Document:

EX-10.9

 Exhibit 10.9 
 EXHIBIT 1, SHEET 1 
 Building No.300 One Kendall Square 

Cambridge, Massachusetts 
 (the “Building”) 
  

			
	Execution Date:	  	JULY 13, 2010
		
	Tenant:	  	Foundation Medicine, Inc., a Delaware corporation
		
	Mailing Address:	  	ONE KENDALL SQUARE SUITE B6501
		  	CAMBRIDGE MA 02139
		
	Landlord:	  	RB Kendall Fee, LLC
		
	Mailing address:    	  	c/o The Beal Companies LLP, 177 Milk Street, Boston, Massachusetts 02109 Attn: Senior Vice President—Asset Management
		
	Building:	  	Building No. 300 in One Kendall Square in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts

  

	Art. 2	 Premises: The entire fourth (4th) and fifth (5th) floors of the Building, consisting of approximately 11,466 rentable square feet and 11,040 rentable square feet,
respectively, all substantially as shown on Lease Plan, Exhibit 2 

  

	Art. 3.1	Term Commencement Date: The date on which the Premises are delivered to Tenant with Tenant’s Improvements Substantially Completed (as hereinafter defined)

  

	Art. 3.1	Specified Commencement Date: January 1, 2011 

  

	Art. 3.2	Termination Date: The date that is fifty-four (54) months following the Term Commencement Date 

 

	Art. 5	Use of Premises: General office, laboratory and research and development uses and no other purpose, subject to the terms and conditions of this Lease

  

	Art. 6	Yearly Rent/Monthly Rent: 

  

													
	 Time Period
	  	Yearly Rent	 	  	Monthly Rent	 	  	P.S.F.	 
	 Term Commencement Date through the end of the third (3rd) full month following the Term Commencement Date
	  	$	0	  	  	$	0	  	  	$	0	  
	 Month 4 through Month 12
	  	$	967,758.00	  	  	$	80,646.50	  	  	$	43.00	  
	 Month 13 through Month 24
	  	$	990,264.00	  	  	$	82,522.00	  	  	$	44.00	  
	 Month 25 through Month 36
	  	$	1,012,770.00	  	  	$	84,397.50	  	  	$	45.00	  
	 Month 37 through Month 54
	  	$	1,035,276.00	  	  	$	86,273.00	  	  	$	46.00	  

	Art. 7	Total Rentable Area: 22,506 square feet 

 Total Rentable Area of Building No.300: 64,610 square feet 
 Total Rentable Area of
Complex: 639,586 square feet 
  

	Art. 8	Electric current will be furnished by Landlord to Tenant 

  

	Art. 9	Operating and Taxes: 

Tenant’s Proportionate Common Share: 3.52% 
 Tenant’s Proportionate Building Share: 34.83% 
  

	Art. 29.3	Broker: Richards Barry Joyce & Partners, for Tenant, and FHO Partners, for Landlord 

 

	Art. 29.5	Arbitration: Massachusetts; Superior Court 

  

	Art. 29.13	Security Deposit: $161,293.00 in the form of a Letter of Credit in accordance with Article 29, 13 

 

	Art. 29.14	Parking Spaces: Thirty-three (33) spaces 

  

	Art. 29.15	Option to Extend Term: Two (2) five (5) year options 

  

									
	LANDLORD:	 		 	TENANT:
			
	RB KENDALL FEE, LLC	 		 	FOUNDATION MEDICINE, INC.
					
	By:	 	 /s/ Robert L. Beal
	 		 	By:	 	 /s/ Alexis Borisy

	Name:	 	Robert L. Beal	 		 	Name:	 	Alexis Borisy
	Title:	 	Its Authorized Signatory	 		 	Title:	 	CEO
		 		 		 	Hereunto Duly Authorized
			
	Date Signed: July 13, 2010	 		 	Date Signed: July 13, 2010

									
	1.	 	 REFERENCE DATA
	  	 	1	  
			
	2.	 	 DESCRIPTION OF DEMISED PREMISES
	  	 	1	  
		 	2.1	 	 Demised Premises
	  	 	1	  
		 	2.2	 	 Appurtenant Rights
	  	 	1	  
		 	2.3	 	 Exclusions and Reservations
	  	 	1	  
			
	3.	 	 TERM OF LEASE
	  	 	1	  
		 	3.1	 	 Definitions
	  	 	1	  
		 	3.2	 	 Habendum
	  	 	2	  
		 	3.3	 	 Declaration Fixing Term Commencement Date
	  	 	2	  
			
	4.	 	 READINESS FOR OCCUPANCY—TENANT’S IMPROVEMENTS- ENTRY BY TENANT PRIOR TO TERM
	  	 	2	  
			
	5.	 	 USE OF PREMISES
	  	 	4	  
		 	5.1	 	 Permitted Use
	  	 	4	  
		 	5.2	 	 Prohibited Uses
	  	 	4	  
		 	5.3	 	 Licenses and Permits
	  	 	5	  
			
	6.	 	 RENT
	  	 	5	  
			
	7.	 	 RENTABLE AREA
	  	 	5	  
			
	8.	 	 SERVICES FURNISHED BY LANDLORD
	  	 	5	  
		 	8.1	 	 Electric Current
	  	 	5	  
		 	8.2	 	 Water
	  	 	7	  
		 	8.3	 	 Elevators, Heat and Cleaning
	  	 	7	  
		 	8.4	 	 Air Conditioning
	  	 	7	  
		 	8.5	 	 Additional Heat and Air Conditioning Services
	  	 	8	  
		 	8.6	 	 Additional Air Conditioning Equipment
	  	 	8	  
		 	8.7	 	 Repairs
	  	 	8	  
		 	8.8	 	 Interruption or Curtailment of Services
	  	 	8	  
		 	8.9	 	 Energy Conservation
	  	 	9	  
			
	9.	 	 ESCALATION
	  	 	9	  
		 	9.1	 	 Definitions
	  	 	9	  
		 	9.2	 	 Tax Share
	  	 	13	  
		 	9.3	 	 Operating Expense Share
	  	 	14	  
		 	9.4	 	 Part Years
	  	 	14	  
		 	9.5	 	 Effect of Taking
	  	 	14	  
		 	9.6	 	 Tenant Audit Right
	  	 	14	  
		 	9.7	 	 Survival
	  	 	15	  
			
	10.	 	 CHANGES OR ALTERATIONS BY LANDLORD
	  	 	15	  
			
	11.	 	 FIXTURES, EQUIPMENT AND IMPROVEMENTS-REMOVAL BY TENANT
	  	 	15	  
			
	12.	 	 ALTERATIONS AND IMPROVEMENTS BY TENANT
	  	 	16	  
			
	13.	 	 TENANT’S CONTRACTORS-MECHANICS’ AND OTHER LIENS-STANDARD OF TENANT’S PERFORMANCE-COMPLIANCE WITH
LAWS
	  	 	17	  

									
	14.	 	 REPAIRS BY TENANT-FLOOR LOAD
	  	 	18	  
		 	14.1	 	 Repairs by Tenant
	  	 	18	  
		 	14.2	 	 Floor Load-Heavy Machinery
	  	 	18	  
			
	15.	 	 INSURANCE, INDEMNIFICATION, EXONERATION AND EXCULPATION
	  	 	18	  
		 	15.1	 	 General Liability Insurance
	  	 	18	  
		 	15.2	 	 Certificates of Insurance
	  	 	19	  
		 	15.3	 	 General
	  	 	19	  
		 	15.4	 	 Property of Tenant
	  	 	20	  
		 	15.5	 	 Bursting of Pipes, etc.
	  	 	20	  
		 	15.6	 	 Repairs and Alterations-No Diminution of Rental Value
	  	 	20	  
			
	16.	 	 ASSIGNMENT, MORTGAGING AND SUBLETTING
	  	 	20	  
		 	16.1	 	 Generally
	  	 	20	  
		 	16.2	 	 Reimbursement and Excess Rent
	  	 	22	  
		 	16.3	 	 Certain Transfers
	  	 	23	  
			
	17.	 	 MISCELLANEOUS COVENANTS
	  	 	24	  
		 	17.1	 	 Rules and Regulations
	  	 	24	  
		 	17.2	 	 Access to Premises-Shoring
	  	 	24	  
		 	17.3	 	 Accidents to Sanitary and Other Systems
	  	 	25	  
		 	17.4	 	 Signs, Blinds and Drapes
	  	 	25	  
		 	17.5	 	 Estoppel Certificate and Financial Statements
	  	 	25	  
		 	17.6	 	 Prohibited Materials and Property
	  	 	26	  
		 	17.7	 	 Requirements of Law-Fines and Penalties
	  	 	26	  
		 	17.8	 	 Tenant’s Acts-Effect on Insurance
	  	 	26	  
		 	17.9	 	 Miscellaneous
	  	 	27	  
			
	18.	 	 DAMAGE BY FIRE, ETC.
	  	 	27	  
			
	19.	 	 WAIVER OF SUBROGATION
	  	 	27	  
			
	20.	 	 CONDEMNATION-EMINENT DOMAIN
	  	 	28	  
			
	21.	 	 DEFAULT
	  	 	29	  
		 	21.1	 	 Conditions of Limitation-Re-Entry-Termination
	  	 	29	  
		 	21.2	 	 Intentionally Omitted
	  	 	29	  
		 	21.3	 	 Damages-Termination
	  	 	29	  
		 	21.4	 	 Fees and Expenses
	  	 	30	  
		 	21.5	 	 Waiver of Redemption
	  	 	31	  
		 	21.6	 	 Landlord’s Remedies Not Exclusive
	  	 	31	  
		 	21.7	 	 Grace Period
	  	 	31	  
			
	22.	 	 END OF TERM-ABANDONED PROPERTY
	  	 	31	  
			
	23.	 	 SUBORDINATION
	  	 	32	  
			
	24.	 	 QUIET ENJOYMENT
	  	 	34	  
			
	25.	 	 ENTIRE AGREEMENT-WAIVER-SURRENDER
	  	 	34	  
		 	25.1	 	 Entire Agreement
	  	 	34	  
		 	25.2	 	 Waiver by Landlord
	  	 	34	  
		 	25.3	 	 Surrender
	  	 	34	  

									
	26.	 	INABILITY TO PERFORM-EXCULPATORY CLAUSE	  	 	35	  
			
	27.	 	BILLS AND NOTICES	  	 	35	  
			
	28.	 	PARTIES BOUND-SEIZING OF TITLE	  	 	36	  
			
	29.	 	MISCELLANEOUS	  	 	36	  
		 	29.1	 	 Separability
	  	 	36	  
		 	29.2	 	 Captions, etc.
	  	 	36	  
		 	29.3	 	 Broker
	  	 	36	  
		 	29.4	 	 Modifications
	  	 	37	  
		 	29.5	 	 Arbitration
	  	 	37	  
		 	29.6	 	 Governing Law
	  	 	37	  
		 	29.7	 	 Assignment of Rents
	  	 	37	  
		 	29.8	 	 Representation of Authority
	  	 	37	  
		 	29.9	 	 Expenses Incurred by Landlord Upon Tenant Requests
	  	 	37	  
		 	29.10	 	 Survival
	  	 	38	  
		 	29.11	 	 Hazardous Materials
	  	 	38	  
		 	29.12	 	 Patriot Act
	  	 	39	  
		 	29.13	 	 Letter of Credit
	  	 	40	  
		 	29.14	 	 Parking
	  	 	41	  
		 	29.15	 	 Tenant’s Option to Extend the Term of the Lease
	  	 	42	  
		 	29.16	 	 Definition of Fair Market Rental Value
	  	 	42	  
		 	29.17	 	 Roof License; Generator
	  	 	43	  
		 	29.18	 	 Right of First Refusal to Lease
	  	 	45	  
		 	29.19	 	 Confidentiality
	  	 	46	  

 Exhibit 2 – Lease Plan 
 Exhibit 3 – Plan of Complex 
 Exhibit 4 – Term Commencement Date Agreement 

Exhibit 5 – Space Plans and Landlord’s Scope 
 Exhibit 6 – Form of Letter of Credit 
 Exhibit 7 – Estimated Budget 

 THIS INDENTURE OF LEASE made and entered into on the Execution Date as stated in Exhibit 1
and between the Landlord and the Tenant named in Exhibit 1. 
 Landlord does hereby demise and lease to Tenant, and Tenant does
hereby hire and take from Landlord, the premises hereinafter mentioned and described (hereinafter referred to as “Premises”), upon and subject to the covenants, agreements, terms, provisions and conditions of this Lease for the term
hereinafter stated: 
  

	1.	REFERENCE DATA 

 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. 

 

	2.	DESCRIPTION OF DEMISED PREMISES 

 2.1
Demised Premises. The Premises are that portion of the Building as described in Exhibit 1 (as the same may from time to time be constituted after changes therein, additions thereto and eliminations therefrom pursuant to rights of Landlord
hereinafter reserved) and is hereinafter referred to as the “Building”, substantially as shown hatched or outlined on the Lease Plan (Exhibit 2) hereto attached and incorporated by reference as a part hereof. 

2.2 Appurtenant Rights. Tenant shah have, as appurtenant to the Premises, rights to use in common, with others entitled thereto, subject to
reasonable rules and regulations from time to time made by Landlord of which Tenant is given notice; (a) the common lobbies, hallways, stairways and elevators of the Building, serving the Premises in common with others, (b) common walkways
necessary for access to the Building, and (c) if the Premises include less than the entire rentable area of any floor, the common toilets and other common facilities of such floor; and no other appurtenant rights or easements. Notwithstanding
anything to the contrary herein or in the Lease contained, Landlord has no obligation to allow any particular telecommunication service provider to have access to the Building or to Tenant’s Premises; provided, however, that Landlord agrees to
provide such access to Cogent Communications unless and until Landlord otherwise notifies Tenant. If Landlord permits such access, Landlord may condition such access upon the payment to Landlord by the service provider of fees assessed by Landlord
in its sole discretion. 
 2.3 Exclusions and Reservations. All the perimeter walls of the Premises except the inner surfaces
thereof, any balconies (except to the extent same are shown as part of the Premises on the Lease Plan (Exhibit 2)), terraces or roofs adjacent to the Premises, 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 thereof, as well as the right of access through the Premises for the purposes of operation, maintenance, decoration and
repair, are expressly excluded from the Premises and reserved to Landlord. 
  

	3.	TERM OF LEASE 

 3.1 Definitions. As
used in this Lease the words and terms which follow mean and include the following: 
 (a) “Specified Commencement
Date”—The date (as stated in Exhibit 1) on which it is estimated that the Premises will be ready for Tenant’s occupancy for its use as stated in Exhibit 1. 
 (b) “Term Commencement Date”—If the “Term Commencement Date” is a date certain agreed upon by the parties at the time of the execution of this Lease, such date shall be inserted
in Exhibit 1; otherwise, the “Term Commencement Date” is the date on which the Premises are ready for Tenant’s occupancy (as defined in Article 4.2) for use as set forth in Exhibit 1. If the Premises are not ready for such occupancy
but if, pursuant to permission therefor duly given by Landlord, Tenant takes possession of the whole or any part of the Premises for use as set forth in Exhibit 1, “Term Commencement Date” shall be the date on which Tenant takes such
possession. 

  
 -1-

 (c) “Complex” shall be defined as all of the Building, the other buildings, and
the Common Areas serving such buildings, all located on the land (“Land”) shown outlined on Exhibit 3. 
 (d)
“Common Areas” shall be defined as the common walkways, accessways, and parking facilities located on the Land and common facilities in the Complex, as the same may be changed, from time to time, including without limitation, alleys,
sidewalks, lobbies, hallways, toilets, stairways, fan rooms, utility closets, shaftways, street entrances, elevators, wires, conduits, meters, pipes, ducts, vaults, and any other equipment, machinery, apparatus, and fixtures wherever located on the
Land, in the Complex, in the buildings in the Complex or in the Premises that either (a) serve the Premises as well as other parts of the Land or Complex, or (b) serve other parts of the Land or Complex but not the Premises. 

3.2 Habendum. TO HAVE AND TO HOLD the Premises for a term of years commencing on the Term Commencement Date and ending at
11:59 p.m. on the last day of the fifty-fourth
(54th) complete month following the Term Commencement
Date (as same may be extended in accordance with Section 29.15 below) or on such earlier date upon which said term may expire or be terminated pursuant to any of the conditions of limitation or other provisions of this Lease or pursuant to law
(which date for the termination of the terms hereof will hereafter be called “Termination Date”). Notwithstanding the foregoing, if the Termination Date as stated in Exhibit 1 shall fall on other than the last day of a calendar month, said
Termination Date shall, at the option of Landlord, be deemed to be the last day of the calendar month in which said Termination Date occurs. 
 3.3 Declaration Fixing Term Commencement Date. Landlord and Tenant hereby agree to execute a Term Commencement Date Agreement substantially in the form attached hereto as Exhibit 4, or as otherwise
reasonably requested by Landlord confirming the actual Term Commencement Date and Termination Date, once same are determined. As soon as may be after the execution date hereof, each of the parties hereto agrees, upon demand of the other party to
join in the execution, in recordable form, of a statutory notice, memorandum, etc. of lease. If this Lease is terminated before the term expires, then upon Landlord’s request the parties shall execute, deliver and record an instrument
acknowledging such fact and the date of termination of this Lease, and Tenant hereby appoints Landlord its attorney-in-fact in its name and behalf to execute such instrument if Tenant shah fail to execute and deliver such instrument within ten
(10) business days of Tenant’s receipt of Landlord’s request therefor. In no event shall this Lease be recorded or filed by Tenant with the Middlesex South Registry of Deeds or Middlesex South Registry District of the Land Court.

  

	4.	READINESS FOR OCCUPANCY—TENANT’S IMPROVEMENTS- ENTRY BY TENANT PRIOR TO TERM. 

(a) Landlord and Tenant have mutually agreed to the initial space plan (the “Space Plans”) for the layout of Tenant’s
leasehold improvements to the Premises and the scope of work to be completed by Landlord within the Premises and to the base Building systems servicing the Premises (the “Landlord’s Scope”) (the “Space Plans” and
“Landlord’s Scope” may be referred to collectively herein as the “Tenant’s Improvements”). Tenant’s Improvements shall not include, without limitation, Tenant’s furniture, trade fixtures, equipment (excluding
Building systems included in Landlord’s Scope), personal property, data and communications equipment and cabling. Except as otherwise may be expressly provided on the Plans (as hereinafter defined), Tenant acknowledges that tenant’s
Improvements will be designed and constructed to the quality of the design and construction of the Building and in accordance with Landlord’s building standards (including but not limited to construction materials, design and finishes) for the
Building. The Space Plans and Landlord’s Scope are attached hereto as Exhibit 5. 
 (b) Based upon the Space Plans and
Landlord’s Scope, the Landlord shall cause final plans and specifications, sufficient to permit the construction of the Tenant’s Improvements, to be prepared (the “Plans”), which Plans shall be submitted to Tenant for approval,
which approval shall not be unreasonably withheld or delayed and shall be deemed given if not disapproved of in writing (with a detailed list of the deficiencies in the 

  
 -2-

 
Plans) within five (5) days of submittal. Tenant understands and agrees that changes to the Plans that may be needed or desired by Tenant, and or the specification by Tenant of any
components or finishes that are not building standard or as depicted on the Plans, will be approved by Landlord and incorporated into the Plans only if (1) such changes are not Material Changes (as defined below) or (2) Tenant agrees to
pay (as provided below) any net increase in the cost of the Tenant’s Improvements resulting from such changes and be responsible for any resulting delay in Substantial Completion (as hereinafter defined). The term “Material Changes”
as used herein are (i) changes that, individually or in the aggregate, modify the scope, cost or character of the Tenant’s Improvements or any material component thereof from that set forth in the Space Plans, Landlord’s Scope or
Plans, and (ii) changes that will, individually or in the aggregate, in Landlord’s reasonable opinion, result in a likelihood of delay in the Substantial Completion of Tenant’s Improvements. Tenant agrees that any additional cost or
expense resulting from any Material Changes approved by Landlord, as well as from any changes requested by Tenant to the Tenant’s Improvements after the date hereof (including design and construction costs, including, but not limited to,
materials, labor and general conditions costs) shall be the responsibility of Tenant and shall be paid in full, or reimbursed, as the case may be, by Tenant to Landlord within ten (10) business days of billing therefor by Landlord; and Tenant
agrees that if any such changes do result in delay in Substantial Completion, same shall be deemed a Tenant Delay (as defined below). Landlord shall have the same rights and remedies which Landlord has upon the nonpayment of Yearly Rent and other
charges due under this Lease for nonpayment of any amounts which Tenant is required to pay to Landlord pursuant to the foregoing provision. 
 (c) Landlord shall proceed to construct Tenant’s Improvements at Landlord’s sole cost and expense (except as otherwise set forth herein) in substantial conformance with the Plans and in a good
and workmanlike manner. Landlord reserves the right to make changes and substitutions to the Plans in connection with the construction of Tenant’s Improvements, provided same do not materially adversely modify the Plans and Tenant agrees to not
unreasonably withhold or delay its consent to any such changes provided same do not materially adversely modify the Plans. Tenant’s Improvements shall be constructed and completed by The Richmond Group whom Landlord shall engage to be
Landlord’s contractor, in compliance with all applicable statutes and regulations. 
 (d) Subject to delay by causes beyond
the reasonable control of Landlord or caused by the action or inaction of Tenant, including Tenant Delays, Landlord agrees to use reasonable speed and diligence to Substantially Complete the Tenant’s Improvements by the Specified Commencement
Date, provided, however, the failure to do so shall in no way affect the validity of this Lease or the obligations of Tenant hereunder nor shall the same be construed in any way to extend the term of this Lease and Tenant shall not have any claim
against Landlord, and Landlord shall have no liability to Tenant, by reason thereof. Tenant’s Improvements shall be deemed “Substantially Complete” on the date (the “Substantial Completion Date”) as of which a certificate of
occupancy (temporary or permanent) permitting the use of the Premises has been issued and is available from the City of Cambridge (the “Certificate of Occupancy”) or the date Tenant receives Landlord’s architect’s certificate
that the Premises have been substantially completed in accordance with the Plans (subject only to the completion of Punchlist Work (defined below)). Any Punchlist Work not fully completed (of which Tenant shall give Landlord notice as provided
below) on the Term Commencement Date shall thereafter be so completed with reasonable diligence by Landlord. Notwithstanding the foregoing, if any delay in the Substantial Completion of the Tenant’s Improvements by Landlord is due to Tenant
Delays, then the Substantial Completion Date shall be deemed to be the date Tenant’s Improvements would have been Substantially Complete, if not for such Tenant Delays, as reasonably determined by Landlord. “Tenant Delays” shall mean
delays caused by: (i) requirements of the Space Plans, Landlord’s Scope or Plans requested by Tenant that do not conform to Landlord’s building standards for office and laboratory build out, or which contain long lead-time or
non-standard items requested by Tenant; (ii) any material change in the Space Plans, Landlord’s Scope or Plans requested by Tenant; (iii) any request by Tenant for a delay in the commencement or completion of Tenant’s
Improvements for any reason; or (iv) any other act or omission of Tenant or its employees, agents or contractors which reasonably inhibits the Landlord from timely completing the Tenant’s Improvements. For purposes hereof, “Punchlist
Work” is defined as minor or insubstantial details or defects of construction, decoration or mechanical adjustments that do not significantly affect Tenant’s use of the Premises for the Permitted Use. If as a result of Tenant Delays the
Premises are deemed ready for Tenant’s occupancy, pursuant to the foregoing (and the Term shall have commenced by reason thereof), but the Premises are not in fact 

  
 -3-

 
actually ready for Tenant’s occupancy, Tenant shall not (except with Landlord’s consent not to be unreasonably withheld, conditioned or delayed) be entitled to take possession of the
Premises for use as set forth in Exhibit 1 until the Premises are in fact actually ready for such occupancy. 
 (e) Within seven
(7) business days after the Term Commencement Date, Landlord and Tenant shall confer and create a specific list of any Punchlist Work with respect to the Tenant’s Improvements (a “Punchlist”). Except with respect to the items
contained in the Punchlist, Tenant shall be deemed satisfied with the Tenant’s Improvements, Landlord shall be deemed to have completed all of its obligations under this Section 4.1 and Tenant shall have no claim that Landlord has failed
to perform in full its obligations hereunder 
 (f) This Lease-is subject to the Landlord obtaining all permits, licenses and
approvals necessary to allow Landlord to construct Tenant’s Improvements and obtain a certificate of occupancy, if required, with respect thereto; and if despite Landlord’s good faith efforts Landlord shall be unable to obtain such
permits, license, approvals, or certificate of occupancy, if required, and is therefore unable to commence or complete Tenant’s Improvements, then this Lease may be terminated by Landlord by written notice to Tenant. 

(g) Tenant shall have the right to enter the Premises, without the obligation to pay rent, within thirty (30) days prior to the
Specified Commencement Date, with prior notice to the Building property manager, during normal business hours and without payment of rent, to install its operational wiring, furniture, fixtures and equipment by, or under the direction or control of,
Tenant and as is otherwise in compliance with the terms of this Lease. Tenant shall coordinate such entry with Landlord’s building manager, and such entry shall be made in compliance with all terms and conditions of this Lease and the rules and
regulations in effect from time to time, shall be at the risk of Tenant and shall not interfere with the completion of Tenant’s Improvements. Prior to entering the Building or Premises Tenant shall obtain all insurance it is required to obtain
by the Lease and shall provide certificates of said insurance to Landlord. Such right of entry shall be deemed a license from Landlord to Tenant, and any entry thereunder shall be at the risk of Tenant. 

(h) Except as is otherwise herein provided and except for the completion of Tenant’s Improvements, all work necessary to prepare the
Premises for Tenant’s occupancy, shall be performed by Tenant, at Tenant’s expense, and in accordance with the terms and conditions of this Lease. 
  

	5.	USE OF PREMISES 

 5.1 Permitted Use.
Tenant shall occupy and use the Premises only for the purposes as stated in Exhibit 1 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 were
designed. Without limiting the generality of the foregoing, Tenant agrees that it shall not use the Premises or any part thereof, or permit the Premises or any part thereof to be used for the preparation or dispensing of food, whether by vending
machines or otherwise. So long as Tenant shall comply with Landlord’s reasonable security program for the Building and/or Complex, and provided Tenant is not in default under the terms of this Lease, Tenant shall have access to the Premises
twenty-four (24) hours per day, seven (7) days per week, during the term, except in the case of force majeure, emergencies or closures due to casualty or condemnation or repairs, maintenance or alterations within the Complex.
Notwithstanding the foregoing, but subject to the other terms and provisions of this Lease, Tenant may, with Landlord’s prior written consent, which consent shall not be unreasonably withheld, install at its own cost and expense so-called
hot-cold water fountains, coffee makers and so-called Dwyer refrigerator-sink-stove combinations for the preparation of beverages and foods, provided that no cooking, frying, etc., are carried on in the Premises to such extent as requires special
exhaust venting, Tenant hereby acknowledging that the Building is not engineered to provide any such special venting. 
 5.2 Prohibited
Uses. Notwithstanding any other provision of this Lease, Tenant shall not use, or suffer or permit the use or occupancy of, or suffer or permit anything to be done in or anything to be brought into or kept in or about the Premises or the
Building or any part thereof (including, without limitation, any materials, 

  
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appliances or equipment used in the construction or other preparation of the Premises and furniture and carpeting): (i) which would violate any of the covenants, agreements, terms,
provisions and conditions of this Lease or that are 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 shall in any way
(a) impair the appearance or reputation of the Building; or (b) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other
servicing of the Building or Premises, or with the use or occupancy of any of the other areas of the Building, or occasion discomfort, inconvenience or annoyance, or injury or damage to any occupants of the Premises or other tenants or occupants of
the Building; or (iv) which is inconsistent with the maintenance of the Building as an office building of the first class in the quality of its maintenance, use, or occupancy. Tenant shall not install or use any electrical or other equipment of
any kind which, in the reasonable judgment of Landlord, might cause any such impairment, interference, discomfort, inconvenience, annoyance or injury. 
 5.3 Licenses and Permits. If any governmental license or permit shall be required for the proper and lawful conduct of Tenant’s business, and if the failure to secure such license or permit
would in any way affect Landlord, the Premises, the Building or Tenant’s ability to perform any of its obligations under this Lease, Tenant, at Tenant’s expense, shall duly procure and thereafter maintain such license and submit the same
to inspection by Landlord. Tenant, at Tenant’s expense, shall at all times comply with the terms and conditions of each such license or permit. Tenant shall furnish all data and information to governmental authorities and Landlord as required
in accordance with legal, regulatory, licensing or other similar requirements as they relate to Tenant’s use or occupancy of the Premises or the Building. 
  

