachusetts, certifies as follows: 
 1. Attached hereto as Exhibit A is a
true and correct copy of the Lease and all amendments and modifications thereto. The documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 

2. The undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on
                        , and the Lease Term expires on
                        , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any
part of the Premises, the Building and/or the Project. 
 3. Base Rent became payable on
                        . 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit
A. 
 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession
agreements with respect thereto except as follows: 
 6. Intentionally Omitted. 

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

8. All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is
not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. The Lease does not require Landlord to provide any rental concessions or to pay any leasing brokerage
commissions. 
 9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord
except as provided in the Lease. 
 10. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s
knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 
 11. If Tenant is a corporation or partnership,
each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in Massachusetts and that Tenant has full right and authority to execute
and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 
 12. There are no actions
pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 

  
 EXHIBIT 17 

-1- 

 13. To the best of Tenant’s knowledge, Tenant is in full compliance with all federal, state
and local laws, ordinances, rules and regulations affecting its use of the Premises, including, but not limited to, those laws, ordinances, rules or regulations relating to hazardous or toxic materials. Tenant has never permitted or suffered, nor
does Tenant have any knowledge of, the generation, manufacture, treatment, use, storage, disposal or discharge of any hazardous, toxic or dangerous waste, substance or material in, on, under or about the Project or the Premises or any adjacent
premises or property in violation of any federal, state or local law, ordinance, rule or regulation. 
 14. To the undersigned’s
knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease
in connection with any tenant improvement work have been paid in full. All work (if any) in the common areas required by the Lease to be completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or
all parking ratios required by the Lease have been met. 
 The undersigned acknowledges that this Estoppel Certificate may be delivered to
Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the
Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property. 
 Executed at
                         on the          day of
                    , 20     . 
  

 

			
	“Tenant”:
	
	HOMOLOGY MEDICINES, INC.
		
	By:	 	 
	Its:	 	 

  
 EXHIBIT 17 

-2- 

 EXHIBIT 18 

FORM 
 LEASE
SUBORDINATION, ATTORNMENT AND 
 NON-DISTURBANCE AGREEMENT 

This Lease Subordination, Attornment and Non-Disturbance Agreement (hereinafter, the
“Agreement”) is made this ______ day of ___________, 2015, by and among BEDFORD PATRIOTS PARK, LLC (hereinafter, the “Landlord” or “Borrower”), with an address of C/O Longfellow Real Estate Partners, LLC, 260 Franklin
Street, Suite 1920, Boston, Massachusetts 02110, HOMOLOGY 
 MEDICINES, INC. (hereinafter, the “Tenant”), with an address of One Patriots Park,
Bedford, Massachusetts 01730, and MIDDLESEX SAVINGS BANK (hereinafter, the “Mortgagee”), with a principal place of business at 6 Main Street, Natick, Massachusetts 01760. 

Introductory Provisions 
 A. Mortgagee is
relying on this Agreement as an inducement to Mortgagee in making and maintaining a loan (hereinafter, the “Loan”) secured by, among other things, a certain Mortgage and Security Agreement dated as of _________________________, 2017
(hereinafter, the “Mortgage”) given by Borrower covering property commonly known as and numbered 1 Patriots Place, Bedford, Massachusetts (hereinafter, the “Property”). 

B. Tenant is the holder of and tenant under that certain lease (hereinafter, the “Lease”) dated _____________, 2017, made with Landlord or
Landlord’s predecessor, covering certain premises (hereinafter, the “Demised Premises”) at the Property. 
 C. Mortgagee, Landlord, and
Tenant desire to confirm their understanding with respect to the Mortgage and the Lease. 
 NOW, THEREFORE, in consideration
of the foregoing, the mutual covenants and agreements contained herein, and other valuable consideration, the receipt and adequacy of which are hereby acknowledged, and with the understanding by Tenant that Mortgagee will rely hereon in making and
maintaining the Loan, Mortgagee, Landlord, and Tenant agree as follows: 
 1. The Lease and the rights of Tenant thereunder
are subordinate to the Mortgage and any renewal, substitution, extension or replacement thereof and each advance made thereunder as though said Mortgage, and each such renewal, substitution, extension or replacement were executed, recorded and the
advance made before the execution of the Lease. 
 2. So long as Tenant is not in default (beyond any period expressed in the
Lease within which Tenant may cure such default) in the payment of rent or in the performance or observance of any of the terms, covenants or conditions of the Lease on Tenant’s part to be performed or observed, (i) Tenant’s occupancy
of the Demised Premises shall not be disturbed by Mortgagee in the exercise of any of its rights under the Mortgage during the term of the Lease or any extension or renewal thereof, made in accordance with the terms of the Lease, and
(ii) Mortgagee will not join Tenant as a party defendant in any action or proceeding for the purpose of terminating Tenant’s interest and estate under the Lease because of any default under the Mortgage. 

