Document:

EX-10.9

 CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY [***], HAS BEEN
OMITTED BECAUSE IT IS NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY IF PUBLICLY DISCLOSED 
  

Exhibit 10.9 
 4 HARTWELL
PLACE 
 LEXINGTON, MASSACHUSETTS 02421 

LEASE SUMMARY SHEET 
  

			
	Execution Date:	  	March 5, 2019
		
	Tenant:	  	Codiak Biosciences, Inc., a Delaware corporation
		
	Tenant’s Mailing Address	  	
	Prior to Occupancy:	  	500 Technology Square, 9th floor
		  	Cambridge, MA 02139
		
	Landlord:	  	King 4 Hartwell Place, LLC, a Delaware limited liability company
		
	Campus:	  	The following buildings and the land thereon, located in Lexington, Massachusetts, as shown on Exhibit A attached hereto:
		
		  	 •   4 Hartwell Place

		
		  	 •   101 Hartwell Avenue

		
		  	 •   113 Hartwell Avenue

		
		  	 •   115 Hartwell Avenue

		
		  	The aggregate total rentable area of the buildings located on the Campus is 276,469 rentable square feet.
		
	Building:	  	4 Hartwell Place, Lexington, Massachusetts 02421. The Building consists of approximately 40,123 rentable square feet. The land on which the Building is located (the “Land”) is more particularly described in Exhibit
2 attached hereto and made a part hereof (such land, together with the Building, are hereinafter collectively referred to as the “Property”).
		
	Premises:	  	An area in the Building, consisting of approximately 18,707 rentable square feet of space, as more particularly shown as hatched, highlighted or outlined on the plan attached hereto as Exhibit 1 and made a part hereof (the
“Lease Plan”).
		
	Term Commencement	  	
	Date:	  	The earlier of:
		
		  	 (i) the date Tenant takes possession of the Premises, or any portion thereof, to commence
the performance of Tenant’s Work, or

		
		  	 (ii)  the later of: (x) July 1, 2019, or (y) the date that Landlord
delivers the Premises to Tenant in compliance with Section 3.1 of the Lease.

  
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	Rent Commencement	  	
	Date:	  	The date that is the later of:
		  	 (i) six (6) months after the Term Commencement Date, or

		  	 (ii)  the earlier of:

		  	 (x) the Outside Rent Commencement Date (as hereinafter defined), or

		  	 (y) the date that Tenant first commences to use the Premises, or any portion thereof, for any Permitted
Use.

		
		  	Neither the performance of Tenant’s Work (as hereinafter defined) nor the installation of any furniture, fixtures or equipment shall be deemed to be use of the Premises for the Permitted Use for the purposes of determining the
Rent Commencement Date.
		
	Outside Rent Commencement	  	
	Date:	  	The date six (6) months after the Term Commencement Date, except that the Outside Rent Commencement Date shall be extended by the number of days, if any, which Tenant’s Work is actually delayed by reason of any Landlord
Delay (as hereinafter defined).
		
	Landlord Delay:	  	“Landlord Delay” shall mean any delay in the performance of Tenant’s Work to the extent actually caused by Landlord in the default of Landlord in its obligations under the Lease. Landlord is not charged with
any period of any Landlord Delay prior to the time that Landlord receives written notice from Tenant of such Landlord Delay.
		
	Expiration Date:	  	Ten (10) years and six (6) months after the Term Commencement Date, provided that, if the Term Commencement Date does not occur on the first day of the calendar month, the Expiration Date shall be the last day of the
calendar month that is ten (10) years and six (6) months after the Term Commencement Date occurs.
		
	Extension Term:	  	Subject to Section 1.2 below, two (2) extension terms of five (5) years each.
		
	Landlord’s Contribution:	  	An amount not to exceed $1,309,490.00 (“Maximum Amount”), as more particularly described in Exhibit 4 attached hereto.

  
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	Permitted Uses:	  	Subject to Legal Requirements, (i) laboratory and manufacturing, vivarium and any other ancillary uses related the foregoing, and (ii) the operation and maintenance of an Acid Neutralization Tank, as set forth in
Section 1.7 hereof.
		
	Base Rent:	  	

  

									
	 LEASE YEAR
	  	ANNUAL BASE RENT	 	  	MONTHLY PAYMENT	 
	 Lease Year 1
	  	$	 879,229.00	* 	  	$	73,269.08	 
	 Lease Year 2
	  	$	 905,605.87	 	  	$	75,467.16	 
	 Lease Year 3
	  	$	 932,774.05	 	  	$	77,731.17	 
	 Lease Year 4
	  	$	 960,757.27	 	  	$	80,063.11	 
	 Lease Year 5
	  	$	 989,579.99	 	  	$	82,465.00	 
	 Lease Year 6
	  	$	1,019,267.39	 	  	$	84,938.95	 
	 Lease Year 7
	  	$	1,049,845.41	 	  	$	87,487.12	 
	 Lease Year 8
	  	$	1,081,340.77	 	  	$	90,111.73	 
	 Lease Year 9
	  	$	1,113,780.99	 	  	$	92,815.08	 
	 Lease Year 10
	  	$	1,147,194.42	 	  	$	95,599.54	 

  

	*	 annualized 

For purposes hereof, “Lease Year 1” shall commence on the Rent Commencement Date and shall expire on the day immediately preceding the first
anniversary of the Rent Commencement Date, except that if the Rent Commencement Date does not occur on the first day of the calendar month, the last day of Lease Year 1 shall be the last day of the calendar month immediately preceding the first
anniversary of the Rent Commencement Date. Thereafter, every consecutive twelve (12) months after Lease Year 1 shall be a Lease Year. 
  

			
	Operating Costs and Taxes:	  	See Sections 5.2 and 5.3.
		
	 Tenant’s Share:
	  	A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the Building. As of the Execution Date, Tenant’s Share is
46.62%.
		
	Security Deposit/Letter of Credit:	  	$439,614.48, as more particularly described in Section 7 hereof

  
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	EXHIBIT 1	  	LEASE PLAN
	EXHIBIT 1A	  	RESERVED PARKING SPACES
	EXHIBIT 2	  	LEGAL DESCRIPTION
	EXHIBIT 3	  	EXISTING TENANT’S DECOMMISSIONING OBLIGATIONS
	EXHIBIT 4	  	TENANT’S WORK; LANDLORD’S CONTRIBUTION
	EXHIBIT 5	  	FORM OF LETTER OF CREDIT
	EXHIBIT 6	  	LANDLORD’S SERVICES
	EXHIBIT 7	  	TENANT’S HAZARDOUS MATERIALS
	EXHIBIT 8	  	RULES AND REGULATIONS
	EXHIBIT 9	  	INSURANCE REQUIREMENTS FOR TENANT’S CONTRACTORS
	EXHIBIT 10	  	PTDM
	EXHIBIT 11	  	FORM OF SNDA
	EXHIBIT 12	  	ADDITIONAL PROVISIONS

  
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 THIS INDENTURE OF LEASE (this “Lease”) is hereby made and entered
into on the Execution Date by and between Landlord and Tenant. 
 Each reference in this Lease to any of the terms and titles contained in
any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under that term or title in such Exhibit. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the
Lease Summary Sheet which is attached hereto and incorporated herein by reference. 
 1. LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS 

1.1 Lease Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon and subject to terms
and conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the Expiration Date (the “Initial
Term”; the Initial Term and any duly exercised Extension Terms are hereinafter collectively referred to as the “Term”). 

1.2 Extension Terms. 
 (a)
Provided that the following conditions, which may be waived by Landlord in its sole discretion, are satisfied, (i) Tenant has not assigned its interest in this Lease nor sublet more than fifty percent (50%) of the Premises to anyone other than
to Affiliated Entities (hereinafter defined) and/or a Successor (hereinafter defined); and (ii) no uncured Event of Default exists (1) as of the date of the Extension Notice (hereinafter defined), and (2) at the commencement of the
applicable Extension Term (hereinafter defined), Tenant shall have the option to extend the Term for two (2) additional terms of five (5) years each (the “Extension Term”), commencing as of the expiration of the
Initial Term, or the prior Extension Term, as the case may be. Tenant must exercise such option to extend, if at all, by giving Landlord written notice (the “Extension Notice”) on or before the date that is no earlier than
eighteen (18) months and not later than twelve (12) months prior to the expiration of the then-current term of this Lease, time being of the essence. Upon the timely giving of such notice, the Term shall be deemed extended upon all
of the terms and conditions of this Lease, except that Base Rent during each Extension Term shall be calculated in accordance with this Section 1.2, Landlord shall have no obligation to construct or renovate the Premises and Tenant shall have
one (1) fewer option to extend the Term. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the Term. Notwithstanding the fact that Tenant’s proper and timely exercise of such option to extend
the Term shall be self-executing, the parties shall promptly execute a lease amendment reflecting the applicable Extension Term after Tenant exercises such option. The execution of such lease amendment shall not be deemed to waive any of the
conditions to Tenant’s exercise of its rights under this Section 1.2. 
 (b) The Base Rent during each Extension Term (the
“Extension Term Base Rent”) shall be determined in accordance with the process described hereafter. Extension Term Base Rent shall be the fair market rental value of the Premises then demised to Tenant as of the commencement
of the applicable Extension Term as determined in accordance with the process described below, for renewals of combination laboratory and office space in the vicinity of equivalent quality, size, utility and location, with the length of the
Extension Term, the credit standing of Tenant, any economic concessions (including, without limitation, tenant improvement 

  
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allowances and free rent) then being provided by landlords to tenants, and all other relevant factors to be taken into account. Within thirty (30) days after receipt of the Extension Notice,
Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent for the applicable Extension Term. Tenant shall, within thirty (30) days after receipt of such notice, notify Landlord in writing whether
Tenant accepts or rejects Landlord’s determination of the Extension Term Base Rent (“Tenant’s Response Notice”). If Tenant fails timely to deliver Tenant’s Response Notice, Landlord’s determination of the
Extension Term Base Rent shall be binding on Tenant. 
 (c) If and only if Tenant’s Response Notice is timely delivered to Landlord and
indicates both that Tenant rejects Landlord’s determination of the Extension Term Base Rent and desires to submit the matter to arbitration, then the Extension Term Base Rent shall be determined in accordance with the procedure set forth in
this Section 1.2(c). In such event, within ten (10) days after receipt by Landlord of Tenant’s Response Notice indicating Tenant’s desire to submit the determination of the Extension Term Base Rent to arbitration, Tenant and
Landlord shall each notify the other, in writing, of their respective selections of an appraiser (respectively, “Landlord’s Appraiser” and “Tenant’s Appraiser”). Landlord’s Appraiser and
Tenant’s Appraiser shall then jointly select a third appraiser (the “Third Appraiser”) within ten (10) days of their appointment. All of the appraisers selected shall be individuals with at least ten
(10) consecutive years’ commercial appraisal experience for office and laboratory space in the area in which the Premises are located, shall be members of the Appraisal Institute (M.A.I.), and, in the case of the Third Appraiser, shall not
have acted in any capacity for either Landlord or Tenant within five (5) years of his or her selection. The three appraisers shall determine the Extension Term Base Rent in accordance with the requirements and criteria set forth in
Section 1.2(b) above, employing the method commonly known as Baseball Arbitration, whereby Landlord’s Appraiser and Tenant’s Appraiser each sets forth its determination of the Extension Term Base Rent as defined above, and the Third
Appraiser must select one or the other (it being understood that the Third Appraiser shall be expressly prohibited from selecting a compromise figure). Landlord’s Appraiser and Tenant’s Appraiser shall deliver their determinations of the
Extension Term Base Rent to the Third Appraiser within five (5) days of the appointment of the Third Appraiser and the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two
determinations of the Extension Term Base Rent. The Third Appraiser’s decision shall be binding on both Landlord and Tenant. Each party shall bear the cost of its own appraiser and the cost of the Third Appraiser shall be paid by the party
whose determination is not selected. 
 1.3 Appurtenant Rights. 

(a) Common Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant shall have, as appurtenant to
the Premises, rights to use in common with others entitled thereto, the areas in the Building, on the Land and elsewhere on the Campus designated from time to time for the common use of Tenant and other tenants of the Property and/or Campus (such
areas are hereinafter referred to as the “Common Areas”). The Common Areas include: (i) the common lobbies (if any), loading docks, hallways and stairways of the Building serving the Premises, (ii) common walkways
and driveways necessary for access to the Building, (iii) the common toilets and other common facilities, if any; and (iv) other areas designated by Landlord from time to time for the common use of Tenant and other tenants of the Building;
and no other appurtenant rights or easements. 

  
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 (b) Parking. During the Term, Landlord shall, subject to the terms hereof, make
available up to fifty-six (56) parking spaces for Tenant’s use in the parking areas serving the Building, free of charge (except that the costs of maintenance and repair of the parking areas serving
the Building shall, subject to Section 5.2, be included in Operating Costs (and Taxes imposed upon the parking areas which are located on the Land which are available for Tenant’s use shall, subject to Section 5.3 hereof, be included
in Taxes). The number of parking spaces in the parking areas reserved for Tenant, as modified pursuant to this Lease or as otherwise permitted by Landlord, are hereinafter referred to as the “Parking Spaces.” Four (4) of
the Parking Spaces (“Reserved Parking Spaces”) shall be reserved for Tenant’s exclusive use. The Reserved Parking Spaces shall be located as shown on Exhibit 1A, subject to Landlord’s right to relocate the
Reserved Parking Spaces, from time to time, to another location in the parking areas on the Land. The Reserved Parking Spaces shall be identified by markings and/or signage; provided however, that Landlord shall have no obligation to police the use
of the Reserved Parking Spaces. Tenant shall have no right to hypothecate or encumber the Parking Spaces, and shall not sublet, assign, or otherwise transfer the Parking Spaces other than to employees of Tenant occupying the Premises or to a
Successor (hereinafter defined), an Affiliated Entity (hereinafter defined) or a transferee pursuant to an approved Transfer under Section 13 of this Lease. Subject to Landlord’s right to reserve parking for other tenants of the Building
and except for the Reserved Parking Spaces, said Parking Spaces will be on an unassigned, non-reserved basis. Tenant’s use of the Parking Spaces shall be subject to such reasonable rules and regulations
as may be in effect for the use of the parking areas from time to time. Reserved and handicap parking spaces must be honored. Notwithstanding anything to the contrary contained herein, Landlord shall have the right, upon at least three
(3) months’ written notice to Tenant, to temporarily (i.e., for a period of time not to exceed six (6) months) and not more than one time every twelve month period, other than for reasons of Force Majeure) relocate all or any portion
of the Parking Spaces in to other parking areas owned, controlled or leased by Landlord in the vicinity of the Property (Landlord and Tenant hereby agreeing that the parking areas located at 101 Hartwell Avenue, 113 Hartwell Avenue and/or 91
Hartwell Avenue are acceptable). Any such relocation of the Parking Spaces shall be done on an equitable basis as between Tenant and those other tenants with rights to park in the parking areas. 

(c) Pavilion. Tenant acknowledges that Landlord may construct a common building (the “Pavilion”) located on the
Campus for the common use of the tenants of the Campus. Landlord may cause a food service facility (“Cafeteria”) to be operated in the Pavilion. So long as the Cafeteria is in operation, Tenant, in common with other tenants
of the Campus, shall have the right, during the Term of this Lease, to use the Cafeteria. 
 1.4 Tenant’s Access. 

(a) From and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises twenty-four
(24) hours a day, seven (7) days a week, subject to Legal Requirements, the Rules and Regulations, the terms of this Lease, Force Majeure (hereinafter defined) and matters of record. 

(b) Tenant and its employees shall have access to the Premises after normal business hours by means of the existing card reader access system.
Tenant shall have the right, subject to Tenant’s obtaining Landlord’s prior written approval of Tenant’s plans and specifications therefor (which approval shall not be unreasonably withheld, delayed or 

  
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conditioned), to replace and/or modify the existing card reader access system within the Premises (the existing card reader access system, as it may be modified or replaced is referred to herein
as “Tenant’s Security System”). Any modification or replacement of Tenant’s Security System shall be performed in accordance with this Lease, including, without limitation, Section 11 hereof. Tenant shall provide
Landlord and the cleaning personnel with access cards permitting normal entry to Tenant’s Premises. In addition to the foregoing, such security system shall be designed with a master key override using the Building master key, so that Landlord
shall have access to the Premises in an emergency, but Landlord shall only use such master key access in an emergency. Additionally, Tenant shall ensure that such system shall comply with all applicable laws, rules and regulations, including all
fire safety laws, and in no event shall Landlord be liable for, and Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from and against, any claims, demands, liabilities, causes of action, suits, judgments,
damages and expenses arising from such system or the malfunctioning thereof in accordance with Tenant’s indemnity obligations set forth in Section 14.2. 

1.5 Notice of Lease. Neither party shall record this Lease, but each of the parties hereto agrees to join in the execution, in
recordable form, of a statutory notice of lease and/or written declaration in which shall be stated the Term Commencement Date, the Rent Commencement Date, the number and length of the Extension Term and the Expiration Date, which notice of lease
may be recorded by Tenant with the Middlesex South Registry of Deeds and/or filed with the Middlesex South Registry District of the Land Court, as appropriate (collectively, the “Registry”) at Tenant’s sole cost and
expense. If a notice of lease was previously recorded with the Registry, upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly execute and deliver the
same to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall survive the expiration or earlier termination of the Lease. 

1.6 Exclusions. The following are expressly excluded from the Premises and reserved to Landlord: all the perimeter walls of the
Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks or other
Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.3(a) above. 
 1.7
Acid Neutralization Tank. 
 (a) There currently exists an acid neutralization tank (the “Acid Neutralization Tank”)
that is located in the Premises. Subject to Sections 3.2 and 3.3 hereof, Tenant acknowledges and agrees that Tenant is leasing the Acid Neutralization Tank in its “AS IS,” “WHERE IS” condition and with all faults on the
Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, or recourse to Landlord. Tenant shall have the exclusive right, throughout the Term of the Lease, as the same may be extended, to use the
Acid Neutralization Tank in accordance with Legal Requirements. Tenant shall obtain, and maintain all governmental permits and approvals necessary for the operation and maintenance of the Acid Neutralization Tank. Tenant shall be
responsible for all costs, charges and expenses incurred from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment of the Acid Neutralization Tank, including all
clean-up costs relating to the Acid Neutralization Tank (collectively, “Tank Costs”), except, subject to Section 14.5, to the extent such costs are caused by the negligence or willful
misconduct of any of the Landlord Parties (as hereinafter defined). 

  
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 (b) Tenant shall be responsible for the operation, cleanliness, and maintenance of the Acid
Neutralization Tank and the appurtenances, all of which shall remain the personal property of Landlord, and shall be left in place by Tenant at the expiration or earlier termination of the Lease. Such maintenance and operation shall be
performed in a manner to avoid any unreasonable interference with any other tenants or Landlord. Subject to Sections 3.2 and 3.3 hereof, Tenant shall take the Acid Neutralization Tank “as is” in the condition in which the Acid
Neutralization Tank is in as of the Term Commencement Date. Without limiting the foregoing, Landlord makes no warranties or representations to Tenant as to the suitability of the Acid Neutralization Tank. If and only so long as Tenant
shall use the Acid Neutralization Tank, Tenant agrees to maintain the Acid Neutralization Tank in the condition in which the Acid Neutralization Tank is in as of the Term Commencement Date, reasonable wear and tear (provided however, that Tenant
shall immediately make any repairs necessary to eliminate any risk to the safety and proper operation of the Acid Neutralization Tank caused by wear and tear), and casualty excepted. Landlord shall have no obligation to provide any services,
including, without limitation, electric current, to the Acid Neutralization Tank. 
 2. RIGHTS RESERVED TO LANDLORD 

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

2.2 Additions to the Property. 

(a) Landlord may at any time or from time to time (i) construct additional improvements and related site improvements (collectively,
“Future Development”) in all or any part of the Property and/or (ii) change the location or arrangement of any improvement outside the Building in or on the Property or all or any part of the Common Areas, or add or
deduct any land to or from the Property; provided that there shall be no material increase in Tenant’s obligations or material interference with Tenant’s rights under this Lease in connection with the exercise of the foregoing reserved
rights. In case any excavation shall be made for building or improvements or for any other purpose upon the land adjacent to or near the Premises, Tenant will afford without charge to Landlord, or the person or persons, firms or corporations causing
or making such excavation, license to enter upon the Premises for the purpose of doing such work as Landlord or such person or persons, firms or corporation shall deem to be necessary to preserve the walls or structures of the Building from injury,
and to protect the Building by proper securing of foundations. 

  
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 (b) Reference is made to following: 

(1) Existing REAs: Landlord is presently constructing a common pavilion (“Pavilion”) on land which is
subject to an REA dated March 24, 2014 and filed with the Middlesex Registry District of the Land Court (“the “Land Court”) as Document No. 1668032, and (ii) the REA dated November 13, 2015 and filed
with the Land Court as Document No. 1715486 affects both the land on which the Pavilion is being constructed, as noted in clause (i) above, as well as land on which Landlord has constructed a parking deck (the second level portion of such
parking deck on which Tenant has a right to park and the associated ramps to the same being referred to herein as the “Parking Deck”). Said REAs are referred to herein as the “REAs”. The Pavilion will
be used in common by the occupants of 4 Hartwell Avenue, 101 Hartwell Avenue, the 113 Hartwell Avenue (“113 Building”), and 115 Hartwell Avenue (“115 Building”) and the Parking Deck will be used in
common by occupants of the 113 Building and the 115 Building only. The Building, 101 Hartwell Avenue, the 113 Building, and the 115 Building are referred to collectively as the “Campus Buildings”. 

(2) Existing Condominium: Landlord has, by Master Deed (“Master Deed”) dated as of June 15, 2017 as
recorded in the Middlesex County South District Registry of Deeds (the “Registry”) at Book 69458, Page 399, and Declaration of Trust (“Declaration of Trust”) dated as of June 15, 2017 and recorded
in the Registry at Book 69458, Page 430, subjected the 113 Building, the 115 Building and the land on which they are located to the 113/115 Hartwell Avenue Condominium (“Existing Condominium”) 

(3) Landlord and Tenant each hereby acknowledges and agrees that, in connection with any Future Development, Landlord shall have the right to:
(i) subject the Land and the improvements located now or in the future located thereon to a commercial condominium regime (“Condominium”) on terms and conditions consistent with first class office and laboratory parks in the
Route 128 area, in which the Building shall be a single unit, or (ii) incorporate the Building and some or all of the remainder of the Campus in the Existing Condominium, (iii) upon Landlord’s request in connection with the recording of the
Master Deed for the Condominium (or an amendment to the Existing Condominium, as the case may be), Tenant shall execute a reasonable instrument in recordable form making this Lease subject and subordinate to the Master Deed and other documents
evidencing the Condominium, or the amended Existing Condominium (collectively, the “Condo Documents”) provided that such Condo Documents continue to provide Tenant with all of the rights and obligations contained in this
Lease (e.g. the appurtenant right to use all Common Areas) and the Condo Documents comply with the provisions of this Section 2.2; (iv) Landlord shall have the right to enter into, and subject the Property and this Lease to the terms and conditions
of, additional reciprocal easement agreements (each a “New REA”) with any one or more of the neighboring property owners in order to increase the size of the Campus, provided that any such New REA continues to provide Tenant
with all of the rights and obligations contained in this Lease as of the Execution Date (e.g. the appurtenant right to use all Common Areas) and any New REA complies with the provisions of this Section 2.2; (iv) Landlord shall submit to Tenant for
Tenant’s approval drafts of the Condo Documents and any New REA (and any amendments thereto) prior to their execution; (v) Tenant shall have the right to notify Landlord within twenty (20) days after receipt of the draft Condo Documents and/or
New REA (or any amendments thereto) of Tenant’s disapproval thereof, but only to the extent such draft(s) (A) materially adversely affect Tenant’s use of, or access to, the Premises, (B) materially adversely affect the operation of
Tenant’s business from the Premises in accordance with the terms of this 

  
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 Lease, or Tenant’s rights under and pursuant to the terms of this Lease, including without limitation
Tenant’s rights with respect to the Common Areas, and/or (C) result in any increase in Tenant’s payment or other obligations under this Lease in more than a de minimis manner; (vi) upon Landlord’s request in connection with
the recording of any New REA, Tenant shall execute a commercially reasonable instrument in recordable form making this Lease subject and subordinate to the REA; (vii) Landlord shall have the right to subdivide the Property so long as Tenant
continues to have all of the rights and obligations contained in this Lease (e.g. the appurtenant right to use all Common Areas); and (viii) Tenant shall execute such reasonable documents (which may be in recordable form) evidencing the
foregoing promptly upon Landlord’s request. 
 2.3 Name and Address of Building. Landlord reserves the right at any time
and from time to time to change the name or address of the Building and/or the Property, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 

2.4 Landlord’s Access. 

(a) Subject to the terms hereof, Tenant shall (a) upon reasonable advance notice (not less than forty-eight (48) hours), which may be
by email at kim.barry@codiakbio.com or such other email address or addresses as may be provided in writing by Tenant to Landlord (except that no notice shall be required in emergency situations), permit Landlord and any holder of a Mortgage
(hereinafter defined) (each such holder, a “Mortgagee”), and their agents, representatives, employees and contractors, to have reasonable access to the Premises at all reasonable hours for the purposes of inspection, making
repairs, replacements or improvements in or to the Premises or the Building or equipment therein (including, without limitation, sanitary, electrical, heating, air conditioning or other systems), complying with all applicable laws, ordinances,
rules, regulations, statutes, by-laws, court decisions and orders and requirements of all public authorities (collectively, “Legal Requirements”), or exercising any right reserved to
Landlord under this Lease (including without limitation the right to take upon or through, or to keep and store within the Premises all necessary materials, tools and equipment); (b) permit Landlord and its agents and employees, at reasonable times,
upon reasonable advance notice, to show the Premises during normal business hours (i.e. Monday – Friday 8 A.M.—6 P.M., Saturday 8 A.M. – 1 P.M., excluding holidays) to any prospective Mortgagee or purchaser of the Building and/or the
Property or of the interest of Landlord therein, and, during the last twelve (12) months of the Term or at any time after the occurrence of an Event of Default, prospective tenants; and (c) upon reasonable prior written notice from
Landlord, permit Landlord and its agents, at Landlord’s sole cost and expense, to perform environmental audits, environmental site investigations and environmental site assessments (“Site Assessments”) in, on, under and
at the Premises and the Land, it being understood that Landlord shall repair any damage arising as a result of the Site Assessments, and such Site Assessments may include both above and below the ground testing and such other tests as may be
necessary or appropriate to conduct the Site Assessments. In addition, to the extent that it is necessary to enter the Premises in order to access any area that serves any portion of the Building outside the Premises, then Tenant shall, upon as much
advance notice as is practical under the circumstances, and in any event at least twenty-four (24) hours’ prior written notice (except that no notice shall be required in emergency situations), permit contractors engaged by other occupants
of the Building to pass through the Premises in order to access such areas but only if accompanied by a representative of Landlord. Notwithstanding anything to the contrary contained herein, Tenant shall be entitled to have a representative present
for any access by Landlord or any Landlord Parties in exercising its rights under this Section 2.4. 

  
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 (b) Secure Areas within the Premises. Notwithstanding the foregoing, Tenant, at its
own expense may, as hereinafter set forth, designate one or more areas of the Premises to be “Secure Areas” (i.e., portions of the Premises to which Landlord shall not have a right of entry or access for any reason whatsoever
(except as otherwise provided below). Tenant may, from time to time, exercise its right to create Secure Areas by delivering to Landlord, for Landlord’s written approval, a plan showing the location of any such Secure Areas. Landlord agrees
that it will not unreasonably withhold, condition or delay such consent. If Landlord must gain access to a Secure Areas in a non-emergency situation, Landlord shall contact Tenant, and Landlord and Tenant
shall arrange a mutually agreed upon time for Landlord to have such access. Landlord shall be accompanied by an employee of Tenant or a party designated by Tenant (the “Escort”). Tenant shall make an Escort available to Landlord
during business hours. At all times, Landlord shall comply with all reasonable security measures of the Tenant pertaining to the Secure Areas. If an emergency representing an imminent risk of injury to persons or material property damage in the
Building or the Premises, including, without limitation, a suspected fire or flood, requires Landlord to gain access to the Secure Areas, Landlord may enter the Secure Areas without an Escort. If practicable under the circumstances, Landlord shall
immediately notify (which may be oral notification) and request that Tenant make an Escort available to Landlord if time permits, and if Tenant shall not make an Escort available to accompany Landlord, then Tenant hereby authorizes Landlord to enter
the Secure Areas forcibly or with a master key, and to enter without an Escort. In any such event, except (subject to Section 14.5 of this Lease) to the extent resulting from Landlord’s negligence or willful misconduct, Landlord shall have
no liability whatsoever to Tenant, and Tenant shall pay all reasonable expenses incurred by Landlord in repairing or reconstructing any entrance, corridor, door or other portions of the Premises damaged as a result of a forcible entry by Landlord.
Landlord shall have no obligation to provide either janitorial service or cleaning in the Secure Areas unless Tenant shall make arrangements to have an Escort in the Secure Areas at the time such service or cleaning is provided to the remainder of
the Premises. 
 2.5 Pipes, Ducts and Conduits. Tenant shall permit Landlord to erect, use, maintain and relocate pipes,
ducts and conduits in and through the Premises, provided the same do not reduce the rentable square footage of the Premises, other than in a de minimis amount, or adversely affect the appearance of the Premises. In exercising its rights under this
Section 2.5, Landlord shall make commercially reasonable efforts to locate any pipes, ducts, and conduits behind walls and above ceilings so as to minimize interference with the Premises. 

2.6 Minimize Interference. Subject to the provisions of this Lease, Tenant agrees to cooperate with Landlord as reasonably
necessary in connection with the exercise of Landlord’s rights under this Section 2. Tenant further agrees that dust, noise, vibration, temporary closures of Common Areas, or other inconvenience or annoyance resulting from the exercise of
Landlord’s rights under Section 2.1 and 2.2 shall not be deemed to be a breach of Landlord’s obligations under the Lease, so long as Landlord shall, except in the event of an emergency, use reasonable efforts, consistent with accepted
construction practice when applicable, to avoid unreasonably interfering with the conduct of Tenant’s business and Tenant’s use and occupancy of the Premises. Notwithstanding the foregoing, in no event shall any of the space leased by
Tenant at the Property under this Lease be deprived of safe and reasonable access or rendered untenantable for the Permitted Uses by reason of Landlord’s exercise of its rights under this Section 2. 

  
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 3. CONDITION OF PREMISES; DELIVERY CONDITION; TENANT’S WORK. 

3.1 Condition of Premises. Subject to the provisions of this Section 3.1, Tenant acknowledges and agrees that Tenant is
leasing the Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse
to Landlord, except that (i) the Premises shall be delivered to Tenant in the Delivery Condition, as hereinafter defined, and (ii) Landlord shall deliver to Tenant the Decommissioning Documentation (as hereinafter defined) from the
Existing Tenant in accordance with Section 3.3 below. 
 3.2 Delivery Condition. Landlord shall deliver the Premises to
Tenant on the Term Commencement Date in good operating condition and repair, free and clear of any tenants or occupants, personal property and clean of debris, and satisfying the Delivery Condition (as hereinafter defined). The “Delivery
Condition” shall mean: (a) the roof, foundation, footings, slab, structural walls, exterior windows and skylights (including seals), plumbing, fire sprinkler/life safety system, lighting, heating, ventilation and air conditioning
systems, and electrical systems serving the Premises shall be in good operating condition and repair (except to the extent modified or otherwise impaired by any improvements constructed by Tenant); (b) the Acid Neutralization Tank shall be delivered
to Tenant in good operating condition, and (c) the Premises shall comply with all laws, codes and regulations (collectively, “Laws”). Landlord shall promptly correct any
non-compliance with the foregoing Delivery Condition at its sole cost and expense provided that Tenant notify Landlord of such non-compliance not later than one hundred
twenty (120) days from and after the Term Commencement Date. Nothing in this Section 3.2, however, shall relieve Landlord of its maintenance and repair obligations as expressly set forth in the Lease or of Landlord’s obligations with
respect to Legal Requirements, as set forth in Section 19.2 hereof. 
 3.3 Existing Tenant’s Obligations with
respect to Decommissioning the Premises. The parties hereby acknowledge that: (i) the Premises are, as of the Execution Date of this Lease, leased by Landlord to another tenant (“Existing Tenant”), and (ii) the
Existing Tenant is required to clean and decommission the Premises (including, without limitation, the Acid Neutralization Tank) in compliance with the provisions of its lease as set forth on Exhibit 3 attached hereto. Promptly after
Landlord’s receipt of a Surrender Report from the Existing Tenant which is approved by Landlord, and receipt of the satisfactory certification from the industrial hygienist as required by Exhibit 3 from the Existing Tenant, Landlord
shall forward the Surrender Report and certification from the industrial hygienist to Tenant. Such Surrender Report and certification from the industrial hygienist are referred to herein as the “Decommissioning Documentation”. 

3.4 Tenant’s Work. Tenant, at Tenant’s sole cost and expense, but subject to Tenant’s right to
receive Landlord’s Contribution (as defined in Exhibit 4 attached hereto), shall perform the leasehold improvements to prepare the Premises for Tenant’s occupancy (“Tenant’s Work”), as more
particularly described in Exhibit 4 attached hereto. Tenant’s Work shall be performed in accordance with the provisions of Section 11 and Exhibit 4 of this Lease. 

  
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 3.5 Tenant’s Remedies in the Event of a Delay in the Term Commencement
Date. The provisions of this Section 3.5 set forth Tenant’s sole remedies, both in law and in equity in the event of any delay in the Term Commencement Date: 

(a) Hold Over by the Existing Tenant. If the Existing Tenant holds over in the Premises beyond the expiration of the term of its
lease with Landlord (“Existing Tenant’s Lease”), then: (i) Landlord shall use commercially reasonable efforts (including commencement of a summary process action) to recover the Premises from the Existing Tenant as soon as
possible, (ii) Landlord shall use commercially reasonable efforts to recover any Hold Over Premium, as hereinafter defined, payable by the Existing Tenant to Landlord, and (iii) Landlord shall pay to Tenant the net (i.e. net of reasonable
attorneys fees and court costs) amount of any Hold Over Premium actually received by Landlord from the Existing Tenant pursuant to the Existing Tenant’s Lease with respect to its use and occupation of the Premises after the expiration of the
term of the Existing Tenant’s Lease. The “Hold Over Premium” shall be defined as the amount which the Existing Tenant is required to pay to Landlord on account of its occupancy of the Premises after the expiration of the term
of the Existing Tenant’s Lease in excess of the amount which the Existing Tenant would have been required to pay to Landlord on account of such hold over period had the term of the Existing Tenant’s Lease been extended through the hold
over period on the same terms as were in effect immediately prior to the expiration of the Existing Tenant’s Lease. 
 (b)
Tenant’s Termination Right. Notwithstanding the foregoing, if the Term Commencement Date shall not have occurred on or before the Outside Date, as hereinafter defined, then Tenant shall have the right, exercisable by a written
thirty (30) day termination notice given on or after the Outside Date, to terminate the Lease. The “Outside Date” shall be defined as September 1, 2019, except that, if Landlord files a summary process action against the
Existing Tenant to recover possession of the Premises, and if the judgment in such action is appealed to the Superior Court, then the Outside Date shall be December 1, 2019. If the Term Commencement Date occurs on or before the thirtieth (30th) day after Landlord receives such termination notice, Tenant’s termination notice shall be deemed to be void and of no force or effect. If the Term Commencement Date does not occur on or before
such thirtieth (30th) day, then: (i) Landlord shall promptly return the Security Deposit/Letter of Credit which it has received from Tenant, and (ii) this Lease shall terminate and shall
be of no further force or effect, except that Tenant shall continue to be entitled to receive the net amount of any Hold Over Premium actually received by Landlord from the Existing Tenant. 

4. USE OF PREMISES 
 4.1
Permitted Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no other purposes. Service and utility areas (whether or not a part of the Premises) shall be used only for the particular purpose for
which they are designed. Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by applicable laws or insurance requirements. Landlord shall cooperate with Tenant, in such manner as Tenant may reasonably
request, in assisting Tenant to obtain any governmental permits or approvals necessary to enable Tenant to use the Premises for any of the Permitted Uses, provided that Landlord shall not be obligated to incur any out-of-pocket costs or expenses or incur any liability in connection with any such request. 

  
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 4.2 Prohibited Uses. 

(a) Notwithstanding any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or
permit the use or occupancy of the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this Lease or otherwise
applicable to or binding upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord (taking into account the use of the Building as a combination laboratory, research
and development and office building and the Permitted Uses) shall (a) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other
servicing of the Building or Premises, or the use or occupancy of any of the Common Areas; (b) occasion impairment, interference or injury in any material respect (and Tenant shall not install or use any electrical or other equipment of any
kind, which, in the reasonable judgment of Landlord, will cause any such impairment, interference, or injury), or cause any injury or damage to any occupants of the Premises or other tenants or occupants of the Building or their property; or
(c) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions to emanate from the Premises; (iv) in a manner which is inconsistent with the operation and/or maintenance of the
Building as a first-class combination office, research, development and laboratory facility; or (v) in a manner which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first took
occupancy of the Premises hereunder, unless Tenant otherwise agrees in writing to be responsible for the increased cost of such insurance rates. Notwithstanding the foregoing, Landlord agrees that Tenant’s use of the Premises for the Permitted
Use (as opposed to the particular manner of Tenant’s use of the Premises) shall not, in and of itself, be deemed to breach the provisions of this Section 4.2. 

(b) With respect to the use and occupancy of the Premises and the Common Areas, Tenant will not: (i) place or maintain any signage (except
as set forth in Section 12.2 below), trash, refuse or other articles in any vestibule or entry of the Premises, on the footwalks or corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor,
footwalk, parking area, mall or any other Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other refuse within or without the Premises; (iii) permit the parking of vehicles so as to interfere with the use
of any driveway, corridor, footwalk, parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably designated by Landlord; (v) conduct or permit to be conducted any auction, going out of
business sale, bankruptcy sale (unless directed by court order), or other similar type sale in or connected with the Premises; (vi) use the name of Landlord, or any of Landlord’s affiliates in any publicity, promotion, trailer, press
release, advertising, printed, or display materials without Landlord’s prior written consent; or (vii) except in connection with Alterations (hereinafter defined) approved by Landlord, cause or permit any hole to be drilled or made in any
part of the Building. 
 4.3 Chemical Safety Program. Tenant shall establish and maintain a chemical safety program
administered by a licensed, qualified individual in accordance with the requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable governmental authority. Tenant shall be solely responsible for all
costs incurred in connection with such chemical safety program, and Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other
applicable governmental authority with respect to such chemical safety program and (b) this Section 4.3. Tenant shall obtain and maintain during the Term (i) any permit required by 

  
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 the MWRA (“MWRA Permit”) and (ii) a wastewater treatment operator license from the
Commonwealth of Massachusetts with respect to Tenant’s use of the Acid Neutralization Tank. Tenant shall not introduce anything into the Acid Neutralization Tank serving the Premises, if any (x) in violation of the terms of the MWRA
Permit, (y) in violation of Legal Requirements or (z) that would interfere with the proper functioning of any such Acid Neutralization Tank. 

4.4 Parking and Traffic Demand Management Plan. Tenant acknowledges that the Property is subject to a traffic mitigation and/or
management plan, a copy of which is attached hereto as Exhibit 10 (the “PTDM”). Tenant agrees not to violate the terms of the PTDM applicable to tenants of the Building. Tenant shall, at Tenant’s sole expense, for
so long as the PTDM remains applicable to the Property, (a) participate in the Hartwell Avenue Transportation Management Association, (b) to the extent required by the PTDM, allow employees at the Premises to
set-aside pre-tax funds as allowable under the Commuter Choice provision of the Federal tax code, and (c) reasonably cooperate with Landlord in (i) connection
with Landlord’s reporting obligations under the PTDM and any amendments thereto, and (ii) encouraging employees to avoid vehicle trips at peak commuting hours and to seek alternate modes of transportation. The costs incurred by Landlord in
connection with compliance with the PTDM shall be included in Operating Costs. 
 4.5 Transportation of Animals. 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 except as provided in this Section 4.5. All deliveries of animals or animal
food or supplies to Tenant at the Building shall be made prior to 11:00 a.m. No transportation of animals, animal waste, food or supplies within the Building shall occur between the hours of 11:00 a.m. and 1:00 p.m. At all times that animals are
transported within the Common Areas, they shall be transported in an appropriate cage or other container. 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. 
 4.6 Vivarium.
Tenant shall be responsible, at its sole cost and expense, for the operations of its vivarium in accordance with all Legal Requirements and with best industry practices. Without limiting the general application of the foregoing, Tenant shall
separately dispose of all waste products from the operation of Tenant’s vivarium, including, without limitation, dead animals, strictly in accordance with Legal Requirements. Landlord shall have the right, from time to time by written notice to
Tenant, to promulgate reasonable rules and regulations with respect to the operation of Tenant’s vivarium so as to minimize any adverse effect that such operation may have on other occupants of the Building, including, without limitation,
regulations as to noise mitigation. 
 5. RENT; ADDITIONAL RENT 

5.1 Base Rent. Unless otherwise expressly provided herein, the payment of Base Rent, additional rent (“Additional
Rent”) and other charges reserved and covenanted to be paid under this Lease with respect to the Premises (collectively, “Rent”) shall commence on the Term Commencement Date, and shall be prorated for any partial
months. Commencing as of the Rent Commencement Date, and continuing thereafter throughout the remainder of the Term, Tenant shall pay to Landlord, Base Rent in equal monthly installments, in advance and without demand 

  
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 on the first day of each month for and with respect to such month, except that, if the Rent Commencement
Date is any day other than the first day of a calendar month, Base Rent due for the period between the Rent Commencement Date and the last day of the calendar month in which the Rent Commencement Date occurs shall be due on the Rent Commencement
Date. Rent shall be payable to Landlord or, if Landlord shall so direct in writing, to Landlord’s agent or nominee, in lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the
time of payment. 
 5.2 Operating Costs. 

(a) “Operating Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the
operation, management, repair, replacement, maintenance and insurance (including, without limitation, environmental liability insurance and property insurance on Landlord-supplied leasehold improvements for tenants, but not property insurance on
tenants’ equipment) of the Property or allocated to the Property, including without limitation all costs of labor (wages, salaries, fringe benefits, etc.) up to and including the Director of Property Management, however denominated, any costs
for utilities supplied to exterior areas and the Common Areas, and any costs for repair and replacements, cleaning and maintenance of the exterior areas and the Common Areas, including, without limitation, the parking areas serving the Building,
related equipment, facilities and appurtenances and HVAC equipment, security services, a management fee paid to Landlord’s property manager in the amount not to exceed four percent (4%) of gross revenues of the Building, the costs
(“Management Office Costs”), including, without limitation, a commercially reasonable rental factor, of Landlord’s management office for the Property, which management office may be located outside the Property and which may
serve other properties in addition to the Property (in which event such costs shall be equitably allocated among the properties served by such office), and the cost of operating any amenities in the Property available to all tenants of the Property
and any subsidy provided by Landlord for or with respect to any such amenity, and the Annual Charge-Off (as hereinafter defined) with respect to a Permitted Capital Expenditure (as hereinafter defined).
Operating Costs shall include costs (“Common Campus Costs”) incurred by Landlord in the operation, management, repair, replacement, maintenance and insurance of the Common Areas of the Campus which are available for
Tenant’s use, including, without limitation, the parking areas available to Tenant for Tenant’s use and the Pavilion. So long as the Cafeteria is in operation, the Common Campus Costs shall include the costs of operating and maintaining
the Cafeteria to the extent such costs exceed the income of the Cafeteria. Landlord shall proportionately, unless Landlord has reasonable basis to do so otherwise, allocate the Common Campus Costs among the buildings comprising the Campus. Operating
Costs shall not include Excluded Costs (hereinafter defined). 
 (b) Capital Expenditures. Permitted Capital Expenditures (as
hereinafter defined) shall only be included in Operating Costs for each fiscal year during the Term to the extent of the Annual Charge-Off, as hereinafter defined, for such fiscal year with respect to such
capital expenditure. Operating Costs shall not include any Annual Charge-Off with respect to Excluded Costs, as hereinafter defined. For the purposes hereof: 

(i) “Annual Charge-Off” means the annual amount of principal
and interest payments which would be required to repay a loan in equal monthly installments over the Useful Life, as defined below, of the capital item in question on a direct reduction basis at an annual interest rate equal to the Capital Interest
Rate, as defined below, where the initial principal balance is the cost of the capital item in question. 

  
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 (ii) “Useful Life” shall be reasonably determined by
Landlord in accordance with generally accepted accounting principles and commercially reasonable practices in effect at the time of acquisition of the capital item. 

(iii) “Capital Interest Rate” shall be defined as an annual rate of either one percentage point over the AA
bond rate (Standard & Poor’s corporate composite or, if unavailable, its equivalent) as reported in the financial press at the time the capital expenditure is made or, if the capital item is acquired through third-party financing, then
the actual (including fluctuating) rate paid by Landlord in financing the acquisition of such capital item. 
 (c) “Excluded
Costs” shall be defined as (i) any fixed or percentage ground rent payable to any ground lessor, or any mortgage charges (including interest, principal, points and fees and any debt service costs (provided however, that the
provisions of this clause (i) shall not be deemed to exclude mortgage charges and debt service costs incurred with respect to Permitted Capital Expenditures, as hereinafter defined, from Operating Costs) (provided however, that the provisions
of this clause (i) shall not be deemed to exclude mortgage charges and debt service costs incurred with respect to Permitted Capital Expenditures); (ii) brokerage commissions, marketing costs, concessions and leasehold improvement costs
incurred in connection with the leasing of any rentable space at the Building or Campus including, without limitation, finders’ fees, attorneys’ fees and expenses, entertainment costs and travel expenses; (iii) salaries and bonuses
and benefits of officers, executives of Landlord and administrative employees above the grade of Director of Property Management; (iv) the cost of work done by Landlord for a particular tenant or any special work or service performed for any
tenant (including Tenant) billable to such tenant or any costs in connection with services or benefits that are provided to or for the particular benefit of other tenants but not offered to Tenant; (v) capital expenditures, except to the extent
such capital expenditure is (A) required by any Legal Requirements enacted after the Execution Date, or (B) reasonably projected to reduce Operating Costs (collectively, “Permitted Capital Expenditures”); (vi) the
costs of Landlord’s Work and any contributions made by Landlord to any tenant of the Property in connection with the build-out of its premises; (vii) franchise or income taxes imposed on Landlord;
(viii) costs paid directly by individual tenants to suppliers, including tenant electricity, telephone and other utility costs; (ix) increases in premiums for insurance when such increase is caused by the use of the Building by Landlord or
any other tenant of the Building; (x) depreciation of the Building or Campus or any part thereof (provided however, that the provisions of this clause (x) shall not be deemed to exclude depreciation incurred with respect to Permitted
Capital Expenditures from Operating Costs; (xi) costs relating to maintaining Landlord’s existence as a corporation, partnership or other entity; (xii) advertising and other fees and costs incurred in procuring tenants;
(xiii) the cost of any items for which Landlord is reimbursed by insurance, condemnation awards, refund, rebate or otherwise, and any expenses for repairs or maintenance to the extent covered by warranties, guaranties and service contracts;
(xiv) attorneys’ fees incurred in connection with lease negotiations, disputes with individual tenants and/or for the existence, maintenance or non-Building or Campus related operations of the legal
entity or entities of which Landlord is comprised or the development of additional space at the Building or Campus; (xv) the cost of any items for which Landlord may be reimbursed by condemnation awards, refund, rebate or otherwise, and any
expenses for repairs or maintenance to the extent covered by warranties, guaranties and service contracts; (xvi) Taxes; (xvii) the cost of any repairs or 

  
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 restoration required because of fire, other casualty or taking, provided, however, that Operating Costs may
include costs of repairs which are not covered because the cost of such repairs is within a commercially reasonable deductible carried under Landlord’s casualty insurance policy (Tenant hereby agreeing that, as of the Execution Date, $10,000.00
is a commercially reasonable deductible, (xviii) management and administrative fees, other than as provided in Section 5.2(a) above; (xix) the cost of remediating Hazardous Materials from the Building or the Campus other than Included
Hazardous Materials, as hereinafter defined; “Included Hazardous Materials” shall be defined as all Hazardous Materials, other than: (A) any material or substance located in the Building or the Property on the Execution Date
which, as of the Execution Date, is not considered under then existing Legal Requirements, to be Hazardous Material, but which is subsequently determined to be a Hazardous Material by reason of a Legal Requirement which first becomes effective after
the Execution Date of this Lease, and (B) any material or substance that is introduced to the Building or the Property after the Execution Date which, when introduced to the Building or the Property, is not then (i.e., at the time of
introduction to the Building or the Property) considered, as a matter of any Legal Requirement, to be a Hazardous Material, but which is subsequently determined to be a Hazardous Material by reason of Legal Requirements which first becomes effective
after the date of introduction of such material or substance to the Building or Property; (xx) any cost covered by a warranty that Landlord is required to obtain in connection with the Building or the Land; (xxi) any amounts paid to a
person, firm, corporation or other entity under common ownership and control with Landlord that is in excess of a commercially reasonable amount paid on a market rate basis (other than management fees); (xxii) depreciation of the Building or Campus
or any part thereof (provided however, that the provisions of this clause (xxiii) shall not be deemed to exclude depreciation incurred with respect to Permitted Capital Expenditures from Operating Costs; (xxiv) any compensation paid to
personnel in retail concessions operated by Landlord and any subsidies or concessions to third parties operating retail concessions at the Building or the Campus, provided that the provisions of this clause (xxv) shall not be deemed to exclude
from Operating Costs such compensation, subsidies or concessions incurred by Landlord with respect the Pavilion; (xxvi) replacement or contingency reserves; (xxvii) Landlord’s general overhead, including costs incurred in connection
with any disputes between Landlord and its employees, between Landlord and Building management, or between Landlord and other tenants or occupants, provided however, that the provisions of this clause (xxvii) shall not be deemed to exclude an
equitable allocation of Management Office Costs, as set forth in Section 5.2(a) above; and (xxviii) the cost of acquiring sculptures, paintings and other objects of art. Notwithstanding anything to the contrary contained herein, the
properly passed through cost of any Permitted Capital Expenditures shall be amortized over the Useful Life of such capital item. 
 (d)
Payment of Operating Costs. Commencing as of the Rent Commencement Date and continuing thereafter throughout the remainder of the Term, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Share of Operating Costs. Landlord may
make a good faith estimate of Tenant’s Share of Operating Costs for any fiscal year or part thereof during the Term, and Tenant shall pay to Landlord, on the Rent Commencement Date and on the first (1st) day of each calendar month thereafter,
an amount equal to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share of
Operating Costs and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Share of Operating Costs shall be appropriately adjusted in accordance with
the estimations so that, by the end of the fiscal year in question, Tenant shall have paid all of Tenant’s Share of Operating Costs as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein
provided when actual Operating Costs are available for each fiscal year. 

  
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 (e) Annual Reconciliation. Landlord shall, within one hundred twenty (120) days
after the end of each fiscal year, deliver to Tenant a reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”). Failure of Landlord to provide the Year End Statement within
the time prescribed shall not relieve Tenant from its obligations hereunder; provided, however, Landlord shall be obligated to bill any Operating Costs on or before the date (“Outside Billing Date”) which is two (2) years after
the end of the fiscal year in which the expenditure is made. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating Costs actually incurred for such fiscal year, then, provided no
Event of Default has occurred, Tenant may credit the difference against the next installment of Rent or Additional Rent on account of Operating Costs due hereunder, except that if such difference is determined after the end of the Term, Landlord
shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due from Tenant to Landlord. If the total of such remittances is less than Tenant’s Share
of Operating Costs actually incurred for such fiscal year, Tenant shall pay the difference to Landlord, as Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating
Costs for the next fiscal year shall be based upon the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End Statement plus a reasonable adjustment based upon estimated
increases in Operating Costs. The provisions of this Section 5.2(d) shall survive the expiration or earlier termination of this Lease. 

(f) Part Years. If the Rent Commencement Date or the Expiration Date occurs in the middle of a calendar year, Tenant shall be liable for
only that portion of the Operating Costs with respect to such calendar year after the Rent Commencement Date on a pro-rated basis. 

(g) Gross-Up. If, during any calendar year, less than 95% of the Building is occupied by tenants
or if Landlord was not supplying all tenants with the services being supplied to Tenant hereunder, actual Operating Costs incurred shall be reasonably extrapolated by Landlord on an
item-by-item basis to the reasonable Operating Costs that would have been incurred if the Building was 95% occupied and such services were being supplied to all tenants,
and such extrapolated Operating Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. This “gross up” treatment shall be applied only with respect to variable Operating Costs arising from services
provided to Common Areas or to space in the Building being occupied by tenants (which services are not provided to vacant space or may be provided only to some tenants) in order to allocate equitably such variable Operating Costs to the tenants
receiving the benefits thereof. 
 (h) Audit Right. Provided there is no Event of Default nor any event which, with the passage of
time and/or the giving of notice would constitute an Event of Default, Tenant may, upon at least thirty (30) days’ prior written notice, inspect or audit Landlord’s records relating to Operating Costs for any periods of time within
the previous fiscal year before the audit or inspection. However, no audit or inspection shall extend to periods of time before the Term Commencement Date. If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on the
Year-End Statement within ninety (90) days after such statement has been delivered to Tenant and/or fails to complete any such audit or inspection within one hundred twenty (120) 

  
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 days after receipt of the Year End Statement, then Tenant shall be deemed to have waived its right to object
to the calculation of Tenant’s Share of Operating Costs for the year in question and the calculation thereof as set forth on such statement shall be final. Tenant’s audit or inspection shall be conducted only at Landlord’s offices or
the offices of Landlord’s property manager during business hours reasonably designated by Landlord. Tenant shall pay the cost of such audit or inspection. Tenant may not conduct an inspection or have an audit performed more than once during any
fiscal year. If, after such inspection or audit has been performed, it is finally determined or mutually agreed that there has been an underpayment by Tenant, then Tenant shall pay to Landlord, as Additional Rent hereunder, any underpayment of any
such costs, as the case may be, within thirty (30) days after receipt of an invoice therefor. In the event the Landlord disagrees in good faith with the results of the audit, Landlord shall notify Tenant within fifteen (15) days of the
audit, and Landlord and Tenant shall mutually select a neutral third party to evaluate the charges for Tenant’s Share of Operating Costs, and the results of such third party’s evaluation shall bind Landlord and Tenant and shall be final.
Costs charged by any such third party shall be shared equally by Landlord and Tenant. If, after such inspection or audit has been performed, it is finally determined or mutually agreed that that there has been overpayment by Tenant, then Landlord
shall credit such overpayment against the next installment(s) of Base Rent thereafter payable by Tenant, except that if such overpayment is determined after the termination or expiration of the Term, Landlord shall promptly refund to Tenant the
amount of such overpayment less any amounts then due from Tenant to Landlord. Tenant shall maintain the results of any such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other
than an independent firm of certified public accountants (A) reasonably acceptable to Landlord, (B) which is not compensated on a contingency fee basis or in any other manner which is dependent upon the results of such audit or inspection,
and (C) which executes Landlord’s standard confidentiality agreement whereby it shall agree to maintain the results of such audit or inspection confidential. The provisions of this Section 5.2(g) shall survive the expiration or
earlier termination of this Lease. 
 5.3 Taxes. 

(a) “Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Building and the Land,
and upon any personal property of Landlord used in the operation thereof, or on Landlord’s interest therein or such personal property; charges, fees and assessments for transit, housing, police, fire or other services or purported benefits to
the Building and the Land (including without limitation any community preservation assessments); service or user payments in lieu of taxes; and any and all other taxes, levies, betterments, assessments and charges arising from the ownership,
leasing, operation, use or occupancy of the Building and the Land or based upon rentals derived therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental authorities. Taxes shall include Taxes
(“Common Campus Taxes”) incurred by Landlord in connection with the Common Areas of the Campus which are available to Tenant’s use, including, without limitation, the parking areas which are available to Tenant for
Tenant’s use and the Pavilion. From and after substantial completion of any occupiable improvements constructed as part of a Future Development, if such improvements are not separately assessed, Landlord shall reasonably allocate Taxes between
the Building and such improvements and the land area associated with the same. Taxes shall not include any inheritance, estate, succession, gift, franchise, rental, income or profit tax, capital stock tax, capital levy or excise, or any income taxes
arising out of or related to the ownership and operation of the Building and the Land, provided, however, that any of the same and any other tax, 

  
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 excise, fee, levy, charge or assessment, however described, that may in the future be levied or assessed as
a substitute for or an addition to, in whole or in part, any tax, levy or assessment which would otherwise constitute Taxes, whether or not now customary or in the contemplation of the parties on the Execution Date of this Lease, shall constitute
Taxes, but only to the extent calculated as if the Building and the Land were the only real estate owned by Landlord. “Taxes” shall also include reasonable expenses (including without limitation legal and consultant fees) of tax abatement
or other proceedings contesting assessments or levies. 
 (b) “Tax Period” shall be any fiscal/tax period in respect
of which Taxes are due and payable to the appropriate governmental taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of this Lease. 

(c) Payment of Taxes. Commencing as of the Rent Commencement Date and continuing thereafter throughout the remainder of the Term, Tenant
shall pay to Landlord, as Additional Rent, Tenant’s Share of Taxes. Landlord may make a good faith estimate of the Taxes to be due by Tenant for any Tax Period or part thereof during the Term, and Tenant shall pay to Landlord, on the Rent
Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Taxes for such Tax Period or part thereof divided by the number of months
therein. Landlord may estimate and re-estimate Tenant’s Share of Taxes and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly
installments of Tenant’s Share of Taxes shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall have paid all of Tenant’s Share of Taxes as estimated by Landlord.
Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances is greater than Tenant’s Share of Taxes actually due for
such Tax Period, then, provided no Event of Default has occurred, Tenant may credit the difference against the next installment of Additional Rent on account of Taxes due hereunder, except that if such difference is determined after the end of the
Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due from Tenant to Landlord. If the total of such remittances is less than
Tenant’s Share of Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate for the
next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases in Taxes. The provisions of this Section 5.3(c) shall survive the expiration or earlier termination of this
Lease. 
 (d) Effect of Abatements. Appropriate credit against Taxes shall be given for any refund obtained by reason of a reduction
in any Taxes by the assessors or the administrative, judicial or other governmental agency responsible therefor after deduction of Landlord’s expenditures for reasonable legal fees and for other reasonable expenses incurred in obtaining the Tax
refund. 
 (e) Part Years. If the Rent Commencement Date or the Expiration Date occurs in the middle of a Tax Period, Tenant
shall be liable for only that portion of the Taxes, as the case may be, with respect to such Tax Period after the Rent Commencement Date. 

  
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 5.4 Late Payments. 

(a) Any payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due date until paid in
full at the annual rate of eighteen percent (18%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”). 

(b) Additionally, if Tenant fails to make any payment within five (5) business days after the due date therefor, Landlord may charge
Tenant a fee, which shall constitute liquidated damages, equal to three percent (3%) of any such late payment; provided, however, Landlord shall waive the late fee once in any twelve-(12)-month period in the event Tenant shall pay such late payment
within five (5) business days following Landlord’s written notice to Tenant of the occurrence of such late payment. 
 (c) For each
Tenant payment check to Landlord that is returned by a bank for any reason, Tenant shall pay a returned check charge equal to the amount as shall be customarily charged by Landlord’s bank at the time. 

(d) Money paid by Tenant to Landlord shall be applied to Tenant’s account in the following order: first, to any unpaid Additional Rent,
including without limitation late charges, returned check charges, legal fees and/or court costs chargeable to Tenant hereunder; and then to unpaid Base Rent. 

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

(f) If Tenant during any six (6) month period shall be more than five (5) days delinquent in the payment of any installment of Rent
on three (3) or more occasions, then, notwithstanding anything herein to the contrary, Landlord may, by written notice to Tenant, elect to require Tenant to pay all Base Rent and Additional Rent on account of Operating Costs and Taxes quarterly
in advance. Such right shall be in addition to and not in lieu of any other right or remedy available to Landlord hereunder or at law on account of Tenant’s default hereunder. 

5.5 No Offset; Independent Covenants; Waiver. Rent shall be paid without notice or demand, and without setoff, counterclaim, defense,
abatement, suspension, deferment, reduction or deduction, except as expressly provided herein. TENANT WAIVES ALL RIGHTS (I) TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF OR FROM RENT, AND (II) TO QUIT, TERMINATE OR
SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF, EXCEPT AS EXPRESSLY PROVIDED HEREIN. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL BE SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS, THAT RENT SHALL
CONTINUE TO BE PAYABLE IN ALL EVENTS AND THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM THE SAME SHALL HAVE 

  
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BEEN TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE. LANDLORD AND TENANT EACH ACKNOWLEDGES AND AGREES THAT THE INDEPENDENT NATURE OF THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS
FAIR, REASONABLE, AND ACCEPTED COMMERCIAL PRACTICE WITH RESPECT TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT THIS AGREEMENT IS THE PRODUCT OF FREE AND INFORMED NEGOTIATION DURING WHICH BOTH LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL
SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES IN MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN WESSON V. LEONE ENTERPRISES, INC., 437 MASS. 708 (2002). SUCH
ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS BY TENANT ARE A MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS LEASE. 
 5.6
Survival. Any obligations under this Section 5 which shall not have been paid at the expiration or earlier termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same
shall be determined and be due. 
 6. GUARANTY. Intentionally Omitted. 

7. LETTER OF CREDIT 
 7.1
Amount. Contemporaneously with the execution of this Lease, Tenant shall deliver either (i) cash in the amount specified in the Lease Summary Sheet (the “Cash Security Deposit”), which shall be held by Landlord in
accordance with Section 7.5 below, or (ii) an irrevocable letter of credit to Landlord which shall (a) be in the amount specified in the Lease Summary Sheet and otherwise in the form attached hereto as Exhibit 5 or other form
reasonably approved by Landlord (“Approved Issuer”); (b) name Landlord as its beneficiary; (c) be drawn on an FDIC insured financial institution reasonably satisfactory to Landlord that both (i) has an office in the
greater Boston metropolitan area that will accept presentation of, and pay against, or allow for facsimile presentment for the payment of the Letter of Credit and (ii) satisfies both the Minimum Rating Agency Threshold and the Minimum Capital
Threshold (as those terms are defined below); (d) be for a term of one (1) year, subject to extension in accordance with the terms hereof; and (e) have an outside expiration date no earlier than ninety (90) days after the scheduled
Expiration Date of the then-current term of the Lease (the “Letter of Credit”). The “Minimum Rating Agency Threshold” shall mean that the issuing bank has outstanding unsecured, uninsured and
unguaranteed senior long-term indebtedness that is then rated (without regard to qualification of such rating by symbols such as “+” or “-” or numerical notation) “Baa” or better by Moody’s Investors Service, Inc.
and/or “BBB” or better by Standard & Poor’s Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital Threshold”
shall mean that the issuing bank has combined capital, surplus and undivided profits of not less than $10,000,000,000. Notwithstanding the foregoing, Landlord hereby agrees that, as of the Execution Date, Silicon Valley Bank is an Approved Issuer.
The Letter of Credit (and any renewals or replacements thereof) shall be for a term of not less than one (1) year. If the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any additional period,
Tenant shall be required to deliver a substitute Letter of Credit satisfying the conditions hereof at least thirty (30) days prior to the expiration of the term 

  
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of such Letter of Credit. If the issuer of the Letter of Credit fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required
to deliver a substitute letter of credit from another issuer reasonably satisfactory to the Landlord and that satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than ten (10) business days after
Landlord notifies Tenant of such failure. Tenant agrees that it shall from time to time, as necessary, whether as a result of a draw on the Letter of Credit by Landlord pursuant to the terms hereof or as a result of the expiration of the Letter of
Credit then in effect, renew or replace the original and any subsequent Letter of Credit so that a Letter of Credit, in the amount required hereunder, is in effect until a date which is at least ninety (90) days after the Expiration Date. If
Tenant fails to furnish such renewal or replacement at least forty-five (45) days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of Credit and hold the proceeds thereof (and
such proceeds need not be segregated) as a Security Deposit pursuant to the terms of this Article 7. Any renewal or replacement of the original or any subsequent Letter of Credit shall meet the requirements for the original Letter of Credit as set
forth above, except that such replacement or renewal shall be issued by an Approved Issuer. 
 The Letter of Credit shall be held by
Landlord, without liability for interest, as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease by the Tenant to be kept and performed during the Term. In no event shall the Letter of Credit
be deemed to be a prepayment of Rent nor shall it be considered a measure of liquidated damages. 
 7.2 Application of Proceeds of
Letter of Credit. Upon an Event of Default, or if any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions
or other relief from creditors (and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such
proceeding, or if the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any additional period and Tenant fails to deliver a substitute Letter of Credit satisfying the conditions hereof at least thirty
(30) days prior to the expiration of the term of such Letter of Credit, Landlord at its sole option may draw down all or a part of the Letter of Credit. The balance of any Letter of Credit cash proceeds shall be held in accordance with
Section 7.5 below. Should the entire Letter of Credit, or any portion thereof, be drawn down by Landlord, Tenant shall, upon the written demand of Landlord, deliver a replacement Letter of Credit in the amount drawn, and Tenant’s failure
to do so within ten (10) business days after receipt of such written demand shall constitute an additional Event of Default hereunder. The application of all or any part of the cash proceeds of the Letter of Credit to any obligation or default
of Tenant under this Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such application by Landlord constitute a waiver by Landlord. 

7.3 Transfer of Letter of Credit. In the event that Landlord transfers its interest in the Premises, Tenant shall upon notice
from and at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord’s successor as the beneficiary thereof. If Tenant fails to deliver such amendment or replacement within
ten (10) business days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the proceeds thereof in accordance with Section 7.5 below. 

  
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 7.4 Credit of Issuer of Letter of Credit. If the issuer of the Letter of
Credit fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required to deliver a substitute letter of credit from another issuer reasonably satisfactory to the Landlord and that
satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than ten (10) business days after Landlord notifies Tenant of such failure. 

7.5 Cash Proceeds of Letter of Credit. Landlord shall hold the Cash Security Deposit and/or the balance of proceeds remaining
after a draw on the Letter of Credit (each hereinafter referred to as the “Security Deposit”) as security for Tenant’s performance of all its Lease obligations. After an Event of Default, Landlord may apply the Security
Deposit, or any part thereof, to Landlord’s damages without prejudice to any other Landlord remedy. Should Landlord apply all or any portion of the Security Deposit in accordance with the terms of this Lease, Tenant shall, upon the written
demand of Landlord, deliver cash or a Letter of Credit in the amount applied, and Tenant’s failure to do so within twenty (20) days after receipt of such written demand shall constitute an additional Event of Default hereunder. Landlord
has no obligation to pay interest on the Security Deposit and may co-mingle the Security Deposit with Landlord’s funds. If Landlord conveys its interest under this Lease, the Security Deposit, or any part
not applied previously, may be turned over to the grantee in which case Tenant shall look solely to the grantee for the proper application and return of the Security Deposit. 

7.6 Return of Security Deposit or Letter of Credit. Should Tenant comply with all of such terms, covenants and conditions and
promptly pay all sums payable by Tenant to Landlord hereunder, the Security Deposit shall (less any portion thereof which may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord) be returned to
Tenant within forty-five (45) days after the latest to occur of: (i) the end of the Term, (ii) the delivery by Tenant to Landlord of the Premises free and clear of all parties claiming under Tenant and in compliance with
Section 21 of the Lease, and (iii) the delivery to Landlord of an acceptable Surrender Report, as defined in Section 21 of the Lease. 

8. INTENTIONALLY OMITTED. 
 9. UTILITIES,
LANDLORD’S SERVICES 
 9.1 Electricity; Water; Gas. All necessary separate metering equipment to measure Tenant’s
consumption of electricity and gas in the Premises is currently installed in the Premises. Commencing as of the Rent Commencement Date, and continuing thereafter throughout the remainder of the Term, (i) Tenant shall timely pay for the cost of
consumption of all electricity and gas in the Premises directly to the utility companies providing such services, and (ii) Tenant shall reimburse Landlord for the cost of water consumed in the Premises based upon Landlord’s actual monthly
readings of the submetering equipment for water service within thirty (30) days of Tenant’s receipt of Landlord’s invoice therefor. At Tenant’s request, Landlord shall provide Tenant with reasonable
back-up documentation for water charges and the method of allocating the charges to Tenant. Tenant shall maintain and keep in good order, condition and repair the metering equipment used to measure electricity
and gas furnished to the Premises and any equipment exclusively serving the same. Tenant shall, within thirty (30) days of written request from Landlord, from time to time, provide to Landlord actual readings and invoices with respect to
electricity and gas consumed in the Premises. 

  
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 9.2 Other Utilities. Subject to Landlord’s reasonable rules and
regulations governing the same, Tenant shall, commencing as of the Rent Commencement and continuing thereafter throughout the remainder of the Term, obtain and pay, as and when due, for all other utilities and services consumed in and/or furnished
to the Premises, together with all taxes, penalties, surcharges and maintenance charges pertaining thereto. The cost of consumption of such other utilities may either be included in Operating Expenses, or Tenant shall reimburse Landlord for the cost
thereof based upon Landlord’s actual monthly readings of the applicable submetering equipment within thirty (30) days of Tenant’s receipt of Landlord’s invoice therefor. At Tenant’s request, Landlord shall provide Tenant
with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. 