	6.	RENT 

 During the term of
this Lease, the Yearly Rent and other charges, at the rate stated in Exhibit 1, shall be payable by Tenant to Landlord by monthly payments, as stated in Exhibit 1, in advance and without demand on the first day of each month for and in respect of
such month. The rent and other charges reserved and covenanted to be paid under this Lease shall commence on the Term Commencement Date. If, by reason of any provisions of this Lease, the rent reserved hereunder shall commence or terminate on any
day other than the first day of a calendar month, the rent for such calendar month shall be prorated. The rent and all other amounts payable to Landlord at the address provided in Exhibit 1 to this Lease 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, at the office of the Landlord or such place as Landlord may
designate, and the rent and other charges in all circumstances shall be payable without any setoff or deduction whatsoever. Rental and any other sums due hereunder not paid on or before the date due shall bear interest for each month or fraction
thereof from the due date until paid computed at the annual rate of four percentage (4%) points over the so-called prime rate then currently from time to time charged to its most favored corporate customers by the largest national bank (N.A.)
located in the city in which the Building is located, or at any applicable lesser maximum legally permissible rate for debts of this nature. 
  

	7.	RENTABLE AREA 

 Total
Rentable Area of the Premises, the Building and the Complex are agreed to be the amounts set forth in Exhibit 1. Landlord reserves the right, throughout the term of the Lease, to recalculate the Total Rentable Area of the Building and/or the
Complex. 
  

	8.	SERVICES FURNISHED BY LANDLORD 

 8.1
Electric Current. 
 (a) As stated in Exhibit 1, Landlord will either furnish to Tenant, as an incident of this Lease,
electric current for the operation of lighting fixtures and the 120-volt electrical outlets initially installed in the Premises and Tenant will reimburse Landlord for the cost of such electric current as measured by a separate submeter or
checkmeter, as hereinafter set forth, or Landlord will require Tenant to contract with the company supplying electric current for the purchase and obtaining by Tenant of electric current directly from such company to be billed directly to, and paid
for by, Tenant. 

  
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 (b) If Landlord is providing electric current to Tenant, as aforesaid, then Tenant shall
reimburse Landlord for the entire cost of such electric current as follows: 
 (1) Commencing as of the Term
Commencement Date and continuing until the procedures set forth in Paragraph 2 of this Article 8.1 (b) are effected, Tenant shall pay to Landlord at the same time and in the same manner that it pays its monthly payments of Yearly Rent
hereunder, estimated payments (i.e., based upon Landlord’s reasonable estimate) on account of Tenant’s obligation to reimburse Landlord for electricity consumed in the Premises. 

(2) Periodically after the Term Commencement Date, Landlord shall determine the actual cost of electricity consumed by
Tenant in the Premises (i.e. by reading Tenant’s sub-meter and by applying an electric rate which shall not exceed the retail rate which would have been payable by Tenant had Tenant obtained electric services directly from the utility company
providing electric current to Landlord.) If the total of Tenant’s estimated monthly payments on account of such period is less than the actual cost of electricity consumed in the Premises during such period, Tenant shall pay the difference to
Landlord within thirty (30) days of when billed therefor. If the total of Tenant’s estimated monthly payments on account of such period is greater than the actual cost of electricity consumed in the Premises during such period, Tenant may
credit the difference against its next installment of rental or other charges due hereunder, provided that any excess credit shall be repaid to Tenant within a reasonable time following the expiration of the Lease term provided Tenant is not in
default under this Lease. 
 (3) After each adjustment, as set forth in Paragraph 2 above, the amount of
estimated monthly payments on account of Tenant’s obligation to reimburse Landlord for electricity in the Premises shall be adjusted based upon the actual cost of electricity consumed during the immediately preceding period. 

(c) If Landlord is furnishing Tenant electric current hereunder, Landlord, at any time, at its option and upon not less than thirty
(30) days’ prior written notice to Tenant, may discontinue such furnishing of electric current to the Premises; and in such case Tenant shall contract with the company supplying electric current for the purchase and obtaining by Tenant of
electric current directly from such company. In the event Tenant itself contracts for electricity with the supplier, pursuant to Landlord’s option as above stated, Landlord shall (i) permit its risers, conduits and feeders to the extent
available, suitable and safely capable, to be used for the purpose of enabling Tenant to purchase and obtain electric current directly from such company, (ii) without cost or charge to Tenant, make such alterations and additions to the electrical
equipment and/or appliances in the Building as such company shall specify for the purpose of enabling Tenant to purchase and obtain electric current directly from such company, and (iii) at Landlord’s expense, furnish and install in or
near the Premises any necessary metering equipment used in connection with measuring Tenant’s consumption of electric current and Tenant, at Tenant’s expense, shall maintain and keep in repair such metering equipment. 

(d) Whether or not Landlord is furnishing electric current to Tenant, if Tenant shall require electric current for use in the Premises in
excess of such reasonable quantity to be furnished for such use as hereinabove provided and if (i) in Landlord’s reasonable judgment, Landlord’s facilities are inadequate for such excess requirements or (ii) such excess use shall
result in an additional burden on the Building air conditioning system and additional cost to Landlord on account thereof, then, as the case may be, (x) Landlord, upon written request and at the sole cost and expense of Tenant, will furnish and
install such additional wire, conduits, feeders, switchboards and appurtenances as reasonably may be required to supply such additional requirements of Tenant if current therefor be available to Landlord, provided that the same shall be permitted by
applicable laws and insurance regulations and shall not cause damage to the Building or the Premises or cause or 

  
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create a dangerous or hazardous condition or entail excessive or unreasonable alterations or repairs or interfere with or disturb other tenants or occupants of the Building or (y) Tenant
shall reimburse Landlord for such additional cost, as aforesaid. Tenant acknowledges that it has been provided with an opportunity to confirm that the electric current serving the Premises will be adequate to supply its proposed permitted uses of
the Premises. 
 (e) Landlord, at Tenant’s expense and upon Tenant’s request, shall purchase and install all
replacement lamps of types generally commercially available (including, but not limited to, incandescent and fluorescent) used in the Premises. 
 (f) Landlord shall not in any way be liable or responsible to Tenant for any loss, damage or expense which Tenant may sustain or incur if the quantity, character, or supply of electrical energy is changed
or is no longer available or suitable for Tenant’s requirements. 
 (g) Tenant agrees that it will not make any material
alteration or material addition to the electrical equipment and/or appliances in the Premises without the prior written consent of Landlord in each instance first obtained, which consent will not be unreasonably withheld, and using contractor(s)
approved by Landlord, and will promptly advise Landlord of any other alteration or addition to such electrical equipment and/or appliances. 

8.2 Water. Landlord shall furnish hot and cold water for ordinary Premises, cleaning, toilet, lavatory and drinking purposes. If Tenant requires,
uses or consumes water for any purpose other than for the aforementioned purposes, Landlord may (i) assess a reasonable charge for the additional water so used or consumed by Tenant or (ii) install a water meter and thereby measure
Tenant’s water consumption for all purposes. In the latter event, Tenant shall pay the cost of the meter and the cost of installation thereof and shall keep said meter and installation equipment in good working order and repair. Tenant agrees
to pay for water consumed, as shown on said meter, together with the sewer charge based on said meter charges, as and when bills are rendered, and on default in making such payment Landlord may pay such charges and collect the same from Tenant, and
any charges shown on a separate water meter shall not be included in Operating Expenses hereunder. All piping and other equipment and facilities for use of water outside the building core will be installed and maintained by Landlord at Tenant’s
sole cost and expense. 
 8.3 Elevators, Heat and Cleaning. Landlord shall: (i) provide necessary elevator facilities (which may be
manually or automatically operated, either or both, as Landlord may from time to time elect) on Mondays through Fridays, excepting Massachusetts and federal legal holidays, from 8:00 a.m. to 6:00 p.m. and on Saturdays, excepting legal holidays, from
8:00 a.m. to 1:00 p.m. (called “business days”) and have one (1) elevator in operation available for Tenant’s use, non-exclusively, together with others having business in the Building, at all other times; (ii) furnish heat
(substantially equivalent to that being furnished in comparably aged similarly equipped office buildings in the same city) to the Premises during the normal heating season on business days; and (iii) cause the common areas of the Building to be
cleaned on Monday through Friday (excepting Massachusetts or City of Cambridge legal holidays) in a manner consistent with cleaning standards generally prevailing in the comparable office buildings in the City of Cambridge. All costs and expenses
incurred by Landlord in connection with foregoing services shall be included as part of the Operating Costs (as defined below). Tenant shall be responsible, at its sole cost and expense, for providing cleaning and janitorial services to the Premises
in a neat and first-class manner consistent with the cleaning standards generally prevailing in the comparable buildings in the City of Cambridge or as otherwise reasonably established by Landlord in writing from time to time using an insured
contractor or contractors selected by Tenant and approved in writing by Landlord and such provider shall not interfere with the use and operation of the Building or Complex by Landlord or any other tenant or occupant thereof. 

8.4 Air Conditioning. Landlord shall through the air conditioning equipment of the Building furnish to and distribute in the Premises air
conditioning as normal seasonal changes may require on business days during the hours as aforesaid in Article 8.3 when air conditioning may reasonably be required for the comfortable occupancy of the Premises by Tenant. Tenant agrees to cooperate
fully with Landlord with regard to, and to abide by all the reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. 

  
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 8.5 Additional Heat and Air Conditioning Services. Landlord will use reasonable efforts upon
reasonable advance written notice from Tenant of its requirements in that regard, to furnish additional heat or air conditioning services to the Premises on days and at times other than as above provided. Tenant will pay to Landlord a reasonable
charge for any such additional heat or air conditioning service required by Tenant. As of the Execution Date, the current charge for such after hours additional heat and air conditioning services is approximately $55.00 per hour for the entire
Premises. Tenant hereby acknowledges that such charge is subject to increase from time to time. 
 8.6 Additional Air Conditioning
Equipment. In the event Tenant requires additional air conditioning for business machines, meeting rooms or other special purposes, or because of occupancy or excess electrical loads, any additional air conditioning units, chillers, condensers,
compressors, ducts, piping and other equipment, such additional air conditioning equipment will be installed, but only if, in Landlord’s reasonable judgment, the same will not cause damage or injury to the Building or create a dangerous or
hazardous condition or entail excessive or unreasonable alterations, repairs or expense or interfere with or disturb other tenants. At Landlord’s sole election, such equipment will either be installed: 

(a) by Landlord at Tenant’s expense and Tenant shall reimburse Landlord in such an amount as will compensate it for the cost incurred
by it in operating, maintaining, repairing and replacing, if necessary, such additional air conditioning equipment. At Landlord’s election, such equipment shall (i) be maintained, repaired and replaced by Tenant at Tenant’s sole cost
and expense, and (ii) throughout the term of this Lease, Tenant shall, at Tenant’s sole cost and expense, purchase and maintain a service contract for such equipment from a service provider approved by Landlord. Tenant shall obtain
Landlord’s prior written approval of both the form of service contract and of the service provider; or 
 (b) by Tenant,
subject to Landlord’s prior approval of Tenant’s plans and specifications for such work. In such event: (i) such equipment shall be maintained, repaired and replaced by Tenant at Tenant’s sole cost and expense, and
(ii) throughout the term of this Lease, Tenant shall, at Tenant’s sole cost and expense, purchase and maintain a service contract for such equipment from a service provider approved by Landlord. Tenant shall obtain Landlord’s prior
written approval of both the form of service contract and of the service provider. 
 8.7 Repairs. Except as otherwise provided in
Articles 18 and 20, and subject to Tenant’s obligations in Article 14, Landlord shall keep and maintain the roof, exterior walls, structural floor slabs, columns, elevators, public stairways and corridors, public lavatories, and other common
equipment (including, without limitation, sanitary, electrical, heating, air conditioning, or other systems) serving both the Building and the Common Areas in good condition and repair. Landlord shall keep the paved portions of the Common Areas
reasonably free of ice and snow. 
 8.8 Interruption or Curtailment of Services. 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, or of difficulty or inability in securing supplies or labor, or of strikes, or of any other cause beyond
the reasonable control of Landlord, whether such other cause be similar or dissimilar to those hereinabove specifically mentioned until said cause has been removed, Landlord reserves the right to interrupt, curtail, stop or suspend (i) the
furnishing of heating, elevator, air conditioning, and cleaning services 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 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 the Tenant’s obligations hereunder reduced, and the Landlord
shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. In the event of an emergency or unforeseen interruption or curtailment, Landlord shall endeavor to notify Tenant (which
notification may be oral) in advance, if possible, of any interruption or curtailment. 

  
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 8.9 Energy Conservation. Notwithstanding anything to the contrary in this Article 8 or in this Lease
contained, Landlord may institute, and Tenant shall comply with, such policies, programs and measures as may be necessary, required, or expedient for the conservation and/or preservation of energy or energy services, or as may be necessary or
required to comply with applicable codes, rules regulations or standards, provided that Tenant has been notified in writing of all such policies, programs, or measures. 

 

	9.	ESCALATION 

 9.1 Definitions. As
used in this Article 9, the words and terms which follow mean and include the following: 
 (a) “Operating Year” shall
mean a calendar year in which occurs any part of the term of this Lease. 
 (b) “Tenant’s Proportionate Building
Share” shall initially be the figure as stated in Exhibit 1. Tenant’s Proportionate Building Share is the ratio of the Total Rentable Area of the Premises to the aggregate Total Rentable Area of the Building, from time to time. As changes
or modifications to the Building occurs, Tenant’s Proportionate Building Share shall be adjusted to equal the then current ratio of the Total Rentable Area of the Premises to the aggregate Total Rentable Area within the Building which is then
completed and as to which a certificate of occupancy is issued. 
 (c) “Tenant’s Proportionate Common Share” shall
initially be the figure as stated in Exhibit 1. Tenant’s Proportionate Common Share is the ratio of the Total Rentable Area of the Premises to the aggregate Total Rentable Area, from time to time, of all buildings within the Complex which have
been completed and for which a certificate of occupancy has been issued. As additional buildings are completed within the Complex, Tenant’s Proportionate Common Share shall be adjusted to equal the then current ratio of the Total Rentable Area
of the Premises to the aggregate Total Rentable Area within the Complex which is then completed and as to which a certificate of occupancy is issued. 
 (d) “Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Building and the Common Areas of the Complex and upon any personal property of Landlord used
in the operation thereof, or Landlord’s interest in the Building, the Common Areas, or such personal property; charges, fees and assessments for transit, housing, police, fire or other governmental services or purported benefits to the Building
and/or the Common Areas; service or user payments in lieu of taxes; and any and all other taxes, levies, betterments, assessments and charges arising from the ownership, leasing, operating, use or occupancy of the Building, the Common Areas or based
upon rentals derived therefrom, which are or shall be imposed by Federal, State, Municipal or other authorities. As of the Execution Date, “Taxes” shall not include any franchise, rental, income or profit tax, capital levy or excise,
provided, however, that any of the same and any other tax, excise, fee, levy, charge or assessment, however described, that may in the future be levied or assessed as a substitute for or an addition to, in whole or in part, any tax, levy or
assessment which would otherwise constitute “Taxes,” whether or not now customary or in the contemplation of the parties on the Execution Date of this Lease, shall constitute “Taxes,” but only to the extent calculated as if the
Complex is the only real estate owned by Landlord. “Taxes” shall also include expenses of tax abatement or other proceedings contesting assessments or levies. The parties acknowledge that, as of the Execution Date, Taxes are based upon
several separate tax bills affecting the Complex. Taxes shall be allocated by Landlord, in Landlord’s reasonable judgment, among the Building (the portion of Taxes allocable to the Building being referred to herein as “Building
Taxes”), the other buildings of the Complex, and the Common Areas (the portion of Taxes allocable to the Common Areas being referred to herein as “Common Area Taxes”). 

(e) “Tax Period” shall be any fiscal/tax period in respect of which Taxes are due and payable to the appropriate governmental
taxing authority, any portion of which period occurs during the term of this Lease, the first such Period being the one in which the Term Commencement Date occurs. 
 (f) “Operating Costs”: 

  
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 (1) Definition of Operating Costs. “Operating Costs” shall
mean all costs incurred and expenditures of whatever nature made by Landlord in the operation and management, for repair and replacements, cleaning and maintenance of the Building the Complex, and the Common Areas of the Complex including, without
limitation, vehicular and pedestrian passageways related to the Complex, related equipment, facilities and appurtenances, elevators, cooling and heating equipment. In the event that Landlord or Landlord’s managers or agents perform services for
the benefit of the Complex off-site which would otherwise be performed on-site (e.g., accounting), the cost of such services shall be reasonably allocated among the properties benefiting from such service and shall be included in Operating Costs.
Landlord shall have the right but not the obligation, from time to time, to equitably allocate some or all of the Operating Costs among different tenants of the Building or Complex (the “Cost Pools”). Such Cost Pools may include, but shall
not be limited to, tenants that share particular systems or equipment or tenants that are similar users of particular systems or equipment such as by way of example but not limitation the office space tenants of the Building or Complex, the
laboratory tenants of the Building or Complex and the retail space tenants of the Building or Complex. Operating Costs shall include, without limitation, those categories of “Specifically Included Operating Costs,” as set forth below, but
shall not include “Excluded Costs,” as hereinafter defined. 
 (2) Definition of Excluded Costs.
“Excluded Costs” shall be defined as 
 (a) mortgage charges; 

(b) brokerage Commissions; 
 (c) salaries of executives and owners not directly employed in the management/operation of the Complex; 
 (d) the cost of work done by Landlord for a particular tenant for which Landlord has the right to be reimbursed by such tenant, and, subject to Subparagraph (3) below, such portion of expenditures as
are not properly chargeable against income; 
 (e) ground lease rental; 

(f) attorneys’ fees, leasing commissions and other costs and expense incurred in connection with negotiations or disputes with
present or prospective tenants or other occupants of, or persons, firms or entities with respect to the Building; 
 (g)
expenses in connection with services or benefits which are not offered to Tenant; 
 (h) all items and services for which Tenant
or any other tenant reimburses Landlord, outside of Operating Costs, or which Landlord provides exclusively to one or more tenants (other than Tenant) but not all tenants; 
 (i) electric power and any other utility costs for which any tenant or occupant (except Landlord) directly contracts with the local public service company; 

(j) the cost to construct any additions or expansions to the Building or Complex; 

  
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 (k) any reserves for future expenditures not yet incurred; 

(l) costs incurred by Landlord due to the gross negligence or misconduct of Landlord or its agent; 

(m) advertising and promotional expenses in connection with the leasing of the Building; 

(n) The costs of remediating or removing Hazardous Materials, as defined in Article 29.11 except: (i) any material or substance
which, as of the Execution Date, exists in the Complex, which was not considered, as a matter of law, to be a hazardous substance, but which is subsequently determined to be a hazardous substance as a matter of law or (ii) any material or substance
which is introduced to the Complex after the Execution Date, but, which was not considered, as a matter of law, to be a hazardous substance as of the time of its introduction to the Building, but which is subsequently determined to be a hazardous
substance as a matter of law after its introduction to the Complex. Notwithstanding the foregoing, environmental insurance costs and costs related to remediation, removal or treatment of lead paint or asbestos remediation required in connection with
repairs, upgrades or improvements to the Building and/or Complex, the cost of which Landlord shall have the right to pass-through to Tenant as Operating Costs shall be included in Operating Costs; and 

(o) Any costs associated with owning, operating or maintaining any parking facility, including, without limitation, the Garage (as
defined in Section 29.14) 
 (3) Capital Expenditures. 

(i) Replacements. If, during the term of this Lease, Landlord shall replace any capital items or make any capital
expenditures (collectively called “capital expenditures”) the total amount of which is not properly includible in Operating Costs for the Operating Year in which they were made, there shall nevertheless be included in such Operating Costs
and in Operating Costs for each succeeding Operating Year the amount, if any, by which the Annual Charge-Off (determined as hereinafter provided) of such capital expenditure (less insurance proceeds, if any, collected by Landlord by reason of damage
to, or destruction of the capital item being replaced) exceeds the Annual Charge-Off of the capital expenditure for the item being replaced. 
 (ii) New Capital items. If a new capital item is acquired which does not replace another capital item which was worn out, has become obsolete, etc., then there shall be included in Operating Costs
for each Operating Year in which and after such capital expenditure is made the Annual Charge-Off of such capital expenditure. 
 (iii) Annual Charge-Off. “Annual Charge-Off’ shall be defined as the annual amount of principal and interest payments which would be required to repay a loan (“Capital Loan”) in
equal monthly installments over the Useful Life, as hereinafter defined, of the capital item in question on a direct reduction basis at an annual interest rate equal to the Capital Interest Rate, as hereinafter defined, where the initial principal
balance is the cost of the capital item in question. Notwithstanding the foregoing, if Landlord reasonably concludes on the basis of engineering estimates that a particular capital expenditure will effect savings in

  
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Building operating expenses including, without limitation, energy-related costs, and that such projected savings will, on an annual basis (“Projected Annual Savings”), exceed the Annual
Charge-Off of such capital expenditure computed as aforesaid, then and in such events, the Annual Charge-Off shall be increased to an amount equal to the Projected Annual Savings; and in such circumstances, the increased Annual Charge-Off (in the
amount of the Projected Annual Savings) shall be made for such period of time as it would take to fully amortize the cost of the capital item in question, together with interest thereon at the Capital Interest Rate as aforesaid, in equal monthly
payments, each in the amount of one-twelfth (1/12th) of the Projected Annual Savings, with such payments being applied first to interest and the balance to principal. 

(iv) Useful Life. “Useful Life” shall be reasonably determined by Landlord in accordance with generally
accepted accounting principles and practices in effect at the time of acquisition of the capital item. 
 (v)
Capital Interest Rate. “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. 
 (4) Specifically Included Categories of Operating Costs. Operating Costs shall include, but not
be limited to, the following: 
 Taxes (other than real estate taxes): Sales, Federal Social Security,
Unemployment and Old Age Taxes and contributions and State Unemployment taxes and contributions accruing to and paid by the Landlord on account of all employees of Landlord and/or Landlord’s managing agent, who are employed in, about or on
account of the Complex, except that taxes levied upon the net income of the Landlord and taxes withheld from employees, and “Taxes” as defined in Article 9.1(d) shall not be included herein. 

Water: All charges and rates connected with water supplied to the Building and related sewer use charges. 

Heat and Air Conditioning: All charges connected with heat and air conditioning supplied to the Building. 

Wages: Wages and cost of all employee benefits of all employees of the Landlord and/or Landlord’s managing agent who
are directly employed in, about or on account of the Building. 
 Cleaning: The cost of labor (including third
party janitorial contracts), supplies, tools and material for cleaning the Common Areas of the Building and the Common Areas of the Complex. 
 Elevator Maintenance: All expenses for or on account of the upkeep and maintenance of all elevators in the Building. 

Management Fee: The cost of professional management of the Complex. 

Administrative Costs: The cost of office expense for the management of the Complex, including, without limitation, rent,
business supplies and equipment. 

  
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 Electricity: The cost of all electric current for the operation of any
machine, appliance or device used for the operation of the Premises and the Building, including the cost of electric current for the elevators, lights, air conditioning and heating, but not including electric current which is paid for directly to
the utility by the user/tenant in the Building or for which the user/tenant reimburses Landlord. (If and so long as Tenant is billed directly by the electric utility for its own consumption as determined by its separate meter, or billed directly by
Landlord as determined by a check meter, then Operating Costs shall include only Building and public area electric current consumption and not any demised Premises electric current consumption.) Wherever separate metering is unlawful, prohibited by
utility company regulation or tariff or is otherwise impracticable, relevant consumption figures for the purposes of this Article 9 shall be determined by fair and reasonable allocations and engineering estimates made by Landlord. 

Insurance, etc.: Fire, casualty, liability, rent loss and such other insurance as may from time to time be required by
lending institutions on first-class office buildings in the City or Town wherein the Building is located and all other expenses customarily incurred in connection with the operation and maintenance of first-class office buildings in the City or Town
wherein the Building is located including, without limitation, insurance deductible amounts and rental costs associated with the Building’s management office. 

(5) Definitions of Building Operating Costs and Common Area Operating Costs. “Building Operating Costs”
shall be defined as the amount of Operating Costs allocable to the Building in any Operating Year. “Common Area Operating Costs” shall be defined as the amount of Operating Costs allocable to the Common Areas in any Operating Year. All
Operating Costs incurred by Landlord in respect of the Complex shall be allocated, in Landlord’s reasonable judgment, among the Building, the other buildings of the Complex, and the Common Areas. 

(6) Gross-Up Provision. Notwithstanding the foregoing, in determining the amount of Operating Costs for any
calendar year or any portion thereof falling within the term, if less than ninety-five percent (95%) of the Rentable Area of the Building shall have been occupied by tenants at any time during the period in question, then, at Landlord’s
election, Operating Costs for such period shall be adjusted to equal the amount Operating Costs would have been for such period had occupancy been ninety-five percent (95%) throughout such period. The extrapolation of Operating Costs under this
paragraph shall be performed by appropriately adjusting the cost of those components of Operating Costs that are impacted by changes in the occupancy of the Building. 
 9.2 Tax Share. Commencing as of the Term Commencement Date and continuing thereafter with respect to each Tax Year occurring during the term of the Lease, Tenant shall pay to Landlord, with respect
to any Tax Period, the sum of: (x) Tenant’s Proportionate Building Share of Building Taxes for such Tax Period, plus (y) Tenant’s Proportionate Common Share of Common Area Taxes for such Tax Period, such sum being hereinafter
referred to as “Tax Share”. Tax Share shall be due within thirty (30) days of the date it is billed by Landlord. In implementation and not in limitation of the foregoing, Tenant shall remit to Landlord pro rata monthly installments on
account of projected Tax Share, calculated by Landlord on the basis of the most recent Tax data or budget available. If the total of such monthly remittances on account of any Tax Period is greater than the actual Tax Share for such Tax Period,
Tenant may credit the difference against the next installment of rental or other charges due to Landlord hereunder. If the total of such remittances is less than the actual Tax Share for such Tax Period, Tenant shall pay the difference to Landlord
within thirty (30) days of when billed therefor. 
 Appropriate credit against Tax Share 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. The original computations, as well as reimbursement or payments of additional charges, if any, or
allowances, if any, under the provisions of this Article 9.2 shall be based on the original assessed valuations with adjustments to be made at a later date when the tax refund, if any, shall be paid to Landlord by the taxing authorities.
Expenditures for legal fees and for other similar or dissimilar expenses incurred in obtaining the tax refund may be charged against the tax refund before the adjustments are made for the Tax Period. 

  
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 9.3 Operating Expense Share. Commencing as of the Term Commencement Date and continuing thereafter
with respect to each Operating Year occurring during the term of the Lease, Tenant shall pay to Landlord, with respect to any Operating Year, the sum of: (x) Tenant’s Proportionate Building Share of Building Operating Costs for such
Operating Year, plus (y) Tenant’s Proportionate Common Share of Common Operating Costs for such Operating Year, such sum being hereinafter referred to as “Operating Expense Share”. In implementation and not in limitation of the
foregoing, Tenant shall remit to Landlord pro rata monthly installments on account of projected Operating Expense Share, calculated by Landlord on the basis of the most recent Operating Costs data or budget available. If the total of such monthly
remittances on account of any Operating Year is greater than the actual Operating Expense Share for such Operating Year, Landlord may credit the difference against the next installment of rent or other charges due to Landlord hereunder. If the total
of such remittances is less than actual Operating Expense Share for such Operating Year, Tenant shall pay the difference to Landlord when billed therefor. Attached hereto as Exhibit 7 are Landlord’s estimated Building operating budget for
Operating Year 2010. The foregoing information is provided for informational purposes only and Landlord and Tenant acknowledge that the actual amount of Taxes and Operating Costs may differ from those set forth in the estimated budget and nothing
shall preclude Landlord from determining Tenant’s Proportionate Building and Common Share of Taxes and Operating Costs based upon figures different from those contained therein. 
 9.4 Part Years. If the Term Commencement Date or the Termination Date occurs in the middle of an Operating Year or Tax Period, Tenant shall be liable for only that portion of the Operating Expense
or Tax Share as the case may be, in respect of such Operating Year or Tax Period represented by a fraction, the numerator of which is the number of days of the herein term which falls within the Operating Year or Tax Period and the denominator of
which is three hundred sixty-five (365), or the number of days in said Tax Period, as the case may be. 
 9.5 Effect of Taking. In
the event of any taking of the Building or the land upon which it stands under circumstances whereby this Lease shall not terminate under the provisions of Article 20 then, Tenant’s Proportionate Building Share and Tenant’s Proportionate
Common Share shall be adjusted appropriately to reflect the proportion of the Premises and/or the Building remaining after such taking. 