  
 EXHIBIT 18 

-1- 

 3. In the event any proceedings are brought for the foreclosure of the Mortgage,
or if the Property or the Demised Premises are sold pursuant to the power of sale under the Mortgage, Tenant shall attorn to the purchaser upon any such foreclosure sale and shall recognize such purchaser thereafter as the Landlord under the Lease.
Such attornment shall be effective and self-operative without the execution of any further instrument on the part of any of the parties hereto. Tenant agrees, however, to execute and deliver at any time and from time to time, upon the request of any
holder(s) of any of the indebtedness or other obligations secured by the Mortgage, or upon request of any such purchaser, (a) any instrument or certificate which, in the reasonable judgment of such holder(s), or such purchaser, may be necessary
or appropriate in any such foreclosure proceeding or otherwise to evidence such attornment, and (b) an instrument or certificate regarding the status of the Lease, consisting of statements, if true (and if not true, specifying in what respect),
(i) that the Lease is in full force and effect, (ii) the date through which rentals have been paid, (iii) the duration and date of the commencement of the term of the Lease, (iv) the nature of any amendments or modifications to the
Lease, (v) that no default, or state of facts, which with the passage of time, or notice, or both, would constitute a default, exists on the part of either party to the Lease, and (vi) the dates on which payments of additional rent, if
any, are due under the Lease. 
 4. If Mortgagee shall succeed to the interest of Landlord under the Lease, or if any
purchaser acquires the Property, or the Demised Premises, upon any foreclosure of the Mortgage, Mortgagee or such purchaser, as the case may be, shall have the same remedies by entry, action or otherwise in the event of any default by Tenant (beyond
any period expressed in the Lease within which Tenant may cure such default) in the payment of rent or in the performance or observance of any of the terms, covenants and conditions of the Lease on Tenant’s part to be performed or observed that
the Landlord had or would have had if Mortgagee or such purchaser had not succeeded to the interest of the present Landlord. From and after any such attornment, Mortgagee or such purchaser shall be bound to Tenant under all the terms, covenants and
conditions of the Lease, and Tenant shall, from and after such attornment to Mortgagee, or such purchaser, have the same remedies against Mortgagee, or such purchaser, for the breach of an agreement contained in the Lease that Tenant might have had
under the Lease against Landlord if Mortgagee or such purchaser had not succeeded to the interest of Landlord; provided, however, that Mortgagee or such purchaser shall only be bound during the period of its ownership, all Tenant
claims shall be satisfied only out of the interest, if any, of Mortgagee or such purchaser in the Property, and Mortgagee and such purchaser shall not be (a) liable for any act or omission of any prior landlord (including the Landlord); or
(b) liable for or incur any obligation with respect to the construction of the Property or any improvements therein; or (c) subject to any offsets or defenses which Tenant might have against any prior landlord (including the Landlord)
except as specifically set forth in the Lease; or (d) bound by any rent or additional rent which Tenant might have paid for more than the then current rental period to any prior landlord (including the Landlord); or (e) bound by or
responsible for any security deposit or prepaid rent not actually received by Mortgagee; or (f) liable for or incur any obligation with respect to any breach of warranties of any nature made by any prior landlord (including the Landlord under
the Lease, including without limitation, any warranties respecting use, compliance with zoning, landlord’s title, landlord’s authority, habitability and/or fitness for any purpose, or possession; or (g) liable for consequential
damages. 

  
 EXHIBIT 18 

-2- 

 5. Nothing herein contained is intended, nor shall it be construed, to abridge or
adversely affect any right or remedy of the Landlord under the Lease, or any subsequent Landlord, in the event of any default by Tenant (beyond any period expressed in the Lease within which Tenant may cure such default) in the payment of rent or in
the performance or observance of any of the terms, covenants or conditions of the Lease on Tenant’s part to be performed or observed. 