9.3 Interruption or Curtailment of Utilities. When necessary by reason of accident or emergency, or for repairs, alterations,
replacements or improvements which in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon as much prior notice to Tenant as is practicable under the circumstances and no less than forty-eight
(48) hours’ notice except in the event of an emergency, to interrupt, curtail, or stop (i) the furnishing of hot and/or cold water, and (ii) the operation of the plumbing and electric systems. Landlord shall exercise reasonable
diligence to eliminate the cause of any such interruption, curtailment, stoppage or suspension, but, subject to Section 10.7 hereof, there shall be no diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder,
nor shall this Lease be affected or any of Tenant’s obligations hereunder reduced, and Landlord shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 

9.4 Landlord’s Services. Subject to reimbursement pursuant to Section 5.2 above, Landlord shall provide
the services described in Exhibit 6 attached hereto and made a part hereof (“Landlord’s Services”) at the level of service set forth herein. All costs incurred in connection with the
provision of Landlord’s Services shall be included in Operating Costs. 
 10. MAINTENANCE AND REPAIRS 

10.1 Maintenance and Repairs by Tenant. Tenant shall keep neat and clean and free of insects, rodents, vermin and other pests and
in good repair, order and condition the Premises, including without limitation the entire interior of the Premises, all electronic, phone and data cabling and related equipment (other than building service equipment) that is installed by or for the
exclusive benefit of the Tenant (whether located in the Premises or other portions of the Building), all fixtures, equipment and lighting therein, electrical equipment wiring, doors, non-structural walls,
interior windows (for the avoidance of doubt, exterior windows and related assemblies shall be the responsibility of Landlord in accordance with Section 10.2 hereof) and floor coverings, reasonable wear and tear and damage by Casualty excepted.
Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the proper maintenance of all building systems, life-safety, sanitary, electrical, heating, air conditioning, plumbing, security or other systems and of all equipment
and appliances located within and exclusively serving the Premises. Tenant agrees to provide regular maintenance by contract with a reputable qualified service contractor for the heating and air conditioning equipment servicing the Premises. Such
maintenance contract and contractor shall be subject to Landlord’s reasonable approval. Tenant, at Landlord’s request, shall at reasonable intervals provide Landlord with copies of such contracts and maintenance and repair records and/or
reports. 

  
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 10.2 Maintenance and Repairs by Landlord. Except as otherwise provided in
Section 15, and subject to those obligations in Section 10.1 above, Landlord shall maintain and keep in good working order: (i) the foundation, roof, structure, exterior windows and related assemblies, structural floor slabs and
columns, of the Building, and (ii) the base Building systems, including, without limitation, all common mechanical, electrical and HVAC systems serving the Building in good repair, order and condition. In addition, Landlord shall operate and
maintain the Common Areas in substantially the same manner as comparable combination office and laboratory facilities in the vicinity of the Premises. All costs incurred by Landlord under this Section 10.2 shall be included in Operating Costs,
subject to, and in accordance with Section 5.2. 
 10.3 Accidents to Sanitary and Other Systems. Tenant shall give to
Landlord prompt notice of any fire or accident in the Premises or in the Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation, sanitary, electrical, ventilation, heating and
air conditioning or other systems located in, or passing through, the Premises. Except as otherwise provided in Section 15, and subject to Tenant’s obligations in Section 10.1 above, such damage or defective condition shall be
remedied by Landlord with reasonable diligence, but, subject to Section 14.5 below, if such damage or defective condition was caused by any of the Tenant Parties, the cost to remedy the same shall be paid by Tenant. 

10.4 Floor Load—Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor
load per square foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord represents that the floor loading capacity of the Premises is 100 pounds per rentable square foot. Landlord reserves the right
to prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Heavy Equipment”), in a commercially reasonable manner, which shall be placed so as to
distribute the weight. Heavy Equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any
Heavy Equipment into or out of the Building without giving Landlord prior written notice thereof and observing all of Landlord’s Rules and Regulations with respect to the same. If such Heavy Equipment requires special handling, Tenant agrees to
employ only persons holding a Master Rigger’s License to do said work, and that all work in connection therewith shall comply with Legal Requirements. Any such moving shall be at the sole risk and hazard of Tenant and Tenant will defend,
indemnify and save Landlord and Landlord’s agents (including without limitation its property manager), contractors and employees (collectively with Landlord, the “Landlord Parties”) harmless from and against any and all
claims, damages, losses, penalties, costs, expenses and fees (including without limitation reasonable legal fees) (collectively, “Claims”) resulting directly or indirectly from such moving except, subject to Section 14.5
hereof, to the extent caused by the negligence or willful misconduct of any Landlord Parties. Proper placement of all Heavy Equipment in the Premises shall be Tenant’s responsibility. 

10.5 Premises Cleaning. Tenant shall be responsible, at its sole cost and expense, for janitorial and trash removal services and
other biohazard disposal services for the Premises, including the laboratory areas thereof. Such services shall be performed by licensed (where required by law or governmental regulation), insured and qualified contractors approved in advance, in
writing, by Landlord (which approval shall not be unreasonably withheld, delayed or conditioned) and on a sufficient basis to ensure that the Premises are at all times kept neat and clean. Landlord shall provide a dumpster at the Building loading
dock for Tenant’s disposal of non-biohazard material. All costs incurred by Landlord in connection with such dumpster shall be included in Operating Costs as provided in Section 5.2. 

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

(a) Abatement of Rent. In the event that: (i) there shall be an interruption, curtailment or suspension of any service or failure
to perform any obligation required to be provided or performed by Landlord pursuant to Sections 9 and/or 10 (and no reasonably equivalent alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use
and enjoyment of the Premises, or any portion thereof (any such event, a “Service Interruption”), and (ii) such Service Interruption shall continue for five (5) consecutive business days following receipt by
Landlord of written notice (the “Service Interruption Notice”) from Tenant describing such Service Interruption (“Abatement Service Interruption Cure Period”), and (iii) such Service
Interruption shall not have been caused by an act or omission of Tenant or Tenant’s agents, employees, contractors or invitees (an event that satisfies the foregoing conditions (i)-(iii) being referred to hereinafter as a “Material
Service Interruption”) then, Tenant, subject to the next following sentence, shall be entitled to an equitable abatement of Base Rent, Operating Costs and Taxes based on the nature and duration of the Material Service Interruption and
the area of the Premises affected, for any and all days following the Material Service Interruption Cure Period that both (x) the Material Service Interruption is continuing and (y) Tenant does not use such affected areas of the
Premises for any of the Permitted Uses. Any efforts by Tenant to respond or react to any Material Service Interruption, including, without limitation, any activities by Tenant to remove its personal property from the affected areas of the Premises,
shall not constitute a use that precludes abatement pursuant to this Section 10.7(a). The Abatement Service Interruption Cure Period shall be extended by reason of any delays in Landlord’s ability to cure the Service Interruption in
question caused by Landlord’s Force Majeure, provided however, that in no event shall the Abatement Service Interruption Cure Period with respect to any Service Interruption be longer than ten (10) consecutive business days after Landlord
receives the applicable Service Interruption Notice. 
 (b) Tenant’s Termination Right. In the event that: (i) a Service
Interruption occurs, and (ii) such Service Interruption continues for a period of ninety (90) consecutive days after Landlord receives a Service Interruption Notice with respect to such Service Interruption (“Termination Service
Interruption Cure Period”), and (iii) such Service Interruption shall not have been caused by an act or omission of Tenant or Tenant’s agents, employees, or contractors, and (iv) for so long as Tenant ceases to use the
affected portion of the Premises during such Service Interruption, then Tenant shall have the right to terminate this Lease by giving a written termination 

  
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notice to Landlord after the expiration of the Termination Service Interruption Cure Period. If such Service Interruption is cured within ten (10) days (“Post-Termination Notice
Cure Period”) after Landlord receives such termination notice, then Tenant shall have no right to terminate this Lease based upon such Service Interruption and Tenant’s termination notice shall be of no force or effect. The
Termination Service Interruption Cure Period and the Post-Termination Notice Cure Period shall each be extended by reason of any delays in Landlord’s ability to cure the Service Interruption in question caused by Landlord’s Force Majeure,
provided however, that in no event shall the aggregate extension of the Termination Service Interruption Cure Period and the Post-Termination Notice Cure Period by reason of Landlord’s Force Majeure exceed sixty (60) days. 

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

11.1 (a) Landlord’s Consent Required. Tenant shall not make any alterations, decorations, installations,
removals, additions or improvements (collectively with Tenant’s Work, “Alterations”) in or to the Premises without Landlord’s prior written approval of the contractor(s), written plans and specifications and a time
schedule therefor. Landlord reserves the right to require that Tenant use Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations, alarm tie-ins, sprinklers, fire alarm and other
life safety equipment. Tenant shall not make any amendments or additions to plans and specifications approved by Landlord without Landlord’s prior written consent. Landlord’s approval of
non-structural Alterations shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, except to the extent as set forth in Exhibit 4, Landlord may withhold its consent in
its sole discretion (a) to any Alteration to or affecting the fixed lab benches, fume hoods, roof and/or building systems, (b) with respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, and
(c) to any Alteration affecting the Building structure. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with Legal Requirements, functionality of design, the
structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event relieve Tenant of the responsibility
for such design. In seeking Landlord’s approval, Tenant shall provide Landlord, at least fourteen (14) business days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings
and calculations by Tenant’s engineer of record or architect of record, (including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural
penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as
Landlord may reasonably request. Landlord shall have no liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials (whether building standard or
non-building standard), appliances or equipment selected by Tenant in connection with any work performed by or on behalf of Tenant. Except as otherwise expressly set forth herein, all Alterations shall be done
at Tenant’s sole cost and expense and at such times and in such manner as Landlord may from time to time reasonably designate. If Tenant shall make any Alterations, then Landlord may elect to require Tenant at the expiration or sooner
termination of the Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations. Tenant shall provide Landlord with reproducible record drawings (in CAD format) of all Alterations within sixty
(60) days after completion thereof. 

  
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 (b) Alterations Permitted without Landlord’s Consent. Notwithstanding anything
to the contrary herein contained, Tenant shall have the right without obtaining the prior consent of Landlord, but upon prior notice to Landlord as provided below, to make Alterations to the Premises where: (i) the same are within the interior
of the Premises, and do not affect the exterior of the Building and do not affect any of the Building’s systems or the ceiling of the Premises; (ii) the same do not affect the roof or any structural element of the Building, or the fire
protection systems of the Building; (iii) the cost of any individual Alteration shall not exceed $150,000.00 in cost; (iv) Tenant shall comply with the provisions of this Lease, and if such work increases the cost of insurance or taxes,
Tenant shall pay for any such increase in cost; and (v) Tenant gives Landlord at least five (5) business days’ prior notice describing such work in reasonable detail, accompanied by copies of plans and specifications therefor (to the
extent plans and specifications are typically prepared in accordance with such work (the “Permitted Alterations”). 

11.2 Supervised Work. Landlord and Tenant recognize that to the extent Landlord permits Tenant to perform any Alterations outside
the Premises and/or affecting the Building systems, or if required by Legal Requirements, Landlord may need to make arrangements to have supervisory personnel on site. Accordingly, Landlord and Tenant agree as follows: Tenant shall give Landlord at
least two (2) business days’ prior written notice of any time outside of normal construction hours (i.e., Monday-Friday, 7:00 a.m. to 3:00 p.m., excluding holidays) when Tenant intends to perform portions of Alterations (the
“Supervised Work”). Tenant shall reimburse Landlord, within thirty (30) days after written demand therefor, for the reasonable third party out of pocket cost of Landlord’s supervisory personnel overseeing the
Supervised Work. 
 11.3 Harmonious Relations. Tenant agrees that it will not, either directly or indirectly, use any
contractors and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or
operation of the Building, the Property or any part thereof. In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such difficulty to leave the Property immediately. 

11.4 Liens. No Alterations shall be undertaken by Tenant until (i) Tenant has made provision for written waiver of liens
from all contractors for such Alteration; and (ii) with respect to any Alteration, the cost of which exceeds $500,000: (x) Tenant has provided Landlord with reasonable evidence that there is sufficient funding to pay for such Alteration, and
(y) Tenant has required its general contractor to obtain appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien bond(s) (in jurisdictions where available) on behalf of such
contractors. Any mechanic’s lien filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten (10) business days
thereafter, at Tenant’s expense by filing the bond required by law or otherwise. 

  
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 11.5 General Requirements. Unless Landlord and Tenant otherwise agree in
writing, Tenant shall (a) obtain Landlord’s written approval of any and all building permit applications relating to Alterations (including without limitation Permitted Alterations) to the Premises prior to submission thereof;
(b) procure or cause others to procure on its behalf all necessary permits before undertaking any Alterations in the Premises (and provide copies thereof to Landlord); (c) perform all of such Alterations in a good and workmanlike manner,
employing materials of good quality and in compliance with Landlord’s construction rules and regulations, all insurance requirements of this Lease, and Legal Requirements; and (d) defend, indemnify and hold the Landlord Parties harmless
from and against any and all Claims occasioned by or growing out of such Alterations, except to the extent caused by the negligence or willful misconduct of any Landlord Parties. Tenant shall cause all contractors and subcontractors to maintain
during the performance of any Alterations the insurance described in Exhibit 9 attached hereto. 
 12. SIGNAGE 

12.1 Restrictions. Tenant shall have the right to install Building standard signage identifying Tenant’s business at the
entrance to the Premises, which signage shall be subject to Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed). Subject to the foregoing, and subject to Section 12.2 below, Tenant
shall not, without first obtaining Landlord’s written approval, place or suffer to be placed or maintained on the exterior of the Premises, or any part of the interior visible from the exterior thereof, any sign, banner, advertising matter or
any other thing of any kind (including, without limitation, any hand-lettered advertising), and shall not place or maintain any decoration, letter or advertising matter on the glass of any window or door of the Premises without first obtaining
Landlord’s written approval. No signs or blinds may be put on or in any window or elsewhere if visible from the exterior of the Building; provided, however, Tenant may continue to retain and replace the existing blinds in the Premises, provided
that any replacement blinds are identical to the existing blinds in the Premises. 
 12.2 Exterior Signage. Provided that the
following conditions, which may be waived by Landlord in its sole discretion, are satisfied, Tenant has not assigned its interest in this Lease nor sublet more than fifty percent (50%) of the Premises to anyone other than to Affiliated Entities
(hereinafter defined) and/or a Successor (hereinafter defined), Tenant shall have the right to erect and maintain at the entrance to the Premises one (1) sign identifying Tenant’s business, the size of which shall not exceed Tenant’s
Share of the exterior Building signage allowed by Legal Requirements (the “Exterior Signage”), provided (i) the Exterior Signage complies with (A) the requirements of Exhibit 12 attached hereto and made a
part hereof and (B) all Legal Requirements (and Tenant shall have obtained any necessary permits prior to erecting the Exterior Signage), (ii) such signage shall be placed in the same location as the existing signage for the Existing Tenant,
(iii) the materials, design, lighting and method of installation of the Exterior Signage, and any requested changes thereto, shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld,
conditioned or delayed, and (iv) Tenant shall at all times maintain the Exterior Signage in good order, condition and repair and shall remove the Exterior Signage at the expiration or earlier termination of the Term hereof or upon
Landlord’s written demand after the failure of Tenant to comply with the provisions of this Section 12.2, and shall repair any damage to the Building caused by the Exterior Signage or the installation or removal thereof. Tenant shall have
the right, from time to time throughout the term of this Lease, to replace its signage (if any) with signage which is equivalent to the signage being replaced, subject to all of the terms and conditions of this Section 12.2. 

  
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 12.3 Monument Sign. Subject to Legal Requirements, Landlord shall list Tenant’s
name and logo on the Property’s monument sign. The initial listing of Tenant’s name on the Monument Sign shall be at Landlord’s expense. The parties hereby agree that the maintenance and removal of such Tenant’s Monument Signage
(including, without limitation, the repair and cleaning of the existing monument façade upon removal of Tenant’s Monument Signage) shall be performed by Landlord and the costs incurred by Landlord shall be included in Operating Costs in
accordance with Section 5.2, except that Tenant shall be responsible for the cost of any change in Tenant’s Monument Signage during the initial Term of the Lease. 

12.4 Building Directory. Tenant acknowledges that, as of the Execution Date of this Lease, there exists no common Building lobby
directory. In the event that Landlord installs a Building lobby directory, Tenant shall have the right, during the Term of this Lease, to list Tenant’s name on the Building lobby directory. The initial listing of Tenant’s name shall be at
Landlord’s cost and expense. Any changes, replacements or additions by Tenant to such directory shall be at Tenant’s sole cost and expense. 

13. ASSIGNMENT, MORTGAGING AND SUBLETTING 

13.1 Landlord’s Consent Required. Tenant shall not mortgage or encumber this Lease or in whole or in part
whether at one time or at intervals, operation of law or otherwise. Except as expressly otherwise set forth herein, Tenant shall not, without Landlord’s prior written consent, assign, sublet, license or transfer this Lease or the
Premises in whole or in part whether by changes in the ownership or control of Tenant, or any direct or indirect owner of Tenant, whether at one time or at intervals, by sale or transfer of stock, partnership or beneficial interests, operation of
law or otherwise, or permit the occupancy of all or any portion of the Premises by any person or entity other than Tenant’s employees (each of the foregoing, a “Transfer”). Any purported Transfer made without
Landlord’s consent, if required hereunder, shall be void and confer no rights upon any third person, provided that if there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers,
accepting the transferee, or releasing Tenant from full performance under this Lease. In the event of any Transfer in violation of this Section 13, Landlord shall have the right to terminate this Lease upon thirty (30) days’ written
notice to Tenant given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one (1) year after Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve
Tenant of its primary obligation as party-Tenant hereunder, nor shall it reduce or increase Landlord’s obligations under this Lease. 

13.2 Landlord’s Recapture Right. Except in the event of any Permitted Transfer, as defined in
Section 13.7, Tenant shall, prior to offering or advertising the Premises or any portion thereof for a Transfer, give a written notice (the “Recapture Offer”) to Landlord which: (i) states that Tenant desires to make a
Transfer, (ii) identifies the affected portion of the Premises (the “Recapture Premises”), (iii) identifies the period of time (the “Recapture Period”) during which Tenant proposes to sublet the Recapture
Premises, or indicates that Tenant proposes to assign its interest in this Lease, and (iv) offers to Landlord to terminate this Lease with respect to the Recapture Premises (in the case of a proposed assignment of Tenant’s interest in this
Lease or a subletting for the remainder of the term of this Lease) or to suspend the Term for the Recapture Period (i.e. the Term with respect to the Recapture Premises shall be terminated during the Recapture Period and Tenant’s rental
obligations shall be proportionately reduced). Landlord shall have fifteen (15) business days within which to respond to the Recapture Notice by either accepting or rejecting the Recapture Offer. 

  
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 13.3 Standard of Consent to Transfer. If Landlord does not timely give written
notice to Tenant accepting a Recapture Offer or declines to accept the same, then Landlord agrees that, subject to the provisions of this Section 13, Landlord shall not unreasonably withhold, condition or delay its consent to a Transfer on the
terms contained in the Recapture Notice to an entity which will use the Premises for any of the Permitted Uses. In any event, Landlord shall respond to Tenant’s request for its consent to a Transfer within fifteen (15) business days after
Tenant gives Landlord a written request for such consent and provides to Landlord all information and documentation relating to such proposed Transfer as Landlord may reasonably request. 

Without limiting the reasonable reasons why Landlord may withhold its consent to a proposed Transfer, it shall be reasonable for Landlord to
withhold its consent to a proposed Transfer if, in Landlord’s reasonable opinion: (a) the Proposed Transferee does not have a tangible net worth and other financial indicators sufficient to meet the Transferee’s obligations under the
Transfer instrument in question; (b) the Proposed Transferee has a business reputation that is not compatible with the operation of a first-class combination laboratory, research, development and office building; or (c) the intended use of
such entity violates any restrictive use provisions then in effect with respect to space in the Building. 
 13.4 Listing Confers
no Rights. The listing of any name other than that of Tenant, whether on the doors of the Premises or on the Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this
Lease or in the Premises or be deemed to effect or evidence any consent of Landlord, it being expressly understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 

13.5 Profits In Connection with Transfers. Except with respect to any Permitted Transfers, as defined in Section 13.7, and
with respect to Flagship Subleases, as defined in Section 13.8, Tenant shall, within thirty (30) days of receipt thereof, pay to Landlord fifty percent (50%) of any rent, sum or other consideration to be paid or given in connection with
any Transfer, either initially or over time, after deducting reasonable actual out-of-pocket legal, and brokerage expenses incurred by Tenant and unamortized
improvements paid for by Tenant in connection therewith and any rental concessions, in excess of Rent hereunder as if such amount were originally called for by the terms of this Lease as Additional Rent. 

13.6 Prohibited Transfers. Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a
Transfer unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such Transfer is to take effect, there is no Event of Default under this Lease. Notwithstanding
anything to the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer to (a) any government agency; (b) any tenant, subtenant or occupant of other space in the Building if vacant space of a size and term
comparable to the portion of the Premises subject to the Transfer then exists in the Building; or (c) any entity with whom Landlord shall have negotiated for space in the Property in the three (3) months immediately preceding such proposed
Transfer. 

  
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 13.7 Exceptions to Requirement for Consent. Notwithstanding anything to the
contrary herein contained, Tenant shall have the right, without obtaining Landlord’s consent, and without giving Landlord a Recapture Notice, to (a) make a Transfer to an Affiliated Entity (hereinafter defined) so long as the transfer to
such Affiliated Entity is for legitimate business purposes (and not for the purpose of avoiding the provisions of this Section 13), and (b) assign all of Tenant’s interest in and to the Lease to a Successor, provided that prior to or
simultaneously with any assignment pursuant to this Section 13.7, such Affiliated Entity or Successor, as the case may be, and Tenant execute and deliver to Landlord an assignment and assumption agreement in form and substance reasonably
acceptable to Landlord whereby such Affiliated Entity or Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions and conditions set forth in the Lease on the part of Tenant to
be performed, and whereby such Affiliated Entity or Successor, as the case may be, shall expressly agree that the provisions of this Section 13 shall, notwithstanding such Transfer, continue to be binding upon it with respect to all future
Transfers. For the purposes hereof, an “Affiliated Entity” shall be defined as any entity which is controlled by, is under common control with, or which controls Tenant. For the purposes hereof, a “Successor” shall
be defined as any entity into or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially all of Tenant’s stock or assets, provided that the surviving entity shall have a net worth and other
financial indicators sufficient to meet Tenant’s obligations hereunder. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Permitted Transfer in advance of such Permitted Transfer, provided that such prior
notice of the Permitted Transfer is not prohibited by either Legal Requirements or by the terms of a confidentiality agreement entered into between Tenant and the Permitted Transferee, however, in all events, notice of such Permitted Transfer shall
be provided to Landlord no later than five (5) days following such Permitted Transfer. Notice of any Permitted Transfer shall include evidence, reasonably satisfactory to Landlord, that the conditions to the Permitted Transfer in question have
been satisfied. Transfers to Affiliated Entities and to Successors which are permitted pursuant to this Section 13.7, and Transfers to Flagship Entities which permitted pursuant to Section 13.8 below, are referred to collectively herein as
“Permitted Transfers”, and such Affiliated Entities, Flagship Entities, and Successors are referred to herein as “Permitted Transferees”. 

13.8 Flagship Subleases. Notwithstanding anything to the contrary herein contained, Tenant shall have the right, upon at
least ten (10) days’ prior written notice from Tenant to Landlord, without obtaining Landlord’s consent, and without giving Landlord a Recapture Notice, to enter into Flagship Subleases, as hereinafter defined. A “Flagship
Sublease” shall be defined as a sublease or license of Internal Sublet Space, as hereinafter defined, to Flagship Entities, as hereinafter defined, provided however, that: (i) at no time shall more than 10,000 rentable square feet
of the Premises, in the aggregate, be subject to Flagship Subleases, and (ii) no sublease or license shall be considered to be a Flagship Sublease if it is entered into for the purposes of avoiding the operation of the provisions of this
Article 13 (e.g., without limitation, the requirement of obtaining Landlord’s consent to such sublease, Landlord’s recapture rights, etc.). A “Flagship Entity” shall be defined as any person or entity operating a
business which, as of the date of that such person or entity first occupies any portion of the Premises pursuant to its Flagship Sublease, has been provided funding from Flagship Pioneering (formerly known as Flagship Ventures) which is either:
(i) more than fifty (50%) percent of the total funding received by such person or entity, or (ii) $1,000,000. An “Internal Sublet Space” shall consist of an area located in the Premises which has access to the Common
Areas of the Building only through Tenant’s reception area. 

  
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 14. INSURANCE; INDEMNIFICATION; EXCULPATION 

14.1 Tenant’s Insurance. 

(a) Tenant shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Tenant remains in occupancy of the
Premises) commercial general liability insurance insuring Tenant on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and death) or damage to property
which may be claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than Three Million Dollars ($3,000,000) per occurrence, Five Million Dollars ($5,000,000) aggregate, and from time to
time thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also carry umbrella liability coverage in an amount of no less than Five Million Dollars ($5,000,000). Such policy
shall also include contractual liability coverage covering Tenant’s liability assumed under this Lease. Such insurance policy(ies) shall name Landlord, Landlord’s managing agent and persons claiming by, through or under them, if any, as
additional insureds. 
 (b) Tenant shall take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended
coverage and so-called “all risk” coverage insurance in an amount equal to one hundred percent (100%) of the replacement cost insuring (i) all items or components of Alterations (collectively,
the “Tenant-Insured Improvements”), and (ii) all of Tenant’s furniture, equipment, fixtures and property of every kind, nature and description related or arising out of Tenant’s leasehold estate hereunder,
which may be in or upon the Premises or the Building, including, without limitation, all of Tenant’s animals (collectively, “Tenant’s Property”). The insurance required to be maintained
by Tenant pursuant to this Section 14.1(b) (referred to herein as “Tenant Property Insurance”) shall insure the interests of both Landlord and Tenant as their respective interests may appear from time to time. 

(c) Tenant shall take out and maintain a policy of business interruption insurance throughout the Term sufficient to cover at least twelve
(12) months of Rent due hereunder and Tenant’s business losses during such 12-month period. 

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

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

 (f) Tenant shall cause all contractors and subcontractors to maintain during the performance of any Alterations the insurance described in
Exhibit 9 attached hereto. 

  
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 (g) The insurance required pursuant to Sections 14.1(a), (b), (c), (d) and (e)
(collectively, “Tenant’s Insurance Policies”) shall be effected with insurers approved by Landlord, with a rating of not less than “A-XI” in
the current Best’s Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies. Tenant’s Insurance Policies shall each provide that it shall not be
canceled or modified without at least ten (10) days’ prior written notice to each insured named therein; provided, however, in the event Tenant’s insurer will not provide such notice, Tenant shall be obligated to provide Landlord with
ten (10) days’ prior written notice of any cancellation or modification. Tenant’s Insurance Policies may include deductibles in an amount no greater than the greater of $25,000 or commercially reasonable amounts. On or before the date
on which any of the Tenant Parties shall first enter the Premises and thereafter not less than five (5) days prior to the expiration date of each expiring policy, Tenant shall deliver to Landlord binders of Tenant’s Insurance Policies
issued by the respective insurers setting forth in full the provisions thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In the event of any claim, and upon Landlord’s request, Tenant
shall deliver to Landlord complete copies of Tenant’s Insurance Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents. 

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

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

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

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

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

14.4 Limitation of Landlord’s Liability for Damage or Injury. Landlord shall not be liable for any injury or
damage to persons, animals, or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or leaks from any part of the
Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of

  
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whatever nature, except, subject to Section 14.5, to the extent caused by or due to the negligence or willful misconduct of any of the Landlord Parties, and then, where notice and an
opportunity to cure are appropriate (i.e., where Tenant has an opportunity to know of such condition sufficiently in advance of the occurrence of any such injury or damage resulting therefrom as would have enabled Landlord to prevent such damage or
loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord of the condition claimed to constitute negligence or willful misconduct, and (ii) the expiration of a reasonable time after such notice has been
received by Landlord without Landlord having commenced to take all reasonable and practicable means to cure or correct such condition. Notwithstanding the foregoing, in no event shall any of the Landlord Parties be liable for any loss which is
covered by insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any such damage caused by other tenants or persons in the Building or caused by operations in construction
of any private, public, or quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 

14.5 Waiver of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself and its property insurers
(none of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against the other and its agents, officers, servants, partners,
shareholders, or employees (collectively, the “Related Parties”) for any loss or damage that may occur to or within the Premises or the Building or any improvements thereto, or any personal property of such party therein
which is insured against under any Property Insurance (as defined in Section 14.7) policy actually being maintained by the waiving party from time to time, even if not required hereunder, or which would be insured against under the terms of any
Property Insurance policy required to be carried or maintained by the waiving party hereunder, whether or not such insurance coverage is actually being maintained, including, in every instance, such loss or damage that may be caused by the
negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses to be included in its Property Insurance policies necessary to implement the foregoing provisions. For avoidance of doubt,
each party (“Waiving Party”) expressly waives any claim which it might have against the other party (“Released Party”) for damage to property which is not covered by reason of any deductible or
self-insured retention under the Waiving Party’s Property Insurance, or by reason of the fact that the Waiving Party is self-insuring damage to its property. 

14.6 Tenant’s Acts—Effect on Insurance. Tenant shall not do or permit any Tenant Party to do any act or
thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property therein; and shall not do, or permit to be done, any act or thing upon the
Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said Premises or for any other reason. Notwithstanding anything
to the contrary contained herein, Tenant shall not be liable for any increases in the rate of insurance unless such increases arise from Tenant’s manner of use of the Premises (as opposed to Tenant’s use of the Premises for the Permitted
Uses). If by reason of the failure of Tenant to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant shall reimburse Landlord within
thirty (30) days of Landlord’s written demand for that part of any insurance premiums which shall have been charged because of such failure by Tenant, together with interest at the Default Rate until paid in full, within thirty
(30) days after receipt of an invoice therefor. In addition, Tenant shall reimburse Landlord for any increase in insurance premiums arising as a result of Tenant’s use and/or storage of any Hazardous Materials in the Premises. 

  
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 14.7 Landlord’s Insurance. Landlord shall carry at all times during the
Term of this Lease (a) commercial general liability insurance with respect to the Building, the Land and the Common Areas in an amount not less than Five Million Dollars ($5,000,000) combined single limit per occurrence, (b) with respect
to the Building, excluding Tenant-Insured Improvements and alterations made by other tenants or occupants, insurance against loss or damage caused by any peril covered under fire, extended coverage and all risk insurance with coverage against
vandalism, malicious mischief and such other insurable hazards and contingencies as are from time to time normally insured against by owners of similar first-class multi-tenant buildings in the Town of Lexington or which are required by any
Mortgagee, in an amount equal to one hundred percent (100%) of the full replacement cost thereof above foundation walls (“Landlord Property Insurance”), and (c) rent interruption insurance covering at least eighteen
(18) months. Any and all such insurance (i) may be maintained under a blanket policy affecting other properties of Landlord and/or its affiliated business organizations, and (ii) may be written with commercially reasonable deductibles
as determined by Landlord. The costs incurred by Landlord related to such insurance shall be included in Operating Costs. Tenant Property Insurance and Landlord Property Insurance are referred to collectively herein as “Property
Insurance.” 
 15. CASUALTY; TAKING 

15.1 Damage. If the Premises are damaged in whole or part because of fire or other insured casualty
(“Casualty”), or if the Premises are subject to a taking in connection with the exercise of any power of eminent domain, condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a
“Taking”), then unless this Lease is terminated in accordance with Section 15.2 below, Landlord shall restore the Building and/or the Premises to substantially the same condition as existed immediately following
completion of Landlord’s Work, or in the event of a partial Taking which affects the Building and the Premises, restore the remainder of the Building and the Premises not so Taken to substantially the same condition as is reasonably feasible.
Landlord shall, within sixty (60) days after any Casualty, deliver to Tenant an engineering estimate (“Restoration Estimate”) from a reputable contractor or engineer, setting forth an estimate of the period of time
(“Restoration Period”) that it will take for Landlord to restore the Building and/or Premises, as aforesaid. If, in Landlord’s reasonable judgment, any element of the Tenant-Insured Improvements can more effectively be
restored as an integral part of Landlord’s restoration of the Building or the Premises, such restoration shall also be made by Landlord, but at Tenant’s sole cost and expense. Subject to rights of Mortgagees, Tenant Delays, Legal
Requirements then in existence and to delays for adjustment of insurance proceeds or Taking awards, as the case may be, and instances of Force Majeure, Landlord shall substantially complete such restoration within one (1) year after
Landlord’s receipt of all required permits therefor. Upon substantial completion of such restoration by Landlord, Tenant shall use diligent efforts to complete restoration of the Premises to substantially the same condition as existed
immediately prior to such Casualty or Taking, as the case may be, as soon as reasonably possible. Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in
connection with any Casualty which affects the Premises or the Building. In no event shall Landlord be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord receives for damage to the Premises and/or the Building or
the Net 

  
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Taking award attributable to the Premises and/or the Building. “Net” means the insurance proceeds or Taking award actually paid to Landlord (and not paid over to a
Mortgagee) less all costs and expenses, including adjusters and attorney’s fees, of obtaining the same. In the Operating Year in which a Casualty occurs, there shall be included in Operating Costs Landlord’s deductible under its property
insurance policy. Except as Landlord may elect pursuant to this Section 15.1, under no circumstances shall Landlord be required to repair any damage to, or make any repairs to or replacements of, any Tenant-Insured Improvements. 

15.2 Termination Rights. 

(a) Landlord’s Termination Rights. Landlord may terminate this Lease upon thirty (30) days’ prior written
notice to Tenant if: 
 (i) any material portion of the Building or any material means of access thereto is taken; 

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

(iii) if the estimated time to complete restoration exceeds one (1) year from the date on which Landlord receives all
required permits for such restoration. 
 (b) Tenant’s Termination Rights. Tenant may terminate this Lease upon
thirty (30) days’ prior written notice to Landlord if: 
 (i) any material portion of the Premises or any material
means of access thereto is taken, so that, in Tenant’s reasonable judgment, the continued operation of Tenant’s business in the Premises is materially adversely affected; 

(ii) if, 50% or more of the Building is damaged by a Casualty and the estimated Restoration Period, as set forth in the
Restoration Estimate, exceeds one (1) year from the date on which Landlord receives all required permits for such restoration; or 

(iii) if less than 50% of the Building is damaged by a Casualty, Tenant’s use of and/or access to the Premises is
materially adversely affected by such Casualty, estimated Restoration Period, as set forth in the Restoration Estimate, exceeds six (6) months from the date on which Landlord receives all required permits for such restoration; 

(iv) if Landlord is so required but fails to complete restoration of the Premises within the time frames and subject to the
conditions set forth in Section 15.1 above, then Tenant may terminate this Lease upon thirty (30) days’ written notice to Landlord; provided, however, that if Landlord completes such restoration within thirty (30) days after
receipt of any such termination notice on account of Landlord’s failure to so complete within the time period required, such termination notice shall be null and void and this Lease shall continue in full force and effect. 

The remedies set forth in this Section 15.2(b) and in
Section 15.2(c) below are Tenant’s sole and exclusive rights and remedies based upon Landlord’s failure to complete the restoration of the Premises as set forth herein. 

  
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 (c) Either Party May Terminate. In the case of any Casualty or Taking affecting the
Premises and occurring during the last twelve (12) months of the Term, then (i) if such Casualty or Taking results in more than twenty-five percent (25%) of the floor area of the Premises being unsuitable for the Permitted Uses, or
(ii) the damage to the Premises costs more than $250,000 to restore, then either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other. In addition, if Landlord’s
Mortgagee does not release sufficient insurance proceeds to cover the cost of Landlord’s restoration obligations, then Landlord shall (i) notify Tenant thereof, and (ii) have the right to terminate this Lease. If Landlord does not
terminate this Lease pursuant to the previous sentence and such notice by Landlord does not include an agreement by Landlord to pay for the difference between the cost of such restoration and such released insurance proceeds, then Tenant may
terminate this Lease by written notice to Landlord on or before the date that is thirty (30) days after such notice. 
 (d) Automatic
Termination. In the case of a Taking of the entire Premises, then this Lease shall automatically terminate as of the date of possession by the Taking authority. 

(e) Notwithstanding anything to the contrary contained herein, Tenant may not terminate this Lease pursuant to this Section 15 if the
Casualty in question was caused by the gross negligence or willful misconduct of any of the Tenant Parties. 
 15.3 Abatement.
In the event of a Casualty affecting the Premises, there shall be an equitable adjustment of Base Rent, Operating Costs and Taxes based upon the degree to which Tenant’s ability to conduct its business in the Premises is impaired by reason
of such Casualty from and after the date of a Casualty, and continuing until the following portions of the repair and restoration work to be performed by Landlord, as set forth above, are substantially completed: (a) any repair and restoration
work to be performed by Landlord within the Premises, and (b) repair and restoration work with respect to the Common Areas to the extent that damage to the Common Areas caused by such Casualty materially and adversely affects Tenant’s use
of, or access to, the Premises. 
 15.4 Taking for Temporary Use. If the Premises are Taken for temporary use, this Lease and
Tenant’s obligations, including without limitation the payment of Rent, shall continue. For purposes hereof, a “Taking for temporary use” shall mean a Taking of ninety (90) days or less. 

15.5 Disposition of Awards. Except for any separate award for Tenant’s movable trade fixtures, relocation expenses, and
unamortized leasehold improvements paid for by Tenant (provided that the same may not reduce Landlord’s award), all Taking awards to Landlord or Tenant shall be Landlord’s property without Tenant’s participation, and Tenant hereby
assigns to Landlord Tenant’s interest, if any, in such award. Tenant may pursue its own claim against the Taking authority. 
 16. ESTOPPEL
CERTIFICATE. Tenant shall at any time and from time to time upon not less than ten (10) business days’ prior written notice from Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying that this Lease
is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified 

  
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 and stating the modifications), and the dates to which Rent has been paid in advance, if any, stating, to
Tenant’s knowledge, whether or not Landlord is in default in performance of any covenant, agreement, term, provision or condition contained in this Lease and, if so, specifying each such default, and such other facts as Landlord may reasonably
request, it being intended that any such statement delivered pursuant hereto may be relied upon by Landlord, any prospective purchaser of the Building or of any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor
or prospective lessor thereof, any lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time is of the essence with respect to any such requested certificate, Tenant hereby acknowledging the importance of
such certificates in mortgage financing arrangements, prospective sales and the like. 
 17. HAZARDOUS MATERIALS 

17.1 Prohibition. Tenant shall not, without the prior written consent of Landlord, bring or permit to be brought or kept in or on
the Premises or elsewhere in the Building or the Property (i) any inflammable, combustible or explosive fluid, material, chemical or substance (except for standard office supplies stored in proper containers); and (ii) any Hazardous
Material (hereinafter defined), other than the types and quantities of Hazardous Materials which are listed on Exhibit 7 attached hereto (“Tenant’s Hazardous Materials”), provided that
the same shall at all times be brought upon, kept or used in so-called one (1) ‘control area (which constitutes the entirety of the Premises) and in accordance with all applicable Legal Requirements,
including, without limitation, all applicable Environmental Laws (hereinafter defined) and prudent environmental practice and (with respect to medical waste and so-called “biohazard” materials) good
scientific and medical practice. Tenant shall be responsible for assuring that all laboratory uses are adequately and properly vented. On or before each anniversary of the Rent Commencement Date, and on any earlier date during the 12-month period on which Tenant intends to add a new Hazardous Material or materially increase the quantity of any Hazardous Material to the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord
an updated list of Tenant’s Hazardous Materials for Landlord’s review and approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall have the right, from time to time, to inspect the Premises for
compliance with the terms of this Section 17.1. Notwithstanding the foregoing, with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with all applicable Environmental
Laws (hereinafter defined), prudent environmental practice and (with respect to medical waste and so-called “biohazard materials”) good scientific and medical practice, Tenant shall, upon written
notice from Landlord, no longer have the right to bring such material into the Building or the Property until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle,
store or dispose of such material. In order to induce Landlord to waive its otherwise applicable requirement that Tenant maintain insurance in favor of Landlord against liability arising from the presence of radioactive materials in the Premises,
and without limiting the foregoing, Tenant hereby represents and warrants to Landlord that at no time during the Term will Tenant bring upon, or permit to be brought upon, the Premises any radioactive materials whatsoever. 

17.2 Environmental Laws. For purposes hereof, “Environmental Laws” shall mean all laws, statutes,
ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including but not limited to any discharge by any of the Tenant Parties into the air,
surface water, sewers, soil or groundwater of any Hazardous Material (hereinafter defined) whether within or outside the 

  
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Premises, including, without limitation (a) the Federal Water Pollution Control Act, 33 U.S.C. Section 1251 et seq., (b) the Federal Resource Conservation and Recovery Act, 42 U.S.C.
Section 6901 et seq., (c) the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq., (d) the Toxic Substances Control Act of 1976, 15 U.S.C. Section 2601 et seq., and (e) Chapter 21E
of the General Laws of Massachusetts. Tenant, at its sole cost and expense, shall comply with (i) Environmental Laws, and (ii) any rules, requirements and safety procedures of the Massachusetts Department of Environmental Protection, the
Town of Lexington and any insurer of the Building or the Premises with respect to Tenant’s use, storage and disposal of any Hazardous Materials. 

17.3 Hazardous Material Defined. As used herein, the term “Hazardous Material” means asbestos, oil or any
hazardous, radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law, including without limitation live organisms, viruses and fungi, medical waste and any so-called “biohazard” materials. The term “Hazardous Material” includes, without limitation, oil and/or any material or substance which is (i) designated as a “hazardous
substance,” “hazardous material,” “oil,” “hazardous waste” or toxic substance under any Environmental Law. 

17.4 Testing. If any Mortgagee or governmental authority requires testing to determine whether there has been any release of
Hazardous Materials and such testing is required as a result of the acts or omissions of any of the Tenant Parties in violation of this Lease, then Tenant shall reimburse Landlord within thirty (30) days of Landlord’s written demand, as
Additional Rent, for the reasonable costs thereof, together with interest at the Default Rate until paid in full. Tenant shall execute affidavits, certifications and the like, as may be reasonably requested by Landlord from time to time concerning
Tenant’s best knowledge and belief concerning the presence of Hazardous Materials in or on the Premises, the Building or the Property. If Landlord reasonably believes that any Hazardous Materials have been released on, in, under or at the
Premises in violation of this Lease or any Legal Requirement, Landlord shall have the right to conduct appropriate tests of the Premises or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred
due to the acts or omissions of any of the Tenant Parties in violation of this Lease. Tenant shall reimburse Landlord within thirty (30) days of Landlord’s written demand, as Additional Rent, for the reasonable costs of such tests if such
tests reveal that Hazardous Materials exist at the Premises in violation of this Lease or any Legal Requirement. If any Mortgagee or governmental authority requires testing to determine whether there has been any release of Hazardous Materials and
such testing is required as a result of the acts or omissions of any of the Tenant Parties, then Tenant shall reimburse Landlord upon demand, as Additional Rent, for the reasonable costs thereof, together with interest at the Default Rate until paid
in full. Further, Landlord shall have the right to cause a third party consultant retained by Landlord, at Landlord’s expense (provided, however, that such costs shall be included in Operating Costs, if allowable pursuant to Section 5.2),
to review, but not more than once in any calendar year, Tenant’s lab operations, procedures and permits to ascertain whether or not Tenant is complying with law and adhering to best industry practices. Tenant agrees to cooperate in good faith
with any such review and to provide to such consultant any information requested by such consultant and reasonably required in order for such consultant to perform such review, but nothing contained herein shall require Tenant to provide proprietary
or confidential information to such consultant. 

  
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 17.5 Indemnity; Remediation. 

(a) Tenant hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any and all Claims against
any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused
by any act or omission of any of the Tenant Parties, or (ii) from a breach by Tenant of its obligations under this Section 17. This indemnification of the Landlord Parties by Tenant includes, without limitation, reasonable costs incurred
in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work or any other response action required by any federal, state or local governmental agency or political subdivision because of Hazardous
Material present in the soil, soil vapor, or ground water on or under, or any indoor air in, the Building based upon the circumstances identified in the first sentence of this Section 17.5. The indemnification and hold harmless obligations of
Tenant under this Section 17.5 shall survive the expiration or any earlier termination of this Lease. Without limiting the foregoing, if the presence of any Hazardous Material in the Building or otherwise at the Property is caused or permitted
by any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to return the Property and/or the
Building or any adjacent property to their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so
long as such actions, in Landlord’s reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable
Environmental Laws. The provisions of this Section 17.5 shall survive the expiration or earlier termination of the Lease. 
 (b) Without
limiting the obligations set forth in Section 17.5(a) above, if any Hazardous Material is in, on, under, at or about the Building or the Property as a result of the acts or omissions of any of the Tenant Parties and results in any contamination
of any part of the Property or any adjacent property that is in violation of any applicable Environmental Law or that requires the performance of any response action pursuant to any Environmental Law, Tenant shall promptly take all actions at
Tenant’s sole cost and expense as are necessary to reduce such Hazardous Material to amounts below any applicable Reportable Quantity, any applicable Reportable Concentration and any other applicable standard set forth in any Environmental Law
such that no further response actions are required; provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as such actions would not
be reasonably expected to have an adverse effect on the market value or utility of the Property for the Permitted Uses, and in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental
Laws (such approved actions, “Tenant’s Remediation”). 
 (c) In the event that
Tenant fails to complete Tenant’s Remediation prior to the end of the Term, then: 
 (i) until the completion of Tenant’s
Remediation (as evidenced by the certification of Tenant’s Licensed Site Professional (as such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the “Remediation Completion
Date”), Tenant shall pay to Landlord, with respect to the portion of the Premises which reasonably cannot be occupied by a new tenant until completion of Tenant’s Remediation, (A) Additional Rent on account of Operating Costs
and Taxes and (B) Base Rent in an amount equal to the greater of (1) the fair market rental value of such portion of the Premises (determined in substantial accordance with the process described in Section 1.2
above), and (2) Base Rent attributable to such portion of the Premises in effect immediately prior to the end of the Term; and 

  
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 (ii) Tenant shall maintain responsibility for Tenant’s Remediation and Tenant shall
complete Tenant’s Remediation as soon as reasonably practicable in accordance with Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation, Landlord shall have the right to either (A) assume control
for overseeing Tenant’s Remediation, in which event Tenant shall pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs and expenses of Tenant’s Remediation incurred pursuant to
contracts entered into by Tenant shall be deemed reasonable) within thirty (30) days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall be substituted as the party identified on any governmental
filings as the party responsible for the performance of such Tenant’s Remediation or (B) require Tenant to maintain responsibility for Tenant’s Remediation, in which event Tenant shall complete Tenant’s Remediation as soon as
reasonably practicable in accordance with Environmental Laws, it being understood that Tenant’s Remediation shall not contain any requirement that Tenant remediate any contamination to levels or standards more stringent than those associated
with the Property’s current office, research and development, laboratory, and vivarium uses. 
 (d) The provisions of this
Section 17.5 shall survive the expiration or earlier termination of this Lease. 
 17.6 Disclosures.
Prior to bringing any Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the following information with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or
disclosures and/or emergency response plans which Tenant has prepared, including without limitation Tenant’s Spill Response Plan, and all plans which Tenant is required to supply to any governmental agency or authority pursuant to any
Environmental Laws; (c) copies of all Required Permits relating thereto; and (d) other information reasonably requested by Landlord. 

17.7 Removal. Tenant shall be responsible, at its sole cost and expense, for Hazardous Material and other biohazard disposal
services for the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a sufficient basis to ensure that the Premises are at all times kept neat, clean and free of Hazardous Materials and biohazards
except in appropriate, specially marked containers reasonably approved by Landlord. Furthermore, if any Legal Requirements or Landlord’s trash removal company requires that any substances be disposed of separately from ordinary trash, Tenant
shall make arrangements at Tenant’s expense for such disposal directly with a qualified and licensed disposal company reasonably acceptable to Landlord at a lawful disposal site. 

17.8 Landlord Obligations with respect to Hazardous Materials. 

(a) Landlord Representations, Covenants and Indemnity. Landlord hereby represents and warrants to Tenant that, to the Best of
Landlord’s Knowledge (as that term is defined in clause (c) below), except to the extent (if any) as may be disclosed in the following described environmental assessment reports which have been made available by Landlord to Tenant (the
“Disclosed Materials”), there exist, as of the Execution Date of this Lease, no Hazardous Materials on the Property which are in violation of applicable Environmental Laws or that require reporting, investigation, remediation
or other response under Chapter 21E or other Environmental Laws: 

  
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	 	•	 	 Phase I Environmental Site Assessment, 4 Hartwell Avenue, Lexington, Massachusetts, 02421, prepared by Boston
Environmental Corporation, dated December 15, 2014; and 

  

	 	•	 	 Decommissioning Documentation to be provided by Landlord from the Existing Tenant pursuant to Section 3.3
hereof. 

 Landlord covenants that neither Landlord nor any of the Landlord Parties shall bring any Hazardous Materials in
or on to the Property or discharge any Hazardous Materials in or on to the Property which are, in either case, in violation of applicable Environmental Laws. Landlord hereby indemnifies and shall defend and hold Tenant, its officers, directors,
employees, and agents harmless from any Claims arising as result of any breach by Landlord of its representations, warranties, or covenants under this Section 17.8(a). 

(b) Landlord Remediation. If Hazardous Materials are discovered in, on or under the Property which are not in compliance with applicable
Environmental Laws or that require reporting, investigation, remediation or other response under Chapter 21E or other Environmental Laws, and which are not the responsibility of Tenant pursuant to this Article 17, then Landlord shall remove or
remediate the same, when, if, and in the manner required by applicable Environmental Laws. 
 (c) To the Best of Landlord’s
Knowledge. The phrase “to the Best of Landlord’s Knowledge” under shall mean the best of the knowledge of Brian Grisaru, Landlord’s asset manager with respect to the Property. 

18. RULES AND REGULATIONS. 
 18.1
Rules and Regulations. Tenant will faithfully observe and comply with all rules and regulations promulgated from time to time with respect to the Building, the Property and construction within the Property (collectively, the “Rules
and Regulations”). The current version of the Rules and Regulations is attached hereto as Exhibit 8. In the case of any conflict between the provisions of this Lease and any future rules and regulations, the provisions of this
Lease shall control. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other lease as against any other tenant and
Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees, agents, contractors, visitors, invitees or licensees. 

18.2 Energy Conservation. Landlord may institute upon written notice to Tenant such policies, programs and measures as may
be necessary, required, or expedient for the conservation and/or preservation of energy or energy services (collectively, the “Conservation Program”), provided however,: (i) that the Conservation Program does not, by reason
of such policies, programs and measures, reduce the level of energy or energy services being provided to the Premises below the level of energy or energy services then being provided in comparable combination laboratory, research and development and
office buildings in the vicinity of the 

  
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Premises, for comparable operations to Tenant, provided the same shall not come at a material cost to Tenant, or adversely affect Tenant’s use of the Premises for any of the Permitted Uses,
other than in a de minimis manner, or (ii) as may be necessary or required to comply with Legal Requirements or standards or the other provisions of this Lease. Upon receipt of such notice, Tenant shall comply with the Conservation Program.

 18.3 Recycling. Upon written notice, Landlord may establish policies, programs and measures for the recycling of paper,
products, plastic, tin and other materials (a “Recycling Program”). Upon receipt of such notice, Tenant will comply with the Recycling Program at Tenant’s sole cost and expense. 

19. LAWS AND PERMITS. 
 19.1
Legal Requirements. Tenant shall not cause or permit the Premises, or cause the Property or the Building to be used in any way that violates any Legal Requirement, order, permit, approval, variance, covenant or restrictions of record or any
provisions of this Lease, interferes with the rights of tenants of the Building, or constitutes a nuisance or waste. Tenant shall obtain, maintain and pay for all permits and approvals needed for the operation of Tenant’s business and shall,
promptly take all actions necessary to comply with all Legal Requirements, including, without limitation, the Occupational Safety and Health Act, applicable to Tenant’s use of the Premises, the Property or the Building. Tenant shall maintain in
full force and effect all certifications or permissions required by any authority having jurisdiction to authorize, franchise or regulate Tenant’s use of the Premises. Tenant shall be solely responsible for procuring and complying at all times
with any and all necessary permits and approvals directly or indirectly relating or incident to: the conduct of its activities on the Premises; its scientific experimentation, transportation, storage, handling, use and disposal of any chemical or
radioactive or bacteriological or pathological substances or organisms or other hazardous wastes or environmentally dangerous substances or materials or medical waste, animals or laboratory specimens. Within ten (10) days of a request by
Landlord, which request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof, unless otherwise requested by any Mortgagee or unless Landlord reasonably suspects that Tenant has violated
the provisions of this Section 19.1, Tenant shall furnish Landlord with copies of all such permits and approvals that Tenant possesses or has obtained together with a certificate certifying that such permits are all of the permits that Tenant
possesses or has obtained with respect to the Premises. Tenant shall promptly give written notice to Landlord of any warnings or violations relative to the above received from any federal, state or municipal agency or by any court of law and shall
promptly cure the conditions causing any such violations. Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition causing any such violation in the event that, in lieu of such cure,
Tenant shall contest the validity of such violation by appellate or other proceedings permitted under applicable law, provided that (a) any such contest is made reasonably and in good faith, (b) Tenant makes provisions, including, without
limitation, posting bond(s) or giving other security, reasonably acceptable to Landlord to protect Landlord, the Building and the Property from any liability, costs, damages or expenses arising in connection with such alleged violation and failure
to cure, (c) Tenant shall agree to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from and against any and all Claims arising in connection with such condition and/or violation, (d) Tenant
shall promptly cure any violation in the event that its appeal of such violation is overruled or rejected, and (e) Tenant’s decision to delay such cure shall not, in Landlord’s good faith 

  
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determination, be likely to result in any actual or threatened bodily injury, property damage, or any civil or criminal liability to Landlord, any tenant or occupant of the Building or the
Property, or any other person or entity. Nothing contained in this Section 19.1 shall be construed to expand the uses permitted hereunder beyond the Permitted Uses. Landlord shall comply with any Legal Requirements and with any direction of any
public office or officer relating to the maintenance or operation of the structural elements of the Building and the Common Areas, and the costs so incurred by Landlord shall be included in Operating Costs in accordance with the provisions of
Section 5.2. 
 20. DEFAULT 

20.1 Events of Default. The occurrence of any one or more of the following events shall constitute an “Event of
Default” hereunder by Tenant: 
 (a) If Tenant fails to make any payment of Rent or any other payment required hereunder, as and
when due, and such failure shall continue for a period of five (5) business days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give any notice if
(i) Tenant fails to make any payment within five (5) business days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on more than two (2) occasions during the twelve
(12) month interval preceding such failure by Tenant; 
 (b) If Tenant shall fail to execute and deliver to Landlord an estoppel
certificate pursuant to Section 16 above or a subordination and attornment agreement pursuant to Section 22 below, within the timeframes set forth therein 

(c) If Tenant shall fail to maintain any insurance required hereunder; 

(d) If Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of Credit as required under
Section 7 above; 
 (e) If Tenant causes or suffers any release of Hazardous Materials in or near the Property; 

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

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

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

(i) Tenant shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its
property for the benefit of its creditors, 
 (j) the leasehold hereby created shall be taken on execution or by other process of law and
shall not be revested in Tenant within thirty (30) days thereafter; 
 (k) a receiver, sequesterer, trustee or similar officer shall be
appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; 

(l) any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to
bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days or if Tenant is
adjudged bankrupt or insolvent as a result of any such proceeding. 
 With respect to any defaults set forth in subsections (b), (c), (d),
(e) and (f) above, if Tenant shall fail to cure the default within the respective required timeframes set forth in this Lease, and such failure shall continue for three (3) business days after Tenant’s receipt of a Reminder Notice (as
defined below), then such events shall be deemed to be an Event of Default. For purposes hereof, a “Reminder Notice” shall be a notice from Landlord to Tenant that states in bold faced capital letters at the top of the first page
thereof the following: “TENANT’S FAILURE TO CURE DEFAULT WITHIN THREE (3) BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE SHALL CONSTITUTE AN EVENT OF DEFAULT.” 

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

20.3 Damages—Termination. 

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

  
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 (i) the amount (discounted to present value at the rate of five percent (5%) per annum) by
which, at the time of the termination of this Lease (or at any time thereafter if Landlord shall have initially elected damages under Section 20.3(a)(ii) below), (x) the aggregate of Rent projected over the period commencing with such
termination and ending on the Expiration Date, exceeds (y) the aggregate projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises shall be unoccupied, plus all Reletting
Costs (hereinafter defined); or 
 (ii) amounts equal to Rent which would have been payable by Tenant had this Lease not been so terminated,
payable upon the due dates therefor specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the Premises during such period, that Landlord
shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease, as well as the expenses of re-letting, including altering and preparing the Premises for new
tenants, brokers’ commissions, and all other similar and dissimilar expenses properly chargeable against the Premises and the rental therefrom (collectively, “Reletting Costs”), it being understood that any such re-letting may be for a period equal to or shorter or longer than the remaining Term; and provided, further, that (x) in no event shall Tenant be entitled to receive any excess of such net rents over the
sums payable by Tenant to Landlord hereunder and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Section 20.3(a)(ii) to a credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by Landlord prior to the commencement of such suit. If the Premises or any part thereof should be
re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses
of re-letting. 
 (b) In calculating the amount due under Section 20.3(a)(i), above, there shall
be included, in addition to the Base Rent, all other considerations agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and Taxes, on the assumption that all such amounts and considerations
would have increased at the rate of four percent (4%) per annum for the balance of the full term hereby granted. 
 (c) Suit or suits for the
recovery of such damages, or any installments thereof, may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if
it had not been terminated hereunder. 
 (d) Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord
against Tenant of any sums or damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. 

20.4 Landlord’s Self-Help; Fees and Expenses. If Tenant shall default in the performance of any covenant on
Tenant’s part to be performed in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant to Section 10.1 above, Landlord may, upon reasonable advance notice, except that
no notice shall be required in an emergency, immediately, or at any time thereafter, perform the same for the account 

  
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of Tenant. Tenant shall pay to Landlord within thirty (30) days of Landlord’s demand therefor any costs incurred by Landlord in connection therewith, together with interest at the
Default Rate until paid in full. In addition, Tenant shall pay all of Landlord’s costs and expenses, including without limitation reasonable attorneys’ fees, incurred (i) in enforcing any obligation of Tenant under this Lease or
(ii) as a result of Landlord or any of the Landlord Parties, without its fault, being made party to any litigation pending by or against any of the Tenant Parties. 

20.5 Waiver of Redemption, Statutory Notice and Grace Periods. Tenant does hereby waive and surrender all rights and privileges
which it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of this Lease for the Term hereby demised after being dispossessed or ejected therefrom by process of law or under the
terms of this Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory notice and grace periods provided to Tenant by law are hereby expressly waived by Tenant. 

20.6 Landlord’s Remedies Not Exclusive. The specified remedies to which Landlord may resort hereunder are
cumulative and are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any remedy (including the remedy of specific performance) allowed at law or in equity
as if specific remedies were not herein provided for. 
 20.7 No Waiver. Landlord’s failure to seek redress for violation,
or to insist upon the strict performance, of any covenant or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally constituted a violation, from having all
the force and effect of an original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of such Rules and
Regulations against Tenant and/or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party unless such waiver be in writing
signed by such party. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any
letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this
Lease provided. 
 20.8 Restrictions on Tenant’s Rights. During the continuation of any Event of Default,
(a) Landlord shall not be obligated to provide Tenant with any notice pursuant to Sections 2.3 and 2.4 above; and (b) Tenant shall not have the right to make, nor to request Landlord’s consent or approval with respect to, any
Alterations or Transfers. 
 20.9 Landlord Default. Notwithstanding anything to the contrary contained in the Lease, Landlord
shall in no event be in default in the performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations within thirty (30) days (or such additional time as is reasonably required
to correct any such default, provided Landlord commences cure within 30 days) after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Except as expressly set forth in this Lease, Tenant
shall not have the right to terminate or cancel this Lease or to withhold rent or to 

  
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set-off or deduct any claim or damages against rent as a result of any default by Landlord or breach by Landlord of its covenants or any warranties or
promises hereunder, except in the case of a wrongful eviction of Tenant from the Premises (constructive or actual) by Landlord, and then only if the same continues after notice to Landlord thereof and an opportunity for Landlord to cure the same as
set forth above. In addition, Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against Landlord from rent thereafter due and payable under this Lease. 

21. SURRENDER; ABANDONED PROPERTY; HOLD-OVER 

21.1 Surrender 
 (a) Upon
the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises (including without limitation all fixed lab benches, fume hoods, electric, plumbing, heating and sprinkling systems,
fixtures and outlets, vaults, paneling, molding, shelving, radiator enclosures, cork, rubber, linoleum and composition floors, ventilating, silencing, air conditioning and cooling equipment therein and all other furniture, fixtures, and equipment
that were either provided by Landlord or paid for in whole or in part by any allowance provided to Tenant by Landlord under this Lease) broom clean, in good order, repair and condition excepting only ordinary wear and tear and damage by fire or
other insured Casualty; (ii) remove all of Tenant’s Property, all autoclaves and cage washers and, to the extent specified by Landlord, Alterations made by Tenant (Landlord hereby agreeing to make such election at the time that Landlord
approves any Alteration if so requested by Tenant in writing at the time that Tenant requests that Landlord approve the plans and specifications for such Alteration); and (iii) repair any damages to the Premises or the Building caused by the
installation or removal of Tenant’s Property and/or such Alterations. Tenant’s obligations under this Section 21.1(a) shall survive the expiration or earlier termination of this Lease. 

(b) Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall clean and otherwise
decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, acid neutralization systems and plumbing in and/or exclusively serving the Premises, and all exhaust or other ductwork in and/or
exclusively serving the Premises, in each case which has carried or released or been contacted by any Hazardous Materials or other chemical or biological materials used in the operation of the Premises, and shall otherwise clean the Premises so as
to permit the Surrender Plan (defined below) to be issued. At least thirty (30) days prior to the expiration of the Term (or, if applicable, within five (5) business days after any earlier termination of this Lease), Tenant shall deliver
to Landlord a reasonably detailed narrative description of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to render the Premises (including any Alterations permitted or required by Landlord to remain
therein) free of Hazardous Materials and otherwise released for unrestricted use and occupancy including without limitation causing the Premises to be decommissioned in accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or
the Massachusetts Department of Public health (the “MDPH”) for the control of radiation, and cause the Premises to be released for unrestricted use by the Radiation Control Program of the MDPH (the “Surrender
Plan”). The Surrender Plan (i) shall be accompanied by a current list of (A) all Required Permits held by or on behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises, and
(B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental consultant. In connection with review and approval of the Surrender Plan, upon 

  
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request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning the use of and operations
within the Premises as Landlord shall request. On or before the expiration of the Term (or within thirty (30) days after any earlier termination of this Lease, during which period Tenant’s use and occupancy of the Premises shall be
governed by Section 21.3 below), Tenant shall (i) perform or cause to be performed all actions described in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a third party certified industrial hygienist
reasonably acceptable to Landlord certifying that the Premises do not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall
have the right, subject to reimbursement at Tenant’s expense 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 expiration of the Term (or, if applicable, the date which is thirty (30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available for unrestricted use and occupancy
as aforesaid. Landlord shall have the unrestricted right to deliver the Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. Such third parties and the Landlord
Parties shall be entitled to rely on the Surrender Report. If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not
approved by Landlord, shall fail to adequately address the use of Hazardous Materials by any of the Tenant Parties in, on, at, under or about the Premises, (A) Landlord shall have the right to take any such actions as Landlord may deem
reasonable or appropriate to assure that the Premises and the Property are surrendered in the condition required hereunder, the cost of which actions shall be reimbursed by Tenant as Additional Rent within thirty (30) days of Landlord’s
written demand; and (B) if the Term shall have ended, unless and until Landlord elects to take such actions to assure that the Premises are surrendered in the condition required hereunder, Tenant shall be deemed to be a holdover tenant subject
to the provisions of Section 21.3 below until the date on which Tenant delivers the Surrender Report (in the form required hereunder) to Landlord. Tenant’s obligations under this Section 21.1(b) shall survive the expiration or earlier
termination of the Term. 
 (c) No act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the
Premises, and no agreement to accept such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing, no employee of Landlord or of Landlord’s agents shall have any power to accept the keys
of the Premises prior to the expiration or earlier termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate as a termination of this Lease or a surrender of the Premises. 

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

(e) Notwithstanding anything to the contrary herein contained. Landlord agrees that: (i) Tenant shall not be required to remove any other
Alteration to the Premises (whether such Alteration arise from a Change to Landlord’s Work or a future Alteration made by Tenant), unless Landlord so advises Tenant at the time that Landlord approves Tenant’s plans and specifications for
such Alteration, and, in Landlord’s reasonable judgment, such Alteration: (x)

  
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adversely affect the general utility of the Building for use by prospective and future tenants, and (y) require additional expense to readapt the Premises to normal use as a biotechnology
office and research and development facility. For avoidance of doubt, Tenant shall, on or before the expiration or prior termination of the Term of the Lease, be required to remove: (i) all equipment installed by Tenant in the Premises or
elsewhere on the Property, (ii) Tenant’s Property, as defined in Section 14.1(b), and (iii) the Structural Work. 

21.2 Abandoned Property. After the expiration or earlier termination hereof, if Tenant fails to remove any property from the
Building or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the “Abandoned Property”) shall be conclusively
deemed to have been abandoned, and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be sold, Tenant hereby agrees that Landlord may
receive and retain the proceeds of such sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under Section 20 hereof or pursuant to law, and to any
arrears of Rent. 
 21.3 Holdover. If any of the Tenant Parties holds over (which term shall include, without limitation, the
failure of Tenant or any Tenant Party to perform all of its obligations under Section 21.1 above) after the end of the Term, Tenant shall be deemed a
tenant-at-sufferance subject to the provisions of this Lease. Whether or not Landlord has previously accepted payments of Rent from Tenant: 

(i) Tenant shall pay Base Rent at the Holdover Percentage, as hereinafter defined, of the highest rate of Base Rent payable during the Term,

 (ii) Tenant shall continue to pay to Landlord all Additional Rent, and 

(iii) in the event such hold over extends beyond sixty (60) days after the end of the Term, Tenant shall be liable for all damages,
including without limitation lost business and consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the end of the Term for other tenants and that the
damages which Landlord may suffer as the result of Tenant’s holding over cannot be determined as of the Execution Date. The “Hold Over Percentage” shall be 150% for the first thirty (30) days of such holdover, and 200% for
any period of hold over after the first thirty (30) days. Nothing contained herein shall grant Tenant the right to holdover after the expiration or earlier termination of the Term. 

21.4 Warranties. Tenant hereby assigns to Landlord any warranties in effect on the last day of the Term with respect to any
fixtures and Alterations installed in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term (or, if the Lease is earlier terminated, within five (5) days thereafter). 

  
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 22. MORTGAGEE RIGHTS 

22.1 Subordination. Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any ground
lease, overleases, mortgage, deed of trust, or similar instrument covering the Premises, the Building and/or the Land and to all advances, modifications, renewals, replacements, and extensions thereof (each of the foregoing, a
“Mortgage”), so long as the applicable Mortgagee and Tenant execute a commercially reasonable subordination, non-disturbance and attornment agreement (“SNDA”),
(the form of SNDA attached hereto as Exhibit 11 being deemed commercially reasonable) or (ii) if any Mortgagee elects, prior to the lien of any present or future Mortgage, or (ii) if any Mortgagee elects, prior to the lien of any
present or future Mortgage. Tenant further shall attorn to and recognize any successor landlord, whether through foreclosure or otherwise, as if the successor landlord were the originally named landlord. The provisions of this Section 22.1
shall be self-operative and no further instrument shall be required to effect such subordination or attornment; however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and attornment in such form as
shall be requested by any such holder within fifteen (15) days of request therefor. Simultaneously with the execution and delivery of this Lease, Landlord, Tenant and Landlord’s current Mortgagee shall enter into an SNDA in form reasonably
acceptable to such parties. 
 22.2 Notices. Tenant shall give each Mortgagee the same notices given to Landlord concurrently
with the notice to Landlord, and each Mortgagee shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee’s curing of any of Landlord’s default shall be treated as performance by Landlord. 

22.3 Mortgagee Consent. Tenant acknowledges that, where applicable, any consent or approval hereafter given by Landlord may be
subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall, notwithstanding anything to the contrary in this Lease contained, constitute reasonable justification for
Landlord’s withholding its consent or approval. 
 22.4 Mortgagee Liability. Tenant acknowledges and agrees that if any
Mortgage shall be foreclosed, (a) the liability of the Mortgagee and its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the Premises, and such liability shall not continue or survive after further
transfer of ownership; and (b) subject to the last sentence of this Section 22.4, such Mortgagee and its successors or assigns shall not be (i) liable for any act or omission of any prior lessor under this Lease; (ii) liable for
the performance of Landlord’s covenants pursuant to the provisions of this Lease which arise and accrue prior to such entity succeeding to the interest of Landlord under this Lease or acquiring such right to possession; (iii) subject to
any offsets or defense which Tenant may have at any time against Landlord; (iv) bound by any base rent or other sum which Tenant may have paid previously for more than one (1) month; or (v) liable for the performance of any covenant
of Landlord under this Lease which is capable of performance only by the original Landlord. Notwithstanding the foregoing: (x) nothing shall relieve any Mortgagee, purchaser at foreclosure, or grantee of a deed in lieu of foreclosure from:
(i) any liability which it has party-Landlord from and after the date (“Succession Date”) which it succeeds to Landlord’s interest under the Lease either by acquiring title to the Premises or possession of the
Premises, and (y) any obligation which Landlord has to perform repairs or maintenance under the Lease based upon the fact that the need for such repairs or maintenance first arose after the Succession Date. 