9.6 Tenant Audit Right. Landlord shall permit Tenant, at Tenant’s expense and during normal business hours, but only one time with respect to
any Operating Year, to review Landlord’s invoices and statements relating to the Operating Costs for the applicable Operating Year for the purpose of verifying the Operating Costs and Tenant’s share thereof; provided that notice of
Tenant’s desire to so review is given to Landlord not later than 30 days after Tenant receives an annual statement from Landlord, and provided that such review is thereafter commenced and prosecuted by Tenant with due diligence. Any Operating
Costs statement or accounting by Landlord shall be binding and conclusive upon Tenant unless (i) Tenant duly requests such review within such 30-day period, and (ii) within 3 months after such review request, Tenant shall notify Landlord
in writing that Tenant disputes the correctness of such statement, specifying the particular respects in which the statement is claimed to be incorrect. Tenant shall have no right to conduct a review or to give Landlord notice that it desires to
conduct a review at any time Tenant is in default under the Lease. The review shall be completed by a qualified lease auditor approved by Landlord (such approval not to be unreasonably withheld) having at least 5 years experience. Such auditor
conducting the review shall be compensated on an hourly basis and shall not be compensated based upon a percentage of overcharges it discovers. No subtenant shall have any right to conduct a review, and no assignee shall conduct a review for any
period during which such assignee was not in possession of the Premises. Tenant agrees that all information obtained from any such Operating Costs review, including without limitation, the results of any Operating Costs review shall be kept strictly
confidential by Tenant and shall not be disclosed to any other person or entity. If, after such review, it is finally determined that: (i) Tenant has made an overpayment of its Operating Expense Share, Landlord shall credit such overpayment
against future installments of Yearly Rent, except that is such overpayment is determined after the termination or expiration of the Term, Landlord shall refund to Tenant the amount of any such overpayment less any amounts then due from Tenant to
Landlord, and (ii) Tenant has made an underpayment of its Operating Expense Share, Tenant shall within thirty (30) business days of such determination, pay such underpayment to Landlord. 

  
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 9.7 Survival. Any obligations under this Article 9 which shall not have been paid at the expiration
or sooner termination of the term of this Lease shall survive such expiration and shall be paid when and as the amount of same shall be determined to be due. 
  

	10.	CHANGES OR ALTERATIONS BY LANDLORD 

 Landlord reserves the right, exercisable by itself or its nominee, at any time and from time to time without the same constituting an actual or constructive eviction and without incurring any liability to
Tenant therefor or otherwise affecting Tenant’s obligations under this Lease, to make such changes, alterations, additions, improvements, repairs or replacements in or to: (i) the Building (including the Premises after notice to Tenant;
provided that no prior notice need be given in the case of an emergency) and the fixtures and equipment thereof, (ii) the street entrances, halls, passages, elevators, escalators, and stairways of the Building, and (iii) the Common Areas,
and facilities located therein, as Landlord may deem necessary or desirable, and to change the arrangement and/or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other public parts of the
Building and/or the Common Areas, provided, however, that there be no unreasonable obstruction of the right of access to, or unreasonable interference with the use and enjoyment of, the Premises by Tenant. Nothing contained in this Article 10 shall
be deemed to relieve Tenant of any duty, obligation or liability of Tenant with respect to making any repair, replacement or improvement or complying with any law, order or requirement of any governmental or other authority. Landlord reserves the
right to adopt and at any time and from time to time to change the name or address of the Building. Neither this Lease nor any use by Tenant shall give Tenant any right or easement for the use of any door, passage, concourse, walkway or parking area
within the Building or in the Common Areas, and the use of such doors, passages, concourses, walkways, parking areas and such conveniences may be regulated or discontinued at any time and from time to time by Landlord without notice to Tenant and
without affecting the obligation of Tenant hereunder or incurring any liability to Tenant therefor, provided, however, that there be no unreasonable obstruction of the right of access to, or unreasonable interference with the use of the Premises by
Tenant. 
 If at any time any windows of the Premises are temporarily closed or darkened for any reason whatsoever including but
not limited to, Landlord’s own acts, Landlord shall not be liable for any damage Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefor nor abatements of rent nor shall the same release Tenant from its
obligations hereunder nor constitute an eviction. 
  

	11.	FIXTURES, EQUIPMENT AND IMPROVEMENTS-REMOVAL BY TENANT 

 All fixtures, non-movable or fixed equipment, improvements and appurtenances attached to or built into the Premises prior to or during the term, whether by Landlord at its expense or at the expense of
Tenant (either or both) or by Tenant shall be and remain part of the Premises and shall not be removed by Tenant during or at the end of the term unless Landlord otherwise elects to require Tenant to remove such fixtures, equipment, improvements and
appurtenances, in accordance with Articles 12 and/or 22 of the Lease. All electric, telephone, telegraph, communication, radio, 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, shall be deemed to be included in such fixtures, equipment, improvements and appurtenances, whether or not attached to or built into the
Premises. Where not built into the Premises, all removable electric fixtures, carpets, drinking or tap water facilities, furniture, or trade fixtures or business equipment or Tenant’s inventory or stock in trade shall not be deemed to be
included in such fixtures, equipment, improvements and appurtenances and may be, and upon the request of Landlord as set forth above, will be removed by Tenant upon the condition that such removal shall not materially damage the Premises or the
Building and that the cost of repairing any damage to the Premises or the Building arising from installation or such removal shall be paid by Tenant. 

  
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	12.	ALTERATIONS AND IMPROVEMENTS BY TENANT 

 Tenant shall make no alterations, decorations, installations, removals, additions or improvements in or to the Premises without Landlord’s prior written consent, which consent shall not be
unreasonably withheld or delayed, and unless made by contractors or mechanics approved by Landlord. No installations or work shall be undertaken or begun by Tenant until: (i) Landlord has approved written plans and specifications and a time
schedule for such work; (ii) Tenant has made provision for either written waivers of liens from all contractors, laborers and suppliers of materials for such installations or work, the filing of lien bonds on behalf of such contractors,
laborers and suppliers, or other appropriate protective measures approved by Landlord; and (iii) Tenant has procured appropriate surety payment and performance bonds. No amendments or additions to such plans and specifications shall be made
without the prior written consent of Landlord. Landlord’s consent and approval required under this Article 12 shall not be unreasonably withheld. Landlord’s approval is solely given for the benefit of Landlord and neither Tenant nor any
third party shall have the right to rely upon Landlord’s approval of Tenant’s plans for any purpose whatsoever. Without limiting the foregoing, 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 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 in the Premises including, without limitation, furniture, carpeting, copiers, laser printers, computers and
refrigerators. Any such work, alterations, decorations, installations, removals, additions and improvements shall be done at Tenant’s sole expense and at such times and in such manner as Landlord may from time to time designate. If Tenant shall
make any alterations, decorations, installations, removals, additions or improvements (“Tenant Alterations”), then at the time of requesting consent therefore Tenant may make a written request to Landlord that such Tenant Alterations will
not have to be removed at the expiration or earlier termination of the Lease. If Tenant makes such request, then unless the Landlord requires at the time it provides Landlord’s consent that such Tenant Alterations must be removed at the
expiration or sooner termination of the term of this Lease or that Tenant must restore the Premises to substantially the same condition as existed at the Term Commencement Date, then Tenant shall not be required to remove the Tenant Alterations at
the expiration or sooner termination of the term of this Lease. Tenant shall pay, as an additional charge, the entire increase in real estate taxes on the Building which shall, at any time prior to or after the Term Commencement Date, result from or
be attributable to any alteration, addition or improvement to the Premises made by or for the account of Tenant. Notwithstanding the foregoing, Landlord’s consent shall not be required (but Tenant shall be required to notify Landlord of such
prior to commencement of work) for any alteration that satisfies all of the following criteria (a “Limited Alteration”): (1) is an interior alteration of a non-structural nature to the Premises; (2) is not visible from the
exterior of the Premises or Building; (3) will not affect the systems serving any portion of the Building (including, without limitation, any fire, safety, telecommunication, electrical, mechanical, ventilation or plumbing systems of the
Building) and will not affect the structure of the Building; (4) does not cause any material penetration in or otherwise affect any walls, floors, roofs or other structural elements of the Building, (5) does not require the issuance of any
permits, licenses, approvals or the like, (6) does not require unusual expense to readapt the premises to normal office use at the termination; and (7) does not cost more than $25,000.00 in the aggregate together with the costs of any
other Limited Alterations previously undertaken; provided that all work shall be done by contractors reasonably approved by Landlord. 
 If, as a result of any alterations, decorations, installations, removals, additions and improvements made by Tenant, Landlord is obligated to comply with the Americans With Disabilities Act or any other
federal, state or local laws or regulations and such compliance requires Landlord to make any improvement or alteration to any portion of the Building or the Complex, as a condition to Landlord’s consent, Landlord shall have the right to
require Tenant to pay to Landlord prior to the construction of any such alteration, decoration, installation, removal, addition or improvement by Tenant, the entire cost of any improvement or alteration Landlord is obligated to complete by such law
or regulation. 

  
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 Without limiting any of the terms hereof, Landlord will not approve any alteration,
decoration, installation, removal, addition or improvement requiring unusual expense to readapt the Premises to normal office use on lease termination or increasing the cost of construction, insurance or Taxes on the Building or of Landlord’s
services to the Premises, unless Tenant first gives assurances or security acceptable to Landlord that such re-adaptation will be made prior to such termination without expense to Landlord and makes provisions acceptable to Landlord for payment of
such increased cost. 
  

	13.	TENANT’S CONTRACTORS-MECHANICS’ AND OTHER LIENS-STANDARD OF TENANT’S PERFORMANCE-COMPLIANCE WITH LAWS 

Whenever Tenant shall make any alterations, decorations, installations, removals, additions or improvements in or to the
Premises—whether such work be done prior to or after the Term Commencement Date—Tenant will strictly observe the following covenants and agreements: 
 (a) 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 or any part thereof. 
 (b) In no event shall any material or equipment be incorporated in or added to the Premises, so as to become a fixture or otherwise a part of the Building, in connection with any such alteration,
decoration, installation, addition or improvement which is subject to any lien, charge, mortgage or other encumbrance of any kind whatsoever or is subject to any security interest or any form of title retention agreement. No installations or work
shall be undertaken or begun by Tenant until (i) Tenant has made provision for written waiver of liens from all contractors, laborers and suppliers of materials for such installations or work, and taken other appropriate protective measures
approved by Landlord; and (ii) Tenant has procured appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien bond(s) (in jurisdictions where available) on behalf of such contractors,
laborers and suppliers. Any mechanic’s lien filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten (10) days
thereafter, at Tenant’s expense by filing the bond required by law or otherwise. If Tenant fails so to discharge any lien, Landlord may do so at Tenant’s expense and Tenant shall reimburse Landlord for any expense or cost incurred by
Landlord in so doing within fifteen (15) days after rendition of a bill therefor. 
 (c) All installations or work done by
Tenant shall be at its own expense and shall at all times comply with (i) laws, rules, orders and regulations of governmental authorities having jurisdiction thereof; (ii) orders, rules and regulations of any Board of Fire Underwriters, or
any other body hereafter constituted exercising similar functions, and governing insurance rating bureaus; (iii) Rules and Regulations of Landlord; and (iv) plans and specifications prepared by and at the expense of Tenant theretofore
submitted to and approved by Landlord. 
 (d) Tenant shall procure and deliver to Landlord copies of all necessary permits before
undertaking any work in the Premises; do all of such work in a good and workmanlike manner, employing materials of good quality and complying with all governmental requirements; and defend, save harmless, exonerate and indemnify Landlord from all
injury, loss or damage to any person or property occasioned by or growing out of such work. Tenant shall cause contractors employed by Tenant to carry Worker’s Compensation Insurance in accordance with statutory requirements, Automobile
Liability Insurance and, naming Landlord as an additional insured, Commercial General Liability Insurance covering such contractors on or about the Premises in the amounts stated in Article 15 hereof or in such other reasonable amounts as Landlord
shall require and to submit certificates evidencing such coverage to Landlord prior to the commencement of such work. 

  
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	14.	REPAIRS BY TENANT-FLOOR LOAD 

 14.1
Repairs by Tenant. Tenant shall keep all and singular the Premises neat and clean (including periodic rug shampoo and waxing of tiled floors and cleaning of blinds and drapes) and in such repair, order and condition as the same are in on the
Term Commencement Date or may be put in during the term hereof, reasonable use and wearing thereof and damage by fire or by other casualty excepted. For purposes of this Lease, the terms “reasonable use and wearing” and “ordinary wear
and use” (as referred to in Article 22 herein) constitute that normal, gradual deterioration which occurs due to aging and ordinary use of the Premises despite reasonable and timely maintenance and repair, but in no event shall the
aforementioned terms excuse Tenant from its duty to keep the Premises in good maintenance and repair or otherwise usable, serviceable and tenantable as required in the Lease. Tenant shall be solely responsible for the proper maintenance of all
equipment and appliances operated by Tenant, including, without limitation, copiers, laser printers, computers and refrigerators. Tenant shall make, as and when needed as a result of misuse by, or neglect or improper conduct of, Tenant or
Tenant’s servants, employees, agents, contractors, invitees, or licensees or otherwise, all repairs in and about the Premises necessary to preserve them in such repair, order and condition, which repairs shall be in quality and class equal to
the original work. Landlord may elect, at the expense of Tenant, to make any such repairs or to repair any damage or injury to the Building or the Premises caused by moving property of Tenant in or out of the Building, or by installation or removal
of furniture or other property, or by misuse by, or neglect, or improper conduct of, Tenant or Tenant’s servants, employees, agents, contractors, or licensees. 
 14.2 Floor Load-Heavy Machinery. 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 law. Landlord reserves the right to prescribe the weight and position of all business machines and mechanical equipment, including safes, which shall be placed so as to distribute the weight. Business machines and mechanical equipment
shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any safe, heavy machinery, heavy equipment, freight,
bulky matter, or fixtures into or out of the Building without Landlord’s prior written consent. If such safe, machinery, equipment, freight, bulky matter or fixtures 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 applicable laws and regulations. Any such moving shall be at the sole risk and hazard of Tenant and Tenant will defend, indemnify and save
Landlord harmless against and from any liability, loss, injury, claim or suit resulting directly or indirectly from such moving. Proper placement of all such business machines, etc., in the Premises shall be Tenant’s responsibility. 

 

	15.	INSURANCE, INDEMNIFICATION, EXONERATION AND EXCULPATION 

 15.1 General Liability Insurance. During the term of this Lease, Tenant shall procure, and keep in force and pay for: 
 (a) 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 Tenant and/or its contractors enter the Premises in accordance with Article 4 of this Lease, of not less than Three Million ($3,000,000) Dollars
in the event of personal injury to any number of persons or damage to property, arising out of any one occurrence, and contain the “Amendment of the Pollution Exclusion” for damage caused by heat, smoke or fumes from a hostile fire. The
policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Tenant’s indemnity
obligations under this Lease. Landlord may from time to time during the term increase the coverages required of Tenant hereunder to that customarily carried in the area in which the Premises are located on property similar to the Premises.

 (b) Workers’ Compensation in amounts required by the State in which the Building is located and Employer’s Liability
insurance in the amount of $3,000,000.00 per occurrence. 
 (c) Tenant shall obtain and maintain loss of income and extra expense
insurance in amounts as will reimburse Tenant for direct or indirect loss of earnings attributable to all peril commonly insured against by prudent lessees in the business of Tenant or attributable to prevention of access to the Premises as a result
of such perils. 

  
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 (d) So called “Special Form” insurance coverage for all of its contents,
furniture, furnishings, equipment, improvements, fixtures and personal property located at the Premises providing protection in an amount equal to one hundred percent (100%) of the replacement cost basis of said items. If this Lease is
terminated as the result of a casualty in accordance with Section 18, the proceeds of said insurance attributable to the replacement of all tenant improvements installed at the Premises by Landlord or at Landlord’s cost shall be paid to
Landlord. 
 (e) Any other form or forms of insurance as Tenant or Landlord or any mortgagees of Landlord may reasonably require
from time to time in form, in amounts and for insurance risks against which a prudent tenant would protect itself. 
 15.2 Certificates of
Insurance. Such insurance shall be effected with insurers approved by Landlord, authorized to do business in the State wherein the Building is situated under valid and enforceable policies wherein Tenant names Landlord, Landlord’s managing
agent and Landlord’s Mortgagees as additional insureds. Such insurance shall provide that it shall not be canceled or modified without at least thirty (30) days’ prior written notice to each insured named therein. On or before the
time Tenant and/or its contractors enter the Premises in accordance with Articles 4 and 14 of this Lease and thereafter not less than fifteen (15) days prior to the expiration date of each expiring policy, original copies of the policies
provided for in Article 15.1 issued by the respective insurers, or certificates of such policies setting forth in full the provisions thereof and issued by such insurers together with evidence satisfactory to Landlord of the payment of all premiums
for such policies, shall be delivered by Tenant to Landlord and certificates as aforesaid of such policies shall upon request of Landlord, be delivered by Tenant to the holder of any mortgage affecting the Premises. 

15.3 General. Tenant will save Landlord, its agents and employees, harmless and will exonerate, defend and indemnify Landlord, its agents and
employees, from and against any and all claims, liabilities or penalties asserted by or on behalf of any person, firm, corporation or public authority arising from the Tenant’s breach of the Lease or: 

(a) On account of or based upon any injury to person, or loss of or damage to property, sustained or occurring on the Premises on account
of or based upon the act, omission, fault, negligence or misconduct of any person whomsoever (except to the extent the same is caused by the negligence of Landlord, its agents, contractors or employees); 

(b) On account of or based upon any injury to person, or loss of or damage to property, sustained or occurring elsewhere (other than on
the Premises) in or about the Building (and, in particular, without limiting the generality of the foregoing, on or about the elevators, stairways, public corridors, sidewalks, concourses, arcades, malls, galleries, vehicular tunnels, approaches,
areaways, roof, or other appurtenances and facilities used in connection with the Building or Premises) arising out of the use or occupancy of the Building or Premises by the Tenant, or by any person claiming by, through or under Tenant, or on
account of or based upon the act, omission, fault, negligence or misconduct of Tenant, its agents, employees or contractors; 

(c) On account of or based upon (including monies due on account of) any work or thing whatsoever done (other than by Landlord or its
contractors, or agents or employees of either) on the Premises during the term of this Lease and during the period of time, if any, prior to the Term Commencement Date that Tenant may have been given access to the Premises; and 

(d) Tenant’s obligations under this Article 15.3 shall be insured either under the Commercial General Liability Insurance required
under Article 15.1, above, or by a contractual insurance rider or other coverage; and certificates of insurance in respect thereof shall be provided by Tenant to Landlord upon request. 
 So long as Tenant is not in default under this Lease, Landlord will save Tenant, its agents and employees, harmless and will exonerate, defend and indemnify Tenant, its agents and employees, from and
against any and all claims, liabilities or penalties asserted by or on behalf of any person, firm, corporation or public authority on account of or based upon any injury to person, or loss of or damage to property, sustained or occurring in or about
the Building or the Complex (other than on the Premises) and caused by the negligence or misconduct of Landlord, its agents, employees or contractors. 

  
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 15.4 Property of Tenant. In addition to and not in limitation of the foregoing, Tenant covenants and
agrees that, to the maximum extent permitted by law, all merchandise, furniture, 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
Building, in the public corridors, or on the sidewalks, areaways and approaches adjacent thereto, 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. 
 15.5 Bursting of Pipes, etc. Landlord
shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or
leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or subsurface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of whatever
nature, unless caused by or due to the negligence of Landlord, its agents, servants or employees, and then only after (i) notice to Landlord of the condition claimed to constitute negligence and (ii) the expiration of a reasonable time
after such notice has been received by Landlord without Landlord having taken all reasonable and practicable means to cure or correct such condition; and pending such cure or correction by Landlord, Tenant shall take all reasonably prudent temporary
measures and safeguards to prevent any injury, loss or damage to persons or property. In no event shall Landlord be liable for any loss, the risk of which is covered by Tenant’s insurance or is required to be so covered by this Lease; nor shall
Landlord or its agents 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 Landlord be liable for any latent defect in the
Premises or in the Building. 
 15.6 Repairs and Alterations-No Diminution of Rental Value. Except as otherwise provided in Article 18,
there shall be no allowance to Tenant for diminution of rental value and no liability on the part of Landlord by reason of inconvenience, annoyance or injury to Tenant arising from any repairs, alterations, additions, replacements or improvements
made by Landlord, or any related work, Tenant or others in or to any portion of the Building or Premises or any property adjoining the Building, or in or to fixtures, appurtenances, or equipment thereof, or for failure of Landlord or others to make
any repairs, alterations, additions or improvements in or to any portion of the Building, or of the Premises, or in or to the fixtures, appurtenances or equipment thereof. 

 

	16.	ASSIGNMENT, MORTGAGING AND SUBLETTING 

  

	16.1	Generally. 

 (a) Tenant
covenants and agrees that neither this Lease nor the term and estate hereby granted, nor any interest herein or therein, will be assigned, mortgaged, pledged, encumbered or otherwise transferred, voluntarily, by operation of law or otherwise, and
that neither the Premises, nor any part thereof will be encumbered in any manner by reason of any act or omission on the part of Tenant, or used or occupied, or permitted to be used or occupied, or utilized for desk space or for mailing privileges,
by anyone other than Tenant, or for any use or purpose other than as stated in Exhibit 1, or be sublet, or offered or advertised for subletting without, in each instance, the express, prior written consent of Landlord, which consent shall not be
unreasonably withheld or delayed. 
 (b) Without limitation, it shall not be unreasonable for Landlord to withhold such approval
from any assignment or subletting where, in Landlord’s reasonable opinion: (i) the proposed assignee or sublessee does not have a financial standing and credit rating reasonably acceptable to Landlord; (ii) the business in which the
proposed assignee or sublessee is engaged could detract from the Building, its value or the 

  
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costs of ownership thereof; (iii) the rent to be paid by any proposed sublessee is less than the then current fair market rent; (iv) the proposed sublessee or assignee is a current
tenant or a prospective tenant (meaning such tenant, within the past nine (9) months preceding the request for an assignment or sublease) has been shown space or has been presented with or has made an offer to lease space) of the Building;
(v) the use of the Premises by any sublessee or assignee (even though a Permitted Use) violates any use restriction granted by Landlord in any other lease or would otherwise cause Landlord to be in violation of its obligations under another
lease or agreement to which Landlord is a party; (vi) if such assignment or subleasing is not approved of by the holder of any mortgage on the Building (if such approval is required); (vii) a proposed assignee’s or subtenant’s
business will impose a burden on the Building’s parking facilities, elevators, common areas, facilities, or utilities that is greater than the burden imposed by Tenant, in Landlord’s reasonable judgment; (viii) any guarantor of this
Lease refuses to consent to the proposed transfer or to execute a written agreement reaffirming the guaranty; (ix) Tenant is in default of any of its obligations under the Lease at the time of the request or at the time of the proposed
assignment or sublease, each beyond any applicable notice or cure period; (x) if requested by Landlord, the assignee or subtenant refuses to sign a non-disturbance and attornment agreement in favor of Landlord’s lender; (xi) Landlord
has sued or been sued by the proposed assignee or subtenant or has otherwise been involved in a legal dispute with the proposed assignee or subtenant; (xii) the assignee or subtenant is involved in a business which is not in keeping with the
then current standards of the Building; or (xiii) the assignment or sublease will result in there being more than two (2) subtenants on either floor of the Premises (e.g., the assignee or subtenant intends to use the Premises as an
executive suite); or (xiv) the assignee or subtenant is a governmental or quasi-governmental entity or an agency, department or instrumentality of a governmental or quasi-governmental agency. Landlord may condition its consent upon such
assignee or sublessee depositing with Landlord such additional security as Landlord may reasonably require to assure the performance and observance of the obligations of such party to Landlord. In no event, however, shall Tenant assign this Lease or
sublet the whole or any part of the Premises to a proposed assignee or sublessee which has been judicially declared bankrupt or insolvent according to law, or with respect to which an assignment has been made of property for the benefit of
creditors, or with respect to which a receiver, guardian, conservator, trustee in involuntary bankruptcy or similar officer has been appointed to take charge of all or any substantial part of the proposed assignee’s or sublessee’s property
by a court of competent jurisdiction, or with respect to which a petition has been filed for reorganization under any provisions of the Bankruptcy Code now or hereafter enacted, or if a proposed assignee or sublessee has filed a petition for such
reorganization, or for arrangements under any provisions of the Bankruptcy Code now or hereafter enacted and providing a plan for a debtor to settle, satisfy or extend the time for the payment of debts. 

(c) Any request by Tenant for such consent shall set forth or be accompanied by, in detail reasonably satisfactory to Landlord, the
identification of the proposed assignee or sublessee, its financial condition and the terms on which the proposed assignment or subletting is to be made, including, without limitation, a signed copy of all assignment and sublease documents, and
clearly stating the rent or any other consideration to be paid in respect thereto; and such request shall be treated as Tenant’s warranty in respect of the information submitted therewith. Tenant’s request shall not be deemed complete or
submitted until all of the foregoing information has been received by Landlord. Landlord shall respond to such request for consent within fifteen (15) business days following Landlord’s receipt of all information, documentation and
security required by Landlord with respect to such proposed sublease or assignment. In the event Landlord fails to respond in such fifteen (15) business day period, Landlord shall be deemed to have approved such request for consent; provided
that there appears in bold type on the exterior of the envelope containing Tenant’s request, as well as on the top of the written request itself, the statement (in a reasonably large size font and in bold) that Landlord’s failure to
respond to the request within fifteen (15) business days after receipt thereof shall be deemed approval of the within request. 
 (d) The foregoing restrictions shall be binding on any assignee or sublessee to which Landlord has consented, provided, notwithstanding anything else contained in this Lease, Landlord’s consent to
any further assignment, subleasing or any sub-subleasing by any approved assignee or sublessee may be withheld by Landlord at Landlord’s sole and absolute discretion. 
 (e) Consent by Landlord to any assignment or subleasing shall not include consent to the assignment or transferring of any lease renewal, extension or other option, first offer, first refusal or other
rights granted hereunder, or any special privileges or extra services granted to tenant by separate agreement (written or oral), or by addendum or amendment of the Lease. 

  
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 (f) In the case of any assignment of this Lease or subletting of the Premises, the Tenant
named herein shall be and remain fully and primarily liable for the obligations of Tenant hereunder, notwithstanding such assignment or subletting, including, without limitation, the obligation to pay the Yearly Rent and other amounts provided under
this Lease, and the Tenant shall be deemed to have waived all suretyship defenses. 
 (g) In addition to the foregoing, it shall
be a condition of the validity of any such assignment or subletting that the assignee or sublessee agrees directly with Landlord, in form satisfactory to Landlord, to be bound by all the obligations of Tenant hereunder, including, without
limitation, the obligation to pay Yearly Rent and other amounts provided for under this Lease, the covenant regarding use and the covenant against further assignment and subletting. 

 

	16.2	Reimbursement and Excess Rent. 

 (a) Tenant shall, upon demand, reimburse Landlord for the reasonable fees and expenses (including legal and administrative fees and costs) incurred by Landlord in processing any request to assign this
Lease or to sublet all or any portion of the Premises, whether or not Landlord agrees thereto, and if Tenant shall fail promptly so to reimburse Landlord, the same shall be a default in Tenant’s monetary obligations under this Lease subject to
the applicable grace and cure period set forth in Article 21. 
 (b) Without limitation of the rights of Landlord hereunder in
respect thereto, if there is any assignment of this Lease by Tenant for consideration or a subletting of the whole of the Premises by Tenant at a rent which exceeds the rent payable hereunder by Tenant, or if there is a subletting of a portion of
the Premises by Tenant at a rent in excess of the subleased portion’s pro rata share of the rent payable hereunder by Tenant, then Tenant shall pay to Landlord, as additional rent, forthwith upon Tenant’s receipt of, in the case of an
assignment, one-half of all of the consideration (or the cash equivalent thereof) therefor which exceeds the rent payable hereunder by Tenant and in the case of a subletting, one-half of all of any such excess rent. For the purposes of this
subsection, the term “rent” shall mean all Yearly Rent, additional rent or other payments and/or consideration payable by one party to another for the use and occupancy of all or a portion of the Premises including, without limitation, key
money, or bonus money paid by the assignee or subtenant to Tenant in connection with such transaction and any payment in excess of fair market value for services rendered by Tenant to the assignee or subtenant or for assets, fixtures, inventory,
equipment or furniture transferred by Tenant to the assignee or subtenant in connection with any such transaction, but shall exclude any separate payments by Tenant for reasonable attorney’s fees, architectural and engineering fees, leasehold
improvements and broker’s commissions in connection with such assignment or subletting. 
 (c) If the Premises or any part
thereof are sublet by Tenant, following the occurrence of a default which has continued beyond the applicable cure period, Landlord, in addition to any other remedies provided hereunder or at law, may at its option collect directly from such
sublessee(s) all rents becoming due to the Tenant under such sublease(s) and apply such rent against any amounts due Landlord by Tenant under this Lease, and Tenant hereby irrevocably authorizes and directs such sublessee(s) to so make all such rent
payments, if so directed by Landlord; and it is understood that no such election or collection or payment shall be construed to constitute a novation of this Lease or a release of Tenant hereunder, or to create any lease or occupancy agreement
between the Landlord and such subtenant or impose any obligations on Landlord, or otherwise constitute the recognition of such sublease by Landlord for any purpose whatsoever. 
 (d) Tenant hereby absolutely and unconditionally assigns and transfers to Landlord all of Tenant’s interest in all rentals and income arising from any sublease entered into by Tenant, and Landlord
may collect such rent and income and apply same toward Tenant’s obligations under this Lease; provided, however, 

  
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 that until a default occurs in the performance of Tenant’s obligations under this Lease, Tenant may
receive, collect and enjoy the rents accruing under such sublease. Landlord shall not, by reason of this or any other assignment of such rents to Landlord nor by reason of the collection of the rents from a subtenant, be deemed to have assumed or
recognized any sublease or to be liable to the subtenant for any failure of Tenant to perform and comply with any of Tenant’s obligations to such subtenant under such sublease, including, but not limited to, Tenant’s obligation to return
any security deposit. Tenant hereby irrevocably authorizes and directs any such subtenant, upon receipt of a written notice from Landlord stating that a default exists in the performance of Tenant’s obligations under this Lease, to pay to
Landlord the rents due as they become due under the sublease. Tenant agrees that such subtenant shall have the right to rely upon any such statement and request from Landlord, and that such subtenant shall pay such rents to Landlord without any
obligation or right to inquire as to whether such default exists and notwithstanding any notice from or claim from Tenant to the contrary. In the event Tenant shall default in the performance of its obligations under this Lease or Landlord
terminates this Lease by reason of a default of Tenant, Landlord at its option and without any obligation to do so, may require any subtenant to attorn to Landlord, in which event Landlord shall undertake the obligations of Tenant under such
sublease from the time of the exercise of said option to the termination of such sublease; provided, however, Landlord shall not be liable for any prepaid rents or security deposit paid by such subtenant to Tenant or for any other prior defaults of
Tenant under such sublease. 
  