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

7. Any notice or communication required or permitted hereunder shall be in writing, and shall be given or delivered by United
States mail, registered or certified, postage fully prepaid, return receipt requested, or by recognized courier service addressed to the party to whom it is being given at its address set forth above, or such other address as such party may have
specified theretofore by notice delivered in accordance with this sentence. Any such notice shall be deemed to have been given and received on the date delivered or tendered for delivery during normal business hours as herein provided. 

8. This Agreement may not be modified orally or in any manner than by an agreement in writing signed by the parties hereto or
their respective successors in interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their respective heirs, personal representatives, successors and assigns, and any purchaser or purchasers at foreclosure of
the Property or any portion thereof, and their respective heirs, personal representatives, successors and assigns. 
 9. In
the event the Mortgagee notifies Tenant of an event of default under the Loan and demands that Tenant pay its rent and all other sums due under the Lease to Mortgagee, Tenant agrees that it will honor such demand and pay its rent and all other sums
due under the Lease to the Mortgagee. 
 [Signatures on following pages] 

  
 EXHIBIT 18 

-3- 

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

			
	 MORTGAGEE:

	 MIDDLESEX SAVINGS
BANK

 
			
		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  

			
	 TENANT:

	 HOMOLOGY MEDICINES,
INC.

 
			
		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  
 EXHIBIT 18 

-4- 

 COMMONWEALTH OF MASSACHUSETTS 

                          
      , ss. 
 On this date,
                                    ,20   
     , before me, the undersigned notary public, personally appeared
                                         
       _, the
                                     of
                                        ,
a                                         
proved to me through satisfactory evidence of identification, which were
                                         
        to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purpose. 

 

	
	
	 
	Notary Public
	My commission expires:

 COMMONWEALTH OF MASSACHUSETTS 

                        , ss.

 On this date,
                                ,
20        , before me, the undersigned notary public, personally appeared
                                , the
                                         of
Middlesex Savings Bank, a corporation, proved to me through satisfactory evidence of identification, which were
                                         
                    to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily
for its stated purpose. 
  

	
	
	 
	Notary Public
	My commission expires:

  
 EXHIBIT 18 

-5- 

 Bedford Patriots Park, LLC, as Landlord under the Lease, and Mortgagor under the Mortgage, agrees
for itself and its successors and assigns that: 
 The above agreement does not: 

1.1.2 constitute a waiver by Mortgagee of any of its rights under the Mortgage or any of the other Loan documents; or 

1.1.3 in any way release Mortgagor or Borrower from their obligations to comply with the terms, provisions, conditions, covenants and
agreements and clauses of the Mortgage and other Loan documents; 
 1.1.4 The provisions of the Mortgage remain in full force and effect and
must be complied with by Borrower; and 
 1.1.5 Following an event of default under the Mortgage, Tenant may pay all rent and other sums due
under the Lease to Mortgagee as provided for above. 
  

			
	 BORROWER/MORTGAGOR

	
	 BEDFORD PATRIOTS PARK,
LLC

 
			
		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

 COMMONWEALTH OF MASSACHUSETTS 

                          
  , ss. 
 On this date,
                            , 20        , before me,
the undersigned notary public, personally
appeared                                       
 , the
                                        
of Bedford Patriots Park, LLC, a Delaware limited liability company, proved to me through satisfactory evidence of identification, which were
                                    , to be the person whose
name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purpose. 
  

	
	
	 
	Notary Public
	My commission expires:

  
 EXHIBIT 18 

-6- 

 EXHIBIT 21.1 

FORM LETTER OF CREDIT 
 IRREVOCABLE STANDBY
LETTER OF CREDIT NO.                                  