  
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 23. QUIET ENJOYMENT. Landlord covenants that so long as Tenant keeps and performs each and
every covenant, agreement, term, provision and condition herein contained on the part and on behalf of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the
claims of all persons lawfully claiming by, through or under Landlord subject, nevertheless, to the covenants, agreements, terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage to
which this Lease is subject and subordinate, as hereinabove set forth. 
 24. NOTICES. Any notice, consent, request, bill, demand or statement
hereunder (each, a “Notice”) by either party to the other party shall be in writing and shall be deemed to have been duly given when either delivered by hand or by nationally recognized overnight courier (in either case with
evidence of delivery or refusal thereof) addressed as follows: 
 If to
Landlord:             King 4 Hartwell Place, LLC 
 800 Boylston Street, Suite
1570 
 Boston, MA 02199 

c/o King Street Properties 

800 Boylston Street, Suite 1570 

Boston, MA 02199 
 With a copy
to:            Goulston & Storrs PC 
 400 Atlantic Avenue 

Boston, MA 02110 
 Attention:
Raymond M. Kwasnick, Esquire 
 If to
Tenant:                 Codiak Biosciences, Inc. 
 500
Technology Square, 9th Floor 
 Cambridge, MA 02139 

Attn: Andrea DiFabio 
 Notwithstanding the
foregoing, any notice from Landlord to Tenant regarding ordinary business operations (e.g., exercise of a right of access to the Premises, maintenance activities, invoices, etc.) may also be given by written notice delivered by email to those
parties listed in Section 2.4. Either party may at any time change the address or specify an additional address for such Notices by delivering or mailing, as aforesaid, to the other party a notice stating the change and setting forth the
changed or additional address, provided such changed or additional address is within the United States. Notices shall be effective upon the date of receipt or refusal thereof. The parties hereby acknowledge that Tenant is required, pursuant to
Section 22.2 hereof to give each Mortgagee the same notices given to Landlord concurrently with the notice to Landlord. 
 25. MISCELLANEOUS

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

25.2 Captions. The captions are inserted only as a matter of convenience and for reference, and in no way define, limit or
describe the scope of this Lease nor the intent of any provisions thereof. 

  
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 25.3 Broker. Tenant and Landlord each warrants and represents that it has
dealt with no broker in connection with the consummation of this Lease other than Colliers International (the “Broker”). Tenant and Landlord each agrees to defend, indemnify and save the other harmless from and against any
Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions to Broker. 

25.4 Entire Agreement. This Lease, Lease Summary Sheet and Exhibits 1-11 attached hereto and incorporated herein
contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence and agreements between the parties hereto, are merged herein. Tenant acknowledges that all
representations and statements upon which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or representations, written or oral. This Lease may not be modified orally or in any manner
other than by written agreement signed by the parties hereto. 
 25.5 Governing Law. This Lease is made pursuant to, and shall
be governed by, and construed in accordance with, the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the like. 

25.6 Representation of Authority. By his or her execution hereof, each of the signatories on behalf of the respective parties
hereby warrants and represents to the other that he or she is duly authorized to execute this Lease on behalf of such party. Upon Landlord’s request, Tenant shall provide Landlord with evidence that any requisite resolution, corporate authority
and any other necessary consents have been duly adopted and obtained. 
 25.7 Expenses Incurred by Landlord Upon Tenant
Requests. 
 (a) Tenant shall, upon demand, reimburse Landlord for all reasonable expenses, including, without limitation, legal fees,
incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral documentation related to this Lease, including, without limitation, costs incurred by Landlord in the review and approval of
Tenant’s plans and specifications in connection with proposed Alterations to be made by Tenant to the Premises or in connection with requests by Tenant for Landlord’s consent to make a Transfer. Such costs shall be deemed to be Additional
Rent under this Lease. 
 Notwithstanding the foregoing: (i) the amount of legal fees which Tenant is required to reimburse Landlord
with respect to any Transfer shall not exceed the Transfer Legal Fee Cap, as hereinafter defined, with respect to such Transfer, and (ii) with respect any request by Tenant to review and approve Tenant’s plans and specifications with
respect to any Alteration, Tenant shall only be required to reimburse Landlord for third party consultants engaged by Landlord to review such plans and specifications as Landlord, in good faith determines is necessary (e.g., reviews by structure
engineers, MEP engineers, etc.). The “Transfer Legal Fees Cap” shall be defined as $2,500.00, except that (a) the Transfer Legal Fees Cap shall increase by $500 every fifth
(5th) anniversary of the Premises Base Rent Commencement Date, and (b) the Transfer Legal Fees Cap shall not apply to Tenant’s request for Landlord’s approval of any sub-sublease of any tier. 

  
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 (b) In the case of litigation or other legal proceeding between Landlord and Tenant relating
to the provisions of this Lease or Tenant’s occupancy of the Premises, the losing party shall, upon demand, reimburse the prevailing party for its reasonable costs of prosecuting and/or defending such proceeding (including, without limitation,
reasonable attorneys’ fees). 
 25.8 Survival. Without limiting any other obligation of Tenant which may survive the
expiration or prior termination of the Term, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease shall survive the expiration or prior termination of the Term. 

25.9 Limitation of Liability. 

(a) Limitation on Landlord’s Liability. Tenant shall neither assert nor seek to enforce any claim against Landlord or any of the
Landlord Parties, or the assets of any of the Landlord Parties, for breach of this Lease or otherwise, other than against Landlord’s interest in the Building and in the uncollected rents, issues and profits thereof, and Tenant agrees to look
solely to such interest for the satisfaction of any liability of Landlord under this Lease. This Section 25.9 shall not limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord. Landlord and Tenant
specifically agree that in no event shall any officer, director, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally liable for any obligation under this Lease, nor shall Landlord or any of the
other Landlord Parties be liable for consequential or incidental damages or for lost profits whatsoever in connection with this Lease. 
 (b)
Limitation on Tenant’s Liability. Landlord shall neither assert nor seek to enforce any claim against Tenant or any of the Tenant Parties for breach of this Lease or otherwise, other than against the assets and property of Tenant, the
Cash Security Deposit and/or the Letter of Credit, and Landlord agrees to look solely to such assets and property and the Cash Security Deposit and/or the Letter of Credit for the satisfaction of any liability of Tenant or any Tenant Parties under
this Lease. This Section 25.9(b) shall not limit any right that Landlord might otherwise have to obtain injunctive relief against Tenant. Landlord and Tenant specifically agree that in no event: (i) any officer, director, trustee, employee
or representative of Tenant or any of the other Tenant Parties ever be personally liable for any obligation under this Lease, and (ii) Tenant or any of the other Tenant Parties be liable for consequential or incidental damages or for lost
profits whatsoever in connection with this Lease, except that nothing in this Section 26.9(b) shall limit or affect any liability or obligation which Tenant may have in the event of any breach by Tenant of its obligations under either
Section 17 (Hazardous Materials) or Section 21.1 (Surrender) or Section 21.3 (Holdover). 
 25.10 Binding Effect.
The covenants, agreements, terms, provisions and conditions of this Lease shall bind and benefit the successors and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to,
except that no violation of the provisions of Section 13 hereof shall operate to vest any rights in any successor or assignee of Tenant. A facsimile signature on this Lease shall be equivalent to, and have the same force and effect as, an
original signature. 

  
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 25.11 Landlord Obligations upon Transfer. Upon any sale, transfer or other
disposition of the Building, Landlord shall be entirely freed and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed, it being understood and agreed
in such event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord’s ownership of said reversionary interest shall thereupon and thereafter assume, and perform and observe, any and
all of such covenants and obligations of Landlord, except as otherwise agreed in writing. 
 25.12 No Grant of Interest. Tenant
shall not grant any interest whatsoever in any fixtures within the Premises or any item paid in whole or in part by Landlord’s Contribution or by Landlord. 

25.13 UBTI. Landlord and Tenant hereby agree that it is their intent that all Rent (including without limitation, Base Rent and
all Additional Rent and any other charges payable to Landlord under this Lease) shall qualify as “rents from real property” within the meaning of Section 512(b)(3) of the Internal Revenue Code of 1986, as amended (the
“Code”) and the U.S. Department of the Treasury Regulations promulgated thereunder (the “Regulations”). In the event that (a) the Code or the Regulations, or interpretations thereof by the
Internal Revenue Service contained in revenue rulings or other similar public pronouncements, shall be changed so that any Rent no longer qualifies as “rent from real property” for purposes of said Section 512(b)(3), or
(b) Landlord, in its sole discretion, determines that there is any risk that all or part of any Rent shall not qualify as “rents from real property” for the purposes of said Section 512(b)(3), Tenant agrees to cooperate with
Landlord and enter into such amendment(s) to this Lease as Landlord deems necessary to qualify all Rent as “rents from real property,” provided, however, that (i) any amendment required under this Section 25.13 shall be made so
as to produce, to the extent possible, the equivalent (in economic terms) Rent as payable before the amendment(s), and (ii) in the event that Landlord determines that an amendment cannot produce economically equivalent Rent as described in
clause (i), the Rent payable under any such amendment(s) shall not be less favorable to Tenant than the Rent payable under this Lease immediately prior to such amendment(s). The parties agree to execute such further commercially reasonable
instrument(s) as may reasonably be required by Landlord in order to give effect to the foregoing provisions of this Section 25.13. 

25.14 Percentage Rent. Tenant expressly covenants and agrees not to enter into any sublease, transfer or assignment of this Lease
(including, for avoidance of doubt, any Transfer to an Affiliated Entity or Successor under Section 13.6) that provides for rental or other payment for such use, occupancy or utilization based in whole or in part on the income or profits
derived by any person from the property leases, used, occupied or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales) and that any such purported sublease or assignment shall be absolutely void and
ineffective as a conveyance of any right or interest in the possession use, occupancy, or utilization of any part of the Premises. 

25.15. Financial Information. Tenant shall deliver to Landlord, within ten (10) business days after Landlord’s request
(“Financial Information Request”), Tenant’s most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows (audited if available) prepared and certified by an independent
certified public accountant and certified by an officer of Tenant as being true and correct in all material respects. Landlord may make a Financial Information Request only one time during any twelve (12) month period, except that Landlord may
make a second Financial Information Request during a twelve (12) month period in connection with a proposed a sale or refinancing of the Building. Any such financial information may be relied upon by Landlord, any actual or potential lessor,
purchaser, or mortgagee of the Property or any portion thereof. 

  
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 25.16 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 therefrom is obstructed by reason of any repairs, improvements,
maintenance or cleaning in or about the Property, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

25.17 OFAC Certificate and Indemnity. Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001
(the “Executive Order”), and the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 10756, the “Patriot Act”) prohibit
certain property transfers. Tenant hereby represents and warrants to Landlord (which representations and warranties shall be deemed to be continuing and re-made at all times during the Term) that neither
Tenant, nor, to Tenant’s knowledge, nor any stockholder, manager, beneficiary, partner, or principal of Tenant is subject to the Executive Order, that none of them is listed on the United States Department of the Treasury Office of Foreign
Assets Control (“OFAC”) list of “Specially Designated Nationals and Blocked Persons” as modified from time to time, and that none of them is otherwise subject to the provisions of the Executive Order or the Patriot Act. As
of the Execution Date, the most current list of “Specially Designated Nationals and Blocked Persons” can be found at http://www.treas.gov/offices/eotffc/ofac/sdn/index.html. Tenant shall from time to time, within ten (10) days after
request by Landlord, deliver to Landlord any certification or other evidence requested from time to time by Landlord in its reasonable discretion, confirming Tenant’s compliance with these provisions. No assignment or subletting shall be
effective unless and until the assignee or subtenant thereunder delivers to Landlord written confirmation of such party’s compliance with the provisions of this subsection, in form and content satisfactory to Landlord. If for any reason the
representations and warranties set forth in this subsection, or any certificate or other evidence of compliance delivered to Landlord hereunder, is untrue in any respect when made or delivered, or thereafter becomes untrue in any respect, then an
Event of Default hereunder shall be deemed to occur immediately, and there shall be no opportunity to cure. Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord, and hold Landlord harmless from and against, any and all
Claims arising from or related to the breach of any of the foregoing representations, warranties, and duties of Tenant. The provisions of this subsection shall survive the expiration or earlier termination of this Lease for the longest period
permitted by law. 
 25.18 Confidentiality. Tenant acknowledges and agrees that the terms of this Lease are confidential.
Disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the Building. Tenant shall not disclose the terms
and conditions of this Lease (“Landlord’s Confidential Information”) to any other person or entity without the prior written consent of Landlord which may be given or withheld by Landlord, in Landlord’s sole discretion,
except as required for financial disclosures or securities filings, as required by the order of any court or public body with authority over Tenant, or in connection with any litigation between Landlord and Tenant with respect this Lease or to
Tenant’s partners, officers, directors, employees, brokers, attorneys, or as may be required as part of any financing or Tenant’s normal course of business, provided that any recipient from Tenant of Landlord Confidential Information is
required 

  
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by Tenant to keep Landlord’s Confidential Information confidential in accordance with the terms of this Section 25.18. It is understood and agreed that damages alone would be an
inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek specific performance of this provision and to seek injunctive relief to prevent its breach or continued breach. 

25.19 Force Majeure. Other than Tenant’s obligations under this Lease that can be performed by the payment of money (e.g.,
payment of Rent and maintenance of insurance), whenever a period of time is herein prescribed for action to be taken by either party hereto, such party shall not be liable or responsible for, and there shall be excluded from the computation of any
such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, acts of terrorism, governmental laws, regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the control of
such party (collectively “Force Majeure”). In no event shall financial inability of a party be deemed to be Force Majeure. 

25.20 Condition to Lease. Reference is made to the fact that Landlord is negotiating in good faith to enter into an agreement
with the Existing Tenant to terminate the Existing Tenant’s Lease as of June 30, 2019. Either party shall have the right, exercisable upon written notice to the other party, to render the Lease void and without force or effect, unless both
of the following events occur on or before March 15, 2019: 
 A. Tenant executes and delivers to Landlord the foregoing Lease; and 

B. Existing Tenant executes and delivers to Landlord an agreement, in form and substance acceptable to Landlord, whereby Existing Tenant agrees
to terminate the term of the Existing Tenant’s Lease as of June 30, 2019. 

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

							
	LANDLORD
	
	KING 4 HARTWELL PLACE, LLC,
	a Delaware limited liability company
		
	By:	 	King Maris LLC, its operating partner
			
		 	By:	 	 King Street Properties Investments LLC, its manager

				
		 		 	 By:
	 	 /s/ Stephen D. Lynch

		 		 		 	Stephen D. Lynch, manager

 TENANT 
  

					
	 CODIAK BIOSCIENCES, INC.,

a Delaware corporation

		
	By:	 	 /s/ Douglas E. Williams

	    	 	Name:	 	 Douglas E. Williams

	    	 	Title:	 	 Chief Executive Officer

  
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 EXHIBIT 1 

LEASE PLAN 
  

 

  
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 EXHIBIT 1A 

RESERVED PARKING SPACES 
  

 

  
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 EXHIBIT 2 

LEGAL DESCRIPTION 
  
 

 

  
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 EXHIBIT 3 

EXISTING TENANT’S DECOMMISSIONING OBLIGATIONS 

Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to
render the Premises (including any Alterations permitted or required by Landlord to remain therein) free of Hazardous Materials and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). The Surrender
Plan (i) shall be accompanied by a current list of (A) all Required Permits held by or on behalf of any of Tenant or any of the Tenant Parties with respect to Hazardous Materials in, on, under, at or about the Premises, and
(B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental consultant, which approval shall not be unreasonably withheld, conditioned or delayed. In connection with review
and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning the use of and operations within the
Premises as Landlord shall reasonably request (it being understood that Tenant shall not be required to disclose any information if such disclosure is prohibited by a confidentiality agreement to which Tenant is a party). Tenant shall
(i) perform or cause to be performed all actions described in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a certified industrial hygienist reasonably acceptable to Landlord certifying that the Premises do
not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to reimbursement at Tenant’s expense
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 Execution Date of this Lease, free of Hazardous
Materials and otherwise available for unrestricted use and occupancy. Landlord shall have the unrestricted right to deliver the Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises
to third parties. Such third parties and the Landlord Parties shall be entitled to rely on the Surrender Report. 

  
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 EXHIBIT 4 

TENANT’S WORK; LANDLORD’S CONTRIBUTION 

1. Performance of Tenant’s Work. Tenant, following the delivery of the Premises by Landlord and the full and final execution and delivery of the
Lease to which this Exhibit is attached, shall have the right to perform alterations and improvements in the Premises to prepare the Premises for Tenant’s occupancy (the “Tenant’s Work”). In addition, Tenant’s Work
may include Alterations to the exterior of the Building and to the roof of the Building (“Structural Work”) in order to enable Tenant to install pre-fabricated manufacturing equipment within
the Premises. Landlord agrees that Landlord shall not unreasonably withhold its consent to the Structural Work; provided, however, that Landlord may, at Landlord’s election, require Tenant to remove such Structural Work and manufacturing
equipment and to restore the exterior of the Building and the roof of the Building to the condition which the exterior of the Building and the roof of the Building were in immediately prior to the performance of the Structural Work. Tenant and its
contractors shall not have the right to perform Tenant’s Work in the Premises unless and until Tenant has complied with all of the terms and conditions of Section 11 of the Lease, including, without limitation, approval by Landlord of the
final plans for Tenant’s Work and the contractors to be retained by Tenant to perform such Tenant’s Work. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with
law, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event
relieve Tenant of the responsibility for such design. Landlord’s approval of Tenant’s plans for Tenant’s Work shall not be unreasonably withheld, conditioned or delayed. Landlord’s approval of the contractors to perform
Tenant’s Work shall not be unreasonably withheld, conditioned or delayed. The parties agree that Landlord’s approval of the general contractor to perform Tenant’s Work shall not be considered to be unreasonably withheld if any such
general contractor (i) does not have trade references reasonably acceptable to Landlord, (ii) does not maintain insurance as required pursuant to the terms of this Lease, (iii) does not have the ability to be bonded for the work in an
amount of no less than 120% of the total estimated cost of Tenant’s Work, or (iv) is not licensed as a contractor in the Commonwealth of Massachusetts. Tenant acknowledges the foregoing is not intended to be an exclusive list of the
reasons why Landlord may reasonably withhold its consent to a general contractor. Tenant shall ensure that all contractors performing Tenant’s Work include Landlord and such other parties as Landlord shall require as additional insureds on the
insurance policies maintained by such contractors. Tenant shall provide to Landlord, for Landlord’s information, copies of all construction contracts for Tenant’s Work. 

2. Budget and Landlord’s Share. Promptly after Landlord approves Tenant’s plans for Tenant’s Work, Tenant shall deliver to Landlord an
itemized statement (the “Budget”) of the estimated hard and soft costs of Tenant’s Work (the “Estimated Cost”). Tenant shall, on a monthly basis, deliver to Landlord an updated Budget of the Estimated Cost,
based upon the information then available to Tenant. “Landlord’s Share” shall be defined as follows: (i) if the Estimated Cost, as set forth in the then current Budget is less than, or equal to, the Maximum Amount of
Landlord’s Contribution, as set forth in the Lease Summary Sheet, then Landlord’s Share shall be 100%, and (ii) if the Estimated Cost, as set forth in the then current Budget, is greater than the Maximum Amount of Landlord’s
Contribution, then Landlord’s Share shall be equal to a fraction, expressed as a percentage, the numerator of which is the Maximum Amount of Landlord’s Contribution, and the denominator of which is the Estimated Cost, as set forth in the
then current Budget. 

  
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 3. Definition of Landlord’s Contribution. Subject to the terms and conditions of this Exhibit,
Landlord agrees to contribute up to the Maximum Amount of Landlord’s Contribution toward the cost of performing the Tenant’s Work in preparation of Tenant’s occupancy of the Premises. Landlord’s Contribution may only be used for
the costs (the “Permitted Costs”) incurred (i) in preparing design and construction documents and mechanical and electrical plans for the Tenant’s Work (collectively, the “Soft Costs”), and (ii) the
hard costs in connection with the Tenant’s Work, including construction management fees, if any (collectively, the “Hard Costs”). No more than $130,949.00 of the Maximum Amount of Landlord’s Contribution may be used to pay
for Soft Costs. In no event shall Permitted Costs include the cost of security, telecommunications/data equipment, A/V systems, equipment, furniture or other items of personal property of Tenant. 

4. Payment Procedures. Landlord shall, subject to the provisions of this Exhibit, pay Landlord’s Share of the amount requested by Tenant pursuant
to each Requisition, as hereinafter defined, to Tenant or, in the event that the contractor performing any portion of Tenant’s Work records a mechanics lien which is not timely discharged or bonded over in accordance with Section 11.4 of
the Lease, to the order of such contractor, within thirty (30) days after Landlord’s receipt of such Requisition. In no event shall Landlord be required to: (i) pay more than the Maximum Amount of Landlord’s Contribution towards
Permitted Costs, (ii) disburse Landlord’s Contribution more than one time per month, or (iii) pay more than the Maximum Amount of Landlord’s Contribution. Notwithstanding anything herein to the contrary, Landlord shall not be
obligated to disburse any portion of Landlord’s Contribution during the continuance of an uncured monetary or material non-monetary default under the Lease, and Landlord’s obligation to disburse
shall only resume when and if such default is cured. If Landlord declines to disburse any portion of Landlord’s Contribution based upon Tenant’s default as aforesaid, Tenant shall have the right, after Tenant cures such default, to
resubmit a Requisition for payment of such portion of Landlord’s Contribution in accordance with the provisions of this Section 4, so long as the Lease is then in full force and effect. Landlord shall have the right, upon reasonable
advance notice to Tenant, to inspect Tenant’s books and records relating to each Requisition in order to verify the amount thereof. If Landlord fails to timely pay any installment of Landlord’s Contribution pursuant to this Section 4,
then Tenant may send Landlord a notice in an envelope that conspicuously states the following in bold caps: “TENANT NOTICE OF INTENTION TO EXERCISE OFF-SET” and which notice shall include an
explicit statement that such notice is a notice delivered pursuant to this Section 4 and describing Landlord’s failure to make such payment and, if Landlord fails to make such payment to Tenant within ten (10) days following delivery
of such notice, then Tenant may off-set against the Rent due hereunder an amount equal to such installment(s) of Landlord’s Contribution which Landlord fails to timely pay, together with interest at the
Default Rate from the date on which such installment was due, until (i) Tenant is paid in full for such installment, or (ii) Landlord pays the balance of such installment to Tenant. 

  
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 5. Requisition. A “Requisition” shall be defined as the following documentation:
(i) an application for payment and sworn statement of contractor substantially in the form of AIA Document G-702 covering all work for which disbursement is to be made to a date specified therein;
(ii) a certification from an AIA architect substantially in the form of the Architect’s Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (iii) Contractor’s,
subcontractor’s and material supplier’s waivers of liens which shall cover all Tenant’s Work for which disbursement is being requested and all other statements and forms required for compliance with the mechanics’ lien laws of
the state in which the Premises is located, together with all such invoices, contracts, or other supporting data as Landlord or Landlord’s Mortgagee may reasonably require; (iv) a cost breakdown for each trade or subcontractor performing
Tenant’s Work; (v) plans and specifications for Tenant’s Work, together with a certificate from an AIA architect that such plans and specifications comply in all material respects with all laws affecting the Building, Property and
Premises (to the extent that such plans, specifications and certificate have not been previously submitted by Tenant to Landlord); and (vi) a request to disburse from Tenant containing an approval by Tenant of the work done and a good faith
estimate of the cost to complete Tenant’s Work. In addition, the final Requisition (i.e., after the completion of Tenant’s Work, and prior to final disbursement of Landlord’s Contribution) shall include the following documentation:
(1) general contractor and architect’s completion affidavits, (2) full and final waivers of lien from all contractors, subcontractors and material suppliers, (3) receipted bills covering all labor and materials expended and used,
and (4) as-built plans of Tenant’s Work. 
 6. Outside Draw Date. If Tenant does not submit a
request for payment of the entire Landlord’s Contribution to Landlord in accordance with the provisions contained in this Exhibit by the date that is twelve (12) months after the Term Commencement Date, any unused amount shall accrue to
the sole benefit of Landlord, it being understood that Tenant shall not be entitled to any credit, abatement or other concession in connection therewith. Tenant shall be responsible for all applicable state sales or use taxes, if any, payable in
connection with Tenant’s Work and/or Landlord’s Contribution. 
 7. This Exhibit shall not be deemed applicable to any additional space added to
the Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease,
whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease. 

  
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 EXHIBIT 5 

FORM OF LETTER OF CREDIT 
 IRREVOCABLE STANDBY
LETTER OF CREDIT NUMBER _____________ 
 ISSUE DATE: ______________ 
  

			
	 ISSUING BANK:

	 SILICON VALLEY BANK

	 3003 TASMAN DRIVE

	 2ND FLOOR, MAIL SORT HF210

	 SANTA CLARA, CALIFORNIA 95054

	
	 BENEFICIARY:

	                                    
        
	                                    
        
	                                    
        
	                                    
        
	
	 APPLICANT:

	                                    
        
	                                    
        
	                                    
        
	                                    
        
		
	AMOUNT:	  	US$_________ (____________ AND XX/100 U.S. DOLLARS)
		
	EXPIRATION DATE:	  	                        
	  
 PLACE OF EXPIRATION:
	  	ISSUING BANK’S COUNTERS AT ITS ABOVE ADDRESS

 DEAR SIR/MADAM: 
 WE HEREBY
ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF______ IN YOUR FAVOR AVAILABLE BY PAYMENT AGAINST YOUR PRESENTATION TO US OF THE FOLLOWING DOCUMENT: 

1. BENEFICIARY’S SIGNED AND DATED STATEMENT STATING AS FOLLOWS: 

  
 -70- 

 “THE BENEFICIARY IS ENTITLED TO DRAW UPON THIS LETTER OF CREDIT (IN THE AMOUNT OF THE
DRAFT SUBMITTED HEREWITH) PURSUANT TO THIS LEASE (THE “LEASE”) DATED FEBRUARY __, 2019, BY AND BETWEEN KING 4 HARTWELL PLACE, LLC, AS LANDLORD, AND CODIAK BIOSCIENCES, INC., AS TENANT, AND/OR ANY AMENDMENT TO THE LEASE OR ANY OTHER
AGREEMENT BETWEEN SUCH PARTIES RELATED TO THE LEASE. THE AMOUNT HEREBY DRAWN UNDER THE LETTER OF CREDIT IS US$______________, WITH PAYMENT TO BE MADE TO THE FOLLOWING ACCOUNT: [INSERT WIRE INSTRUCTIONS (TO INCLUDE NAME AND ACCOUNT NUMBER OF THE
BENEFICIARY)” 
 PARTIAL DRAWS AND MULTIPLE PRESENTATIONS ARE ALLOWED. 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE
EXPIRATION DATE UNLESS AT LEAST 45 DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE SEND TO YOU A NOTICE BY REGISTERED OR CERTIFIED MAIL OR OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE
THEN CURRENT EXPIRATION DATE. IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND MARCH 31, 2030. 
 ALL DEMANDS
FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE REQUIRED DOCUMENTS ON A BUSINESS DAY AT OUR OFFICE (THE “BANK’S OFFICE”) AT: SILICON VALLEY BANK, 3003 TASMAN DRIVE, MAIL SORT HF 210, SANTA CLARA, CA 95054, ATTENTION: GLOBAL TRADE
FINANCE. 
 FACSIMILE PRESENTATIONS ARE ALSO PERMITTED. SHOULD BENEFICIARY WISH TO MAKE A PRESENTATION UNDER THIS LETTER OF CREDIT ENTIRELY
BY FACSIMILE TRANSMISSION IT NEED NOT TRANSMIT THE ORIGINAL OF THIS LETTER OF CREDIT AND AMENDMENTS, IF ANY. EACH FACSIMILE TRANSMISSION SHALL BE MADE AT: (408) 496-2418 OR (408)
969-6510; AND UNDER CONTEMPORANEOUS TELEPHONE ADVICE TO: (408)              OR (408)
            , ATTENTION: GLOBAL TRADE FINANCE. ABSENCE OF THE AFORESAID TELEPHONE ADVICE SHALL NOT AFFECT OUR OBLIGATION TO HONOR ANY DRAW REQUEST. 

THIS LETTER OF CREDIT IS TRANSFERABLE IN WHOLE BUT NOT IN PART ONE OR MORE TIMES, BUT IN EACH INSTANCE ONLY TO A SINGLE BENEFICIARY AS
TRANSFEREE AND FOR THE THEN AVAILABLE AMOUNT, ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATION, INCLUDING BUT NOT LIMITED TO THE 

  
 -71- 

 
REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINALS OR COPIES OF ALL AMENDMENTS, IF ANY, TO THIS
LETTER OF CREDIT MUST BE SURRENDERED TO US AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER WITH OUR TRANSFER FORM ATTACHED HERETO AS EXHIBIT A DULY EXECUTED. THE CORRECTNESS OF THE SIGNATURE AND TITLE OF THE PERSON SIGNING THE TRANSFER
FORM MUST BE VERIFIED BY BENEFICIARY’S BANK. APPLICANT SHALL PAY OUR TRANSFER FEE OF 1⁄4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00) UNDER THIS LETTER OF
CREDIT. HOWEVER, APPLICANT’S PAYMENT OF SUCH TRANSFER FEE SHALL NOT BE A CONDITION OF SUCH TRANSFER. EACH TRANSFER SHALL BE EVIDENCED BY EITHER (1) OUR ENDORSEMENT ON THE REVERSE OF THE LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL OF
THE LETTER OF CREDIT SO ENDORSED TO THE TRANSFEREE OR (2) OUR ISSUING A REPLACEMENT LETTER OF CREDIT TO THE TRANSFEREE ON SUBSTANTIALLY THE SAME TERMS AND CONDITIONS AS THE TRANSFERRED LETTER OF CREDIT (IN WHICH EVENT THE TRANSFERRED LETTER OF
CREDIT SHALL HAVE NO FURTHER EFFECT). 
 IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE
MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A
PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 
 THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98),
INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 
  

			
	  
	  	  

	AUTHORIZED SIGNATURE	  	AUTHORIZED SIGNATURE

  
 -72- 

 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER __________________ 

EXHIBIT A 
 FORM OF
TRANSFER FORM 
 DATE: ____________________ 
  

			
	 TO:  SILICON VALLEY BANK 
3003 TASMAN DRIVE 
SANTA CLARA, CA 95054 
ATTN:
GLOBAL TRADE FINANCE 
STANDBY LETTERS OF CREDIT
	  	 RE:  IRREVOCABLE STANDBY LETTER OF CREDIT 
NO. _____________ ISSUED BY

SILICON VALLEY BANK, SANTA CLARA 
L/C AMOUNT: ___________________

 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 DIRECTLY TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 

  
 -73- 

 THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO EITHER
(1) ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER, OR (2) ISSUE A REPLACEMENT LETTER OF CREDIT TO THE TRANSFEREE ON SUBSTANTIALLY THE SAME TERMS AND CONDITIONS
AS THE TRANSFERRED LETTER OF CREDIT (IN WHICH EVENT THE TRANSFERRED LETTER OF CREDIT SHALL HAVE NO FURTHER EFFECT). 
  

					
	 SINCERELY,
	 	                    	 	 SIGNATURE AUTHENTICATED

	  
	 		 	
	 (BENEFICIARY’S NAME)
	 		 	The name(s), title(s), and signature(s) conform to that/those on file with us for the company and the signature(s) is/are authorized to execute this instrument.
			
	  
	 		 	  

	 (SIGNATURE OF BENEFICIARY)
	 		 	  

–                         
           (Name of Bank)

	  
	 		 	  

	 (NAME AND TITLE)
	 		 	  

–                         
         (Address of Bank)

		 		 	  

		 		 	  

–                         
       (City, State, ZIP Code)

		 		 	  

		 		 	  

–                         
   (Authorized Name and Title)

		 		 	  

		 		 	  

–                         
       (Authorized Signature)

		 		 	  

		 		 	  

–                         
     (Telephone number)

  
 -74- 

 EXHIBIT 6 

LANDLORD’S SERVICES 

Hot/cold water to restrooms 

Electricity for Common Areas 

Management services 
 Grounds
maintenance (including snow and ice removal) 
 Removal of trash from the common dumpster 

  
 -75- 

 EXHIBIT 7 

TENANT’S HAZARDOUS MATERIALS 

[***] 

  
 -76- 

 EXHIBIT 8 

RULES AND REGULATIONS 
  

	A.	 General 

  

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

  

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

 

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

  

	4.	 Any Tenant or vendor sponsored activity or event in the Common Area must be approved and scheduled through
Landlord’s representative, which approval shall not be unreasonably withheld. 

  

	5.	 No animals, except Seeing Eye dogs, shall be brought into or kept in, on or about the Premises or Common Areas.

  

	6.	 Alcoholic beverages (without Landlord’s prior written consent), illegal drugs or other illegal controlled
substances are not permitted in the Common Areas, nor will any person under the influence of the same be permitted in the Common Areas. Landlord reserves the right to exclude or expel from the Building any persons who, in the judgment of the
Landlord, is under the influence of alcohol or drugs, or shall do any act in violation of the rules and regulations of the Building. 

  

	7.	 No firearms or other weapons are permitted in the Common Areas. 

 

	8.	 No fighting or “horseplay” will be tolerated at any time in the Common Areas. 

 

	9.	 Tenant shall not cause any unnecessary janitorial labor or services in the Common Areas by reason of
Tenant’s carelessness or indifference in the preservation of good order and cleanliness. 

  

	10.	 Smoking and discarding of smoking materials by Tenant and/or any Tenant Party is permitted only in exterior
locations designated by Landlord. Tenant will instruct and notify its employees and visitors of such policy. 

  

	11.	 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. 

  
 -77- 

	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.	 Canvassing, soliciting, and peddling in or about the Building is prohibited. Tenant, its employees, agents and
contractors shall cooperate with said policy, and Tenant shall cooperate and use best efforts to prevent the same by Tenant’s invitees. 

  

	14.	 Fire protection and prevention practices implemented by the Landlord from time to time in the Common Areas,
including participation in fire drills, must be observed by Tenant at all times. 

  

	15.	 Except as provided for in the Lease, no signs, advertisements or notices shall be painted or affixed on or to
any windows, doors or other parts of the Building that are visible from the exterior of the Building unless approved in writing by the Landlord. 

  

	16.	 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. 

  

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

  

	18.	 Tenant shall utilize Waltham Pest Control Service or such other pest control service approved by Landlord
(which approval shall not be unreasonably withheld) to control pests in the Premises. 

  

	19.	 Except as included in Landlord’s Services, tenants shall bear the cost and expense of such pest control
services. 

  

	20.	 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) seal of approval (other than in connection with the development of electronic equipment which is part of the ordinary operations of the Tenant), or which would overload the
electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as determined by Landlord, taking into consideration the overall electrical system and the present and future requirements of the Building.

  

	21.	 Tenants shall not perform improvements or alterations within the Building or their Premises, if the work has
the potential of disturbing the fireproofing which has been applied on the surfaces of structural steel members, without the prior written consent of Landlord. 

  
 -78- 

	22.	 Tenant shall manage its waste removal program, at its sole cost and expense, keeping any recyclables, garbage,
trash, rubbish and refuse in vermin-proof containers for Tenant’s sole use within the Landlord designated area until removed. 

  

	23.	 Lab operators who travel outside lab space must abide by the one glove rule and remove lab coats where
predetermined. 

  

	24.	 Chemical lists and MSDS sheets must be readily available at a centralized location of which Landlord has been
provided prior notice. In the event of an emergency, first responders will require this information in order to properly evaluate the situation. 

  

	25.	 Tenant shall provide Landlord, in writing, the names and contact information of two (2) representatives
authorized by Tenant to request Landlord services, either billable or non-billable and to act as a liaison for matters related to the Premises. 

 

	B.	 Access & Security 

 

	1.	 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 Saturdays, Sundays or legal holidays shall be allowed only to persons with a
key/card key to the Building or guests accompanied by such persons. Any persons found in the Building after hours without such keys/card keys are subject to the surveillance of building staff. 

 

	2.	 Tenant shall not place any additional lock or locks on any exterior door in the Premises or 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. A reasonable number of keys to the locks on the doors in the
Premises shall be furnished by Landlord to Tenant at the cost of Tenant, and Tenant shall not have any duplicate keys made. All keys shall be returned to Landlord at the expiration or earlier termination of this Lease. 

 

	3.	 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. 

  

	4.	 Tenant acknowledges that Property security problems may occur which may require the employment of extreme
security measures in the day-to-day operation of the Common Areas. Accordingly, Tenant agrees to cooperate and cause its employees, contractors, and other
representatives to cooperate fully with Landlord in the implementation of any reasonable security procedures concerning the Common Areas. 

  
 -79- 

	5.	 Tenant and its employees, agents, contractors, invitees and licensees are limited to the Premises and the
Common Areas. Tenants and its employees, agents, contractors, invitees and licensees may not enter other areas of the Project (other than the Common Areas) except when accompanied by an escort from the Landlord. 

 

	C.	 Shipping/Receiving 

 

	1.	 Dock areas exterior to the Building shall not be used for storage or staging by Tenant. 

 

	2.	 In no case shall any truck or trailer be permitted to remain in a loading dock area for more than forty-eight
(48) hours. 

  

	3.	 There shall not be used in any Common Area, either by Tenant or by delivery personnel or others, in the
delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and sole guards. 

  

	4.	 Lab operators carrying any lab related materials may only travel within the Premises. At no time should
any lab materials travel in the Common Areas. 

  

	5.	 Any dry ice brought into the building must be delivered through the loading dock serving the Premises.

  

	6.	 All nitrogen tanks must travel through the loading dock serving the Premises and should never be left
unattended outside of the Premises. 

  
 -80- 

 EXHIBIT 9 

INSURANCE REQUIREMENTS FOR TENANT’S CONTRACTORS 

Tenant shall, at its own expense, maintain and keep in force, or cause to be maintained and kept in force by any general contractors, sub-contractors or other third party entities where required by contract, throughout any period of alterations to the Premises or the Building by Tenant, the following insurance coverages: 

(1) Property Insurance. “All-Risk” or “Special” Form property insurance,
and/or Builders Risk coverage for major renovation projects, including, without limitation, coverage for fire, earthquake and flood; boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief coverage on all equipment,
furniture, fixtures, fittings, tenants work, improvements and betterments, business income, extra expense, merchandise, inventory/stock, contents, and personal property located on or in the Premises. Such insurance shall be in an amount equal to the
full replacement cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the standard ISO “All-Risk” or “Special” form, when such coverage is
supplemented with the coverages required above. Property policy shall also include coverage for Plate Glass, where required by written contract. 

Builders Risk insurance coverage may be provided by the general contractor on a blanket builders risk policy with limits adequate for the
project, and evidencing the additional insureds as required in the Lease. 
 (2) Liability Insurance. General Liability,
Umbrella/Excess Liability, Workers Compensation and Auto Liability coverage as follows: 
  

							
	(a)	  	General Liability	  	$1,000,000	 	per occurrence
		  		  	$1,000,000	 	personal & advertising injury
		  		  	$2,000,000	 	products/completed operations aggregate
		  		  	$2,000,000	 	general aggregate

 The General Contractor is required to maintain, during the construction period and up to 3 years after
project completion, a General Liability insurance policy, covering bodily injury, personal injury, property damage, completed operations, with limits to include a $1,000,000 limit for blanket contractual liability coverage and adding Landlord as
additional insured as respects the project during construction and for completed operations up to 3 years after the end of the project. Landlord requires a copy of the ISO 20 10 11 85 Additional Insured endorsement, showing Landlord as an additional
insured to the GC’s policy. 
  

							
	(b)	  	Auto Liability	  		 	$1,000,000 combined single limit (Any Auto) for bodily injury and property damage, hired and non-owned cover.
	(c)	  	Workers Compensation	 	Statutory Limits
		  	Employers Liability	  		 	$1,000,000 each accident

  
 -81- 

							
	    	  		  	$1,000,000	 	each employee
		  		  	$1,000,000	 	policy limit

 General Contractor shall ensure that any and all sub-contractors
shall maintain equal limits of coverage for Workers Compensation/EL and collect insurance certificates verifying same. 
  

							
	(d)	  	Umbrella/Excess Liability	  	$3,000,000	 	per occurrence
		  		  	$3,000,000	 	aggregate

 (e) Environmental Insurance – To the extent required by Landlord Contractors’ commercial
general liability/umbrella insurance policy(ies) shall include Landlord and Landlord’s designees as additional insureds’, and shall include a primary non-contributory provision. Liability policy
shall contain a clause that the insurer may not cancel or materially change coverage without first giving Landlord thirty (30) days prior written notice, except cancellation for non-payment of premium, in
which ten (10) days prior written notice shall be required. 
 (3) Deductibles. If any of the above insurances have deductibles
or self insured retentions, the Tenant and/or contractor (policy Named Insured) shall be responsible for the deductible amount. 
 All of
the insurance policies required in this Exhibit 9 shall be written by insurance companies which are licensed to do business in the State where the property is located, or obtained through a duly authorized surplus lines insurance agent or otherwise
in conformity with the laws of such state, with an A.M. Best rating of at least A and a financial size category of not less than VII. Tenant shall provide Landlord with certificates of insurance upon request, prior to commencement of the
Tenant/contractor work, or within thirty (30) days of coverage inception and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies. 

  
 -82- 

 EXHIBIT 10 

PTDM 
 Parking and Transportation Demand
Management 
 Report for The Hartwell Innovation Campus, Lexington, MA 

Submitted to: 
 Town of Lexington 

Planning Department 
 1625 Massachusetts Avenue 

Lexington, MA 02420 
 Submitted by: 

King 4 Hartwell Place LLC 
 King 101 Hartwell LLC 

King 113 Hartwell LLC 
 King 115 Hartwell LLC 

c/o Lincoln Property Company 
 200 CambridgePark Drive 

Cambridge, Ma 02140 
 Submitted on: 

September 1, 2017 

  
 -83- 

 Parking and Transportation Demand Management Update Report 

September 1, 2017 

OVERVIEW 
 As required by the Town of
Lexington’s Planning Department, Minor Site Plan Reviews, dated November 2011, The Hartwell Innovation Campus is submitting this Parking and Transportation Demand Management (PTDM) Update Report for the following buildings: 

 

	 	•	 	 4 Hartwell Place, Lexington, MA 

 

	 	•	 	 101 Hartwell Avenue, Lexington, MA 

 

	 	•	 	 113 Hartwell Avenue, Lexington, MA 

 

	 	•	 	 115 Hartwell Avenue, Lexington, MA 

4 Hartwell Place 
 This site is located behind 101
Hartwell Avenue and is a multi-tenant building with surface and garage parking. The 40,123 square foot building is currently occupied by three tenants: ReproCell USA Inc., occupying 10,724 square feet; Sekisui Diagnostics, LLC, occupying 18,707
square feet; and T2 BioSystems, Inc. occupying 10,692 square feet. There are approximately 107 employees in total at the site. 
 Parking 

There is a surface parking lot along the front of the building, adjacent to the additional existing tenant entrances; this also leads to additional parking on
the side of the building and on the first floor of the new garage, allowing for up to 171 approved parking spaces. 
 Of these 171 parking spots, 6 have
been designated as high occupancy (HOV)/carpool vehicles and 6 as handicap, 
 Table 1a 

Parking Inventory 
  

			
	 Parking Type
	  	Number of Spaces
	 Compact/Full
	  	159
	 HOV/Carpool
	  	6
	 HP
	  	6
	 TOTAL
	  	171

  
 -84- 

 101 Hartwell Avenue 

This site is a multi-tenant building with surface parking. The 41,335 square foot building is currently occupied by two tenants: Promedior Inc., occupying
7,700 square feet; and T2 BioSystems, Inc. occupying 33,635 square feet. There are approximately 85 employees in total at the site. 
 There is a surface
parking lot along the front of the building, adjacent to the additional existing tenant entrances; this also leads to additional parking on the side of the building allowing for up to 133 approved parking spaces. 

Of these 133 parking spots, 6 have been designated as high occupancy (HOV)/carpool vehicles and 6 as handicap. 

Table 1a 
 Parking
Inventory 
  

			
	 Parking Type
	  	Number of Spaces
	 Full/Compact
	  	121
	 HOV/Carpool
	  	6
	 HP
	  	6
	 TOTAL
	  	133

 113 Hartwell Avenue 

This site is located directly adjacent to 101 Hartwell Avenue, and is also a multi-tenant building with surface and garage parking. The 103,800 square foot
building is currently occupied by three tenants: Quanterix Corporation, occupying 30,655 square feet; Taris Corporation, occupying 19,802 square feet; and uniQure Corporation, occupying 53,343 square feet. The three tenants combined have
approximately 278 employees on site. 
 115 Hartwell Avenue 

This site is located directly adjacent to 113 Hartwell Avenue, and is a single tenant building with surface and garage parking. The 91,211 square foot building
is currently occupied by WAVE Life Sciences USA, Inc. WAVE is occupying the building in phases and currently has 25 employees. WAVE is expected to grow to about 100 employees at 115 Hartwell. 

113 Hartwell and 115 Hartwell Parking 
 There is a surface
parking lot along the front of each building, adjacent to existing tenant entrances, an expansive surface parking area behind the buildings and a new parking garage adjacent to 4 Hartwell Place allowing for up to 369 approved parking spaces with 145
stalls in the garage provided at 4 Hartwell Place by Special Permit. Of the 514 spots, 7 have been designated as high occupancy (HOV)/carpool vehicles, 11 as handicap, and 8 designated for electric vehicle charging stations. 

  
 -85- 

 Table 1b 

Parking Inventory 
  

			
	 Parking Type
	  	Number of Spaces
	 Compact/Full
	  	488
	 HOV/Carpool
	  	7
	 HP
	  	11
	 EV Charging
	  	8
	 TOTAL
	  	514

 COMMUTING OPTIONS & METHODS 

In 2017, onsite employees at The Hartwell Innovation Campus were surveyed to determine their commuting methods and preferences. 

The origin for employees commuting to The Hartwell Innovation Campus is Lexington, Cambridge, Arlington, Boston and surrounding communities, as well as the
North Shore, South Shore, Metro West, and Southern New Hampshire. Based on survey results, a relatively equal number of employees at the building are commuting short distances (<20 miles) and medium distances
(20-40 Miles), while only 8% are commuting long distances (>40 miles). 

  
 -86- 

 Table 2 

Commuting Distance (2017 data) 
  

 
 Table 3 

Commuting Methods (2017 data) 
  

 
 As noted in the above chart, the majority of employees are commuting to work in SOV’s daily, while a small percentage
are using alternative methods like carpooling, REV Shuttle, public transportation and bicycling. While SOV’s are still the primary mode of transportation at 91%, we are working toward a 10% decrease in SOV users from 2017 - 2018 as the growing
population of employees use alternative transportation such as bicycles and the REV Shuttle. Additionally, we continue to encourage the public transportation options available to our tenants. 

  
 -87- 

 MITIGATION PROGRAMS 

The Hartwell Innovation Campus has developed and implemented an ongoing comprehensive Parking and Transportation Demand Management Plan designed to minimize
the number of single occupancy vehicles (SOV) entering the site and encourage the use of alternate methods of transportation in an effort to reduce traffic volume on Hartwell Avenue. 

We have implemented the following programs to encourage modes of alternative transportation such as bicycle/pedestrian trips, public transportation,
ridesharing and shuttle services: 
 Membership to the 128 Business Council 

The Hartwell Innovation Campus renewed the membership with the 128 Business Council in Spring of 2017. This partnership has provided our tenants with valuable
resources provided by the 128 Business Council. Coupled with our on-site programs, we anticipate this mode of transportation will further reduce the percentage of employees commuting in SOV’s during the
upcoming year. 
 Benefits Available to Employees Include: 

 

	 	•	 	 Carpool matching Database 

 

	 	•	 	 NuRide 

  

	 	•	 	 Alewife/Hartwell Shuttle- THE REV 

 

	 	•	 	 Guaranteed Ride Home 

  

	 	•	 	 Individual transportation and route planning assistance 

 

	 	•	 	 Bicycle route maps and route planning assistance 

 

	 	•	 	 On-site commuter benefit events 

 

	 	•	 	 On-line trip planning tools 

The 128 Business Council is available to all Tenant employees, via on site events hosted by The Hartwell Innovation Campus or scheduled meetings for
individual tenants, to promote the above programs. 
 Bike Share Program 

To encourage bike trips, centrally located bike racks have been provided with the capacity for 62 bicycles. The quantity of bikes stored on the racks is
monitored closely on a daily basis to ensure adequate space is available. 

  
 -88- 

 The Bikeshare program is designed to promote bike trips by providing tenants with a free and convenient
opportunity to sign out a bicycle to pick-up lunch, do other local errands, or just enjoy a ride on the Minuteman Bikeway. To encourage use of the building’s shared bicycles, each building is equipped
with an onsite shower. Each tenant also has the opportunity to request complimentary shower supplies through the Transportation Coordinator. 
 Public
Transportation 
 The Hartwell Avenue area is currently serviced by 2 MBTA bus routes (#62, Bedford V.A. Hospital – Alewife Station &
#76 Hanscom/Lincoln Lab – Alewife Station). Both bus routes are within walking or biking distance of The Hartwell Innovation Campus. 
 Information
regarding public transportation options has been communicated to employees at The Hartwell Innovation Campus via email blasts and tenant meetings. 
 The
Hartwell Innovation Campus recognizes the need for more public transportation options to and from Hartwell Avenue, and has been working closely with the Town and the Hartwell Association to establishing new amenities. The Hartwell Association holds
meetings regularly throughout the year and gives the property owners on Hartwell Avenue an opportunity to gather and discuss common goals/purposes. 

Shuttle Services 
 The Hartwell Innovation Campus co-hosted the first meeting of the Hartwell Association at 113 Hartwell Avenue, which marked the first time that property owners on Hartwell Avenue gathered with a common goal/purpose. Over the course of the last
six years, a representative of the Hartwell Innovation Campus has attended numerous Hartwell Association meetings discussing the various commuting services available in hopes to collectively subsidize a commuter shuttle for workers commuting from
Boston. 
 In spring of 2013, the Town of Lexington and the 128 Business Council applied for and were awarded a federal transportation grant to pilot a
commuter shuttle that will provide direct service to Hartwell Avenue from the Alewife Red Line Station. The grant will cover 80% of the shuttle’s operation costs for the first year of operation, while 5 property owners and members of the
Hartwell Association, agreed to subsidize 20% of the cost. This continues today, even though the grant is not available this year to the ownerships along Hartwell Avenue. The Hartwell Innovation Campus remains committed to the commuter shuttle and
continues to contribute toward the cost. 
 Each Tenant has full access to this amenity at a nominal cost to the employee. The REV shuttle is fully equipped
with wi-fi and runs Monday- Friday with three trips in the morning and three trips in the evening. The shuttle is operated and managed through the 128 Business Council which has a proven track record of
successfully implementing shuttle services and is a leader in transportation policy development. 
 Benefits of REV Shuttle Trips

  

	 	•	 	 Less automobile traffic congestion 

 

	 	•	 	 Reduced fuel consumption 

 

	 	•	 	 Allows commuters to connect to the site through multiple modes of public transit including MBTA commuter rail
from suburban locations 

  

	 	•	 	 More relaxing because riders can read or catch up on work during the commute 

  
 -89- 

 Rideshare Program 

The Hartwell Innovation Campus has established a Rideshare Program for each building. The Transportation Coordinator will be responsible for creating an
electronic board, where tenants can post information and communicate with other commuters to arrange for transportation. Initially this program will focus on ride matching with other employees in the building, but if necessary could expand to
include other tenants in the area. 
 Benefits of Rideshare Program 

 

	 	•	 	 Less automobile traffic congestion 

 

	 	•	 	 Reduced fuel consumption 

 

	 	•	 	 Better air quality 

  

	 	•	 	 Less expensive than SOV because of shared transportation costs 

 

	 	•	 	 Less travel time if carpool/HOV lanes can be utilized 

 

	 	•	 	 More relaxing because of shared driving responsibilities 

Onsite Amenities 
 The Hartwell Innovation Campus
will provide onsite amenities that will reduce the need for tenants to travel off site during the workday. These amenities include the construction of a Pavilion, central to 101, 113/115 Hartwell Avenue and 4 Hartwell Place, which will provide
coffee and other refreshments. It will also serve as a gathering place for tenants to get out of their office environment and collaborate with others in the campus. Management will also continue to promote the Food Truck Program that provides a
variety of lunch options to the campus. Onsite amenities will encourage the use of the REV Shuttle, the Rideshare Program, and other alternative means of transportation since tenants will not be dependent on SOV to access these conveniences. 

We believe these services are crucial in attracting a younger workforce, most of whom are straight out of college, who would otherwise work in the Boston or
Cambridge area without these essential amenities, in addition to decreasing single occupancy rides and transportation costs. 
 Communication

 In a continuing effort to support alternative transportation, The Hartwell Innovation Campus is using several means to reach tenants and
communicate information regarding alternative transportation programs. 
 Memorandums & Email Blasts 

The Transportation Coordinator communicates with employees at each building through frequent emails and building memorandums announcing
programs, incentives, reminders, and other useful information intended to decrease the use of SOV by those onsite. 

  
 -90- 

 Events 

To incentivize employee participation in all programs, transportation management events are held throughout the year. The 128 Business Council
was present to promote its programs and sign up employees on site. Complementary gift bags, including an MBTA map, a map of Eastern Massachusetts, and a Boston Bike map were provided to tenants. 

Ongoing Management 
 The Hartwell Innovation Campus has
continued to gain and improve its understanding of the building’s occupants and how to help change behaviors and attitudes toward commuting. Our message is clear; utilizing alternative methods of transportation not only to reduces traffic
congestion in the area, but also reduces transportation costs and contributes to both a healthy lifestyle and environment. 
 Critical to ensuring the
success of our PDTM Plan is the ongoing management of the programs. Management activities will include, but not be limited to the following: 

*Appoint a Transportation Coordinator whose responsibilities will include the following: 

*Coordinate Rideshare Board/Postings. 

*Create a King Street Properties Hartwell Facebook Page (or similar on- line web site), which tenants
can use to regarding rideshares. 
 *Provide tenants with updated information and options on alternative modes of transportation. 

*Promote transportation options through events such as bicycle tune-up day, car wash for carpoolers,
gas bucks for groups. 
 *Help in the creation of a place of residence database which will connect employees in the building who live in
similar locations. 
 *Monitor and evaluate results of the PTDM Plan through tenant surveys. 

*Ensure that specific language is included in all tenant leases which requires the tenant’s participation in the Hartwell Avenue
Transportation Management Association. 
 *Take a leadership role in working with other landlords in the area to encourage cooperation and
promotion of transportation options. 
 *Become active members in area transportation groups. 

  
 -91- 

 Over the next year we will continue to work towards this goal in the following ways: 

Bikesharing 
 With a bike
sharing program underway; we will continue to monitor the use of bikes to ensure the quantity of bikes meets tenant demand. To encourage growth of and participation in the program, over the next year, The Hartwell Innovation Campus will continue to:

 *Perform maintenance to bicycles to ensure employees at the building feel safe signing them out to complete errands, go out to lunch, etc.

 * Provide tenants with additional information regarding the program, the benefits of participating, and area businesses/activities that
are within biking distance of the building. 
 * Continue to offer new incentives to keep employees at the building interested in
participating. 
 * Continue to provide shared umbrellas and parkas for use in the inclement weather. 

Ridesharing 
 While many
commuters are hesitant of ridesharing for various reasons, the positive results (decreased commuting costs, decreased traffic congestion, improved environmental quality, etc.) make it an incredibly viable commuting alternative to SOV. 

To help employees see the value in ridesharing and encourage them to participate, over the next year, The Hartwell Innovation Campus will
continue to: 
 * Gather and present to employees data which will help them facilitate convenient ridesharing schedules through its
partnership with the 128 Business Council. 
 * Host semi-annual tenant events with 128 Business Council to help promote benefits, answer
questions, and spread the word of new programs. 
 * Continue to offer incentives for employees at the building participating in ridesharing
opportunities such as free gas cards for ride sharing. 
 Public Transportation 

Tenant surveying has confirmed that a large number of employees are commuting daily from the Cambridge area. As a member of the 128 Business
Council and the Hartwell Association, The Hartwell Innovation Campus will continue to promote the shuttle from Alewife to Hartwell Avenue. 

  
 -92- 

 To increase the use of public transportation specifically, The Hartwell Innovation Campus
will continue to: 
 * Provide MBTA maps to each building tenant for distribution to employees. 

* Provide a free MBTA monthly pass for an employee with each building tenant who most regularly chooses public transportation as his/her
commuting method. 
 *Provide a free Alewife/Hartwell Rev shuttle monthly pass for an employee who utilizes the service on a daily basis.
This will be tracked by the Tenant Coordinator and the Landlord Representative from the company. 
 Parking Management/SOV Disincentives 

The primary way in which SOV use will be discouraged for the entire site is through the reduction of parking spaces per s.f. of GFA. After the reconstruction
of the parking lot, the parking ratio for all tenants was reduced to 3.0 spaces per 1000 s.f. GFA. 5% of the total parking spaces across the site will be dedicated for rideshare vehicles. Additionally, tenants who choose to commute in SOV’s
will not be eligible for any incentive programs such as the “Gas Bucks for Groups” or “Car Wash for Carpoolers”. 
 The Hartwell
Innovation Campus is committed to an increased awareness and participation in alternative methods of transportation and in the reduction of SOV at the Center. We look forward to the challenge of continuing to work with both tenants and neighbors to
expand this knowledge and increase participation in programs that will benefit individuals, the site, and the growing Hartwell Avenue community.cv 

  
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 EXHIBIT 11 

FORM OF SNDA 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS SUBORDINATION,
NON-DISTURBANCE AND ATTORNMENT AGREEMENT (“Agreement”) is made and entered into as of this             day
of                    , 2019, by and among CITIZENS BANK, NATIONAL ASSOCIATION, a national bank (“Lender”), CODIAK BIOSCIENCES,
INC., a Delaware corporation (“Tenant”) and KING 4 HARTWELL PLACE LLC, a Delaware limited liability company (“Landlord”). 

RECITALS 
 A. Lender has made a loan (the
“Loan”) to Landlord which is secured in part by an Amended and Restated Mortgage, Financing Statement and Security Agreement made by Landlord in favor of Lender dated June 15, 2017 and filed with the Middlesex South Registry
District of the Land Court (the “Registry District”), as Instrument No. 01762993 (as amended, from time to time, the “Mortgage”) and an Amended and Restated Assignment of Rents and Leases made by Landlord in
favor of Lender dated June 15, 2017 and filed with the Registry District, as Instrument No. 01762994, covering certain property described on Exhibit A attached hereto (the “Property”), including the Premises (as
hereafter defined). 
 B. Landlord is the obligor under the note which evidences the Loan (the “Note”). 

C. Landlord and Tenant are parties to a lease dated as
of                    , 2019 (the “Lease”), pursuant to which Tenant leases certain premises (the “Premises”) which
constitutes or forms a portion of the Property covered by the Mortgage, all as more particularly described in the Lease. 
 D. The Lease is or may become
(subject to this Agreement) subordinate in priority to the Mortgage. 
 E. Tenant wishes to obtain from Lender certain assurances that Tenant’s
possession of the Premises will not (subject to this Agreement) be disturbed by reason of the enforcement of the Mortgage or a foreclosure of the lien thereunder. 

F. Lender is willing to provide such assurances to Tenant upon and subject to the terms and conditions of this Agreement. 

AGREEMENT 
 NOW, THEREFORE, in
consideration of the above, the reciprocal promises hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do mutually agree as follows: 

  
 -94- 

 1. Subordination. The Lease now is or shall become upon the mutual execution of this
Agreement subject and subordinate in all respects to the Mortgage and to all renewals, modifications and extensions thereof, subject to the terms and conditions of this Agreement. Tenant hereby affirms that the Lease is in full force and effect and
that the Lease has not been modified or amended. Lender acknowledges receipt of a copy of the Lease and hereby approves the same. 
 2.
Landlord’s Default. From and after the date on which Tenant receives a fully executed copy of this Agreement, Tenant will not seek to terminate the Lease by reason of any act or omission of Landlord unless Tenant shall have given written
notice of such act or omission to Lender (at Lender’s last address furnished to Tenant) and Lender shall not have remedied such act or omission within thirty (30) days following Lender’s receipt of such written notice or such longer
period as may be provided to Lender in order to effect such remedy in accordance with this Paragraph 2. Lender shall have the right, but not the obligation, to remedy such act or omission, provided however that if the act or omission does not
involve the payment of money from Landlord to Tenant and (i) is of such a nature that it could not be reasonably remedied within the thirty (30) day period aforesaid, or (ii) the nature of the act or omission or the requirements of
local law require Lender to appoint a receiver or to foreclose on or commence legal proceedings to recover possession of the Property in order to effect such remedy and such legal proceedings and consequent remedy cannot reasonably be achieved
within said thirty (30) days, then Lender shall have such further time as is reasonable under the circumstances to effect such remedy provided that Lender shall notify Tenant, within ten (10) days after receipt of Tenant’s notice, of
Lender’s intention to effect such remedy and provided further that (a) in the case of (i) above, Lender commences such remedy within said thirty (30) day period or in the case of (ii) above, Lender promptly institutes legal
proceedings to appoint a receiver for the Property or to foreclose on or recover possession of the Property within said thirty (30) day period and (b) thereafter prosecutes any such proceedings and/or remedy with due diligence to
completion. 
 3. Non-Disturbance and Attornment. So long as Tenant is not in default under
the Lease (beyond any period given Tenant to cure such default) as would entitle Landlord to terminate the Lease or would cause, without any further action of Landlord, the termination of the Lease or would entitle Landlord to dispossess Tenant
thereunder, Lender will not disturb the peaceful and quiet possession or right of possession of the Premises by Tenant nor shall the Lease or its appurtenances be extinguished by reason of any Foreclosure (as hereinafter defined) or otherwise, nor
join Tenant as a party in any action or proceeding brought pursuant to the Mortgage. 
 In the event that Lender or its successors or
assigns, as defined in Paragraph 5 hereof (“Successor Landlord”) acquires the interest of Landlord or comes into the possession of or acquires title to the Premises (the “Succession”) by reason of the foreclosure
(judicial or non-judicial) or enforcement of the Mortgage (including a private power of sale) or the obligations secured thereby or by a conveyance in lieu thereof or other conveyance or as a result of any
other means (any or all of the foregoing hereinafter referred to as a “Foreclosure”), then the Lease and all appurtenances thereto shall remain in full force and effect and Tenant shall be bound to Successor Landlord under all of
the provisions of the Lease for the balance of the term thereof (including any extensions or renewals thereof which may be effected in accordance with any 

  
 -95- 

 
options contained in the Lease) with the same force and effect as if Successor Landlord was Landlord under the Lease, and Tenant shall attorn to Successor Landlord as its landlord, such
attornment to be effective and self-operative, without the execution of any further instruments on the part of any of the parties hereto, immediately upon the Succession; and further, in such event, Successor Landlord shall be bound to Tenant under
all of the provisions of the Lease, and Tenant shall, from and after such Succession, have the same remedies against Successor Landlord for the breach of any agreement contained in the Lease that Tenant might have had under the Lease against
Landlord thereunder provided, however, that Successor Landlord shall not be: 
 3.2 liable for any act or omission of any
prior landlord (including Landlord) unless Tenant shall have given notice (pursuant to Paragraph 2 hereof) of such act or omission to the party who was then holder of the Mortgage (whether or not such holder elected to cure or remedy such act or
omission); or 
 3.3 subject to any claims or offsets (except those expressly permitted under the Lease) or defenses which
Tenant might have against any prior landlord (including Landlord) unless Tenant shall have given notice (pursuant to Paragraph 2 hereof) of the state of facts or circumstances under which such offset or defense arose to the party who was the then
holder of the Mortgage (whether or not such holder elected to cure or remedy such condition); or 
 3.4 bound by any rent or
additional rent which Tenant might have paid to any prior landlord (including Landlord) more than thirty (30) days in advance of the due date under the Lease; or 

3.5 bound by any security deposit which Tenant may have paid to any prior landlord (including Landlord), unless such deposit is
available to the party who was the holder of the Mortgage at the time of a Foreclosure; or 
 3.6 bound by a modification or
amendment to the Lease and made without its written consent unless subsequently affirmed by an intervening holder of the Mortgage. 
 Upon
receipt by Tenant of written notice from Lender or Successor Landlord stating that Lender or Successor Landlord is entitled to receive the rents under the Lease directly from Tenant, Tenant shall pay all rents under the Lease directly to Lender or
Successor Landlord, as the case may be. Landlord, by its execution hereof, hereby authorizes Tenant to accept such direction from Lender or Successor Landlord and to pay the rents directly to Lender or Successor Landlord and waives all claims
against Tenant for any sums so paid at Lender’s or Successor Landlord’s direction. Tenant may conclusively rely upon any written notice Tenant receives from Lender or Successor Landlord notwithstanding any claims by Landlord contesting the
validity of any term or condition of such notice, including any default claimed by Lender or Successor Landlord, and Tenant shall have no duty to inquire into the validity or appropriateness of any such notice. 

4. Notices. All notices, demands, or requests, and responses thereto, required or permitted to be given pursuant to this Agreement
shall be in writing and shall be sent postage prepaid by certified or registered mail return receipt requested, or may be forwarded by United States Express Mail Service, or by Federal Express or other private overnight delivery service provided
that a receipt or proof of delivery thereof can be produced, addressed as follows: 

  
 -96- 

							
		  	To Lender:	  	Citizens Bank, National Association	  	
	    	  		  	25 Mall Road – Suite 203	  	    
		  		  	Burlington, MA 01803	  	
		  		  	Attention: Sean T. Randall, Senior Vice President	  	
				
		  	To Tenant:	  	Prior to the Rent Commencement Date:	  	
		  		  	Codiak Biosciences, Inc.	  	
		  		  	500 Technology Square, 9th Floor	  	
		  		  	Cambridge, MA 02139	  	
				
		  		  	After the Rent Commencement Date:	  	
		  		  	Codiak Biosciences, Inc.	  	
		  		  	4 Hartwell Place	  	
		  		  	Lexington, MA 02421	  	
				
		  	To Landlord:	  	King 4 Hartwell Place LLC	  	
		  		  	c/o King Street Properties	  	
		  		  	800 Boylston Street, Suite 1570	  	
		  		  	Boston, MA 02199	  	

 or to such other address as the parties may designate in writing. All such notices shall be deemed delivered
when actually received or refused by the other party. 
 5. Successors and Assigns. This Agreement shall be binding upon and inure to
the benefit of the parties hereto, their respective successors and assigns, it being understood that the obligations herein of Lender shall extend to it in its capacity as Lender under the Mortgage and to its successors and assigns, including anyone
who shall have succeeded to its interest or to Landlord’s interest in the Premises or acquired possession thereof by Foreclosure or otherwise. 

6. Interpretation; Governing Law. The interpretation, validity and enforcement of this Agreement shall be governed by and construed
under the internal laws of the state where the Property is located, excluding its principles of conflict of laws. 
 7. Counterparts.
To facilitate execution, this document may be executed in as many counterparts as may be convenient or required. It shall not be necessary that the signature of, or on behalf of, each party, or that the signature of all persons required to bind any
party, appear on each counterpart. All counterparts shall collectively constitute a single document. It shall not be necessary in making proof of this document to produce or account for more than a single counterpart containing the respective
signatures of, or on behalf of, each of the parties hereto. Any signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart
identical thereto except having attached to it additional signature pages. 
 [Signature Page Follows] 

  
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 Executed as a sealed instrument as of the date first above written. 

 

									
	LENDER:
	
	CITIZENS BANK, NATIONAL ASSOCIATION
		
	By:	 	  

		 	Name:	 		 		 	
		 	Title:	 		 		 	
	
	TENANT:
	
	 CODIAK BIOSCIENCES, INC.,
 a
Delaware corporation

		
	By:	 	  

		 	Name:	 		 		 	
		 	Title:	 		 		 	
	
	LANDLORD:
	
	 KING 4 HARTWELL PLACE LLC,
 a
Delaware limited liability company

		
	By:	 	King Maris LLC, its operating partner
			
	       	 	By:	 	King Street Properties Investments LLC, its manager
				
		 		 	By:	 	  

		 		 		 	Name:	 	  

  
 -98- 

 COMMONWEALTH OF MASSACHUSETTS 

COUNTY OF
                             

Before me, the undersigned notary public, on this                  day of
                             , 2019, personally appeared
                                         
       , who is personally known to me or was proved to me through a current document issued by a federal or state government agency bearing a photographic image of the signatory’s face and signature, to be the
person whose name is signed to the foregoing instrument and acknowledged to me that he/she signed it as his/her free act and deed and the free act and deed of CITIZENS BANK, NATIONAL ASSOCIATION, as
                                 for Citizens Bank, National Association, for its stated
purpose. 
  

	
	  

	Notary Public
	
	 [notary seal]

  

	
	 STATE/COMMONWEALTH OF

	 COUNTY OF
                            

 Before me, the undersigned notary public, on this
                 day of                         ,
2019, personally appeared
                                         
       , who is personally known to me or was proved to me through a current document issued by a federal or state government agency bearing a photographic image of the signatory’s face and signature, to be the
person whose name is signed to the foregoing instrument and acknowledged to me that he/she signed it as his/her free act and deed and the free act and deed of
                                        , as
                                     for
                                         , for
its stated purpose. 
  

	
	  

	Notary Public
	
	 [notary seal]

  
 -99- 

 COMMONWEALTH OF MASSACHUSETTS 

COUNTY OF
                             

Before me, the undersigned notary public, on this                  day
of                            , 2019, personally appeared
                                        , who is
personally known to me or was proved to me through a current document issued by a federal or state government agency bearing a photographic image of the signatory’s face and signature, to be the person whose name is signed to the foregoing
instrument and acknowledged to me that he signed it as his/her free act and deed as Manager of King Street Properties Investments LLC and the free act and deed of KING STREET PROPERTIES INVESTMENTS LLC, the free act and deed of KING MARIS LLC, and
the free act and deed of KING 4 HARTWELL PLACE LLC, for its stated purpose. 
  

	
	  

	Notary Public
	
	 [notary seal]

  
 -100- 

 EXHIBIT A 

Legal Description of 4 Hartwell Place – Lexington, Massachusetts 

The land, together with the improvements thereon, located in the City of Lexington, Middlesex County, Massachusetts, commonly known and numbered as 4 Hartwell
Place and being bounded and described as follows: 
 Northeasterly by Hartwell Place, being a curving line, two hundred feet; 

Southeasterly by Lot 7 as shown on plan hereinafter mentioned, four hundred eighteen and 82/100 feet; 

Southwesterly by Lot 5 on said plan, five hundred sixteen and 79/100 feet; 

Northwesterly by land now or formerly of the United States of America, three hundred three and 58/100 feet; and 

Northerly by Lot 10 on said plan, three hundred seventy four and 57/100 feet 

Said parcel is shown as Lot 9 on said plan, (Plan No. 31330D). 

All of said boundaries are determined by the Land Court to be located as shown on a subdivision plan, as approved by the Land Court filed in the Land
Registration Office, a copy of which is filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book 835, Page 146, with Certificate No. 141096. 