	16.3	Certain Transfers. 

Notwithstanding any other provision of this Article 16, transactions with an entity (i) into or with which Tenant is merged or
consolidated (ii) to whom substantially all or substantially all of Tenant’s assets are transferred as a going concern or (iii) which controls or is controlled by Tenant or is under common control with Tenant shall not be deemed to be
an assignment or subletting within the meaning of this Article requiring prior consent of Landlord (such entity being hereinafter called “Assignee”, provided that in any of such events (1) Landlord receives prior written notice of any
such transactions, (2) the assignee or subtenant agrees directly with Landlord, by written instrument in form satisfactory to Landlord, to be bound by all the obligations of Tenant hereunder including, without limitation, the covenant against
further assignment and subletting, (3) in no event shall Tenant be released from its obligations under this Lease, (4) any such transfer or transaction is for a legitimate, regular business purpose of Tenant other than a transfer of
Tenant’s interest in this Lease, and (5) the involvement by Tenant or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, refinancing, transfer, leveraged buy-out or otherwise) whether
or not a formal assignment or hypothecation of this Lease or Tenant’s assets occurs, will not result in a reduction of the “Net Worth” of Tenant as hereinafter defined, by an amount equal to such Net Worth of Tenant as it is
represented to Landlord at the time of the execution by Landlord of this Lease, or as it exists immediately prior to said transaction or transactions constituting such reduction, at whichever time said Net Worth of Tenant was or is greater.
“Net Worth” of Tenant for purposes of this section shall be the net worth and liquidity of Tenant (excluding any guarantors) established under generally accepted accounting principles consistently applied. In addition, the public offering
of shares or other ownership interest in Tenant or any private equity financing of Tenant shall not be deemed an assignment within the meaning of this Article requiring prior consent of Landlord provided Tenant complies with the provisions of
subparagraphs (1), (3), (4) and (5) above. 
 (i) Each present and future partner shall be personally bound by and upon
all of the covenants, agreements, terms, provisions and conditions set forth in this Lease on the part of Tenant to be performed; and 
 (ii) In confirmation of the foregoing, Landlord may (but without being required to do so) request (and Tenant shall duly comply) that Tenant, at the time that Tenant admits any new partner to its
partnership, shall require each such new partner to execute an agreement in form and substance satisfactory to Landlord whereby such new partner shall agree to be personally bound by and upon all of the covenants, agreements, terms, provisions and
conditions of this Lease on the part of Tenant to be performed, without regard to the time when such new partner is admitted to partnership or when any obligations under any such covenants, etc., accrue. 

  
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 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. 
  

	17.	MISCELLANEOUS COVENANTS 

Tenant covenants and agrees as follows: 
 17.1 Rules and Regulations. Tenant will faithfully observe and comply with the Rules and Regulations, if any, annexed hereto and such other and further reasonable Rules and Regulations as Landlord
hereafter at any time or from time to time may make and may communicate in writing to Tenant, which in the reasonable judgment of Landlord shall be necessary for the reputation, safety, care or appearance of the Building, or the preservation of good
order therein, or the operation or maintenance of the Building, or the equipment thereof, or the comfort of tenants or others in the Building, provided, however, that in the case of any conflict between the provisions of this Lease and any such
regulations, the provisions of this Lease shall control, and provided further that 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 or such other tenant’s servants, employees, agents, contractors, visitors, invitees or
licensees. 
 17.2 Access to Premises-Shoring. Tenant shall: (i) permit Landlord to erect, use and maintain pipes, ducts and
conduits in and through the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof; (ii) upon prior oral notice (except that no notice shall be required in emergency
situations), permit Landlord and any mortgagee of the Building or the Building and land or of the interest of Landlord therein, and any lessor under any ground or underlying lease, and their representatives, to have free and unrestricted access to
and to enter upon the Premises at all reasonable hours for the purposes of inspection or of making repairs, replacements or improvements in or to the Premises or the Building or equipment (including, without limitation, sanitary, electrical,
heating, air conditioning or other systems) or of complying with all laws, orders and requirements of governmental or other authority or of exercising any right reserved to Landlord by this Lease (including the right during the progress of any such
repairs, replacements or improvements or while performing work and furnishing materials in connection with compliance with any such laws, orders or requirements to take upon or through, or to keep and store within, the Premises all necessary
materials, tools and equipment); and (iii) permit Landlord, at reasonable times, to show the Premises during ordinary business hours to any existing or prospective mortgagee, ground lessor, space lessee, purchaser, or assignee of any mortgage,
of the Building or of the Building and the land or of the interest of Landlord therein, and during the period of twelve (12) months next preceding the Termination Date to any person contemplating the leasing of the Premises or any part thereof.
If Tenant shall not be personally present to open and permit an entry into the Premises at any time when for any reason an entry therein shall be necessary or permissible, Landlord or Landlord’s agents may enter the same by a master key, or may
forcibly enter the same, without rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property), and without in any manner affecting the obligations
and covenants of this Lease. Provided that Landlord shall incur no additional expense thereby, Landlord shall exercise its rights of access to the Premises permitted under any of the terms and provisions of this Lease in such manner as to minimize
to the extent practicable interference with Tenant’s use and occupation of the Premises. If an excavation shall be made upon land adjacent to the Premises or shall be authorized to be made, Tenant shall afford to the person causing or
authorized to cause such excavation, license to enter upon the Premises for the purpose of doing such work as said person shall deem necessary to preserve the Building from injury or damage and to support the same by proper foundations without any
claims for damages or indemnity against Landlord, or diminution or abatement of rent. 

  
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 17.3 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 Articles 18 and 20, and subject to Tenant’s obligations in Article 14, such damage or defective condition shall be remedied by Landlord with reasonable diligence, but
if such damage or defective condition was caused by Tenant or by the employees, licensees, contractors or invitees of Tenant, the cost to remedy the same shall be paid by Tenant. In addition, all reasonable costs incurred by Landlord in connection
with the investigation of any notice given by Tenant shall be paid by Tenant if the reported damage or defective condition was caused by Tenant or by the employees, licensees, contractors, or invitees of Tenant. Tenant shall not be entitled to claim
any eviction from the Premises or any damages arising from any such damage or defect unless the same (i) shall have been occasioned by the gross negligence of the Landlord, its agents, servants or employees and (ii) shall not, after notice
to Landlord of the condition claimed to constitute negligence, have been cured or corrected within a reasonable time after such notice has been received by Landlord; and in case of a claim of eviction unless such damage or defective condition shall
have rendered the Premises untenantable and they shall not have been made tenantable by Landlord within a reasonable time. 
 17.4
Signs, Blinds and Drapes. Tenant shall put no signs in any part of the Building except that Tenant may install, at Tenant’s expense and subject to Landlord’s prior written approval (such approval not to be unreasonably withheld), at
sign at the entrances to the Premises. Landlord shall, at landlord’s expense, provide Building standard signage for Tenant on all directories in the Building and including on the three (3) exterior kiosk signs located at the pedestrian
level entries to the Complex, the garage lobby entrance and the elevator lobby directory. No signs or blinds may be put on or in any window or elsewhere if visible from the exterior of the Building, nor may the building standard drapes or blinds be
removed by Tenant. Tenant may hang its own drapes, provided that they shall not in any way interfere with the building standard drapery or blinds or be visible from the exterior of the Building and that such drapes are so hung and installed that
when drawn, the building standard drapery or blinds are automatically also drawn. Any signs or lettering in the public corridors or on the doors shall conform to Landlord’s building standard design. Neither Landlord’s name, nor the name of
the Building or Complex of which the Building is a part, or the name of any other structure erected therein shall be used without Landlord’s consent in any advertising material (except on business stationery or as an address in advertising
matter), nor shall any such name, as aforesaid, be used in any undignified, confusing, detrimental or misleading manner. 
 17.5
Estoppel Certificate and Financial Statements. Tenant shall at any time and from time to time upon not less than ten (10) days’ prior notice by Landlord to Tenant, execute, acknowledge and deliver to Landlord a statement in writing
certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications), and the dates to which the Yearly Rent and other
charges have been paid in advance, if any, stating whether or not Landlord is in default in performance of any covenant, agreement, term, provision or condition contained in this Lease and, if so, specifying each such default and such other facts as
Landlord may reasonably request, it being intended that any such statement delivered pursuant hereto may be relied upon by any prospective purchaser of the Building or of the Building and the land 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 in respect of any such requested certificate,
Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements, prospective sale and the like. Tenant hereby appoints Landlord Tenant’s attorney-in-fact in its name and behalf to execute such statement if
Tenant shall fail to execute such statement within such ten (10) day period. Upon Landlord’s written request no more than once annually, Tenant agrees to furnish to Landlord copies of Tenant’s most recent annual, quarterly and monthly
financial statements that have been prepared by Tenant, audited if available (if such audited financial statement is not available, such financial statement may be certified by an officer (vice president or higher) of Tenant). The financial
statements shall be prepared in accordance with generally accepted accounting principles, consistently applied. The financial statements shall include a balance sheet and a statement of profit and loss, and the annual financial statement shall also
include a statement of changes in financial position and appropriate explanatory notes. Landlord may deliver the financial statements to any prospective or existing mortgagee or purchaser of the Building and/or Complex; provided such entities are
advised to keep the statements confidential. 

  
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 17.6 Prohibited Materials and Property. Except as properly permitted by a Governmental Authority (as
defined below) and provided Tenant complies with Section 29.11 of this Lease, Tenant shall not bring or permit to be brought or kept in or on the Premises or elsewhere in the Building (i) any inflammable, combustible or explosive fluid,
material, chemical or substance including, without limitation, any hazardous substances as defined under Massachusetts General Laws chapter 21E, the Federal Comprehensive Environmental Response Compensation and Liability Act (CERCLA), 42 USC
§9601 et seq., as amended, under Section 3001 of the Federal Resource Conservation and Recovery Act of 1976, as amended, or under any regulation of any governmental authority regulating environmental or health matters (except
for standard office supplies stored in proper containers), (ii) any materials, appliances or equipment (including, without limitation, materials, appliances and equipment selected by Tenant for the construction or other preparation of the
Premises and furniture and carpeting) which pose any danger to life, safety or health or may cause damage, injury or death; (iii) any unique, unusually valuable, rare or exotic property, work of art or the like unless the same is fully insured
under all-risk coverage, or (iv) any data processing, electronic, optical or other equipment or property of a delicate, fragile or vulnerable nature unless the same are housed, shielded and protected against harm and damage, whether by cleaning
or maintenance personnel, radiations or emanations from other equipment now or hereafter installed in the Building, or otherwise. Nor shall Tenant cause or permit any potentially harmful air emissions, odors of cooking or other processes, or any
unusual or other objectionable odors or emissions to emanate from or permeate the Premises. A “Governmental Authority” shall mean any federal, state, regional, municipal, local or other government authority or agency, including, without
limitation, quasi-public agencies. 
 17.7 Requirements of Law-Fines and Penalties. Tenant at its sole expense shall comply with all laws,
rules, orders and regulations, including, without limitation, all energy-related requirements, of Federal, State, County and Municipal Authorities and with any direction of any public officer or officers, pursuant to law, which shall impose any duty
upon Landlord or Tenant with respect to or arising out of Tenant’s use or occupancy of the Premises. Tenant shall reimburse and compensate Landlord for all expenditures made by, or damages or fines sustained or incurred by, Landlord due to
nonperformance or noncompliance with or breach or failure to observe any item, covenant, or condition of this Lease upon Tenant’s part to be kept, observed, performed or complied with. If Tenant receives notice of any violation of law,
ordinance, order or regulation applicable to the Premises, it shall give prompt notice thereof to Landlord. 
 17.8 Tenant’s
Acts—Effect on Insurance. Tenant shall not do or permit to be done 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. Landlord hereby acknowledges that, to the best of its knowledge and based upon the list of Hazardous Materials provided by Tenant prior to execution of this Lease and in
accordance with Section 29.11(b) of this Lease, Tenant’s use of the Premises for laboratory and office use in compliance with its obligations under this Lease and in compliance with all applicable laws and regulations shall not invalidate
or be in conflict with any insurance policies covering the Building and the fixtures and property therein. Tenant at its own expense shall comply with all rules, orders, regulations and requirements of the Board of Fire Underwriters, or any other
similar body having jurisdiction, and shall not (i) do, or permit anything to be done, in or upon the Premises, or bring or keep anything therein, except as now or hereafter permitted by the Fire Department, Board of Underwriters, Fire
Insurance Rating Organization, or other authority having jurisdiction, and then only in such quantity and manner of storage as will not increase the rate for any insurance applicable to the Building, or (ii) use the Premises 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. 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, the Tenant shall reimburse Landlord for that part of any insurance premiums thereafter paid by Landlord, which shall have been
charged because of such failure by Tenant. 

  
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 17.9 Miscellaneous. Tenant shall not suffer or permit the Premises or any fixtures, equipment or
utilities therein or serving the same, to be overloaded, damaged or defaced, nor permit any hole to be drilled or made in any part thereof. Tenant shall not suffer or permit any employee, contractor, business invitee or visitor to violate any
covenant, agreement or obligations of the Tenant under this Lease. 
  

	18.	DAMAGE BY FIRE, ETC. 

 (a)
If the Premises or the Building are damaged in whole or in part by any fire or other casualty (a “casualty”), the Tenant shall immediately give notice thereof to the Landlord. Unless this Lease is terminated as provided herein, the
Landlord, at its own expense (except for any insurance deductibles, which shall be deemed Operating Costs), and proceeding with due diligence and all reasonable dispatch, but subject to delays beyond the reasonable control of Landlord, shall repair
and reconstruct the same so as to restore the Premises (but not any alterations or additions made by or for Tenant or any trade fixtures, equipment or personal property of Tenant except for Tenant’s Improvements) to substantially the same
condition they were in prior to the casualty, subject to zoning, building and other laws then in effect. Notwithstanding the foregoing, in no event shall Landlord be obligated either to repair or rebuild if the damage or destruction results from an
uninsured casualty or if the costs of such repairing or rebuilding exceeds the amount of the insurance proceeds (net of all costs and expenses incurred in obtaining same) received by Landlord on account thereof. Landlord shall not be liable for any
inconvenience or annoyance to Tenant or injury to the business of Tenant resulting from delays in repairing such damage. 
 (b)
Landlord shall, within forty-five (45) days after the occurrence of a casualty, provide Tenant with a good faith estimate of the time required to repair the damage to the Premises or the Building, as provided herein; if such estimate is for a
period of more than one hundred eighty (180) days from the occurrence of the casualty (or during the last eighteen (18) months of the term, for a period of more than ninety (90) days), the Premises shall be deemed “substantially
damaged”. If the Premises or the Building are substantially damaged, Landlord may elect to terminate this Lease by giving Tenant written notice of such termination within sixty (60) days of the date of such casualty; and if the Premises or
the Building are substantially damaged, and if as a result the Premises are rendered completely untenantable or inaccessible for the uses permitted under this Lease, then Tenant may terminate this Lease by giving Landlord written notice of such
termination within sixty (60) days of the date of such casualty. Landlord shall not have the right to terminate this Lease as provided in this subsection (b) unless all similarly affected tenants are also terminated by Landlord.

 (c) For so long as such damage results in material interference with the operation of Tenant’s use of the Premises which
material interference causes Tenant to be unable to use the Premises, the Yearly Rent payable by Tenant shall abate or be reduced proportionately for the period, commencing on the day following such material interference and continuing until the
Premises has been substantially restored. Notwithstanding the foregoing, if such casualty was due to the gross negligence or willful misconduct of Tenant or Tenant’s employees, contractors, invitees or agents, such abatement or reduction shall
be made only if and to the extent of any proceeds of rental interruption insurance actually received by Landlord and allocated to the Premises. 
 Any dispute between the parties relating to the provisions or obligations in this Article 18 shall be submitted to arbitration pursuant to Article 29.5 hereof. 

 

	19.	WAIVER OF SUBROGATION 

 In
any case in which Tenant shall be obligated to pay to Landlord any loss, cost, damage, liability, or expense suffered or incurred by Landlord, Landlord shall allow to Tenant as an offset against the amount thereof (i) the net proceeds of any
insurance collected by Landlord for or on account of such loss, cost, damage, liability or expense, provided that the allowance of such offset does not invalidate or prejudice the policy or policies under which such proceeds were payable, and
(ii) if such loss, cost, damage, liability or expense shall have been caused by a peril against which Landlord has agreed to procure insurance coverage under the terms of this Lease, the amount of such insurance coverage, whether or not
actually procured by Landlord. 

  
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 In any case in which Landlord or Landlord’s managing agent shall be obligated to pay to
Tenant any loss, cost, damage, liability or expense suffered or incurred by Tenant, Tenant shall allow to Landlord or Landlord’s managing agent, as the case may be, as an offset against the amount thereof (i) the net proceeds of any
insurance collected by Tenant for or on account of such loss, cost, damage, liability, or expense, provided that the allowance of such offset does not invalidate the policy or policies under which such proceeds were payable and (ii) the amount
of any loss, cost, damage, liability or expense caused by a peril covered by fire insurance with the broadest form of property insurance generally available on property in buildings of the type of the Building, whether or not actually procured by
Tenant. 
 The parties hereto shall each procure an appropriate clause in, or endorsement on, any property insurance policy
covering the Premises and the Building and personal property, fixtures and equipment located thereon and therein, pursuant to which the insurance companies waive subrogation or consent to a waiver of right of recovery in favor of either party, its
respective agents or employees. Having obtained such clauses and/or endorsements, each party hereby agrees that it will not make any claim against or seek to recover from the other or its agents or employees for any loss or damage to its property or
the property of others resulting from fire or other perils covered by such property insurance. 
  

	20.	CONDEMNATION-EMINENT DOMAIN 

 (a) In the event of any condemnation or taking in any manner for public or quasi-public use, which shall be deemed to include a voluntary conveyance in lieu of a taking (a “taking”) of the whole
of the Building, this Lease shall forthwith terminate as of the date when Tenant is required to vacate the Premises. 
 (b)
Unless this Lease is terminated as provided herein, the Landlord, at its own expense, and proceeding with due diligence and all reasonable dispatch, but subject to delays beyond the reasonable control of Landlord, shall restore the remaining portion
of the Premises (but not any alterations or improvements made by or for Tenant, but including Tenant’s Improvements, or any trade fixtures, equipment or personal property of Tenant) and the necessary portions of the Building as nearly as
practicable to the same condition as it was prior to such taking, subject to zoning and building laws then in effect. Notwithstanding the foregoing, Landlord’s obligation to restore the remaining portion of the Premises shall be limited to the
extent of the condemnation proceeds (net of all costs and expenses incurred in connection with same) received by Landlord on account thereof. Landlord shall not be liable for any inconvenience or annoyance to Tenant or injury to the business of
Tenant resulting from delays in restoring the Premises. 
 (c) In the event that only a part of the Premises or the Building
shall be taken, then, if such taking is a substantial taking (as hereinafter defined), either Landlord or Tenant may by delivery of notice in writing to the other within sixty (60) days following the date on which Landlord’s title has been
divested by such authority, terminate this Lease, effective as of the date when Tenant is required to vacate any portion of the Premises or appurtenant rights. A “substantial taking” shall mean a taking which: requires restoration and
repair of the remaining portion of the Building that cannot in the ordinary course be reasonably expected to be repaired within one hundred eighty (180) days; results in the loss of reasonable access to the Premises or results in the loss of
more than twenty-five percent (25%) of the rentable floor area of the Premises. 
 (d) If this Lease is not terminated as
aforesaid, then this Lease shall continue in full force and effect, provided if as a result of which there is material interference with the operation of Tenant’s use of the Premises, then the Yearly Rent and additional rent payable by Tenant
shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant. 
 (e) Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to the Building, the Complex, and the leasehold interest hereby
created (including any award made for the value of the estate vested by this Lease in Tenant), and to compensation accrued or hereafter to accrue by reason of such taking, and by way of confirming the foregoing, Tenant hereby grants and assigns, and
covenants with Landlord to grant and assign, to Landlord all rights to such damages of compensation. Nothing contained herein shall be construed to prevent Tenant from 

  
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prosecuting in any condemnation proceedings a separate claim for the value of any of Tenant’s personal property and for relocation expenses and business losses, provided that such action
shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. 
 Any dispute between
the parties relating to the provisions or obligations in this Article 20 shall be submitted to arbitration pursuant to Article 29.5 hereof. 
  

	21.	DEFAULT 

 21.1 Conditions of
Limitation-Re-Entry-Termination. This Lease and the herein term and estate are, upon the condition that if (a) subject to Article 21.7, Tenant shall neglect or fail to perform or observe any of the Tenant’s covenants or agreements
herein, including (without limitation) the covenants or agreements with regard to the payment when due of rent, additional charges, reimbursement for increase in Landlord’s costs, or any other charge payable by Tenant to Landlord (all of which
shall be considered as part of Yearly Rent for the purposes of invoking Landlord’s statutory or other rights and remedies in respect of payment defaults); or (b) Tenant shall vacate, desert or abandon the Premises or the same shall become,
or shall appear to have become, vacant (whether or not the keys shall have been surrendered or the rent shall have been paid); or (c) intentionally omitted; or (d) 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, or (e) intentionally omitted; or (f) intentionally omitted; or (g) 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; or (h) a receiver, sequesterer, trustee or similar officer shall be appointed by a court of competent jurisdiction to take charge of all or any
part of Tenant’s property and such appointment shall not be vacated within thirty (30) days; or (i) 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 (3 0) days or if Tenant is
adjudged bankrupt or insolvent as a result of any such proceeding, or (j) any event shall occur or any contingency shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or
pass to any person, firm or corporation other than Tenant, except as expressly permitted under Article 16 hereof—then, and in any such event 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 other charges due hereunder 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 Termination Date as stated in Section 3.2. 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, forcibly if necessary, 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. Wherever “Tenant” is used in subdivisions (c), (d), (e), (f), (g), (h) and(i) of this Article 21.1, it shall be deemed to include any one of (i) any corporation of which Tenant is a controlled subsidiary
and (ii) any guarantor of any of Tenant’s obligations under this Lease. The words “reentry” and “re-enter” as used in this Lease are not restricted to their technical legal meanings. 

 

	21.2	Intentionally Omitted. 

 21.3
Damages-Termination. Upon the termination of this Lease under the provisions of this Article 21, Tenant shall pay to Landlord the rent and other charges payable by Tenant to Landlord 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: 
 (x) the amount by which, at the time of the termination of this Lease (or
at any time thereafter if Landlord shall have initially elected damages under subparagraph (y), below), (i) the aggregate of the rent and other charges projected over the period commencing with such termination and ending on the Termination
Date as stated in Exhibit 1 exceeds (ii) the aggregate projected fair market rental value of the Premises for such period; 

  
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 or: 
 (y) amounts equal to the rent and other charges which would have been payable by Tenant bad this Lease not been so terminated, payable upon the due dates therefor specified herein following such
termination and until the Termination Date as specified in Exhibit 1, 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, it being understood that any such re-letting may be for a period
equal to or shorter or longer than the remaining term of this Lease; and provided, further, that (i) 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
(ii) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Subparagraph (y) 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. 
 In calculating the rent and other charges under Subparagraph (x), above, there shall be
included, in addition to the Yearly Rent, Tax Share and Operating Expense Share and all other considerations agreed to be paid or performed by Tenant, on the assumption that ah such amounts and considerations would have remained constant (except as
herein otherwise provided) for the balance of the full term hereby granted. 
 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 of this Lease would have expired if it had not
been terminated hereunder. 
 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 default hereunder on the part of Tenant. Notwithstanding anything to the contrary, Landlord
shall be entitled to recover, in addition to the rent and other charges under Subparagraph (x) or (y) above, any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its
obligations under the Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, the cost of recovering possession of the Premises, reasonable attorneys’ fees, any real estate commissions
actually paid by Landlord and the unamortized value of any free rent, reduced rent, tenant improvement allowance or other economic concessions provided by Landlord. Landlord agrees to use commercially reasonable efforts to mitigate any damages
incurred hereunder after Tenant vacates the Premises in the event that this Lease is terminated by Landlord as a result of an event of default hereunder. 
  

	21.4	Fees and Expenses. 

 (a)
If Tenant shall default in the performance of any covenant on Tenant’s part to be performed as in this Lease contained, Landlord may immediately, or at any time thereafter, without notice, perform the same for the account of Tenant. If Landlord
at any time is compelled to pay or elects to pay any sum of money, or do any act which will require the payment of any sum of money, by reason of the failure of Tenant to comply with any provision hereof, or if Landlord is compelled to or does incur
any expense, including reasonable attorneys’ fees, in instituting, prosecuting, and/or defending any action or proceeding instituted by reason of any default of Tenant hereunder, Tenant shall on demand pay to Landlord by way of reimbursement
the sum or sums so paid by Landlord with all costs and damages, plus interest computed as provided in Article 6 hereof. 

  
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 (b) Tenant shall pay Landlord’s cost and expense, including reasonable attorneys’
fees, incurred (i) in enforcing any obligation of Tenant under this Lease or (ii) as a result of Landlord, without its fault, being made party to any litigation pending by or against Tenant or any persons claiming through or under Tenant.

 21.5 Waiver of Redemption. Tenant does hereby waive and surrender all rights and privileges which it might have under or by reason of
any present or future law 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. 
 21.6 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. 
 21.7 Grace Period. Notwithstanding anything to the
contrary in this Article contained, Landlord agrees not to take any action to terminate this Lease (a) for default by Tenant in the payment when due of any sum of money, if Tenant shall cure such default within five (5) days after written
notice thereof is given by Landlord to Tenant, provided, however, that no such notice need be given and no such default in the payment of money shall be curable if on two (2) prior occasions, within a one (1) year period, there had been a
default in the payment of money which had been cured after notice thereof had been given by Landlord to Tenant as herein provided or (b) for default by Tenant in the performance of any covenant other than a covenant to pay a sum of money, if
Tenant shall cure such default within a period of thirty (30) days after written notice thereof given by Landlord to Tenant (the “Non-Monetary Grace Period”) (except where the nature of the default is such that remedial action should
appropriately take place sooner, as indicated in such written notice), or within such additional period as may reasonably be required to cure such default if (because of governmental restrictions or any other cause beyond the reasonable control of
Tenant) the default is of such a nature that it cannot be cured within such thirty (30) day period, provided, however, (1) that there shall be no extension of time beyond such thirty (30) day period for the curing of any such default
unless, not more than ten (10) days after the receipt of the notice of default, Tenant in writing (i) shall specify the cause on account of which the default cannot be cured during such period and shall advise Landlord of its intention
duly to institute all steps necessary to cure the default and (ii) shall, as soon as reasonably practicable, duly institute and thereafter diligently prosecute to completion all steps necessary to cure such default and, (2) that no notice
of the opportunity to cure a default need be given, and no grace period whatsoever shall be allowed to Tenant, if the default is incurable or if the covenant or condition the breach of which gave rise to default had, by reason of a breach on a prior
occasion, been the subject of a notice hereunder to cure such default. Notwithstanding the foregoing, Tenant shall have no right to notice or the Non- Monetary Grace Period relating to its failure to (v) maintain all insurance as required in
Article 15 above; (w) deliver to Landlord the Security Deposit as required by Section 29.13 below; (x) provide Landlord with Estoppel Certificates as required pursuant to Section 17.5 above; (y) provide Landlord with
subordination agreements as required pursuant to Article 23 below; or (z) provide Landlord with the certificates of insurance required pursuant to Article 15 above. 
 Notwithstanding anything to the contrary in this Article 21.7 contained, except to the extent prohibited by applicable law, any statutory notice and grace periods provided to Tenant by law are hereby
expressly waived by Tenant. 
  