DATE:                        ,
20         
  

	
	BENEFICIARY:
	
	   

	
	 
	
	 

  

	
	 APPLICANT:

	
	   

	
	 
	
	 

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

EXPIRATION DATE:
                            , 20          

LOCATION: AT OUR COUNTERS
IN                                        
             
 DEAR SIR/MADAM: 

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

  
 EXHIBIT 21.1 

-1- 

 BENEFICIARY READING AS FOLLOWS: 

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

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

THE LEASE MENTIONED IN THIS LETTER OF CREDIT IS FOR IDENTIFICATION PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID AGREEMENT BE INCORPORATED
HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. PARTIAL
DRAWINGS ARE PERMITTED. 
 THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT OR
CONDITION, FROM THE PRESENT OR EACH FUTURE EXPIRATION DATE UNLESS AT LEAST FORTY-FIVE (45) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU AND THE APPLICANT BY REGISTERED MAIL/OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESSES THAT
THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE. 
 THIS LETTER OF CREDIT MAY BE TRANSFERRED (AND THE PROCEEDS
HEREOF ASSIGNED), AT THE EXPENSE OF THE APPLICANT (WHICH PAYMENT SHALL NOT BE A CONDITION TO ANY TRANSFER), ONE OR MORE TIMES BUT IN EACH INSTANCE ONLY IN THE FULL AMOUNT AVAILABLE TO BE DRAWN UNDER THE LETTER OF CREDIT. 

ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE DATED CERTIFICATION PRIOR TO ______ A.M. ____________ TIME, ON A BUSINESS DAY AT
OUR OFFICE (THE “BANK’S OFFICE”) AT: _________________________________, ATTENTION: STANDBY LETTER OF CREDIT SECTION OR BY FACSIMILE TRANSMISSION AT: (___) _____________; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (___) __________,
ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE. 
 PAYMENT AGAINST CONFORMING
PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK IN IMMEDIATELY AVAILABLE U.S. FUNDS DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE WITHIN TWO (2) BUSINESS DAYS AFTER PRESENTATION NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THE UNIFORM
CUSTOMS AND PRACTICE FOR DOCUMENTARY CREDITS (1997 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 600. 

  
 EXHIBIT 21.1 

-2- 

 WE HEREBY CERTIFY THAT THIS IS AN UNCONDITIONAL AND IRREVOCABLE CREDIT AND AGREE WITH THE
DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE, IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF
THIS CREDIT. 
 EXCEPT TO THE EXTENT INCONSISTENT WITH THE EXPRESS TERMS HEREOF, THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND
PRACTICE FOR DOCUMENTARY CREDITS (1997 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 600. 
  

					
	AUTHORIZED SIGNATURE	  		  	AUTHORIZED SIGNATURE

  
 EXHIBIT 21.1 

-3- 

 ANNEX 1 
  

					
		  	BILL OF EXCHANGE	  	
			
		  	 DATE:
	  	
			
	 AT
	  	 SIGHT OF THIS BILL OF EXCHANGE
	  	
		
	 PAY TO THE ORDER OF
                                         
                                         
  
	  	
		
	 US
                                         
                                       DOLLARS (US
$                      )
	  	
			
	 DRAWN UNDER
	  		  	
			
	 CREDIT NUMBER NO.
	  	 DATED
	  	
			
	 TO:
  
	  		  	
	Authorized Signature	  		  	

 ANNEX 1 

  
 -1- 

 EXHIBIT “A” 
  

			
	 DATE:
	  	
	
TO:                  
                              
	  	 RE:        STANDBY LETTER OF CREDIT

		
	                                     
           	  	
NO.                  
                  

		
		  	 ISSUED
BY                              

 LADIES AND GENTLEMEN: 

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

 

					
	(NAME OF TRANSFEREE)	  	 	  	
			
	(ADDRESS)	  	 	  	
			
		  	 	  	

 ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT
AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER. 
 BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE
TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL
AMENDMENTS ARE TO BE ADVISED DIRECT TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
 THE
ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND 
 FORWARD IT
DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 
  

					
	 SINCERELY,
  
	 		  	 SIGNATURE AUTHENTICATED

 

	 (BENEFICIARY’S NAME)

 
	 		  	 (Name of Bank)

 

	 SIGNATURE OF
BENEFICIARY
	 		  	 (authorized
signature)

 EXHIBIT “A” 

  
 -1- 

 EXHIBIT 29.32.1 

INSTALLATION AREA (NITROGEN TANK AND GENERATOR) 
  

 
 EXHIBIT 29.32.1 

  
 -1-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00280-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00280-of-00352.parquet"}]]