The above described land is subject to and has the benefit of the ditches as approximately shown on said plan at date of original decree (May 17, 1963). 

So much of the above described land as is included within the area marked “Avigation Easement A-130-1-2-3” is subject to the easement set forth in the declaration of taking by the United States of America dated
February 12, 1954, duly recorded in Book 8219, Page 421. 
 There is appurtenant to the above described land the right to use Hartwell Place in common
with all others lawfully entitled thereto, for all purposes for which streets and ways may be used in the Town of Lexington, set forth in Deed Document No. 511667. 

There is appurtenant to the above described land the right to use the twenty (20) feet wide drainage easement over Lot 10, on said plan in common with
others entitled thereto, set forth in Deed Document No. 511667. 
 The above described land has the benefit of the Grant of Easement for utilities and
construction purposes more particularly set forth in Deed Document No. 511667. 
 Being the same premises conveyed by Deed of Hartwell Lexington
Limited Partnership to King 4 Hartwell Place, LP dated October 28, 2011 and filed with the Middlesex South Registry District of the Land Court as Document No. 01580316 and noted on Certificate of Title No. 249867. 

  
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 EXHIBIT 12 

ADDITIONAL PROVISIONS 
 I. RIGHT OF FIRST
OFFER: 
 A. Grant of Option. Subject to the provisions of this Section I, Tenant shall have a
one-time right of first offer (the “ROFO”) to lease the ROFO Premises at the time that the ROFO Premises become available for lease, as hereinafter defined. On the conditions (which conditions
Landlord may waive, at its election, by written notice to Tenant at any time) that Tenant is not in default of its covenants and obligations under the Lease and that Codiak Biosciences, Inc., itself, together with any Affiliated Entity(ies) or
Successor, is occupying at least seventy-five percent (75%) of the Premises then demised to Tenant, both at the time that Landlord is required to give Landlord’s Notice, as hereinafter defined, and as of the Term Commencement Date in respect of
the ROFO Premises, Tenant shall have the following one-time right to lease the ROFO Premises, as hereinafter defined, when the ROFO Premises become available for lease to Tenant, as hereinafter defined. 

B. Definition of RFO Premises. The “ROFO Premises” shall be defined as any space in the Building, when such area
becomes available for lease to Tenant, as hereinafter defined, during the Term of this Lease. For the purposes of this Section I.B., the ROFO Premises shall be deemed to be “available for lease to Tenant” if, during the Term of this
Lease, Landlord, in its sole judgment, determines that such area will become available for leasing to Tenant (i.e. when Landlord determines that the then current tenant of such ROFO Premises will vacate such ROFO Premises, and all Superior Rights
(as hereinafter defined) with respect to such ROFO Premises have either lapsed unexercised or have been irrevocably waived by the current tenant of such ROFO Premises, and when Landlord intends to offer such area for lease). “Superior
Rights” shall be defined as: (i) the right of Bicycle Therapeutics Inc. to extend or renew the term of its lease pursuant to its extension option set forth in its lease, and (ii) the rights of any existing tenant (i.e. any tenant
of the Building whose lease was executed prior to the Execution Date of this Lease) to lease the ROFO Premises. 
 C. Procedures for
Exercising RFO. At such time as either ROFO Premises becomes available for lease to Tenant, Landlord shall, subject to the provisions of this Section I, give a written offer (the “Offer”) to Tenant of the terms under which
Landlord is prepared to lease the ROFO Premises to Tenant, including the Base Rent (which shall be based upon Landlord’s good faith judgment of the fair market rental value of the RFO Premises in question, Tenant’s improvement allowance,
if any, renewal term and all other terms. Tenant may lease the RFO Premises under such terms, by delivering written notice (the “Acceptance”) to Landlord accepting such Offer within ten (10) business days after Landlord gives
such Offer to Tenant. If Tenant disputes the Base Rent set forth in the Offer, Tenant shall have the right, in its Acceptance, to submit such dispute to appraisal (Tenant hereby confirming and agreeing that Tenant shall be unconditionally bound by
the result of such appraisal). In such event, the Base Rent applicable to such ROFO Premises shall be determined in accordance with the same procedure set forth in Section 1.2(c) of the Lease, the parties hereby agreeing that Tenant’s
acceptance will, for the purposes of Section 1.2(c), be considered to be Tenant’s Response Notice. If Tenant does not dispute the Base Rent set forth in the Offer, then Tenant shall conclusively be deemed to have agreed to the terms set
forth in the Offer. 

  
 -102- 

 D. Conditions to ROFO. The ROFO is subject to the following conditions, and, without
limiting the foregoing, Landlord shall have no obligation to give an Offer to Tenant with respect to either ROFO Premises, or any portion thereof, if any of the following conditions (“Conditions”) are not satisfied: 

(i) an Event of Default by Tenant (as said term is defined in Section 20 of the Lease) exists at the time that Landlord would otherwise
deliver the Offer; or 
 (ii) no more than seventy-five percent (75%) of the Premises is sublet (other than to an Affiliated Entity or
Successor, as defined in Section 13.7 of the Lease) at the time Landlord would otherwise deliver the Offer; or 
 (iii) the Lease has
been assigned (other than to an Affiliated Entity or Successor) prior to the date Landlord would otherwise deliver the Offer; or 
 (iv) less
than three (3) years remain in the Term; provided, however, that if, at the time that Landlord would otherwise be required to give an Offer to Tenant, Tenant has a right, pursuant to Section 1.2 of the Lease, to extend the Term which has
not been waived or lapsed unexercised, then Landlord shall nevertheless give the Offer and Tenant may elect to exercise the ROFO Premises provided that, simultaneously with giving the Notice of Exercise, Tenant gives Landlord an Extension Notice
under Section 1.2 of this Lease). 
 E. Termination of Right of First Offer. Tenant’s right to lease either ROFO Premises
pursuant to this Section I shall, upon the earlier to occur of: (i) Tenant’s failure to give a timely Acceptance with respect to such ROFO Premises within the
ten-(10)-business-day period provided in Section D above; or (ii) the date Landlord would have provided Tenant an Offer with respect to such ROFO Premises if Tenant
had not failed to satisfy one or more of the Conditions set forth in this Section I, terminate, and Tenant shall have no further right to lease such ROFO Premises. 

If Landlord gives Tenant an Offer to lease only a portion of a ROFO Premises, then Tenant’s right to lease such portion of such ROFO
Premises pursuant to this Section I shall, upon the earlier to occur of: (i) Tenant’s failure to give a timely Acceptance with respect to such portion of such ROFO Premises within the ten-(10)-business-day period provided in Section D above; or (ii) the date Landlord would have provided Tenant an Offer with respect to such portion of such ROFO Premises if Tenant had not failed to
satisfy one or more of the Conditions set forth in this Section I, terminate, and Tenant shall have no further right to lease such portion of such ROFO Premises. 

  
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 F. Terms of Lease Applicable ROFO Premises. The terms applicable to Tenant’s
demise of the ROFO Premises, or any portion thereof, shall be upon the terms set forth in the applicable Offer, and otherwise upon the terms and conditions of the Lease, to the extent that the provisions of the Lease are not inconsistent with such
Offer, and as follows: 
 (i) The term for the ROFO Premises shall, subject to clause (iii) below, commence upon the commencement date
stated in the Offer and expire on the Expiration Date of the Lease (as it may be extended pursuant to Section 1.2 above). 
 (ii) Tenant
shall pay Base Rent and Additional Rent for such ROFO Premises, or portion thereof, in accordance with the terms and conditions of the Offer, unless Tenant, in its Acceptance, submits its dispute as to Base Rent for such ROFO Premises to appraisal,
in which event such Base Rent shall be determined by appraisal, as set forth above. 
 (iii) Such ROFO Premises shall be accepted by Tenant
in its condition (including improvements and personalty, if any) and as-built configuration existing on the earlier of the date Tenant takes possession of such ROFO Premises, of portion thereof, or as of the
date the term for such ROFO Premises, or portion thereof, commences, and Landlord shall have no obligation to provide any Landlord Contribution or free rent with respect to such ROFO Premises, or portion thereof, unless otherwise provided in such
Offer. 
 G. Offering Amendment. If Tenant exercises the ROFO with respect to the ROFO Premises Landlord shall prepare an amendment
(the “Offering Amendment”) adding such ROFO Premises, or portion thereof, to the Premises on the terms set forth in the Offer and reflecting the changes in the Base Rent, Rentable Square Footage of the ROFO Premises, Parking Spaces,
and other mutually agreeable appropriate terms. A copy of the Offering Amendment shall be sent to Tenant within a reasonable time after Landlord’s receipt of the Acceptance sent by Tenant to Landlord, and, if the terms and conditions of the
Offering Amendment are reasonably acceptable to Tenant, then Tenant shall execute and return the Offering Amendment to Landlord within fifteen (15) days thereafter, but an otherwise valid exercise of the ROFO shall be fully effective whether or
not the Offering Amendment is executed. 
 H. If Tenant does not give Landlord a written Acceptance on or before the date (“Last
Acceptance Date”) which is ten (10) business days after Landlord gives the Offer to Tenant, Landlord shall have the right to enter into a lease the subject RFO Premises on any terms to any party. 

II. EMERGENCY GENERATORS 
 A. Existing
Generator. Reference is made to the fact the Building is served by a 100kW emergency generator (the “Existing Generator”). Tenant shall have the right, subject to obtaining Landlord’s prior written approval, which approval
shall not be unreasonably withheld, to connect its equipment in the Premises to the Existing Generator, provided that the aggregate electrical demand of all equipment connected by Tenant to the Existing Generator at any time shall not exceed
Tenant’s pro rata share of the capacity of the Existing Generator. Landlord’s sole obligation to Tenant with respect to the Existing Generator shall be to contract with a reputable third party (“Generator Servicer”) to
maintain the Existing Generator as per the manufacturer’s standard maintenance guidelines. Landlord shall have no obligation to supervise, oversee or confirm that the Generator Servicer is maintaining the Existing Generator per the
manufacturer’s standard guidelines or otherwise, and Landlord shall have no obligation or liability to Tenant in the event that the Existing Generator is not operational. 

  
 -104- 

 B. Tenant’s Generator. In addition to Tenant’s right to connect its equipment to the
Existing Generator, as set forth above, Tenant shall have the right, at Tenant’s written election to demise the Generator Area, as hereinafter defined. In such event, Landlord shall demise and lease the Generator Area, as hereinafter defined,
to Tenant, and Tenant shall hire and take the Generator Area from Landlord. The “Generator Area” shall be defined as an area outside of the Building, which shall be mutually agreed upon by Landlord and Tenant. Tenant shall have the
right to use the Generator Area solely for the purpose of installing a concrete pad and for the installation and use of Tenant’s own emergency generator (“Tenant’s Generator”) in accordance with the provisions of this
Section B. The Term with respect to the Generator Area shall commence as of the date that Tenant first commences work installing said concrete pad (“Commencement Date in respect of Tenant’s Generator”) and shall terminate as of
the Expiration Date of the Lease, as such date may be extended pursuant to Section 1.2 of this Lease (Tenant’s Generator and the Generator Area are deemed to be the “Generator Premises”). Said demise of Tenant’s
Generator Area shall be upon all of the same terms and conditions of the Lease, except as set forth herein. Tenant shall not install or operate Tenant’s Generator until Tenant has obtained and submitted to Landlord copies of all required
governmental permits, licenses, and authorizations necessary for the installation and operation of Tenant’s Generator. In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in the
maintenance and operation of Tenant’s Generator. Tenant shall be permitted to use Tenant’s Generator Area solely for the maintenance and operation of Tenant’s Generator, and Tenant’s Generator and Generator Area are solely for
the benefit of Tenant. All electricity generated by Tenant’s Generator may only be consumed by Tenant in the Premises. 
 (i) Tenant
shall, at Tenant’s cost, landscape or screen, as directed by Landlord, the area around Tenant’s Generator Area. 
 (ii) Tenant
shall have no obligation to pay Base Rent, costs and expenses of the Common Areas, or Taxes in respect of Tenant’s Generator Area. 

(iii) Landlord shall have no obligation to provide any services including, without limitation, electric current, to Tenant’s Generator
Area; provided, however, that Tenant, at Tenant’s sole cost, shall, subject to the provisions of this Lease (including, without limitation, Section 11 hereof) shall have the right to install wiring in locations designated by Landlord in
order to connect Tenant’s Generator to Tenant’s electrical system serving the Prime Premises. 
 (iv) Tenant shall have no right to
make any changes, alterations, additions, decorations or other improvements (collectively “Installations”) to Tenant’s Generator Area without Landlord’s prior written consent, which consent Landlord may withhold in its
sole but bona fide business judgment. 
 (v) Tenant may remove Tenant’s Generator and any Installations at any time during the Term upon
prior written notice to Landlord, provided that Tenant restores Tenant’s Generator Area to the same condition as the area surrounding Tenant’s Generator at the time of such removal. 

  
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 (vi) Tenant shall be responsible for the cost of repairing any damage to the Building caused
by the installation of Tenant’s Generator and/or any Installations. 
 (vii) Tenant shall have no right to sublet Tenant’s
Generator Area or to assign its interest hereunder, other than to an Affiliated Entity or Successor as defined in Section 13.7 of this Lease. 

(viii) To the maximum extent permitted by law, Tenant’s Generator and all Installations in Tenant’s Generator Area shall be at the
sole risk of Tenant, and Landlord shall have no liability to Tenant in the event that Tenant’s Generator or any Installations are damaged for any reason, except to the extent caused by the negligent acts, negligent omissions or willful
misconduct of Landlord or any Landlord Parties. 
 (ix) Tenant shall take Tenant’s Generator Area
“as-is” in the condition in which Tenant’s Generator Area is in as of the Commencement Date in respect of Tenant’s Generator, without any obligation on the part of Landlord to prepare or
construct Tenant’s Generator Area for Tenant’s use or occupancy. Without limiting the foregoing, Landlord makes no warranties or representations to Tenant as to the suitability of Tenant’s Generator Area for the installation and
operation of Tenant’s Generator. Notwithstanding the foregoing, at Tenant’s written election, Tenant may include the installation of Tenant’s Generator on Tenant’s Generator Area as part of Landlord’s Work, in which event,
the costs incurred by Landlord in installing so installing Tenant’s Generator shall be included as part of the Cost of Landlord’s Work. 

(x) In addition to and without limiting Tenant’s obligations under the Lease, Tenant shall comply with all applicable environmental and
fire prevention laws, ordinances and regulations in Tenant’s use of Tenant’s Generator Area. 
 (xi) In addition to and without
limiting Tenant’s obligations under the Lease, Tenant covenants and agrees that Tenant’s use of Tenant’s Generator and Installations shall not adversely affect the insurance coverage for the Building. If for any reason, the
installation or use of Tenant’s Generator and/or the Installations shall result in an increase in the amount of the premiums for such coverage, then Tenant shall be liable for the full amount of any such increase. 

(xii) Tenant shall, at Tenant’s sole cost and expense, repair and maintain Tenant’s Generator and Installations. 

(xiii) In addition to and without limiting the insurance provisions of the Lease, Tenant shall procure, keep in force and pay for Commercial
General Liability Insurance in respect of Tenant’s Generator Area of not less than One Million ($1,000,000.00) Dollars in the event of personal injury to any number of persons or damage to property, arising out of any one occurrence and such
insurance shall name Landlord as an additional insured party. Tenant shall have the right to maintain the aforesaid insurance under umbrella coverages. 

  
 -106-EX-10.10

 Exhibit 10.10 

Execution Copy 
 LEASE 

between 
 DIV 35 CPD, LLC,
as Landlord 
 and 
 Codiak
BioSciences, Inc., as Tenant 
 35 CambridgePark Drive 

Cambridge, Massachusetts 

Effective as of March 22, 2019 

 TABLE OF CONTENTS 

 

							
	 ARTICLE 1
	  	GRANT	  	 	1	 
			
	 ARTICLE 2
	  	TERM	  	 	3	 
			
	 ARTICLE 3
	  	COMPLETION AND OCCUPANCY OF THE PREMISES	  	 	4	 
			
	 ARTICLE 4
	  	RENT AND SECURITY	  	 	4	 
			
	 ARTICLE 5
	  	ADDITIONAL RENT FOR REAL ESTATE TAXES AND OPERATING EXPENSES	  	 	7	 
			
	 ARTICLE 6
	  	SERVICES	  	 	14	 
			
	 ARTICLE 7
	  	CONDUCT OF BUSINESS BY TENANT	  	 	17	 
			
	 ARTICLE 8
	  	ALTERATIONS, IMPROVEMENTS AND SIGNAGE	  	 	24	 
			
	 ARTICLE 9
	  	INSURANCE	  	 	27	 
			
	 ARTICLE 10
	  	CASUALTY	  	 	30	 
			
	 ARTICLE 11
	  	CONDEMNATION	  	 	31	 
			
	 ARTICLE 12
	  	ASSIGNMENT AND SUBLETTING	  	 	32	 
			
	 ARTICLE 13
	  	DEFAULTS AND REMEDIES	  	 	34	 
			
	 ARTICLE 14
	  	SUBORDINATION; ATTORNMENT AND RIGHTS OF MORTGAGE HOLDERS	  	 	38	 
			
	 ARTICLE 15
	  	NOTICES	  	 	39	 
			
	 ARTICLE 16
	  	EXTENSION RIGHT	  	 	40	 
			
	 ARTICLE 17
	  	RIGHT OF FIRST OFFER	  	 	42	 
			
	 ARTICLE 18
	  	ROOFTOP RIGHTS	  	 	43	 
			
	 ARTICLE 19
	  	MISCELLANEOUS	  	 	45	 

 List of Exhibits 
  

			
	Exhibit 1.1-1	  	Premises
	Exhibit 1.1-2	  	Legal Description
	Exhibit 1.4	  	Location of Generator and Rooftop Installation Area
	Exhibit 3.1	  	Work Letter
	Exhibit 4.6.2	  	Form of Letter of Credit
	Exhibit 6.1	  	Cleaning Specifications and Landlord Services
	Exhibit 7.4	  	Rules and Regulations
	Exhibit 7.6.1.1	  	Environmental Questionnaire
	Exhibit 14.1	  	Form of SNDA
	Exhibit 14.4	  	Form of Estoppel
	Exhibit 17.1	  	First Offer Space
	Exhibit 17.6	  	Prior Leases
	Exhibit 19.24	  	Form of Notice of Lease

 LEASE 

This Lease is effective as of March 22, 2019 (the “Effective Date”) by and between DIV 35 CPD, LLC, a
Massachusetts limited liability company, with its principal place of business at c/o The Davis Companies, 125 High Street, 21st Floor, Boston, Massachusetts 02110 (the
“Landlord”), and Codiak BioSciences, Inc., a Delaware corporation, with an address of 500 Technology Square, 9th Floor, Cambridge, Massachusetts 02139 (the “Tenant”). 

ARTICLE 1 GRANT 
 1.1
Premises. Landlord, for and in consideration of the rents herein reserved and of the covenants and agreements herein contained on the part of Tenant to be performed, hereby leases to Tenant and Tenant accepts from Landlord, a portion
of the third (3rd) floor containing approximately 25,300 rentable square feet, a portion of the fifth (5th) floor containing approximately 40,409 rentable square feet, and portions of the first (1st) floor storage space containing
approximately 2,549 rentable square feet in area of the building known as 35 CambridgePark Drive, Cambridge, Massachusetts (the “Building”), containing approximately 68,258 rentable square feet in area in the aggregate as shown on
Exhibit 1.1-1 attached hereto and made a part hereof (the “Premises”). The Premises, Building, the “Common Areas” (defined below) and the land upon which the same are located, which is legally described in
Exhibit 1.1-2 (the “Land”), together with all other buildings and improvements thereon and thereunder are collectively referred to as the “Property.” The Property currently has an address of 35 CambridgePark
Drive, Cambridge, Massachusetts 02140. The parties agree that the rentable square footage of the Premises set forth above is conclusive and binding, subject to adjustment only in connection with the expansion of the Premises or as otherwise set
forth herein. The Premises shall exclude Common Areas (as defined below) and the exterior faces of exterior walls. 
 1.2 Common
Areas. Landlord hereby grants to Tenant during the term of this Lease, a license to use, in common with the others entitled to such use, the Common Areas as they from time to time exist, subject to the rights, powers and privileges herein
reserved to Landlord. The term “Common Areas” as used herein will include all areas and facilities that are provided and designated by Landlord for general non-exclusive use and convenience of Tenant and other tenants at the Property.
Common Areas include but are not limited to the fitness studio, network and event lounge, bike room and repair area, men’s and women’s showers and locker rooms, hallways, lobbies, stairways, elevators, pedestrian sidewalks, landscaped
areas, loading areas, roadways, garage connector, parking areas and rights of way, common lavatories, boiler room, sprinkler rooms, elevator rooms, mechanical rooms, loading and receiving areas, electric and telephone closets and communications
“meet me” rooms, janitor closets, and pipes, ducts, conduits, wires and appurtenant fixtures and equipment serving exclusively or in common with other parts of the Building. Landlord reserves the right to close temporarily, make
alterations or additions to, or change the location of elements of the Property and the Common Areas, provided that, in connection therewith, Landlord shall perform such closures, alterations, additions or changes in a commercially reasonable manner
and, in connection therewith, shall use commercially reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises. 

1.3 Parking. Beginning on the earlier to occur of the date that Tenant first occupies the Premises for the conduct of its
business or the Rent Commencement Date (the “Parking Commencement Date”), Landlord grants to Tenant, subject to the terms hereof, a license to use the number of parking spaces in the Building’s parking garage (the
“Parking Garage”) in an amount not to exceed 1.45 parking spaces per 1,000 rentable square feet of the third (3rd) floor and fifth (5th) floor portions of the Premises, as evidenced by parking passes, which parking spaces
shall be used by Tenant’s employees on an unreserved, first-come, first-serve basis. Accordingly, as of the Parking Commencement Date, and for the remainder of the Term, Tenant shall license ninety-five (95) parking passes (the
“Parking Passes”). Landlord shall not withhold its consent to a proposed sublease of additional parking spaces to Tenant by any other tenant in the Building so long as no Event of Default is then continuing under this Lease, such
sublease terminates automatically upon the termination of such other tenant’s lease, and the charges for such sublease are not less than the then-current rates for parking spaces under this Lease or more than that permitted to be charged by
Landlord pursuant to Applicable Laws (as defined below). 

 Tenant shall have no right to assign or otherwise transfer the Parking Passes other than in
connection with an assignment of this Lease or to a subtenant under an approved sublease or pursuant to a Permitted Transfer (as defined below). Commencing on the Parking Commencement Date, Tenant shall pay Landlord (or at Landlord’s election,
directly to the parking operator) for all of the Parking Passes, whether or not used, at the market rate charged by Landlord, which shall be consistent with the rates charged in the Alewife area (including Cambridge Discovery Park and 200
CambridgePark Drive) (currently $145.00 per month per pass), as such rate may vary from time to time and as determined by Landlord in good faith. If, for any reason, Tenant shall fail timely to pay the charge for any of said Parking Passes,
and if such default continues for ten (10) days after written notice thereof on more than one (1) occasion in any one 12-month period, Tenant shall have no further right to the Parking Passes and associated parking rights for which Tenant
failed to pay the charge under this Section and Landlord may allocate such Parking Passes and associated parking rights for use by other tenants of the Building free and clear of Tenant’s rights under this Section. Tenant agrees not to use
spaces in the parking facilities in excess of Tenant’s allocation of parking passes as determined in accordance with the ratio set forth above and agrees to cooperate with Landlord and other tenants in the use of parking facilities. Landlord
may designate parking facilities at the Property for the handicapped, visitors to the Property and for exclusive use by other tenants. Landlord may install signage or implement a pass or sticker system to control parking use, and may employ valet
parking at no cost to Tenant (including by use of off-site premises), to meet the requirements of this Section. To the extent applicable to Tenant’s use of the parking spaces, the provisions of this Lease shall apply, and Landlord may
promulgate reasonable rules and regulations of general applicability from time to time with respect to such use. Except due to the negligence or willful misconduct of Landlord or any of Landlord’s employees, agents or contractors, but subject
to Section 9.7, Landlord assumes no responsibility whatsoever for loss or damage due to fire, theft or otherwise to any automobile(s) parked in the parking facilities or to any personal property therein, however caused, and Tenant
agrees, upon request from Landlord from time to time, to notify its officers, employees, agents and invitees of such limitation of liability. In connection with the repair and/or maintenance of the Parking Garage, Landlord shall have the right to
temporarily relocate all or any portion of the available parking spaces therein to other parking lots or garages that are not more than one-quarter (1/4) mile from the Building, provided, however that Tenant shall not pay any additional charges
costs for such relocated parking spaces. 
 1.4 Generator. Subject to the provisions of this Section 1.4, Tenant
shall have the right to install, maintain, repair, replace and use, at no additional charge, an emergency generator, related connections, and an appropriately sized ancillary fuel storage tank or similar above-ground fuel storage compartment
(collectively, the “Generator”), in a location reasonably designated by Landlord, taking into consideration the specifications of Tenant’s generator, on the roof of the Building in a portion of the area shown on Exhibit 1.4,
attached, as reasonably designated by Landlord, that Landlord will be making available to Tenant (subject to the provisions of Article 18) and other tenants for rooftop equipment. 

Tenant’s use of the Generator shall be upon all of the conditions of the Lease, except as modified below: 

(i) Tenant shall be responsible, at its sole cost and expense, for installing the Generator. In no event shall Tenant be obligated to pay
additional fixed annual rent for Tenant’s placement or use of the Generator. In addition to complying with Section 8.3, below, Tenant shall not install or operate the Generator until Tenant shall have obtained Landlord’s prior
written approval of Tenant’s plans and specifications therefor, which approval by Landlord shall not be unreasonably withheld or delayed (and which approval may be given with the approval by Landlord of the plans for the Finish Work). If Tenant
determines that it is necessary to replace the Generator during the Term, Tenant shall obtain Landlord’s prior written approval of Tenant’s plans and specifications therefor, which approval by Landlord shall not be unreasonably withheld or
delayed. At the expiration or earlier termination of the Lease the Generator shall become the property of Landlord, unless and to the extent Landlord instructs Tenant in writing at least one hundred eighty (180) days prior to the expiration of
the Lease that Landlord will require the same to be removed by Tenant upon the expiration or earlier termination of the Lease. If Landlord instructs Tenant to remove the Generator, Tenant shall remove the Generator and all related conduits and other
equipment serving the Generator in accordance with the provisions of this Lease and shall repair any damage caused by such removal to Landlord’s reasonable satisfaction. 

  
 2 

 (ii) Landlord shall have no obligation to provide any services to the Generator, provided
Tenant shall have the right to connect the Generator to existing base building utility systems and to connect to the utility systems serving the Premises through conduits between the roof and the Premises installed by Tenant, subject to
Landlord’s right to reasonably approve such connections. Tenant shall, at its sole cost and expense and otherwise in accordance with the provisions of this Section 1.4, arrange for the metering and distribution of all utility
services required for the operation of the Generator. 
 (iii) Tenant shall have no right to make any changes, alterations or other
improvements to the Generator without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed. 

(iv) Tenant shall be responsible for the cost of repairing any damage to the Building or Property caused by the installation, use and removal
of the Generator. 
 (v) Except for assignees of Tenant or subtenants of all or a portion of the Premises, no other person, firm or entity
shall have the right to connect to the Generator other than Tenant. 
 (vi) To the maximum extent permitted by law, Tenant’s use of the
Generator shall be at the sole risk of Tenant, and Landlord shall have no liability to Tenant in the event that the Generator is damaged for any reason. 

(vii) In addition to the indemnification obligations of Tenant set forth in this Lease including those contained in Section 9.4,
below, Tenant shall, to the maximum extent permitted by law and except to the extent arising from the negligence or willful misconduct of Landlord or any Landlord Parties (as defined below), indemnify, defend and hold Landlord and the Landlord
Parties harmless from any and all claims, losses, demands, actions or causes of actions suffered by any person, firm, corporation or other entity arising from the installation, use or removal of the Generator, except to the extent caused by the
negligence of Landlord or any of its employees, contractors, managers or agents. 
 Tenant shall, at its sole cost and expense, secure the
approvals of all governmental authorities and all permits required by governmental authorities having jurisdiction over such approvals for the Generator, and shall provide Landlord with copies of such approvals and permits prior to commencing any
work with respect thereto. In addition, Tenant shall be solely responsible for all costs and expenses in connection with the installation, maintenance, use and removal of the Generator. The Generator will be maintained by Tenant in good working
order and condition during the Term (as defined below). In connection therewith, Tenant shall provide Landlord with evidence on an annual basis of the existence of a maintenance contract for the Generator with a service provider reasonably
acceptable to Landlord. Tenant shall have access to those portions of the Building and the Property on which the Generator is located for the purposes of inspecting, repairing, maintaining and replacing the same, subject in all events to
Landlord’s reasonable rules and regulations regarding such access (it being understood and agreed, without limiting the generality of the foregoing, that access to the rooftop of the Building is controlled by Landlord). 

ARTICLE 2 TERM 
 2.1
Lease Term. 
 2.1.1 Commencement Date; Term. Landlord hereby leases the Premises to Tenant and Tenant
hereby leases the Premises from Landlord pursuant to this Lease for a term (the “Term”) to commence on the date (the “Commencement Date”) of execution and delivery of this Lease by both Landlord and Tenant. The Term
shall end on the last day of the tenth (10th) Lease Year (the “Expiration Date”), unless sooner terminated as herein provided. 

2.1.2 Lease Year Defined. The first “Lease Year” shall begin on the Rent Commencement Date and shall
end on the last day of the twelfth (12th) full calendar month following the Rent Commencement Date. Each Lease Year thereafter shall consist of twelve (12) consecutive calendar months following the end of the immediately preceding Lease
Year. 

  
 3 

 2.2 Holding Over. In the event that Tenant retains occupancy of the Premises,
or any part thereof, after the end of the Term, Tenant’s occupancy of the Premises shall be as a tenant at will terminable at any time by Landlord. Tenant shall pay Landlord Base Rent for such time as Tenant remains in possession of the
Premises at the rate equal to (x) for the first thirty (30) days of such holdover, one hundred fifty percent (150%) of the Base Rent payable during the last month of the Term and, (y) thereafter, two hundred percent
(200%) of the Base Rent payable during the last month of the Term, plus all Additional Rent and other sums due under this Lease. In addition, Tenant shall pay Landlord for all damages sustained by reason of Tenant’s retention of possession
of the Premises after the end of the Term, provided that Landlord agrees that Tenant shall not have to pay consequential or special damages on account of holding over for less than 30 days. The provisions hereof do not limit or restrict
Landlord’s rights or remedies under this Lease in the event of any holding over by Tenant. 
 ARTICLE 3 COMPLETION AND OCCUPANCY OF
THE PREMISES 
 3.1 Condition of the Premises. Tenant acknowledges that, except as expressly set forth in this Lease,
neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of the Premises, the Building or the Property, or with respect to the suitability of the Premises, the Building or the Property for the
conduct of Tenant’s business. Tenant acknowledges that Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises except as
otherwise expressly set forth in this Lease or in the Work Letter attached hereto as Exhibit 3.1. Notwithstanding anything to the contrary contained herein, Landlord represents and warrants to Tenant that (a) upon the Commencement Date,
the Building and the Premises will be in material compliance with all Applicable Laws (in each case, without regard for any of the Finish Work, Tenant’s particular use (as opposed to the Permitted Use, generally), or the obligations of any
other tenants in the Building with respect to their tenant improvements); (b) Landlord has full power and authority to enter into this Lease and has obtained all consents and taken all actions necessary in connection therewith other than to the
extent provided in Section 14.6, below; and (c) upon the Commencement Date, the Building systems provided by Landlord and serving the Premises including electrical, HVAC, plumbing and other utility systems shall be in good working
order and condition. Subject to the foregoing and Landlord’s obligation to repair latent defects in the Base Building Work as expressly provided in Section 1.1 of Exhibit 3.1, Tenant’s execution of this Lease and taking of
possession of the Premises shall conclusively establish that the Premises, the Building and the Property were at such time in good, sanitary and satisfactory condition and repair; provided, nothing in this sentence relieves Landlord of its
obligations pursuant to Section 8.1, below. 
 ARTICLE 4 RENT AND SECURITY 

4.1 Base Rent. 

4.1.1 Schedule of Monthly Rent Payments. Beginning on the date (the “Rent Commencement Date”) that is
the earlier of (i) the date that is eight months following the Commencement Date, and (ii) December 1, 2019, and continuing throughout the Term, Tenant shall pay to or upon the order of Landlord an annual rental (the “Base
Rent”) as set forth below which shall be payable in consecutive monthly installments on or before the first day of each calendar month in advance in the monthly amount set forth below: 

 

									
	 Lease Year
	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 1
	  	$	4,880,447.00	 	  	$	406,703.92	 
	 2
	  	$	5,026,860.41	 	  	$	418,905.03	 
	 3
	  	$	5,177,666.22	 	  	$	431,472.19	 
	 4
	  	$	5,332,996.21	 	  	$	444,416.35	 
	 5
	  	$	5,492,986.10	 	  	$	457,748.84	 
	 6
	  	$	5,657,775.68	 	  	$	471,481.31	 
	 7
	  	$	5,827,508.95	 	  	$	485,625.75	 
	 8
	  	$	6,002,334.22	 	  	$	500,194.52	 
	 9
	  	$	6,182,404.24	 	  	$	515,200.35	 
	 10
	  	$	6,367,876.37	 	  	$	530,656.36	 

  
 4 

 4.1.2 Manner of Payment. All payments of rent shall be made without
demand, deduction, counterclaim, set-off, discount or abatement (except as otherwise expressly set forth in this Lease) in lawful money of the United States of America. If the Commencement Date should occur on
a day other than the first day of a calendar month, or the Expiration Date should occur on a day other than the last day of a calendar month, then the monthly installment of Base Rent for such fractional month shall be prorated upon a daily basis
based upon a thirty (30)-day month. 
 4.2 Additional Rent. Tenant shall pay to Landlord all charges and other amounts required
under this Lease and the same shall constitute additional rent hereunder (herein called “Additional Rent”), including, without limitation, any sums due resulting from the provisions of Article 5 hereof. All such amounts and
charges shall be payable to Landlord in accordance with Section 4.3 hereof. Landlord shall have the same remedies for a default in the payment of Additional Rent as for a default in the payment of Base Rent. The term
“Rent” as used in this Lease shall mean the Base Rent and the Additional Rent. 
 4.3 Place of Payment. The
Base Rent and all other sums payable to Landlord under this Lease shall be paid to Landlord at c/o The Davis Companies, 125 High Street, 21st Floor, Boston, MA 02110, or at such other place as
Landlord shall designate in writing to Tenant from time to time. 
 4.4 Terms of Payment. Tenant shall pay to Landlord all Base
Rent as provided in Section 4.1 above and Tenant shall pay all Additional Rent payable under Article 5 and Article 6 on the terms provided therein. Except as provided in the immediately preceding sentence and as may
otherwise be expressly provided by the terms of this Lease, Tenant shall pay to Landlord, within thirty (30) days after delivery by Landlord to Tenant of bills or statements therefor: (a) sums equal to all expenditures made and monetary
obligations incurred by Landlord in accordance with the terms of this Lease for Tenant’s account; and (b) all other sums of money accruing from Tenant to Landlord in accordance with the terms of this Lease. 

4.5 Late Charges. If Tenant shall fail to pay any Rent within five (5) days after the date same is due and payable or if any
check received by Landlord from Tenant shall be dishonored, Tenant agrees that Landlord’s actual damages resulting therefrom are difficult to fix or ascertain. As a result, Tenant shall pay to Landlord (a) an administrative fee equal to
five percent (5%) per month on the amount due (provided that such administrative fee shall be waived for the first and second late payment in any 12-month period if such payment is made within five (5) business days following notice from
Landlord that such amount is past due), and (b) interest on the amount due from its due date until paid at the lesser of eighteen percent (18%) per annum or the maximum legal rate that Landlord may charge Tenant (provided, however, that
such interest shall be waived for the first late payment in any 12-month period if such payment is made within five (5) business days following notice from Landlord that such amount is past due). Such charges shall be paid to Landlord together
with such unpaid amounts as an administrative fee to compensate Landlord for administrative expenses and its cost of funds. 
 4.6
Security Deposit. 
 4.6.1 Letter of Credit Amount. Upon execution of this Lease, Tenant shall deliver
to Landlord a security deposit (the “Security Deposit”) in the form of a “Letter of Credit” (as defined below) in the amount of $3,729,924.00 for the faithful performance of all terms, covenants and conditions of
this Lease. 
 4.6.2. Letter of Credit Requirements. Each letter of credit provided to Landlord hereunder as the
Security Deposit shall be in the form of an unconditional, irrevocable, standby letter of credit which shall be in full force and effect for the periods required hereby, and shall meet all of the following conditions (a “Letter of
Credit”) : 
 (a) it shall be issued for the benefit of Landlord by an “Eligible Bank” (defined
below) approved by Landlord; 
 (b) it shall be effective on the date of this Lease and have a term of not less than one
(1) year following its date of issuance and contain automatic year-to-year renewal provisions subject to the Letter of Credit issuer’s obligation to notify Landlord in writing by certified or registered mail of non-renewal at least thirty
(30) days prior to the expiration of the Letter of Credit; 

  
 5 

 (c) the expiration date of the Letter of Credit for the final Lease Year of
the Term shall be at least sixty (60) days following the Expiration Date of the Lease; 
 (d) it shall provide for the
amount thereof as set forth in Section 4.6.1 to be available to the Landlord in multiple drawings conditioned only upon presentation of a sight draft; 

(e) it shall be assignable by Landlord to its successors, assigns and mortgagees and by any successive beneficiaries thereof at
no cost to transferor or transferee (Tenant agreeing to pay such charges in connection with any transfer of the Letter of Credit), and shall expressly permit multiple assignments; and 

(f) it shall be in such form as shall be acceptable to Landlord in its reasonable discretion, the parties acknowledging that
the form attached as Exhibit 4.6.2 is acceptable. 
 An “Eligible Bank” shall mean a commercial or
savings bank organized under the laws of the United States or any state thereof or the District of Columbia and having total assets in excess of $1,000,000,000.00 which shall be a financial institution having a rating of not less than BBB or its
equivalent by Standard and Poors Corporation and subject to a Thompson Watch Rating of C or better. Tenant, at its expense, shall use commercially reasonable efforts to cause the issuing bank to provide Landlord’s mortgage lender with a written
acknowledgment which evidences its consent to Landlord’s collateral assignment of the proceeds of the Letter of Credit and acknowledgment of the security interest of such mortgage lender therein within ten (10) business days following the
request of Landlord or Landlord’s mortgagee therefor. Landlord agrees that Silicon Valley Bank shall be considered an Eligible Bank for the purposes hereof as of the Effective Date. 

4.6.3 Substitute Letter of Credit. Tenant shall deliver to Landlord a substitute Letter of Credit that satisfies the
requirements for a Letter of Credit stated in Section 4.6.2 for the applicable period not later than ten (10) business days following delivery of a non-renewal notice by the Letter of Credit issuer with respect to the Letter of
Credit issued to Landlord or 45 days prior to the scheduled expiration of the Letter of Credit, whichever first occurs (such date, the “Re-Delivery Deadline”). If Tenant fails to deliver the substitute Letter of Credit within such
10-business day period, Landlord shall have the right to draw the Letter of Credit and receive the proceeds as a cash Security Deposit. Tenant agrees that notwithstanding any provision of this Lease to the contrary, its failure to furnish Landlord
with the required Security Deposit in the form of a substitute Letter of Credit in compliance with the requirements for the initial Letter of Credit prior to the Re-Delivery Deadline shall not be subject to any rights of notice or cure under this
Lease. If Landlord receives a notice of non-renewal from the Letter of Credit issuer, Landlord shall use commercially reasonable efforts to deliver a copy of such notice to Tenant. 

4.6.4 Landlord’s Rights Upon Default. Upon the occurrence of any of the Events of Default described in Article
13 hereof, in addition to any other rights or remedies available to Landlord under this Lease, Landlord shall have the right to present the Letter of Credit for payment by the issuing bank and the proceeds thereof shall be due and payable to
Landlord in accordance with the terms hereof and the Letter of Credit. Tenant agrees that Landlord may, without waiving any of Landlord’s other rights and remedies under this Lease upon the occurrence of any of the Events of Default, apply the
Security Deposit to remedy any failure by Tenant to perform any of the terms, covenants or conditions to be performed by Tenant under this Lease and to compensate Landlord for any damages incurred as a result of any such Event of Default. If
Landlord uses any portion of the Security Deposit to cure any Event of Default by Tenant hereunder, Tenant shall forthwith replenish the Security Deposit to the original amount within ten (10) business days following written notice from
Landlord in the manner directed by Landlord in such notice (which may be in the form of a new or amended Letter of Credit, or in the form of a cash payment). If Tenant fails to restore the full amount of the Security Deposit within such
10-business-day period, then the amount of such deficiency shall be subject to the charges described in Section 4.5. During any period that Landlord is holding the Security Deposit in the form of cash, Landlord shall not be required to
keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on any such deposit. 

  
 6 

 4.6.5 Sale of Building. In the event of a sale or other transfer of
the Building (or Landlord’s interest therein), Landlord shall have the obligation to transfer the balance of the Security Deposit to the new owner or to transferee and shall notify Tenant of such transfer and the transferee’s address. Upon
any such transfer and written confirmation of the successor landlord that it has assumed all of Landlord’s obligations under this Lease from and after such transfer, Landlord shall thereupon be released by Tenant from all liability for the
return of the Security Deposit; and Tenant agrees to look to the new landlord for the return of such Security Deposit. If there is no default then continuing of which Tenant has notice (where such notice is required) at the end of the Term, Landlord
will, within sixty (60) days after the expiration or earlier termination of the Lease, return the Security Deposit, or so much as has not been applied by Landlord, to Tenant or the last permitted assignee of Tenant’s interest hereunder at
the expiration of the Term. 
 4.6.6 Reduction of Security Deposit. Provided that the Reduction Conditions (as defined
below) are satisfied, effective on the last day of the thirty-sixth (36th) month following the Rent Commencement Date (the date of such reduction being the “Reduction Date”). Tenant shall have the right to reduce the Security
Deposit to the amount of $2,797,443.00. The reduction of the Security Deposit in accordance with the preceding sentence shall be accomplished by Tenant’s delivery to Landlord of a substitute Letter of Credit that satisfies the requirements for
a Letter of Credit stated in Section 4.6.2, at which time Landlord shall surrender the prior letter of credit and execute such reasonable documentation as the issuer thereof may require to effect the termination of such prior letter of
credit. 
 The following conditions (the “Reduction Conditions”) must be satisfied on the Reduction Date in
order for Tenant reduce the amount of the Security Deposit as set forth above: 
 (i) no Event of Default has previously
occurred during the Term; and 
 (ii) Tenant has closed its next contemplated round of equity financing that results in
aggregate proceeds to Tenant of at least $62,500,000.00 in unrestricted US funds and closes, with all such funds either received by, or committed to, Tenant in exchange for shares of Tenant’s capital stock (or securities convertible into
Tenant’s capital stock). The closing of such financing 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 as Landlord may reasonably request. 
 4.7
Independence of Covenants. Landlord’s and Tenant’s covenants herein are independent and, without limiting the generality of the foregoing, Tenant acknowledges that its covenant to pay Rent hereunder is independent of
Landlord’s obligations hereunder, and that in the event that Tenant shall have a claim against Landlord, Tenant shall not have the right to deduct the amount allegedly owed to Tenant from any Rent due hereunder, it being understood that
Tenant’s sole remedy for recovering upon such claim shall be to bring an independent legal action against Landlord. As such, Tenant’s obligation so to pay Rent under the Lease shall be absolute, unconditional, and independent and shall not
be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any other restriction on Tenant’s use, or, except as expressly provided in the Lease, any casualty or taking, or any failure by
Landlord to perform or other occurrence; and Tenant waives all rights now or hereafter existing to terminate, quit or surrender this Lease or the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any
action seeking to recover Rent. 
 ARTICLE 5 ADDITIONAL RENT FOR REAL ESTATE TAXES AND OPERATING EXPENSES 

5.1 Definitions. Tenant agrees to pay as Additional Rent an amount calculated as hereinafter set forth. For purposes of this
Article 5, the following definitions shall apply: 

  
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 “Tax Year”: The fiscal year of the City of Cambridge (July 1
– June 30) or other applicable governmental authority for real estate tax purposes or such other twelve (12)-month period as may be duly adopted in place thereof. 

“Taxes”: All taxes, assessments and charges of every kind and nature levied, assessed or imposed at any time by
any governmental authority upon or against the Property or any improvements, fixtures and equipment of Landlord used in the operation thereof whether such taxes and assessments are general or special, ordinary or extraordinary, foreseen or
unforeseen in respect of each Tax Year falling wholly or partially within the Term. Taxes shall include, without limitation, all general real property taxes and general and special assessments (provided that, with respect to any special assessments
or betterments that may be paid in installments, Taxes for such Tax Year shall include only the amount of the installment plus any interest due and payable during such Tax Year), charges, fees or assessments for all governmental services or
purported benefits to the Property, service payments in lieu of taxes, all business privilege taxes, business improvement district taxes or assessments, and any tax, fee or excise on the act of entering into this Lease or any other lease of space in
the Property, or on the use or occupancy of the Property or any part thereof, or on the rent payable under any lease or in connection with the business of renting space under any lease or in connection with the business of renting space in the
Property, that are now or hereafter levied or assessed against Landlord by the United States of America, the Commonwealth of Massachusetts, or any political subdivision, public corporation, district or other political or public entity, including
legal fees, experts’ and other witnesses’ fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce Taxes. Taxes shall also include any other tax, fee or other excise, however described, that may
be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other Taxes (including, without limitation, any municipal income tax) and any license fees, ad valorem tax, tax measured or imposed upon rents, or other tax or
charge upon Landlord’s business of leasing the Property, whether or not now customary or in the contemplation of the parties on the date of this Lease. Taxes shall not include: (a) franchise, transfer, gift, excise, capital stock, estate,
succession and inheritance taxes, and federal and state income taxes measured by the net income of Landlord from all sources, unless due to a change in the method of taxation such tax is levied or assessed against Landlord as a substitute for, or as
an addition to, in whole or in part, any other Tax that would constitute a Tax; or (b) penalties or interest for late payment of Taxes except to the extent arising from Tenant’s failure to pay such amounts. 

“Expense Year”: Each calendar year, all or any portion of which shall occur during the Term of this Lease. 

“Operating Expenses”: All costs and expenses (and taxes, if any, thereon) paid or incurred on behalf of
Landlord (whether directly or through independent contractors) in connection with the ownership, management, operation, maintenance and repair of the Property and Common Areas (including any sales or other taxes thereon) during the Term as a first-class laboratory building, including, without limitation: 
 (a) supplies, materials
and equipment purchased or rented, total wage and salary costs paid to, and all contract payments made on account of, all persons to the extent engaged in the operation, maintenance, security, cleaning and repair of the Building and the Common Areas
at or below the level of building manager (including the amount of any taxes, social security taxes, unemployment insurance contributions, union benefits) and any on-site employees of Landlord’s property management agent; 

(b) the maintenance, repair and replacement of building systems, including heating, ventilating, air conditioning, plumbing,
electrical, mechanical, sewer, fire detection, sprinkler, life safety and security systems, telecommunications facilities, elevators and escalators, exterior windows and doors, tenant directories, emergency generator, and other equipment used in
common by, or for the benefit of, occupants of the Building and Common Areas including such repairs and replacements as may be necessary to maintain the same in proper working order and in compliance with all Applicable Laws and industry performance
standards; 
 (c) charges of contractors for services and facilities otherwise includable in Operating Expenses, including
security, trash removal, cleaning, janitorial, window washing, snow and ice removal, exterior and interior landscaping, the maintenance and repair of the parking facilities, roadways and light poles; 

  
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 (d) the cost of utility services for the Building and the Common Areas,
including, without limitation, water, sanitary sewer, electricity, gas, fuel oil, steam, and chilled water, and domestic water to lavatories within tenant premises; but excluding utilities supplied to the Premises that is billed to Tenant pursuant
to Section 5.4 and utilities used by other tenants of the Property within their leased space; 
 (e) the premiums
for fire, extended coverage, loss of rents, boiler, machinery, sprinkler, public liability, property damage, earthquake, flood, and other insurance relative to the Property and the operation and maintenance thereof (including the fitness center
described below) and unreimbursed costs incurred by Landlord that are subject to commercially reasonable insurance deductibles; 

(f) the operation and maintenance of any areas, facilities and amenities located in Common Areas and in the Building,
including, without limitation, the cost of utilities, repairs and insurance associated with such amenities; 
 (g) the
amortized cost of capital expenditures incurred with respect to the ownership, operation, maintenance and repair of the Property (excluding the foundation, roof slab, floor slab and structural columns of the Building) for maintenance, repairs, and
replacements amortized over the useful life of the capital expenditures as determined in the reasonable judgment of Landlord’s accountant in accordance with generally accepted accounting principles together with interest at Landlord’s
borrowing rate for such capital expenditures (or, if Landlord does not borrow money to pay for the same, at an imputed rate of nine percent (9%) per annum) on the unamortized balance of the cost of the capital item, including without limitation
the installation of capital improvements that are made to the Property by Landlord: (i) in order to reduce (or avoid an increase in) operation or maintenance expenses with respect to the Property, (ii) in order to comply with laws,
regulations or orders of any governmental or quasi-governmental authority, agency or department which were enacted or became effective after the date hereof, or (iii) pursuant to recommendations of Landlord’s insurers made after the
Commencement Date for the purpose of improving the safety of the Property, to the extent such recommended changes are consistent with improvements found in office and laboratory buildings that are newly constructed or under construction or
renovation at the time of such recommendations (collectively, “Permitted Capital Expenditures”); 
 (h)
office costs of administration; legal and accounting fees and other expenses of maintaining and auditing Property accounting records and preparing Landlord’s Statements; 

(i) costs incurred in connection with a federal, state or municipal governmentally mandated transportation demand management
program or similar program; and 
 (j) fees for management services whether rendered by Landlord (or affiliate) or a third-party property manager in an amount not to exceed the rate of three percent (3%) of gross revenues from the Property, plus reimbursable expenses (excluding any rents associated with any management
offices). For purposes of clarity, the calculation of the management fee shall not include the management fee itself, to the extent that the Landlord is self-managing the Building. 

If the Building is not ninety-five percent (95%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate
adjustment to the variable components of Operating Expenses for such Expense Year as reasonably determined by Landlord employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid had
the Building been ninety-five percent (95%) occupied, and the amount so determined shall be deemed to have been the amount of Operating Expenses for such Expense Year. 

In no event shall Landlord be entitled to payment of more than 100% of the Operating Expenses from tenants of the Building in any one Expense
Year during the Term. 
 Operating Expenses shall not include: (1) utility expenses that are separately metered for any individual
tenant in the Property; (2) any expense for which Landlord is entitled to be reimbursed by a specific tenant by reason of a special agreement or requirement of the occupancy of the Property by such tenant or for which Landlord is entitled to be
reimbursed by any third party or 

  
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insurance company; (3) expenses for services provided by Landlord for the exclusive benefit of a given tenant or tenants that is not offered to Tenant or that is directly reimbursible by
such tenant or tenants; (4) all costs, fees and disbursements relating to activities for the solicitation, negotiation and execution of leases for space in the Property (including but not limited to advertising costs, leasing commissions, court
and dispute resolution proceeding costs of disputes, and attorneys’ fees therefor); (5) the cost of tenant improvements, build out allowances, marketing costs, brokerage commissions, moving expenses, assumption of rent under exiting
leases, costs of alterations to or payment of allowance for, or the decorating or the redecorating of, space in the Property leased to other tenants and other concessions incurred in connection with leasing space in the Building and costs incurred
in connection with the selling or change of ownership of the Building, including brokerage commissions, consultants’, attorneys’ and accountants’ fees, closing costs, title insurance premiums, , transfer taxes and interest charges;
(6) except as stated in subparagraph (h) of the definition of Operating Expenses, the costs associated with the operation of the business of the ownership or entity which constitutes “Landlord”, including costs of selling,
syndicating, financing or mortgaging any of Landlord’s interest in the Property; (7) rentals payable under any ground or underlying lease, if any; (8) except as stated in subparagraph (g) of the definition of Operating Expenses,
depreciation, interest and principal payments on mortgages and other debt costs, if any; (9) repairs or other work required due to fire or other casualty to the extent of insurance proceeds actually received by Landlord or that would have been
received by Landlord to the extent Landlord carried that insurance required pursuant to this Lease; (10) capital improvements or expenditures to the extent not Permitted Capital Expenditures; (11) payments to affiliates of Landlord
(excluding property management fees) that comply with subparagraph (j) of the definition of Operating Expenses) but only to the extent that they exceed market charges; (12) costs incurred by Landlord due to the violation by Landlord of the
terms and conditions of any lease of space in the Building; (13) wages, salaries and other compensation of executives or principals of Landlord above the level of building manager, and that portion of employee expenses (including compensation)
for employees to the extent not allocable the Property, and any fee charged by Landlord for supervision of its own employees; (14) rent for any office space occupied by Building management personnel to the extent the size or rental rate for 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; (15) the costs of any clerks, attendants or other persons in any commercial
concessions operated by Landlord to the extent the same is offset by income from such concessions; (16) Landlord’s charitable or political contributions; (17) costs that are covered by warranties; (18) the cost of acquisition,
cleaning and maintenance costs (or any separate insurance solely related thereto) of works of fine art (as distinguished from decorative items); (19) costs or expenses incurred by Landlord in the initial construction or development of the
Building or the Property; (20) costs of renovating or otherwise improving, decorating, painting or redecorating space for tenants, existing or prospective, or other occupants of the Building and the Property; (21) costs of replacement (as
opposed to ordinary repair and maintenance by Landlord) of the roof, foundation and exterior walls of the Building, except to the extent permitted in clauses (e) and (g) above; (22) Landlord’s general corporate overhead and
administrative expenses except for copying, printing, mailing, etc., associated with the Property; (23) reserves; (24) fees or costs paid to affiliates of Landlord (other than the management fee addressed above) to the extent that such
fees exceed the customary amount charged for the services provided; (25) operating expenses incurred by for any specialty services in the Building and the Property, and the cost of installing, operating and maintaining any specialty service,
observatory, broadcasting facilities, luncheon club, museum, athletic or recreational club or child care facility, in each case, if such amenities are not available for Tenant’s use; (26) costs associated with the removal or remediation of
Hazardous Substances from the Building or Property (other than ordinary removal costs for Hazardous Materials found in construction materials and supplies used in the ordinary operation and maintenance of the Building; (27) rentals for items
(except when needed in connection with normal repairs and maintenance of permanent systems) which if purchased, rather than rented, would constitute a capital improvement to the extent that such payments exceed the amount which could have been
included in Operating Expenses had Landlord purchased such equipment rather than leasing such equipment; (28) the cost of designing, renovating or otherwise constructing a new amenity within the Building or the Property and fees, costs or
expenses associated with the repair, maintenance or use thereof, unless available for Tenant’s use (and subject to the other exclusions from Operating Expenses enumerated above); and (29) any costs associated with the initial LEED
certification or any renewals thereof. 

  
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 Operating Expenses that are incurred jointly for the benefit of the Building and one or more
other buildings or properties shall be allocated between the Building and the other buildings or properties in accordance with the ratio of their respective rentable areas calculated using a consistent methodology or on any other reasonable basis
determined by Landlord. Operating Expenses incurred for the benefit of less than all of the tenants at the Property or in the Building may be allocated among such tenants based on the rentable square footage of their respective premises or on any
other reasonable basis determined by Landlord. 
 “Tenant’s Share”: Tenant’s Share shall be a
fraction, the numerator of which shall be the rentable area of the Premises and the denominator of which shall be the rentable area of the Building, On the Commencement Date, the Tenant’s Share is 31.02% (68,258 RSF/220,044 RSF). The
Tenant’s Share shall be recalculated from time to time in the event that there shall be a change in the rentable area of either the Premises or the Building due to a change in the footprint of the Building as opposed to a re-measurement of the
Premises and/or the Building. 
 “Landlord’s Statement”: An instrument containing a computation
of any Additional Rent due pursuant to the provisions of this Article 5. 
 5.2 Payment of Taxes. Commencing on the Rent
Commencement Date, Tenant shall pay, as Additional Rent, Tenant’s Share of Taxes payable in respect of any Tax Year falling wholly or partially within the Term (which payment shall be adjusted by proration with respect to any partial Tax Year).
Within thirty (30) days after the issuance by the City of Cambridge or other applicable governmental authority of the bill for Taxes, Landlord shall submit to Tenant a copy of such bill, together with Landlord’s Statement and Tenant shall
pay the Additional Rent set forth on such Landlord’s Statement (less the amount of estimated payments paid by Tenant on account thereof) as set forth herein. Unless Landlord notifies Tenant in writing to the contrary, Tenant shall make monthly
payments on account of Tenant’s Share of Taxes. The monthly payments shall be one-twelfth (1/12th) of the amount of Tenant’s Share of Taxes and shall be payable on or before the first day of
each month during the Term, in advance, in an amount estimated by Landlord and billed by Landlord to Tenant; provided, that, Landlord shall have the right initially to reasonably determine such monthly estimates and to revise such estimates
from time to time. 
 5.3 Payment of Operating Expenses. Commencing on the Rent Commencement Date, Tenant shall pay to
Landlord, as Additional Rent, Tenant’s Share of all Operating Expenses in respect of each Expense Year. Tenant shall pay a sum equal to one-twelfth (1/12) of the amount of Tenant’s Share of
Operating Expenses for each Expense Year on or before the first day of each month of such Expense Year, in advance, in an amount estimated by Landlord and billed by Landlord to Tenant; provided, that, Landlord shall have the right
initially to determine such monthly estimates and to revise such estimates from time to time. Landlord shall provide Tenant with the estimated amount of Tenant’s Share of Operating Expenses and Taxes for the first Expense Year at least thirty
(30) days prior to the Rent Commencement Date, and shall endeavor to provide Tenant with the estimated amount of Tenant’s Share of Operating Expenses and Taxes for each of the following Expense Years at least thirty (30) days prior to
the commencement thereof. Landlord shall, within one hundred fifty (150) days after the expiration of each Expense Year, prepare and furnish Tenant with Landlord’s Statement showing the Operating Expenses incurred during such Expense Year.
Within thirty (30) days after receipt of Landlord’s Statement for any Expense Year setting forth Tenant’s Share of Operating Expenses attributable to such Expense Year, Tenant shall pay Tenant’s Share of such Operating Expenses
(less the amount of estimated payments paid by Tenant on account thereof) to Landlord as Additional Rent. If Landlord’s statement shows that the estimated Operating Expenses paid by Tenant exceed the actual amount of Tenant’s Share of
Operating Expenses for such Expense Year, Landlord shall, at Landlord’s election, either (i) reimburse Tenant for the amount so overpaid by Tenant within thirty (30) days after the issuance of Landlord’s Statement, or
(ii) credit such amount against Tenant’s estimated payments of Operating Expenses next coming due (except at the end of the Term, in which cause alternative (i) shall be implemented). If Landlord fails to provide Landlord’s
Statement within one (1) year after the end of any Expense Year, Tenant shall have no obligation to pay additional Operating Expenses for such Expense Year; provided that Landlord may supplement any such Landlord’s Statement thereafter if
an expense is subsequently identified by Landlord, acting in good faith, as properly being includable in such Expense Year so long as such supplement is provided to Tenant no later than two (2) years after the end of any Expense Year and
Tenant’s audit right applies to such supplement as if it were a Landlord’s Statement. 

  
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 5.4 Payment of Utilities. Commencing on the Commencement Date, Tenant shall
pay for all water, gas, heat, light, power, and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon, as part of Operating Expenses to the extent not otherwise set forth in this Section 5.4. The
Premises shall be check metered for electricity serving Tenant’s lights, plugs and heating, ventilation, and air-conditioning systems serving the Premises as part of the Finish Work. All non-domestic water and gas service to the Premises
and heating, ventilation, and air-conditioning systems serving the Premises exclusively shall be check-metered as part of the Finish Work. Utilities consumed by Tenant in obtaining supply air from Building systems shall be measured by an air-flow
meter installed as part of the Finish Work. Tenant shall take all steps required by the utility company to provide for direct billing to Tenant for any separately metered utilities serving the Premises such as telephone, internet service, cable
television and other telecommunications, including, without limitation, making applications to the utility company in connection with such service and making any deposits as the utility company shall require. Tenant agrees to pay, or cause to be
paid, all charges for separately metered utilities consumed in the Premises (or by special facilities serving the Premises), punctually as and when due directly to the provider of such service. From time to time, if requested by Landlord, Tenant
shall provide Landlord with evidence of payment to such utility company as Landlord may reasonably require. Tenant covenants and agrees to indemnify, hold harmless and defend Landlord against all liability, cost and damage arising out of or in any
way connected to Tenant’s payment, non-payment or late payment of any and all charges and rates and deposits to such utility company relating to the Premises. 

For utility services that are check-metered or measured by the airflow meter, Tenant shall pay such amounts as Additional Rent on the first of
each month, in advance, together with payments of Base Rent based on Landlord’s reasonable estimate of such use and Tenant’s rate of payment shall increase from time to time based upon the increases in rate charged by the utility company
to the Landlord. Landlord shall have the right to issue supplemental billing to Tenant from time to time to account for such increases. Landlord shall issue an annual reconciliation based on actual meter readings such that Tenant will pay the amount
due hereunder for any such check-metered or airflow metered utilities. Tenant shall maintain all meters serving the Premises in good operating condition during the Term. 

5.5 Landlord’s Statements. 

5.5.1 Delivery of Statements. Landlord will deliver Landlord’s Statements to Tenant during the Term. Landlord’s delay or
failure to render Landlord’s Statement with respect to any Expense Year or any Tax Year beyond a date specified herein shall not prejudice Landlord’s right to render a Landlord’s Statement with respect to that or any subsequent
Expense Year or subsequent Tax Year. The obligations of Landlord and Tenant under the provisions of this Article with respect to any Additional Rent incurred during the Term shall survive the expiration or any sooner termination of the Term. If
Landlord fails to give Tenant a statement of projected Operating Expenses prior to the commencement of any Expense Year, Tenant shall continue to pay Operating Expenses in accordance with the previous statement, until Tenant receives a new statement
from Landlord. Landlord’s Statements shall be conclusive between the parties absent manifest error, subject to the provisions of Section 5.5.2, below. 

5.5.2 Tenant Inspection Rights. During the twelve (12) month period after receipt of any Landlord’s Statement (the
“Review Period”), Tenant may inspect and audit Landlord’s records relevant to the cost and expense items reflected in such Landlord’s Statement (a “Tenant Audit”) at the offices of Landlord’s
management company or at another location mutually agreeable to Landlord and Tenant at a reasonable time mutually agreeable to Landlord and Tenant during Landlord’s usual business hours. Each Landlord’s Statement shall be conclusive and
binding upon Tenant unless within the Review Period Tenant shall notify Landlord that it disputes the correctness of Landlord’s Statement, specifying the respects in which Landlord’s Statement is claimed to be incorrect. Tenant’s
right to conduct any Tenant Audit shall be conditioned upon the following: (a) in no event shall any Tenant Audit be performed by a firm retained on a “contingency fee” basis; (b) the Tenant Audit shall be concluded no later than
thirty (30) days after the end of the Review Period; (c) any Tenant Audit shall not unreasonably interfere with the conduct of Landlord’s business; (d) Tenant and its accounting firm shall treat any information gained in the
course of any Tenant Audit in a confidential manner and shall each execute Landlord’s commercially reasonable confidentiality agreement for Landlord’s benefit prior to commencing any Tenant Audit, which

  
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agreement shall permit disclosure to Tenant’s employees, officers, directors, advisors, accountants, consultants, attorneys and lenders on a need-to-know basis; (e) Tenant’s
accounting firm’s audit report shall, at no charge to Landlord, be submitted in draft form for Landlord’s review and comment before the final approved audit report is delivered to Landlord, and Landlord shall have the right to point out
errors or make suggestions with respect to such audit report, and any appropriate comments or clarifications by Landlord which are accepted by Tenant’s auditor shall be incorporated into the final audit report, it being the intention of the
parties that Landlord’s right to review is intended to prevent errors and avoid the dispute resolution mechanism set forth in the following paragraph and not to unduly influence Tenant’s auditor in the preparation of the final audit
report; and (f) the Tenant Audit shall be conducted by Tenant at its sole cost and expense unless the results of such Tenant Audit show that Landlord’s Statement overstated the amount of Operating Expenses owed by Tenant for the relevant
billing period by more than five percent (5%) in which case Landlord shall be responsible for payment of such costs and expenses. If Tenant makes a timely exception within the Review Period, Tenant shall nonetheless pay the amount shown on the
Landlord’s Statement in the manner prescribed in this Lease, without any prejudice to such exception, and any overpayments identified during any Tenant Audit, if any, shall be applied as a credit against the amount of Additional Rent owed by
Tenant immediately following the Tenant Audit, except at the end of the Term, in which case, Landlord shall reimburse Tenant for any overpayment within thirty (30) days. 

Any dispute arising out of or relating to the results of a Tenant Audit shall be submitted to and determined in binding arbitration under the
expedited Commercial Arbitration Rules of the American Arbitration Association. The arbitration shall be conducted before and by a single arbitrator that is a certified public accountant with at least 10 years’ experience overseeing books and
records for similar properties (a “Qualified Arbitrator”) selected by the parties. If the parties have not selected an arbitrator within thirty (30) days of written demand for arbitration, the Qualified Arbitrator shall be
selected by the Boston office of the American Arbitration Association on application by either party. The parties agree that the arbitration hearing shall be held within thirty (30) business days following notification to the parties of the
appointment of such arbitrator, and that the arbitration proceedings shall be concluded within thirty (30) business days following the first scheduled arbitration hearing. Each party shall bear all its own expenses of arbitration and shall bear
equally the costs and expenses of the arbitrator. All arbitration proceedings shall be conducted in the City of Boston, Commonwealth of Massachusetts. Landlord and Tenant further agree that they will faithfully observe this agreement and rules, and
that they will abide by and perform any award rendered by the arbitrator and that a judgment of the court having jurisdiction may be entered upon the award. The duty to arbitrate shall survive the cancellation or termination of this Lease. 

5.6 Adjustments. If the actual amount of Tenant’s Share of the Operating Expenses for any Expense Year or Tenant’s
Share of Taxes for any Tax Year exceeds the estimated amount thereof paid by Tenant for such Expense Year or Tax Year, then Tenant shall pay to Landlord the difference between the estimated amount paid by Tenant and the actual amount of such
Additional Rent payable by Tenant. This Additional Rent payment shall be due and payable within thirty (30) days following delivery of Landlord’s Statement. If the total amount of estimated payments made by Tenant in respect of
Tenant’s Share of Operating Expenses for such Expense Year or Tenant’s Share of Taxes for any Tax Year shall exceed the actual amount of such Additional Rent payable by Tenant, then such excess amount shall be credited against the monthly
installments of Additional Rent due and payable from Tenant to Landlord hereunder until such amount shall have been refunded in full to Tenant (or refunded in accordance with Section 5.3). Any excess payments made by Tenant during the
Term that have not been so applied and are outstanding at the end of the Term shall be paid to Tenant promptly following delivery of Landlord’s Statement for the final Expense Year and final Tax Year, as applicable. Even though the Term has
expired and Tenant has vacated the Premises, when final determination is made of Tenant’s Share of Operating Expenses or Taxes for the year in which this Lease terminates, Landlord shall refund Tenant any excess paid by Tenant over the actual
Operating Expenses or Taxes due from Tenant, and Tenant shall pay any increase due over the estimated Operating Expenses or Taxes paid to Landlord within thirty (30) days after Landlord’s delivery of Landlord’s Statement therefor.

  
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 ARTICLE 6 LANDLORD SERVICES 

6.1 Services. Landlord shall provide the following services to the Building and Premises (subject to Tenant’s reimbursement
and payment obligations therefor in accordance with the operation of Article 5 hereof): 
 (a) Janitor services in and
about the Common Areas in accordance with the cleaning specifications set forth in Exhibit 6.1, Saturdays, Sundays and union and state and federal government holidays (the “Holidays”) excepted. 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 performed, at Tenant’s cost, by a janitorial service reasonably approved in advance by Landlord (Landlord shall provide Tenant with a list of reasonably approved vendors upon Tenant’s request), and shall be subject to
Landlord’s supervision and control. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with comparable first-class, so-called “triple net” laboratory buildings. Landlord shall
provide a dumpster and trash compactor at the loading docks for Tenant’s disposal of ordinary office waste (but in no event to include any Hazardous Substances). 

(b) Heat and air-conditioning as required to maintain comfortable temperature in the
Common Areas daily from 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday (“Normal Business Hours”), Holidays and Sundays excepted, consistent with such service typical of comparable first-class,
so-called “triple net” laboratory buildings in the Alewife submarket. 
 (c) Hot running water for lavatory
purposes to Common Area lavatories and cold water for cleaning, fire protection, drinking, lavatory and toilet purposes within the Premises drawn through fixtures installed as part of the Finish Work or any future Alterations. 