	22.	END OF TERM-ABANDONED PROPERTY 

 Upon the expiration or other termination of the term of this Lease, Tenant shall peaceably quit and surrender to Landlord the Premises and all alterations and additions thereto, broom clean, in good
order, repair and condition (except as provided herein and in Articles 8.7, 18 and 20) excepting only ordinary wear and use 

  
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(as defined in Article 14.1 hereof) and damage by fire or other casualty for which, under other provisions of this Lease, Tenant has no responsibility of repair or restoration. Tenant shall
remove all of its property, including, without limitation, all telecommunication, computer and other cabling installed by Tenant in the Premises or elsewhere in the Building, and, to the extent specified by Landlord and subject to Section 12,
all alterations and additions made by Tenant and all partitions made by Tenant wholly within the Premises, and shall repair any damages to the Premises or the Building caused by their installation or by such removal. Tenant’s obligation to
observe or perform this covenant shall survive the expiration or other termination of the term of this Lease. 
 Tenant will
remove any personal property from the Building and the Premises upon or prior to the expiration or termination of this Lease and any such property which shall remain in the Building or the Premises thereafter 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 part thereof shall be sold, Landlord may receive and retain the proceeds of such sale and apply
the same, at its option, against the expenses of the sale, the cost of moving and storage, any arrears of Yearly Rent, additional or other charges payable hereunder by Tenant to Landlord and any damages to which Landlord may be entitled under
Article 21 hereof or pursuant to law. 
 If Tenant or anyone claiming under Tenant shall remain in possession of the Premises or
any part thereof after the expiration or prior termination of the term of this Lease without any agreement in writing between Landlord and Tenant with respect thereto, then, prior to the acceptance of any payments for rent or use and occupancy by
Landlord, the person remaining in possession shall be deemed a tenant-at-sufferance. Whereas the parties hereby acknowledge that Landlord may need the Premises after the expiration or prior termination of the term of the Lease 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 hereof, in the event that Tenant so holds over, Tenant shall pay to Landlord in addition to all rental and other
charges due and accrued under the Lease prior to the date of termination, charges (based upon fair market rental value of the Premises) for use and occupation of the Premises thereafter and, in addition to such sums and any and all other rights and
remedies which Landlord may have at law or in equity, an additional use and occupancy charge in the amount of fifty percent (50%) of either the Yearly Rent and other charges calculated (on a daily basis) at the highest rate payable under the
terms of this Lease, but measured from the day on which Tenant’s hold-over commenced and terminating on the day on which Tenant vacates the Premises or the fair market value of the Premises for such period, whichever is greater. In addition,
Tenant shall save Landlord, its agents and employees, harmless and will exonerate, defend and indemnify Landlord, its agents and employees, from and against any and all damages which Landlord may suffer on account of Tenant’s hold-over in the
Premises after the expiration or prior termination of the term of the Lease. 
  

	23.	SUBORDINATION 

 (a)
Subject to any mortgagee’s or ground lessor’s election, as hereinafter provided for, this Lease is subject and subordinate in all respects to all matters of record (including, without limitation, deeds and land disposition agreements),
ground leases and/or underlying leases, and all mortgages, any of which may now or hereafter be placed on or affect such leases and/or the real property of which the Premises are a part, or any part of such real property, and/or Landlord’s
interest or estate therein, and to each advance made and/or hereafter to be made under any such mortgages, and to all renewals, modifications, consolidations, replacements and extensions thereof and all substitutions therefor. This Article 23 shall
be self-operative and no further instrument or subordination shall be required. In confirmation of such subordination, Tenant shall execute, acknowledge and deliver promptly any certificate or instrument that Landlord and/or any mortgagee and/or
lessor under any ground or underlying lease and/or their respective successors in interest may request, subject to Landlord’s, mortgagee’s and ground lessor’s right to do so for, on behalf and in the name of Tenant under certain
circumstances, as hereinafter provided. Tenant acknowledges that, where applicable, any consent or approval hereafter given by Landlord may be subject to the further consent or approval of such mortgagee and/or ground lessor; and the failure or
refusal of such mortgagee and/or ground lessor 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.

  
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 (b) Any such mortgagee or ground lessor may from time to time subordinate or revoke any such
subordination of the mortgage or ground lease held by it to this Lease. Such subordination or revocation, as the case may be, shall be effected by written notice to Tenant and by recording an instrument of subordination or of such revocation, as the
case may be, with the appropriate registry of deeds or land records and to be effective without any further act or deed on the part of Tenant. In confirmation of such subordination or of such revocation, as the case may be, Tenant shall execute,
acknowledge and promptly deliver any certificate or instrument that Landlord, any mortgagee or ground lessor may request, subject to Landlord’s, mortgagee’s and ground lessor’s right to do so for, on behalf and in the name of Tenant
under certain circumstances, as hereinafter provided. 
 (c) Without limitation of any of the provisions of this Lease, if any
ground lessor or mortgagee shall succeed to the interest of Landlord by reason of the exercise of its rights under such ground lease or mortgage (or the acceptance of voluntary conveyance in lieu thereof) or any third party (including, without
limitation, any foreclosure purchaser or mortgage receiver) shall succeed to such interest by reason of any such exercise or the expiration or sooner termination of such ground lease, however caused, then such successor may, upon notice and request
to Tenant (which, in the case of a ground lease, shall be within thirty (30) days after such expiration or sooner termination), succeed to the interest of Landlord under this Lease, provided, however, that such successor shall not: (i) be
liable for any previous act or omission of Landlord under this Lease; (ii) be subject to any offset, defense, or counterclaim which shall theretofore have accrued to Tenant against Landlord; (iii) have any obligation with respect to any
security deposit unless it shall have been paid over or physically delivered to such successor; or (iv) be bound by any previous modification of this Lease or by any previous payment of Yearly Rent for a period greater than one (1) month,
made without such ground lessor’s or mortgagee’s consent where such consent is required by applicable ground lease or mortgage documents. In the event of such succession to the interest of the Landlord — and notwithstanding that any
such mortgage or ground lease may antedate this Lease — the Tenant shall attorn to such successor and shall ipso facto be and become bound directly to such successor in interest to Landlord to perform and observe all the Tenant’s
obligations under this Lease without the necessity of the execution of any further instrument. Nevertheless, Tenant agrees at any time and from time to time during the term hereof to execute a suitable instrument in confirmation of Tenant’s
agreement to attorn, as aforesaid, subject to Landlord’s, mortgagee’s and ground lessor’s right to do so for, on behalf and in the name of Tenant under certain circumstances, as hereinafter provided. 

(d) The term “mortgage(s)” as used in this Lease shall include any mortgage or deed of trust. The term “mortgagee(s)”
as used in this Lease shall include any mortgagee or any trustee and beneficiary under a deed of trust or receiver appointed under a mortgage or deed of trust. The term “mortgagor(s)” as used in this Lease shall include any mortgagor or
any grantor under a deed of trust. 
 (e) Tenant hereby irrevocably constitutes and appoints Landlord or any such mortgagee or
ground lessor, and their respective successors in interest, acting singly, Tenant’s attorney-in-fact to execute and deliver any such certificate or instrument for, on behalf and in the name of Tenant, but only if Tenant fails to execute,
acknowledge and deliver any such certificate or instrument within ten (10) days after Landlord or such mortgagee or such ground lessor has made written request therefor. 
 (f) Notwithstanding anything to the contrary contained in this Article 23, if all or part of Landlord’s estate and interest in the real property of which the Premises are a part shall be a leasehold
estate held under a ground lease, then: (i) the foregoing subordination provisions of this Article 23 shall not apply to any mortgages of the fee interest in said real property to which Landlord’s leasehold estate is not otherwise subject
and subordinate; and (ii) the provisions of this Article 23 shall in no way waive, abrogate or otherwise affect any agreement by any ground lessor (x) not to terminate this Lease incident to any termination of such ground lease prior to
its term expiring or (y) not to name or join Tenant in any action or proceeding by such ground lessor to recover possession of such real property or for any other relief. 
 (g) In the event of any failure by Landlord to perform, fulfill or observe any agreement by Landlord herein, in no event will the Landlord be deemed to be in default under this Lease permitting Tenant to
exercise any or all rights or remedies under this Lease until the Tenant shall have given written notice of such failure to any mortgagee (ground lessor and/or trustee) of which Tenant shall have been advised and until a reasonable period of time
shall have elapsed following the giving of such notice, during which such mortgagee (ground lessor and/or trustee) shall have the right, but shall not be obligated, to remedy such failure. 

  
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 (h) Upon execution of this Lease, Landlord agrees to use commercially reasonable efforts to
obtain a subordination, non-disturbance and attornment agreement from its present mortgagee in a commercially reasonably form. 
  

	24.	QUIET ENJOYMENT 

 Landlord
covenants that if, and 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 quietly enjoy the Premises
from and against the claims of all persons claiming by, through or under Landlord subject, nevertheless, to the covenants, agreements, terms, provisions and conditions of this Lease and to the mortgages, ground leases and/or underlying leases to
which this Lease is subject and subordinate, as hereinabove set forth. 
 Without incurring any liability to Tenant, Landlord
may permit access to the Premises and open the same, whether or not Tenant shall be present, upon any demand of any receiver, trustee, assignee for the benefit of creditors, sheriff, marshal or court officer entitled to, or reasonably purporting to
be entitled to, such access for the purpose of taking possession of, or removing, Tenant’s property or for any other lawful purpose (but this provision and any action by Landlord hereunder shall not be deemed a recognition by Landlord that the
person or official making such demand has any right or interest in or to this Lease, or in or to the Premises), or upon demand of any representative of the fire, police, building, sanitation or other department of the city, state or federal
governments. 
  

	25.	ENTIRE AGREEMENT-WAIVER-SURRENDER 

25.1 Entire Agreement. This Lease and the Exhibits made a part hereof 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 the Tenant in no way relied upon any other statements or representations, written or oral. Any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of this
Lease in whole or in part unless such executory agreement is in writing and signed by the party against whom enforcement of the change, modification, discharge or abandonment is sought. 
 25.2 Waiver by Landlord. The failure of Landlord 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 Landlord unless such waiver be in writing signed by Landlord. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly 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. 
 25.3 Surrender. No act or thing done by Landlord during the term hereby demised 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. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the termination of this Lease. The delivery of keys to any employee of

  
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Landlord or of Landlord’s agents shall not operate as a termination of the Lease or a surrender of the Premises. In the event that Tenant at any time desires to have Landlord underlet the
Premises for Tenant’s account, Landlord or Landlord’s agents are authorized to receive the keys for such purposes without releasing Tenant from any of the obligations under this Lease, and Tenant hereby relieves Landlord of any liability
for loss of or damage to any of Tenant’s effects in connection with such underletting. 
  

	26.	INABILITY TO PERFORM-EXCULPATORY CLAUSE 

 (a) Except as provided in Articles 4.1 and 4.2 hereof, this Lease and the obligations of Tenant to pay rent hereunder and perform all the other covenants, agreements, terms, provisions and conditions
hereunder on the part of Tenant to be performed shall in no way be affected, impaired or excused because Landlord is unable to fulfill any of its obligations under this Lease or is unable to supply or is delayed in supplying any service expressly or
impliedly to be supplied or is unable to make or is delayed in making any repairs, replacements, additions, alterations, improvements or decorations or is unable to supply or is delayed in supplying any equipment or fixtures if Landlord is prevented
or delayed from so doing by reason of strikes or labor troubles or any other similar or dissimilar cause whatsoever beyond Landlord’s reasonable control, including but not limited to, governmental preemption in connection with a national
emergency or by reason of any rule, order or regulation of any department or subdivision thereof of any governmental agency or by reason of the conditions of supply and demand which have been or are affected by war, hostilities or other similar or
dissimilar emergency. In each such instance of inability of Landlord to perform, Landlord shall exercise reasonable diligence to eliminate the cause of such inability to perform. 

(b) Tenant shall neither assert nor seek to enforce any claim against Landlord, or Landlord’s agents or employees, or the assets of
Landlord or of Landlord’s agents or employees, for breach of this Lease or otherwise, other than against Landlord’s interest in the Building of which the Premises are a part 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, it being specifically agreed that in no event shall Landlord or Landlord’s agents or employees (or any of the officers, trustees,
directors, partners, beneficiaries, joint venturers, members, stockholders or other principals or representatives, and the like, disclosed or undisclosed, thereof) ever be personally liable for any such liability. This paragraph shall not limit any
right that Tenant might otherwise have to obtain injunctive relief against Landlord or to take any other action which shall not involve the personal liability of Landlord to respond in monetary damages from Landlord’s assets other than the
Landlord’s interest in said real estate, as aforesaid. In no event shall Landlord or Landlord’s agents or employees (or any of the officers, trustees, directors, partners, beneficiaries, joint venturers, members, stockholders or other
principals or representatives and the like, disclosed or undisclosed, thereof) ever be liable for consequential or incidental damages. Without limiting the foregoing, in no event shall Landlord or Landlord’s agents or employees (or any of the
officers, trustees, directors, partners, beneficiaries, joint venturers, members, stockholders or other principals or representatives and the like, disclosed or undisclosed, thereof) ever be liable for lost profits of Tenant. 

(c) Landlord shall not be deemed to be in default of its obligations under the Lease unless Tenant has given Landlord written notice of
such default, and Landlord has failed to cure such default within thirty (30) days after Landlord receives such notice or such longer period of time as Landlord may reasonably require to cure such default. Except as otherwise expressly provided
in this Lease, in no event shall Tenant have the right to terminate the Lease nor shall Tenant’s obligation to pay Yearly Rent or other charges under this Lease abate based upon any default by Landlord of its obligations under the Lease.

  

	27.	BILLS AND NOTICES 

 Any notice, consent, request, bill, demand or statement hereunder by either party to the other party shall be in writing and, if received at Landlord’s or Tenant’s address, shall be deemed to
have been duly given when either delivered or served personally or sent via overnight mail (via nationally recognized courier) or mailed by first class mail postage paid certified or registered mail return receipt requested, addressed to Landlord at
its address as stated in Exhibit 1 with a copy to Landlord, c/o Beal and Company, Inc., One Kendall Square, Building 400,
2nd Floor, Cambridge, Massachusetts 02139; ATTN: General
Manager and a copy to 

  
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Sherin and Lodgen LLP, 101 Federal Street, Boston, Massachusetts 02110, ATTN: Robert M. Carney, and to Tenant at the Premises (or at Tenant’s address as stated in Exhibit 1, if mailed prior
to Tenant’s occupancy of the Premises), and a copy to _____ or if any address for notices shall have been duly changed as hereinafter provided, if mailed as aforesaid to the party at such changed address. Either party may at any time change the
address or specify an additional address for such notices, consents, requests, bills, demands or statements 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. 
 All bills and statements for reimbursement or other
payments or charges due from Tenant to Landlord hereunder shall be due and payable in full ten (10) days, unless herein otherwise provided, after submission thereof by Landlord to Tenant. Tenant’s failure to make timely payment of any
amounts indicated by such bills and statements, whether for work done by Landlord at Tenant’s request, reimbursement provided for by this Lease or for any other sums properly owing by Tenant to Landlord, shall be treated as a default in the
payment of rent, in which event Landlord shall have all rights and remedies provided in this Lease for the nonpayment of rent. 
  

	28.	PARTIES BOUND-SEIZING OF TITLE 

 The covenants, agreements, terms, provisions and conditions of this Lease shall bind and benefit the successors and assigns of the parties hereto with the same effect as if mentioned in each instance
where a party hereto is named or referred to, except that no violation of the provisions of Article 16 hereof shall operate to vest any rights in any successor or assignee of Tenant and that the provisions of this Article 28 shall not be construed
as modifying the conditions of limitation contained in Article 21 hereof. 
 If, in connection with or as a consequence of the
sale, transfer or other disposition of the real estate (land and/or Building, either or both, as the case may be) of which the Premises are a part, Landlord ceases to be the owner of the reversionary interest in the Premises, 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. 
  

	29.	MISCELLANEOUS 

 29.1 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 the Lease (or the remainder of such provision) and the
application thereof to other persons or circumstances shall not be affected thereby. 
 29.2 Captions, etc. 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 References to “State” shall mean, where appropriate, the Commonwealth of
Massachusetts. 
 29.3 Broker. Tenant represents and warrants that it has not directly or indirectly dealt, with respect to the
leasing of office space in the Building or the Complex of which it is a part (called “Building, etc.” in this Article 29.3) with any broker or had its attention called to the Premises or other space to let in the Building, etc. by anyone
other than the broker, person or firm, if any, designated in Exhibit 1. Tenant agrees to defend, exonerate and save harmless and indemnify Landlord and anyone claiming by, through or under Landlord against any claims for a commission arising out of
the execution and delivery of this Lease or out of negotiations between Landlord and Tenant with respect to the leasing of other space in the Building, etc., provided that Landlord shall be solely responsible for the payment of brokerage commissions
to the broker, person or firm, if any, designated in Exhibit 1. 

  
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 29.4 Modifications. If in connection with obtaining financing for the Building, a bank, insurance
company, pension trust or other institutional lender shall request reasonable modifications in this Lease as a condition to such financing, Tenant will not withhold, delay or condition its consent thereto, provided that such modifications do not
increase the obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created. 
 29.5 Arbitration.
Any disputes relating to the provisions or obligations contained in Articles 2.1, 18 and 20 of this Lease as to which a specific provision for a reference to arbitration is made herein shall be submitted to arbitration in accordance with the
provisions of applicable state law (as identified on Exhibit 1), as from time to time amended. Arbitration proceedings, including the selection of an arbitrator, shall be conducted pursuant to the rules, regulations and procedures from time to time
in effect as promulgated by the American Arbitration Association. Prior written notice of application by either party for arbitration shall be given to the other at least ten (10) days before submission of the application to the said
Association’s office in the City wherein the Building is situated (or the nearest other city having an Association office). The arbitrator shall hear the parties and their evidence. The decision of the arbitrator shall be binding and
conclusive, and judgment upon the award or decision of the arbitrator may be entered in the appropriate court of law (as identified on Exhibit 1); and the parties consent to the jurisdiction of such court and further agree that any process or notice
of motion or other application to the Court or a Judge thereof may be served outside the State wherein the Building is situated by registered mail or by personal service, provided a reasonable time for appearance is allowed. The costs and expenses
of each arbitration hereunder and their apportionment between the parties shall be determined by the arbitrator in his award or decision. No arbitrable dispute shall be deemed to have arisen under this Lease prior to the expiration of the period of
twenty (20) days after the date of the giving of written notice by the party asserting the existence of the dispute together with a description thereof sufficient for an understanding thereof. 

29.6 Governing Law. This Lease is made pursuant to, and shall be governed by, and construed in accordance with, the laws of the State wherein the
Building is situated and any applicable local municipal rules, regulations, by-laws, ordinances and the like. 
 29.7 Assignment of
Rents. With reference to any assignment by Landlord of its interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to or held by a bank, trust company, insurance company or other
institutional lender holding a mortgage or ground lease on the Building, Tenant agrees: 
 (a) that the execution thereof
by Landlord and the acceptance thereof by such mortgagee and/or ground lessor shall never be deemed an assumption by such mortgagee and/or ground lessor of any of the obligations of the Landlord hereunder, unless such mortgagee and/or ground lessor
shall, by written notice sent to the Tenant, specifically otherwise elect; and 
 (b) that, except as aforesaid, such mortgagee
and/or ground lessor shall be treated as having assumed the Landlord’s obligations hereunder only upon foreclosure of such mortgagee’s mortgage or deed of trust or termination of such ground lessor’s ground lease and the taking of
possession of the demised Premises after having given notice of its exercise of the option stated in Article 23 hereof to succeed to the interest of the Landlord under this Lease. 
 29.8 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 is duly authorized
to execute this Lease on behalf of such party. If Tenant is a corporation, Tenant hereby appoints the signatory whose name appears below on behalf of Tenant as Tenant’s attorney-in-fact for the purpose of executing this Lease for and on behalf
of Tenant. 
 29.9 Expenses Incurred by Landlord Upon Tenant Requests. 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 

  
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plans and specifications in connection with proposed alterations to be made by Tenant to the Premises, requests by Tenant to sublet the Premises or assign its interest in the Lease, the execution
by Landlord of estoppel certificates requested by Tenant, and requests by Tenant for Landlord to execute waivers of Landlord’s interest in Tenant’s property in connection with third party financing by Tenant. Such costs shall be deemed to
be additional rent under the Lease. 
 29.10 Survival. Without limiting any other obligation of the Tenant which may survive the
expiration or prior termination of the term of the Lease, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease (including, without limitation, Tenant’s obligations under Articles
13(d), 15.3, and 29.3) shall survive the expiration or prior termination of the term of the Lease. 
 29.11 Hazardous Materials.
Landlord and Tenant agree as follows with respect to the existence or use of “Hazardous Material” in or on the Premises, the Building or the Complex. 
 (a) Tenant, at its sole cost and expense, shall comply with the Emergency Planning and Community Right to Know Act (EPCRTKA) 42 U.S.C. § 11001-11050, and all other laws, statutes, ordinances, rules
and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters (collectively, “Environmental Laws”), including, but not limited to, any discharge into the air,
surface, water, sewers, soil or groundwater of any Hazardous Material (as defined in Article 29.11(c)), whether within or outside the Premises within the Complex. Notwithstanding the foregoing, nothing contained in this Lease requires, or shall be
construed to require, Tenant to incur any liability related to or arising from environmental conditions (i) for which the Landlord is responsible pursuant to the terms of this Lease, or (ii) which existed within the Premises, Building or
the Complex prior to the Term Commencement Date or the date Tenant takes possession of the Premises if such date is earlier than the Term Commencement Date. 
 (b) Tenant shall not cause or permit any Hazardous Material to be brought upon, kept or used in or about the Premises or otherwise in the Complex by Tenant, its agents, employees, contractors or invitees,
without the prior written consent of Landlord, except for Hazardous Materials which are typically used in the operation of offices or laboratories, provided that such materials are stored, used and disposed of in strict compliance with all
applicable Environmental Laws and with good scientific and medical practice. Within five (5) days of Landlord’s request, Tenant shall provide Landlord with a list of all Hazardous Materials, including quantities used and such other
information as Landlord may reasonably request, used by Tenant in the Premises or otherwise in the Complex. Notwithstanding the foregoing, with respect to any of Tenant’s Hazardous Material which Tenant does not properly handle, store or
dispose of in compliance with all applicable Environmental Laws and good scientific and medical practice, Tenant shall, upon written notice from Landlord, no longer have the right to bring such material into the Premises, Building of which the
Premises is a part or the Complex until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or dispose of such material. 

(c) As used herein, the term “Hazardous Material” means any hazardous or toxic substance, material or waste or petroleum
derivative which is or becomes regulated by any Environmental Law, specifically including live organisms, viruses and fungi, medical waste, and so-called “biohazard” materials. The term “Hazardous Material” includes, without
limitation, any material or substance which is (i) designated as a “hazardous substance” pursuant to Section 1311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (ii) defined as a “hazardous
waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903), (iii) defined as a “hazardous substance” pursuant to Section 101 of
the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), (iv) defined as “hazardous substance” or “oil” under Chapter 21E of the General
Laws of Massachusetts, or (v) a so-called “biohazard” or medical waste, or is contaminated with blood or other bodily fluids; and “Environmental Laws” include, without limitation, the laws listed in the preceding clauses
(i) through (iv). 

  
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 (d) Any increase in the premium for necessary insurance on the Premises or the Complex which
arises from Tenant’s use and/or storage of these Hazardous Materials shall be solely at Tenant’s expense. Tenant shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any requirement of
any federal, state or local government agency with jurisdiction. 
 (e) Tenant hereby covenants and agrees to indemnify, defend
and hold Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses (collectively “Losses”) which Landlord may reasonably incur arising out of contamination of real estate, the Complex or
other property not a part of the Premises, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused or permitted by Tenant, or (ii) from a breach by Tenant of its
obligations under this Article 29.11. This indemnification of Landlord by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work
required by any federal, state or local governmental agency or political subdivision because of Hazardous Material present in the soil or ground water on or under the Premises based upon the circumstances identified in the first sentence of this
Article 29.11(e). The indemnification and hold harmless obligations of Tenant under this Article 29.11(e) shall survive any termination of this Lease. Without limiting the foregoing, if the presence of any Hazardous Material in the Building or
otherwise in the Complex caused or permitted by Tenant results in any contamination of the Premises, Tenant shall promptly take all actions at its sole expense as are necessary to return the Premises to a condition which complies with all
Environmental Laws; provided that Landlord’s approval of such actions shall first be obtained, which approval shall not be unreasonably withheld so long as such actions, in Landlord’s reasonable discretion, would not potentially have any
materially adverse long-term or short-term effect on the Premises, and, in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws. 

(f) On or before the date that Tenant, and anyone claiming by, through or under Tenant, vacates the Premises, and immediately prior to the
time that Tenant delivers the Premises to Landlord, Tenant shall: 
 (1) Cause 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 for the control of radiation, cause the Premises to be released for unrestricted use by the Radiation Control Program
of the Massachusetts Department of Public Health for the control of radiation, and deliver to Landlord the report of a certified industrial hygienist stating that he or she has examined the Premises (including visual inspection, Geiger counter
evaluation and airborne and surface monitoring) and found no evidence that such portion contains Hazardous Materials, as defined in this Article 29.11, or is otherwise in violation of any Environmental Law, as defined in this Article 29.11 hereof.

 (2) Provide to Landlord a copy of its most current chemical waste removal manifest and a certification from
Tenant executed by an officer of Tenant that no Hazardous Materials or other potentially dangerous or harmful chemicals brought onto the Premises from and after the date that Tenant first took occupancy of the Premises remain in the Premises.

  

	29.12	  Patriot Act. 

Tenant represents and warrants to Landlord that: 
  

	 	(A)	Tenant is not in violation of any Anti-Terrorism Law 

  

	 	(B)	Tenant is not, as of the date hereof: 

  

	 	(i)	conducting any business or engaging in any transaction or dealing with any Prohibited Person (as hereinafter defined), including the making or receiving of any
contribution of funds, goods or services to or for the benefit of any Prohibited Person; 

  
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	 	(ii)	dealing in, or otherwise engaging in any transaction relating to, any property or interests in property blocked pursuant to Executive Order No. 13224; or

  

	 	(iii)	engaging in or conspiring to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate any of the prohibitions
set forth in, any Anti-Terrorism Law; and 

 (C) Neither Tenant nor any of its affiliates, officers, directors,
shareholders, members or lease guarantor, as applicable, is a Prohibited Person. 
 If at any time any of these representations
becomes false, then it shall be considered a material default under this Lease. 
 As used herein, “Anti-Terrorism
Law” is defined as any law relating to terrorism, anti-terrorism, money-laundering or anti-money laundering activities, including without limitation the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986,
Executive Order No. 13224, and Title 3 of the USA Patriot Act, and any regulations promulgated under any of them. As used herein “Executive Order No. 13224” is defined as Executive Order No. 13224 on Terrorist Financing
effective September 24, 2001, and relating to “Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism”, as may be amended from time to time. “Prohibited Person” is
defined as (i) a person or entity that is listed in the Annex to Executive Order No. 13224, or a person or entity owned or controlled by an entity that is listed in the Annex to Executive Order No. 13224; (ii) a person or entity
with whom Landlord is prohibited from dealing or otherwise engaging in any transaction by any Anti-Terrorism Law; or (iii) a person or entity that is named as a “specially designated national and blocked person” on the most current
list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/t11sdn.pdf or at any replacement website or other official publication of such list. “USA Patriot Act” is
defined as the “Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001” (Public Law 107-56), as may be amended from time to time. 

29.13 Letter of Credit. In order to secure Tenant’s obligations to Landlord under this Lease, Tenant shall deliver to Landlord, on the date
that Tenant executes and delivers the Lease to Landlord, an Irrevocable Standby Letter of Credit (“Letter of Credit”) which shall be (1) in the form attached hereto as Exhibit 6, (2) issued by a bank reasonably acceptable to
Landlord with minimum assets of Ten Billion Dollars ($10,000,000,000.00), upon which presentment may be made in Boston, Massachusetts, (3) in an amount equal to One Hundred Sixty-One Thousand Two Hundred and Ninety-Three and 00/100
($161,293.00) Dollars, and (4) for a term of not less than one (l) year, subject to extension in accordance with the terms of the Letter of Credit. Tenant shall, on or before the date thirty (30) days prior to the expiration of the term of
such Letter of Credit, deliver to Landlord a new Letter of Credit satisfying the foregoing conditions (“Substitute Letter of Credit”) in lieu of the Letter of Credit then being held by Landlord. Such Letter of Credit shall be automatically
renewable provided that if the issuer of such Letter of Credit gives notice of its election not to renew such Letter of Credit for any additional period pursuant thereto, Tenant shall be required to deliver a Substitute Letter of Credit satisfying
the conditions hereof, on or before the date thirty (30) days prior to the expiration of the term of such Letter of Credit. 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 45 days after the Termination Date of the Lease. If Tenant fails to furnish such renewal or replacement at least 30 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 29.13. 

  
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 In the event that Tenant is in default of its obligations under the Lease beyond applicable
notice and cure periods, then the Landlord shall have the right, at any time after such, event, without giving any further notice to Tenant, to draw down from said Letter of Credit (Substitute Letter of Credit or Additional Letter of Credit, as
defined below, as the case may be) (a) the amount necessary to cure such default or (b) if such default cannot reasonably be cured by the expenditure of money, to exercise all rights and remedies Landlord may have on account of such
default, the amount which, in Landlord’s opinion, is necessary to satisfy Tenant’s liability on account thereof. In the event of any such draw by the Landlord, Tenant shall, within fifteen (15) business days of written demand
therefor, deliver to Landlord an additional Letter of Credit satisfying the foregoing conditions (“Additional Letter of Credit”), except that the amount of such Additional Letter of Credit shall be the amount of such draw. In addition, in
the event of a termination based upon the default of Tenant under the Lease, or a rejection of the Lease pursuant to the provisions of the Federal Bankruptcy Code, Landlord shall have the right to draw upon the Letter of Credit (from time to time,
if necessary) to cover the full amount of damages and other amounts due from Tenant to Landlord under the Lease. Any amounts so drawn shall, at Landlord’s election, be applied first to any unpaid rent and other charges which were due prior to
the filing of the petition for protection under the Federal Bankruptcy Code. Tenant hereby covenants and agrees not to oppose, contest or otherwise interfere with any attempt by Landlord to draw down from said Letter of Credit including, without
limitation, by commencing an action seeking to enjoin or restrain Landlord from drawing upon said Letter of Credit. Tenant also hereby expressly waives any right or claim it may have to seek such equitable relief. In addition to whatever other
rights and remedies it may have against Tenant if Tenant breaches its obligations under this paragraph, Tenant hereby acknowledges that it shall be liable for any and all damages which Landlord may suffer as a result of any such breach. 

Upon request of Landlord or any (prospective) purchaser or mortgagee of the Building, Tenant shall, at its expense, cooperate with
Landlord in obtaining an amendment to or replacement of any Letter of Credit which Landlord is then holding so that the amended or new Letter of Credit reflects the name of the new owner of the Building or mortgagee, as the case may be. 

To the extent that Landlord has not previously drawn upon any Letter of Credit, Substitute Letter of Credit, Additional Letter of Credit
or Security Proceeds (collectively “Collateral”) held by the Landlord, and to the extent that Tenant is not otherwise in default of its obligations under the Lease as of the termination date of the Lease, Landlord shall return such
Collateral to Tenant on the termination of the term of the Lease. 
 In no event shall the proceeds of any Letter of Credit be
deemed to be a prepayment of rent nor shall it be considered as a measure of liquidated damages. 
 29.14 Parking. Commencing as of the
Term Commencement Date and continuing thereafter throughout the term of the Lease, the Landlord will make available to Tenant thirty-three (33) monthly parking passes for use in the One Kendall Square Garage (the “Garage”) which
Landlord represents and warrants is owned in fee by it. Tenant shall have no right to sublet, assign, or otherwise transfer said parking passes except in connection with an assignment of this Lease or sublease of the Premises which is permitted
pursuant to the provisions of this Lease. Said parking passes shall be paid for by Tenant at the then current prevailing rate in the Garage, as such rate may vary from time to time. The current rate for such passes as of the Execution Date of this
Lease is $220.00 per month. If, for any reason, Tenant shall fail timely to pay the charge for said parking passes, Landlord shall have the same rights against Tenant as Landlord has with respect to the timely payment of Yearly Rent hereunder. Said
parking passes will be on an unassigned, non-reserved basis, and shall be subject to reasonable rules and regulations from time to time in force. Tenant shall have the right, from time to time upon at least thirty (30) days prior written notice
to Landlord, to surrender one or more of such parking passes, and upon such surrender, Tenant shall have no further rights or obligations with respect to such surrendered passes; provided, however, in the event Tenant thereafter wants to secure
additional passes, Landlord will make such passes available upon written request to Landlord. In no event shall Tenant have the right to use more than thirty-three (33) monthly parking passes. 

  
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 29.15 Tenant’s Option to Extend the Term of the Lease. 

A. 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 beyond all applicable cure periods of its covenants and obligations under the Lease, and that Foundation Medicine, Inc., itself, or an Assignee (as defined in Article 16), is occupying at least fifty percent
(50%) of the Premises then demised to Tenant, both as of the time of option exercise and as of the commencement of the hereinafter described additional term, Tenant shall have the option to extend the term of this Lease for two
(2) additional five (5) year terms, the first such additional term commencing as of the day following the last day of the fifty-fourth (54th) month following the Term Commencement Date and expiring as of 13:59 p.m. EST on the last day of the sixtieth
(60th) month thereafter (the “First Extension
Period”) and the second such period commencing on the day following the last day of the First Extension Period and expiring as of 11:59 p.m. EST on the last day of the sixtieth (60th) month thereafter (the “Second Extension Period”). Tenant may exercise such option to extend by giving
Landlord written notice on or before the first day of the twelfth (12th) month prior to the Termination Date (with regard to the First Extension Period) and the first day of the twelfth (12th) month prior to the expiration of the First Extension Period (with regard to the Second Extension Period). Upon
the timely giving of such notice, the term of this Lease shall be deemed extended upon all of the terms and conditions of this Lease, except that Landlord shall have no obligation to construct or renovate the Premises and that the Yearly Rent during
such additional term shall be as hereinafter set forth. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the term of this Lease, time being of the essence of this Article 29.15. If Tenant fails to
timely exercise its rights hereunder, then within seven (7) days of Landlord’s request therefor, Tenant shall execute and deliver to Landlord a certification, in recordable form, confirming the Tenant’s failure to exercise (or waiver
of) such right, and Tenant’s failure to so execute and deliver such certification shall (without limiting Landlord’s remedies on account thereof) entitle Landlord to execute and deliver to any third party, and record, an affidavit
confirming the failure or waiver, which affidavit shall be binding on Tenant and may be conclusively relied on by third parties. 

B. Yearly Rent. The Yearly Rent during the additional term shall be based upon ninety-five percent (95%) of the Fair Market Rental
Value, as defined in Article 29.16, as of the commencement of the applicable additional term, of the Premises then demised to Tenant. 
 C. Tenant shall have no further option to extend the term of the Lease other than the two (2) additional five (5) year terms herein provided. 

D. Notwithstanding the fact that, upon Tenant’s exercise of the herein option to extend the term of the Lease, such extension shall
be self executing, as aforesaid, the parties shall promptly execute a lease amendment reflecting such additional term after Tenant exercises the herein option, except that the Yearly Rent payable in respect of such additional term may not be set
forth in said amendment. Subsequently, after such Yearly Rent is determined, the parties shall execute a written agreement confirming the same. 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 Article 29.15, unless otherwise specifically provided in such lease amendment. 
 29.16
Definition of Fair Market Rental Value. 
 A. “Fair Market Rental Value” shall be computed as of the date in
question at the then current Yearly Rent, including provisions for subsequent increases and other adjustments for leases or agreements to lease then currently being negotiated, or executed in comparable space located in the Complex, or if no such
leases or agreements to lease are then currently being negotiated or executed in the Complex, the Fair Market Rental Value shall be determined by reference to leases or agreements to lease then currently being negotiated or executed for comparable
space located elsewhere in buildings of a comparable nature and quality located in East Cambridge, Massachusetts. In determining Fair Market Rental Value, all relevant factors shall be taken into account and given effect, including, without
limitation: size, location and condition of Premises, lease term, including renewal options, tenant’s obligations with respect to operating expenses and taxes, tenant improvement allowances, condition of building, and services and amenities
provided by the Landlord. 

  
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 B. Dispute as to Fair Market Rental Value: 

Landlord shall initially designate Fair Market Rental Value and Landlord shall furnish data in support of such designation. If Tenant
disagrees with Landlord’s designation of a Fair Market Rental Value, Tenant shall notify Landlord, by written notice given within thirty (30) days after Tenant has been notified of Landlord’s designation, of its disagreement whereupon
the parties shall negotiate in good faith to arrive at a mutually agreeable Fair Market Rental Value. If the parties are unable to agree within thirty (30) days after Tenant’s notice to Landlord, the parties shall submit such Fair Market
Rental Value to arbitration. Fair Market Rental Value shall be submitted to arbitration as follows: Fair Market Rental Value shall be determined by impartial arbitrators, one to be chosen by the Landlord, one to be chosen by Tenant, and a third to
be selected, if necessary, as below provided. The unanimous written decision of the two first chosen, without selection and participation of a third arbitrator, or otherwise, the written decision of a majority of three arbitrators chosen and
selected as aforesaid, shall be conclusive and binding upon Landlord and Tenant. Landlord and Tenant shall each notify the other of its chosen arbitrator within ten (10) days following the call for arbitration and, unless such two arbitrators
shall have reached a unanimous decision within thirty (30) days after their designation, they shall so notify the President of the Boston Bar Association (or such organization as may succeed to said Boston Bar Association) and request him or
her to select an impartial third arbitrator. All arbitrators shall have at least ten (10) years of professional experience as an office building owner, real estate manager or real estate broker dealing with like types of properties, to
determine Fair Market Rental Value as herein defined. Such third arbitrator and the first two chosen shall, subject to commercial arbitration rules of the American Arbitration Association, hear the parties and their evidence and render their
decision within thirty (30) days following the conclusion of such hearing and notify Landlord and Tenant thereof. Landlord and Tenant shall bear the expense of the third arbitrator (if any) equally. The decision of the arbitrators shall be
binding and conclusive, and judgment upon the award or decision of the arbitrators may be entered in the appropriate court of law (as identified on Exhibit 1); and the parties consent to the jurisdiction of such court and further agree that any
process or notice of motion or other application to the Court or a Judge thereof may be served outside the Commonwealth of Massachusetts by registered mail or by personal service, provided a reasonable time for appearance is allowed. If the dispute
between the parties as to a Fair Market Rental Value has not been resolved before the commencement of Tenant’s obligation to pay rent based upon such Fair Market Rental Value, then Tenant shall pay Yearly Rent and other charges under the Lease
in respect of the Premises in question based upon the Fair Market Rental Value designated by Landlord until either the agreement of the parties as to the Fair Market Rental Value, or the decision of the arbitrators, as the case may be, at which time
Tenant shall pay any underpayment of rent and other charges to Landlord, or Landlord shall refund any overpayment of rent and other charges to Tenant. 
 29.17 Roof License; Generator. 
 (a) Tenant shall have the non-exclusive
license, at no additional charge, to install, operate and maintain, all in good order and repair, Roof-top equipment including, upon prior written consent of Landlord, not to be unreasonably withheld, one (1) or more antennae, satellite or
other communication devices (collectively with other roof-top transmission and reception equipment, “Antenna”), supplemental HVAC equipment (“Tenant’s HVAC Unit”) a roof-top emergency generator (“Generator”), and
related mechanical or electrical equipment, conduits, cables, transmitters, receivers, and computer processing equipment (collectively, “Roof-top Equipment”) on a portion or portions of the roof of the Building (“Roof) in compliance
with all of the terms and conditions of this Lease, including but not limited to Article 12, and all of the specifications relating thereto as reasonably promulgated by and amended by Landlord from time to time (the “Specifications”).
Tenant acknowledges and agrees that the right granted to Tenant hereunder is a non-exclusive license and is not a lease or an appurtenant right to the Premises and, further, that Tenant’s liabilities under this Lease are not contingent or
conditioned upon its ability to use the Roof-top Equipment and Tenant shall continue to be obligated to perform all of its obligations under the Lease if Tenant is unable to use the Roof-top Equipment. Tenant shall only use the Antenna to transmit
and receive data transmissions for Tenant’s use in the Premises. No person or entity other than Tenant (or an Assignee, permitted subtenant or assignee, successor or assign) shall have the right to use or receive transmissions from the Antenna.

 (b) The Roof-top Equipment installed by or on behalf of Tenant shall be installed at a location or locations on the Roof
selected by Landlord, in its sole but reasonable discretion, and Landlord shall have the right, to be exercised in good faith, to require Tenant to relocate the Roof-top Equipment, from time to time, at

  
 -43-

 
Tenant’s sole cost and expense, so long as the new location or locations are suitable for Tenant’s operations. Tenant’s ability to use the Roof for its Roof-top Equipment as
provided hereunder shall be in conjunction with other Building tenants and occupants and shall be proportionately distributed (and Roof space may be reserved) by Landlord in connection with such distribution. Landlord makes no representation or
warranty to Tenant that the Roof will be satisfactory to Tenant or will permit Tenant to send or receive the transmissions it desires, provided Landlord shall use commercially reasonable efforts to assist Tenant to locate a satisfactory location on
the Roof in connection with the Antenna. Prior to installing or replacing any Roof-top Equipment, Tenant shall submit to Landlord plans and specifications for the installation thereof, as the case may be, prepared by a licensed engineer reasonably
satisfactory to Landlord (the “Plans”). The Plans shall be consistent with the Specifications, and otherwise reasonably satisfactory to Landlord, and shall show the location of the installations of the Roof-top Equipment, any structural
requirements and installations, and all related equipment and components on the Roof, the location and type of all piping, conduit, wiring, cabling, the manner in which same will be placed on and fastened to the Roof and any other information
requested by Landlord, in Landlord’s good faith discretion. Landlord shall have the right to require that any Roof-top Equipment not be visible from any location on the ground and/or that the all such Roof-top Equipment be screened in a manner
satisfactory to Landlord and that all Roof-top Equipment be installed in such a way so as to allow maintenance and repairs to the Roof from time to time, all in Landlord’s good faith discretion. Landlord shall have the right to employ an
engineer or other consultant to review the Plans and the reasonable, actual cost of such engineer or consultant shall be paid by Tenant to Landlord within thirty (30) days after request therefor. After Landlord has approved the Plans and prior
to installing the Antenna, Tenant’s HVAC Unit and/or any Roof-top Equipment and any related equipment, wiring, conduit, piping, or cabling, Tenant shall obtain and provide to Landlord: (a) all required governmental and quasi-governmental
permits, licenses, special zoning variances and authorizations, as required by applicable laws, rules, ordinances, regulations and restrictions, all of which Tenant shall obtain at its own cost and expense; and (b) a policy or certificate of
insurance evidencing such insurance coverage as may be reasonably required by Landlord. Any alteration or modification of the Antenna, Tenant’s HVAC Unit and/or any other Roof-top Equipment or any associated piping, conduit, wiring, cabling,
equipment after the Plans have been approved shall require Landlord’s prior written approval, which may be given or withheld in Landlord’s good faith discretion. Landlord makes no representation or warranty that Tenant will be permitted
under applicable law to install the Roof-top Equipment on the Roof. 
 (c) Installation and maintenance of the Roof-top Equipment
or any associated structural work, piping, conduit, wiring, cabling, equipment shall be performed solely by contractors approved by Landlord, in its reasonable discretion. Landlord may require Tenant to use a roofing contractor selected by Landlord
to perform any work that could damage, penetrate or alter the Roof and an electrician selected by Landlord to install any associated piping, conduit, wiring, cabling, equipment on the Roof or in the Building. Landlord may require anyone going on the
Roof to execute in advance a liability waiver satisfactory to Landlord. Tenant shall bear all costs and expenses incurred in connection with the installation, operation and maintenance of the Rooftop Equipment and Tenant shall release, defend,
indemnify and save Landlord harmless against and from any liability, loss, injury, damage, claim or suit resulting directly or indirectly from the aforesaid installations, use of the Roof and the Use and operation of any of the Roof-Top Equipment,
and this indemnity shall survive the termination of this Lease and Tenant acknowledges and agrees that the foregoing limitations and/or restrictions shall not give rise to any right to terminate this Lease or any claim of breach of Landlord under
this Lease or any claim for damages against Landlord or Landlord’s Agents at law or equity, including injunctive relief. 

(d) Tenant acknowledges that Landlord may decide, in its good faith discretion, from time to time, to repair or replace the Roof
(hereinafter “Roof Repairs”). If Landlord elects to make Roof Repairs, Tenant shall, upon Landlord’s request, temporarily remove or relocate the Roof-top Equipment so that the Roof Repairs may be completed. The cost of removing and
reinstalling same shall be paid by Tenant, at Tenant’s sole cost and expense. Landlord shall not be liable to Tenant for any damages, lost profits or other costs or expenses incurred by Tenant as the result of the Roof Repairs. 

(e) On the termination or expiration of the Lease, Tenant shall remove the Roof-top Equipment and all associated conduit, wiring, cabling,
equipment and repair any damages caused thereby, at Tenant’s sole cost and expense. If Tenant does not remove same on or before the date this Lease terminates or expires, Tenant hereby authorizes Landlord to remove and dispose of same and
associated conduit, wiring, cabling, equipment, 

  
 -44-

 
and Tenant shall promptly reimburse Landlord for the costs and expenses it incurs in removing and disposing of same and repairing any damages caused thereby. Tenant agrees that Landlord may
dispose of the Antenna, Tenant’s HVAC Unit and/or Roof-top Equipment and any associated conduit, wiring, cabling, equipment in any manner selected by Landlord. 
 (f) Tenant’s license to operate and maintain the Roof-top Equipment hereunder shall automatically expire and terminate on the date that the term of the Lease expires or is otherwise terminated. This
license to operate and maintain the Antenna, Tenant’s HVAC Unit and/or any other Roof-top Equipment shall also terminate, at Landlord’s option, if any of the following continue for more than three (3) days after written notice from
Landlord to Tenant: (a) the Antenna, Tenant’s HVAC Unit and/or applicable Roof-top Equipment is causing physical damage to the Building or the Roof, (b) the Antenna, Tenant’s HVAC Unit and/or applicable Roof-top Equipment is
interfering with the normal or customary transmission or receipt of signals from or to the Building, (c) the Antenna, Tenant’s HVAC Unit and/or applicable Roof-top Equipment is causing Landlord to be in violation of any agreement to which
Landlord is a party or (d) the Antenna, Tenant’s HVAC Unit and/or applicable Roof-top Equipment is causing Landlord to be in violation any local, state or federal law, regulation or ordinance; provided, Tenant shall have the right to
remedy any of the foregoing circumstances to ensure the cessation of damage, interference, or violation, as the case may be, to Landlord’s reasonable satisfaction and thereupon Tenant may resume such use. Notwithstanding the foregoing, Landlord
may suspend such right prior to the expiration of the three (3) day period but after notice (which may be oral) to Tenant under any of the following circumstances: (x) if necessary to prevent civil or criminal liability of in connection
therewith; (y) if necessary to prevent an imminent and material interference of the conduct of business in the Building; or (z) if necessary to prevent injury to persons or imminent and material damage to the Building, Roof or other
property therein (which shall include but not be limited to damage to or leaking of the Roof membrane). 

29.18 Right of First Refusal to Lease. Provided this Lease is in full force and effect and Tenant is not in
default hereunder, if at any time during the Term, Landlord shall receive a bona fide offer (the “Offer”) from any third party to lease the entire rentable square feet of space of the third (3rd) floor of the Building (the “ROFR Space”), and which
Offer Landlord is prepared to accept, Landlord shall notify Tenant (the “Right of First Refusal Notice”) of Landlord’s intent to accept such Offer. The Right of First Refusal Notice shall specify the rentable area of third (3rd) floor Landlord intends to Lease and the date upon which the
space shall be available for occupancy. Tenant shall have the right (the “Right of First Refusal”), exercisable by a duly authorized officer of Tenant, within seven (7) business days of Tenant’s receipt of the Right of First
Refusal Notice, to elect to lease the ROFR Space, in writing, and within ten (10) business days thereafter Landlord and Tenant shall enter into a supplemental agreement to this Lease pursuant to which Tenant shall lease the ROFR Space on the
same terms and conditions specified in the this Lease except that (i) Landlord shall have no obligation to complete any work to ready the ROFO Space for Tenant’s occupancy, (ii) Landlord shall provide Tenant with an amount to complete
its Tenant’s Improvements to the ROFR Space equivalent to those in Section 4 of this Lease (“ROFR Space TI Allowance”), but which ROFR Space TI Allowance shall be pro-rated based upon the amount of term remaining in the Lease and
(iii) Tenant shall commence payment of rent for the ROFR Space no later than the date by which Landlord would have begun to receive rent under the terms of the Offer. 
 Should Tenant decline the Right of First Refusal or fail to accept its right to lease the ROFO Space in writing within seven (7) business days of receipt of the Right of First Refusal Notice, then
Landlord shall be free to lease such space to the offering third party or any other third party upon such terms as Landlord deems acceptable and the Right of First Refusal under this Section 29.18 shall become null and void. 

If Tenant exercises its Right of First Refusal, then Landlord shall tender the ROFR Space to Tenant, as provided above, to Tenant in its
then “as is” condition (but subject to payment of the ROFR Space TI Allowance) within the time frame for availability for occupancy set forth in the Right of First Offer Notice and the term of the Lease with regard to the ROFR Space shall
be coterminous with the term of the Lease with regard to the existing Premises; provided, however, that the tenant that occupied the ROFR Space immediately preceding the Right of First Refusal Notice shall have performed a decommissioning of the
ROFR Space similar in nature to the requirements of Tenant pursuant to this Lease, that all written materials pertaining to such 

  
 -45-

 
decommissioning shall be delivered to Tenant along with the Right of First Refusal Notice provided same are available at the time of such notice (if not, such materials shall be delivered before
the commencement of the term with regard to the ROFR Space), and the ROFR Space shall be free of any Hazardous Materials upon delivery to Tenant; and provided further, that if such Right of First Refusal Notice is sent within the last twenty months
of the term then Tenant’s right to exercise the Right of First Refusal shall be contingent on Tenant exercising its option to extend the term of the Lease. 
 The foregoing Right of First Refusal under this Section 29.18 is personal to and may only be exercised by Foundation Medicine, Inc., the original named tenant under this Lease, while Foundation
Medicine, Inc. continues to occupy the Premises. The foregoing Right of First Refusal under this Section 29.18 shall not be exercisable by an assignee under this Lease or subleasee of all or a portion of the Premises except for an Assignee as
defined in Article 16 of this Lease. 
 Tenant understands that its right under this Section are and shall be subject to and
subordinate to any extension rights contained in the lease of the tenant of the offered space, and any expansion rights, options to lease or any rights of first negotiation, first offer or first refusal to lease granted to other tenants in the
Building or Complex prior to the date of execution and delivery of this Lease. 
 29.19 Confidentiality 

(a) In connection with the activities contemplated by this Lease, it is anticipated that Tenant may disclose or deliver to Landlord, or
provide access to Landlord, to scientific or technical information, and business or financial information, possessed or obtained by, developed for or given to Tenant which is treated by Tenant as confidential or proprietary (“Confidential
Information”). Tenant will, to the extent practical, use commercially reasonable efforts, consistent with reasonable business practices, to label or identify as “CONFIDENTIAL” all the Confidential Information. Confidential Information
will, however, include all information which due to its nature would cause a reasonable person to know that it is confidential and proprietary to Tenant. 
 (b) Landlord agrees that it will hold in confidence and not publish, disseminate or otherwise disclose, or deliver or make available to any third party outside its organization any Confidential
Information, except as otherwise contemplated herein or as specifically authorized in writing by Tenant. Landlord agrees to use the Confidential Information solely in connection with the activities contemplated by this Lease and not exploit the
Confidential Information for its own benefit or the benefit of another without the prior written consent of Tenant. Landlord will exercise commercially reasonable precautions to physically protect the integrity and confidentiality of the
Confidential Information. Landlord may disseminate the Confidential Information only to its employees and consultants on a need-to-know basis in connection with the activities contemplated by this Lease or for the purpose of evaluating the Complex
and only if they are obligated to protect the Confidential Information under terms substantially similar to those in this Lease. Landlord will have no obligation of confidentiality with respect to any portion of Confidential Information disclosed to
it which: 
 (1) is or later becomes generally available to the public by use, publication or the like, through
no fault of Landlord; 
 (2) is obtained from a third party without restriction who had the legal right to
disclose the same to Landlord; 
 (3) Landlord already possesses, as evidenced by its written records, predating
receipt thereof from Tenant (whether as a result of disclosure or delivery by Tenant or of Tenant providing access); 
 (4) is independently developed by Landlord without the use of Confidential Information, as evidenced by Landlord’s written records; or 

  
 -46-

 (5) is disclosed by Landlord pursuant to a requirement of law, provided
Landlord shall have complied with the succeeding paragraph. 
 If required, Landlord may disclose the Confidential Information
to a governmental authority or by order of a court of competent jurisdiction, provided that the disclosure is subject to all applicable governmental or judicial protection available for like material (provided, however, that the cost and expense to
obtain any such protection shall be borne by Tenant) and reasonable advance written notice is given to Tenant. 
 Confidential
Information will not be deemed to be in the public domain or in the possession of Landlord merely because it is embraced by generalized disclosures in the public domain nor will a combination of Confidential Information be deemed to fall within any
of the exceptions set forth above simply because each of the elements is itself included within an exception if the significance of the combination does not fall within any of the exceptions. 

(c) It is understood that all Confidential Information, and any information derived from it by Landlord, will remain the property of
Tenant, and that no patent right or license is hereby granted by Tenant to Landlord by this Agreement. Nothing in this Agreement will be deemed an obligation of Tenant to grant Landlord any rights in and to the subject matter of the Confidential
Information. 
 (d) Upon expiration of the term of this Lease and after written request by Tenant, or sooner upon Tenant’s
request, Landlord will promptly return to Tenant all tangible Confidential Information, including all copies and reproductions thereof. 
 Landlord agrees that money damages would not be a sufficient remedy for any breach of this Section and that, in addition to all other remedies, Tenant will be entitled to injunctive or other equitable
relief as a remedy for any such breach by Landlord. 
 [Signatures appear on next page] 

  
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 IN WITNESS WHEREOF the parties hereto have executed this Indenture of Lease in multiple copies, each to be
considered an original hereof, as a sealed instrument on the day and year noted in Exhibit 1 as the Execution Date. 
  

									
	LANDLORD:	 		 	TENANT:
			
	RB KENDALL FEE, LLC	 		 	FOUNDATION MEDICINE, INC.
					
	By:	 	/s/ Robert L. Beal	 		 	By:	 	/s/ Alexis Borisy
	Name:	 	Robert L. Beal	 		 	(Name)	 	Alexis Borisy
	Title:	 	Its Authorized Signatory	 		 	(Title)	 	CEO
		 		 		 	Hereunto Duly Authorized

 IF TENANT IS A CORPORATION, A SECRETARY’S OR CLERK’S CERTIFICATE OF THE AUTHORITY AND THE
INCUMBENCY OF THE PERSON SIGNING ON BEHALF OF TENANT SHOULD BE ATTACHED. 

  
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 EXHIBIT 2 
 LEASE PLAN 

  
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 ONE KENDALL SQUARE - BUILDING 300 - 4TH FLOOR 

  
 

 
 ONE KENDALL SQUARE - BUILDING 300 - 5TH FLOOR 

 EXHIBIT 3 
 PLAN OF COMPLEX 
  
 

 

  
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 EXHIBIT 4 
 TERM COMMENCEMENT DATE AGREEMENT 

                 (“Tenant”) hereby certifies
that it has entered into a lease with RB KENDALL FEE, LLC (“Landlord”) dated                    , 20     [, as
amended by             dated                    ,
20    ,] and verifies the following information as of the             day of             ,
200    : 
  

			
	Address of Building:	  	 Building             , One Kendall

Square, Cambridge, MA 02139

		
	Number of Rentable Square Feet in Premises:	  	            r.s.f.
		
	Term Commencement Date:	  	                    , 20    
		
	Rent Commencement Date:	  	                    , 20    
		
	Lease Termination Date:	  	                    , 20    
		
	Tenant’s Proportionate Common Share:	  	    %
		
	Tenant’s Proportionate Building Share:	  	    %

 Tenant acknowledges and agrees that all improvements Landlord is obligated to make to the Premises, if
any, have been completed to Tenant’s satisfaction, that Tenant has accepted possession of the Premises, and that as of the date hereof, there exist no offsets or defenses to the obligations of Tenant under the Lease. 