(d) Maintenance of the Common Areas so that they are clean and free from accumulations of debris, rubbish and garbage and
exterior drives, walkways and parking areas free of accumulations of snow. 
 (e) Such other services as are described on
Exhibit 6.1, attached. 
 (f) Access by Tenant to the Premises and the Parking Garage and elevator service twenty-four
(24) hours per day, seven (7) days per week, fifty-two (52) weeks per year, except for emergency situations outside of Landlord’s control and subject to the operation of Landlord’s computerized access system at the
Building’s entrances and to Landlord’s Rules and Regulations. 
 Landlord shall have the right to select the utility providers and
Tenant shall pay all actual costs associated with obtaining the utility service as provided in Article 5 hereof. Landlord agrees to furnish or cause to be furnished to the Premises the utilities and services described herein, subject to the
conditions and in accordance with the standards set forth herein. Landlord’s failure to furnish any of such services when such failure is caused by accidents, the making of repairs, alterations or improvements, or by Force Majeure (as defined
in Section 19.22, below), shall not result in any liability to Landlord (to the maximum extent permitted pursuant to Applicable Laws). Tenant shall not be entitled to any abatement or reduction of rent by reason of such failure, no
eviction of Tenant shall result from such failure and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease. In the event of any failure, stoppage or interruption thereof, Landlord shall diligently attempt to
resume service promptly. 
 Notwithstanding the foregoing, if there shall be an interruption, curtailment or suspension of any service
necessary for the occupancy of the Premises for the Permitted Use, and required to be provided by Landlord pursuant to this 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 all or a material portion of the Premises (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 Interruption Notice”), (ii) such Service Interruption is not the result of Force Majeure or any of Tenant’s
acts or omissions, and (iii) the restoration of such Service Interruption is in the reasonable control of Landlord, then Tenant shall be entitled to an equitable abatement of Base Rent and Additional Rent for Operating Expenses and Taxes, based
on the nature 

  
 14 

 
and duration of the Service Interruption and the area of the Premises affected, for the period that shall begin on the 6th day of such Service Interruption and that shall end on the day such
Service Interruption ceases. In the event such Service Interruption shall continue for more than nine consecutive months following the giving of a Service Interruption Notice, Tenant may elect to terminate this Lease by notice to Landlord and if
Tenant makes such election, the Term shall expire on the 30th day after notice of such election if given by Tenant, and Tenant shall surrender the Premises to Landlord in accordance with the provisions of this Lease; unless such Service Interruption
is restored within 30 days of Tenant’s election to terminate, in which event Tenant’s election shall be null and void. Notwithstanding anything in this Lease to the contrary, but subject to Article 10 and Article 11 (which
shall govern in the event of a casualty or condemnation), the remedies expressly provided in this paragraph shall be Tenant’s sole recourse and remedy in the event of an interruption of Landlord services to the Premises. 

6.2 Additional Services. Landlord shall impose reasonable charges and may establish reasonable rules and regulations for the use
or consumption of any building services or supplies after Normal Business Hours (where such services are limited to the same pursuant to Section 6.1) and any unanticipated, additional costs incurred by Landlord to operate the Building
after Normal Business Hours as a result thereof; and additional or unusual janitorial services to Common Areas required because of any particular use of the Premises or the carelessness of Tenant. The expense charged by Landlord to Tenant for any
such services be (i) reasonably calculated by Landlord based on Landlord’s actual costs, and (ii) shall constitute Additional Rent and shall be payable in accordance with Section 4.4. Landlord shall not impose additional
charges for regularly scheduled deliveries of office and laboratory supplies that occur after Normal Business Hours and that are scheduled in accordance with the Rules and Regulations. 

6.3 Excessive Use of Utilities. 

6.3.1 Prohibited Activities. Tenant shall comply with the conditions of occupancy and connected utility loads reasonably
established by Landlord for the Building and Tenant shall not use utilities or other services in excess of the services described above in Section 6.1 or in a manner that (a) overloads Building systems, (b) exceeds the
capacities available to Tenant as set forth on Exhibit 6.1, or (c) interferes with proper functioning of any Building systems or service equipment or Landlord’s ability to provide services to other tenants in the Building. 

6.3.2 Landlord’s Right to Survey Usage. Landlord may survey Tenant’s use of services from time to time. To the
extent that Tenant’s usage of such services are actually in excess of permitted loads or capacities thereof as reasonably demonstrated by Landlord, Tenant shall pay Landlord for the cost of additional services made available to Tenant beyond
those required by this Lease, if any. Such costs shall constitute Additional Rent and Tenant shall pay such costs pursuant to Section 4.4. 

6.4 Maintenance of Common Areas. The manner in which the Common Areas are maintained and operated shall be in accordance with the
standards of comparable first-class, so-called “triple net” laboratory buildings in the Alewife submarket of Cambridge, Massachusetts. Landlord reserves the right from time to time to (a) make changes in the shape, size, location and
appearance of the land and improvements which constitute the Common Areas, provided that Landlord shall not materially impair the Tenant’s ability to operate its business for the Permitted Use in or reasonable access to the Premises, except
temporary impairments required by said changes; (b) make such improvements, alterations and repairs to the Common Areas as may be required by governmental authorities or by utility companies servicing the Property; (c) construct, maintain
and operate lighting and other facilities on all said areas and improvements; and (d) to add or remove improvements and facilities to or from the Common Areas. The use of the Common Areas shall be subject to such reasonable regulations and
changes therein as Landlord shall make from time to time, including (but not by way of limitation) the right to close from time to time, if necessary, on a temporary basis, all or any portion of the Common Areas to such extent as may be legally
sufficient, in the opinion of Landlord’s counsel, to prevent a dedication thereof or the accrual of rights of any person or of the public therein; provided, however, Landlord shall do so at such times and in such manner as shall
minimize any disruption to Tenant to the extent reasonably possible. 

  
 15 

 6.5 Access to Premises. 

6.5.1 Landlord’s Right of Entry. Landlord shall have the right to enter the Premises without abatement of Rent at
all reasonable times upon at least 24 hours’ prior notice to Tenant which may be given by telephone or electronic mail (except in emergencies when no advance notice shall be required), (a) to supply any service to be provided by Landlord
to Tenant hereunder, (b) to show the Premises to Landlord’s Mortgagee and to prospective purchasers, mortgagees and during the last 18 months of the Term) tenants, (c) to inspect, alter, improve or repair the Premises and any portion
of the Property, (d) to introduce conduits, risers, pipes and ducts to and through the Premises, and (e) to access the fifth floor mechanical space housing equipment serving the Building and other Building tenants, provided that in
exercising any such right, Landlord will cause all such conduits, risers, pipes and ducts to be placed above dropped ceilings, within walls, or below floors or in closets, to the extent reasonably practicable. Tenant shall be given the opportunity
to have a representative of Tenant accompany Landlord during such entry, other than in the event of an emergency or when Landlord is supplying any regularly scheduled service to Tenant hereunder. In conducting any such activities, Landlord shall use
reasonable efforts not to disrupt the conduct of Tenant’s business operations. 
 Notwithstanding the foregoing, Tenant
shall have the right to reasonably designate certain areas of the Premises, not to exceed 8,000 rentable square feet in total and not to impede access to the fifth floor mechanical space, that require limited access and strict security measures
(“Secure Areas”) by written notice to Landlord from time-to-time. Landlord shall not enter the Secure Areas without being accompanied by a representative of Tenant, except in the event of an emergency or with Tenant’s prior
consent. Tenant shall make such a representative available upon Landlord’s request. 
 6.5.2 Tenant’s Keys.
For each of the purposes stated above in this Section 6.5, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults and safes, or the Secure
Areas, and Landlord shall have the right to use any and all means that Landlord may deem necessary or proper to open said doors in an emergency, in order to obtain entry to any portion of the Premises. 

6.6 Building Amenities. The Common Areas shall contain the following for the nonexclusive use and enjoyment of Tenant and
Tenant’s employees, in common with others: (a) a fitness center, initially equipped with fitness machines and subject to future changes in equipment based on use and fitness trends for similar facilities; (b) male and female locker
facilities, including showers; (c) a secure area for the storage and repair of bicycles; and (d) a lounge fully equipped with furniture and having a wireless connection network, subject to changes in technology (collectively, the
“Amenities”). Landlord (or an operator selected by the Landlord) shall operate and maintain the Amenities on business days, during such hours as are reasonably determined by Landlord, in a first-class manner. The Amenities may be
unavailable from time to time on a temporary basis due to construction activities, repairs, maintenance or alterations, or a reasonable period in connection with a change in the operator hired by Landlord for such facility (if any), and Landlord
reserves the right to change the use of such facilities if the same is uneconomic or insufficiently used by tenants of the Building or Property, in which case any of such facilities shall be subject to discontinuance and removal by Landlord, as
determined by Landlord in its reasonable discretion. The Amenities shall be subject to (a) Landlord’s Rules and Regulations regarding the use thereof; and (b) execution of a waiver of liability and indemnity agreement for
Landlord’s benefit in form and substance satisfactory to Landlord prior to such person’s use of the fitness center, and shall be limited to use by Building occupants, employees, and their guests. Tenant, and other tenants in the Building,
may reserve the lounge for exclusive use for special events consistent with the use of similar spaces in first-class laboratory buildings in Cambridge on a first-come, first-serve basis with at least thirty (30) days’ prior notice to
Landlord. Landlord shall use reasonable efforts to accommodate Tenant’s requests with respect to its use of the lounge. Tenant shall pay as Additional Rent with respect to Tenant’s use of the lounge for any such events a reasonable per-use
setup, breakdown and cleaning fee, and no other usage fee. 
 6.7 PH Neutralization. The Building shall be serviced by a common
laboratory waste sanitary sewer system from the two (2) pH neutralization rooms on the first (1st) floor of the Building to the municipal sewer line in the street adjacent to the
Building. An acid neutralization tank (the “Acid Neutralization Tank”) has been installed as part of the Base Building Work (as defined in Exhibit 3.1) in each pH neutralization room and will be connected to the Premises and
Tenant shall have a non-exclusive right to use its proportionate share of each Acid Neutralization Tank in accordance with 

  
 16 

 
Applicable Laws in common with other tenants in the Building. Tenant shall install, as part of the Finish Work, a meter and monitoring system measuring Tenant’s use of each Acid
Neutralization Tank for purposes of confirming that Tenant is not using in excess of its share and to monitor the nature of Tenant waste being delivered to the Acid Neutralization Tank. Tenant, as a portion of its Operating Expenses, shall reimburse
Landlord for all costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment of the Acid Neutralization Tanks, including all clean-up costs relating
to the Acid Neutralization Tank (collectively, “Tank Costs”); provided, however, that so long as an Acid Neutralization Tank is being used by other tenant(s) or occupant(s) of the Building at any time during the Term, then,
during such time period, Tenant shall only be obligated to pay its proportionate share of the Tank Costs (based on the rentable square footage of tenants utilizing the same). Notwithstanding the foregoing, in the event an Acid Neutralization Tank is
damaged or repairs to the Acid Neutralization Tank are required as a result of the improper use of the Acid Neutralization Tank by Tenant, Tenant shall be responsible for one hundred percent (100%) of the cost of any repairs or replacement
required as a result of such improper use by Tenant, regardless of whether the Acid Neutralization Tank is then being used by other tenant(s) or occupant(s) of the Building. Similarly, if an Acid Neutralization Tank is damaged, or if repairs to the
Acid Neutralization Tank are required as a result of the improper use of the Acid Neutralization Tank by other tenant(s) or occupant(s) of the Building, then Tenant shall have no responsibility for the cost of any repairs or replacements required as
a result of such improper use by such other tenant(s) or occupant(s). Tenant shall reimburse Landlord within thirty (30) days after Landlord’s written demand for any costs incurred by Landlord pursuant to this Section, subject to the
provisions set forth above with respect to the allocation of such costs. 
 Tenant shall establish and maintain a chemical safety program
administered by a licensed, qualified individual in accordance with the requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable governmental authority. Tenant shall be solely responsible for all
costs incurred in connection with such chemical safety program, and Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other
applicable governmental authority with respect to such chemical safety program and (b) this Section. Notwithstanding the foregoing, Landlord shall obtain and maintain during the Term (m) any permit required by the MWRA (“MWRA
Permit”) to operate the Building sewer system for use by the Building, generally and (n) and, at Tenant’s sole risk, a wastewater treatment operator license (“MWRA License”) from the Commonwealth of Massachusetts
with respect to Tenant’s particular use of the Acid Neutralization Tanks in the Building, provided that the application therefor and any renewal application for the MWRA License shall be subject to Tenant’s prior written approval, not to
be unreasonably withheld, conditioned or delayed. Upon Tenant’s request, Landlord shall furnish a copy of the MWRA Permit to Tenant. Tenant shall not introduce anything into the Acid Neutralization Tanks (x) in violation of the terms of
the MWRA Permit or MWRA License, (y) in violation of Applicable Laws or (z) that would interfere with the proper functioning of the Acid Neutralization Tanks. Tenant agrees to reasonably cooperate with Landlord in order to obtain the MWRA
Permit and the MRWA License. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold Landlord, its lenders, partners, subpartners and their respective officers, agents, servants,
employees, and independent contractors (the “Landlord Parties”) harmless from and against any and all Claims arising out of Tenant’s use of the Acid Neutralization Tanks. This indemnification by Tenant includes costs incurred
in connection with any investigation of site conditions or any clean-up, remediation, removal or restoration required by any governmental authority caused by Tenant’s improper use of the Acid Neutralization Tanks. 

ARTICLE 7 CONDUCT OF BUSINESS BY TENANT 

7.1 Permitted Use. The Premises shall be used and occupied only for general office and technical office (inclusive of
laboratory, and research and development purposes to the extent permitted pursuant to Applicable Laws) use, together with customary uses accessory thereto including a vivarium, as permitted per Applicable Laws (the “Permitted Use”),
but expressly excluding medical, clinical, government and education (as distinguished from training of staff) offices. Tenant shall not engage in any particular use, or permit the particular use of, the Premises or any part thereof for any use other
than the Permitted Use specifically set forth above or in any illegal manner, or in any manner that, in Landlord’s judgment, would adversely affect or interfere with any services required to be furnished by Landlord to Tenant or to any other
tenant or occupant of the Property, or with the proper and economical rendition of 

  
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any such service, or with the use and enjoyment of any part of the Property by any other tenant or occupant (Landlord acknowledging and agreeing that laboratory use with a classification in a
risk category below Biosafety Level 3 (per the BMBL, as defined in Section 7.6.1.1)) and otherwise in compliance with the terms of this Lease does not in and of itself, without regards for Tenant’s particular use, cause any such
interference). To the extent that any portion of the Premises on floors other than the third (3rd) and fifth (5th) floor portions of the Premises (e.g., the first (1st) floor storage space) is designed for or dedicated to mechanical,
chemical storage or other ancillary use serving the primary portion of the Premises on the third (3rd) and fifth (5th) floor portions of the Premises, such area(s) shall only be used for the purpose for which such area(s) has been
designed. Tenant agrees that it will not exceed the maximum floor bearing capacity for the Premises. 
 7.2 Tenant’s Personal
Property. Tenant shall be responsible for any ad valorem taxes on its personal property (whether owned or leased) and on the value of its leasehold improvements in the Premises (which are in excess of building standard improvements), and if
the taxing authorities do not separately assess Tenant’s leasehold improvements, Landlord may make a reasonable allocation of the impositions to such improvements and charge Tenant for the same as Additional Rent. 

7.3 Compliance with Laws. 

7.3.1 Tenant’s Compliance Obligations. From and after the Commencement Date, Tenant, at Tenant’s expense,
shall comply promptly with the laws, ordinances, rules, regulations and orders of all governmental authorities in effect from time to time during the Term including, without limitation, the Americans with Disabilities Act (“ADA”),
and all applicable federal, state and municipal building, zoning, fire, health, safety and environmental laws (the “Applicable Laws”) that shall impose any duty on Tenant with respect to the Premises or the use, occupancy or
operation thereof. Tenant will obtain and maintain in full force and effect any and all licenses and permits necessary for its use. Tenant shall make any Alterations in or to the Premises in order to comply with the foregoing, which are necessitated
or occasioned, in whole or in part by the use or occupancy or manner of use, occupancy or operation of the Premises by Tenant or any of its officers, employees, agents, contractors, invitees, licensees or subtenants (the “Tenant
Parties”). Notwithstanding the foregoing or anything contained herein to the contrary, Tenant shall not be required to make any alterations or additions to the structure, roof, exterior and load bearing walls, foundation and structural
floor slabs of the Building, the Common Areas, or any of the life safety systems serving the Premises unless the same are (x) required by Tenant’s particular use of the Premises or (y) result from any Alterations (as defined below)
made by Tenant. 
 7.3.2 Landlord’s Compliance Obligations. Landlord shall comply with all Applicable Laws,
including the ADA, in effect from time to time during the Term that shall impose any duty on Landlord with respect to the Common Areas, excluding any matters that are Tenant’s responsibility under this Lease or the responsibility of other
tenants of the Property. Notwithstanding anything to the contrary contained herein, from and after the Commencement Date, Tenant shall be responsible for legal compliance, including the requirements of the ADA, with respect to (a) any and all
requirements on account of Tenant’s particular use of, or operations in, the Premises, and (b) all Alterations designed or constructed by Tenant or its contractors or agents. 

7.4 Landlord’s Rules and Regulations. Tenant shall observe and comply with the rules and regulations attached to this Lease
as Exhibit 7.4, and all reasonable modifications thereof and additions thereto from time to time put into effect by Landlord of which written notice is delivered to Tenant (the “Rules and Regulations”). Landlord shall not
enforce the Rules and Regulations against Tenant in a discriminatory manner. In the event of any inconsistency between the provisions set forth in this Lease and the provisions of the Rules and Regulations, the provisions of this Lease shall control
as between Landlord and Tenant. Tenant shall not use or permit the use of the Premises in any manner that will create waste or a nuisance, or which shall unreasonably disturb other tenants of the Property. 

7.5 No Liens. Tenant shall keep the Premises and Property free from any liens or encumbrances arising out of any work performed,
material furnished or obligations incurred by or for Tenant or any person or entity claiming through or under Tenant. Any claim to, or lien upon, the Premises or the Property arising from any act or omission of Tenant shall accrue only against the
leasehold estate of Tenant and shall be subject and subordinate to the paramount title and rights of 

  
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Landlord in and to the Premises and the Property. If any mechanics’ or other lien shall be filed against the Premises or the Property purporting to be for services, labor or material
furnished or to be furnished at the request of the Tenant, then Tenant shall at its expense cause such lien to be discharged of record by payment, bond or otherwise, within twenty (20) days after written notice to Tenant of the filing thereof.

 7.6 Hazardous Substances. 

7.6.1 Tenant’s Obligations. 

7.6.1.1 Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant agrees that,
prior to Tenant occupying any portion of the Premises, Tenant shall submit to Landlord for Landlord’s approval, which shall not be unreasonably withheld, conditioned or delayed, a full, accurate and complete Landlord’s Pre-Leasing
Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which is attached as Exhibit 7.6.1.1. 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) to the extent that such contractual relationship affects the Premises, or any entity acting as an agent or sub-agent of such parties or any of the foregoing will produce, use, store or generate
any “Hazardous Substances”, as that term is defined below, on, under or about the Premises, nor cause or permit any Hazardous Substance 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 Property. If any information provided to Landlord by Tenant on any Environmental Questionnaire, or otherwise relating to information concerning Hazardous
Substances, is false, incomplete, or misleading in any material respect, the same shall be deemed a default by Tenant under this Lease. Upon Landlord’s request which shall be made no more frequently than monthly unless a Release has occurred or
where required by governmental authorities, or in the event of any material change in Tenant’s use of Hazardous Substances at the Premises, Tenant shall deliver to Landlord an updated Environmental Questionnaire. Landlord’s prior written
consent shall be required for any Hazardous Substances use for the Premises not described on the initial, or an updated, Environmental Questionnaire submitted to Landlord in accordance with the immediately preceding sentence, such consent not to be
unreasonably withheld, conditioned or delayed, but Landlord agrees that Tenant may keep, maintain, use and/or store Hazardous Substances in the Premises that are not listed on the most recent Environmental Questionnaire submitted to Landlord if the
same are (i) consistent with use by a first-class laboratory in a first-class office and laboratory building including ground floor retail, and reasonably necessary for the conduct of Tenant’s business, and (ii) are otherwise kept,
maintained, used and stored in accordance with the provisions of this Lease. In any event, Tenant shall deliver updated MSDS sheets to Landlord upon Landlord’s request from time to time (which shall be made no more frequently than monthly
unless a Release has occurred or where required by governmental authorities) with an updated inventory of Hazardous Substances (including approximate amounts) used by Tenant or anyone claiming by, through or under Tenant at the Property. 

Tenant shall not install or permit any underground storage tank at the Premises. In addition, Tenant agrees that it:
(i) shall not cause or suffer to occur, the Release (as defined below) of any Hazardous Substances at, upon, under or within the Premises or the Property; 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 or the Property. For purposes of this Lease, “Hazardous Substances” 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”, 

  
 19 

 
“hazardous materials”, or “toxic substances” under any Environmental Laws. The term “Hazardous Substances” 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. For purposes
of this Lease, “Release” or “Released” or “Releases” shall mean any release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping,
dumping, disposing, or other movement of Hazardous Substances into the environment. 
 Notwithstanding anything contained
herein to the contrary, in no event shall Tenant or anyone claiming by through or under Tenant perform work at or above the risk category Biosafety Level 3 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. 

7.6.1.2 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) the occurrence of any Release or threat of Release of any Hazardous Substance 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 Substances 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 Substances Claims”. Tenant shall promptly forward to Landlord copies of all orders, notices, permits, applications and other communications and reports in connection with
any Hazardous Substances 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 Substances 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 Property 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 Substances 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 Substances, 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 Substances; and (ii) all
requirements pertaining to the health and safety of employees or the public. Environmental Laws include, but are not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 USC § 9601, et seq.,
the Hazardous Materials Transportation Authorization Act of 1994, 49 USC § 5101, et seq., the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of
1984, 42 USC § 6901, et seq., the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 USC § 1251, et seq., the Clean Air Act of 1966, 42 USC § 7401, et seq., the Toxic
Substances Control Act of 1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety and Health Act of 1970, as amended, 29 USC § 651 et
seq., the Oil Pollution Act of 1990, 33 USC 

  
 20 

 
§ 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 Commencement Date, or thereafter adopted, published or promulgated. 

7.6.1.3 Releases of Hazardous Substances. If there is any Release of any Hazardous Substance in, on, under, from
or about the Premises in violation of, or requiring any Clean-Up (as defined below), in addition to notifying Landlord as specified above, Tenant, at its own sole cost and expense, shall (i) immediately comply with any and all reporting
requirements imposed pursuant to any and all Environmental Laws, (ii) provide a written certification to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take any and all necessary
investigation, corrective, remedial and other Clean-up action in accordance with any and all applicable Environmental Laws, utilizing an environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this
Section 7.6, including, without limitation, Section 7.6.6, 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 Property are remediated to a condition allowing unrestricted use of the Premises for human use and occupancy, including without limitation for the Permitted Use, all in accordance with the provisions and requirements of this
Section 7.6. Landlord may, as required by any and all Environmental Laws, report the Release of any Hazardous Substance 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 Substances 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. 

Notwithstanding anything contained in this Section 7.6, if the presence or Release of Hazardous Substances in,
under, or about the Premises or elsewhere on the Property (a) is caused by Landlord or its agents, employees or contractors, (b) results from a condition existing on the Effective Date, (c) results from the migration of Hazardous
Substances onto the Property from a neighboring property, or (d) results from the migration of Hazardous Substances from the premises of another Building tenant, to the extent that there is a final, unappealable judgment by a court of competent
jurisdiction that such other Building tenant is responsible for such migration (collectively, “Excluded Matters”), then Landlord at its own expense shall promptly take those actions necessary to abate, remove, remediate, or dispose
of Hazardous Substances constituting Excluded Matters to the extent required by any Environmental Laws, and make all required submissions to applicable regulatory agencies regarding the same, and Tenant shall have no obligation other than to notify
Landlord of any such Release of which Tenant becomes aware. 
 7.6.2 Indemnification. 

7.6.2.1 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 Landlord, its lenders, partners, subpartners and their respective officers, agents, servants and employees, 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 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 Substances in, on, under or about the Premises or Property by any Tenant Party, except to
the extent such liabilities result from Excluded Matters. 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 Property,
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. 

  
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 7.6.3 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 applicable Environmental Laws. 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 Substances used, stored, generated, transported, handled, blended, or recycled by Tenant on the Premises
(except as otherwise expressly provided in Section 6.7). 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 Substances management plans and programs, any and all Hazardous Substances risk management and pollution prevention programs, and any and all Hazardous Substances emergency response and employee training
programs respecting Tenant’s use of Hazardous Substances. Upon request of Landlord, Tenant shall deliver to Landlord a narrative description explaining the nature and scope of Tenant’s activities involving Hazardous Substances and showing
to Landlord’s satisfaction compliance with all Environmental Laws and the terms of this Lease. Tenant may omit from such narrative description information regarding the confidential and proprietary research and processes of Tenant, provided
that Tenant shall not omit information with respect to the identification of any Hazardous Substances. 
 7.6.4 Assurance of
Performance. 
 7.6.4.1 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 Substances. 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. 
 7.6.4.2
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 7.6, 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. 
 7.6.5 Tenant’s Obligations upon Surrender. At the expiration or earlier termination of the
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 8.6.2; (ii) cause all Hazardous Substances 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
Substances on the Premises, and cause to be repaired any damage to the Premises caused by such removal. 
 7.6.6 Clean-up. 

7.6.6.1 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 Substances as to which Tenant has a removal or remediation obligation under this Section 7.6, 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 such Hazardous Substances 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 

  
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Tenant to perform the Clean-up so that the Premises are restored to the conditions required by this Lease. Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole
cost and expense, without limitation of any rights and remedies of Landlord under this Lease, immediately implement such plan with a consultant reasonably acceptable to Landlord and proceed to Clean-Up Hazardous Substances 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. 
 7.6.6.2 No Rent
Abatement. Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up, and shall not be entitled to any reduction, offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease during
any such Clean-up. 
 7.6.6.3 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 Tenant or any Tenant Party obtained in connection with Hazardous
Substances at the Premises in accordance with Applicable Laws. 
 7.6.6.4 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 Section 2.2) until Tenant has fully complied with its obligations under this Section 7.6. 

7.6.7 Confidentiality. Unless compelled to do so by Applicable Laws, 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 to 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 with
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 obligations of confidentiality substantially similar to the terms of this Section 7.6.7. 

7.6.8 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 obtained by Tenant regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the environmental condition or Clean-up thereof. Tenant
may redact from any such reports such information regarding the confidential and proprietary research and processes of Tenant, provided that Tenant shall not redact information with respect to the identification of any Hazardous Substances. 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, provided that Tenant shall have no
responsibility for the accuracy thereof. 

  
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 7.6.9 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. 
 7.6.10 Fire Control Areas. Notwithstanding anything to the contrary
in this Lease, Landlord shall have sole control over the equitable allocation of fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Property is located (the “UBC”))
within the Building for the storage of Hazardous Substances; provided that Tenant shall have the appurtenant right to use its pro-rata share of such fire control areas made available to tenants on any floor of the Premises (determined on a
floor-by-floor basis based on the ratio of the rentable square footage of the Premises on such floor to the total rentable square footage of leasable area on such floor as reasonably determined by Landlord on a consistent basis), other than the
first floor of the Building if and to the extent the Premises includes any portion of such floor. Notwithstanding anything to the contrary in this Lease, the quantity of Hazardous Substances allowed by this Section is specific to Tenant and
shall not run with the Lease in the event of a Transfer (as defined in Article 12). In the event of a Transfer, if the use of Hazardous Substances by such new tenant (“New Tenant”) is such that New Tenant utilizes fire
control areas in the Building in excess of New Tenant’s pro rata share of the Building, then New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises
classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Substances, or take such other action as is necessary to ensure that its share of the fire control areas of the Building is not greater than New
Tenant’s pro rata share of the Building. 
 7.6.11 Landlord’s Representation. Landlord represents that, as of the
Commencement Date the Premises shall not contain any Hazardous Substances in violation of Applicable Laws. 
 7.6.12 Survival.
Each covenant, agreement, representation, warranty and indemnification made by Tenant set forth in this Section 7.6 shall survive the expiration or earlier termination of this Lease and shall remain effective until all of Tenant’s
obligations under this Section 7.6 have been completely performed and satisfied. 
 ARTICLE 8 ALTERATIONS, IMPROVEMENTS AND
SIGNAGE 
 8.1 Landlord’s Obligations. Landlord will maintain in good repair, reasonable wear and use (except
casualty and condemnation which shall be governed by Article 10 and Article 11, respectively) (a) all Common Areas, the roof structure (including the rubber membrane), foundation, exterior and
load-bearing walls, exterior windows, and the structural floor slabs; (b) the Building Systems (defined below in Section 8.3.1) serving the Building (excluding any Building Systems that
exclusively serve Tenant and any Tenant installations, fixtures and supplemental HVAC units that are dedicated to Tenant’s exclusive use). The cost of this maintenance and repair shall be included in Operating Expenses and shall be subject to
reimbursement under Article 5 hereof to the extent provided therein. Maintenance and repair expenses caused by Tenant’s willful misconduct or negligent acts or omissions shall be paid directly to Landlord by Tenant in accordance with
Section 4.4, and shall not constitute an Operating Expense. 
 8.2 Tenant’s Obligations. Except to the extent
expressly the responsibility of Landlord pursuant to Section 8.1 above, Tenant will maintain in good repair, reasonable wear and use and damage from casualty (subject to the provisions of Article 10) excepted, any Building Systems that
exclusively serve Tenant, and any Alterations, fixtures and supplemental HVAC units that are dedicated to Tenant’s exclusive use), and at Tenant’s cost and expense, shall make all repairs and replacements necessary to preserve the same in
good working order and in a clean, safe and sanitary condition, and will suffer no waste, provided, however, that with respect to any to any equipment that exclusively serves the Premises but is not located within the Premises, Landlord shall
provide reasonable access thereto for Tenant and its contractors and agents to perform any required maintenance and complete any required repairs. Tenant shall maintain, at its own expense, in good order, condition and repair to Landlord’s
reasonable satisfaction, all plumbing facilities and electrical fixtures and devices (including replacement of all lamps, 

  
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starters and ballasts) located within the Premises. Tenant shall repair, at its cost, all deteriorations or damages to the Property occasioned by its negligent acts or omissions or willful
misconduct. If Tenant does not make such repairs to the Building within thirty (30) days following notice from Landlord, Landlord may, but need not, make such repairs, and Tenant shall pay the cost thereof as provided in Section 8.7
hereof. 
 8.3 Tenant’s Alterations. 

8.3.1 Landlord’s Consent to Alterations. Tenant shall not make or permit any improvements, installations,
alterations or additions (“Alterations”) in or to the Premises, the Building or the Property that involve or affect the structural portions of the Premises or the Property (the “Building Structure”) or any of the
Property’s HVAC, mechanical, electrical, telecommunications, cabling, plumbing or other systems or equipment (the “Building Systems”) or the interior walls or corridors within the Premises without Landlord’s prior written
consent, which may be withheld in Landlord’s sole discretion. Tenant may make Alterations to the Premises that do not involve or affect the Building Structure or the Building Systems, subject to Landlord’s prior written consent, which
consent shall not be unreasonably withheld, conditioned or delayed, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration which is visible from the exterior of the Building, or which would violate any
certificate of occupancy for the Building or any other permits or licenses relating to the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten (10) business days’ notice to Landlord, but
without Landlord’s prior written consent, to the extent that such Alterations (i) are purely cosmetic in nature (such as painting, carpeting, and the like), (ii) do not affect Building Systems or the Building Structure, (iii) are
not visible from the exterior of the Building, and (iv) cost less than $150,000.00 for a particular job of work (“Notice-Only Alterations”). 

8.3.2 Construction Standards. All Alterations made by or on behalf of Tenant shall be made and performed: (a) by
contractors or mechanics reasonably approved by Landlord, who shall carry liability insurance of a type and in such amounts as Landlord shall reasonably require, naming Landlord and Tenant as additional insureds, (b) in a good and workmanlike
manner, (c) so that same shall be at least equal in quality, value, and utility to the original work or installation and shall be in conformity with Landlord’s building standard specifications, as the same may be amended by Landlord and in
effect at such time and of which Tenant is given notice, (d) in accordance with all Applicable Laws, and (e) pursuant to plans, drawings and specifications (“Tenant’s Plans”) (except for purely cosmetic Alterations
that are not susceptible to plans and comprise Notice-Only Alterations) which have been reviewed and approved by Landlord prior to the commencement of the repairs or replacements and approved by, and filed with, all applicable governmental
authorities (the “Construction Standards”). Prior to commencing any Alterations affecting air 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 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. 

8.3.4 Security System. Subject to Tenant’s compliance with the provisions of Section 6.5.2 and
Section 8.3.2 above, Tenant shall have the right to install, at its expense, a security system to secure the Premises provided that Landlord is given access cards or passwords as required to permit Landlord to enter the Premises in
accordance with this Lease. If Tenant desires to have the security system for the Premises to be compatible with the security system installed by Landlord for the Building, Landlord shall provide Tenant and its architect and contractor with such
specifications and information as may reasonably be required. 
 8.4 Tenant’s Property. All trade fixtures, furnishings,
equipment and personal property placed in the Premises by Tenant, and all computer, telecommunications or other cabling and wiring and associated conduit installed in the Premises or elsewhere at the Property by or for the benefit of Tenant
(collectively, the “Tenant’s Property”) shall be removed by Tenant at the expiration of the Term. Tenant shall, at its cost and expense, repair any damage to the Premises or the Property caused by such

  
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removal. Any of Tenant’s Property not removed from the Premises prior to the Expiration Date shall, at Landlord’s option, become the property of Landlord. Landlord may remove such
Tenant’s Property, and Tenant shall pay to Landlord, Landlord’s cost of removal and of any repairs in connection therewith in accordance with Section 4.4 hereof. 

8.5 Ownership and Removal. All additions, fixtures and improvements attached to or installed in or upon the Premises by Tenant or
by Landlord shall be Landlord’s property and shall remain upon the Premises at the termination of this Lease without compensation, allowance or credit to Tenant. Notwithstanding the foregoing, Landlord may notify Tenant at the time
Landlord grants its consent to any Alterations or Finish Work, that Landlord may require at the Expiration Date, or the sooner date of termination of this Lease, that Tenant, at Tenant’s expense, remove any of the Alterations or Finish Work. If
Landlord notifies Tenant that such removal may be required in accordance with the preceding sentence, then Landlord shall notify Tenant at least sixty (60) days prior to the Expiration Date, or if the Lease terminates earlier, within thirty
(30) days after such termination, whether Tenant will in fact have to remove such Alterations. If Landlord does not notify Tenant at the time Landlord grants it consent to any Alterations or Finish Work that Landlord may require removal of the
same, such Alterations or Finish Work may remain on the Premises at the Expiration Date, or the sooner date of termination of this Lease (subject to the last sentence of this paragraph). If Tenant is required to undertake such removal but fails to
do so, then Landlord may remove the same and Tenant shall pay to Landlord the cost of such removal and of any repairs for any damage to the Premises or Property in connection therewith. Any Finish Work funded by the Finish Work Allowance (but
expressly excluding any computer, telecommunications, or other cabling) must remain on the Premises at the expiration or earlier termination of the Term unless Landlord otherwise notifies Tenant that it must be removed at least sixty (60) days
prior to the expiration of the Term, or, if the Lease terminates earlier, within thirty (30) days after such termination. 
 8.6
Surrender of Premises; Environmental Assessment. 
 8.6.1 Surrender of Premises. Upon the expiration or sooner
termination of the Term, Tenant will quietly and peacefully surrender to Landlord the Premises in as good condition as when Tenant took possession, ordinary wear and tear and damage by fire or other casualty excepted, and otherwise as is required in
Article 8. 
 8.6.2 Environmental Assessment. Prior to the expiration of the Lease (or within thirty (30) days after any
earlier termination), Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing in or exclusively serving the Premises, and all exhaust or
other ductwork in or exclusively serving the Premises, in each case that has carried, released or otherwise been exposed to any Hazardous Substances 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 8.6.2 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 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 Substances 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 Substances described in the first sentence of this paragraph, if any, have been removed in
accordance with Applicable Laws from the interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing, and all such exhaust or other ductwork in the Premises, may be reused by a
subsequent tenant or disposed of in compliance with Applicable Laws without incurring special costs or undertaking special procedures for demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Substances and without
giving notice in connection with such Hazardous Substances; and (c) the Premises may be reoccupied for office, research and development, or laboratory use, demolished or renovated without incurring special costs or undertaking special
procedures for disposal, investigation, assessment, cleaning or removal of Hazardous Substances described in the first sentence of this paragraph and without giving notice in connection with Hazardous Substances. 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 Substances as Hazardous Substances instead of
non-hazardous materials. The report shall also include reasonable detail 

  
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concerning the clean-up measures taken, the clean-up locations, the tests run and the analytic results. Tenant shall submit to Landlord the identity of the applicable consultants and the scope of
the proposed Environmental Assessment for Landlord’s reasonable review and approval at least 30 days prior to commencing the work described therein or at least 60 days prior to the expiration of the Term, whichever is earlier. 

If Tenant fails to perform its obligations under this Section 8.6.2, without limiting any other right or remedy, Landlord may, on
ten (10) business days’ prior written notice to Tenant perform such obligations at Tenant’s expense if Tenant has not commenced to do so within said ten (10) business day period, and Tenant shall within 30 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 8.6.2 shall survive the expiration or earlier termination of this
Lease. In addition, at Landlord’s election, Landlord may inspect the Premises and/or the Property for Hazardous Substances at Landlord’s cost and expense prior to the earlier of (i) occupancy or use by any other party or the
commencement of any demolition or tenant improvement work for occupancy by any other party, or (ii) 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 Substances exists at the Property 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 Substances 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). 

8.7 Tenant’s Failure to Maintain. If Landlord gives Tenant written notice of the necessity of any repairs or replacements
required to be made under Section 8.2 and Tenant fails to commence diligently to cure the same within thirty (30) days thereafter (except that no notice will be required in case of any emergency repair or replacement necessary to
prevent substantial damage or deterioration), Landlord, at its option and in addition to any other remedies, may proceed to make such repairs, replacements or maintenance and the expenses incurred by Landlord in connection therewith plus five
percent (5%) thereof for Landlord’s supervision, shall be due and payable from Tenant in accordance with Section 4.4 hereof, as Additional Rent; provided, that, Landlord’s making any such repairs or
replacements shall not be deemed a waiver of Tenant’s default in failing to make the same. 
 8.8 Signs. Landlord shall
install, at Landlord’s expense, Tenant’s name on the multi-tenant Building directory located in the main lobby. Tenant may place, at Tenant’s cost, (a) a sign in the elevator lobby identifying Tenant on any full floor portion of
the Premises, subject to the provisions hereof governing Alterations; and (b) a sign within the Premises identifying Tenant that is visible from the elevator lobby on any multi-tenant floor of the Premises (excluding any floors consisting
solely of storage or mechanical areas), subject to Landlord’s reasonable approval of the location, size and design thereof (such sign to be consistent with Landlord’s standards for similar signage in the Building) and the provisions hereof
governing Alterations. So long as the Premises consists of at least one full floor in the Building, Tenant is entitled to place its name (but not its corporate logo) on a multi-tenant Building monument sign to be installed on the Property by
Landlord, subject to Applicable Laws. Other than as expressly described in this Section 8.8, Tenant shall not place any signage on the exterior of the Premises, and Tenant shall not place any signage on the inside of the Premises that is
visible from the exterior of the Premises. 
 ARTICLE 9 INSURANCE 

9.1 Insurance. 
 9.1.1
Tenant’s Insurance. Tenant, at its own expense, shall provide and keep in force with companies which are rated A/XV or better by A.M. Best Company and licensed in the Commonwealth of Massachusetts: (a) combined single limit
commercial general liability insurance insuring against liability for personal injury and property damage, including contractual liability, in the amount of $1,000,000.00 per occurrence/$2,000,000.00 annual aggregate limit, with $5,000,000.00 of
excess liability coverage through umbrella insurance (which umbrella coverage shall be on a ‘following-form’ basis); (b) “Special Form” property insurance, including standard fire and extended coverage insurance, in amounts
necessary to provide replacement cost coverage, for Tenant’s Property, machinery, electronic data and any Alterations in which Tenant has an insurable property interest, including, without limitation, vandalism and malicious mischief and
sprinkler leakage coverage, and “all 

  
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risk” Builder’s Risk insurance, completed value, non-reporting form at any time that Tenant has commenced construction of any leasehold improvements or any Alterations, and at any time
any other construction activities are underway at the Premises; (c) plate glass insurance for the Premises (if applicable); (d) Workers’ Compensation Insurance in statutory limits as required by applicable law including $1,000,000.00
Employer’s Liability Coverage Each Accident/Disease Policy Limit/Disease Each Employee; and (e) any other insurance reasonably required by Landlord so long as the same is consistent with requirements for similar tenants in comparable
buildings. At Landlord’s request, the amounts and kinds of insurance coverages described herein may be reasonably increased or expanded to reflect amounts and coverages then typically being carried for similar business operations in
institutionally owned or financed properties in the same market as the Building. 
 9.2 Delivery of Policies. Each such
insurance policy shall: (a) be provided in form, substance and amounts (where not above stated) reasonably satisfactory to Landlord and to Landlord’s Mortgagee; (b) specifically include the liability assumed hereunder by Tenant
(provided that the amount of such insurance shall not be construed to limit the liability of Tenant hereunder); (c) shall provide that it is primary insurance, and not excess over or contributory with any other valid, existing and applicable
insurance in force for or on behalf of Landlord; and (d) provide that Landlord shall be given ten (10) days’ written notice prior to any cancellation of coverage for non-payment of premium and thirty (30) days’ written
notice prior to any other cancellation or change of coverage (or, if such notice is not available from the insurer, Tenant covenants that it shall provide Landlord with such notice). Tenant shall deliver policies of such insurance or certificates
thereof to Landlord on or before the Commencement Date, and thereafter prior to the expiration dates of expiring policies. All such insurance certificates shall provide that Landlord, its mortgagees, any ground lessors and Landlord’s managing
agent shall each be named as an additional insured. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificates, Landlord may, at its option, procure same for the account of Tenant upon ten
(10) days’ prior written notice to Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within five (5) days after delivery to Tenant of bills therefor. Tenant’s compliance with the provisions of this
Article 9 shall in no way limit Tenant’s liability under any of the other provisions of this Lease. 
 9.3 Increased
Insurance Risk. Tenant shall not do or permit anything to be done, or keep or permit anything to be kept in the Premises, which would: (a) be in violation of any Applicable Laws, (b) invalidate or be in conflict with the provision
of any fire or other insurance policies covering the Property or any property located therein, to the extent Tenant has been made aware of the same, (c) result in a refusal by fire insurance companies of good standing to insure the Property or
any such property in amounts required by Landlord’s Mortgagee (as hereinafter defined) or reasonably satisfactory to Landlord, or (d) cause any increase in the fire insurance rates applicable to the Property or property located therein at
the beginning of the Term or at any time thereafter. In the event that any particular use of the Premises by Tenant (as opposed to for the Permitted Use, generally) increases such cost of insurance, Landlord shall give Tenant written notice of such
increase and a reasonable opportunity to cure its use to prevent such increase; provided, however, if Tenant fails to do so, Tenant shall pay such increased cost to Landlord in accordance with Section 4.4 hereof. Acceptance of such payment
shall not be construed as a consent by Landlord to Tenant’s such use, or limit Landlord’s remedies under this Lease. Landlord hereby agrees that Tenant’s use of the Premises for the Permitted Use, generally, as opposed to
Tenant’s particular use, shall not hereafter subject Tenant to any increased obligations or liability in accordance with this Section 9.3. 

9.4 Indemnity. Subject to Section 9.7, except to the extent caused by the negligence or willful misconduct of
Landlord or any of its employees, officers, contractors or agents, Tenant shall defend with counsel approved by Landlord in Landlord’s reasonable discretion (Landlord acknowledging that counsel appointed by Tenant’s insurer is acceptable),
indemnify and hold harmless Landlord, its affiliates, and their respective employees, officers, directors, partners, members and shareholders, the property manager, and Mortgagees of the Property, from and against any and all liabilities, losses,
damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature arising from or with respect to (a) any injury to or death of any person or damage to or loss
of property in or on the Premises or connected with the use, condition or occupancy of any thereof, (b) any act, omission, fault, misconduct, negligence or violation of applicable laws and regulations by Tenant or any Tenant Parties, including
without limitation on account of any construction or other work by Tenant on or about the Premises pursuant to Article 8 or otherwise, or (c) any Hazardous Substances or other pollutants brought, generated, stored, used, installed,
disposed of, 

  
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spilled, released, emitted or discharged on, in or from the Premises or the Property, or allowed, permitted or suffered to be brought, generated, stored, used, installed, disposed of, spilled,
released, emitted or discharged thereon, therein or therefrom, by Tenant or any Tenant Parties, in violation of Section 7.6 or otherwise. 

Subject to Section 9.7, except to the extent resulting from the negligence or willful misconduct of Tenant or any person claiming
by, through, or under Tenant, Landlord shall defend with counsel approved by Tenant in Tenant’s reasonable discretion (Tenant acknowledging that counsel appointed by Landlord’s insurer is acceptable), indemnify and hold harmless Tenant,
all employees, officers, directors, partners, members and shareholders of Tenant from and against any and all liabilities, losses, damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits, claims,
demands or judgments of any nature arising from or with respect to Landlord’s or any of Landlord’s employees’, officers’, contractors’, or agents’ negligence or willful misconduct resulting in personal injury or bodily
harm. 
 9.5 Tenant’s Use and Occupancy. Tenant’s use and occupancy of the Premises and the Property and use by all
Tenant Parties, and all Tenant’s and said parties’ furnishings, fixtures, equipment, improvements, materials, supplies, inventory, effects and property of every kind, nature and description which, during the continuance of this Lease or
any occupancy of the Premises by Tenant or anyone claiming under Tenant, may be in, or on the Premises, shall be at Tenant’s and said parties’ sole risk and hazard. Except to the extent resulting from Landlord’s, or its employees or
contractor’s, negligence or willful misconduct (and subject to the provisions of Section 9.7), Landlord shall not be liable to Tenant or any other party for injury to or death of any person or damage to or destruction of any
property in, or on the Premises, nor for any interruption in Tenant’s use of the Premises or the conduct of its business therein, nor for any other losses, damages, costs, expenses or liabilities whatsoever, including without limitation where
caused by fire, water, explosion, collapse, the leakage or bursting of water, steam, or other pipes, any environmental or other condition in, or on the Premises, or any other event, occurrence, condition or cause, except to the extent caused by the
negligence or willful misconduct of Landlord, its agents, employees or contractors. It is Tenant’s responsibility to maintain insurance against any such loss or casualty. 

9.6 Landlord’s Insurance. Landlord shall carry reasonable insurance coverages in such amounts as Landlord reasonably
determines is necessary or as is required by any Mortgagee provided they are commonly carried by similar landlords of similar buildings in the area. Landlord may use blanket or excess umbrella coverage to satisfy any of the requirements of this
Section 9.6. 
 9.7 Waiver of Subrogation Rights. 

9.7.1 Mutual Waiver. Notwithstanding anything contained in this Lease to the contrary, Landlord and Tenant hereby agree
and hereby waive any and all rights of recovery against each other for loss or damage occurring to the Premises or the Property or any of Landlord’s or Tenant’s Property contained therein regardless of the cause of such loss or damage to
the extent that the loss or damage is covered by the injured party’s insurance or the insurance the injured party is required to carry under this Lease, whichever is greater (including deductibles under such policies). This waiver also applies
to each party’s directors, officers, employees, shareholders, and agents. 
 9.7.2 Insurance Policy Coverage.
Each party will assure that its property, commercial general liability and umbrella insurance permits waiver of liability and contains a waiver of subrogation. Each party shall secure an appropriate clause in, or an endorsement to, each such
insurance policy obtained by or required to be obtained by Landlord or Tenant, as the case may be, under this Lease, pursuant to which the insurance company: (a) waives any right of subrogation against Landlord or Tenant as the same may be
applicable, or (b) permits Landlord or Tenant, prior to any loss to agree to waive any claim it might have against the other without invalidating the coverage under the insurance policy. If, at any time, the insurance carrier of either party
refuses to write (and no other insurance carrier licensed in Massachusetts will write) insurance policies which consent to or permit such release of liability, then such party shall notify the other party and upon the giving of such notice, this
Section 9.7.2 shall be void and of no effect. 

  
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 ARTICLE 10 CASUALTY 

10.1 Damage or Destruction. 

10.1.1 Landlord’s Repair Obligation. Tenant shall give prompt notice to Landlord of any damage by fire or other
casualty (a “Casualty”) to the Premises or any portion thereof. During the sixty (60)-day period following the occurrence of a Casualty (the “Notice Period”), Landlord will notify Tenant of Landlord’s estimate
(the “Landlord’s Estimate”) of the period of time required to complete the restoration work. In the event that the Premises, or any part thereof, or access thereto, shall be so damaged or destroyed by fire or other insured
Casualty that Tenant shall not have reasonably convenient access to the Premises or any material portion of the Premises shall thereby be otherwise rendered unfit for use and occupancy by the Tenant for the purposes set forth in
Section 7.1, and if in the judgment of the Landlord the damage or destruction may be repaired within three hundred sixty-five (365) days with available insurance proceeds, then the Landlord shall so notify the Tenant and shall
repair such damage or destruction as provided in Section 10.4 hereof with reasonable diligence, subject to the limitations, if any, of Applicable Laws. If in the judgment of the Landlord the Premises, or means of access thereto, cannot
be repaired within three hundred sixty-five (365) days after the elapse of the Notice Period with available insurance proceeds, then either party shall have the right to terminate the term of this Lease by giving written notice of such
termination to the other party within the period of forty-five (45) days after the delivery of Landlord’s Estimate. If the reconstruction period estimated by Landlord is more than three hundred sixty five (365) and neither party
terminates this Lease on account thereof, subject to Landlord’s receipt of sufficient insurance proceeds, Landlord shall repair such damage or destruction as provided in Section 10.4 hereof with reasonable deliveries subject to the
limitations, if any, of Applicable Laws to be the period so estimated by Landlord. 
 10.1.2 Failure to Complete Repairs;
Rights of Termination. If Landlord is obligated, or elects to repair the damage to the Premises and fails to substantially complete the repairs within the longer of the period of time required or permitted by this Section 10.1 or the
time set forth in Landlord’s Estimate plus a contingency period equal to 10% of the time set forth in Landlord’s Estimate (as the same may be reasonably extended due to any delay caused by Force Majeure) (the “Reconstruction
Period”) then, Tenant shall have the right to terminate this Lease by delivery of written notice to Landlord not later than twenty (20) days following the end of the Reconstruction Period. 

10.2 Abatement of Rent. Base Rent and Additional Rent shall not be abated or suspended if, following any Casualty, Tenant shall
continue to have reasonably convenient access to the Premises and the Premises are not rendered unfit for use and occupancy. If Tenant shall not have reasonably convenient access to the Premises or any portion of the Premises shall be otherwise
rendered unfit for use and occupancy by the Tenant for the purposes set forth in Section 7.1 by reason of such Casualty, then Rent shall be equitably suspended or abated relative to the portion of the Premises that cannot be used by
Tenant for any of its business operations, effective as of the date of the Casualty until Landlord has (a) substantially completed the repair of the Premises and the means of access thereto, and (b) has delivered notice thereof to Tenant.

 10.3 Events of Termination. Notwithstanding the provisions of this Article 10, if, prior to or during the Term the
Property shall be so damaged by Casualty that, in Landlord’s reasonable estimate, the cost to repair the damage will be more than twenty-five percent (25%) of the replacement value of the Building (whether or not the Premises shall have
been damaged or rendered untenantable), then, in such event, Landlord, may give to Tenant, within ninety (90) days after such Casualty, a sixty (60) days’ notice of the termination of this Lease and, in the event such notice is given,
this Lease and the term shall terminate upon the expiration of such sixty (60) days with the same effect as if such date were the Expiration Date. If more than twenty-five percent (25%) of the gross rentable area of the Premises shall be
wholly or substantially damaged or destroyed by Casualty at any time during the last twelve (12) months of the Term and the restoration period will exceed at least one half of the then-remaining Term, either Landlord or Tenant may terminate
this Lease by delivery of written notice of such termination to the other party within thirty (30) days after the occurrence of such damage. Upon the occurrence of a termination of this Lease pursuant to this Article 10, Tenant shall pay
to Landlord, out of any insurance proceeds received by Tenant with respect to its Alterations, Finish Work, or other improvements in the Premises, an amount equal to the unamortized Finish Work Allowance, amortized on a straight line basis over the
initial term of the Lease with interest at the rate of 9%. 

  
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 10.4 Scope of Landlord’s Repairs. In the event Landlord elects or shall
be obligated to repair or restore any damage or destruction to the Premises pursuant to this Article 10, Landlord shall not be obligated to restore or replace Tenant’s Property, Tenant’s Alterations, or the Finish Work, which shall
be restored or replaced by Tenant at Tenant’s sole cost and expense. No damages, compensation or claim shall be payable by the Landlord to Tenant, or any other person, by reason of inconvenience, loss of business or annoyance arising from any
damage or destruction, or any repair thereof, as is referred to in this Article 10. 
 ARTICLE 11 CONDEMNATION 

11.1 Entire Condemnation. In the event that the whole of the Premises shall be taken under the power of eminent domain or by any
proceeding for taking for public or quasi-public use (a “Condemnation”), this Lease and the term and estate hereby granted shall automatically terminate as of the earlier of the date of the vesting of title or the date of
dispossession of Tenant as a result of such taking. 
 11.2 Partial Condemnation. 

11.2.1 Effect of Partial Condemnation. In the event that only a part of the Premises shall be taken by Condemnation and
the remaining Premises are suitable for the Permitted Use without material interference with Tenant’s business operations and Tenant shall have reasonable, convenient access to and from the Premises, the Term shall expire as to that portion of
the Premises condemned effective as of the date of the vesting of title in the condemning authority, and this Lease shall continue in full force and effect as to the part of the Premises not so taken. In the event of a partial Condemnation of the
Premises which results in a lack of reasonable, convenient access to and from the Premises or which results in insufficient space for Tenant to carry on its business without material interference with its business, Tenant shall have the right to
terminate this Lease if Landlord cannot relocate Tenant to comparable space elsewhere in the Property following the effective date of the Condemnation. 

11.2.2 Landlord’s Option to Terminate. In the event that a part of the Property shall be subject to Condemnation
(whether or not the Premises are affected), Landlord may, at its option, terminate this Lease as of the date of such vesting of title, by notifying Tenant in writing of such termination within ninety (90) days following the date on which
Landlord shall have received notice of the vesting of title in the condemning authority if in Landlord’s reasonable opinion: (a) a substantial alteration or reconstruction of the Property (or any portion thereof) shall be necessary or
appropriate, or (b) the portion of the Property so condemned has the effect of rendering the remainder of the Property uneconomic to maintain. 

11.2.3 Landlord’s Repair Obligations. In the event that this Lease is not terminated in accordance with
Section 11.2.2 hereof, Landlord shall, upon receipt of the award in condemnation, make all necessary repairs or alterations to the Building in which the Premises are located so as to constitute the remaining Premises a complete
architectural unit to the extent feasible and permitted by Applicable Laws, but Landlord shall not be required to spend for such work an amount in excess of the amount received by Landlord as damages for the part of the Premises so taken.
“Amount received by Landlord” shall mean that part of the award in condemnation which is free and clear to Landlord of any collection by Mortgagees and after payment of all costs involved in collection, including but not limited to
attorney’s fees. Tenant, at its own cost and expense, shall restore all exterior signs, trade fixtures, equipment, furniture, furnishings and other installations of personalty of Tenant which are not taken to as near its former condition as the
circumstances will permit. In the event of a partial taking, all provisions of this Lease shall remain in full force and effect. 
 11.3
Temporary Taking. If there is a taking of the Premises for temporary use arising out of a temporary emergency or other temporary situation, this Lease shall continue in full force and effect, and Tenant shall continue to comply with
Tenant’s obligations under this Lease, except to the extent compliance shall be rendered impossible or impracticable by reason of the taking, and Tenant shall be entitled to the award for its leasehold interest. 

  
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 11.4 Condemnation Awards. Except as provided in the preceding
Section 11.3, Landlord shall be entitled to the entire award in any condemnation proceeding or other proceeding for taking for public or quasi-public use, including, without limitation, any award
made for the value of the leasehold estate created by this Lease. No award for any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award that may be made in such condemnation or other taking, together with
any and all rights of Tenant now or hereafter arising in or to same or any part thereof; provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any
award made to Tenant specifically for its relocation expenses or the taking of Tenant’s Property provided that such award does not diminish or reduce the amount of the award payable to Landlord. 

11.5 Proration. In the event of a partial condemnation or other taking that does not result in a termination of this Lease as to
the entire Premises, then the Base Rent and Tenant’s Share shall be adjusted in proportion to that portion of the Premises taken by such condemnation or other taking. 

ARTICLE 12 ASSIGNMENT AND SUBLETTING 

12.1 Assignment and Subletting. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, encumber or
otherwise transfer this Lease or any interest herein directly or indirectly, by operation of law or otherwise, or sublet the Premises or any part thereof, or permit the use or occupancy of the Premises by any party other than Tenant (each, a
“Transfer”), in each case without Landlord’s prior written consent (except as set forth below with respect to a Permitted Transfer). Notwithstanding the foregoing to the contrary, Landlord shall not unreasonably withhold, delay
or condition its consent to a sublet of the Premises or an assignment of this Lease, provided that (a) Tenant shall deliver to Landlord prior written notice of such proposed transfer together with such related information as Landlord shall
reasonably request, (b) no Event of Default under this Lease shall have occurred and be continuing, (c) the financial worth and creditworthiness of the proposed transferee with respect to any assignment or any sublet of more than 50% of
the Premises shall not be less than that of Tenant both as of the date of execution of this Lease and the date of such proposed Transfer, based upon audited financial statements or equivalent financial information, and shall for all other sublets be
sufficient to meet the obligations of the applicable sublease; (d) Tenant shall remain fully liable under this Lease and the transferee shall be jointly and severally liable with Tenant for all such obligations; and (e) such transferee (in
the event of an assignment) shall agree directly with Landlord to be bound by all of the obligations of Tenant hereunder pursuant to an assumption agreement reasonably satisfactory to Landlord, including, without limitation, the obligation to pay
all Rent and other charges due under this Lease. If at any time or from time to time during the Term, Tenant desires to effect a Transfer, Tenant shall deliver to Landlord written notice (a “Transfer Notice”) setting forth the terms
of the proposed Transfer and the identity of the proposed assignee or subtenant (each, a “Transferee”). Tenant shall also deliver to Landlord with the Transfer Notice an acceptable assumption agreement for Tenant’s obligations
under this Lease (in the case where the Transfer is a proposed assignment of this Lease) together with all relevant information reasonably requested by Landlord concerning the proposed Transferee to assist Landlord in making an informed judgment
regarding the Transferee’s proposed use of the Premises (which use must be permitted by Applicable Laws), and the financial responsibility, creditworthiness, reputation, and business experience of the Transferee. The direct or indirect transfer
of a controlling portion of or interest in the stock or partnership or membership interests or other evidences of equity interests of Tenant in one or more related transactions shall be treated as if such Transfer were an assignment of this Lease.
The direct or indirect transfer of less than a controlling portion of or interest in the stock or partnership or membership interests or other evidences of equity interests of Tenant shall not be treated as if such Transfer were an assignment of
this Lease unless part of a series of transactions intended to transfer a controlling portion of or interest in the stock or partnership or membership interests or other evidences of equity interests of Tenant. Notwithstanding anything in this
Article 12 to the contrary, the issuance or transfer of equity interests in Tenant or any entity holding a direct or indirect interest in Tenant on a nationally recognized public stock exchange shall not be deemed an assignment within the meaning of
this Section 12.1. 
 12.2 Landlord’s Options. Landlord shall have the option, exercisable by written notice
delivered to Tenant within twenty (20) days after Landlord’s receipt of a Transfer Notice accompanied by the other information described in Section 12.1, to: (a) permit Tenant to Transfer the Premises; or
(b) disapprove (provided, Landlord’s disapproval must be in accordance with Section 12.1 hereof) the Tenant’s Transfer of the Premises and to continue the Lease in full force and effect as to the entire Premises; or
(c) in the event of (i) a proposed assignment of the Lease or (ii) a sublease of more than 50% of the Premises (taking into account all sublets in the aggregate) for all or substantially all of the balance of the Term, terminate the
Lease as of the proposed effective date of the Transfer set forth in 

  
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Tenant’s Transfer Notice (a “Recapture”); provided, however, that if Landlord shall notify Tenant of Landlord’s intention to Recapture the Premises, Tenant may elect to
withdraw its Transfer Notice by written notice of such election delivered to Landlord within ten (10) business days of Tenant’s receipt of Landlord’s Recapture notice. If Landlord approves of the proposed Transfer pursuant to
Section 12.1 above, Tenant may enter into the proposed Transfer with such proposed Transferee subject to the following conditions: (i) the Transfer shall be on the same terms set forth in the Transfer Notice; and (ii) no
Transfer shall be valid and no Transferee shall take possession of the Premises until an executed counterpart of the assignment, sublease or other instrument effecting the Transfer (in the form approved by Landlord) has been delivered to Landlord
pursuant to which the Transferee shall expressly assume all of Tenant’s obligations under this Lease applicable to that portion of the Premises then being transferred (provided that, for a subtenant, the rental obligations shall be governed by
the terms of the applicable sublease). 
 If Landlord exercises its option to terminate this Lease (or in the case of a partial sublet to
release Tenant with respect to a portion of the Premises) as provided above, Tenant shall surrender possession of the Premises on the proposed effective date of the Transfer set forth in Tenant’s Transfer Notice, and thereafter neither Landlord
nor Tenant shall have any further liability with respect thereto, except with respect to those matters that expressly survive the termination of the Lease. 

12.3 Additional Conditions. Tenant shall not offer to make, or enter into negotiations with respect to any Transfer to:
(a) any tenant of the Property or any entity owned by, or under the common control of, whether directly or indirectly, a tenant in the Building unless there is no competing space then available for leases therein; or (b) any bona fide
prospective tenant with whom Landlord is then negotiating with respect to other space in the Building; or (c) any party which would be of such type, character, or condition as to be inappropriate as a tenant for the Building. 

12.4 No Release. Landlord’s consent to a Transfer or any Transfer permitted without Landlord’s consent shall not
release Tenant of Tenant’s obligations under this Lease and this Lease and all of the obligations of Tenant under this Lease shall continue in full force and effect as the obligations of a principal (and not as the obligations of a guarantor or
surety). From and after any assignment, the Lease obligations of the Transferee and of the original Tenant named in this Lease shall be joint and several. No acceptance of Rent by Landlord from or recognition in any way of the occupancy of the
Premises by a Transferee shall be deemed a consent to such Transfer, or a release of Tenant from direct and primary liability for the further performance of Tenant’s covenants hereunder. The consent by Landlord to a particular Transfer shall
not relieve Tenant from the requirement of obtaining the consent of Landlord to any further Transfer. Each violation of any of the covenants, agreements, terms or conditions of this Lease, whether by act or omission, by any of Tenant’s
permitted Transferees, shall constitute a violation thereof by Tenant. In the event of a default by any Transferee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant
without the necessity of exhausting remedies against such Transferee or successor. 
 12.5 Transfer Profit. Tenant shall pay to
Landlord, as Additional Rent, an amount (the “Transfer Profit”) equal to fifty percent (50%) of any rent and other economic consideration received by Tenant as a result of any Transfer (other than Permitted Transfers) which
exceeds, in the aggregate: (a) the total of the remaining rent which Tenant is obligated to pay Landlord under this Lease (prorated to reflect obligations allocable to any portion of the Premises subleased) plus (b) any reasonable
hard and soft costs for any demising and/or fit up work, any rental concessions (including free rent periods), brokerage commissions and attorneys’ fees actually paid by Tenant in connection with such Transfer amortized on a straight-line basis
over the term of the Transfer (specifically excluding moving or relocation costs paid to the Transferee). Tenant shall pay such Transfer Profit to Landlord on a monthly basis within thirty (30) days after receipt thereof, without affecting or
reducing any other obligations of Tenant hereunder. Each such payment shall be sent with a detailed statement certified by the CFO of Tenant. Landlord agrees that reasonable amounts paid by a subtenant to Tenant for services rendered by Tenant or
use of Tenant’s personal property, such as computers and office furniture or lab equipment, in good faith and not in avoidance of the provisions of this paragraph, shall not be includable in sublease rents. 

  
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 12.6 Permitted Transfers. Notwithstanding the above, provided no Event of
Default has occurred and is then continuing, then Tenant shall have the right to assign this Lease or sublet the Premises without Landlord’s consent (a “Permitted Transfer”), but with no less than thirty (30) days’
prior notice to Landlord, to (i) any person or entity that as of the date of determination and at all times thereafter directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with
Tenant, including any working partnership for shared research or other collaborative purposes that is under Tenant’s control (any of the foregoing, an “Affiliated Company”), or (ii) any entity into or with which Tenant is
merged or consolidated, or to which all or substantially all of Tenant’s stock or assets are transferred (any of the foregoing, a “Successor Entity”); provided, however, that in any such event: (a) use of the
Premises shall be for the Permitted Use; (b) in the event of any Permitted Transfer to a Successor Entity or that is an assignment to an Affiliate, the assignee shall have a tangible net worth (not including goodwill as an asset) computed in
accordance with generally accepted accounting principles (“Net Worth”) at least equal to the greater of the Net Worth of Tenant on the date of execution of this Lease and on the day that is three (3) months prior to the
effective date of such assignment, and Landlord has been provided with financial statements or evidence otherwise reasonably satisfactory to Landlord of the same; (c) any such assignment under clauses (i) or (ii) above shall be
for an independent business purpose and not a means to circumvent the provisions of this Article 12, and (d) the purpose or result of such Transfer shall not be to liquidate or substantially reduce the net worth of Tenant or such
assignee. For the purposes of this Section 12.6, the term “control” shall mean the direct or indirect ownership of 50% or more of an entity and the ability to control the day-to-day operations of such entity whether through the
board of directors or otherwise. 
 ARTICLE 13 DEFAULTS AND REMEDIES 

13.1 Events of Default. The occurrence of any one or more of the following events shall constitute an event of default (each, an
“Event of Default”) hereunder: 
 13.1.1 Nonpayment of Base Rent or Additional Rent. Failure by
Tenant to pay any installment of Base Rent, Additional Rent or any other amount, deposit, reimbursement or sum due and payable hereunder, upon the date when said payment is due provided, however, on the first (1st) and second
(2nd) occasions only during any twelve (12) month period (provided that the second occasion is not with respect to a similar payment obligation with respect to Base Rent or any other regularly scheduled monthly payment by Tenant on the
next succeeding date due), Landlord shall furnish Tenant with written notice of such failure and permit Tenant a five (5) business day period to cure such failure. 

13.1.2 Certain Obligations. Failure by Tenant to perform, observe or comply with the obligation to provide a Letter of
Credit or other security when required under Section 4.6 (“Security Deposit”), discharge or bond over a lien when required under Section 7.5 (“No Liens”), and obtain Landlord’s prior consent to
a Transfer where required under Article 12 (“Assignment and Subletting”) of this Lease. 
 13.1.3
Other Obligations. Failure by Tenant to perform any non-monetary obligation, agreement or covenant under this Lease other than those matters specified in Section 13.1.2, and such failure continues for thirty (30) days after
written notice by Landlord to Tenant of such failure; provided, however, that if the nature of Tenant’s obligation is such that more than thirty (30) days are required for performance, then Tenant shall not be in default if
Tenant commences performance within such thirty (30)-day period and thereafter diligently and continuously prosecutes the same to completion. 

13.1.4 Assignment; Receivership; Attachment. (a) The making by Tenant of any arrangement or assignment for the
benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or (c) the attachment, execution, or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged
within thirty (30) days. 
 13.1.5 Bankruptcy. The admission by Tenant in writing of its inability to pay its
debts as they become due, the filing by Tenant of a petition in bankruptcy seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the
filing by Tenant of an answer admitting or failing timely to contest a material allegation of a petition filed against Tenant in any such proceeding or, 

  
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if within forty-five (45) days after the commencement of any proceeding against Tenant seeking any involuntary reorganization, or arrangement, composition, readjustment, liquidation,
dissolution or similar relief under any present or future statute, law or regulation by any of Tenant’s creditors, such proceeding shall not have been dismissed. 

13.1.6 Abandonment. Abandonment of the Premises by Tenant for a continuous period in excess of thirty (30) days,
which for the purposes of this Section, shall mean that (x) the Premises is unoccupied and the lights in the fifth floor elevator lobby are not on during the requisite hours of each day, (y) Tenant is not maintaining the Premises in the
condition required by the terms and conditions of this Lease (following expiration of notice and applicable cure periods), and (z) Tenant has not (within applicable notice and cure periods) taken such safety precautions as are reasonably
required by the property insurer for the Building to protect against fire and casualty during such period of vacancy; in no event shall abandonment be deemed to occur during any period prior to the completion of the Finish Work, during any
Alterations that require vacancy of the Premises, or during any period governed by the provisions of Article 10 and Article 11 of this Lease. 

13.2 Remedies. If an Event of Default occurs, Landlord shall have the following rights and remedies, in addition to any and all
other rights or remedies available to Landlord in law or equity: 
 13.2.1 Notice to Quit. Landlord shall have the
right to deliver written notice to Tenant to quit possession and occupancy of the Premises and to declare the Lease terminated. Upon Landlord’s termination of this Lease, Tenant shall quit and peaceably surrender the Premises, and all portions
thereof, to Landlord, and Landlord shall have the right to receive all rental and other income of and from the same. At Landlord’s election, any written notice of default may also be designated a notice to quit (provided that nothing in this
sentence shall be deemed to deny Tenant the right to applicable cure periods set forth in Section 13.1, above). 

13.2.2 Right of Re-Entry. Landlord shall have the right, with or without terminating this Lease, to re-enter the
Premises and take possession thereof by summary proceeding, eviction, ejectment or otherwise and may dispossess all other persons and property from the Premises. Tenant’s property may be removed and stored in a public warehouse or elsewhere at
the cost of and for the account of Tenant. No re-entry or taking possession of the Premises by Landlord pursuant to this Section 13.2.2 shall be construed as an election to terminate this Lease unless a written notice of such intention
is given to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. Tenant thereby waives all statutory rights, including without limitation the right to a notice to quit, notice before exercise of any prejudgment
remedy, and any rights of redemption, all to the extent such rights may be lawfully waived. 
 13.2.3 Recovery of Rent and
Damages. Landlord shall have the right to recover from Tenant all loss of Rent and other payments that Landlord may incur by reason of termination of the Lease, including, without limitation: (a) all Rent and other sums due and payable by
Tenant as of the date of termination; (b) all Rent that would otherwise be payable for the remainder of the Term in accordance with the terms of this Lease, as and when due, and Tenant shall indemnify Landlord for the same (such amount to be
measured net of the amounts, if any, that Landlord actually receives from a replacement tenant for such period after deducting the costs incurred by Landlord in entering into such transaction, including any free rent, allowances, commissions, costs
to undertake any improvements to the Premises, etc., but in no event shall Tenant be entitled to receive any rents paid or payable by such replacement Tenant to Landlord); (c) all of Landlord’s then unamortized costs of special inducements
provided to Tenant (including without limitation rent concessions, tenant construction allowances, rent waivers, above building standard leasehold improvements, and the like); (d) the reasonable costs of collecting amounts due from Tenant under
the Lease and the costs of recovering possession of the Premises (including reasonable attorneys’ fees and litigation costs); (e) the costs of curing defaults existing at or prior to the date of termination; (f) all “Reletting
Expenses” (as defined below); and (g) all Landlord’s other reasonable expenditures arising from the termination. Tenant shall reimburse Landlord for all such items, and the same shall be due and payable immediately from time to
time upon notice from Landlord to Tenant that an expense has been incurred, without regard to whether the expense was incurred before or after the termination. Notwithstanding the foregoing, except with respect to Sections 2.2, 6.7 and
7.6 of this Lease, Tenant shall not be liable for any of Landlord’s indirect or consequential damages arising from an Event of Default by Tenant. 

  
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 13.2.4 Acceleration of Future Rentals. Following termination of this
Lease, Landlord, at its written election, shall be entitled to receive as liquidated damages for all Rent that would otherwise be due and payable pursuant to clause (b) of Section 13.2.3, above, an amount equal to : (x) a lump
sum payment representing the then present value of the amount of Rent (determined with a discount rate equal to the Federal Reserve discount rate, or equivalent, plus 2%) that would have been paid in accordance with this Lease for the remainder of
the Term minus the then present value of the aggregate fair market rent and additional charges payable for the Premises for the remainder of the Term (if less than the Rent payable hereunder) estimated by Landlord as of the date of
termination, and taking into account Landlord’s reasonable projections of vacancy and time required to re-lease the Premises; or (y) a lump sum payment equal to Base Rent at the rate applicable under the Lease at the time of such election
for a period equal to the lesser of 12 months or the then-remaining Term as the time of such election. Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, such amount as final damages for Tenant’s
default with respect to the Rents payable for the remainder of the Term as described above. In the computation of present value, a discount at the then market discount rate as reasonably determined by Landlord shall be employed. 

13.2.5 Rents Due After Re-Entry by Landlord. If Landlord re-enters or otherwise takes possession of the Premises without
terminating this Lease (but terminating only Tenant’s right of possession in the Premises), then the Lease and Tenant’s liabilities and obligations thereunder shall survive such action. In the event of any such termination of Tenant’s
right of possession, whether or not the Premises, or any portion thereof, shall have been relet, Tenant shall pay the Landlord a sum equal to the Rent and any other charges required to be paid by Tenant up to the time of such termination of such
right of possession and thereafter Tenant, until the end of the Term, shall be liable to Landlord for and shall pay to Landlord: (a) the equivalent of the amount of the Rent payable under this Lease, less (b) the net proceeds of any
reletting effected pursuant to the provisions hereof after deducting all of Landlord’s Reletting Expenses. Tenant shall pay such amounts in accordance with the terms of this Section 13.2.5 as set forth in a written statement thereof
from Landlord to Tenant (the “Deficiency”) to Landlord in monthly installments on the days on which the Base Rent is payable under this Lease, and Landlord shall be entitled to recover from Tenant each monthly installment of the
Deficiency as the same shall arise. Tenant shall also pay to Landlord upon demand the costs incurred by Landlord in curing Tenant’s defaults existing at or prior to the date of such termination, the cost of recovering possession of the Premises
and the Reletting Expenses. Tenant agrees that Landlord may file suit to recover any sums that become due under the terms of this Section from time to time, and all reasonable costs and expenses of Landlord, including attorneys’ fees and costs
incurred in connection with such suits shall be payable by Tenant on demand. 
 13.2.6 Certain Terms Defined. For
purposes of this Section 13.2.6, “Reletting Alterations” shall mean all repairs, changes, improvements, alterations or additions made by Landlord in or to the Premises to the extent deemed reasonably necessary by
Landlord to prepare the Premises for the re-leasing following an Event of Default; and “Reletting Expenses” shall mean the reasonable expenses paid or incurred by Landlord in connection with any re-leasing of the Premises following
an Event of Default, including, without limitation, marketing expenses, brokerage commissions, attorneys’ fees, the costs of Reletting Alterations, tenant allowances and other economic concessions provided to the new tenant. 

13.3 Landlord’s Right to Cure Defaults. If the Tenant shall default in the observance or performance of any condition or
covenant on Tenant’s part to be observed or performed under or by virtue of any of the provisions of this Lease, and such default continues beyond any applicable notice and cure period or Landlord reasonably determines that an emergency exists,
the Landlord, without being under any obligation to do so and without thereby waiving such default, may, after prior written notice (except in the event of an emergency) remedy such default for the account and at the expense of the Tenant. If the
Landlord makes any expenditures or incurs any obligations for the payment of money in connection therewith, including but not limited to reasonable attorney’s fees in instituting, prosecuting or defending any action or proceeding, such sums
paid or obligation incurred and costs, shall be paid upon demand to the Landlord by the Tenant as Additional Rent pursuant to Section 4.4 hereof and if not so 

  
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paid with interest from its due date until paid at the rate that is the lesser of (x) the prime rate of interest as reported by the Bank of America or its successor plus nine percent
(9%) per annum, up to a maximum rate of eighteen percent (18%) per annum or (y) the maximum legal rate that Landlord may charge Tenant. 

13.4 Disposition of Tenant’s Property. In addition to Landlord’s rights under Section 8.4 hereof, Landlord
shall have the right to handle, remove, discard or store in a commercial warehouse or otherwise, at Tenant’s sole risk and expense, any of Tenant’s Property that is not removed by Tenant at the end of the Term. Landlord shall in no event
be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, within thirty (30) days of Landlord’s written demand, any and all reasonable expenses incurred in such removal and all storage charges for
such property so long as the same shall be in Landlord’s possession or under Landlord’s control. 
 13.5 Reletting.
In connection with any reletting of the Premises following an Event of Default, Landlord shall be entitled to grant such rental and economic concessions and other incentives as may be customary for similar space in the Alewife submarket. After any
termination of this Lease on account of an Event of Default of Tenant, Landlord shall use reasonable efforts to relet the Premises, provided that any such reletting may be for any term(s), and may grant market concessions or free rent to the extent
that Landlord considers reasonably advisable and necessary to relet the same, Landlord may make such reasonable alterations, repairs and decorations in the Premises as Landlord in its reasonable judgment considers advisable or necessary for the
purpose of reletting the Premises, and Landlord shall have no obligation to relet the Premises prior to any other available space in the Building. The making of such alterations, repairs and decorations shall not operate or be construed to release
Tenant from liability hereunder as aforesaid. In no event shall Landlord be required to (i) solicit or entertain negotiations with any other prospective tenant for the Premises until Landlord obtains full and complete possession of the
Premises, (ii) relet the Premises before leasing other vacant space in the Building or to show the Premises on a priority basis, or (iii) lease the Premises for a rental less than the current fair market rent then prevailing for similar
office space in comparable buildings. 
 13.6 No Accord and Satisfaction. Landlord may collect and receive any rent due from
Tenant, and the payment thereof shall not constitute a waiver of or affect any notice or demand given, suit instituted or judgment obtained by Landlord, or be held to waive, affect, change, modify or alter the rights or remedies that Landlord has
against Tenant in equity, at law, or by virtue of this Lease. No receipt or acceptance by Landlord from Tenant of less than the monthly rent herein stipulated shall be deemed to be other than a partial payment on account for any due and unpaid
stipulated rent; no endorsement or statement on any check or any letter or other writing accompanying any check or payment of rent to Landlord shall be deemed an accord and satisfaction, and Landlord may accept and negotiate such check or payment
without prejudice to Landlord’s rights to (a) recover the remaining balance of such unpaid rent, or (b) pursue any other remedy provided in this Lease. 

13.7 Claims in Bankruptcy. Nothing herein shall limit or prejudice the right of Landlord to prove and obtain in proceeding for
bankruptcy, insolvency, arrangement or reorganization by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule 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, equal to or less than the amount of the loss or damage that Landlord has suffered. Without limiting any of the provisions of this Article 13, if pursuant to the Bankruptcy Code, as the
same may be amended, Tenant is permitted to assign this Lease in disregard of the restrictions contained in Article 12, Tenant agrees that adequate assurance of future performance by the assignee permitted under the Bankruptcy Code shall mean
the deposit of cash security with Landlord in any amount equal to all Rent payable under this Lease for the calendar year preceding the year in which such assignment is intended to become effective, which deposit shall be held by Landlord, without
interest, for the balance of the term as security for the full and faithful performance of all of the obligations under this Lease on the part of Tenant yet to be performed. If Tenant receives or is to receive any valuable consideration for such an
assignment of this Lease, such consideration, after deducting therefrom (a) the brokerage commissions, if any, and other expenses reasonably designated by the assignee as paid for the purchase of Tenant’s property in the Premises, shall be
and become the sole exclusive property of Landlord and shall be paid over to Landlord directly by such assignee. In addition, adequate assurance shall mean that any such assignee of this Lease shall have a net worth indicating said assignee’s
reasonable ability to pay the Rent, and abide by the terms of this Lease for the remaining portion thereof applying commercially reasonable standards. 

  
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 13.8 Waiver of Trial By Jury. TO THE EXTENT PERMITTED BY APPLICABLE LAW,
LANDLORD AND TENANT HEREBY WAIVE THE RIGHT TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM, WHETHER IN CONTRACT, TORT OR OTHERWISE, BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH
THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, OR TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR ANY SUMMARY PROCESS, EVICTION OR OTHER STATUTORY REMEDY WITH RESPECT THERETO. EACH PARTY HAS BEEN REPRESENTED BY, AND HAS RECEIVED THE ADVICE
OF, LEGAL COUNSEL WITH RESPECT TO THIS WAIVER. 
 ARTICLE 14 SUBORDINATION; ATTORNMENT AND RIGHTS OF MORTGAGE HOLDERS 

14.1 Subordination. This Lease and all of Tenant’s rights hereunder are, and shall be, subject and subordinate at all times
to any mortgages or ground leases (each, a “Mortgage”) which may now exist or hereafter affect the Property, or any portion thereof, in any amount, and to all renewals, modifications, consolidations, replacements, and extensions of
such Mortgages, provided that, with respect to any future Mortgage, the holder of such Mortgage (each such holder, a “Mortgagee”) executes and delivers to Tenant a Non-Disturbance Agreement (as hereinafter defined). Landlord shall
use commercially reasonable efforts to deliver to Tenant a fully executed Non-Disturbance Agreement in the form attached hereto as Exhibit 14.1 with Landlord’s current Mortgagee, simultaneously with or within a reasonable period
following the execution and delivery of this Lease. Landlord shall obtain a Non-Disturbance Agreement from any future Mortgagee seeking to subordinate this Lease, the subordination of this Lease to any future Mortgage being conditioned upon
Tenant’s receipt of a Non-Disturbance Agreement from such Mortgagee in the form of Exhibit 14.1 or a substantially similar form (a “Non-Disturbance Agreement”). Any Mortgagee may at any time subordinate its Mortgage to
this Lease, without Tenant’s consent, by giving notice to Tenant, and this Lease shall then be deemed prior to such Mortgage without regard to their respective dates of execution and delivery. 

14.2 Attornment by Tenant. In the event that any such first Mortgage is foreclosed or a conveyance in lieu of foreclosure is made
for any reason, Tenant shall, at the option of the Mortgagee or the grantee or purchaser in foreclosure, notwithstanding any subordination of any such lien to this Lease, attorn to and become the Tenant of the successor in interest to Landlord at
the option of such successor in interest. Tenant covenants and agrees to execute and deliver, within 15 days following delivery of request by Landlord, Mortgagee, or by Landlord’s successor in interest and in the form reasonably requested by
Landlord, Mortgagee, or by Landlord’s successor in interest, any additional documents evidencing the priority or subordination of this Lease with respect to the lien of any such first Mortgage, which additional documents shall be satisfactory
to Tenant, Landlord, Mortgagee, and Landlord’s successors in interest. Tenant acknowledges and agrees that the form of non-disturbance agreement attached as Exhibit 14.1 is acceptable to Tenant for the purposes of this
Section 14.2. 
 14.3 Limitation of Mortgagees’ Liability. Notwithstanding any other provision of this Lease
to the contrary, no Mortgagee 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 Mortgagee shall foreclose such mortgage or otherwise acquire title to
or succeed to the interest of Landlord in the Property, and then shall only be liable for Landlord’s obligations arising or accruing after such foreclosure, succession or acquisition of title. Notwithstanding the foregoing or anything to the
contrary herein, no Mortgagee succeeding to the interest of Landlord hereunder shall 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 of the Premises or the Property, including, without limitation, the payment of any construction allowance pursuant to the Lease; or (c) subject to any offsets or defenses which Tenant might have
against any prior landlord (including the Landlord); 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 any
amendment or modification of the Lease, made without Mortgagee’s prior written consent (other than amendments memorializing the rights of Tenant to exercise an Extension Option or Right of First Offer under the Lease) or responsible for any
security deposit not actually received by Mortgagee; (f) liable for or incur any obligation with respect to any breach of warranties or representations of any nature under the Lease or otherwise including without limitation any warranties or
representations respecting use, compliance with zoning, Landlord’s title, Landlord’s authority, habitability and/or fitness for any purpose, or possession; (g) liable for consequential damages; or (h) personally liable for any
default under the Lease or any covenant or obligation on its part to be performed thereunder 

  
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as lessor, it being acknowledged and agreed that Tenant’s sole remedy in the event of such default shall be to proceed against Mortgagee’s interest in the Property. Provided, 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. Any such
Mortgagee’s obligations and liabilities shall in any event be subject to, and holder shall have the benefit of, Section 19.15 hereof. Tenant agrees on written request of Landlord to execute and deliver from time to time any
reasonable agreement which may be necessary to implement the provisions of this Section 14.3. 
 14.4 Estoppel
Certificates. Each party agrees, at any time and from time to time, upon not less than 15 days’ prior written notice, execute, acknowledge and deliver a statement certifying that this Lease is unmodified and in full force and effect (or
if there have been modifications, that the same is in full force and effect as modified and stating the date of each such modification), certifying the dates to which the Annual Base Rent and Additional Rent and other charges, if any, have been
paid, stating whether or not, to the best knowledge of the party providing such statement, the other party is in default in performance of any of its obligations under this Lease, and, if so, specifying each such default of which the party providing
such statement may have knowledge, and such other factual information related to this Lease as the party requesting such statement may reasonably require, it being intended that any such statement delivered pursuant hereto may be relied upon by
others with whom the party requesting such certificate may be dealing. Without limiting the generality of the foregoing, Tenant has approved a written estoppel certificate of Tenant in the form attached as Exhibit 14.4 as a commercially
reasonable form. It is intended that any such certificate of Tenant delivered pursuant to this Section 14.4 may be relied upon by Landlord and any prospective purchaser or the Mortgagee of any part of the Property. 

14.5 Quiet Enjoyment. Provided that no Event of Default exists and is continuing under this Lease, Tenant may peacefully and
quietly enjoy the Premises during the Term as against all persons or entities lawfully claiming by or through Landlord; subject, however, to the provisions of this Lease and to the rights of Landlord’s Mortgagee. The foregoing covenant is in
lieu of any other covenant of quiet enjoyment, express or implied. 
 14.6 Mortgagee Approval. Landlord and Tenant hereby agree
that this Lease is subject to the review and approval of Landlord’s Mortgagee in accordance with the terms of the mortgage loan documents executed by Landlord in connection with its financing of the Property. Landlord shall submit this Lease to
its Mortgagee promptly upon Tenant’s execution and delivery of this Lease to Landlord, and Landlord shall promptly advise Tenant of its Mortgagee’s decision. 

ARTICLE 15 NOTICES 
 15.1
Manner of Notice. 
 15.1.1 Notices; Addresses. All notices, demands and other communications
(“notices”) permitted or required to be given under this Lease shall be in writing and sent by personal service, telecopy transmission (if a copy thereof is also sent on the same day by a nationally recognized overnight courier
service), certified mail (postage prepaid) return receipt requested or by a nationally recognized overnight courier service to the following addresses or to such other address as either Landlord or Tenant may designate as its new address for such
purpose by notice given to the other in accordance with the provisions of this Section 15.1: 
  

			
	If to Tenant:	  	Codiak BioSciences, Inc.
	(prior to the	  	500 Technology Square, 9th Floor
	Commencement Date)	  	Cambridge, MA 02139
		  	Attention: General Counsel
		  	Attention: Chief Financial Officer
		
	(following the Commencement Date)	  	at the Premises

  
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	If to Landlord:	  	DIV 35 CPD, LLC
		  	 c/o The Davis Companies
 125 High Street, 21st Floor
 Boston, MA 02110

Attention: Duncan Gilkey

		
	With copies to:	  	DIV 35 CPD, LLC
		  	 c/o The Davis Companies
 125 High Street, 21st Floor
 Boston, MA 02110

Attention: General Counsel

 15.1.2 Delivery. Notices shall be deemed to have been given (a) when hand
delivered (provided that delivery shall be evidenced by a receipt executed by or on behalf of the addressee if delivered by personal service) if personal service is used, (b) on the date of transmission if sent before 4:00 p.m. (Boston time) on
a business day when telecopy transmission is used, (c) the sooner of the date of receipt or the date that is three (3) days after the date of mailing thereof if sent by postage pre-paid registered or certified mail, return receipt
requested, and (d) one (1) day after being sent by Federal Express or other reputable overnight courier service (with delivery evidenced by written receipt) if overnight courier service is used. 

ARTICLE 16 EXTENSION RIGHT 

16.1 Right to Extend. Landlord grants Tenant the option to extend this Lease with respect to the entire Premises for one
(1) additional period of ten (10) years (the “Extension Period”), subject to each and all of the following terms and conditions (the “Extension Option”): 

16.1.1 No Assignment or Sublease. The Extension Option may not be exercised by, or assigned or otherwise transferred to
any person or entity voluntarily or involuntarily, except the Tenant named in this Lease or an assignee of Tenant that is a Permitted Transferee. The parties hereto agree that if Tenant assigns any of its interest in this Lease other than to a
Permitted Transferee, this Extension Option shall terminate at such time without the need for any act or notice by either party to be effective. Furthermore, Tenant shall have no right to exercise its Extension Option if, at the time of the giving
of its Extension Notice or at the commencement of the applicable Extension Period, subleases of more than fifty percent (50%) of the Premises to one or more persons are then in effect (other than with respect to a Permitted Transferee). 

16.1.2 Manner of Notice. Tenant shall have delivered to Landlord written notice (the “Extension
Notice”) of the exercise of the Extension Option not later than nineteen (19) months prior to the Expiration Date, time being of the essence with respect to the matters set forth in this Article 16. If an Extension Notice is not
so delivered, Tenant’s Extension Option shall automatically expire. 
 16.1.3 Effect of Default. Tenant’s
right to exercise the Extension Option shall be suspended at the election of Landlord during any period in which an Event of Default has occurred and is continuing, but the period of time within which the Extension Option may be exercised shall not
be extended. Notwithstanding Tenant’s due and timely exercise of the Extension Option, if, after such exercise and prior to the effective date of the Extension Option an Event of Default occurs under this Lease that is not cured within the
applicable grace period, if any, Landlord shall have the right to cancel Tenant’s exercise of the Extension Option by delivery of written notice to Tenant. 

16.2 New Rent. The Annual Base Rent for the Extension Period shall be equal to the prevailing fair market rental rate for the
Extension Period (such prevailing fair market rental rate, the “Market Rent”) for Tenant’s space based on comparable so-called “triple net” lease renewal transactions in comparable first class laboratory buildings in
the City of Cambridge as of the commencement of the Extension Period, taking into account all relevant market factors including, without limitation, location, proximity to public transportation, building age, quality, and amenities, nearby retail
and dining options, and taking into account market concessions granted in such comparable transactions including, without limitation, free rent periods and improvement allowances. During the Extension Period the Additional Rent shall continue to be
payable as provided in the Lease and all of the terms, conditions and covenants of this Lease shall apply. 

  
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 16.3 Market Rent Notice. If Tenant properly exercises its Extension Option,
Landlord shall provide Tenant with written notice (the “Market Rent Notice”) of the rate of the Market Rent (as determined by Landlord in good faith) no later than 18 months prior to the Expiration Date. Tenant shall respond in
writing to Landlord within fifteen (15) days following Landlord’s delivery of its Market Rent Notice (the “Tenant Response Period”) whether Tenant (i) agrees with Landlord’s determination of Market Rent, or
(ii) disagrees with Landlord’s determination of Market Rent. If Tenant disagrees with Landlord’s determination of Market Rent, the parties shall attempt, in good faith, to mutually agree upon Market Rent. If Landlord and Tenant are
unable to agree upon the Market Rent within 30 days following Landlord’s receipt of Tenant’s response, the determination of Market Rent shall be submitted to a dispute resolution proceeding in accordance with
Section 16.4. Tenant’s failure to respond in a timely manner shall be deemed to be Tenant’s agreement with Landlord’s determination of Market Rent. If Tenant agrees with Landlord’s determination of Market Rent,
or is deemed to agree, they shall execute an amendment to this Lease confirming the Extension Period, the Annual Base Rent for the Extension Period and any related terms and conditions, but failure to execute such an amendment shall not negate the
exercise of the Extension Option. 
 16.4 Dispute. If Market Rent is determined pursuant to this Section 16.4, the
Market Rent shall be determined by the process as set forth below and Landlord and Tenant shall be bound by the results of the process described in Section 16.5. Notwithstanding the submission of the issue of Market Rent to such
proceeding, if such Market Rent has not been established pursuant to Section 16.5 prior to the commencement of the Extension Period, Annual Base Rent for the next ensuing Lease Year of the Term shall be paid at the Market Rent
established by Landlord in its Market Rent Notice until the process is completed. If, upon completion of the process described in Section 16.5, it is determined that Market Rent is less or more than that set by Landlord, then an
adjustment based upon such lower or greater rent shall be made based on the number of months therefor paid by Tenant. In no event shall the extension of the Term be affected by the determination of the Market Rent, such exercise of the Extension
Option being fixed at the time at which Tenant delivers the Extension Notice. 
 16.5 Determination of Market Rent. When the
terms of this Lease provide that Market Rent shall be determined by reference to this Section 16.5, the following procedures shall apply: 

16.5.1 Selection of Arbitrators. Within five (5) business days following the end of the Tenant Response Period,
each of Tenant and Landlord shall choose a real estate broker who has at least fifteen (15) years’ commercial laboratory leasing brokerage experience on behalf of large tenants and/or landlords in the Cambridge, Massachusetts market (an
“Advocate Arbitrator”) and shall notify the other party in writing of its selection. Within two (2) business days following appointment of their respective Advocate Arbitrators, each party shall notify the other of such
appointment, which notice shall include the name and address of the appointed Advocate Arbitrator and a brief description of such Advocate Arbitrator’s experience and qualifications. If a party does not appoint an Advocate Arbitrator within
such five (5) day period, the single Advocate Arbitrator appointed shall be the sole Advocate Arbitrator and shall establish the Market Rent for the Extension Period. 

16.5.2 Decision by Advocate Arbitrators. Each Advocate Arbitrator shall make a determination of the Market Rent for the
Premises using the guidelines described in Section 16.2, above. If the two determinations differ, the Advocate Arbitrator shall mutually appoint a third Advocate Arbitrator who shall also be a broker meeting the qualifications above and
who shall not have been engaged by either party during the three (3) year period immediately prior to his or her appointment (the “Neutral Arbitrator”). Within fifteen (15) business days after the appointment of the
Neutral Arbitrator, the Neutral Arbitrator selected pursuant to the terms hereof shall determine the Market Rent for the Premises for the Extension Period and shall designate as the Market Rent the Market Rent selected by one of the Advocate
Arbitrators that most closely matches the Market Rent determined by the Neutral Arbitrator, and shall notify Tenant and Landlord of such determination within three (3) business days thereafter, which determination shall be final and binding
upon Tenant and Landlord. 

  
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 16.5.3 Allocation of Expenses. Each party shall pay the fees and
expenses of the Advocate Arbitrator designated by such party, and one-half (1/2) of the expenses of the Neutral Arbitrator. 

ARTICLE 17 RIGHT OF FIRST OFFER 

17.1 Right of First Offer. Subject to the terms and conditions of this Article 17 and the Exempt Transactions, Tenant
shall have a one-time right to lease certain space on the third (3rd) floor and the first (1st) floor as shown on Exhibit 17.1 attached hereto and made a part hereof (such space, the “ROFO Space”). If any portion of
the ROFO Space becomes available for lease at any time during the Term, Landlord shall provide written notice of such availability (the “Landlord’s Offer Notice”) to Tenant and Tenant shall have a right of first offer
(“Right of First Offer”) to add such ROFO Space to the Premises on the then-existing terms of this Lease, except as otherwise provided in this Article. Landlord’s Offer Notice shall set forth (i) the portion of the ROFO
Space being offered to Tenant, with the rentable square footage calculated in a manner consistent with the calculation of the square footage of the initial Premises leased by Tenant hereunder, (ii) Landlord’s quotation of a proposed Base
Rent for the ROFO Space, and (iii) the date estimated by Landlord as the anticipated commencement date (the “Anticipated Inclusion Date”) for such ROFO Space. As used in this Article, the term “available for lease”
shall mean all or a portion of the ROFO Space in Landlord’s reasonable determination is anticipated to, or becomes, vacant and is not an Exempt Transaction (as defined below). 

17.2 Conditions to Exercise. In addition to any other terms or conditions set forth herein, Tenant’s exercise of its Right
of First Offer is conditioned upon Tenant’s compliance with the following requirements: 
 (a) Tenant delivers to Landlord written
notice exercising its right to lease the applicable ROFO Space (“Tenant’s ROFO Acceptance Notice”) within ten (10) business days after Tenant’s receipt Landlord’s Offer Notice, it being agreed and acknowledged by
the parties hereto that in the event of any failure by Tenant to timely deliver Tenant’s ROFO Acceptance Notice with respect to the ROFO Space, Landlord shall have the right to lease the applicable ROFO Space to any third party upon terms
acceptable to Landlord and such third party so long as the net effective rent (taking into account only the Base Rent on a net basis, and any allowances and free rent amortized over the initial term) paid by such third party is no less than 95% of
the net effective rent in Landlord’s Offer Notice. If Landlord wishes to lease the ROFO Space for less than ninety-five percent (95%) of the net effective rent contained in Landlord’s Offer Notice, then Landlord shall first re-offer
the ROFO Space to Tenant in accordance with this Article 17 with such revised Base Rent and Tenant shall then have five (5) business days within which to elect to lease the ROFO Space on the terms and conditions set forth in this Article 17;

 (b) No Event of Default shall have occurred and is then continuing; and 

(c) Tenant must lease all of the ROFO Space then being offered by Landlord in Landlord’s Offer Notice, subject to all of the terms in
Landlord’s Offer Notice. 
 17.3 Terms. The following terms shall apply to and govern the lease of the ROFO Space: 

(a) Base Rent payable during the term of Tenant’s tenancy of the ROFO Space shall be as set forth in Landlord’s Offer Notice; 

(b) The term of Tenant’s tenancy of the ROFO Space shall begin on the date set forth in Landlord’s Offer Notice and end on the
expiration date set forth in Landlord’s Offer Notice unless more than five years remain in the Term as of the estimated delivery date of the ROFO Space (as set forth in the Landlord’s Offer Notice) or Tenant otherwise elects to exercise
any then-unexercised Extension Option under this Lease simultaneously with the giving of its Tenant’s ROFO Acceptance Notice, in which case the applicable ROFO Space shall be leased for a period that is co-terminus with the remainder of the
Premises; and 
 (c) Other terms and conditions, including, without limitation, the payment by Tenant of Additional Rent and other charges
but excluding the provision by Landlord of any rent concession, tenant improvement or other allowance, shall be the same as set forth in this Lease, except as otherwise set forth in Landlord’s Offer Notice. 

  
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 17.4 Documentation. If Tenant timely delivers Tenant’s ROFO Acceptance
Notice, then, on the commencement date of Tenant’s tenancy of the ROFO Space (the “ROFO Space Commencement Date”), the applicable portion of the ROFO Space shall become part of the Premises, except that Tenant’s Share
shall thereafter be a fraction, expressed as a percentage, the numerator of which is rentable area of the Premises including the ROFO Space and the denominator of which is the rentable area of the Building. Within thirty (30) days of receipt
from Landlord, Tenant shall execute and deliver to Landlord those instruments Landlord reasonably requests to evidence any lease of ROFO Space under this Article 17 (provided that such instruments are substantially consistent with the terms
of the applicable Landlord’s Offer Notice, as affected by the terms of this Article 17). If Tenant shall fail timely to deliver Tenant’s ROFO Acceptance Notice to Landlord, or if Tenant does not timely execute the aforementioned
instruments reasonably requested by Landlord (provided the same was accurate), Tenant shall be deemed to have elected to not lease the applicable ROFO Space and Tenant will have no further right to lease the applicable ROFO Space pursuant to this
Article 17 until the applicable ROFO Space next becomes available for lease. 
 17.5 Termination of Right of First
Offer. The Right of First Offer 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,
(a) any assignment of this Lease pursuant to the provisions of this Lease, other than a Permitted Transfer, shall terminate the Right of First Offer contained herein and the same shall be null and void and without recourse to either party
hereto, and (b) the Right of First Offer granted hereby shall expire by its own terms nineteen (19) months prior to the expiration of the Term, as may be extended by Tenant pursuant to the terms of Article 16 hereof. Furthermore,
Tenant shall have no Right of First Offer, and Landlord shall have no obligation to give Landlord’s Offer Notice, during any period in which subleases of more than fifty percent (50%) of the Premises to one or more persons are then in
effect (other than with respect to subleases to a Permitted Transferee). 
 17.6 Exempt Transactions. In no event shall
Tenant’s Right of First Offer under this Article 17 apply to (a) the initial lease of such ROFO Space by Landlord or any renewal or extension of such initial lease, or (b) any renewal or extension by the then existing occupant of the
ROFO Space, or (c) rights of other tenants (and their successors and assigns as tenants) that are described on Exhibit 17.6, attached. 

ARTICLE 18 ROOFTOP RIGHTS 

18.1 Rooftop License. Landlord grants Tenant the appurtenant, non-exclusive license at no additional charge (other than to the
extent costs are included in Operating Expenses), but otherwise subject to the terms and conditions of this Lease, to use a portion of the fifth (5th) floor roof and the fifth (5th) floor mechanical area of the Building reasonably
designated by Landlord as shown on Exhibit 1.4 (the “Rooftop Installation Area”) to operate, maintain, repair and replace the Generator, HVAC equipment, satellite dishes, microwave dishes, temporary microwave links, or other
telecommunications equipment appurtenant to Tenant’s Permitted Use (and not for the benefit of any third party) (collectively, the “Rooftop Equipment”). The exact location and layout of the Rooftop Installation Area shall be
approved by Landlord and Tenant in their reasonable discretion and the square footage of the Rooftop Installation Area shall not exceed Tenant’s proportionate share of total rooftop areas made available to tenants in the Building for similar
purposes. Any electricity consumed by the Rooftop Equipment shall be separately or check-metered by Tenant and Tenant shall pay all of such costs in the manner applicable to electricity to the Premises under the Lease. 

18.2 Installation and Maintenance of Rooftop Equipment. Tenant shall install Rooftop Equipment 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 Section 1.4 (relating to the Generator) and Section 8.3. Tenant shall
not install or operate Rooftop Equipment until it receives prior written approval of the plans for such work in accordance with Section 8.3. Subject to the provisions of Section 1.4, Landlord may withhold approval if the
installation or operation of Rooftop Equipment reasonably would be expected to damage the structural integrity of the Building, and Landlord may condition its approval of Rooftop Equipment upon Tenant’s structural re-enforcement of the roof as
reasonably deemed necessary or desirable by Landlord in order to accommodate the Rooftop Equipment. 

  
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Tenant shall cooperate with Landlord as reasonably required to accommodate any base Building equipment or Building systems or for the re-roofing of the Building during the Term and Tenant shall
be responsible for any costs associated with working around, moving or temporarily relocating Tenant’s Rooftop Equipment. 
 Tenant
shall engage Landlord’s roofer before beginning any rooftop installations or repairs of Rooftop Equipment, whether under this Article 18 or otherwise, and shall always comply with the roof warranty governing the protection of the roof
and modifications to the roof. Tenant shall use commercially reasonable efforts to obtain a letter from Landlord’s roofer following completion of such work stating that the roof warranty remains in effect, so long as Tenant has been provided a
copy of the same. Tenant, at its sole cost and expense, shall cause a qualified employee or contractor to inspect the Rooftop Installation Area at least quarterly and as often as recommended by the manufacturer of any Rooftop Equipment and 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 shall pay Landlord following a written request therefor, with the next payment of Base
Rent, (i) all applicable taxes or governmental charges, fees, or impositions imposed on Landlord because of Tenant’s use of the Rooftop Installation Area and (ii) the amount of any increase in Landlord’s insurance premiums as a
result of the installation of Rooftop Equipment. All Rooftop Equipment shall be (i) designed and installed in a manner consistent with a first-class laboratory building and in compliance with Applicable Laws, including F.C.C. or other
regulations, and (ii) shall be screened in a manner consistent with a first-class laboratory building so as not to be visible from the ground level of the Property. 

18.3 Indemnification. To the maximum extent permitted pursuant to Applicable Laws, Tenant agrees that the installation, operation
and removal of Rooftop Equipment shall be at its sole risk. Except to the extent caused by the negligence or willful misconduct of Landlord or any of Landlord’s agents, employees, contractors or invitees, but subject to the provisions of
Section 9.7, Tenant shall indemnify and defend Landlord and Landlord’s agents and employees 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 arising out of the installation, use, operation, or removal of Rooftop Equipment by Tenant or its employees, agents, or contractors, including any liability arising out of
Tenant’s violation of this Article 18. Landlord assumes no responsibility for interference in the operation of Rooftop Equipment caused by other tenants’ equipment, or for interference in the operation of other tenants’
equipment caused by Rooftop 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. 

18.4 Removal of Rooftop Equipment. Upon the expiration or earlier termination of this Lease, except as otherwise provided in
Section 1.4, Tenant, at its sole cost and expense, shall remove any Rooftop Equipment in accordance with the provisions of this Lease that Landlord has not instructed Tenant must remain by written notice given at least sixty
(60) days prior to the Expiration Date (or thirty (30) days following any earlier termination of this Lease) and leave the Rooftop Installation Area in good order and repair, reasonable wear and tear and damage due to casualty excepted. If
Tenant does not remove the Rooftop Equipment when so required, Landlord may remove and dispose of it and charge Tenant for all costs and expenses incurred. 

18.5 Interference by Rooftop Equipment. Landlord may have granted and may hereafter grant roof rights to other parties, and
permit installations on the rooftop by other Building tenants or occupants. 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 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 tenant’s business in excess of that permissible under Applicable Laws, including 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) (each of (i) through (iv) above being a “Rooftop Interference”), Tenant shall within five (5) business days of written
notice of a claim of Rooftop Interference cooperate with Landlord or any other tenant or third party making such claim to determine the source of the Rooftop Interference and effect a prompt solution at Tenant’s expense (if Rooftop Equipment
caused such interference or damage). If another tenant’s or occupant’s equipment on the roof interferes with Tenant’s Rooftop Equipment installed prior to such other tenant or occupant’s equipment, Landlord shall take
commercially reasonable steps to cause such other tenant or occupant to take reasonable steps to resolve such interference. 

  
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 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 written 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 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 any other Building tenants’ equipment in the Building, 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 an Event of Default and/or (ii) relocate the item(s) of Rooftop Equipment in dispute in a manner consistent with the arbitral decision. 

18.6 Relocation of Rooftop Equipment. Based on Landlord’s good faith determination that such relocation is necessary,
Landlord reserves the right to cause Tenant to relocate Rooftop Equipment located on the roof to comparably functional space on the roof 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 Rooftop Equipment is to be relocated, the timing of such relocation, and the terms of such relocation, and such relocation is necessary as determined by Landlord in good faith,
then Landlord shall have the right to make all such determinations in its reasonable judgment, so long as the relocation does not result in unreasonable interference with the functioning of Tenant’s Rooftop Equipment. Landlord agrees to pay the
reasonable out of pocket cost of moving Rooftop Equipment to such other space (which costs shall be paid in the form of a rent credit or a cash payment, at Landlord’s election, made within thirty (30) days of Tenant’s invoice
containing reasonable back-up evidencing such costs), taking such other steps necessary to ensure comparable functionality of Rooftop Equipment, and finishing such space to a condition comparable to the then condition of the current location of
Rooftop Equipment. Tenant shall arrange for the relocation of Rooftop 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 Rooftop Equipment at Landlord’s expense, all of which shall be performed in a manner designed to minimize interference with Tenant’s
business. 
 ARTICLE 19 MISCELLANEOUS 

19.1 Broker. Landlord and Tenant warrant to each other that they have had no dealings with any broker, agent or finder in
connection with this Lease, except Newmark Knight Frank and Colliers International (the “Brokers”). Both parties hereto agree to protect, indemnify and hold harmless the other from and against any and all expenses with respect to
any compensation, commissions and charges claimed by any other broker, agent or finder with respect to this Lease or the negotiation thereof that is made by reason of any action or agreement by such party. Landlord shall pay a commission to the
Brokers pursuant to separate written agreements between Landlord and the Brokers. 

  
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 19.2 Building Name. The Building and the Property may be known by such name as
Landlord, in its sole discretion, may elect, and Landlord shall have the right from time to time to change such designation or name without Tenant’s consent upon prior written notice to Tenant. 

19.3 Authority. If Tenant signs as a corporation, limited liability company, or a partnership, or other business entity each
person executing this Lease on behalf of Tenant hereby covenants and warrants that Tenant is a duly authorized and existing entity, that Tenant is duly qualified to do business in Massachusetts, that Tenant has full right and authority to enter into
this Lease, and that each person signing on behalf of Tenant is duly authorized to do so and that no other signatures are necessary. Upon Landlord’s request, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord
confirming the foregoing covenants and warranties. Landlord hereby covenants and warrants that Landlord is a duly authorized and existing entity, that Landlord is duly qualified to do business in Massachusetts, that, upon approval of Mortgagee
pursuant to Section 14.6 hereof, Landlord has full right and authority to enter into this Lease, and that each person signing on behalf of Landlord is duly authorized to do so and that no other signatures are necessary. 

19.4 Interpretation. The words “Landlord” and “Tenant” as used herein shall include the plural as well as the
singular. The words used in neuter gender include the masculine and feminine. If there is more than one Tenant, the obligations under this Lease imposed on Tenant shall be joint and several. The captions preceding the articles of this Lease have
been inserted solely as a matter of convenience and such captions in no way define or limit the scope or intent of any provision of this Lease. 

19.5 Modifications. Neither this Lease nor any term or provision hereof may be changed, waived, discharged or terminated orally,
and no breach thereof shall be waived, altered or modified, except by a written instrument signed by the party against which the enforcement of the change, waiver, discharge or termination is sought. Any right to change, waive, discharge, alter or
modify, or terminate this Lease shall be subject to the prior express written consent of Landlord’s Mortgagee to the extent required by Landlord’s financing documents and any subordination agreement entered into between Tenant and such
Mortgagee. 
 19.6 Severability. If any provision of this Lease or the application thereof to any person or circumstance shall,
to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each provision
of this Lease shall be valid and enforceable to the full extent permitted by law. 
 19.7 Entire Agreement. The submission of
this document for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this document shall be effective and binding only upon the execution and delivery hereof by both Landlord and
Tenant. This Lease, including the Exhibits hereto, which are made part of this Lease, contain the entire agreement of the parties and all prior negotiations and agreements are merged herein. Neither Landlord nor Landlord’s agents have made any
representations or warranties with respect to the Premises, the Building, the Property, or this Lease except as expressly set forth herein, and no rights, easements or licenses are or shall be acquired by Tenant by implication or otherwise unless
expressly set forth herein. 
 19.8 No Merger. There shall be no merger of this Lease or of the leasehold estate hereby created
with the fee estate in the Premises or any part thereof by reason of the fact that the same person may acquire or hold, directly or indirectly, this Lease or the leasehold estate hereby created or any interest in this Lease or in such leasehold
estate as well as the fee estate in the leasehold Premises or any interest in such fee estate. 
 19.9 Matters of Record.
Subject to the provisions of Article 14, above, this Lease is subject and subordinate to all matters of record existing as of the Effective Date and, to the extent not materially and adversely affecting Tenant’s operations within the
Premises or resulting in a reduction of Tenant’s rights under this Lease in more than a de minimis amount, as may affect the Property hereafter. Tenant specifically acknowledges that the Property is subject to that certain City of Cambridge
Planning Board Decision dated December 12, 2016 and recorded at Book 68716, Page 324 of the Middlesex South Registry of Deeds, the provisions of which are incorporated herein by reference. Tenant acknowledges that the Base
Building Work includes the excavation and off-site disposal of certain soils in accordance with a Release Abatement Measure (“RAM”) Plan submitted to Massachusetts Department of Environmental Protection in July, 2017 and that
regulatory closure of such work may be achieved by use 

  
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of an Activity and Use Limitation (“AUL”) recorded against the Property. Landlord shall, as part of the Base Building Work and at Landlord’s sole cost and expense, perform
the investigation, removal and remediation work set forth in the RAM Plan in compliance with applicable Environmental Laws. A copy of the AUL, if any, shall be provided to Tenant, and shall contain customary limitations for similar properties that
do not adversely affect use of the Premises for the Permitted Use, such as prohibitions against use of the Property as a residence, school, daycare or playground and maintenance of protective cover (asphalt or clean soil) in place in accordance with
the RAM Plan. 
 19.10 Bind and Inure. The terms, provisions, covenants and conditions contained in this Lease shall bind and
inure to the benefit of Landlord and Tenant, and, except as otherwise provided herein, their respective heirs, legal representatives, successors and assigns. If two or more individuals, corporations, partnerships or other business associations (or
any combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other business association to pay Rent and perform all other obligations hereunder shall be deemed to be
joint and several. All agreements, covenants and indemnifications contained herein or made in writing pursuant to the terms of this Lease by or on behalf of Tenant shall be deemed material and shall survive expiration or sooner termination of this
Lease. 
 19.11 Remedies Cumulative; No Waiver. Except as expressly provided herein, no remedy or election hereunder shall be
deemed exclusive, but shall wherever possible, be cumulative with all other remedies at law or in equity. No waiver of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach of the same or any other
provision. No waiver of any breach shall affect or alter this Lease, but each and every term, covenant and condition of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach thereof. No
reference to any specific right or remedy shall preclude the exercise of any other right or remedy permitted hereunder or that may be available at law or in equity. No failure by Landlord to insist upon the strict performance of any agreement, term,
covenant or condition hereof, or to exercise any right or remedy consequent upon a breach thereof, and no acceptance of full or partial rent during the continuance of any such breach, shall constitute a waiver of any such breach, agreement, term,
covenant or condition. 
 19.12 Tenant’s Financial Statements. Unless Tenant is a publicly traded company, in which case
this Section 19.12 shall not apply, Tenant agrees to furnish to Landlord, within thirty (30) days following Landlord’s written request therefor (which request shall not be made more than once in any fiscal year unless made in
connection with a proposed sale, financing or re-financing of the Building, re-capitalization of Landlord, or following an Event of Default), financial statements for Tenant’s most recent fiscal year, prepared in accordance with generally
accepted accounting principles and, if such is Tenant’s normal practice, audited by Tenant’s independent certified public accountants. Landlord shall keep Tenant’s financial statements provided by Tenant pursuant to this
Section 19.12 confidential other than to Landlord’s officers, directors, employees, agents, accountants, attorneys, mortgagees, or prospective mortgagees, or purchasers or prospective purchasers of Landlord’s interest in the
Building, provided that such recipients hold such information confidential. 
 19.13 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 reasonable
costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party. A party shall be deemed to have prevailed in any such action (without limiting the generality of the foregoing)
if such action is dismissed upon the payment by the other party of the sums allegedly due or the performance of obligations allegedly not complied with, or if such party obtains substantially the relief sought by it in the action, irrespective of
whether such action is prosecuted to judgment. The phrase “attorneys’ fees” shall specifically include the fees and expenses of the in-house legal staff of Landlord and its affiliates, as well as the in-house legal staff of Tenant and
its affiliates. 
 19.14 Landlord Approvals. Whenever Tenant is required to obtain Landlord’s consent hereunder with
respect to proposed Transfers or proposed Alterations (excepting the Finish Work), Tenant agrees to reimburse Landlord all out-of-pocket expenses incurred by Landlord, including reasonable attorneys’ fees in order to review documentation or
otherwise determine whether to give its consent. Tenant shall pay Landlord’s invoice for any such amounts within thirty (30) days following Landlord’s delivery of its invoice therefor. Any provision of this Lease which requires the
Tenant to obtain Landlord’s consent to any proposed action by Tenant shall not be the basis for an award of damages or give rise to a right of setoff on Tenant’s behalf, but may be the basis for a declaratory judgment or injunction with
respect to the matter in question. 

  
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 19.15 Landlord’s Liability. Tenant shall look only to Landlord’s
estate in the Property (or the proceeds thereof) for the satisfaction of Tenant’s remedies with respect to any liability, default or obligation of Landlord under this Lease or otherwise regarding Tenant’s leasing, use and occupancy of the
Premises pursuant hereto, including without limitation for the collection of any monetary obligation, judgment or other judicial process requiring the payment of money by Landlord. Neither Landlord nor any of its members, stockholders, officers,
directors, partners, trustees, beneficiaries or employees shall be personally liable hereunder, nor shall any of its or their property, other than the Property, be subject to levy, execution or other enforcement procedure for the satisfaction of
Tenant’s said remedies. Landlord shall not under any circumstances be liable for any special, indirect or consequential damages of Tenant, including lost profits or revenues. No owner of the Property shall be liable under this Lease except for
breaches of Landlord’s obligations occurring while such party owns the Property. 
 None of Tenant’s stockholders, officers, directors, partners,
trustees, beneficiaries or employees shall be personally liable hereunder, nor shall any of their respective property be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies. Except with respect to
holdover as provided in this Lease or with respect to matters arising out of Tenant’s failure to comply with provisions of, or Claims under, Sections 6.7 and 7.6, Tenant shall not under any circumstances be liable for any special,
indirect or consequential damages of Landlord. The parties acknowledge and agree that any remedy expressly described in this Lease does not constitute special, indirect, or consequential damages. 

19.16 Time of Essence. TIME IS OF THE ESSENCE with respect to the due performance of the terms, covenants and conditions
herein contained; provided, however, that no delay or failure to enforce any of the provisions herein contained and no conduct or statement shall waive or affect any of Landlord’s rights hereunder. 

19.17 Confidentiality. Tenant agrees: (a) to treat the terms of the Lease, and the terms of any existing and future
amendments and modifications to the Lease (the “Confidential Information”), but not the existence of this Lease or any such amendments as confidential during the term of this Lease and for the three (3) year period following
the expiration or sooner termination of the Lease (the “Non-Disclosure Period”), and (b) not to disclose to any third party nor permit any third party to have access to any or all of such Confidential Information during the
Non-Disclosure Period (but excluding Tenant’s agents, attorneys, accountants or other third parties as reasonably necessary in Tenant’s ordinary course of business, provided that any disclosures to the same are held subject to the
provisions of this Section 19.17). Landlord acknowledges that Tenant shall have the right to disclose such Confidential Information to prospective subtenants and assignees, advisors, investors, lawyers, accountants, lenders, bankers and
their respective employees provided that such disclosure is made under an obligation of confidentiality, and to disclose such Confidential Information as may be necessary to enforce the terms and conditions of this Lease and to the extent that such
disclosure is required by law (including but not limited to as may be required by applicable securities laws) or court order or by discovery rules in any legal proceeding. Tenant’s agreements and indemnity with respect to the Confidential
Information shall survive the expiration or earlier termination of the Lease for a period of three (3) years. Nothing contained in this Lease is intended to prohibit Tenant from filing this Lease with the Securities and Exchange Commission
(“SEC”) to the extent that Tenant is required to do so pursuant to applicable SEC requirements. 
 Landlord agrees:
(a) to treat proprietary information regarding Tenant’s use of Hazardous Substances the Premises provided to Landlord by Tenant in writing and marked as “Confidential” as confidential during the Non-Disclosure Period
(“Tenant Confidential Information”), and (b) not to disclose, directly or indirectly, to any third party nor permit any third party to have access to any or all of such Tenant Confidential Information during the Non-Disclosure
Period (but excluding Landlord’s agents, investors, lenders, and their respective attorneys and consultants, each on a “need to know” basis, provided that any disclosures to the same are held subject to the provisions of this
Section 19.17). Tenant acknowledges that Landlord shall have the right to disclose such Tenant Confidential Information only to the extent that such disclosure is required by law or court order or by discovery rules in any legal
proceeding. Landlord’s agreements and indemnity with respect to the Tenant Confidential Information shall survive the expiration or earlier termination of the Lease for a period of three (3) years. 

  
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 In no event shall any information available to the public generally or previously obtained
by Landlord or Tenant, without violating the terms of a confidentiality agreement, be considered Confidential Information or Tenant Confidential Information, as applicable. 

19.18 Submission. Submission of this instrument for examination does not constitute a reservation of or option for lease of the
Premises, and it is not effective as a lease or otherwise until this Lease has been executed by both Landlord and Tenant and a fully executed copy has been delivered to each. 

19.19 Governing Law. This Lease and the rights and obligations of the parties hereunder shall be construed and enforced in
accordance with the laws of The Commonwealth of Massachusetts. 
 19.20 OFAC List. Tenant represents and warrants that it is
not listed, nor to Tenant’s knowledge, is it owned or controlled by, or acting for or on behalf of any person or entity, on the list of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the
United States Department of the Treasury, or any other list of persons or entities with whom Landlord is restricted from doing business with (“OFAC List”). Notwithstanding anything to the contrary herein contained, Tenant shall not
permit the Premises or any portion thereof to be used, occupied or operated by or for the benefit of any person or entity that is on the OFAC List. Tenant shall provide documentary and other evidence of Tenant’s identity and ownership as may be
reasonably requested by Landlord at any time to enable Landlord to verify Tenant’s identity or to comply with any legal requirement or applicable laws. Tenant acknowledges and agrees that as a condition to the requirement or effectiveness of
any consent to any Transfer by Landlord pursuant to Section 12.1, Tenant shall cause the Transferee, for the benefit of Landlord, to reaffirm, on behalf of such Transferee, the representations of, and to otherwise comply with the
obligations set forth in, this Section 19.20, and it shall be reasonable for Landlord to refuse to consent to a Transfer in the absence of such reaffirmation and compliance. Tenant agrees that breach of the representations and warranties
set forth in this Section 19.20 shall at Landlord’s election be a default under this Lease for which there shall be no cure. This Section 19.20 shall survive the termination or earlier expiration of the Lease. 

19.21 Rent Not Based On Income. 

(a) It is intended that all Rent payable by Tenant to Landlord, which includes all sums, charges, or amounts of whatever nature to be paid by
Tenant to Landlord in accordance with the provisions of this Lease, shall qualify as “rents from real property” within the meaning of Section 512(b)(3) and 856(d) of the Internal Revenue Code (as amended, the “Code”)
and the regulations thereunder (the “Tax Regulations”). If Landlord, in its sole discretion, determines that there is any risk that all or part of any Rent shall not qualify as “rents from real property” for the
purposes of Sections 512(b)(3) or 856(d) of the Code and Tax Regulations, Tenant agrees to cooperate with Landlord by entering into such amendment or amendments to this Lease as Landlord deems necessary to qualify all Rent as “rents from real
property”, provided, however, that any adjustments required under this Section shall be made so as to produce the equivalent (in economic terms) Rent as payable before the adjustment. 

(b) Without limiting Landlord’s right to withhold its consent to any Transfer, and regardless of whether Landlord shall have consented to
any such Transfer, neither Tenant nor any other person having an interest in the possession, use, or occupancy of any portion of the Building shall enter into any lease, sublease, license, concession, assignment, or other transfer or agreement for
possession, use, or occupancy of all or any portion of the Building which provides for rental or other payment for such use, occupancy, or utilization based, in whole or in part, on the net income or profits derived by any person or entity from the
space so leased, used, or occupied, and any such purported lease, sublease, license, concession, assignment, or other transfer or agreement shall be absolutely void and ineffective as a conveyance of any right or interest in the Building. There
shall be no deduction from the rental payable under any sublease or other transfer nor from the amount of the rental passed on to any person or entity, for any expenses or costs related in any way to the subleasing or transfer of such space. 

19.22 Force Majeure. In the event either Landlord or Tenant shall be delayed or hindered in or prevented from the performance of
any act required under this Lease to be performed by Landlord by reason of strikes, lockouts, labor troubles, inability to procure materials, failure of power, restricted governmental law or regulations, riots, insurrection, war or other reason of a
like nature (collectively, “Force Majeure”), then performance of such act shall be excused for the period of the delay, and the period for the performance of any such act shall be extended for a period equivalent to the period of
such delay, provided, however, that in no event shall Force Majeure operate to delay the time for performance of the payment of money, including without limitation the obligations of Tenant to pay Base Rent and Additional Rent. 

  
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 19.23 Transportation Management. Tenant shall fully comply with all present or
future programs intended to manage parking, transportation or traffic in and around the Property and/or the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees
located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs include reasonable cooperation with Landlord as
required for Landlord to fulfill its obligations pursuant to Section 7 of the City of Cambridge Planning Board Notice of Decision No. 314, filed with the Planning Board on December 12, 2016 (the “Decision”),
including, without limitation: (i) charging employees market rate monthly parking fees; (ii) participation in the Alewife Transportation Management Association (“Alewife TMA”), including free access for all employees to
use shuttle buses operated by the ATMA, providing emergency ride home and ride-matching benefits to all employees through the Alewife TMA or other provider acceptable to the City of Cambridge; (iii) providing 60% MBTA Link Pass (or equivalent)
transit subsidies to all employees; and (iv) participation in a transportation monitoring report from time to time. 
 19.24
Prohibition Against Recording. Landlord and Tenant agree not to record this Lease. In the event this Lease, a copy or any notice thereof shall be recorded by Tenant, then such recording shall constitute an Event of Default by Tenant
entitling Landlord to immediately terminate this Lease. Notwithstanding the preceding sentence to the contrary, Landlord and Tenant agree to execute a Notice of Lease in the form attached as Exhibit 19.24. 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. 
 19.25 Counterparts;
Signatures. This Lease may be executed in counterparts. All executed counterparts shall constitute one agreement, and each counterpart shall be deemed an original. The parties hereby acknowledge and agree that facsimile
signatures or signatures transmitted by electronic mail in so-called “pdf” format shall be legal and binding and shall have the same full force and effect as if an original of this Lease had been delivered. Landlord and Tenant
(i) intend to be bound by the signatures on any document sent by facsimile or electronic mail, (ii) are aware that the other party will rely on such signatures, and (iii) hereby waive any defenses to the enforcement of the terms of
this Lease based on the foregoing forms of signature. 
 19.26 Construction and Other Improvements. Tenant acknowledges that
portions of the Building may be under construction with respect to other tenant improvements 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. 

19.27 Landlord Default. Landlord shall not be deemed to be in default of this Lease unless Tenant first provides Landlord with
notice of any such default and an opportunity to cure the same within thirty (30) days; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for performance, then Landlord
shall not be in default if Landlord commences performance within such thirty (30)-day period and thereafter diligently and continuously prosecutes the same to completion. 

[remainder of page left intentionally blank – signatures on following page] 

  
 50 

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

											
		 	LANDLORD:
		
		 	 DIV 35 CPD, LLC
 a Massachusetts
limited liability company

			
		 	By:	  	 35 Cambridge Park Investors, LLC, a

Delaware limited liability company, its sole member

				
		 		  	By:	  	 DIV Cambridge Park Consolidator, LLC, a

Massachusetts limited liability company, its manager

					
		 		  		  	By:	  	 DIV Fund II Manager Corp., a

Massachusetts corporation, its manager

						
		 		  		  		  	By:	  	 /s/ Richard McCready

		 		  		  		  		  	Name: Richard McCready
		 		  		  		  		  	Title: President

  

							
		 	TENANT:	  	
			
		 	 CODIAK BIOSCIENCES, INC., a

Delaware corporation
	  	
				
		 	By:	  	 /s/ Douglas E. Williams
	  	
		 	Name:	  	Douglas E. Williams	  	
		 	Title: 	  	Chief Executive Officer	  	
				
		 	By:	  	 /s/ Linda C. Bain
	  	
		 	Name:	  	Linda C. Bain	  	
		 	Title:	  	Chief Financial Officer	  	

 EXHIBIT 1.1-1 

PLAN OF PREMISES 
 [see
attached] 
  
 

 

  
 Exhibit 1.1-1 

1 

 

 

  
 Exhibit 1.1-1 

2 

 

 

  
 Exhibit 1.1-1 

3 

 EXHIBIT 1.1-2 

LEGAL DESCRIPTION 
 35
CambridgePark Drive, Cambridge, Massachusetts 

  
 Exhibit 1.1-2 

1 

 EXHIBIT “A” 

LEGAL DESCRIPTION 
 A certain tract of
land in Cambridge, Massachusetts, with all the improvements thereon, which is shown on the plan entitled “Plan of Property of Bethlehem Steel Corp.,” dated September 26, 1979, and recorded in the Middlesex South District Registry of Deeds
as Plan No. 1380 of 1979 in Book 13841, Page End, and described as follows (all compass bearings are based on the Massachusetts Grid System): 
 Beginning
at the intersection of the northerly street line of Rindge Avenue Extension, a public street forty (40) feet in width, with the easterly line of a twenty (20) foot strip of land acquired by the Commonwealth of Massachusetts, acting through its
Metropolitan Sewerage Commissions, by Taking of Estate dated January 7, 1893, and recorded in said Registry of Deeds in Book 2169, folio 457; thence, along the easterly line of the last mentioned twenty (20) foot strip of land, the following three
(3) courses and distances: (1) North zero degrees thirty-seven minutes nine seconds West (N 0° 37’ 09” W) seventy-seven and eighty-four one-hundredths (77.84) feet, (2) North eleven degrees thirty-three minutes fifty seconds East (N
11° 33’ 50” E) one-hundred twenty-three and seventy-eight one-hundredths (123.78) feet, and (3) North twenty-three degrees thirty-three minutes fifty-one seconds East (N 23° 33’ 51” E) one hundred twenty-seven and
eighty-three one-hundredths (127.83) feet to the southwesterly corner of the tract of land which was taken by Massachusetts Bay Transportation Authority pursuant to the Order of Taking dated September 24, 1979, and recorded in said Registry of Deeds
in Book 13803, Page 262; thence, along the southerly line of said last-mentioned tract of land the following three (3) courses and distances: (1) South sixty-seven degrees twenty-two minutes forty-eight seconds East (S 67° 22’ 48” E)
thirty-six and seventy-two one-hundredths (36.72) feet, (2) eastwardly, by a curve to the left the radius of which is two hundred forty and no one-hundredths (240.00) feet and the chord of which bears South eighty-three degrees thirty-four minutes
fifty-three seconds East (S 83° 34’ 53” E) one hundred thirty-three and ninety-three one-hundredths (133.93) feet, an arc distance of one hundred thirty-five and seventy-three one-hundredths (135.73) feet, and (3) North eighty degrees
thirteen minutes three seconds East (N 80° 13’ 03” E) eighty-eight and ten one-hundredths (88.10) feet to the westerly line of a tract of land now or formerly of Massachusetts Bay Transportation Authority (Lexington Branch railroad);
thence, along said westerly right-of- way line, the following two (2) courses arid distances: (1) southwardly, by a, curve to the left the radius of which is one thousand six hundred eighty-two and no one hundredths (1,682.00) feet and the chord of
which bears South twenty degrees twenty-four minutes fifty-nine seconds East (S 20° 24’ 59” E) one hundred one and forty-three one hundredths (101.43) feet, an arc distance of one hundred one and forty-four one-hundredths (101.44)
feet, and (2) South twenty-two degrees eight minutes thirty-nine seconds East (S 22° 08 39” E) two hundred thirty-seven and ninety-eight one-hundredths (237.98) feet to said northerly street line of Rindge Avenue Extension, thence along
said northerly street line of Rindge Avenue Extension. North eighty-eight degrees nineteen minutes nine seconds West (N 88° 19’ 09” W) four hundred fifty-four and fifteen one-hundredths (454.15) feet to the place of beginning;
containing two and five hundred sixty-four one-thousandths (2.654) acres, more or less. 
 Ex A-1 

  
 Exhibit 1.1-2 

2 

 EXCEPTING AND EXCLUDING THEREFROM the following: 

 

	 	a.	 That portion of the above-described parcel of land acquired by Order of Taking by the Massachusetts Bay
Transportation Authority dated February 15, 1984 and recorded with Middlesex South District Registry of Deeds in Book 15477, Page 358, noted therein as parcel C-274, bounded and described as follows: 

Commencing at a point “25” which is located about twenty-five feet north of the centerline of Rindge Avenue Extension and along the
west right-of-way line of the MBTA Lexington Branch; 
 thence running N 88° 19’ 09” W a distance of twenty-five and 55/100
feet (25.55) to a point “1180”; 
 thence turning and running N 1° 37’ 57” E a distance
of four and 61/100 (4.61) to a point “1181”; 
 thence turning and running N 47° 37’ 03” E a distance of sixteen and
42/100 (16.42) feet to a point “1182” 
 thence turning and running N 20° 12’ 20” W a distance of one hundred eighty
and 54/100 (180.54) feet to a point “1183”: 
 thence turning and running S 22° 08’ 39” E a distance of two hundred
and 66/100 (200.66) feet to the point of beginning “25”. 
 Containing eight hundred and forty-five square feet (845) of land as
shown on the plan entitled “ Land Acquisition Plan. City of Cambridge. Massachusetts” Plan No. 54388 as prepared by Sverdrup and Parcel and Associates. Inc., for the Massachusetts Bay Transportation Authority dated November 30,1983,
recorded as Plan 256 of 1984 in Book 15477,Page 358. 
  

	 	b.	 The land conveyed to the City of Cambridge by deed dated December 12, 1989, recorded in Book 20292. Page 449.

 Ex A-2 

  
 Exhibit 1.1-2 

3 

 EXHIBIT 1.4 

Location of Generator and Rooftop Installation Area 
  

 

  
 Exhibit 1.4 

1 

 

 

  
 Exhibit 1.4 

2 

 EXHIBIT 3.1 

Work Letter 
 This Work
Letter sets forth the terms and conditions relating to the construction of the Building and the initial tenant improvements in the Premises. All references in this Work Letter to Articles or Sections of “this Lease” shall mean the relevant
portion of the Lease to which this Work Letter is attached as Exhibit 3.1 and of which this Work Letter forms a part, and all references in this Work Letter to Sections of “this Work Letter” shall mean the relevant portion of this
Work Letter. 
 SECTION 1 

LANDLORD’S BASE BUILDING WORK 

1.1 Base Building Work. Landlord has completed the construction of the items listed as the responsibility of Landlord on the Matrix
attached hereto as Attachment 1 (collectively, the “Base Building Work”), as evidenced by the Certificate of Occupancy issued by the City of Cambridge Inspectional Services Department attached hereto as Exhibit 3.1-1.
To the knowledge of Landlord, the Base Building Work was performed in a good and workmanlike manner, using new or like new materials of first quality, and in compliance with all Applicable Laws including the ADA. During the corrective period
remaining under Landlord’s construction contract (which was one year from the date of substantial completion of the Base Building Work), Landlord will at its sole cost and expense (without pass through to Tenant as a component of Operating
Expenses or otherwise), correct or cause to be corrected latent defects in the Base Building Work of which Landlord has written notice from Tenant during such remaining corrective period. 

SECTION 2 
 TENANT’S
FINISH WORK 
 2.1 General. Following the Commencement Date, Tenant may enter the Premises in order to commence construction of the
initial improvements to the Premises necessary to make the Premises ready for Tenant’s occupancy (the “Finish Work”). Tenant shall retain an architect (“Tenant’s Architect”) for the preparation of the
Construction Documents (as defined below), which Tenant’s Architect shall be subject to Landlord’s review and approval, such approval not to be unreasonably withheld, conditioned, or delayed (Landlord acknowledging that TRIA Architects,
Inc. is approved for the purposes of this sentence). Tenant shall cause Tenant’s Architect, engineers, and other professionals engaged in the design of the Finish Work to comply with the provisions of this Work Letter and of Article 8 of the
Lease. Tenant’s Architect shall retain the services of Landlord’s mechanical, electrical and plumbing engineers and Landlord’s structural engineers for the design of the Finish Work, provided that such engineers are available at
commercially reasonable rates. Even though such engineers may have been otherwise engaged by Landlord in connection with the Building, Tenant shall be solely responsible for the liabilities and expenses of all architectural and engineering services
relating to the Finish Work (subject to reimbursement from the Finish Work Allowance with respect to the Finish Work) and for the adequacy and completeness of the Construction Documents submitted to Landlord. 

2.2 Construction Documents. Tenant shall cause Tenant’s Architect to prepare a concept plan and program for the entire Premises
that is consistent with first class office and laboratory use (the “Concept Plan”), schematic design drawings, design development drawings, and construction documents for the Finish Work in accordance with the provisions of this
Exhibit 3.1 and Article 8 of the Lease (such plans, and any interim plans submitted to Landlord in connection therewith, together with the Concept Plan, shall be referred to collectively herein as the “Construction
Documents”). All Construction Documents shall comply with Applicable Laws and with the drawing format and specifications provided by Landlord, and shall be subject to Landlord’s review and approval, such approval not to be
unreasonably withheld or delayed. Tenant shall be responsible for Landlord’s third party plan review fees. 

  
 Exhibit 3.1 

1 

 Tenant shall deliver the following to Landlord in accordance with the following schedule
(the “Time Deadlines”): 
  

			
	Concept Plan	  	Within 30 days of the Effective Date
		
	Schematic Design	  	May 15, 2019
		
	Design Development	  	June 15, 2019
		
	Construction documents	  	
	For pricing/permits and GMP	  	July 15, 2019

 The Construction Documents shall be based on the approved Concept Plan and shall not deviate therefrom
in any material respect without Landlord’s approval, to be given or withheld in accordance with the terms of this Exhibit 3.1 with respect to approval of plans. Landlord shall review and approve, or disapprove by written notice in
sufficient detail for Tenant to be able to reply, within ten (10) business days following the proper submission of any Construction Documents. In the event that Landlord does not approve or disapprove Tenant’s proposed Construction
Documents within ten (10) business days after receipt thereof, then Tenant may send a second notice to Landlord with a legend in bold and prominent print stating that “FAILURE TO REPLY TO THIS REQUEST FOR APPROVAL OF THE TENANT PLANS
WITHIN FIVE (5) BUSINESS DAYS MAY BE DEEMED TO BE LANDLORD’S APPROVAL” and, if Landlord fails to approve or disapprove of such Tenant plans within five (5) business days following delivery of such second notice, then Landlord
shall be deemed to have approved the Construction Documents in question. All approvals, inspections, and requirements of Landlord with respect to any Construction Documents and Finish Work shall be for Landlord’s benefit only, may not be relied
on by Tenant (other than for purposes of evidencing Landlord’s consent), and shall not affect Tenant’s responsibility for the same. The Finish Work shall mean the work shown on the final, approved Construction Documents, as affected by any
approved Finish Work Change Orders (as defined below), and shall include all work in the “Tenant” column on the allocation of responsibility attached as Attachment 1. Where more than one type of material or structure is indicated on
the approved Construction Documents as permitted substitutions, the decisions regarding the selection of which type of material or structure among those shown will be within Tenant’s reasonable discretion if the matter concerns the Finish Work,
and within Landlord’s reasonable discretion if the matter affects the structural components of the Building or any Building systems. 

2.3 Finish Work Allowance. Landlord shall provide Tenant with an allowance for the costs (the “Allowance Costs”) of
preparing the Premises for Tenant’s initial occupancy including the costs of (i) constructing the Finish Work (the “Hard Costs”), and (ii) architectural and engineering fees incurred in the design of the Finish Work,
design and construction consulting fees, data/telecom cabling costs, and costs for the design and installation of Tenant’s signage, mechanical equipment and trade fixtures (collectively, the “Soft Costs”) in an amount not to
exceed $12,286,440.00 [$180.00 per rentable square foot] (the “Finish Work Allowance”). Tenant may use up to $1,842,966.00 [$27.00 per rentable square foot, i.e., 15%] of the Finish Work Allowance for the Soft Costs of the Finish
Work. Except as expressly set forth above with respect to Soft Costs, no portion of the Finish Work Allowance may be used for the cost of furniture, fixtures or equipment installed in the Premises. All construction and design costs for the Finish
Work in excess of the Finish Work Allowance shall be paid for entirely by Tenant, and Landlord shall not provide any reimbursement therefor. Landlord shall be entitled to a construction oversight fee equal to two percent (2%) of the Hard Costs
of the Finish Work (the “Oversight Fee”), which shall be deducted from the Finish Work Allowance. 