 

									
	TENANT:	 		 	LANDLORD:
			
	 	 		 	RB KENDALL FEE, LLC
					
	By:	 	 	 		 	By:	 	 
	Name:	 	 	 		 	Name:	 	Robert L. Beal
	Title:	 	 	 		 	Title:	 	Its Authorized Signatory
		 	Hereunto duly authorized	 		 		 	

  
 -51-

 EXHIBIT 5 
 SPACE PLANS AND LANDLORD’S SCOPE 

  
 -52-

  
 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square Cambridge, 
 Massachusetts 

 
  

					
	Scope Definition
		
	1.	  	Summary
		
	2.	  	Proposed Layout
		
	3.	  	Architectural Finishes
			
		  	a)	  	Narrative
			
		  	b)	  	Table
		
	4.	  	 Utility Requirements
  

June 29, 2010

  
 Page 1 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Summary 
 This Scope Definition document provides the fit, finish, and utility expectations of Foundation Medicine (FM) for the proposed One Kendall Square Building 300 4th and 5th Floor tenant improvements. The document was prepared March 30, 2010 by the Richmond Group (TRG), together with
the architectural firm Olson, Lewis, Dioli, and Doktor (OLDD) and the engineering firm AHA Engineers (AHA). It was reviewed with the Beal Companies on April 8, and updated on April 13, June 10 and again on June 29, 2010. This narrative defines the scope of the project. Clarification on
the responsible parties is defined in the Equipment Matrix. 
 Layout 

The space is to have a clean and open look, accomplished via layout and select finishes. The attached schematic floor plans of the
4th and 5th floors are color coded showing the different types of spaces. The
floor plans represent an in-process layout, as they are continuing to evolve during the preconstruction design period. FM intends to use the 5th floor as office, kitchen, conference, and data storage. The proposed 4th floor layout includes research lab, production lab, lab support, and
office spaces. The communicating stair between floors is to be upgraded; it will remain at the current position and will enhance the open feel of the space. 
 Architectural Finishes 
 This section describes the proposed
finishes in a detailed way, but with the purpose of giving an overall feel for the quality and type of some of the finishes being considered. In providing the finishes, TRG has shown a differentiation between Base Building and Tenant Improvements,
with the understanding that the 4th and 5th floor modifications would be completed as one turn-key construction
project. The Base / Tl space delineation is yet to be confirmed, but the goal here is to provide the FM expectations for the fit and finish of the different spaces. 
 Demolition 
 Much of the existing layout will be modified; therefore, there will be a
significant amount of demolition on both floors. As part of the base building scope, It is expected that all existing asbestos-laden materials, including tile adhesives (if applicable), will be properly removed. It is also expected that existing
window films will be removed (and much of the southern exposure will likely be replaced). FM is also hopeful to expedite the construction start by having Beal complete the demolition, and possibly the elevator, lobbies, toilet rooms, and some roof
work early as separate projects. 

  
 Page 2 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Utility Requirements 
 The utility requirements for mechanical, plumbing, fire protection, and electrical systems are listed in tables. The delineation between Base Building and Tenant Improvement utilities is to be confirmed.
An equipment utility matrix has been developed to provide the specific criteria for the utilities needed for the final build-out. This matrix also differentiates in more detail which items, other than infrastructure utilities, are expected to be
purchased and/or installed/connected as part of the turnkey scope. 
 Operational Priorities 

The FM production and research facilities have operational priorities that are specific to the type of work being performed. It is important that power is
maintained, and stand-by power will be required for certain data handling and collecting systems. These systems will need to operate within controlled environments, and stand-by power will be required for maintaining temperatures within key spaces.
It is expected that labs and offices will maintain year-round temperature control. It is assumed that regular preventive maintenance will prevent failure of building systems; however, should base building equipment fail, it is expected that
equipment will be repaired or replaced immediately, and that spare parts kept in inventory. 

  
 Page 3 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Architectural Finishes - Narrative 

Base Building 
 Toilet Rooms

 Toilet Rooms on both the 4th and 5th floor are to be renovated to the same finish level; new floor and wall tiles, patterns, lighting, ceiling type, toilet
partitions, millwork details and bathroom accessories as the toilet rooms located at Building 700, First Floor Toilet rooms. This will also include sensors for flushing, sink supply water, soap and paper towel dispensing. 

Elevator Lobbies 
 Lobbies on the 4th and 5th
floor are to be finished to a similar level as the 1st
floor lobby. This includes full height millwork panels, hung vaulted GWB ceilings and both pendent light fixtures and sconces. Flooring will be a vinyl strip floor with pattern and specialized paint on all non-millwork walls. Primary doors will be
8’-0’. Doors to be a combination of full glass and laminate-wrapped. FM has entertained the idea of placing their reception desk and some waiting area furniture within the Lobby. FM understands that the elevator interiors will be renovated
to align with the 1st floor Lobby style. 

Conference Room 
 A structural
column impedes the conference room design and FM has requested to have this removed and structurally reinforced as required. 
 Exterior
Glazing 
 Old cracked and otherwise damaged UV film shall be removed from exterior windows. New ceramic film shall be installed at all
windows with a Southern exposure. New UV film is also required on all of the skylights in need of repair. In addition, FM’s window treatment expectation is for a manual driven shade at each penetration with a glare reducing shade of 2-3%
openness. 
 Utility Rooms 
 FM is expecting to utilize some space in existing Mechanical and Electrical rooms on each floor to locate items such as air compressor, vacuum pump, water systems, transformers, and power panels. Minimum
work will be required of these rooms architecturally. 

  
 Page 4 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Tenant Improvements 
 Offices 
 Executive offices shall include a full height demountable glass wall,
aluminum framed storefront type, with mullion and frost pattern and full height sliding glass door at the corridor wall only. Door hardware will be from the manufacturers’ standard selection. Remaining office walls shall be GWB finished with
base wall paint, plus two accent colors, and sidelights adjacent to 8’ high hinged solid wood doors. Sidelight frames and door frames to be aluminum storefront type. Carpet to be loop graphic sculptured broadloom at 36oz. per square yard
with an acrylic-based backing system to prevent edge ravel and delamination. Ceilings to be 2’ x 2’ acoustic ceiling tile grid system. Lighting to be 2’ x 4’ recessed fluorescent basket type, direct/indirect fixture. 

Open Offices 
 Walls shall be GWB
finished with base wall paint plus three accent colors. Carpet to be loop graphic sculptured broadloom at 36oz. per square yard and an acrylic-based backing system to prevent edge ravel and delamination (35% Carpet Pattern). Ceilings to be
2’ x 2’ acoustic ceiling tile grid system. GWB ceilings with down lights to align with carpet pattern below. Lighting to be 2 x 4’ recessed fluorescent lens fixtures as required for appropriate foot-candles and pendent fixtures in the
circulation areas. Existing pendent fixtures to be re-used and supplemented with new as required by quantity. Misc. Doors to be 8’ high hinged solid wood doors. Door frames to be aluminum storefront type. 

Large Conference Rooms 
 Walls
shall be GWB finished with vinyl wall covering and 6’ high fabric wrapped tack board above length of credenza. Carpet to be loop graphic sculptured broadloom at 36oz. per square yard and an acrylic-based backing system to prevent edge
ravel and delamination (50% Carpet Pattern). Existing ceilings and lighting to remain, with possible improvements to lighting control. A 36-inch high wood veneer credenza shall be added with a solid surface top on each side of the folding partition.
The folding partition shall either be replaced with new Modernfold single panel sliding partitions or existing shall be modified to fit new opening size. White boards with wood trim shall be included at each conference room for the full length of
the end walls. Audio-visual components include ceiling mounted projectors and recessed screens. Doors to be 8’ high hinged solid wood doors with privacy glass sidelights adjoining. Sidelights and Door frames to be aluminum storefront type. Room
darkening shades as required. 

  
 Page 5 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Small Conference Rooms, Copy/Print and Support 

Small Conference rooms shall include a full height demountable glass wall with mullion and frost pattern and full height sliding
glass door at the corridor wall only. To maintain optimal views of complex from the elevator lobby, photoelectric glass (not to exceed 2 yards ea) at each of the two small conference room window walls. Room darkening shades. Door hardware will be
from the manufacturers standard selection. Remaining walls shall be GWB finished with base wall paint, plus two accent colors. Flooring will be a vinyl strip floor with pattern. Ceilings to be 2’ x 2’ acoustic ceiling tile grid system.
Lighting to be 2” x 4’ recessed fluorescent lens fixtures as required for appropriate foot-candles and pendent fixtures in the circulation areas. Existing fixtures to be re-used and supplemented with new as required by quantity. A 36-inch
high wood veneer credenza shall be added with a solid surface top at the conference room window wall. White boards and tack boards shall also be included for the full length of each adjacent wall. Audio-visual components include ceiling mounted
projectors and recessed screens in the larger 4th floor
room. Print rooms and support shall have plastic laminate counters with wood edge band and wood veneer base and upper cabinets. Fabric wrapped tack boards to be included above work surfaces at each room. 

Corridors 4th Floor 
 Flooring will be a vinyl strip floor with pattern. Ceilings to be 2’ x
2’ acoustic ceiling tile grid system. Existing pendent fixtures to be re-used and supplemented with new as required by quantity. Wall washers and sconces are included to supplement lighting and provide accent lighting. Walls shall be GWB
finished with base wall paint plus three accent colors. 
 Corridors 5th
Floor 
 Walls
shall be GWB finished with base wall paint plus three accent colors. Carpet to be loop graphic sculptured broadloom at 36oz. per square yard and an acrylic-based backing system to prevent edge ravel and delamination (35% Carpet Pattern).
Ceilings to be 2’ x 2’ acoustic ceiling tile grid system. GWB ceilings with down lights to align with carpet pattern below. Existing pendent fixtures to be re-used and supplemented with new as required by quantity. Wall washers and sconces
are included to supplement lighting and provide accent lighting. 
 IT Room 

The IT room shall include a full height demountable glass wall, aluminum framed storefront type, with mullion and frost pattern and full height sliding
glass door at the corridor wall only. Door hardware will be from the manufactures standard selection. Remaining walls shall be GWB finished with base wall paint, plus two accent colors. Ceilings to be 2’ x 2’ acoustic ceiling tile grid
system. Lighting to be 2’ x 4’ recessed fluorescent basket type, direct/indirect fixture. Flooring shall be a homogenous conductive static dissipative tile. 

  
 Page 6 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Communicating Stair 
 Walls shall be GWB finished with base wall paint plus three accent colors. Carpet to be loop graphic sculptured broadloom at 36oz. per square yard and an acrylic-based backing system to prevent edge
ravel and delamination (50% Carpet Pattern) along with vinyl strip flooring with pattern. The existing ceilings/soffits are to remain and receive paint. Existing pendent fixtures to be re-used and supplemented with new linear wall mount cove
fixtures. Wall washers and sconces are included to supplement lighting and provide accent lighting. The stair stringers are to be stripped and resurfaced. The stair treads are to be replaced and risers may be added. The hand rail and glass railings
are to be replaced with an updated design which is in line with the One Kendall Square complex. 
 Production Lab 

The BL2 Production Labs shall include a full height demountable glass wall, aluminum framed storefront type, with mullion pattern and back painted glass
to 42 inches above finished floor and full height sliding glass doors. Door hardware will be from the manufactures standard selection, including electric push buttons. Remaining walls shall be GWB finished with epoxy wall paint, plus two accent
colors. Flooring will be sheet vinyl with pattern. Ceilings to be 2’ x 4’ acoustic ceiling tile with vinyl shield. Lighting to be 1’ x 4’ recessed fluorescent lens fixtures over benches and as required for appropriate
foot-candles. Pass-thru units will be located between Production labs. Casework to be either fixed, mobile, or a combination of the two, including fume hoods as on the plan. The center areas of the labs will contain ceiling utility panels.

 Research Lab 

Research Lab walls shall be GWB finished with epoxy wall paint, plus two accent colors. Door hardware will be from the manufacturer’s standard
selection. Flooring will be vinyl composition tile with pattern. Ceilings to be 2’ x 4’ lay-in acoustic ceiling tile. Lighting to be 1’ x 4’ recessed fluorescent lens fixtures over benches and as required for appropriate
foot-candles. Casework to be either fixed, mobile, or a combination of the two, including fume hoods as on the plan. The center areas of the labs will contain ceiling utility panels. 
 Lab Support 
 Walls shall be GWB finished with epoxy wall paint, plus two accent
colors. Flooring will be vinyl composition tile, sheet vinyl or epoxy as required. Ceilings to be 2’ x 4’ acoustic ceiling tile or acoustic ceiling tile with vinyl shield. Lighting to be 1’ x 4’ recessed fluorescent lens fixtures
over benches and as required for appropriate foot-candles. 

  
 Page 7 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Base Building
(4th & 5th floor Cores) - Architectural Finishes Table 

 

							
	 Room Type
	  	 Walls
	  	Floors	  	Ceiling
	Lobby	  	 Similar to 1st 
 floor lobby
	  	Vinyl Tile, patterned	  	GWB Ceiling Panels,
similar to
1st floor lobby
				
	Conference	  	Remove existing central column	  	Not applicable	  	Not applicable
				
	Toilet Rooms	  	Tile (per building 700 1st floor)	  	Tile (per building 700 1st
floor)	  	Acoustic Ceiling Tile, 2’x2’
				
	Mechanical Rooms	  	Existing to remain	  	Sealed Concrete	  	Existing to remain
				
	Electrical Rooms	  	Existing to remain	  	Sealed Concrete	  	Existing to remain

  
 Page 8 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Tenant Improvements - Architectural Finishes Table 

 

							
	 Room Type
	  	 Walls
	  	Floors	  	Ceiling
	Office	  	Paint, including accent colors	  	Carpet (up to 4 types)	  	Acoustic Ceiling Tile, 2’x2’
				
	Open Office	  	Paint, including accent colors	  	Carpet, patterned (up to 4
types)	  	Acoustic Ceiling Tile, 2’x2’
				
	Conference	  	Replace existing mobile partition. Room darkening shades.	  	Carpet, patterned (up to 4
types)	  	Existing to remain (or
replace with similar)
				
	Communicating Stair Area	  	Paint, including accent colors	  	Carpet and Vinyl Tile,
patterned. Stair upgrade
(TBD)	  	Existing to remain (with the
addition of new lighting)
				
	Production Lab	  	Epoxy paint	  	Seamless Vinyl, patterned	  	Acoustic Ceiling Tile, Vinyl
Shield, 2’x4’
				
	Lab	  	Epoxy paint	  	Vinyl Tile	  	Acoustic Ceiling Tile, 2’x4’
				
	Lab Support & Lab Corridors	  	Epoxy paint	  	Seamless Vinyl, Vinyl Tile,
or Epoxy	  	Acoustic Ceiling Tile, Vinyl
Shield, 2’x4’

  
 Page 9 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Base Building - Utility Requirements 

 

					
	HVAC	  	AHU	  	 New rooftop packaged unit with 21,000 CFM capacity of 100% outside air, 85% filters, delivering 55 degrees supply air temperature year
round.
  
 Connection to existing base building DDC.

 
 Office – 5,000 CFM of 100% outside air.

 
 Lab – 16,000 CFM of 100% outside air.

			
		  	Ductwork	  	Replace ductwork risers to accommodate new air flow requirement.
			
		  	Boiler	  	Existing 1394 MBH gas fired boilers to remain on roof (test and refurbish as necessary; replace if necessary). Run both boilers simultaneously at 50% capacity. Re-pipe to parallel
flow in lieu of series flow for redundancy.
			
		  	Exhaust Fans	  	 New VFD exhaust fans for tenant labs to match supply air requirements. Existing fans can be tested, rebuilt, and retested which is
acceptable. Maintain spare parts. Provide new exhaust fans with VFD’s to supplement additional requirements to match supply air flow.
  

Mechanical, electrical, and toilet room exhaust.

			
		  	Heat Pumps	  	Replace existing units with new to meet tenant requirements.
			
		  	Condenser Water Loop	  	Provide condenser water capacity 24 / 7 for office and lab areas for supplemental cooling requirements.
			
	Plumbing	  	Backflow Prevention	  	Test existing units, repair and/or replace, install new if missing.
			
		  	pH	  	Clean and test existing tank, provide new chemical tanks, monitoring recorders and controls and new chemical feed tanks and controls.
			
		  	RODI	  	New equipment (provided by Tenant, with power connection by landlord) to meet tenant requirements per the equipment utility matrix, including resistivities of 2 megohm RO and 18
megohm Dl.

  
 Page 10 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

					
		  	VAC	  	Landlord to recondition existing equipment to meet tenant requirements per the equipment utility matrix.
			
		  	CA	  	New duplex air compressor / desiccant dryer, 100-125 psi, sized to meet tenant requirements per the equipment utility matrix.
			
		  	Natural Gas	  	Install new pipe to rooftop unit, or verify existing piping has sufficient capacity.
			
		  	Tepid Water	  	Existing to remain.
			
	Fire Protection	  	Sprinkler Main	  	Confirm sprinkler main is adequately sized to
4th & 5th floors. Provide base building area sprinkler heads.
			
		  	Fire Alarm	  	Provide integration into Base Building system.
			
	Electrical	  	Power	  	 14 W/SF per floor and the ability to re-use existing disconnects panels and transformers if applicable.

Distribution to floors.

			
		  	Stand-by Power	  	 Total stand-by power. Replace existing stand-by generator with new 200 KW estimated, to be determined by tenant requirements.

 
 Rooftop sound attenuation as required.

			
		  	Life Safety	  	Emergency lighting and signage at lobbies.
			
		  	Tel / Data	  	Service to secondary demarcation room.
			
		  	Security	  	Tenant to provide proximity card reader preparation at doors as indicated on equipment utility matrix and plan. Stairwells to maintain secure 4th and 5th floors, while meeting code requirements.

  
 Page 11 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

 Tenant Improvements - Utility Requirements 

 

					
	HVAC	  	AHU(s)	  	Server & Sequencer Rooms require ± 3°F, year-round cooling and stand-by power. Systems proposed are Liebert type units with condenser water requirement, drycooler and
pumps with redundancy. Rack integrated Liebert units are also being considered. Current assumption is 10 racks/room or 20 tons of cooling required for these two rooms alone.
			
		  	Reheat Coils	  	Lab temperature set point of 72 degrees.
			
		  	Heat Pumps	  	Office Temperature of 75 degrees, zoning to be determined.
			
		  	Exterior Walls	  	Air treatment at exterior window areas for server and sequencer rooms.
			
	Plumbing	  	pH	  	Distribution, including waste above ceiling of
3rd floor.
			
		  	RODI	  	Distribution to meet tenant requirements per the equipment utility matrix
			
		  	VAC	  	Distribution to meet tenant requirements per the equipment utility matrix
			
		  	CA	  	Distribution to meet tenant requirements per the equipment utility matrix.
			
		  	Natural Gas	  	None required.
			
		  	Tepid Water	  	Distribution within each floor to recessed combination eyewash / eye shower units.
			
	Fire Protection	  	Sprinkler	  	Distribution within each floor. Density for design, ie ordinary hazard group I or group II.
			
		  	Specialty System	  	High Temp heads in Glasswash room.
			
		  	Fire Alarm	  	Distribution within each floor
			
	Electrical	  	Power	  	 Distribution within each floor.
  

Wire mold to be a combination of 2400 and 4000 series at benches and equipment walls.

 
 Floor boxes at conference rooms and office workstations as required.

 
 AV conduit and power wiring as required.

 
 Automated doors for Production Labs as
required.

  
 Page 12 of 13

 

 
 Foundation Medicine, Inc. 
 Building 300, One Kendall Square 
 Cambridge, Massachusetts 

 

					
			
		  	Stand-by Power	  	Distribution within each floor as required on the equipment utility matrix.
			
		  	Life Safety	  	Emergency lighting and signage within each floor (except for lobbies and other base building areas)
			
		  	Tel / Data	  	 Distribution from secondary demarcation room to floors.
  

Ring and string of tel/data if required.
  

Cable rack for data wire distribution.

  
 Page 13 of 13

  
 

 

  
 

 

  
 

 

  
 

 

  
 

 

  
 

 

  
 

 

 EXHIBIT 6 
 FORM OF LETTER OF CREDIT 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO. 

DATE: 
 BENEFICIARY: 

RB KENDALL FEE, LLC 
 c/o Beal and Company, Inc.

 177 Milk Street 
 Boston, MA 02109

 AS “LANDLORD” 
 APPLICANT:

  
  
 Building              
 One
Kendall Square, MA 02139 
 AS “TENANT” 
 AMOUNT: US $            (
                    AND 
 00/100 U.S.
DOLLARS) 
 EXPIRATION DATE:             

LOCATION: AT OUR COUNTERS IN BOSTON, MASSACHUSETTS 
 DEAR SER/MADAM: 
 WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.
            IN YOUR FAVOR AVAILABLE BY YOUR DRAFT DRAWN ON US AT SIGHT IN THE FORM OF EXHIBIT “B” ATTACHED AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS: 

1. THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY. 
 2. A DATED CERTIFICATION FROM THE BENEFICIARY SIGNED BY AN AUTHORIZED OFFICER OR AGENT, FOLLOWED BY ITS DESIGNATED TITLE, STATING THE FOLLOWING: 

(A) “THE AMOUNT REPRESENTS FUNDS DUE AND OWING TO US FROM APPLICANT PURSUANT TO THAT CERTAIN LEASE BY AND BETWEEN BENEFICIARY, AS
LANDLORD, AND APPLICANT, AS TENANT.” 
 OR 
 (B) “WE HEREBY CERTIFY THAT WE HAVE RECEIVED NOTICE FROM                     BANK THAT LETTER OF
CREDIT NO.             WILL NOT BE RENEWED, AND THAT WE HAVE NOT RECEIVED A REPLACEMENT OF THIS LETTER OF CREDIT FROM APPLICANT SATISFACTORY TO US AT LEAST THIRTY (30) DAYS PRIOR TO
THE EXPIRATION DATE OF THIS LETTER OF CREDIT.” 

  
 PAGE 1 OF 3

  
 -53-

 IRREVOCABLE STANDBY LETTER OF CREDIT
NO.             DATED 
 THE LEASE AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION
PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID LEASE AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 OUR OBLIGATION
UNDER THIS CREDIT SHALL NOT BE AFFECTED BY ANY CIRCUMSTANCES, CLAIM OR DEFENSE, REAL OR PERSONAL, OF ANY PARTY AS TO THE ENFORCEABILITY OF THE LEASE BETWEEN YOU AND TENANT, IT BEING UNDERSTOOD THAT OUR OBLIGATION SHALL BE THAT OF A PRIMARY OBLIGOR
AND NOT THAT OF A SURETY, GUARANTOR OR ACCOMMODATION MAKER. IF YOU DELIVER THE WRITTEN CERTIFICATE REFERENCED ABOVE TO US, (I) WE SHALL HAVE NO OBLIGATION TO DETERMINE WHETHER ANY OF THE STATEMENTS THEREIN ARE TRUE, (II) OUR OBLIGATIONS
HEREUNDER SHALL NOT BE AFFECTED IN ANY MANNER WHATSOEVER IF THE STATEMENTS MADE IN SUCH CERTIFICATE ARE UNTRUE IN WHOLE OR IN PART, AND (III) OUR OBLIGATIONS HEREUNDER SHALL NOT BE AFFECTED IN ANY MANNER WHATSOEVER IF TENANT DELIVERS INSTRUCTIONS OR
CORRESPONDENCE TO WHICH EITHER (A) DENIES THE TRUTH OF THE STATEMENT SET FORTH IN THE CERTIFICATE REFERRED TO ABOVE, OR (B) INSTRUCTS US NOT TO PAY BENEFICIARY ON THIS CREDIT FOR ANY REASON WHATSOEVER. 

PARTIAL AND MULTIPLE DRAWS ARE ALLOWED. EXCEPT AS EXPRESSLY SET FORTH HEREIN, THIS LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT
OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER
AND DATE OF THIS LETTER OF CREDIT. 
 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 SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY REGISTERED MAIL/OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESSES THAT THIS LETTER OF CREDIT
WELL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE. IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND SIX (6) MONTHS BEYOND LEASE EXPIRATION. 
 THIS LETTER OF CREDIT MAY BE TRANSFERRED WITHOUT COST TO THE BENEFICIARY, ONE OR MORE TIMES BUT IN EACH INSTANCE TO A SINGLE BENEFICIARY AND ONLY IN THE FULL AMOUNT AVAILABLE TO BE DRAWN UNDER THE LETTER
OF CREDIT AT THE TIME OF THE TRANSFER AND ONLY BY THE ISSUING BANK UPON OUR RECEIPT OF THE ATTACHED “EXHIBIT A” DULY COMPLETED AND EXECUTED BY THE BENEFICIARY AND ACCOMPANIED BY THE ORIGINAL LETTER OF CREDIT AND ALL AMENDMENTS, IF ANY.

 ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE ORIGINAL APPROPRIATE DOCUMENTS PRIOR TO 10:00 A.M. E.S.T. TIME, ON A BUSINESS
DAY AT OUR OFFICE (THE “BANK’S OFFICE”) AT:                     

  
 PAGE 2 OF 3

  
 -54-

 IRREVOCABLE STANDBY LETTER OF CREDIT
NO.             DATED 
 BOSTON,
MASSACHUSETTS             , ATTENTION:                     OR BY FACSIMILE TRANSMISSION
AT: (617)             ; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (617)            ,
ATTENTION:                     WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE. 
 PAYMENT AGAINST CONFORMING PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE WITHIN ONE (1) BUSINESS DAY AFTER PRESENTATION. 

WE HEREBY AGREE WITH THE DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS
LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE, IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 
 THIS
LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND PRACTICE FOR DOCUMENTARY CREDITS (1993 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 500. 
  

							
	 	 		  	 	  	
	 AUTHORIZED SIGNATURE
	 		  	 AUTHORIZED SIGNATURE
	  	

  
 PAGE 3 OF 3

  
 -55-

 EXHIBIT “A” 
 DATE: 
 TO: 
  

			
		  	RE: STANDBY LETTER OF CREDIT NO.             ISSUED
	 ATTN:
	  	BY L/C AMOUNT:

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

 
  
 (BENEFICIARY’S NAME) 
  

 
 SIGNATURE OF BENEFICIARY 

SIGNATURE AUTHENTICATED 
  

 

        (NAME OF BANK) 
  

 
 AUTHORIZED SIGNATURE 

  
 -56-

 EXHIBIT “B” 

 
  

			
	 DATE:                    
	  	REF. NO.                     

 AT SIGHT OF THIS DRAFT 

PAY TO THE ORDER OF
                                         
                                         
   US$                     
 USDOLLARS 
  

			
	 	  	
		
	 	  	

 DRAWN
UNDER             BANK, BOSTON, MASSACHUSETTS, STANDBY LETTER OF CREDIT NUMBER NO.              DATED
                     
  

									
	 TO:
	  	                    BANK	  		  	
					
		  	  
	  		  		  	
					
		  	 	  		  	 	  	
		  	                    , MA
            	  	(BENEFICIARY’S NAME)	  	

  

			
	  	 	 
	Authorized Signature	 	

 

  
 -57-

 EXHIBIT 7 
 ESTIMATED BUDGET 

  
 -58-

 ONE KENDALL SQUARE 

Building 300 - Lab 
 RSF: 65,418 
 CY 2010 Estimated OPEX/RETX 

OPEX: 
  

															
	 Description
	  	Total
Complex
Operating
Expenses	 	  	 	  	Building
Specific
Operating
Expenses	 	  	TOTAL
OPERATING
EXPENSES	 
	 Payroll
	  	 	85,321.53	  	  		  	 	—  	  	  			
	 Janitorial/Trash/Day Porter
	  	 	38,494.58	  	  		  	 	21,874.70	  	  			
	 Utilities
	  	 	1,050.92	  	  		  	 	99,932.90	  	  			
	 Repair & Maintenance
	  	 	10,952.16	  	  		  	 	82,117.81	  	  			
	 Security & Alarms
	  	 	43,226.17	  	  		  	 	4,240.02	  	  			
	 General & Administrative
	  	 	12,752.08	  	  		  	 	61,881.00	  	  			
	 Grounds Care
	  	 	6,182.60	  	  		  	 	944.16	  	  			
	 Snow Removal
	  	 	1,799.39	  	  		  	 	—  	  	  			
	 Parking Maintenance
	  	 	—  	  	  		  	 	—  	  	  			
		  	  
	  
	 	  		  	  
	  
	 	  	  
	  
	 
	 Total CAMC
	  	$	199,779.44	  	  	+	  	$	270,990.59	  	  	$	470,770.03	  
		  	  
	  
	 	  		  	  
	  
	 	  	  
	  
	 
	OPEX TOTAL COST/RSF:	  	  	$	7.20	  

 RE TAX: 
  

																	
	 Description
	  	Total
Complex
RETX
Expenses	 	  	 	 	  	Building
Specific
RETX
Expenses	 	  	TOTAL
RETX
EXPENSES	 
		  				  				  				  			
		  	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 
	 Real Estate Tax
	  	$	—  	  	  	 	+	  	  	$	297,207.02	  	  	$	297,207.02	  
		  	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 
	 RETX TOTAL COST/RSF:
	   
	  	$	4.54EX-10.10

 Exhibit 10.10 
 EXECUTION 
 LEASE 

THIS LEASE (“Lease”) is dated as of February 4, 2013 (“Effective Date”) between the Landlord and
the Tenant named below, and is of space in the Building described below. 
 Preamble 

Landlord and Tenant desire to enter into a long term lease arrangement providing for the build out and lease of premises consisting of
approximately 61,226 rentable square feet in the Building (the “Permanent Space”) in accordance with the terms and conditions set forth in a document entitled, “Lease Proposal Foundation Medicine”, dated January 14,
2013 (the “Lease Proposal”). Pending the negotiation of that lease and the improvement of the Permanent Space, Landlord agrees to provide a short term lease for premises located outside the Permanent Space on the first floor of the
Building in order to accommodate Tenant’s relocation needs subject to the terms and provisions as hereinafter set forth. 