  
 Exhibit 3.1 

2 

 Landlord shall reimburse Tenant for the actual third-party Allowance Costs in an aggregate
amount not to exceed the Finish Work Allowance, which payments (each, an “Allowance Payment”) shall be made within forty-five (45) days of Tenant’s request (which request may not be made more than once per month) if such
request is accompanied by (x) a written statement from Tenant’s architect or engineer that any Finish Work subject to the requisition has been completed in accordance with the approved Construction Documents and setting forth the
percentage of Finish Work then complete, and (y) an itemized statement of the actual third-party cost to Tenant of the Finish Work to date, together with invoices and other appropriate back-up documentation, including mechanics lien waivers
from Tenant’s contractor and any subcontractors performing work submitting bills with such requisition that are entitled to lien rights under Massachusetts law (but no such lien waivers shall be required from subcontractors providing services
to Tenant costing less than $10,000), and then only if the following conditions have been fully satisfied: (a) at all times prior to submitting its request for payment and at the time payment is to be made, Tenant is not in default beyond
applicable grace periods under the Lease; and (b) Landlord shall have no reason to believe that any work for which payment is requisitioned has not been properly completed. If the estimated total cost of the Finish Work exceeds the Finish Work
Allowance, disbursement of the Finish Work Allowance shall be made on a pro-rata basis in proportion to the total cost of the Finish Work, as reasonably estimated by Tenant and documented to Landlord to Landlord’s reasonable satisfaction.
Landlord shall pay from the Finish Work Allowance the Oversight Fee as such work progresses. 
 Landlord shall not be required to disburse
portions of the Finish Work Allowance on account of retainage under the construction contract for the Finish Work until after submission by Tenant of (i) final mechanic’s lien waivers from Tenant’s contractor and all of its
subcontractors that are entitled to lien rights under Massachusetts law (but no such lien waivers shall be required from subcontractors providing services to Tenant costing less than $10,000) (ii) a written statement from Tenant’s
architect or engineer that the Finish Work has been completed in accordance with the approved Construction Documents, (iii) a permanent certificate of occupancy for the Premises, (iv) an itemized statement of the actual third-party cost to
Tenant of the Finish Work, together with invoices and other appropriate back-up documentation, (v) three (3) sets of “as built” plans and a CAD disk of all such plans that are on a CAD system, and (vi) copies of all
warranties for such work. 
 Tenant’s final requisition for the Finish Work Allowance shall be submitted within fifteen
(15) months following the Commencement Date. Any portion of the Finish Work Allowance not utilized within fifteen (15) months following the Commencement Date shall be retained by Landlord and Tenant shall have no further right to the same.

 2.4 Finish Work Change Orders. Tenant may, from time to time, by written order to Landlord on a form reasonably specified by
Landlord (“Finish Work Change Order”), request Landlord’s approval of a change in the Finish Work shown on the Construction Documents, which approval shall be granted or denied in accordance with the standards set forth in
Article 8 of the Lease and this Work Letter; provided, however, in the event such change is required pursuant to Applicable Laws, Landlord agrees not to withhold its consent to the same. The Construction Documents shall not be modified except
with Landlord’s prior written approval; and all modifications to the Construction Documents, whether material or not, shall be made only by Finish Work Change Order submitted in timely fashion to Landlord and approved by Landlord. Landlord
shall have ten (10) business days after receipt of a Finish Work Change Order to notify Tenant in writing of Landlord’s decision either to approve or object. Provided, in the event that Landlord does not approve or disapprove Tenant’s
proposed Finish Work Change Order within ten (10) business days after receipt thereof, then Tenant may send a second notice to Landlord with a legend in bold and prominent print stating that “FAILURE TO REPLY TO THIS REQUEST FOR APPROVAL
WITHIN FIVE (5) BUSINESS DAYS MAY BE DEEMED TO BE LANDLORD’S APPROVAL” and, if Landlord fails to approve or disapprove of such Finish Work Change Order within 

  
 Exhibit 3.1 

3 

 
five (5) business days following delivery of such second notice, then Landlord shall be deemed to have approved the Finish Work Change Order Documents in question. Notwithstanding anything
to the contrary contained herein, Tenant shall be entitled to complete the Finish Work with Minor Variations (as hereinafter defined) from the approved Construction Documents, with Landlord’s further consent. For purposes of this Work Letter,
“Minor Variations” shall mean any modifications necessary: (i) to comply with Applicable Laws and/or to obtain or comply with any required permit;; or (ii) to make reasonable adjustments for field deviations or conditions
encountered during the construction of the Finish Work where Tenant’s approval is not required under the terms of its construction contract. 

2.5 Performance of Finish Work by Tenant. The Finish Work shall be designed and constructed by Tenant in accordance with, and subject
to, the provisions of Article 8 of the Lease and this Work Letter. Landlord shall not be responsible for any aspects of the design or construction of Finish Work, the correction of any defects therein, or any delays in the completion thereof. Tenant
shall retain a general contractor approved by Landlord (such approval not to be unreasonably withheld, conditioned or delayed) to perform the Finish Work. Tenant shall construct the Finish Work in a good and workmanlike manner, using new materials
of first quality, and shall comply with Applicable Laws and all applicable ordinances, orders and regulations of governmental authorities applicable to the Finish Work, including without limitation, the ADA. Tenant may perform the Finish Work during
Normal Business Hours subject to coordination with Landlord and provided that such work during business hours does not interfere with the business operations of other Building tenants. No Finish Work shall be performed except in accordance with the
Construction Documents, Minor Variations and any Finish Work Change Orders approved by Landlord, and by a contractor reasonably approved by Landlord. Landlord has no obligation to approve any Finish Work Change Order or any Finish Work not shown on
the Construction Documents, or otherwise considered a Minor Variation, approved by Landlord or reasonably inferable therefrom if, in Landlord’s reasonable judgment, such Finish Work (i) would materially increase the cost of operating the
Building or increase the cost of performing any other work in the Building, unless in each case Tenant pays such incremental costs, (ii) are incompatible with the design, quality, equipment or systems of the Building, (iii) would require
unusual expense to readapt the Premises to general purpose office use, laboratory or research and development uses or (iv) otherwise do not comply with the provisions of this Lease (including, without limitation, Article 8). By its execution of
the Lease, and submission of any Construction Documents and Finish Work Change Orders, Tenant will be deemed to have approved of, and shall be legally responsible for, such Construction Documents and Finish Work Change Orders. Tenant shall be
responsible for costs of Building services or facilities (such as electricity, freight elevator usage, fire safety, water, HVAC, tap-in fees, cleaning, etc.) required to implement the Finish Work. 

Landlord may elect to participate in construction meetings with Tenant and Tenant’s general contractor on a weekly basis or as otherwise
agreed to by the parties to review the progress of the Finish Work. 
 Tenant shall not be required to use union labor for construction of
the Finish Work. However, neither Tenant, nor any Tenant contractor performing any work or inspections in the Premises following the Commencement Date, shall cause or permit any labor disharmony to occur, and Tenant shall be responsible for all
costs required to produce labor harmony on account of the performance of the Finish Work. If labor disharmony arises as a result of a contractor or subcontractor engaged by Tenant, or otherwise on account of the Finish Work, then Landlord shall have
the right, in addition to other rights and remedies under the Lease, to exclude from the Premises such contractor or subcontractor. 

Tenant shall obtain a permanent certificate of occupancy for the Premises within twelve (12) months following the Commencement Date. If
Tenant has not obtained the certificate of occupancy by the date set forth in the preceding sentence, then Landlord shall have the right, at Tenant’s expense, to do such Finish Work as is necessary to obtain the certificate of occupancy upon
twenty (20) days’ prior written notice to Tenant. 

  
 Exhibit 3.1 

4 

 2.6 Tenant’s Authorized Representative. Kimberly Barry (office phone:
617-949-4222/cell phone: 617-596-6436; e-mail: kim.barry@codiakbio.com), Tenant’s Authorized Representative, shall have full power and authority to act on behalf of Tenant on any matters relating to this Work Letter. Tenant may name a
replacement Authorized Representative from time to time by written notice to Landlord making reference to this Exhibit 3.1. 
 2.7
Landlord’s Authorized Representative. Gretchen McGill (office phone: 617-936-4812/cell phone: 957-233-8839: email: gretchen.mcgill@thedaviscompanies.com), Landlord’s Authorized Representative, shall have full authority and
responsibility to act on behalf of Landlord on any matters relating to this Work Letter. Landlord may name a replacement Authorized Representative from time to time by written notice to Tenant making reference to this Exhibit 3.1 

2.8 This Exhibit shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any
options under the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless
expressly so provided in the Lease or any amendment or supplement to the Lease. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. 

  
 Exhibit 3.1 

5 

 Attachment 1 

Matrix 
 Note: Nothing in
this Matrix is intended to change the definition of “Common Areas” under the Lease. 
 

 

  
 Exhibit 3.1 

6 

 

 

  
 Exhibit 3.1 

7 

 

 

  
 Exhibit 3.1 

8 

 

 

  
 Exhibit 3.1 

9 

 

 

  
 Exhibit 3.1 

10 

 

 

  
 Exhibit 3.1 

11 

 

 

  
 Exhibit 3.1 

12 

 

 

  
 Exhibit 3.1 

13 

 

 

  
 Exhibit 3.1 

14 

 

 

  
 Exhibit 3.1 

15 

 

 

  
 Exhibit 3.1 

16 

 

 

  
 Exhibit 3.1 

17 

 Exhibit 3.1-1 

Certificate of Ocupancy 
  

					
	

	  	 CITY OF CAMBRIDGE

INSPECTIONAL SERVICES DEPARTMENT

831 Massachusetts Avenue, Cambridge, MA 02138

Tel: 617 - 349 - 6100 Fax: 617 - 349 - 6132
  

CERTIFICATE OF USE AND OCCUPANCY
	  	

 In accordance with the provision of Chapter 143 of the MGL, and Section 111/R110 of the Eighth Edition of the Building Code
and in accordance with the provisions of Chapter 40A of the MGL and Article 9.000, Section 9.20 of the Cambridge Zoning Ordinance, this is to certify that building and/or land located at address below has been inspected and the occupancies thereof
are hereby authorized: 
 35 Cambridgepark Dr 

Cambridge, MA 02140 
  

									
	Certificate Number:	 	 CO-077775-2018
	 	 Occupancy Group:
	 	B/M Business / Mercantile, S2 Storage - Low Hazard,	  	Building Permit No: 58169-2017
				
	Owner:	 	DIV35 CPD, LLC c/o The Davis Companiese Class:	 	Article 4 Section 4.34.(D)	  	Zone: O-ZA/AOD-6
				
	Architect:	 	Spagnola Gisness & Associates	 		  	Type: 1B
				
	Contractor:	 	John Moriarty and Associates	 		  	

 Digital copies of plans are retained with the Building Permit record. 

 

							
	 Floor:
	  		  	Approved Usage	  	Square Footage
		  	 Basement
	  	N/A	  	0
		  	 1st Floor
	  	Core & Shell	  	16,598
		  	 2nd Floor
	  	Core & Shell	  	30,409
		  	 3rd Floor
	  	Core & Shell	  	33,395
		  	 4th Floor
	  	Core & Shell	  	30,409
		  	 5th Floor
	  	Core & Shell	  	25,179
		  	 AddI Levels
	  	N/A	  	0
		  	 Roof Use
	  	N/A	  	0
		  	 Parking Location
	  	N/A	  	

  

					
	Other:	  		  	# of Space
			
		  		  	Date of Issuance: 11/20/2018
		  		  	
		  		  	/s/ Ranjit Singanayagam
	Conditions:	  		  	 Ranjit Singanayagam

Commissioner

 This certificate must be available on the premises at all times. 

  
 Exhibit 3.1-1 

1 

 EXHIBIT 4.6.2 

FORM OF LETTER OF CREDIT 

L/C DRAFT LANGUAGE 
 IRREVOCABLE STANDBY LETTER OF
CREDIT NUMBER              
 ISSUE DATE:
             
 ISSUING BANK: 

[            ] 

[            ] 

[            ] 

[            ] 

BENEFICIARY: 
 DIV 35 CPD, LLC 

C/O THE DAVIS COMPANIES 
 125 HIGH STREET, 21ST FLOOR 
 BOSTON, MASSACHUSETTS 02110 

APPLICANT: 
 CODIAK BIOSCIENCES, INC. 

500 TECHNOLOGY SQUARE, 9TH FLOOR 
 CAMBRIDGE, MA 02139 

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

EXPIRATION DATE:                      

PLACE OF EXPIRATION: ISSUING BANK’S COUNTERS AT ITS ABOVE ADDRESS 

DEAR SIR/MADAM: 
 WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY
LETTER OF CREDIT NO.             IN YOUR FAVOR AVAILABLE BY PAYMENT AGAINST YOUR PRESENTATION TO US OF THE FOLLOWING DOCUMENT: 

BENEFICIARY’S SIGNED AND DATED STATEMENT STATING AS FOLLOWS: 

1. “WE ARE ENTITLED TO DRAW ON THE LETTER OF CREDIT PURSUANT TO THE TERMS OF THAT CERTAIN LEASE AGREEMENT BETWEEN BENEFICIARY, AS LANDLORD, AND APPLICANT,
AS TENANT AND WE ARE DRAWING FOR US$            ”; OR 

  
 Exhibit 4.6.2 

1 

 2. BENEFICIARY HEREBY CERTIFIES THAT IT HAS RECEIVED NOTICE FROM
            THAT THE LETTER OF CREDIT NO.             WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE AND APPLICANT HAS
FAILED TO PROVIDE A SATISFACTORY REPLACEMENT OF THIS LETTER OF CREDIT AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT AND WE ARE DRAWING FOR
US$            .” 
 PARTIAL DRAWS AND MULTIPLE PRESENTATIONS ARE ALLOWED. 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE EXPIRATION DATE
UNLESS AT LEAST 60 DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE SEND TO YOU A NOTICE BY REGISTERED OR CERTIFIED MAIL OR OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE THEN CURRENT
EXPIRATION DATE. IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND             . 

ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE REQUIRED DOCUMENTS AND SHALL BE DULY HONORED BY US UPON PRESENTATION OF SUCH DOCUMENTS
ON A BUSINESS DAY AT OUR OFFICE (THE “BANK’S OFFICE”) AT:             , ATTENTION:             . 

FACSIMILE PRESENTATIONS ARE ALSO PERMITTED. SHOULD BENEFICIARY WISH TO MAKE A PRESENTATION UNDER THIS LETTER OF CREDIT ENTIRELY BY FACSIMILE TRANSMISSION IT
NEED NOT TRANSMIT THE ORIGINAL OF THIS LETTER OF CREDIT AND AMENDMENTS, IF ANY. EACH FACSIMILE TRANSMISSION SHALL BE MADE AT:             ; AND UNDER CONTEMPORANEOUS TELEPHONE ADVICE TO:
            ATTENTION: GLOBAL TRADE FINANCE. ABSENCE OF THE AFORESAID TELEPHONE ADVICE SHALL NOT AFFECT OUR OBLIGATION TO HONOR ANY DRAW REQUEST. 

THIS LETTER OF CREDIT IS TRANSFERABLE IN WHOLE BUT NOT IN PART ONE OR MORE TIMES, BUT IN EACH INSTANCE ONLY TO A SINGLE BENEFICIARY AS TRANSFEREE AND FOR THE
THEN AVAILABLE AMOUNT, AT NO COST OR EXPENSE TO BENEFICIARY, ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATION, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY
AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINALS OR COPIES OF ALL AMENDMENTS, IF ANY, TO THIS LETTER OF CREDIT MUST BE SURRENDERED TO US AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER
WITH OUR TRANSFER FORM ATTACHED HERETO AS EXHIBIT A DULY EXECUTED. THE CORRECTNESS OF THE SIGNATURE AND TITLE OF THE PERSON SIGNING THE TRANSFER FORM MUST BE VERIFIED BY BENEFICIARY’S BANK. APPLICANT SHALL PAY OUR TRANSFER FEE OF 1⁄4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00) UNDER THIS LETTER OF CREDIT. HOWEVER, APPLICANT’S PAYMENT OF SUCH TRANSFER FEE SHALL NOT BE A CONDITION OF SUCH

  
 Exhibit 4.6.2 

2 

 
TRANSFER. EACH TRANSFER SHALL BE EVIDENCED BY EITHER (1) OUR ENDORSEMENT ON THE REVERSE OF THE LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL OF THE LETTER OF CREDIT SO ENDORSED TO THE
TRANSFEREE OR (2) OUR ISSUING A REPLACEMENT LETTER OF CREDIT TO THE TRANSFEREE ON SUBSTANTIALLY THE SAME TERMS AND CONDITIONS AS THE TRANSFERRED LETTER OF CREDIT (IN WHICH EVENT THE TRANSFERRED LETTER OF CREDIT SHALL HAVE NO FURTHER EFFECT).

 IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK,
WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE.

 THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 

 

					
	  
	 		  	  

	AUTHORIZED SIGNATURE	 		  	AUTHORIZED SIGNATURE

  
 Exhibit 4.6.2 

3 

 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER
                     
 EXHIBIT
A 
 FORM OF TRANSFER FORM 
 DATE:
                     
 TO:
            [            ] 

                   [       
     ] 

                   [       
     ] 

                   [       
     ] 
 RE: IRREVOCABLE STANDBY LETTER OF CREDIT 

NO.             ISSUED BY 

L/C AMOUNT:                     

 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 DIRECTLY 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
EITHER (1) ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER, OR (2) ISSUE A REPLACEMENT LETTER OF CREDIT TO THE TRANSFEREE ON SUBSTANTIALLY THE SAME TERMS AND
CONDITIONS AS THE TRANSFERRED LETTER OF CREDIT (IN WHICH EVENT THE TRANSFERRED LETTER OF CREDIT SHALL HAVE NO FURTHER EFFECT). 

 

 SINCERELY, 
  

                          
                                   

        (BENEFICIARY’S NAME) 
  

                          
                                   

    (SIGNATURE OF BENEFICIARY) 
  

                          
                                   

            (NAME AND TITLE)

 
SIGNATURE AUTHENTICATED 
 The
name(s), title(s), and signature(s) conform to that/those on file with us for the company and the signature(s) is/are authorized to execute this instrument. 
  

                       
                                      

(Name of Bank) 
  

                       
                                      

(Address of Bank) 
  

                       
                                      

(City, State, ZIP Code) 
  

                       
                                      

(Authorized Name and Title) 
  

                       
                                      

(Authorized Signature) 
  

                       
                                      

(Telephone number)

 

  
 Exhibit 4.6.2 

4 

 EXHIBIT 6.1 

CLEANING SPECIFICATIONS 
  

Main Entrances & Lobbies 

Daily: 
  

	 	•	 	 Completely wash all glass doors with glass squeeze, inside and out. 

 

	 	•	 	 Clean door frames in and out. 

 

	 	•	 	 Dust all glass sills and other horizontal surfaces. 

 

	 	•	 	 Spot clean walls where needed. 

 

	 	•	 	 Sweep and wash floor (where applicable) 

 

	 	•	 	 Spot clean carpet where needed. 

 

	 	•	 	 Vacuum all carpet 

Weekly: 
  

	 	•	 	 Dust all high reach areas 

 

	 	•	 	 Polish all door tracks 

 

	 	•	 	 Buff tile floors if applicable 

Quarterly: 
  

	 	•	 	 Shampoo carpets 

  

	 	•	 	 Strip and wax VCT flooring where needed 

Elevators 
 Daily: 

	 	•	 	 Completely clean inside and outside of cab 

 

	 	•	 	 Spot clean ceiling 

  

	 	•	 	 Spot clean carpet if needed 

 

	 	•	 	 Vacuum all door tracks 

 

	 	•	 	 Vacuum carpet 

  

	 	•	 	 Sweep and wash flooring if applicable 

Weekly: 
  

	 	•	 	 Polish all elevator tracks 

Monthly: 
  

	 	•	 	 Clean ceiling vents 

Quarterly: 
  

	 	•	 	 Shampoo carpets 

  
 Exhibit 6.1 

1 

 Hallways 

Daily: 
  

	 	•	 	 Empty all trash and replace liners where applicable (liners to be provided by customer) 

 

	 	•	 	 Dust all horizontal surfaces 

 

	 	•	 	 Spot clean walls, doors and door frames 

 

	 	•	 	 Dust all wall picture frames and other wall ornaments 

 

	 	•	 	 Spot clean all glass where needed 

 

	 	•	 	 Sweep and wash floors 

  

	 	•	 	 Vacuum all carpets 

  

	 	•	 	 Completely clean all directories. 

Weekly: 
  

	 	•	 	 Dust all high reach areas 

 

	 	•	 	 Edge vacuum all carpet 

Quarterly: 
  

	 	•	 	 Clean all ceiling vents 

 

	 	•	 	 Shampoo all carpeted areas 

Bathrooms 
 Daily: 

 

	 	•	 	 Empty all wastebaskets and replace liners ( to be provided by customer ) 

 

	 	•	 	 Replace all paper products ( to be supplied by customer ) 

 

	 	•	 	 Clean all mirrors 

  

	 	•	 	 Clean all bright work and stainless steel 

 

	 	•	 	 Spot clean walls and partitions 

 

	 	•	 	 Clean all counters and sinks 

 

	 	•	 	 Clean all shower stalls 

 

	 	•	 	 Clean and disinfect all toilet bowls and urinals 

 

	 	•	 	 Sweep and wash all floors 

Weekly: 
  

	 	•	 	 Dust tops of partitions 

 

	 	•	 	 Flush floor drains with water and disinfectant to prevent bad odors 

Monthly: 
  

	 	•	 	 Completely wash down all walls, doors and partitions 

Quarterly: 
  

	 	•	 	 Clean all ceiling vents 

 

	 	•	 	 Machine scrub floors. 

  
 Exhibit 6.1 

2 

 Stairwells 

Daily: 
  

	 	•	 	 Walk all stairways, pick up loose trash and spot clean where necessary 

 

	 	•	 	 Report any maintenance issues to Facilities Manager 

Weekly: 
  

	 	•	 	 Complete dusting of window sills, hand rails and other horizontal surfaces such as pipes, etc

  

	 	•	 	 Spot wash walls, doors and door frames 

 

	 	•	 	 Sweep and wash floors (always post Wet Floor Signs at every stair landing. 

OTHER SERVICES/CAPACITIES 
 ELEVATORS 

 

	 	•	 	 2 Passenger elevators with 3,500 lb. capacity, 350 FPM. Each serves main lobby Level 1 through Level 5

  

	 	•	 	 1 Service elevator with 5,000 lb. capacity, 350 FPM, 4’0” wide door opening. Serves main lobby Level 1
through mechanical penthouse. 

 SECURITY 
  

	 	•	 	 Card access at Building entries 

With respect to portions of the Building intended for office use: 

PLUMBING 
  

	 	•	 	 Domestic water service with backflow prevention and Base Building risers, but Tenant is responsible for domestic
water distribution within Tenant’s Premises including reduced pressure backflow preventer 

 HEATING, VENTILATION, AIR CONDITIONING
(HVAC) 
  

	 	•	 	 Building Management System (BMS) for Base Building 

 

	 	•	 	 Boiler Capacity – Office: 20 BTU / SF 

 

	 	•	 	 Cooling Tower Capacity – Office: 350 SF / Ton 

ELECTRICAL 
  

	 	•	 	 480/277v bus riser in electrical closets for Tenant connection 

 

	 	•	 	 Allocation of bus power for Tenant use (w/ USF): 

Office Lighting: 1.5w / SF 

Office Power: 5w / SF 
 With respect to portions
of the Building intended for laboratory use: 
 PLUMBING 
  

	 	•	 	 Non-potable water risers for lab use including water booster system and reduced pressure backflow preventer, but
Tenant is responsible for Non-potable water distribution within Tenant Premises 

 HEATING, VENTILATION, AIR CONDITIONING (HVAC) 

 

	 	•	 	 Central water cooled chilled water plant 

 

	 	•	 	 Boiler Capacity – Lab: 150 to 200 BTU / SF 

 

	 	•	 	 Cooling Tower Capacity – Lab: 100 to 150 SF / Ton 

  
 Exhibit 6.1 

3 

	 	•	 	 Lab once–through supply air handling units with prefilters, final filters, chilled water coils, and hot
water coils. Units are sized for approximately 1.75 cfm per usable square foot of lab space and 0.2 cfm per SF of office space. 

ELECTRICAL 
  

	 	•	 	 Allocation of bus power for Tenant use (w/ USF): 

(w/ USF): Lab Lighting: 1.5w / SF 

Lab Power: 12w / SF 

  
 Exhibit 6.1 

4 

 EXHIBIT 7.4 

RULES AND REGULATIONS 

Tenant Rules and Regulations 

35 Cambridge Park Drive 

BUILDING MANAGEMENT PERSONNEL 

Davis Management Co. 

Tenant Service Coordinator 

Kim Sullivan 

978-790-4835; ksullivan@thedaviscompanies.com 

Building Superintendent 

Jesse Moody 

603-973-9195; jmoody@thedaviscompanies.com 

Property Manager 
 Jason
Biedrzycki 
 603-320-7594; jbiedrzycki@thedaviscompanies.com 

Emergency Service Line 

617-451-1300 x265 

  
 Exhibit 7.4 

1 

 INDEX 
  

					
	 Item
	  	Section(s)	 
		
	 Advertising
	  	 	15, 22, 46	 
		
	 Animals
	  	 	11	 
		
	 Common Areas
	  	 	3, 4, 24, 27	 
		
	 Construction
	  	 	14, 16, 18, 30, 32, 43	 
		
	 Decorations
	  	 	45	 
		
	 Deliveries
	  	 	8, 9, 20, 25, 27, 48	 
		
	 Directory
	  	 	46	 
		
	 Disturbance
	  	 	1	 
		
	 Electric
	  	 	6, 33, 38	 
		
	 Hazardous Materials
	  	 	2, 30, 40	 
		
	 HVAC
	  	 	5	 
		
	 Insurance
	  	 	34, 37	 
		
	 Janitorial
	  	 	39	 
		
	 Life Safety
	  	 	7, 29, 36	 
		
	 Moving
	  	 	27	 
		
	 Parking
	  	 	13, 41, 42, 50, 51, 52	 
		
	 Plumbing
	  	 	12	 
		
	 Rubbish
	  	 	17	 
		
	 Service Requests
	  	 	35	 
		
	 Smoking
	  	 	44	 
		
	 Storage
	  	 	2	 
		
	 Use of Premises
	  	 	19, 21, 28, 30, 31, 42	 
		
	 Vending
	  	 	23, 24	 
		
	 Window Treatment
	  	 	26	 

  
 Exhibit 7.4 

2 

 RULES and REGULATIONS 

TENANT RULES & REGULATIONS 
  

	 	1.	 ALL TENANTS are to conduct their businesses in a manner that shall not unreasonably annoy, disrupt or otherwise
interfere with the rights of other tenants in the Building. 

  

	 	2.	 At no time and under no circumstances shall Landlord have any responsibility for the storage or removal of any
“medical waste”, “infectious waste”, “hazardous medical waste”, “hazardous physical waste” as such terms may from time to time be defined in any municipal, state, or federal statutes, laws, ordinances, rules,
or regulations or may apply to Tenant or to the premises demised to Tenant because of the business, profession or activity carried on in the Premises by Tenant, Tenant’s servants, agents, employees, invites, or anyone claiming by, through or
under Tenant. 

  

	 	3.	 The sidewalks, entrances, passages, elevators, lobbies, stairways, and halls must not be obstructed or used for
any purpose other than ingress to and egress from any leased premises. 

  

	 	4.	 Emergency egress stairway doors may NOT be “propped-open” for any reason. These stairways are for
egress only and the stairway doors may be locked from the stair-side to prevent unwanted intrusion into the building. So long as the Premises includes usable space on more than two floors of the Building, Tenant may install card readers on internal
stairwell doors and utilize internal stairwells for secondary access and egress within the Premises, subject to Landlord’s reasonable rules with respect to such access and use and to Applicable Laws. 

 

	 	5.	 Tenant shall operate HVAC equipment in a manner that is consistent with standards prescribed by building
management. Tenant shall be responsible for any damage which may occur from improper operation such as leaving a thermostat at its lowest setpoint for an extended period of time causing a coil to freeze. Please check with building management to
confirm proper operating procedures. There are to be NO supplemental heaters or heating elements within tenant spaces. Use of such devices presents a fire hazard. 

 

	 	6.	 High intensity or accent lighting (holiday lighting, candles, heat lamps (other than in a controlled
laboratory), etc.) is NOT PERMITTED, as it presents fire hazards. 

  

	 	7.	 As required by local ordinances, Landlord shall, from time to time, test the Building’s fire control and
alarm systems. Tenant shall cooperate in familiarizing its employees with such fire alarm systems and shall make each of its employees aware of the fire exits within the Premises and shall cooperate with any fire drills, systems, test, inspections
and/or repairs as may be required from time to time. 

  

	 	8.	 Building access, Loading Area access and transportation of materials, equipment, furniture, or supplies into
and/or through the building must be scheduled, through the Management Office or Tenant Services Coordinator, to take place during non-business hours, other than regularly scheduled deliveries of ordinary shipments of office and laboratory supplies
(which may take place during business hours). (See “LOADING AREA RULES & REGULATIONS”, below) 

  
 Exhibit 7.4 

3 

	 	9.	 Any equipment, computers, furniture, or items being removed from the Building must be accompanied by a Property
Removal Request (i.e., on tenant’s letterhead, with authorization evidenced by tenant’s Office Manager’s signature) 

  

	 	10.	 Each tenant must provide the Property Management Office with a key to access its suite(s). Each key will be
kept, by the Property Manager, in a secure, locked, key box. Each time a suite is re-keyed, a new key must be provided to the Property Management Office. Whenever possible please notify Management Office prior to re-keying so building key systems
can be maintained. 

 No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant,
nor shall any changes be made in existing locks or the mechanism thereof without the prior written consent of the Landlord, which shall not be unreasonably withheld. Tenant must, upon the termination of its tenancy, restore to Landlord all keys of
stores, shops, booths, stands, offices and toilet rooms, either furnished to or otherwise procured by Tenant; and in the event of the loss of any keys so furnished, Tenant shall pay to Landlord the cost thereof. 

 

	 	11.	 There are no animals/pets of any kind (leashed, caged, muzzled) allowed into the building, with exception for
service animals. 

  

	 	12.	 To avoid damage to the Building’s plumbing system or to prevent plumbing blockages, restroom trash
receptacles (and NOT the toilets) are to be used for disposing of all paper towels, sanitary napkins, and objects foreign to toilet/plumbing systems. Damage resulting to any such fixtures or appliances from misuse by Tenant or its agents, employees,
or invitees shall be paid for by Tenant, and Landlord shall not in any case be responsible therefore. 

  

	 	13.	 Parking in Fire Lanes, except for medical and emergency vehicles is PROHIBITED BY LAW. All other vehicles in
Fire Lanes are subject to being towed at the owner’s expense. 

  

	 	14.	 Subject to the terms and conditions of the Lease, all plans for proposed improvements to a tenant’s
demised premises and any contractor proposed by a tenant must be approved in advance by Davis Management Co. (See Construction Rules.) 

  

	 	15.	 No Tenant may display any type of advertisements that would alienate site visitors or customers from another
tenant’s business. 

  

	 	16.	 Construction Rules and Regulations must be adhered to through the construction/improvement process (plan
approval, permitting, insurance, delivery & construction scheduling, Building access, alarm shut downs, inspections, and occupancy permit). See separate Construction Rules & Regulations. 

 

	 	17.	 No trash or debris can be stored within tenant areas that might result in rodent infestation. All food, fluid,
or wet trash must be disposed of in the site trash compactor at the close of business each day. All trash and debris generated by Retail Tenants must be disposed of appropriately in the trash compactor. 

 

	 	18.	 Except as permitted as part of the Finish Work or as otherwise part of alterations expressly permitted under
the Lease, no tenant shall mark, paint, drill into, or in any way deface any part of the Premises or the Building of which they form a part. No boring, cutting, or stringing of wires shall be permitted, except with the prior written consent of the
Landlord, and as the Landlord may direct. 

  
 Exhibit 7.4 

4 

	 	19.	 No space in the Building, except as provided in individual leases, shall be used for manufacturing, for the
storage of merchandise, or for the sale of merchandise, goods, or property of any kind at auction. 

  

	 	20.	 Delivery carts, hand trucks and similar devices must be properly equipped with rubber tires and protective
guards. Tenant shall be held strictly responsible for any damage to the Premises caused by Tenant’s vendors, suppliers, agents or delivery services. 

  

	 	21.	 No Tenant shall occupy or permit any portion of the Premises to be occupied for the possession, storage,
manufacture or sale of liquor, narcotics or drugs, or any other illegal substance of any kind. 

  

	 	22.	 Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s opinion,
tends to impair the reputation of the Building or its desirability as a building for offices, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising. Tenant shall not use the name of the building or its
owner in any advertising without the express prior written consent of the Landlord. 

  

	 	23.	 No Tenant shall install or permit the installation or use of any machines dispensing goods for sale, including
without limitation foods, beverages, cigarettes or cigars without first notifying Landlord. 

  

	 	24.	 Canvassing, soliciting and pedaling in the Building are prohibited and each Tenant shall cooperate to prevent
the same by notifying Landlord. Landlord reserves the right to inspect any parcel or package being removed from the Building by Tenant, its employees, representatives and business invitees. 

 

	 	25.	 The main entrance, lobbies, passages, corridors, elevators and stairways or any exterior portions of the
Building shall not be encumbered or obstructed by Tenant, Tenant’s agents, servants, employees, licensees or visitors. The moving in and out of all safes, freight, furniture, or bulky matter of any description must take place during the hours
which Landlord may determine from time to time. Landlord reserves the right to inspect all freight and bulky matter to be brought into the Building and to exclude from the Building all freight and bulky matter which violates any of these Rules and
Regulations or the Lease of which these Rules and Regulations are part. 

  

	 	26.	 Except as otherwise expressly set forth in the Lease, no curtains, blinds, shades, screens, or signs other than
those furnished by Landlord shall be attached to, hung in, or used in connection with any exterior window or suite entry door of the Premises without the prior written consent of the Landlord. 

 

	 	27.	 Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of any
merchandise or materials which require the use of elevators, stairways, lobby areas, or loading dock areas, shall be restricted to reasonable hours designed by Landlord. Such activity may be supervised by Landlord and performed in the reasonable
manner stated by Landlord. Landlord may prohibit any article, equipment, or any other item from being brought into the Building that would violate this Lease. Tenant is to assume all risk for damage to articles moved

  
 Exhibit 7.4 

5 

	 	
and injury to any persons resulting from such activity. If any equipment, property, and/or personnel of Landlord or of any other tenant is damaged or injured as a result of or in connection with
such activity, Tenant shall be solely liable for any and all damage or loss resulting therefrom. 

  

	 	28.	 Landlord shall have the power to prescribe the weight and position of safes and other heavy equipment or items,
which in all cases shall not in the opinion of Landlord exceed acceptable floor loading and weight distribution requirements. All damage done to the Building by the installation, maintenance, operation, existence or removal of any property of Tenant
shall be repaired at the expense of Tenant. 

  

	 	29.	 Common area corridor doors, when not in use, shall be kept closed. 

 

	 	30.	 Except as expressly permitted under the Lease, no flammable, explosive, or dangerous fluid or substance shall
be used or kept by Tenant in the Premises or Building, except for those substances as are typically found in similar premises used for the specified and approved use in the Lease and are being used by Tenant in accordance with all applicable laws,
rules, and regulations. Tenant shall not, without Landlord’s prior consent, use, store, install, spill, remove, release or dispose of within or about the Premises or any other portion of the Property, any asbestos-containing materials or any
solid, liquid or gaseous material now or hereafter considered toxic or hazardous materials under the provisions of any applicable environmental law which may now or hereafter be in effect. If Landlord does give written consent to Tenant pursuant to
the foregoing sentence, Tenant shall comply with all applicable laws, rules and regulations pertaining to and governing such use by Tenant, and shall remain liable for all costs of cleanup or removal in connection therewith. Tenant shall supply
Building management with current Material Safety Data Sheets along with maximum quantities of materials stored on site. 

  

	 	31.	 Tenant shall not use or occupy the Premises in any manner or for any purpose which would injure the reputation
or impair the present or future value of the Premises or the Building (it being understood that the Permitted Use does not violate the foregoing); without limiting the foregoing, Tenant shall not use or permit the Premises or any portion thereof to
be used for lodging, sleeping or for any illegal purpose. 

  

	 	32.	 Except as otherwise expressly permitted under the Lease, Tenant shall not take any action which would violate
Landlord’s labor contracts affecting the Building or which would cause any work stoppage, picketing, labor disruption or dispute, or any interference with the business of Landlord or any other tenant or occupant of the Building or with the
rights and privileges of any person lawfully in the Building. Tenant shall take any actions necessary to resolve any such work stoppage, picketing; labor disruption, dispute or interference and shall have pickets removed and, at the request of
Landlord, immediately terminate at any time any construction work being performed in the Premises giving rise to such labor problems, until such time as Landlord shall have given its written consent for such work to resume. 

 

	 	33.	 Tenant shall not install, operate or maintain in the Premises or any other area of the Building, any electrical
equipment which does not bear the U/L (Underwriters Laboratories) seal of approval (unless Tenant shall supply the Landlord with documentation evidencing the safety and capacity of such non U/L approved equipment), 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 and the present and future

  
 Exhibit 7.4 

6 

	 	
requirements therefore in the Building. Tenant shall not furnish any cooling or heating to the Premises, including, without limitation, the use of any electronic or gas heating devices, without
Landlord’s prior written consent which shall not be unreasonably withheld. 

  

	 	34.	 All vendors to be contracted by the Tenant for services related to the Premises must be approved in advance by
Building management and comply with insurance requirements if deemed appropriate by Building management. (See insurance requirements, below.) Construction vendors must comply with Construction Rules, see attached. Contractor and contractor’s
sub-contractors must check in with Building management upon each daily arrival to the Building. 

  

	 	35.	 For daily maintenance service calls, or general tenant requests, questions, or concerns please contact the
Building management directly. Alternatively, tenants may use the web based service request system. Please contact Building management for specific instructions and to receive a tenant specific password. 

 

	 	36.	 Tenants shall adhere to and familiarize their employees with Building safety and evacuation plans as furnished
and modified by the Property Manager. In the event of any Building/site-related Emergency, please contact Building management or our Emergency line at (617)-451-1300 x265. 

 

	 	37.	 The Contractor shall purchase from and maintain in a company lawfully authorized to do business in the
Commonwealth of Massachusetts insurance for protection from claims under workers’ or workmen’s compensation acts and other employee benefit acts which are applicable, claims for damages because of bodily injury, including death, and from
claims for damages, other than to the work itself, to property which may arise out of or result from the Contractors operations, whether such operations be by the Contractor or by a Subcontractor or anyone directly or indirectly employed by any of
them. This insurance shall be of the types and within minimum limits or liability as follows: Worker’s Compensation $500,000, Comprehensive General Liability $1,000,000 per occurrence, $2,000,000 aggregate. Automobile liability insurance on any
vehicle used by Contractor in the performance of the services specified herein with combined single limit coverage of not less than $1,000,000. Please contact the Building management for landlord additional insured entities which must be named on
each certificate of insurance. Certificates of such insurance shall be filed with the Management Company prior to the commencement of the Work. 

The tenant shall maintain insurance coverage as required in the lease. Please contact Building management for landlord additional insured
entities which must be named on each certificate of insurance. 
  

	 	38.	 Access to certain Electric Room and Janitors’ Closets may be restricted. During Normal Business Hours,
access to these areas may be arranged by contacting Building management (see “Work Orders & Service Requests”, below). After hours access to these areas is available by prior arrangement. Please note: these rooms are not to be
used for storage of any items, and any items found stored in these rooms will be disposed of at a cost to the responsible tenant. 

  

	 	39.	 Cleaning of suites is performed strictly in accordance with requirements outlined in each respective lease.
Cleaning of any restrooms, exam rooms, laboratories, kitchens, and/or food preparation areas within a tenant’s suite, unless provided for specifically within the terms of the lease, is outside of the Landlord’s cleaning obligations and
will require a separate agreement between tenant and an independent cleaning contractor (or be performed by tenant, directly). 

  
 Exhibit 7.4 

7 

	 	40.	 Tenants shall not store or keep flammable fluids or solvents in their leased premises unless permitted by their
lease. Please see item #30. 

  

	 	41.	 Tenants and their visitors shall obey all parking regulations. 

 

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

  

	 	43.	 Tenant shall carry out Tenant’s permitted maintenance repairs, alterations and improvements in the
Premises only during reasonable times agreed to in advance by Landlord and in a manner which will not interfere with the rights of other tenants in the Building (it being understood that Tenant’s Finish Work may be performed during Normal
Business Hours so long as Tenant does not disturb other tenants or interfere with the operation of the Building). 

  

	 	44.	 Tenant shall inform its employees and visitors of the laws and ordinances of the Town/City of Cambridge
relating to prohibition of smoking. No smoking will be allowed anywhere inside the Building. 

  

	 	45.	 NO natural holiday decorations (trees, wreaths, evergreens decorations, etc.) are allowed within the
Building. All such items are categorized by the Cambridge Fire Department as fire hazards. 

  

	 	46.	 A building directory will be maintained in the main lobby of the Building at the expense of the Landlord and
the number of such listings shall be at the discretion of Landlord. Except as otherwise provided in the Lease, no sign, advertisement, notice or other lettering shall be exhibited, inscribed, painted, or affixed by any Tenant on any part of the
outside or inside of the Premises or Building without the prior written consents of the Landlord. In the event of the violation of the foregoing by any Tenant, Landlord may remove same without any liability, and may charge the expense incurred by
such removal to the Tenant or Tenants violating this rule. Standard directory tablets shall be inscribed, painted or affixed for each Tenant, at Landlord’s one-time expense per tenant, and shall be provided in Landlord’s size, color and
style. 

  

	 	47.	 Normal Business Hours are Monday through Friday between the hours of 7:00 a.m. and 6:00 p.m., and Saturdays
8:00 am to 1:00 pm, holidays recognized by unions and the Federal government excluded. During Normal Business Hours the main entrances will be open. 

  

	 	48.	 Outside Normal Business Hours the Building will be locked. In order to gain access to the Building, Tenants
will be required to use their Building access cards. 

  

	 	49.	 Access Cards may be requested from Building management, in writing, on company letterhead, by fax or
electronically, as follows: 

 Each request for an Access Card must be submitted by authorized tenant-representatives and
must provide, at a minimum, the following information: 
  

	 	•	 	 The full name(s) of the individual(s) for whom access is being requested; 

 

	 	•	 	 The specific Building/door(s) for which access is being requested; 

  
 Exhibit 7.4 

8 

	 	•	 	 The make(s), model(s) and license plate(s) state and number for any vehicle(s) each applicant may park at the
Building; 

  

	 	•	 	 The full name and signature of the authorized individual requesting the Access Card(s). 

 

	 	50.	 Handicapped Parking Spaces are for those who need them and have the appropriate license plates or vehicle
identification. Any abuse of handicapped parking spaces may be reported directly to Building management. 

 Notwithstanding anything to
the contrary contained herein, in the event of a conflict between the Lease and the Rules and Regulations now or hereafter promulgated by Landlord, the terms and conditions of the Lease shall control. 

  
 Exhibit 7.4 

9 

 35 CambridgePark Drive 

Construction Rules, 

Specifications and Standards 

  
 Exhibit 7.4 

10 

 Contents 
  

					
	Contents	  	 	11	 
	Summary Page	  	 	12	 
	Construction Rules	  	 	13	 
	 1. General Conditions
	  	 	13	 
	 General
	  	 	13	 
	 Review and Approval
	  	 	14	 
	 Commencement of Work
	  	 	14	 
	 Access
	  	 	15	 
	 Work In Harmony
	  	 	16	 
	 Conduct
	  	 	16	 
	 Safety
	  	 	16	 
	 Reporting Incidents
	  	 	17	 
	 Demolition, Removal, Salvages, and Cleaning
	  	 	17	 
	 2. Construction Scheduling
	  	 	18	 
	 Coordination
	  	 	18	 
	 Shut Downs
	  	 	18	 
	 After Hours Work
	  	 	18	 
	 3. Submission upon Completion
	  	 	19	 
	 Specifications
	  	 	20	 
	 4. Materials
	  	 	20	 
	 5. Heating, Ventilation, and Air Conditioning
	  	 	20	 
	 6. Electrical Systems
	  	 	22	 
	 7. Fire Alarm / Life safety System
	  	 	23	 
	 8. Sprinkler Work
	  	 	24	 
	 9. Plumbing Systems
	  	 	25	 
	 10. Welding and Heat Cutting Work
	  	 	25	 
	 11. Keys and Locks
	  	 	26	 
	 12. Finishes, Flooring, and Ceilings
	  	 	26	 
	Contacts	  	 	27	 
	Exhibit A Certificate of Insurance REQUIREMENTS	  	 	28	 
	Exhibit B PRE-CONSTRUCTION Meeting	  	 	30	 
	Exhibit C Lien Waivers	  	 	36	 
	Exhibit D Closeout Documents	  	 	41	 
	Exhibit E Aerial Lift Form	  	 	42	 

  
 Exhibit 7.4 

11 

 Summary Page 

This Construction Rules, Specifications and Standards document is designed to provide efficient design and scheduling of work while protecting
the safety of all tenants, building staff, contractors and building occupants, as well as any unnecessary noise and inconveniences. The attached document explains the procedures and has been prepared in keeping with the standard lease at 35
CambridgePark Drive. In the event a conflict arises, the lease shall prevail unless local, state or federal code dictates otherwise. It contains detailed information and requirements to assist you in planning and implementing construction projects.
Please review the document carefully before design begins (see the “Kick-Off Meeting” section). 
  

	1.	 DIV 35 CPD, LLC (Landlord) must be contacted before any construction project begins. Landlord can assist with
the efficient implementation of the project. 

  

	2.	 Incorporate the provisions of this document into all your agreements and contracts with your chosen engineer,
architect, and contractor. Written approval is required from Landlord before the contracting of any work or construction. 

  

	3.	 It is required to submit at least two (2) weeks prior to construction a set of drawings and plans to
Landlord for review and approval. Landlord must also approve your list of contractors and subcontractors. 

  

	4.	 It is required to submit to Landlord for approval detailed schedules, addresses and telephone numbers of
supervisors, contractors, and sub-contractors prior to construction. 

  

	5.	 It is required that any noisy or disruptive work, odor or dust producing work, and delivery of construction
material be completed outside regular business hours. 

  

	6.	 Landlord reserves the right to stop any construction or conditions that do not meet the criteria outlined in
this document. All contractors are expected to maintain safe and orderly conditions, labor harmony and proper handling of all hazardous materials. 

The intent of this summary page is to conveniently highlight key aspects of the attached document (entitled “Construction Rules, Specifications, and
Standards”) and in no way supersedes it. 
 Questions and comments are invited. Please address them to: 

DIV 35 CPD, LLC 
 c/o Jason
Biedrzycki 
 Vice President Construction 

The Davis Companies 
 125 High
Street, No. 2111 
 Boston, MA 02110-2704 

O: (617) 472-2196 | C: (603) 320-7594 

email: jbiedrzycki@thedaviscompanies.com 

  
 Exhibit 7.4 

12 

 Construction Rules 

1. General Conditions 
 General 

 

	 	1.1	 All tenant work shall be performed in accordance with these rules and specifications and the applicable
provisions of the lease. 

  

	 	1.2	 These construction rules, specifications, and standards are subject to change from time to time as deemed
necessary by Landlord. 

  

	 	1.3	 Contractor’s duties for work specified within these rules and specifications shall include compliance with
all codes, ordinances, rules, regulations, orders and all other requirements mandated by authorities that bear on the performance of all work. 

  

	 	1.4	 The provisions of these rules and specifications shall be incorporated in all agreements governing the
performance of all tenant work, including, without limitation, any agreements governing services to be rendered by each contractor, consultant and engineer. 

  

	 	1.5	 Except as otherwise provided in these rules and specifications, all inquiries, submissions and approvals in
connection with any tenant work shall be processed through Landlord. 

  

	 	1.6	 All costs associated with any building disruption, including, but not limited to, shutdowns, disconnections,
investigative work or other work requiring the participation of building personnel, shall be reimbursed by the tenant or contractor if it is outside normal building hours M-F only. 

 

	 	1.7	 Landlord reserves the right to approve all contractors or suppliers and their respective employees. Landlord
shall have the right, with reasonable cause, and without any liability, to direct the contractor to immediately remove any contractor or supplier, their employees, his own supervisory and administrative personnel and immediately replace them with
approved contractors. 

  

	 	1.8	 Landlord shall have the right to assign its own representative to any construction project for the purpose of
monitoring the construction schedule and any work performed. All work shall be subject to reasonable supervision and inspection by Landlord’s designated representative. Landlord’s representative will act as liaison between the contractor
and/or tenant’s project team and the property manager’s project staff. The Landlord representative shall attend any job meetings that may be necessary to carry out these requirements. The meetings are to be maintained by the general
contractor along with copies of schedules, meeting agendas and minutes. 

  

	 	1.9	 The contractor and tenant are required to protect all common areas that are used for delivery of material.

  

	 	1.10	 Cleaning of common areas, including, but not limited to, restrooms and stairwells, must occur on a daily basis.

  
 Exhibit 7.4 

13 

 Review and Approval 
  

	 	1.11	 Any tenant wishing to perform tenant work must first obtain Landlord’s written approval of its plan for
such tenant work. Under no circumstances will any tenant work be permitted prior to such approval. Such written approval shall be obtained prior to the execution of any agreement with any contractor for the performance of such tenant work.

  

	 	1.12	 Any tenant or contractor performing construction work or modifications of any type shall, at least two
(2) weeks before any construction work is to begin, furnish to Landlord a full set of plans and specifications describing such construction work. 

  

	 	1.13	 All plans shall be drafted in accordance with the rules and specifications found within this document and
state, federal, and local codes. 

  

	 	1.14	 The design manifested in the plans will be reviewed by Landlord and shall comply with its requirements so as to
avoid aesthetic or other conflicts with the design and function or the tenant’s premises and of the building as a whole. 

  

	 	1.15	 Prior to the commencement of construction or issuance of bid packages to contractors, Tenant shall submit to
Landlord the names of all contractors. All approved contractors including the general contractor are to provide a certificate of insurance per the requirements contained in Exhibit A. 

 

	 	1.16	 No tenant work shall be commenced by any contractor unless and until all the requirements set forth in section
1.17 (A-G below) have been received for the tenant work in question and the property manager has approved the requirements set forth in section 1.17 (A-G below). 

Commencement of Work 
  

	 	1.17	 No tenant work shall be performed unless all the items listed below have been provided to Landlord and
approved. In the event that the tenant proposes to change any of items A-G below, Landlord must be immediately notified of such change and such change shall be subject to the approval of Landlord. In addition to the requirements below, a
pre-construction meeting must be scheduled with Landlord prior to commencement of work, including a checklist of the provided documents related to items A-G (please also see Exhibit B). 

 

	 	A.	 Schedule for the work, including start and completion dates, regular daily work schedule , any phasing or
special working hours and a list of anticipated shut downs of property systems. 

  

	 	B.	 List of all contractors and sub-contractors, including addresses and telephone numbers of all project
supervisors. 

  

	 	C.	 Copies of all necessary governmental building permits, licenses, and approvals. 

 

	 	D.	 Smoke detector bagging permit issued by Cambridge Fire Prevention. This permit is required during most
construction work and usually requires a walk- through of the construction site by the Cambridge Fire Prevention Representative before issue. 

  
 Exhibit 7.4 

14 

	 	E.	 Proof of current insurance from all sub-contractors, including the general contractor, to the limits set out in
Exhibit A. 

  

	 	F.	 Evidence that the tenant has obtained written lien waivers acceptable to Landlord and in the form attached
hereto in Exhibit C. 

  

	 	G.	 Safety plans from the general contractor detailing policies and procedures related to safe working conditions
that adhere to all building requirements and state/local/federal requirements. 

 Access 

 

	 	1.18	 All contractors, subcontractors, vendors, etc. shall enter/exit the building through the loading dock or back
entry of the building and the relevant work floor(s) via the freight elevator (where applicable). All access to the loading dock must be requested through Landlord. The General Contractor will be responsible for providing a list of all approved
subcontractors, vendors, etc. The building is under no obligation to allow access to anyone not on the aforementioned list. 

  

	 	1.19	 Any additional hours, including, but not limited to, trash outs, large deliveries and demo and loud work, must
be scheduled with a minimum of 48 hours’ advance notice. 

  

	 	1.20	 All contractors and sub-contractors shall contact Landlord prior to commencing work and shall confirm work
location, elevator usage and hours of work, which shall be scheduled so as not to disrupt or bother other tenants and users of the building or building systems. 

 

	 	1.21	 Parking is not allowed in or near: visitor parking spaces at the front of each building, truck docks,
handicapped spaces, fire access lanes or any private way in or surrounding the property. It will be requested that unauthorized vehicles parked in the above-restricted areas be removed immediately or risk being towed at owner’s expense.

  

	 	1.22	 Contractors transporting equipment, materials or tools and contractors wearing tool belts shall be restricted
to the freight elevator. The use of passenger elevators is fully restricted without written authorization from Landlord. 

  

	 	1.23	 No contractors or sub-contractors will be permitted to enter private or public space in the property other than
the common areas of the property necessary to give direct access to the premises of the space for which the sub/contractor has been employed without the prior approval of Landlord. 

 

	 	1.24	 All contractors or sub-contractors must obtain permission from Landlord prior to undertaking work in any space
outside of the tenant’s premises. This requirement specifically includes ceiling spaces below the premises where 

  
 Exhibit 7.4 

15 

	 	
work is undertaken. Such permission is at the convenience of the effected tenant and access is to be granted outside of regular business hours. Contractors undertaking such work shall ensure that
all work, including work required to reinstate removed items and cleaning, be completed prior to opening the next business day. A building engineer will be required while working in the effected tenant suite. All costs associated with the building
engineer will be the sole cost of the general contractor. 

  

	 	1.25	 Contractors shall ensure that all furniture, equipment and accessories in areas potentially affected by tenant
work in another tenant’s suite shall be adequately protected by means of drop cloths or other appropriate measures. The premises shall be returned to the same condition found a minimum of one hour prior to the start of regular business hours.

 Work In Harmony 
  

	 	1.26	 All contractors shall be responsible for employing skilled and competent personnel and suppliers who shall
abide by the rules and specifications herein set forth as amended from time to time by Landlord. 

  

	 	1.27	 No tenant shall at any time, either directly or indirectly, employ, permit the employment or continue the
employment of any contractor if such employment or continued employment will or does interfere, cause labor disharmony, coordination difficulty, delay, or conflict with any contractors engaged in construction work in or about the property.

 Conduct 
  

	 	1.28	 While in or about the property all contractors shall maintain a dignified, quiet, courteous and professional
manner at all times. Contractors shall wear clothing suitable for their work and shall remain fully attired at all times. No smoking is permitted in the building. All contractors will be responsible for the proper behavior and conduct of their
sub-contractors, including locations outside of the work area such as the exterior of the building. 

  

	 	1.29	 Landlord reserves the right to remove anyone who is: causing a disturbance to any tenant or occupant of the
property or any other person using or servicing the property; interfering with the work of others; or is in any other way displaying conduct or performance not compatible with the property manager’s standards. 

Safety 
  

	 	1.30	 All contractors shall police ongoing construction operations and activities at all times. The premises must be
kept orderly and cleanliness in and about the premises is to be maintained, ensuring safety and protection of all areas. 

  

	 	1.31	 No gasoline-powered equipment is allowed to be used on the property at any time. 

 

	 	1.32	 All welding and cutting work must be pre-approved by Landlord and is subject to section 10 of this document.

  

	 	1.33	 Any contractor performing aerial or elevated work will be required to fill out a site specific safety plan.
This includes but is not limited to work performed off staging, scaffolding, any type of lift, extension ladder or step ladder taller than 10 feet, and rooftop work. Please see Exhibit E for a sample plan. 

  
 Exhibit 7.4 

16 

 Reporting Incidents 
  

	 	1.34	 All accidents and disturbances or threats thereof, and any noteworthy events pertaining to the property or the
tenant’s property, shall be reported immediately to Landlord, with a written incident report to follow within 24 hours of any such event. 

Demolition, Removal, Salvages, and Cleaning 
  

	 	1.35	 Contractors shall remove all rubbish, waste and debris from the property daily, outside of regular business
hours (7am-6pm, MO-FR & 8am-1pm, SA), unless otherwise approved by Landlord. Loading docks, freight elevators, and any routes used to transport debris must be cleaned prior to regular business hours. No construction waste shall be permitted
to be stored outside the construction site unless approved by Landlord. The property’s trash compactors and electronic recycling bins shall not be used for construction waste or other debris. For any demolition and debris the contractor must
make arrangements with Landlord to locate and schedule an additional waste container to be supplied at the cost of the tenant engaging such contractor. All additional waste containers must be of the “recycling” type. At the end of the
construction project a recycling report must be provided to Landlord. Landlord’s goal is that 75% of all debris be LEED recycled. 

  

	 	1.36	 Toxic, hazardous or flammable waste is to be properly removed daily and disposed of in full compliance with all
applicable laws, ordinances, rules and regulations. If a previous unknown material is suspected of being toxic or hazardous, Landlord must be notified immediately. 

 

	 	1.37	 Contractors shall, prior to removing any item (including, without limitation, building standard doors, frames
and hardware, light fixtures, ceiling diffusers, exhaust fans, sprinkler heads, fire alarm equipment, etc.) from the property, notify Landlord that they intend to remove these items. At the election of Landlord, contractors shall deliver any such
items without cost to an area designated by Landlord that shall be within the property. 

  

	 	1.38	 Contractors shall be responsible for the daily or as needed clean-up to maintain the cleanliness of all common
corridors, restrooms, mechanical spaces, stairwells, restrooms (as designated by Landlord) and other areas that are used or traveled upon by the contractor and/or their sub-contractors. These areas include tenant floors that are shared by tenants
not associated with the construction of the same floor. Pre-filters must be installed on all return air ducts, diffusers and valves and in front of any HV filter rack (see Sections 5.8 and 5.9). 

 

	 	1.39	 All electrical/communication cables that will not be re-used must be completely removed. 

 

	 	1.40	 During demolition, care must be taken not to disrupt the fire alarm system devices or any wiring. The
contractor must arrange the removal and temporary fire alarm system wiring to be performed by the Property-approved fire alarm contractor. 

  
 Exhibit 7.4 

17 

	 	1.41	 Landlord may require that an engineer be on site at the cost of the tenant for major demolition work.

 2. Construction Scheduling 

Coordination 
  

	 	2.1	 All tenant work shall be carried out expeditiously and with minimum disturbance and disruption to the operation
of the property and without causing discomfort, inconvenience or annoyance to any of the other tenants or occupants of the property or the public at large. 

  

	 	2.2	 All contractors and sub-contractors shall contact Landlord prior to commencing work (see Exhibit B) to confirm
work location and property access, including elevator usage and times of operation. Landlord must be contacted to gain access to the property before and after regular business hours or any other hours designated from time to time by Landlord and all
day on weekends and holidays. 

  

	 	2.3	 All schedules for the performance of construction, including materials deliveries, must be coordinated through
Landlord. Landlord has the right, without incurring any liability to any tenant or contractor, to stop the activities or to require rescheduling of the work based on adverse impact on the tenants or occupants of the property or in the maintenance or
operations of the property. 

  

	 	2.4	 No tenant work shall be performed in the property’s mechanical or electrical equipment rooms without
Landlord’s prior approval and the supervision of a representative designated by Landlord. The tenant or contractor shall reimburse the landlord for any costs for third-party or after-hours supervision. 

Shut Downs 
  

	 	2.5	 Work that requires a system shut down during normal business hours will require a minimum of 48 hours’
notice and is subject to approval by Landlord. 

  

	 	2.6	 If any tenant work requires the shutdown of mains for electrical systems, fire alarm, mechanical systems,
sprinkler systems, plumbing systems or any other systems, such work shall be approved, coordinated and supervised by a representative of Landlord. The tenant or contractor shall reimburse the landlord for any costs for third-party or after-hours
supervision. 

 After Hours Work 
  

	 	2.7	 The tenant or contractor shall provide Landlord with at least 24 hours’ notice before proceeding with any
after-hours work, as hereinafter defined. Work outside of regular business hours will be permitted only at the times agreed upon by the property manager, unless otherwise specifically permitted in writing by Landlord. The tenant or contractor shall
provide Landlord 72 hours’ notice when access to another tenant suite is required. When working in another tenant’s suite, everything in the suite that will be affected must be protected prior to work commencing. A building engineer will
be required when performing work in another tenant’s suite. The cost of the building engineer will be the tenant’s or contractor’s sole responsibility. 

  
 Exhibit 7.4 

18 

 The following items listed are considered after-hours work: 

 

	 	A.	 All utility disruptions, disconnection and turnovers that will cause an inconvenience, disruption or
disturbance or may jeopardize the safety of any other tenant or occupants in the property. Some examples: electrical, fire alarm, sprinkler work, domestic water, gas, etc. These types of work will require a minimum of 72 hours notification to
Landlord. 

  

	 	B.	 Activities involving high levels of noise, including demolition, coring, drilling and ramsetting.

  

	 	C.	 Any work causing fumes, odors, or dust to spread throughout the space that can affect the comfort or safety of
any other tenants or occupants at any time. This may include: soldering, adhesives, solvents, dust, painting, refinishing, etc. 

  

	 	D.	 The delivery of materials and the distribution of such materials. 

 

	 	E.	 The removal of materials or waste materials. 

 

	 	F.	 All welding and heat cutting work. 

 

	 	G.	 Fire Alarm Testing. 

3. Submission upon Completion- See also Exhibit D 
  

	 	3.1	 Upon completion of any tenant work and prior to taking occupancy, tenant shall submit to Landlord a permanent
certificate of occupancy and final approval of any other governmental agencies having jurisdiction. 

  

	 	3.2	 A properly executed air balancing report, signed by a professional engineer, shall be submitted to Landlord
upon completion of all mechanical work. 

  

	 	3.3	 The general contractor shall submit to Landlord one (1) final full set of “as-built” drawings
and one (1) electronic copy (CD/DVD). 

  

	 	3.4	 Upon completion of the construction project Landlord will perform a visual inspection of the common areas. Any
damage created from construction will be the contractor’s responsibility to repair. 

  
 Exhibit 7.4 

19 

 Specifications 

4. Materials 
  

	 	4.1	 All materials and equipment required for the construction of the premises must comply with the property
standards and conform to the plans and specifications approved by Landlord. The materials must be installed in the locations shown on the drawings approved by Landlord. 

 

	 	4.2	 Any materials that do not conform to the property standards and require material substitution must be approved
by Landlord. 

  

	 	4.3	 No alterations to approved plans will be made without prior knowledge and approval of Landlord. Such changes
shall be documented on the as-built drawings, as required to be delivered to Landlord pursuant to section 3.3 of these rules and specifications. 

5. Heating, Ventilation and Air Conditioning 
  

	 	5.2	 All equipment and materials must comply with the property standards. All substitutions must be approved by
Landlord. 

  

	 	5.3	 Any HVAC installations requiring soldering or brazing on multi-tenant floors and any work causing fumes or
odors on a full floor construction project to travel beyond the immediate working area shall be done after hours. Landlord must be contacted to approve and schedule this work. Landlord will issue daily “Hot Work” permits.

  

	 	5.4	 The base building HVAC equipment on the floors must be operated by the property engineering staff only, unless
approved by Landlord. 

  

	 	5.5	 Air balancing must be performed if the original HVAC design is changed in any way. If the original HVAC design
is changed the contract will notify Landlord to evaluate and approve the new design. The air balancer is to be hired by the general contractor, not the HVAC sub-contractor. 

 

	 	5.6	 The addition of a terminal box and air balancing is required in areas that divide 2 tenant spaces. No VAV/FPT
box is permitted to serve 2 different tenant spaces. The tenant’s engineer shall examine the availability of the system to determine whether or not the terminal box installation meets system design. Please notify Landlord if this situation
occurs. 

  

	 	5.7	 Any relocations or additions of FPT or VAV terminal boxes must include the relocation or addition of the
thermostats needed to operate them. All terminal boxes’ electrical circuit wiring must be wired and labeled to the proper circuit and panel. Do not wire them to the lighting circuit. 

 

	 	5.8	 All new or existing FPT/VAV boxes must be approved by Landlord. The FPT/VAV box and controls must be of the
same type as building standard unless approved in writing by Landlord. 

  

	 	5.9	 All thermostats that are part of the construction space must be calibrated per building standards. The return
air system intake must be covered with a pre-filter material to prevent contamination of the duct system and the distribution of dust throughout the space. This pre-filter shall be checked and replaced on a regular basis during the entire
construction. In the case of multi-tenant or partially occupied floors a pre-filter must be installed on all return air transfer grilles. 

  
 Exhibit 7.4 

20 

	 	5.10	 The terminal boxes throughout the construction space must have pre-filters installed at each terminal box air
intake to prevent contamination of the duct system and the distribution of dust throughout the space. These filters shall be checked and replaced on a regular basis during the entire construction period. New filters must be installed after
construction is complete. 

  

	 	5.11	 With the installation of any equipment that may require a flexible connector (flex) to be installed, the size
of the flex shall be as short as possible and no longer that (5) five feet. 

  

	 	5.12	 The installation of all tenant self-contained air conditioning units (SCAC) shall be subject to the following
conditions (A-G listed below): 

  

	 	A.	 At no time will the tenant be allowed to dump return air from any type of supplemental cooling into the ceiling
plenum. 

  

	 	B.	 All equipment, valves, controls, meters and other components must be installed in order to provide reasonable
access and to properly maintain and service the equipment. 

  

	 	C.	 All new HVAC controls, pumps, and systems that are installed shall have a system diagram and/or control diagram
affixed to the inside of the control box of the adjacent wall. The electrical panel shall be properly marked indicating the new equipment. 

  

	 	D.	 All condensate lines must be tied into an existing drain line and not onto the floor. These lines are not
permitted to be run across the floor at any point. 

  

	 	E.	 The electrical wiring must be installed to the proper circuit panel. All new equipment shall be wired per
manufacturers’ specifications. A submeter (e-mon) meter shall be installed at the tenant’s expense so that proper electricity billing can be done. 

  

	 	F.	 All penetrations caused from any HVAC installation must be sealed with an approved fire proofing material. All
penetrations caused by the removal of any HVAC equipment and piping must be filled with the appropriate materials. The removal of piping from floors requires that the floor be filled with cement. The contractor shall be responsible for all existing
penetrations that have been disturbed by the installation or removal of HVAC equipment. 

  

	 	G.	 Any ceilings accessed for HVAC installations must be properly replaced. Ceiling tiles that are damaged or
missing will be the responsibility of the contractor. All labor and/or replacement costs to repair the ceiling will be charged to the contractor. 

  
 Exhibit 7.4 

21 

 6. Electrical Systems 
  

	 	6.1	 If it is required that electrical power to base building circuits or power to other tenant spaces be shut down,
Landlord must be notified. Then, only under the direction of Landlord, may the power be shut down. 

  

	 	6.2	 All conductors/circuits of 50 volts or more and any low voltage cables 50 volts or less must be installed in
accordance with any applicable codes. 

  

	 	6.3	 No live work is permitted at any time. Lockout / Tagout procedures shall be followed at all times. Panel
covers must be re-installed immediately, before energizing, to prevent unauthorized access and to prevent any safety hazards. 

  

	 	6.4	 All existing, new and relocated circuits must be properly marked in the electrical panel(s) at the conclusion
of the project. 

  

	 	6.5	 The addition of all electrical panels, sub-panels, transformers and other major equipment must be provided by
Tenant on MEP plans. 

  

	 	6.6	 All electrical wiring that is installed in the mechanical rooms, electrical rooms, telephone rooms, storage
rooms and any other exposed areas must be provided by Tenant on MEP plans. In the event MEP plans cannot be met, Landlord must notify Tenant to establish an approved method of installation. 

 

	 	6.7	 All penetrations caused from any electrical installation must be sealed with an approved fire proofing
material. All penetrations caused from the removal of electrical conduits, cables and equipment must be filled with the appropriate materials. The removal of floor outlets requires the floor to be filled with cement. The contractor shall be
responsible for all existing penetrations that have been disturbed by the installation or the removal of conduits, cables and equipment. 

  

	 	6.8	 National Electric Code shall be followed for all wiring methods. Cables must be independently supported and
properly affixed to the framing members above the ductwork. No cables shall be supported from the lighting fixtures, sprinkler piping, conduits, etc. 

  

	 	6.9	 All circuits entering panels, disconnects, gear, etc. must be installed into a conduit. A pull-can must be
installed above the suspended ceiling within the tenant space and piped to the enclosure. BX cables are not allowed to be directly installed into the panel. 

  

	 	6.10	 Any ceilings that have been accessed for all electrical installations must be properly replaced. Ceiling tiles
that are damaged or missing will be the responsibility of the contractor. All labor and/or replacement costs to repair the ceiling will be charged to the contractor. 

 

	 	6.11	 Any electrical/communication cables that will no longer be utilized and disconnected must be pulled out
completely. Cables must be disconnected and removed from the ceiling, electrical rooms, mechanical rooms or any other chase all the way back to their originating source or connection point. 

  
 Exhibit 7.4 

22 

 7. Fire Alarm / Life Safety System 

 

	 	7.1	 Any charges incurred in taking any life safety service off-line and returning it to normal service will be the
contractor’s or tenant’s responsibility. This includes any charges from Cambridge Fire Department, property-approved contractors, engineering personnel or other involved vendors. The required notification is 24 hours before service
disconnect or reconnect. 

  

	 	7.2	 False or unnecessary fire alarms caused by the construction that results in a fine or any other charges will be
the responsibility of the contractor or tenant. 

  

	 	7.3	 All additions, modifications and tie-ins to the fire alarm system must be made at the direction of the
authority having jurisdiction and coordinated by Landlord. The property standard fire alarm contractor must be used to facilitate all work pertaining to the fire alarm system (see Property Approved Contractors at the end of this document).

  

	 	7.4	 All devices that are added, removed or changed in any way must be reflected in changes in programming to the
fire command center, at the tenant’s expense. 

  

	 	7.5	 The addition of speaker/strobes to the fire alarm system and their locations must comply with local ADA
requirements. 

  

	 	7.6	 The property’s fire alarm system must be evaluated before the addition and/or required replacement of ADA
speaker/strobes to the present system. If it is determined that the additional and/or required replacement of these strobes will affect the proper operation of the system, a booster panel must be added. The tenant or contractor will be responsible
for any costs associated with installation of this booster panel. Landlord must approve all changes to the fire alarm system. 

  

	 	7.7	 Smoke detectors and other fire alarm system devices must be protected during spray painting, demolition or
performance of other jobs that may cause these devices to become contaminated. Protection devices will be provided by the Engineering Department and must be removed by the end of each day they are installed. 

 

	 	7.8	 During most construction work the Cambridge Fire Prevention Office requires a bagging permit. A Cambridge Fire
Department representative will visit the construction site, approve the site and issue the permit. The contractor is responsible for covering the smoke detectors daily during all construction and removing coverings daily upon completion.

  

	 	7.9	 No pre-action or other tenant standalone life safety system may be tied into the base property without said
system having being approved by the Cambridge Fire Department and any other applicable governing body. Copies of such approval must be provided to the operations manager. 

 

	 	7.10	 Any ceilings that have been accessed for fire alarm installations must be properly replaced. Ceiling tiles that
are damaged or missing will be the responsibility of the contractor. All labor and/or replacement costs to repair the ceiling will be charged to the contractor. 

  
 Exhibit 7.4 

23 

	 	7.11	 All FA wire to be MC type cable. 

 

	 	7.12	 All FA wiring must be class “A.” 

 

	 	7.13	 All new devices must be compatible with the building’s fire alarm system. 

 

	 	7.14	 A pretest of all devices must be performed prior to the local fire department’s acceptance test. The
pretest must be scheduled with the building fire alarm contractor 3 business days in advance. 

  

	 	7.15	 All smoke detectors and other fire alarm devices that are disabled for construction shall be re-enabled at end
of construction shift (day or night). 

  

	 	7.16	 Fire Department rules should be followed at all times when disabling/enabling points. 

 

	 	7.17	 A fire alarm panel enable/disable request form or such other format Landlord designates (i.e.: email) shall be
completed and provided to Landlord with a minimum of 24 hours’ notice prior to any points being altered. 

 8. Sprinkler Work

  

	 	8.1	 All sprinkler work must be installed in accordance with the Cambridge Fire Department and/or other governing
agencies. 

  

	 	8.2	 All sprinkler contractors must be approved by Landlord. 

 

	 	8.3	 No Sprinkler shutoff valves shall be opened or closed without first giving notice to Landlord and then only
under the direction of Landlord shall these valves be exercised. 

  

	 	8.4	 Closing sprinkler valves requires them to be tagged with an impairment control tag and the impairment logbook
must be filled out and posted in the Fire Command Center. Landlord must be notified to implement this procedure. 

  

	 	8.5	 Anytime a sprinkler shutoff valve is closed to work on the system it must be opened by the end of the day and
the building property team must be notified and present. Under no circumstances will any section of the floor be left without sprinkler coverage during non-business hours. Landlord must be contacted if these conditions cannot be met.

  

	 	8.6	 When adding sprinkler heads it is required to match the existing sprinkler heads. In the event the standard
head is unavailable, an approved replacement head can be used. The sprinkler heads in the same visual area must match. Sprinkler head types must be consistent within the same visual area. 

 

	 	8.7	 The contractor is responsible for providing fire extinguishers during the entire construction. No pipe should
be next to or in front of FPT/VAV boxes. 

  
 Exhibit 7.4 

24 

 9. Plumbing Systems 
  

	 	9.1	 All plumbing installations must comply with local and state plumbing codes. 

 

	 	9.2	 Soldering and or brazing of plumbing installations shall be done after hours if there is a possibility fumes
will travel beyond the work site. Landlord must be contacted to approve and schedule this work. Landlord will issue daily “Hot Work” permits. 

  

	 	9.3	 All penetrations caused from any plumbing installation must be sealed with an approved fire proofing material.
All penetrations caused from the removal of plumbing piping and equipment must be filled with the appropriate materials. The removal of floor penetrating piping requires the floor to be filled with cement. The contractor shall be responsible for all
existing penetrations that have been disturbed by installation or removal of plumbing piping and equipment. 

  

	 	9.4	 Landlord must be notified of any plumbing work that will require domestic water feeding other areas of the
property to be turned off. The work must first be approved and scheduled by Landlord before any disconnection or shut off occurs. 

  

	 	9.5	 Shut off valves must be provided at all sinks and equipment that require use of the domestic water system.

  

	 	9.6	 Hot and cold water pipes shall be insulated in accordance with applicable code. 

 

	 	9.7	 Any ceilings that have been accessed for all plumbing installations must be properly replaced. Ceiling tiles
that are damaged or missing will be the responsibility of the contractor. All labor and/or replacement costs to repair the ceiling will be charged to the contractor. 

 

	 	9.8	 Any hot water tanks will require a water sensor and an automatic shutoff valve. 

10. Welding and Heat Cutting Work 
  

	 	10.1	 Before any welding or cutting is done the contractor must obtain a welding and cutting permit from the
Cambridge Fire Prevention office and submit it to Landlord for approval and recommendations. A letter acknowledging the work may be required by the Cambridge Fire Department and can be provided by Landlord. 

 

	 	10.2	 The sprinkler system must be in service at the location of the work site. 

 

	 	10.3	 A fire watch should be maintained on the floor levels where the work is conducted and the floors above and
below shall be monitored by the fire watch for at least one hour after welding or burning has ceased. The area shall be monitored by the contractor for two hours after the job is completed. If there is a chance that slag could enter into a utility
or elevator shaft, then the fire watch should cover the base of the shaft as well as the intermediate floors. 

  

	 	10.4	 Smoke detectors must be covered and or deactivated by the buildings fire alarm contractor at the location of
the work area. Landlord will engage the fire alarm contractor to uncover and or activate the smoke detectors when the work is complete. 

  
 Exhibit 7.4 

25 

	 	10.5	 All combustible materials shall be located at least 35 feet from the welding and burning area and must be
covered by non-combustible materials. 

  

	 	10.6	 All flammable liquids and materials must be removed from the welding and burning location.

  

	 	10.8	 A minimum of 1 multi-purpose 20 lb. fire extinguisher must be provided within 10 feet of the work area. The
extinguisher must be fully charged and have been properly serviced within the last year. It is the responsibility for the contractor to provide all extinguishers. 

 

	 	10.9	 A hot work permit must be filled out (see property team for form). 

 

	 	10.10	 All floor, wall penetrations, air ducts and transfers shall be covered and the air turned off to prevent sparks
from traveling through ductwork. 

  

	 	10.11	 Smoke eaters will be required anytime excessive smoke is present. The contractor will be responsible for
notifying Landlord of any smoke created and will receive direction of what steps will be required to eliminate or reduce the smoke. 

11. Keys and Locks 
  

	 	11.1	 Only Landlord personnel are allowed to change base building door cylinders at any time. Any unauthorized key
cylinders will be drilled out and removed at the tenant’s or general contractor’s expense. 

  

	 	11.2	 No master keys will be given or loaned to any contractor or construction personnel without the written
permission of Landlord and exchanged with a valid driver’s license. Keys that are provided during construction must be returned at the end of the project or the cost of rekeying will be absorbed by the contractor. 

 

	 	11.3	 All lock work must adhere to the buildings Master Key System. Please ask Operations Manager for property
specific key information and vendors. 

 12. Finishes, Flooring, and Ceilings 

 

	 	12.1	 No oil base paints, stains, varnishes or like substances will be used within the property without the written
consent of Landlord. 

  

	 	12.2	 These products typically cannot be applied during normal business hours. Scheduling such work and the operation
of the property exhaust fans must be used to eliminate or reduce the off gassing of any such products. Landlord must be contacted to arrange any such work. Additional ventilation, including after-hours HVAC and smoke detector plug-out/plugin fees,
may apply and shall be determined by Landlord. 

  
 Exhibit 7.4 

26 

 Contacts 

Tenant Service Coordinator 
 Kim Sullivan 

978-790-4835; ksullivan@thedaviscompanies.com 
 Building
Superintendent 
 Jesse Moody 
 603-973-9195;
jmoody@thedaviscompanies.com 
 Property Manager 
 Jason
Biedrzycki 
 603-320-7594; jbiedrzycki@thedaviscompanies.com 

  
 Exhibit 7.4 

27 

 Exhibit A 

Certificates of Insurance 

Certificates of Insurance 
 Landlord requires all service
contractors to carry insurance. Property Management collects certificates of insurance demonstrating that each vendor’s insurance meet Landlord minimum requirements and name DIV 35 CPD, LLC, The Davis Companies and other related parties as
additional insureds. 
 Service Contractor Certificates 

The specific insurance requirements for a particular service contractor are those written into their contract with the building owner/manager or tenant, and
these may differ from the guidelines listed below. When determining whether or not a certificate shows coverage that meets the actual requirements for a particular service contractor, always refer to the contract wording. 

For service contractors, Landlord standard operating procedure requires having a certificate of insurance naming the owner and manager of the building as
additional insured, and having a signed contract/service agreement in place listing the insurance requirements and having an indemnification section. 

General Guidelines 
 The following are insurance
guidelines for service contractors. 
  

	 	1.	 Workers Compensation: Statutory Coverage in accordance with the laws of the state with coverage at
$500,000. 

  

	 	2.	 General Liability: Comprehensive general liability insurance with combined single limit coverage of not
less than $1,000,000 per occurrence, $2,000,000 aggregate. Said coverage shall include provisions for blanket contractual liability, personal injury and broad form property damage. 

 

	 	3.	 Automobile Liability: Bodily injury and property damage in an amount not less than $1,000,000 combined
single limit covering all owned, non-owned, hired or leased vehicles. 

  

	 	4.	 Property – Service Contractors: Property Insurance will cover the physical loss, including theft,
or damage to equipment, machinery, supplies or tools owned, leased, hired or borrowed by contractor, utilized or operated by contractor while performing contracted services. The valuation basis shall be “replacement cost.”

 Certificate Holders and Additional Insureds 

Service contractors are required to add the Landlord as an additional insured with regard to the General Liability policy. 

The insurance described above shall be in the name of the Contractor and name Landlord as certificate holder. 

  
 Exhibit 7.4 

28 

 The Certificate of insurance should also name the following parties as additional insureds: 

 

	 	•	 	 DIV 35 CPD, LLC 

  

	 	•	 	 Davis Management Company, LLC 

 

	 	•	 	 TDC Development Group, LLC 

 

	 	•	 	 35 Cambridge Park Member, LLC 

 

	 	•	 	 35 Cambridge Park Manager, LLC 

  
 Exhibit 7.4 

29 

 Exhibit B 

Pre-Construction Meeting 
 Prior to any
construction commencing, a Pre-Construction Meeting must be scheduled by the general contractor with all relevant parties, including the superintendent, project manager and members designated by Landlord, must attend. This meeting must be scheduled
no later than 1 week prior to work commencing. All meeting notes and future meeting schedules/notes need to be maintained and distributed via email or hard copy by the general contractor. 

The form that follows must be completed by the general contractor and forwarded to Landlord prior to the Pre Construction Meeting, with the exception of
information that is unavailable to the general contractor. 

  
 Exhibit 7.4 

30 

 DIV 35 CPD, LLC 

Building Owner Representative Pre-Construction Meeting 

Date:
                                         
               Prepared by: 
 Project name:
                                        Project
Duration: 
 Project address: 
  

 
 Attendees: 

 
  
  

 
 Distribution to: 

Attendees
                                Other:        
                                         
                                         
                                       

Contact Information 
  

			
	 Contractor
	  	 Building Owner Representative

	 Project Manager
	  	Primary contact and title
	 Phone
	  	Phone
	 Fax
	  	Fax
	 Cell
	  	Cell
	 Email
	  	Email
	 Pager
	  	Pager
	 Project Supervisor
	  	Secondary contact and title
	 Phone
	  	Phone
	 Fax
	  	Fax
	 Cell
	  	Cell
	 Email
	  	Email
	 Pager
	  	Pager

 Weekly Meetings 
  

											
	 	  	Day	 	  	Time	 	  	 Location

	 Look-Ahead / Site Inspection
	  				  				  	
	 Job-site Meeting
	  				  				  	

 Received by Building Owner Representative 

  
 Exhibit 7.4 

31 

															
	 	  	 Date
	  	 Yes
	  	No	 	  	N/A	 	  	 Comments:

						
	 Building permit
	  		  		  				  				  	
						
	 Other permits
	  		  		  				  				  	
						
	 Plans / Documents
	  		  		  				  				  	
						
	 Project schedule
	  		  		  				  				  	
						
	 Certificate of

Insurance
	  		  		  				  				  	
						
	 Contractor Safety Plan
	  		  		  				  				  	

 Tenant acknowledges: 
  

											
	 	  	 Yes
	  	 No
	  	N/A	 	  	 Comments:

	 Review Terms of Work Letter
	  		  		  				  	
					
	 Review Requirements for Periodic Disbursements
	  		  		  				  	
					
	 Review Requirements for Final Disbursements
	  		  		  				  	
					
	 Standard form of Lien Waiver (Full and Partial) delivered to tenant
	  		  		  				  	

 Contractor acknowledges: 
  

											
	 	  	 Yes
	  	 No
	  	N/A	 	  	 Comments:

					
	 Rules and regulations received
	  		  		  				  	
					
	 Unauthorized areas identified
	  		  		  				  	Contractors must enter and exit the building through the loading dock or rear doors to the building. Access to and from the construction floors will be via a pre-scheduled padded elevator during off hours. The GC is responsible
for providing this list per the Construction Rules, Specifics and Standards.
					
	 Smoking areas identified
	  		  		  				  	Smoking is not allowed anywhere in the building. All smoking is at the rear/south entry to the building at the designated smoking area.
					
	 Dumpster locations/restrictions identified
	  		  		  				  	With the approval of Landlord, a dumpster may be installed in the loading dock only during off-hours and must be removed by 7am. Proper clean-up must also be completed prior to 7am. At no time is material to be disposed of in a
Landlord owned trash/recycling receptacle nor left on the dock.
					
	 Tenant Access
	  		  		  				  	Access to tenant suites must be provided to Landlord a minimum of 72 hours in advance. Contractor will not have permission to enter tenant suite until property team has confirmed entry is allowed by the tenant. Contractors are
not permitted to directly request access to other tenants. All work performed in other tenant suites will require the contractor to protect tenants items and put the space back as they found it.

 General information reviewed 
  

			
	 	  	 Comments:

	 Signage locations
	  	

  
 Exhibit 7.4 

32 

			
	 Parking regulations
	 	
		
	 Fire watch requirements (open flame docs.)
	 	
		
	 Notification of tenants by whom?
	 	
		
	 Temp protection (common areas / other)
	 	
		
	 Potential problem areas
	 	

 Hours of Operation: 
  

			
	 	  	 Comments:

		
	 Normal work hours
	  	7:00 am to 6:00 pm Monday through Friday. 8am-1:00pm Saturdays
		
	 Access to common areas of property
	  	Contractors are not to access or egress the building through the building lobby. Additionally, no contractor will be allowed into the building unless they have been approved by the building, The GC is responsible for providing
this list per the Construction Rules, Specifics and Standards.
		
	 Loading / load-out
	  	Large deliveries must be scheduled off-hours with Landlord. Floor protection.
		
	 Dumpster removal
	  	May be kept on-site only during off-hours and must be removed by 7am.
		
	 Work that must be done off hours & times
	  	Contractor acknowledges that they will inform all subcontractors that the following work must be scheduled during off-hours: heavy demolition, core drilling, ram-setting, shooting floor track, shooting ceiling track for
acoustical ceilings, hangers or other appurtenances (HVAC, duct work, etc.). Off-hours defined as: after 6:00pm and before 7:00am, Monday—Friday, and from 1:00pm Saturday to 8:00am Monday, unless obtaining permission from Landlord to work on
Saturdays before 1:00pm.

 Building Systems: Sprinkler 
  

			
	 	  	 Comments:

		
	 Emergency shut off location
	  	Will be pointed out on walk-through with job superintendent by Landlord.
		
	 Who does GC notify of shutdown?
	  	The Property Manager
		
	 Who notifies fire alarm company?
	  	The Property Manager will notify Landlord’s vendor as necessary. A request form must be completed for all plug in and out requests.
		
	 Name of fire alarm company
	  	SimplexGrinnell
		
	 Shut down / testing fees
	  	
		
	 Shutdown procedure (drain & fill)
	  	Notify Landlord with appropriate notice via email. No building impairments allowed during non-business hours without prior advance notice and required coverage.
	 Personnel required during drain and fill testing
	  	

  
 Exhibit 7.4 

33 

 Building Systems: HVAC/Air Quality 

 

			
	 	  	 Comments:

	 HVAC hours of operation
	  	7:00 am to 6:00 pm Monday through Friday, Saturday 8am-1:00pm
		
	 Filters on returns
	  	
		
	 Control relocation/demo procedures
	  	
		
	 Duct smokes
	  	
		
	 Preferred control contractor
	  	
		
	 Preferred balancing contractor
	  	
		
	 Air quality equipment required
	  	

 Building Systems: Utilities 
  

			
	 	  	 Comments:

		
	 Water shutdown location / time
	  	Performed during off-hours.
		
	 Natural gas shutdown location / time
	  	Performed during off-hours.
		
	 Medical gas shutdown location / time / certificates
	  	Performed during off-hours.
		
	 Electrical service shutdown location / time
	  	Performed during off-hours.
		
	 Electrical lock-out / tag-out procedure
	  	

 Building Systems: Fire Alarm 
  

			
	 	  	 Comments:

		
	 Emergency shut off location
	  	
		
	 Pre-test preformed
	  	Fire alarm system pre-test performed during off-hours.
		
	 Who does GC notify of shutdown?
	  	
		
	 Who notifies fire alarm company?
	  	The Property Manager will coordinate all correspondence

  
 Exhibit 7.4 

34 

			
	 Name of fire alarm company
	  	
		
	 Shut down / testing fees
	  	
		
	 Shutdown procedure
	  	Notify property team with appropriate notice via email to all of the following: No building impairments allowed during non-business hours without prior advance notice and required coverage.
		
	 Personnel required during final testing
	  	
		
	 Preferred test day / time of fire alarm test
	  	Fire alarm system pre-test performed during off-hours.
	 Smoke detector procedure
	  	

 Building Envelope 
  

			
	 Building’s roofer required?
	  	
		
	 Window removal required?
	  	
		
	 Other
	  	

 Contractor Representative 
  

                          
                                         
                                        
                                  

Project Manager Signature
                                    Date 

 

                          
                                         
          
 Print Name and Title 

Building Representative 
  

                          
                                         
                                        
                                  

Building Representative Signature
                            Date 
  

                          
                                         
          
 Print Name and Title 

The Information herein reflects the authors’ understanding of discussions at the meeting and should any of those present have different recollections,
they should advise the author of necessary revisions within 48 hours of the issuance of these minutes. These minutes are provided as a record of discussions and agreements reached at the referenced meeting. Any errors or omissions are to be reported
to the author in writing within 5 days of receipt. 
 Please note that in the event of a conflict in language between this document, the Construction,
Specifications and Standards or other such Equity Office document including leases, provided to the contractor(s), architect, tenant, etc., and unless otherwise stated by Landlord in writing, the more stringent terms and/or building
codes/regulations shall supersede the others. 

  
 Exhibit 7.4 

35 

 Exhibit C 

Lien Waivers 
 Lien Waivers 

For general contractor contracts for less than $100,000, DIV 35 CPD, LLC ( Landlord) will (prior to payment) obtain conditional and unconditional lien waivers
from the general contractor (but not from any subcontractor) for any capital improvement or tenant improvement project. However, in the event the amount of the contract with the general contractor is equal to or exceeds $100,000, Landlord, in
addition to obtaining the aforementioned lien waivers, will (prior to payment ) obtain conditional and unconditional lien waivers from any subcontractor with a contract equal to or over $25,000. 

Subsequent payments on contracts will not be made without receiving unconditional lien releases for all prior payments. Prior to the retainage payment, the
contractor will present Landlord with a close-out package for all new development, capital improvement and tenant improvement work. 
 Landlord will
follow-up and obtain unconditional final payment lien waivers from contractors and subcontractors upon payment of the retainage. 
 Conditional lien waivers
must be submitted by subcontractors for providing service and materials as well as the general contractor for the entire amount of the construction payment request before the construction pay application can be funded. All subsequent pay
applications must contain unconditional lien waivers for prior construction funding and conditional lien waivers for current construction payment requests. 

A 10% retention will be withheld until the construction project is complete and all the appropriate lien waivers are received. 

  
 Exhibit 7.4 

36 

 PARTIAL WAIVER AND SUBORDINATION OF LIEN 

COMMONWEALTH OF MASSACHUSETTS         )
            Date:
                                    ) SS 

                    Application for payment No.:
                 
 COUNTY OF
                                         
               ) 
 OWNER:
             
 CONTRACTOR:
             
 LENDER/MORTGAGEE:
             
 1. Original Contract Amount:
$             
 2. Approved Change Orders:
$             
 3. Adjusted Contract Amount:
$             
 (line 1 plus 2) 

4. Completed to Date: $             

5. Less Retainage: $             

6. Total Payable to Date: $             

(line 4 less line 5) 
 7. Less Previous Payments:
$             
 8. Current Amount Due:
$             
 (line 6 less line 7) 

9. Pending Change Orders: $             

10. Disputed Claims: $             

The undersigned who has a contract with             for furnishing labor or materials or both
labor and materials or rental equipment, appliances or tools for the erection, alteration, repair or removal of a building or structure or other improvement of real property known and identified as
            located in             (city or town),
            County, Commonwealth of Massachusetts and owned by the above referenced Owner, upon receipt of
            ($            ) in payment of an invoice/requisition/application for payment dated
            , 20            , does hereby: 

(a) waive any and all liens and right of lien on such real property for labor or materials, or both labor and materials, or rental equipment, appliances or
tools, performed or furnished through the following date:             (payment period), except for retainage, unpaid agreed or pending change orders, and disputed claims as stated above;
and 
 (b) subordinate any and all liens and right of lien to secure payment for such unpaid, agreed or pending change orders and disputed claims, and such
further labor or materials, or both labor and materials, or rental equipment, appliances or tools, except for retainage, performed or furnished at any time through the twenty-fifth day after the end of the above payment period, to the extent of the
amount actually advanced by the above lender/mortgagee through such twenty-fifth day. 
 Signed under the penalties of perjury this
            day of             , %            . 

COMPANY NAME:
                             

ADDRESS:
                                         
  
 SIGNATURE:
                                     

PRINTED NAME:
                              

TITLE:
                                         
        
 The giving of a partial waiver and subordination of lien by any contractor under MGLA chapter 254, section
32 shall not affect the lien rights of any other person claiming a lien under any section of MGLA chapter 254. 

  
 Exhibit 7.4 

37 

 CONTRACTOR’S AFFIDAVIT 

COMMONWEALTH OF MASSACHUSETTS      ) 

                          
                                      )
                    SS 
 COUNTY OF
                                         
                     ) 
 TO WHOM IT MAY
CONCERN: 
 THE UNDERSIGNED, (NAME)            BEING DULY SWORN, DEPOSES AND SAYS THAT HE OR SHE IS
(POSITION)            OF (COMPANY NAME)            WHO IS THE CONTRACTOR FURNISHING            WORK
ON THE BUILDING LOCATED AT            OWNED BY           . 

That the total amount of the contract including extras* is $            which he or she has received payment
of $           prior to this payment. That all waivers are true, correct and genuine and delivered unconditionally and that there is no claim either legal or equitable to defect the validity of said
waivers. That the following are the names and addresses of all parties who have furnished material or labor, or both, for said work and all parties having contracts or sub contracts for specific portions of said work or for material entering into
the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete said work according to plans and specifications: 

 

																					
	 NAMES AND ADDRESSES
	  	WHAT FOR	 	  	CONTRACT PRICE
INCLDG EXTRAS*	 	  	AMOUNT
PAID	 	  	THIS
PAYMENT	 	  	BALANCE
DUE	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 

 That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for
material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. 
 DATE
                                        
                                    SIGNATURE   
                                         
                                         
        
 SUBSCRIBED AND SWORN TO BEFORE ME THIS           
DAY OF           , 20          . 
  

	
	  

	NOTARY PUBLIC

  

	*	 EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

  

  
 Exhibit 7.4 

38 

 FINAL WAIVER OF LIEN 

COMMONWEALTH OF MASSACHUSETTS                )
                                Date:
                                ) SS 

                          
                          Application for payment No.:
             
 COUNTY OF
                                         
                               ) 

OWNER:
                                         
                    
 CONTRACTOR:
                                         
        
 LENDER/MORTGAGEE:
                                  

1. Original Contract Amount: $             

2. Approved Change Orders: $             

3. Adjusted Contract Amount: $             

(line 1 plus line 2) 
 4. Less Previous Payments:
$             
 5. Final Amount Due:
$             
 (line 3 less line 4) 

(includes retention) 
 The undersigned who has a contract
with             for furnishing labor or materials or both labor and materials or rental equipment, appliances or tools for the erection, alteration, repair or removal of a building or
structure or other improvement of real property known and identified as             located in             (city or town),
            County, Commonwealth of Massachusetts and owned by the above referenced Owner, upon receipt of
            ($            ) in payment of an invoice/requisition/application for payment dated
            , 20            , does hereby waive any and all liens and right of lien on such real property for labor or materials,
or both labor and materials, or rental equipment, appliances or tools, heretofore performed or furnished heretofore furnished by the undersigned for the above-described premises. 

Upon receipt of the final payment as set forth above, and in consideration thereof, being thus full payment for any and all work performed pursuant to the
Contract by the undersigned at the Property as of this date, the receipt and sufficiency of which is hereby acknowledged, the undersigned does hereby forever release and discharge the Owners from any and all claims, whether known or unknown, of
whatever nature relating to any and all issues in connection with the performance of or furnishing by the undersigned of any labor or materials or both labor and materials, or rental equipment, appliances or tools, performed or furnished at or on
the Property or pursuant to the Contract from the beginning of the world until the date hereof. 
 Signed under the penalties of perjury this
                                    day of
                            , 20            .

 COMPANY NAME:
                                         
                                         
                             

ADDRESS:
                                         
                                         
                                         
  
 SIGNATURE:
                                         
                                         
                                     

PRINTED NAME:
                                         
                                         
                               

TITLE:
                                         
                                         
                                         
        
 The giving of a waiver and subordination of lien by any contractor under MGLA chapter 254, section 32 shall
not affect the lien rights of any other person claiming a lien under any section of MGLA chapter 254. 

  
 Exhibit 7.4 

39 

 CONTRACTOR’S AFFIDAVIT 

COMMONWEALTH OF MASSACHUSETTS             ) 

                          
                                         
       )                 SS 

COUNTY OF
                                         
                           ) 

TO WHOM IT MAY CONCERN: 
 THE UNDERSIGNED, (NAME)
           BEING DULY SWORN, DEPOSES AND SAYS THAT HE OR SHE IS (POSITION)            OF (COMPANY NAME)
           WHO IS THE CONTRACTOR FURNISHING            WORK ON THE BUILDING LOCATED AT           
OWNED BY           . 
 That the total amount of the contract including extras* is $
           which he or she has received payment of $           prior to this payment. That all waivers are true, correct and genuine and delivered
unconditionally and that there is no claim either legal or equitable to defect the validity of said waivers. That the following are the names and addresses of all parties who have furnished material or labor, or both, for said work and all parties
having contracts or sub contracts for specific portions of said work or for material entering into the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete
said work according to plans and specifications: 
  

																					
	 NAMES AND ADDRESSES
	  	WHAT FOR	 	  	CONTRACT PRICE
INCLDG EXTRAS*	 	  	AMOUNT
PAID	 	  	THIS
PAYMENT	 	  	BALANCE
DUE	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	
                   
           
	  	 	          	 	  	$	           	 	  	$	           	 	  	$	           	 	  	$	           	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 

 That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for
material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. 
 DATE
                                        
                                  SIGNATURE
                                         
                                         
                   
 SUBSCRIBED AND SWORN TO BEFORE ME THIS
           DAY OF           , 20          . 

 

	
	  

	NOTARY PUBLIC

  

	*	 EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

  
 Exhibit 7.4 

40 

 Exhibit D 

Closeout Documents 
 List of Required
Documents 
 Prior to a project closing out, Landlord requires the following documents to be submitted. Payment for the final invoice and any retainage
shall not be released until all these documents have been submitted to Landlord in adequate form. 
 All vendors, including the general contractor being
paid on a particular payment request, must complete a partial lien waiver for partial payments prior to the invoice being approved. Additionally, all vendors, including the general contractor, must complete a final lien waver prior to the invoice
being approved. Please use the forms contained at Exhibit C. 
  

	 	1.	 Signed letter from tenant accepting condition satisfaction 

 

	 	2.	 Design Professional’s Final Inspection & Report 

 

	 	3.	 Signed punch list indicating completion 

 

	 	4.	 Certificate of Substantial Completion 

 

	 	5.	 Partial and Final Lien Waivers (GC & Subcontractor if necessary) 

 

	 	6.	 Union Labor Summary Sheet for all projects greater than $500,000 

 

	 	7.	 O&M Manuals: One hard copy and one electronic copy (CD/DVD) with warranties 

 

	 	8.	 Permanent Certificate of Occupancy 

 

	 	9.	 As-built plans: one hard copy and one electronic copies (CD/DVD) 

 

	 	10.	 LEED 75% recycling certificate 

 

	 	11.	 Executed air balancing report by a professional engineer 

Note: Documents may be added/deleted to this list by Landlord as needed and proper notice will be provided. 

  
 Exhibit 7.4 

41 

 Exhibit E 

Aerial Lift Form 

Select equipment type utilized or project type 
  

Powered Platform                     Roofing Work
                        Cooling Tower Services 

Swing Staging System Scissor Lift
                                         
   Special Lifts 
 Crane
                            Extension Ladder
                                Other Work 

Scaffolding
                        Elevated HVAC Equipment             Other
Equipment 
 Bucket Truck               Equipment Maintenance Services 

Man Lift
                                    Bosun Chair 

Material Deliveries                 Glass Replacement 

Standard information 
  

	
	
	 Date:

	
	 Job Name:

	
	 Job Location:

	
	 Contractor Name:

	
	 Contractor Telephone Info

	
	 Sub-Contractor (if Applicable)

	
	 Description of Work:

	
	 Equipment Type:

	
	 Manufacturer of Equipment:

	
	 Plan Prepared By:

	
	 Forman:

	
	 Competent Person: (if someone other than foreman)

  
 Exhibit 7.4 

42 

 Required documentation 

Items checked below are site-specific safety rules and documents required prior to start of any work: 

 

			
	         
	 	Executed copy of DIV 35 CPD, LLC contract
		 	Provide insurance certificate (use attached sample enclosed with contract)
		 	Provide a copy of contractor’s company safety plan
		 	Provide training certificates for each person working on-site
		 	Provide employee identification for all employees working on-site
		 	Provide written work specific safety procedure (see below)
		 	Provide police detail / traffic coordination
		 	Provide a most recent maintenance record of equipment being used
		 	Please provide equipment pre-operational check-list if applicable
		 	Provide P.E approved work plan or letter for specific procedure (structural tie-in, weight loading, tie-off locations & etc.) (please use FST Engineering Co.)
		 	Provide any required federal or state permits associated with the project
		 	Completed and notarized OSHA Acknowledgement Certification Record (attached)

 Work specific safety procedure 

Explain method of set-up, tie-off procedures and layout. Refer to and include OSHA standards and other applicable federal and state regulations as it
relates to the specific scope of work. Provide a detailed explanation below. If work is associated to maintenance of equipment within safe distances per OSHA guidelines please explain acknowledgement of such distances. (or attach separate document)

  

  
 Exhibit 7.4 

43 

 OSHA Acknowledgement Certification Record 

State of                      

                 SS 

County of                  

The undersigned             , who is employee of
             located at             hereby certifies that he is a competent person pursuant to the Requirements of OSHA and is
responsible for safety of his employees and that on             understands hazards associated at            location and has
read & understands OSHA standards and other federal and state regulations associated with work being performed. 

Signature                        
                                         
    
 SIGNED AND SWORN TO BEFORE ME 
 THIS
             DAY OF                  

 
 Notary Public 

  
 Exhibit 7.4 

44 

 EXHIBIT 7.6.1.1 

35 CAMBRIDGEPARK DRIVE 

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. 

 

											
	 Material
	 	 Physical State (Solid,

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

  

  
 Exhibit 7.6.1.1 

1 

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

  
  

 
  
  

 
  

	3.0	 HAZARDOUS WASTES 

Are hazardous wastes generated?         Yes         No 

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

 

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

  

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

  

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

  

											
	 WASTE

GENERATED
	 	 RCRA

listed
 Waste?
	 	 SOURCE
	  	APPROXIMATE
MONTHLY
QUANTITY	  	WASTE
CHARACTERIZATION	  	DISPOSITION

  

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

  

							
	 Transporter/Disposal Facility

Name
	 	 Facility

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

  

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

  

	3-5.	 If so, please describe. 

 
  
  

 
  

 

  
 Exhibit 7.6.1.1 

2 

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

  

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

  

 
  

 
  

 
  

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

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

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

For new tenants, are installations of this type required for the planned operations?        
Yes         No 
 If yes to either question, please describe. 

 
  
  

 
  

 

  
 Exhibit 7.6.1.1 

3 

	5.0	 ASBESTOS CONTAINING BUILDING MATERIALS 

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

	6.0	 REGULATORY 

 

	6-1.	 Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent
permit?         Yes         No 

 If so,
please attach a copy of this permit. 
  

	6-2.	 Has a Hazardous Materials Business Plan been developed for the
site?         Yes         No 

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

			
	Signature:	 	  

	Name:	 	  

	Title:	 	  

	Date:	 	  

	Telephone:	 	  

  
 Exhibit 7.6.1.1 

4 

 Exhibit 14.1 

Form of SNDA 
 NON-DISTURBANCE,
ATTORNMENT AND SUBORDINATION AGREEMENT 
 THIS NON-DISTURBANCE, ATTORNMENT AND SUBORDINATION AGREEMENT (this
“Agreement”) is made and entered into as of this             day of             , 2019, by and among M&T
BANK (hereinafter called the “Agent”), as administrative agent on behalf of itself and certain lenders (collectively, the “Lenders”), having an address at 280 Congress Street, Boston, MA 02210, Codiak BioSciences,
Inc., a Delaware corporation (hereinafter called the “Tenant”), having an address at 500 Technology Square, 9th Floor, Cambridge, MA 02139, and DIV 35 CPD, LLC, a Massachusetts limited liability company (hereinafter called the
“Landlord”), having an address c/o The Davis Companies, 125 High Street, 21st Floor, Boston, Massachusetts 02110. 

W I T N E S E T H: 

WHEREAS, Landlord owns certain real property located at 35 Cambridge Park Drive, Cambridge, Massachusetts more particularly described in
Exhibit A attached hereto and made a part hereof (said property being hereinafter called the “Property”); and 

WHEREAS, Landlord made and entered into that certain Lease dated the
            day of             , 2019, with respect to certain premises constituting a portion of the Property therein described
(said Lease, as the same may be amended, restated or otherwise modified from time to time, hereinafter called the “Lease”, and said premises hereinafter called the “Leased Premises”); and 

WHEREAS, Landlord has entered into and delivered that certain Mortgage and Security Agreement in favor of Agent on behalf of Lenders and
recorded the same with the Middlesex County (South) Registry of Deeds (said Mortgage and Security Agreement, as the same may be amended, restated or otherwise modified from time to time, being hereinafter called the “Mortgage”), to
secure the payment of a certain loan made by Lenders to Landlord (the “Loan”); and 
 WHEREAS, Landlord has entered into
and delivered that certain Assignment of Leases and Rents in favor of Agent on behalf of Lenders and recorded the same with the Middlesex County (South) Registry of Deeds (said Assignment of Leases and Rents, as the same may be amended, restated or
otherwise modified from time to time, being hereinafter called the “Assignment of Rents”), assigning all of Landlord’s right, title and interest as lessor under the Lease to further secure the Loan; and 

WHEREAS, the parties hereto desire to enter into this Agreement; 

NOW, THEREFORE, for and in consideration of the mutual covenants hereinafter set forth and other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, Agent, Tenant, and Landlord each hereby covenants and agrees as follows: 
 1.
Non-Disturbance. So long as no default exists, nor any event has occurred which has continued to exist for such period of time (after notice, if any, required by the Lease) as would entitle the lessor under the Lease to terminate the Lease or
would cause, without any further action 

  
 Exhibit 14.1 

1 

 
on the part of such lessor, the termination of the Lease or would entitle such lessor to dispossess the lessee thereunder, the Lease shall not be terminated, nor shall such lessee’s use,
possession or enjoyment of the Leased Premises or rights under the Lease be interfered with in any foreclosure or other action or proceeding in the nature of foreclosure instituted under or in connection with the Mortgage or in the event that Agent
takes possession of the Property pursuant to any provisions of the Mortgage or the Assignment of Rents, unless the lessor under the Lease would have had such right if the Mortgage or the Assignment of Rents had not been made, except that neither the
person or entity acquiring the interest of the lessor under the Lease as a result of any such action or proceeding or deed in lieu of any such action or proceeding (hereinafter called the “Purchaser”) nor Agent if Agent takes possession of
the Property shall 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 of the Leased Premises
or the Property, including, without limitation, the payment of any construction allowance pursuant to the Lease; or (c) subject to any offsets or defenses which Tenant might have against any prior landlord (including the Landlord); 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 any amendment or modification of the Lease, made without
Agent’s prior written consent (other than amendments memorializing the rights of Tenant to exercise an Extension Option or Right of First Offer under the Lease) or responsible for any security deposit not actually received by Agent;
(f) liable for or incur any obligation with respect to any breach of warranties or representations of any nature under the Lease or otherwise including without limitation any warranties or representations respecting use, compliance with zoning,
Landlord’s title, Landlord’s authority, habitability and/or fitness for any purpose, or possession; (g) liable for consequential damages; or (h) personally liable for any default under the Lease or any covenant or obligation on
its part to be performed thereunder as lessor, it being acknowledged and agreed that Tenant’s sole remedy in the event of such default shall be to proceed against Purchaser’s or Agent’s interest in the Property. Notwithstanding
anything to the contrary, nothing contained herein shall limit Tenant’s express remedies set forth in Section 6.1 of the Lease, nor relieve Agent or Purchaser of the obligation to cure ongoing defaults that are continuing following the
date that Agent or Purchaser succeeds to the interest of Landlord under the Lease, provided that the Agent or Purchaser, as applicable, is given written notice of such default and thereafter fails to cure the same within the period provided for in
this Agreement. 
 2. Attornment. Unless the Lease is terminated in accordance with Paragraph 1, if the interests of the lessor under
the Lease shall be transferred by reason of the exercise of the power of sale contained in the Mortgage (if applicable), or by any foreclosure or other proceeding for enforcement of the Mortgage, or by deed in lieu of foreclosure or such other
proceeding, or if Agent takes possession of the Property pursuant to any provisions of the Mortgage or the Assignment of Rents, the lessee thereunder shall be bound to the Purchaser or Agent, as the case may be, under all of the terms, covenants and
conditions of the Lease for the balance of the term thereof and any extensions or renewals thereof which may be effected in accordance with any option therefor in the Lease, with the same force and effect as if the Purchaser or Agent were the lessor
under the Lease, and Tenant, as lessee under the Lease, does hereby attorn to the Purchaser and Agent if it takes possession of the Property, as its lessor under the Lease. Such attornment shall be effective and self-operative without the execution
of any further instruments upon the succession by Purchaser to the interest of the lessor under the Lease or the taking of possession of 

  
 Exhibit 14.1 

2 

 
the Property by Agent. Nevertheless, Tenant shall, from time to time, execute and deliver such reasonable instruments evidencing such attornment as Purchaser or Agent may require. Purchaser or
Agent shall give Tenant written notice of such taking of possession. The respective rights and obligations of Purchaser, Agent and of the lessee under the Lease upon such attornment, to the extent of the then remaining balance of the term of the
Lease and any such extensions and renewals, shall be and are the same as now set forth in the Lease except as otherwise expressly provided herein. So long as the Lease has not been terminated on account of Tenant’s default that has continued
beyond applicable cure periods (an “Event of Default”), Agent shall not name or join Tenant as a defendant in any judicial action or proceeding that is commenced pursuant to the exercise of Agent’s rights and remedies arising upon a
default by Landlord under the Mortgage unless (a) applicable law requires Tenant to be made a party thereto as a condition to proceeding against Landlord or in order to prosecute or otherwise fully enforce such rights and remedies; or
(b) such joinder of Tenant is required for the recovery by Agent of any rent at any time owing by Tenant under the Lease, whether pursuant to the assignment of rents set forth in the Mortgage or otherwise; or (c) such joinder is required
in order to enforce any right of Agent to enter the Property for the purpose of making any inspection or assessment, or in order to protect the value of Agent’s security provided by the Mortgage. The foregoing provisions of this Section shall
not be construed in any manner that would prevent Agent from (i) carrying out any nonjudicial foreclosure proceeding under the Mortgage, or (ii) obtaining the appointment of a receiver for the Property as and when permitted under
applicable law. 
 3. Subordination. Subject to the other terms of this Agreement, Tenant hereby subordinates all of its right, title
and interest as lessee under the Lease to the right, title and interest of Agent under the Mortgage, and Tenant further agrees that the Lease now is and shall at all times continue to be subordinate in each and every respect to the Mortgage and to
any and all increases, renewals, modifications, extensions, substitutions, replacements and/or consolidations of the Mortgage. 
 4.
Assignment of Rents. Tenant hereby acknowledges that all of Landlord’s right, title and interest as lessor under the Lease is being duly assigned to Agent pursuant to the terms of the Mortgage and the Assignment of Rents, and that
pursuant to the terms thereof all rental payments under the Lease shall continue to be paid to Landlord in accordance with the terms of the Lease unless and until Tenant is otherwise notified in writing by Agent. Upon receipt of any such written
notice from Agent, Tenant covenants and agrees to make payment of all rental payments then due or to become due under the Lease directly to Agent or to Agent’s agent designated in such notice and to continue to do so until otherwise notified in
writing by Agent. Landlord hereby irrevocably directs and authorizes Tenant to make rental payments directly to Agent following receipt of such notice, and Landlord covenants and agrees that Tenant shall have the right to rely on such notice without
any obligation to inquire as to whether any default exists under the Mortgage or the Assignment of Rents or the indebtedness secured thereby, and notwithstanding any notice or claim of Landlord to the contrary, and that Landlord shall have no right
or claim against Tenant for or by reason of any rental payments made by Tenant to Agent following receipt of such notice. Tenant further acknowledges and agrees: (a) that under the provisions of the Mortgage and/or the Assignment of Rents,
except as may be expressly provided in Section 6.1, Article 10 and Article 11 of the Lease, the Lease cannot be terminated (nor can Landlord accept any surrender of the Lease) or modified in any of its terms, or consent be given to

  
 Exhibit 14.1 

3 

 
the waiver or release of Tenant from the performance or observance of any obligation under the Lease, without the prior written consent of Agent, and without such consent no rent may be collected
or accepted by Landlord more than one month in advance; and (b) that the interest of Landlord as lessor under the Lease has been assigned to Agent for the purposes specified in the Mortgage and the Assignment of Rents, and Agent assumes no
duty, liability or obligation under the Lease, except only under the circumstances, terms and conditions specifically set forth in the Mortgage and/or the Assignment of Rents, or as otherwise provided in this Agreement. 

5. Notice of Default by Lessor. Tenant, as lessee under the Lease, hereby covenants and agrees to give Agent written notice properly
specifying wherein the lessor under the Lease has failed to perform any of the covenants or obligations of the lessor under the Lease, simultaneously with the giving of any notice of such default to the lessor under the provisions of the Lease.
Tenant agrees that Agent shall have the right, but not the obligation, within thirty (30) days after receipt by Agent of such notice (or within such additional time as is reasonably required to correct any such default with due diligence and in
good faith) to correct or remedy, or cause to be corrected or remedied, each such default before the lessee under the Lease may take any action under the Lease by reason of such default. Such notices to Agent shall be delivered in duplicate to: 

M&T BANK 
 280 Congress
Street 
 Boston, MA 02210 

Attention: John Everly 

Telephone: 617-457-2038 
 With a
copy to: 
 RIEMER & BRAUNSTEIN LLP 

100 Cambridge Street, 22nd Floor 

Boston, MA 02114 
 Attention:
Kevin J. Lyons, Esq. 
 Telephone: 617-880-3433 

or to such other address as the Agent shall have designated to Tenant by giving written notice to Tenant at the address first set forth above,
or to such other address as may be designated by written notice from Tenant to Agent. 
 6. No Further Subordination. Except as
expressly provided to the contrary in Paragraph 3 hereof, Landlord and Tenant covenant and agree with Agent that there shall be no further subordination of the interest of lessee under the Lease to any lender or to any other party without first
obtaining the prior written consent of Agent. Any attempt to effect a further subordination of lessee’s interest under the Lease without first obtaining the prior written consent of Agent shall be null and void. 

7. As to Landlord and Tenant. As between Landlord and Tenant, Landlord and Tenant covenant and agree that nothing contained herein nor
anything done pursuant to the provisions hereof shall be deemed or construed to modify the Lease. 

  
 Exhibit 14.1 

4 

 8. As to Landlord and Agent. As between Landlord and Agent, Landlord and Agent
covenant and agree that nothing contained herein nor anything done pursuant to the provisions hereof shall be deemed or construed to modify the Mortgage or the Assignment of Rents. 

9. Title of Paragraphs. The titles of the paragraphs of this Agreement are for convenience and reference only, and the words contained
therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Agreement. 

10. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 11. Provisions Binding. The terms and provisions hereof shall be binding upon and shall inure to the benefit of the heirs,
executors, administrators, successors and permitted assigns, respectively, of Agent, Tenant and Landlord. The reference contained to successors and assigns of Tenant is not intended to constitute and does not constitute a consent by Landlord or
Agent to an assignment by Tenant, but has reference only to those instances in which the lessor under the Lease and Agent shall have given written consent to a particular assignment by Tenant thereunder. 

12. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be effective only upon delivery and
thereafter shall be deemed an original, and all of which shall be taken to be one and the same instrument, for the same effect as if all parties hereto had signed the same signature page. 

[Signature Page Follows] 

  
 Exhibit 14.1 

5 

 IN WITNESS WHEREOF, the parties have hereunto set their respective hands and seals as of the
day, month and year first above written. 
  

			
	 AGENT:
  

M&T BANK, as Agent on behalf of Lenders

		
	By:	 	 
	Name:	 	
	Title:	 	

 COMMONWEALTH OF MASSACHUSETTS 

                    , ss. 

On this             date of
                    , 20    , before me, the undersigned notary public, personally appeared
                    , provided 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)(she) signed it
voluntarily for its stated purpose as                     for M&T Bank. 

                          
               (official signature and seal of notary) 

  
 Exhibit 14.1 

6 

			
	 TENANT:
  

Codiak BioSciences, Inc.,
 a Delaware corporation

		
	By:	 	 
	Name:	 	
	Title:	 	

 COMMONWEALTH OF MASSACHUSETTS 

                    , ss. 

On this             date of
                    , 20    , before me, the undersigned notary public, personally appeared
                    , provided 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)(she) signed it
voluntarily for its stated purpose as                     for
                    . 

                          
               (official signature and seal of notary) 

  
 Exhibit 14.1 

7 

 LANDLORD: 

DIV 35 CPD, LLC, a Massachusetts limited 
 liability company 

 

	 	By:	 35 Cambridge Park Investors, LLC, a Delaware 

	 	    	 limited liability company, its sole member 

 

	 	By:	 DIV Cambridge Park Consolidator, LLC, a Massachusetts 

	 	    	 limited liability company, its manager 

 

	 	By:	 DIV Fund III Manager Corp., a Massachusetts 

	 	    	 corporation its manager 

 

							
		 	By:	  	  
	  	
		 		  	Name:	  	
		 		  	Title:	  	

 COMMONWEALTH OF MASSACHUSETTS 

                    , ss. 

On this             date of
                , 20    , before me, the undersigned notary public, personally appeared
                    , provided 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)(she) signed it
voluntarily for its stated purpose as                     for DIV Fund III Manager Corp., manager of DIV Cambridge Park Consolidator, LLC, manager of
35 Cambridge Park Investors, LLC, sole member of DIV 35 CPD, LLC. 

                          
               (official signature and seal of notary) 

  
 Exhibit 14.1 

8 

 EXHIBIT A 

Property Legal Description 
 A certain tract of
land in Cambridge, Massachusetts, with all the improvements thereon, which is shown on the plan entitled “Plan of Property of Bethlehem Steel Corp.,” dated September 26, 1979, and recorded in the Middlesex South District Registry of
Deeds as Plan No. 1380 of 1979 in Book 13841, Page End, and described as follows (all compass bearings are based on the Massachusetts Grid System): 

Beginning at the intersection of the northerly street line of Rindge Avenue Extension, a public street forty (40) feet in width, with the easterly line
of a twenty (20) foot strip of land acquired by the Commonwealth of Massachusetts, acting through its Metropolitan Sewerage Commissions, by Taking of Estate dated January 7, 1893, and recorded in said Registry of Deeds in Book 2169, folio
457; thence, along the easterly line of the last mentioned twenty (20) foot strip of land, the following three (3) courses and distances: (1) North zero degrees thirty-seven minutes nine seconds West (N 0° 37’ 09” W)
seventy-seven and eighty-four one-hundredths (77.84) feet, (2) North eleven degrees thirty-three minutes fifty seconds East (N 11° 33’ 50” E) one-hundred twenty-three and seventy-eight one-hundredths (123.78) feet, and
(3) North twenty-three degrees thirty-three minutes fifty-one seconds East (N 23° 33’ 51” E) one hundred twenty-seven and eighty-three one-hundredths (127.83) feet to the southwesterly corner of the tract of land which was
taken by Massachusetts Bay Transportation Authority pursuant to the Order of Taking dated September 24, 1979, and recorded in said Registry of Deeds in Book 13803, Page 262; thence, along the southerly line of said last-mentioned tract of land
the following three (3) courses and distances: (1) South sixty-seven degrees twenty-two minutes forty-eight seconds East (S 67° 22’ 48” E) thirty-six and seventy-two one-hundredths (36.72) feet, (2) eastwardly, by a
curve to the left the radius of which is two hundred forty and no one-hundredths (240.00) feet and the chord of which bears South eighty-three degrees thirty-four minutes fifty-three seconds East (S 83° 34’ 53” E) one hundred
thirty-three and ninety-three one-hundredths (133.93) feet, an arc distance of one hundred thirty-five and seventy-three one-hundredths (135.73) feet, and (3) North eighty degrees thirteen minutes three seconds East (N 80°
13’ 03” E) eighty-eight and ten one-hundredths (88.10) feet to the westerly line of a tract of land now or formerly of Massachusetts Bay Transportation Authority (Lexington Branch railroad); thence, along said westerly right-of-way
line, the following two (2) courses arid distances: (1) southwardly, by a, curve to the left the radius of which is one thousand six hundred eighty-two and no one hundredths (1,682.00) feet and the chord of which bears South twenty
degrees twenty-four minutes fifty-nine seconds East (S 20° 24’ 59” E) one hundred one and forty-three one hundredths (101.43) feet, an arc distance of one hundred one and forty-four one-hundredths (101.44) feet, and
(2) South twenty-two degrees eight minutes thirty-nine seconds East (S 22° 08 39” E) two hundred thirty-seven and ninety-eight one-hundredths (237.98) feet to said northerly street line of Rindge Avenue Extension, thence along
said northerly street line of Rindge Avenue Extension, North eighty-eight degrees nineteen minutes nine seconds West (N 88° 19’ 09” W) four hundred fifty-four and fifteen one-hundredths (454.15) feet to the place of beginning;
containing two and five hundred sixty-four one-thousandths (2.654) acres, more or less. 

  
 Exhibit 14.1 

9 

 EXCEPTING AND EXCLUDING THEREFROM the following: 

 

	a.	 That portion of the above-described parcel of land acquired by Order of Taking by the Massachusetts Bay
Transportation Authority dated February 15, 1984 and recorded with Middlesex South District Registry of Deeds in Book 15477, Page 358, noted therein as parcel C-274, bounded and described as follows: 

Commencing at a point “25” which is located about twenty-five feet north of the centerline of Rindge Avenue Extension and along the
west right-of-way line of the MBTA Lexington Branch; 
 thence running N 88° 19’ 09” W a distance of twenty-five and 55/100
feet (25.55) to a point “1180”; 
 thence turning and running N 1° 37’ 57” E a distance of four and 61/100
(4.61) to a point “1181”; 
 thence turning and running N 47° 37’ 03” E a distance of sixteen and 42/100
(16.42) feet to a point “1182” 
 thence turning and running N 20° 12’ 20” W a distance of one hundred eighty
and 54/100 (180.54) feet to a point “1183”; 
 thence turning and running S 22° 08’ 39” E a distance of two
hundred and 66/100 (200.66) feet to the point of beginning “25”. 
 Containing eight hundred and forty-five square feet
(845) of land as shown on the plan entitled “Land Acquisition Plan, City of Cambridge, Massachusetts” Plan No. 54388 as prepared by Sverdrup and Parcel and Associates, Inc., for the Massachusetts Bay Transportation Authority
dated November 30, 1983, recorded as Plan 256 of 1984 in Book 15477, Page 358. 
  

	b.	 The land conveyed to the City of Cambridge by deed dated December 12, 1989, recorded in Book 20292, Page
449. 

 Together with an easement for the benefit of the above-described Parcel I for the use, operation, repair, maintenance, replacement
and removal of an existing railroad spur track across lands of the Massachusetts Bay Transportation Authority for so long as freight service thereon is not abandoned, as excepted and reserved in Order of Taking dated September 24, 1979, and
recorded in said Registry of Deeds in Book 13803, Page 262. 

  
 Exhibit 14.1 

10 

 EXHIBIT 14.4 

FORM OF ESTOPPEL 
 Form
of Tenant Estoppel Certificate 
 The undersigned (“Tenant”) hereby certifies to
            and             (collectively, the “Recipients”), as follows: 

1. Lease. Tenant is the current tenant under that certain Lease dated
            , 2019 (the “Original Lease”) by and between DIV 35 CPD, LLC (“Landlord”) and Tenant, pursuant to which Tenant leases approximately 49,696 square feet (the
“Premises”) in the building located at 35 CambridgePark Drive, Cambridge, Massachusetts (the “Building”). 
 2. No
Modifications. The Original Lease has not been modified, changed, altered, supplemented, amended or terminated in any respect, except as indicated below (if none, please state “none”; the Original Lease, as modified, changed, altered,
supplemented or amended as indicated below, is referred to collectively as the “Lease”): 
  

					
	    	 	 	 	    
		 	 	 	
		 	 	 	
		 	 	 	

 3. Copy. A true, correct and complete copy of the Lease is attached hereto. 

4. Validity. The Lease represents the valid and binding obligation of Tenant in accordance with its terms and is in full force and
effect on the date hereof. The Lease represents the entire agreement and understanding between Landlord and Tenant with respect to the Premises, the Building and the land on which the Building is situated. Except as expressly set forth in the Lease,
Tenant has no right under the Lease to terminate all or any portion of the Lease. 
 5. No Concessions. Except as set forth in the
Lease, Tenant is not entitled to, and has made no agreement with Landlord or its agents or employees concerning, free rent, partial rent, rebate of rent payments, credit or offset or reduction in rent, or any other type of rental concession
including, without limitation, lease support payments, lease buy-outs, or assumption of any leasing or occupancy agreements of Tenant. 

6. Term. Except for
                                        , all
conditions precedent to the commencement of the initial term of the Lease have been fully satisfied or waived. The initial term of the Lease began on
                    , 20                    . The
termination date of the present term of the Lease, excluding unexercised renewal terms, is                     ,
20                    , or, if the commencement date has not yet been set,
                    months after the commencement date. [IF TRUE: The commencement date has occurred and Tenant has accepted possession of and
currently occupies the entire Premises. Tenant has not sublet all or any portion of the Premises to any sublessee, has not assigned, transferred, mortgaged, hypothecated or otherwise encumbered any of its rights or interests under the Lease and has
not entered into any license or concession agreements with respect thereto, except for the following in accordance with the Lease:
                    . 
 7.
Options. Except as set forth in the Lease, Tenant has no outstanding options or rights to renew or extend the term of the Lease, or expansion options, or cancellation options, rights of first refusal, or rights of first offer to lease other
space within the Building. Tenant has no outstanding options, rights of first refusal or rights of first offer to purchase the Premises or any part thereof or all or any part of the Building and/or the land on which the Building is situated. 

  
 Exhibit 14.4 

1 

 8. Rents. The obligation to pay rent began (or begins) on
                    , 20    . The current monthly base rent payable under the Leases is
$                    . The monthly base rental payment (excluding pass through charges) has been paid through the month of
                    ,                     .
Tenant is also obligated to pay its proportionate share of ad valorem taxes, insurance and operating expenses on the Building, to the extent provided in the Lease. Tenant’s estimated share of ad valorem taxes, insurance and operating expenses
on the Building has been paid by Tenant through                     ,
                    . Except for payments of its estimated share of ad valorem taxes, insurance and operating expenses being paid in accordance with
the Lease, no rent (excluding security deposits described in Paragraph 9 below) has been paid more than one (1) month in advance of its due date. 

9. Security Deposits. Tenant’s security deposit, if any, which has been previously deposited with Landlord is
$                    (if none, please state “none”). The security deposit
                    is, or                     is
not, represented by a letter of credit. 
 10. No Default. No event has occurred and to the best of Tenant’s knowledge no
condition exists that constitutes, or that with the giving of notice or the lapse of time or both, would constitute, a default by Landlord or, to the best knowledge of Tenant, Tenant under the Lease except
                    . As of the date set forth below, to the best knowledge of Tenant, Tenant has no existing claims against Landlord or defenses to
the enforcement of the Lease by Landlord and Tenant is not currently entitled to any rent abatements or offsets against the rents owing under the Lease except
                    . 
 11.
Allowances. All required allowances, contributions or payments (whether or not currently due and payable) by Landlord to Tenant on account of Tenant’s tenant improvements have been received by Tenant and all of Tenant’s tenant
improvements have been completed in accordance with the terms of the Lease, except as indicated below (if none, please state “none”): 
  

					
	    	 	 	 	    
		 	 	 	
		 	 	 	
		 	 	 	

 To the best knowledge of Tenant, Tenant’s current use and operation of the Premises complies with all covenants and
operating requirements in the Lease. 
 12. No Bankruptcy Proceedings. No voluntary actions or, to Tenant’s best knowledge,
involuntary actions are pending against Tenant under the bankruptcy, insolvency, or reorganization laws of the United States or any state thereof. 

13. Environmental Matters. Tenant has received no written notice by any governmental authority or person claiming a violation of, or
requiring compliance with, any federal, state or local statute, ordinance, rule, regulation or other requirement of law, for environmental contamination at the Premises and no hazardous, toxic or polluting substances or wastes have been generated,
treated, manufactured, stored, refined, used, handled, transported, released, spilled, disposed of or deposited on, in or under the Premises. 

14. Address. The current address for notices to be sent to Tenant under the Lease is set forth below. 

  
 Exhibit 14.4 

2 

 15. Reliance. Tenant acknowledges that the Recipients have or will hereafter acquire
an interest in the Landlord or the Property and/or loan money to the Landlord in connection with the Property, and that the Recipients are relying upon this Tenant’s Estoppel Certificate in connection therewith. Tenant further acknowledges that
this Tenant’s Estoppel Certificate may be relied upon by, and inures to the benefit of, the Recipients and each of their respective partners, successors and assigns. 

16. Authority. The undersigned is duly authorized to execute this Tenant’s Estoppel Certificate on behalf of Tenant. 

17. Accuracy. The information contained in this Tenant’s Estoppel Certificate is true, correct and complete as of the date below
written. 
 Executed as of the             day of
            ,             . 
  

			
	 TENANT:
  

Codiak BioSciences, Inc.

		
	By:	 	 
		 	Name:
		 	Title:
	
	Tenant’s Current Address for Notices:
	     

	     

	     

  
 Exhibit 14.4 

3 

 EXHIBIT 17.1 

FIRST OFFER SPACE 
  

 

  
 Exhibit 17.1 

1 

 

 

  
 Exhibit 17.1 

2 

 EXHIBIT 17.6 

PRIOR LEASES 
 1. Eisai, Inc.
– Eisai, Inc., with premises consisting of the entire second (2nd) floor and a portion of the first (1st) floor storage space has a right to lease certain space on the third (3rd) floor of the Building. 

2. Ribon Therapeutics, Inc. – Ribon Therapeutics, Inc., with premises consisting of a portion of the third (3rd) floor and a portion of the
first (1st) floor storage space, has a right to lease a portion of the third (3rd) floor of the Building. 
 3. Syros Pharmaceuticals, Inc.
– Syros Pharmaceuticals, Inc., with premises consisting of the entire fourth (4th) floor and a portion of the first (1st) floor storage space, has a right to lease certain space on the fifth (5th) floor and the first
(1st) floor of the Building. 

  
 Exhibit 17.6 

1 

 EXHIBIT 19.24 

FORM OF NOTICE OF LEASE 
 RECORDING
REQUESTED 
 BY AND WHEN RECORDED 
 RETURN TO: 

NOTICE OF LEASE 
 In accordance with the
provisions of Massachusetts General Laws Chapter 183, Section 4, notice is hereby given of the following described lease (the “Lease”): 
  

			
	LANDLORD:	  	DIV 35 CPD, LLC,
		  	a Delaware limited liability company
		
	LANDLORD ADDRESS:	  	c/o The Davis Companies
		  	 125 High Street, 21st Floor

Boston, Massachusetts 02110

		
	TENANT:	  	CODIAK BIOSCIENCES, INC., a Delaware corporation
		
	TENANT ADDRESS:	  	 500 Technology Square, 9th Floor
 Cambridge, MA
02139

		
	DATE OF LEASE:	  	March             , 2019
		
	LEASED PREMISES:	  	A portion of the third (3rd) floor containing approximately 25,300 rentable square feet, a portion of the fifth (5th) floor containing approximately 40,409 rentable square feet, and portions of the first (1st) floor
containing approximately 2,549 rentable square feet, in the building known as 35 CambridgePark Drive, Cambridge, Massachusetts (the “Building”), containing approximately 68,258 rentable square feet in area in the aggregate. A legal
description of the land upon which the Building is located is attached hereto as Exhibit A.
		
	LEASE COMMENCEMENT DATE:	  	The date of execution and delivery of the Lease by both Landlord and Tenant.

  
 Exhibit 19.24 

1 

			
	LEASE EXPIRATION DATE:	  	The last day of the tenth (10th) Lease Year (as defined in Section 2.1.2 of the Lease).
		
	EXTENSION/RENEWAL RIGHTS:	  	Subject to the terms and conditions of the Lease, Tenant has one (1) option to extend the Term of the Lease for an additional ten (10) years.
		
	RIGHT OF FIRST OFFER TO LEASE:	  	Subject to the terms and conditions of the Lease, Tenant shall have a one-time right to lease certain space on the third (3rd) floor and the first (1st) floor of the Building if it becomes available for lease.

 This Notice of Lease has been executed to give notice of the Lease. This Notice of Lease is not intended to,
and shall not, modify or vary any of the provisions of the Lease, and in the event of any inconsistency the terms of the Lease shall govern. Capitalized terms used but not defined herein are used with their meanings set forth in the Lease. 

This Notice of Lease may be executed in one or more counterparts, each of which shall be deemed an original, but all of which shall constitute
the same instrument. 
 [Signatures on following pages.] 

  
 Exhibit 19.24 

2 

 WITNESS the execution hereof under seal by said parties to said Lease. 

 

							
	LANDLORD:	 		 	DIV 35 CPD, LLC, a Delaware limited liability company
				
		 		 	By:	 	 
		 		 	Name:	 	
		 		 	Title:	 	
			
	TENANT:	 		 	CODIAK BIOSCIENCES, INC., a Delaware corporation
				
		 		 	By:	 	 
		 		 	Name:	 	
		 		 	Title:	 	

 [Signature page to Notice of Lease] 

  
 Exhibit 19.24 

3 

 (Acknowledgement of Landlord) 

 

					
	COMMONWEALTH OF MASSACHUSETTS	  	)	  	
		  	)	  	
	COUNTY OF
                                         
           	  	)	  	

 On this             day of
                    , 2019, before me, the undersigned notary public, personally appeared
                    , as                     of
DIV 35 CPD, LLC, a Delaware limited liability company, proved to me through satisfactory evidence of identification, which was a Massachusetts Driver’s License or personal knowledge, to be the person whose name is signed on the preceding or
attached document and acknowledged to me that s/he signed it voluntarily on behalf of the DIV 35 CPD, LLC for its stated purpose. 
  

	
	
	   

	Notary Public
	
	My Commission Expires:
	Printed Name of Notary:

 [SEAL] 

(Acknowledgement of Tenant) 
  

					
	COMMONWEALTH OF MASSACHUSETTS	  	)	  	
		  	)	  	
	COUNTY OF
                                         
           	  	)	  	

 On this             day of
                    , 2019, before me, the undersigned notary public, personally appeared
                    , as                     of
CODIAK BIOSCIENCES, INC., a Delaware corporation, proved to me through satisfactory evidence of identification, which was a Massachusetts Driver’s License or personal knowledge, to be the person whose name is signed on the preceding or attached
document and acknowledged to me that s/he signed it voluntarily on behalf of CODIAK BIOSCIENCES, INC. for its stated purpose. 
  

	
	
	   

	Notary Public
	
	My Commission Expires:
	Printed Name of Notary:

 [SEAL] 

  
 Exhibit 19.24 

4 

 EXHIBIT “A” 

LEGAL DESCRIPTION 
 A certain tract of
land in Cambridge, Massachusetts, with all the improvements thereon, which is shown on the plan entitled “Plan of Property of Bethlehem Steel Corp.,” dated September 26, 1979, and recorded in the Middlesex South District Registry of Deeds
as Plan No. 1380 of 1979 in Book 13841, Page End, and described as follows (all compass bearings are based on the Massachusetts Grid System): 
 Beginning
at the intersection of the northerly street line of Rindge Avenue Extension, a public street forty (40) feet in width, with the easterly line of a twenty (20) foot strip of land acquired by the Commonwealth of Massachusetts, acting through its
Metropolitan Sewerage Commissions, by Taking of Estate dated January 7, 1893, and recorded in said Registry of Deeds in Book 2169, folio 457; thence, along the easterly line of the last mentioned twenty (20) foot strip of land, the following three
(3) courses and distances: (1) North zero degrees thirty-seven minutes nine seconds West (N 0° 37’ 09” W) seventy-seven and eighty-four one-hundredths (77.84) feet, (2) North eleven degrees thirty-three minutes fifty seconds East (N
11° 33’ 50” E) one-hundred twenty-three and seventy-eight one-hundredths (123.78) feet, and (3) North twenty-three degrees thirty-three minutes fifty-one seconds East (N 23° 33’ 51” E) one hundred twenty-seven and
eighty-three one-hundredths (127.83) feet to the southwesterly corner of the tract of land which was taken by Massachusetts Bay Transportation Authority pursuant to the Order of Taking dated September 24, 1979, and recorded in said Registry of Deeds
in Book 13803, Page 262; thence, along the southerly line of said last-mentioned tract of land the following three (3) courses and distances: (1) South sixty-seven degrees twenty-two minutes forty-eight seconds East (S 67° 22’ 48” E)
thirty-six and seventy-two one-hundredths (36.72) feet, (2) eastwardly, by a curve to the left the radius of which is two hundred forty and no one-hundredths (240.00) feet and the chord of which bears South eighty-three degrees thirty-four minutes
fifty-three seconds East (S 83° 34’ 53” E) one hundred thirty-three and ninety-three one-hundredths (133.93) feet, an arc distance of one hundred thirty-five and seventy-three one-hundredths (135.73) feet, and (3) North eighty degrees
thirteen minutes three seconds East (N 80° 13’ 03” E) eighty-eight and ten one- hundredths (88.10) feet to the westerly line of a tract of land now or formerly of Massachusetts Bay Transportation Authority (Lexington Branch railroad);
thence, along said westerly right-of- way line, the following two (2) courses arid distances: (1) southwardly, by a, curve to the left the radius of which is one thousand six hundred eighty-two and no one hundredths (1,682.00) feet and the chord of
which bears South twenty degrees twenty-four minutes fifty-nine seconds East (S 20° 24’ 59” E) one hundred one and forty-three one hundredths (101.43) feet, an arc distance of one hundred one and forty-four one-hundredths (101.44)
feet, and (2) South twenty-two degrees eight minutes thirty-nine seconds East (S 22° 08 39” E) two hundred thirty-seven and ninety-eight one-hundredths (237.98) feet to said northerly street line of Rindge Avenue Extension, thence along
said northerly street line of Rindge Avenue Extension, North eighty- eight degrees nineteen minutes nine seconds West (N 88° 19’ 09” W) four hundred fifty-four and fifteen one-hundredths (454.15) feet to the place of beginning;
containing two and five hundred sixty-four one-thousandths (2.654) acres, more or less. 
 EXCEPTING AND EXCLUDING THEREFROM the following: 

Ex A-1 

  
 Exhibit 19.24 

5 

	a.	 That portion of the above-described parcel of land acquired by Order of Taking by the Massachusetts Bay
Transportation Authority dated February 15, 1984 and recorded with Middlesex South District Registry of Deeds in Book 15477, Page 358, noted therein as parcel C-274, bounded and described as follows: 

Commencing at a point “25” which is located about twenty-five feet north of the centerline of Rindge Avenue Extension and along the
west right-of-way line of the MBTA Lexington Branch; 
 thence running N 88° 19’ 09” W a distance of twenty-five and 55/100
feet (25.55) to a point “1180”; 
 thence turning and running N 1° 37’ 57” E a distance of four and 61/100 (4.61) to
a point “1181”; 
 thence turning and running N 47° 37’ 03” E a distance of sixteen and 42/100(16.42) feet to a point
“1182” 
 thence turning and running N 20° 12’ 20” W a distance of one hundred eighty and 54/100 (180.54) feet to a
point “1183”; 
 thence turning and running S 22° 08’ 39” E a distance of two hundred and 66/100 (200.66) feet to the
point of beginning “25”; 
 Containing eight hundred and forty-five square feet (845) of land as shown on the plan entitled
“Land Acquisition Plan. City of Cambridge, Massachusetts” Plan No. 54388 as prepared by Sverdrup and Parcel and Associates. Inc., for the Massachusetts Bay Transportation Authority dated November 30, 1983, recorded as Plan 256 of 1984 in
Book 15477. Page 358. 
  

	b.	 The land conveyed to the City of Cambridge by deed dated December 12, 1989, recorded in Book 20292. Page 449.

 Ex A-2 

  
 Exhibit 19.24 

6

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