ARTICLE I 

BASIC DATA; DEFINITIONS 
 1.1 Basic Data. Each reference in this Lease to any of the following terms shall be construed to incorporate the data for that term set forth in this Section: 

Landlord: 150 Second Street, LLC, a Delaware limited liability company. 
 Landlord’s Address: c/o Skanska USA Commercial Development Inc., 253 Summer Street Boston, MA 02210, Attn: Shawn Hurley. 
 Tenant: Foundation Medicine, Inc., a Delaware corporation. 
 Tenant’s Address:
Prior to the Term Commencement Date: 300 One Kendall Square, Suite B3501, Cambridge, MA 02139. After the Term Commencement Date: 150 Second Street, Cambridge, MA 02139. 
 Building: The building located at 150 Second Street, Cambridge, Massachusetts. 
 Land:
The parcel of land upon which the Building is situated as further described on the attached Exhibit A. 
 Property: The
Land together with the Building and other improvements thereon. 
 Premises: The space located on the first
floor of the Building and shown on the plan attached hereto as Exhibit B.  
 Premises
Rentable Area: Approximately, but no greater than 10,000 rentable square feet. 

 Base Rent: The Base Rent for the Term is $12,250.00 per month inclusive of all charges for real
estate taxes, insurance and operating expenses except as expressly set forth herein and subject to adjustment as provided in Section 3.2. 

Additional Rent: All charges and sums which Tenant is obligated to pay to Landlord pursuant to the provisions of this Lease, other than and in
addition to Base Rent. 
 Rent: Base Rent and Additional Rent. 
 Term Commencement Date: See Section 4.1. 
 Rent Commencement Date: The Term
Commencement Date. 
 Expiration Date: The earlier of: (i) the last day of the twelfth (12th) month following the Term Commencement Date; or (ii) the
Early Termination Date as defined in Section 2.4. 
 Term: The period commencing on the Term Commencement Date and expiring at 11:59
p.m. on the Expiration Date, unless terminated sooner on an Early Termination Date as defined in Section 2.4 or otherwise as provided herein. 
 General Liability Insurance: $2,000,000.00 per occurrence/$5,000,000.00 aggregate (combined single limit) for property damage, bodily injury and death. 

Permitted Use: General office purposes. 
 Brokers: Jones Lang LaSalle and Richards Barry Joyce & Partners. 

Agents: Officers, directors, members, managers, partners, employees, servants, agents and representatives. 

Force Majeure: Collectively and individually, strikes, lockouts or other labor troubles, fire or other casualty, accidents, acts of God,
governmental preemption of priorities or other controls in connection with a national or other public emergency, shortages of fuel, supplies or labor, or any other cause, whether similar or dissimilar, beyond the reasonable control of the party
required to perform an obligation, excluding financial constraints of such party. 
 Business Days: All days except Saturdays, Sundays,
and other days when federal or state banks in the Commonwealth of Massachusetts are not open for business. 
 Normal Business Hours: 8:00
a.m. to 6:00 p.m. on all Business Days. 
 Applicable Law: All laws, rules, regulations, statutes, orders, ordinances, by-laws,
permitting and licensing requirements, as amended from time to time, including without limitation, the Americans With Disabilities Act of 1990 and any applicable state and local regulations regarding architectural access or comparable regulations
imposed by any Governmental Authority. 

  
 2 

 Governmental Authority: All governmental or quasi governmental bodies, agencies, departments, boards,
offices, commissions or authorities possessing or claiming jurisdiction with regard to the Tenant or the Property. 
 1.2
Exhibits. All Exhibits attached hereto are incorporated herein by reference. 
 ARTICLE II 

PREMISES, APPURTENANT RIGHTS AND RESERVATIONS; 
 EARLY TERMINATION 
 2.1 Lease of Premises. Landlord hereby
leases to Tenant and Tenant hereby leases from Landlord the Premises, to have and to hold, for the Term and upon the terms and conditions set forth herein. 
 (a) Exceptions/Exclusions. Excepted and excluded from the Premises and the Common Facilities are the ceiling, floor, perimeter walls and exterior windows (except the inner surface of each
thereof), and any space in the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, but the entry doors to the Premises are a part thereof, together with related glass
and finish work. Landlord shall have the right to place in the Premises (making reasonable efforts not to materially interfere with Tenant’s use of the Premises) interior storm windows, sun control devices, utility lines, cables and wiring,
equipment, stacks, pipes, conduits, ducts and the like. 
 2.2 Appurtenant Rights and Landlord Reservations.

 (a) Appurtenant Rights; Parking. 
 Subject to the matters set forth in subsection (i) below, Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use, and permit its invitees to use in common with Landlord and
others, public or common lobbies, hallways, loading docks and common walkways necessary for access to the Building and the Premises, common bathrooms; and other areas or facilities (if any) which are located in or on the Property and designated by
Landlord from time to time for the non-exclusive use of tenants and other occupants of the Building (collectively, the “Common Facilities”). 
 Tenant’s employees and invitees shall be entitled to use up to ten (10) parking spaces on an unreserved, non-exclusive basis, of which seven (7) of such parking spaces shall be located in
the Building garage at a monthly fee of $225 per space and three (3) of such parking spaces shall be located in the surface lot adjacent to the Building at a monthly fee of $175 per space. If additional parking spaces are available in the
Building garage or adjacent surface lot at any time during the Term, Tenant shall have the right to use such additional spaces on a monthly basis at the lesser of the rates set forth in the preceding sentence and the parking rates then in effect.

 (i) Limitations. Notwithstanding any provision herein to the contrary, Tenant’s rights
under this Lease shall always be subject to (a) reservations, restrictions, easements and encumbrances of record, as amended from time to time, (b) such rules and regulations from time to time established by Landlord with respect to the
Property pursuant to Section 6.3(c) (the “Rules and Regulations”), and (c) Landlord’s reservations set forth in subsection (b) below or elsewhere in this Lease. 

  
 3 

 (b) Landlord Reservations. 

Notwithstanding any provision herein to the contrary, Landlord reserves the right to: (i) grant, modify and terminate easements and
other encumbrances so long as the same do not materially and adversely interfere with the Permitted Use of the Premises by Tenant, (ii) designate and change from time to time areas and facilities that may be used by Tenant provided such
designations or changes do not materially and adversely interfere with Tenant’s use of the Premises , (iii) make additions to the Building, (iv) demolish portions of the Building and other improvements on the Land provided such
demolition does not materially adversely affect the Premises, (v) construct other improvements at the Property, (vi) post “For Sale” and “For Lease” signs on the Property at any time during the Term, (vii) change
the name and street address of the Building, and (viii) relocate Tenant, upon prior written notice delivered not less than 30 days prior to relocation, to other comparable space within the Building at any time during the Term; provided,
however, that Landlord shall pay all reasonable costs of moving Tenant to such other space including the breakdown, move and set-up of furniture and equipment, the establishment of all telephonic, computer, internet and other electronic connections,
moving files, and replacing stationery and signage with substantially equivalent materials. 
 Landlord further reserves the
right to enter the Premises at all reasonable hours for the purpose of inspecting the Premises, doing maintenance, making repairs and replacements, reading meters or otherwise exercising its rights or fulfilling its obligations under this Lease,
including without limitation, its rights as set forth in Section 9.1 hereof, and Landlord also shall have the right to make access available at all reasonable hours to prospective or existing mortgagees, purchasers or tenants of any part of the
Property. Tenant acknowledges that Landlord shall have the right to market the Premises for lease during the Term. Except in the event of an emergency, Landlord shall make commercially reasonable efforts to notify Tenant in advance of any such
entry, to avoid disruption to Tenant’s operations, and to provide Tenant with peaceful enjoyment of the Premises. 
 2.3
Access/Security. Tenant shall have access to the Premises at all times, subject to security precautions from time to time in effect (and subject always to restrictions based on emergency conditions. If and to the extent that Tenant
desires to provide security for the Premises or for such persons or their property, Tenant shall be responsible at its own expense for so doing, after having first consulted with Landlord and after obtaining Landlord’s consent, which shall not
be unreasonably withheld. Landlord shall maintain an internal and external security system for the Building in accordance with customary building security procedures that incorporates methods to address security issues and breaches immediately when
they arise; provided, that Tenant acknowledges that Landlord’s security arrangements may not involve on-site security personnel directly located at the Building. 

2.4 Early Termination. Notwithstanding anything to the contrary contained herein, the Term of this
Lease shall automatically terminate upon the earlier to occur of: (i) the thirtieth (30th) day after the Lease Commencement Date as defined in the lease by and between Landlord and Tenant pertaining to the Permanent Space; or (ii) the ninetieth (90th) day after Landlord

  
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provides written notice of Landlord’s election to terminate this Lease in Landlord’s sole discretion provided that but for a Default of Tenant hereunder Landlord shall not terminate
this Lease if the parties enter into a lease for the Permanent Space (in either case of (i) or (ii), the “Early Termination Date”). 
 ARTICLE III 
 BASE RENT 

3.1 Payment. 
 The first month’s Base Rent shall be due and payable on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or
set-off, equal monthly installments of Base Rent on or before the first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such
other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the
obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent due hereunder except for any abatement as may be expressly provided in this Lease. In the event
that any installment of Base Rent or any payment of Additional Rent is not paid when due, Tenant shall pay to Landlord an administrative fee equal to 5% of the overdue amount. 
 3.2 Adjusted Rent. 
 If Landlord and Tenant are unable to enter into
a separate lease agreement for the lease of the Permanent Space based on the Lease Proposal, notwithstanding their best efforts exercised in good faith to do so (a “Failure to Lease Permanent Space Event”), then the Base Rent shall
automatically increase retroactively from the Rent Commencement Date to $525,000.00 per annum payable in monthly installments of $43,750.00. Tenant shall receive a credit against the adjusted rent for all amounts of Base Rent previously paid. In
addition to the adjusted Base Rent, Tenant shall be responsible retroactively for the payment to Landlord, as Additional Rent, of Tenant’s pro rata share for the Premises Rentable Area as a percentage of all real estate taxes, insurance and
operating expenses pertaining to the Building. 
 ARTICLE IV 

TERM COMMENCEMENT DATE 
 4.1 Term Commencement Date. The “Term Commencement Date” shall be the day following the date on which Landlord substantially completes Landlord’s Work, as defined in
Section 5.1. 
 Subject to the foregoing provision, Landlord anticipates that the Term Commencement Date shall be 45 days
from the Effective Date. Promptly upon the occurrence of the Term Commencement Date, Landlord shall use reasonable efforts to deliver to Tenant written notice confirming same, but Landlord’s failure to deliver such notice shall not constitute a
default by Landlord or affect the rights and obligations of the parties hereunder. 

  
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 ARTICLE V 
 CONDITION OF PREMISES 
 5.1 Preparation of the Premises.
Prior to the delivery of the Premises to Tenant, Landlord shall cause to be designed and constructed at its own expense the improvements to the Premises shown on the plan attached hereto as Exhibit B in accordance with the
specifications attached hereto as Exhibit C (collectively, “Landlord’s Work”). All work shall be performed in a good and workmanlike manner. 

Landlord shall cause Landlord’s Work to comply with the applicable requirements of the Americans with Disabilities Act, 42 U.S.C.
Section 1201 et seq. and applicable state and municipal laws, ordinances, and any regulation of any public authority as they relate to the Premises and the Building. Tenant may not make any alterations to the Premises. 

5.2 Early Entry. During the performance of Landlord’s Work, Tenant’s vendors shall have
access to the Premises for installation of telecommunications wiring and installation of furniture, provided that such installation is coordinated with Landlord to avoid additional costs by Landlord and delay of completion of Landlord’s Work.

 ARTICLE VI 
 USE OF PREMISES 
 6.1 Permitted Use. Tenant agrees that the
Premises shall be used and occupied by Tenant only for the Permitted Use and for no other use without Landlord’s prior express written consent. 
 Tenant agrees and acknowledges that it has performed all investigations it has deemed necessary to satisfy itself that the use of the Premises for the Permitted Use is authorized under Applicable Law,
including without limitation, all zoning laws in effect in the City of Cambridge, and that Landlord has made no representations or warranties to Tenant with respect thereto. 
 6.2 Signage. Tenant shall furnish at Tenant’s expense and Landlord shall install, at Landlord’s expense Tenant entry signage on the interior entry of all doors
to the Premises. Such signage shall be subject to Landlord’s approval which shall not be unreasonably withheld. Tenant will not place on the exterior of the Premises (including both interior and exterior surfaces of doors and interior surfaces
of windows) or on any part of the Building outside the Premises or any portion of the Premises visible from outside the Premises, any sign, symbol, advertisement or the like visible to public view outside of the Premises. Landlord shall provide at
Landlord’s expense identification of Tenant’s name and suite on the Building directory. 
 6.3 Other
Requirements. Tenant agrees to conform to the following provisions during the Term of this Lease: 
 (a) Tenant shall
not perform any act or carry on any practice which may injure the Premises, or any other part of the Building or the Property; 

(b) Tenant shall, in its use of the Premises, comply with Applicable Law; and 

  
 6 

 (c) Tenant shall abide by the Rules and Regulations from time to time established by
Landlord, the current version of which are attached hereto as Exhibit D. Landlord will not adopt any Rules and Regulations that could reasonably be expected to materially and adversely interfere with Tenant’s occupancy and
enjoyment of the Premises for the Permitted Use. In the event that there shall be a conflict between such Rules and Regulations and the provisions of this Lease, the provisions of this Lease shall control. 

6.4 Hazardous Materials. 
 Tenant will be responsible for (and agrees to indemnify, defend and hold Landlord harmless from) any Environmental Conditions on, in or under the Premises caused by Tenant or any party acting under
Tenant’s control. “Environmental Conditions” mean conditions where Hazardous Materials are present to the extent that any reporting, remediation or other action is required under any Environmental Laws. “Hazardous
Materials” include: (i) any flammable, explosive, toxic, radioactive, biological, corrosive or otherwise hazardous chemical, substance, liquid, gas, device, form of energy, material or waste or component thereof,
(ii) petroleum-based products, diesel fuel, paints, solvents, lead, radioactive materials, cyanide, arsenic, biohazards, printing inks, acids, metals, pesticides, ammonia compounds, and any other items which are found to have an adverse effect
on the environment or the health and safety of persons or animals, and (iii) any item defined as a “hazardous substance”, “hazardous material”, “hazardous waste”, “regulated substance” or “toxic
substance” under any Laws, and all regulations, guidelines, directives and other requirements thereunder, all as may be amended or supplemented from time to time (collectively, “Environmental Laws”). The within covenants and
indemnity shall survive the expiration or earlier termination of the Lease Term. Landlord expressly reserves the right to enter the Premises to perform regular inspections upon at least 24 hours prior written notice to Tenant, and only in a manner
which does not unreasonably interfere with Tenant’s use of the Premises or business operations. 
 ARTICLE VII

 INSTALLATIONS AND ALTERATIONS BY TENANT 
 7.1 General. Tenant shall have no authority, without the express written consent of Landlord, which may be withheld in Landlord’s sole discretion, to alter, remodel, reconstruct,
demolish, add to, improve or otherwise change the Premises, except that Tenant shall have such authority, without the consent of Landlord, to make repairs to the Premises and do such things as are appropriate to comply with the obligations imposed
on Tenant under other provisions of this Lease. 
 7.2 Tenant’s Removable Property. All articles of personal
property and all business fixtures, machinery and equipment and furniture owned or installed by Tenant solely at its expense in the Premises (“Tenant’s Removable Property”) shall remain the property of Tenant free of an
Landlord’s lien or other encumbrance that may be asserted by Landlord, and shall be removed by Tenant at any time prior to the expiration or earlier termination of the Term, provided that Tenant, at its expense, shall repair any damage to the
Property caused by such removal. 

  
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 7.3 Mechanics’ Liens. Tenant shall not cause or permit to be recorded,
filed, claimed or asserted against the Premises any mechanic’s lien for supplies, machinery, tools, equipment, labor or material contracted for by, through or under such party and furnished or used in connection with any construction,
development, alteration, improvement, addition to, demolition of, repair to or maintenance of the Premises, or any tax lien, judgment lien or other involuntary lien of any nature, and if Tenant causes or permits any such lien to be so recorded,
filed, claimed or asserted, Tenant shall cause the same to be released or discharged within thirty (30) days thereafter. If Tenant breaches the foregoing covenant, then Landlord may cause any such claimed lien to be released of record by
bonding or payment or any other means available. Tenant shall pay to Landlord on demand all sums paid and costs, including reasonable attorneys’ fees, incurred by the nondefaulting party in connection therewith. 

ARTICLE VIII 
 ASSIGNMENT AND SUBLETTING 
 Tenant shall not assign, transfer, license or
sublease (in whole or in part or parts) this Lease or its rights hereunder (in whole or in part or parts), without Landlord’s consent which may be withheld in Landlord’s sole discretion. 

ARTICLE IX 

MAINTENANCE, REPAIRS AND REPLACEMENTS 
 9.1 Landlord’s Obligations. Except as otherwise provided in this Lease, Landlord agrees to keep in good order, condition and repair the roof, Structure (as defined below) the exterior
walls of the Building (including exterior window units and glass and exterior doors and related glass), all shared Building Systems and Landlord’s Work. As used herein, “Structure” means the load bearing portions of the walls,
columns, beams, concrete slab, footings, and structural beams of the roof, in each case as necessary to preserve the load bearing capacity thereof. Landlord also agrees to (a) keep and maintain all Common Facilities in a good and clean order,
condition and repair, (b) keep all driveways, pedestrian walkways, and parking areas on the Property reasonably free of snow and ice and free of accumulation of dirt and rubbish, and (c) keep and maintain all landscaped areas on the
Property in a neat and orderly condition. Notwithstanding the foregoing, Landlord shall have no obligation to maintain, repair or replace (i) Tenant’s Removable Property, (ii) , any improvements to the Building or equipment located
within the Premises, or located elsewhere on the Property and serving the Premises exclusively constructed or installed by Tenant, or (iii) any supplemental equipment or Building Systems installed by Tenant or at Tenant’s request or as a
result of Tenant’s requirements in excess of building standard design criteria (collectively, “Tenant’s Exclusive Facilities”). 
 Landlord reserves the right, exercisable by itself or its employees, agents or contractors, at any time and from time to time without the same constituting an actual or constructive eviction and without
incurring any liability to Tenant therefor or otherwise affecting Tenant’s obligations under this Lease, and, except in the event of an emergency, upon prior written notice to Tenant, to make such changes, alterations, additions, improvements,
repairs or replacements in or to the Building (including the Premises) and the fixtures and equipment of the Building, as well as in or to the street entrances, halls, passages, elevators, and stairways of the Building, as it may deem necessary or
desirable, and to change the arrangement and/or location of entrances or 

  
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passageways, doors and doorways, corridors, elevators, stairs, toilets, or other public parts of the Building; provided, however, that Tenant is given reasonable advance notice of alterations or
repairs, there be no unreasonable obstruction of the right of access to, or material interference with the use and enjoyment of, the Premises by Tenant, except temporarily during construction or other work and with reasonable alternative
arrangements furnished during such construction at Landlord’s cost to mitigate the effects of such disruption. Landlord shall perform such activities in a manner which minimizes disruption of the business operations conducted within the
Premises, except that Landlord shall not be obligated to employ labor at so-called “overtime” or other premium pay rates. Nothing contained in this ARTICLE IX shall be deemed to relieve Tenant of any duty, obligation or liability of
Tenant with respect to making or causing to be made any repair, replacement or improvement or complying with any law, order or requirement of any governmental or other authority. Neither this Lease nor any use by Tenant shall give Tenant any right
or easement or the use of any door or any passage or any concourse connecting with any other building or to any public convenience, and the use of such doors, passages, concourses and such other conveniences may be regulated or discontinued at any
time and from time to time by Landlord without notice to Tenant and without affecting the obligations of Tenant hereunder and without Landlord incurring any liability to Tenant therefor. 

Landlord shall not be responsible to make any improvements or repairs to the Building other than as expressly provided in this
Section 9.1, unless expressly provided otherwise in this Lease. Notwithstanding any provision herein to the contrary, Landlord shall in no event be responsible for any (i) repair of glass in the Premises, the doors (or related glass and
finish work) leading to the Premises, or (ii) any condition in the Premises, the Building or the Property caused by any act or neglect of Tenant or any of Tenant’s Agents, invitees or independent contractors. 

Landlord shall never be liable for any failure to perform any of its maintenance, repair or replacement obligations under this Lease
unless Tenant has given notice to Landlord of the need to perform the same, and Landlord fails to commence to perform the same within a reasonable time thereafter, or fails to proceed with reasonable diligence, competence or care to complete such
performance. 
 9.2 Tenant’s Obligations. 

(a) Except to the extent specifically required of Landlord under Section 9.1, Tenant will keep the Premises and
Tenant’s Exclusive Facilities and every part thereof neat, clean and sanitary, and will keep its trash free of rodents and vermin and suitably store same at Tenant’s sole cost in the Premises or at other locations in the Building or on the
Property designated by Landlord, and in receptacles approved by Landlord, from time to time, and will maintain the Premises (including without limitation, any interior glass and Tenant’s Exclusive Facilities, but excluding glass on exterior
walls), and the Structure in good order, condition and repair, excepting only reasonable wear and tear of the Premises, and damage by fire or other casualty or as a consequence of the exercise of the power of eminent domain; and Tenant shall
surrender the Premises and Tenant’s Exclusive Facilities (with the exception of Tenant’s Removable Property) to Landlord, upon the expiration or earlier termination of the Term, in such condition. Without limitation, Tenant shall, at
Tenant’s expense, comply with, and cause the Premises and Tenant’s Exclusive Facilities to comply with all Applicable Law and the standards recommended by the local Board of Fire Underwriters applicable to Tenant’s use and occupancy

  
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of the Premises, and shall, at Tenant’s expense, timely obtain all permits, licenses and the like required thereby. Subject to Section 11.3 regarding waiver of subrogation, Tenant shall
be responsible for the cost of repairs and replacements which may be made necessary by reason of damage to the Building to the extent caused by any negligence of Tenant, or its Agents, invitees or independent contractors (including any damage by
fire or other casualty arising therefrom). 
 (b) If Tenant is required to repair, replace or maintain any portion of the
Building pursuant to the provisions of this Lease, and Tenant fails to commence to perform such act within ten (10) days’ after Landlord’s written notice, or fails to complete such act so commenced within thirty (30) days of said
notice, unless such act could not reasonably be completed within thirty (30) days, then within such period as reasonably determined by Landlord (except that no notice shall be required in the event of an emergency), Landlord may perform such
act (but shall not be required to do so) and be reimbursed for its costs. Landlord shall not be responsible to Tenant for any loss or damage whatsoever that may accrue to Tenant’s stock or business or property by reason of Landlord’s
performing such acts. 
 ARTICLE X 
 UTILITIES AND OTHER SERVICES 
 10.1 Heating, Ventilation and
Air-Conditioning. Landlord shall, during Normal Business Hours, furnish at its cost (subject to the provisions of Section 3.2) heating and cooling as normal seasonal changes may require to provide reasonably comfortable space
temperature and ventilation for occupants of the Premises under normal business operation. If Tenant shall require air conditioning, heating or ventilation outside the hours and days above specified, Tenant shall pay therefor such charges on a pro
rata basis for the Premises Rentable Area as may from time to time be in effect for the Building upon demand as Additional Rent. In the event Tenant introduces into the Building personnel or equipment which overloads the capacity of any Building
System or in any other way interferes with the Building System’s ability to perform adequately its proper functions, supplementary systems may, if and as needed and upon prior notice to Tenant, at Landlord’s option, be provided by
Landlord, and the cost of such supplementary systems shall be payable by Tenant to Landlord upon demand as Additional Rent. 

10.2 Electricity and Telephone. 

(a) General. Tenant shall pay all charges for electricity and telephone services directly to the utility provider.

  
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 (b) Electricity. Tenant agrees to pay all charges for
electricity for lighting and equipment in the Premises. If the Premises are separately metered, then Tenant shall pay the electric company furnishing the electricity directly and, if requested by Landlord, provide Landlord with evidence of such
payment. If the Premises are not separately metered, then Tenant shall pay to Landlord upon demand from time to time, as additional rent, the cost of all electricity consumed in the Premises, as said cost shall be the actual cost without markup as
reasonably determined by Landlord from time to time based on methods reasonably approved by Tenant. 
 (c)
Capacity. Tenant warrants and represents to Landlord that its electrical demand requirement shall be ordinary and customary for the Permitted Use, and that it has no reason to believe that such demand requirement will adversely affect
the Building’s electrical system. Tenant’s use of electrical energy in the Premises shall not at any time exceed the maximum capacity permitted from time to time under Applicable Law and Tenant shall repair any damage caused by
Tenant’s failure to observe such requirements. 
 (d) No Landlord Liability. Landlord shall not be liable in
any way to Tenant for any failure or defect in the supply or character of electrical energy furnished to the Premises by reason of any requirement, act or omission of the public or other utility serving the Building with electricity unless due to
the act or omission of Landlord or Landlord’s Agents or independent contractors. Landlord shall not be liable or responsible to Tenant for any loss, damage or expense that Tenant may sustain or incur if the quantity, character or supply of
electrical energy is changed or is no longer available or suitable for Tenant’s requirements unless due to the negligent act or omission of Landlord or Landlord’s Agents or independent contractors. 

(e) Limitation on Equipment. In order to assure that the capacity of the electrical system of the Building is not exceeded
and to avert possible damage thereto, Tenant shall not, without Landlord’s prior consent, connect any fixtures, appliances or equipment to the Building’s electric distribution system other than ordinary and customary electrical equipment
normally found in business offices and not drawing more than the building standard, as adjusted by Landlord from time to time. 

10.3 Other Services. Landlord shall also provide the following services: 

(a) Water and sewer service to the common area bathrooms. 
 (b) Cleaning and janitorial services for the common areas of the building, substantially in accordance with the cleaning standards from time to time in effect for the Building. 

Temporary Interruption of Service. Landlord reserves the right to curtail, suspend, interrupt and/or stop for a temporary period
of time the supply and/or flow of water, sewage, electrical current, cleaning and other services, and to curtail, suspend, interrupt and/or stop use for a temporary period of time of entrances and/or lobbies serving as access to the Building, or
other portions of the Property, without thereby incurring any liability to Tenant, when necessary or advisable, in Landlord’s reasonable judgment, by reason of accident or 

  
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emergency, or for repairs, alterations, replacements or improvements necessary or advisable, in Landlord’s reasonable judgment, or when prevented from supplying such services or use due to
any act or neglect of Tenant or Tenant’s Agents, invitees or independent contractors or any person claiming by, through or under Tenant or by Force Majeure. If Landlord acts in accordance with the foregoing, no diminution or abatement of Base
Rent or Additional Rent, nor any direct, indirect or consequential damages shall be claimed by Tenant as a result of, nor shall this Lease or any of the obligations of Tenant hereunder be affected or reduced by reason of, any such interruption,
curtailment, suspension or stoppage in the furnishing of the foregoing services or use, irrespective of the cause thereof. In addition, failure or omission on the part of Landlord to furnish any of the foregoing services or use as provided in this
Article shall not: (i) be construed as an eviction of Tenant, actual or constructive; (ii) entitle Tenant to an abatement of Base Rent or Additional Rent; (iii) release Tenant from prompt fulfillment of any of its covenants under this
Lease; or (iv) except to the extent caused by the negligence or willful misconduct of Landlord or Landlord’s Agents, render the Landlord liable in damages. 
 ARTICLE XI 
 INDEMNITY AND INSURANCE 

11.1 Indemnification. 
 (a) Tenant’s Indemnity. Except to the extent arising from the negligence or willful misconduct of Landlord or Landlord’s Agents, Tenant agrees to indemnify and save harmless
Landlord and Landlord’s Agents from and against all claims, losses, cost, damages, liabilities or expenses of whatever nature arising from any accident, injury or damage whatsoever to any person, or to the property of any person:
(i) occurring in or about the Premises; (ii) occurring outside of the Premises but on or about the Property, where such accident, damage or injury results or is claimed to have resulted from any act or omission on the part of Tenant or
Tenant’s Agents, invitees or independent contractors ; (iii) arising from the use or occupancy of the Premises or of any business conducted therein, and, in any case under clauses (i) through (ii), occurring (A) after the Term
Commencement Date until the expiration or earlier termination of the Term of this Lease, and (B) thereafter so long as Tenant is in occupancy of all or any part of the Premises; or (iv) arising from any default or breach by Tenant or
Tenant’s Agents under the terms or covenants of this Lease. This indemnity and hold harmless agreement shall include an indemnity against all losses, costs, damages, expenses and liabilities incurred in or in connection with any such claim or
any proceeding brought thereon, and the defense thereof, including without limitation, reasonable Attorneys’ Fees and costs at both the trial and appellate levels; provided, notwithstanding any provision herein to the contrary, except for
Tenant’s failure to comply with the provisions of Article IV, Tenant shall not be liable to Landlord for any loss of business or any other indirect or consequential damages suffered by Landlord from whatever cause. The provisions of this
Section shall survive the expiration or earlier termination of the Lease, regardless of the cause of such expiration or earlier termination. For the avoidance of doubt, the foregoing provisions shall not be construed to make Tenant responsible for
loss, damage, liability or expense resulting from injuries to third parties to the extent caused by the negligence or misconduct of Landlord or Landlord’s Agents. 

  
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 11.2 Insurance. 

(a) Tenant’s Commercial General Liability. Tenant agrees to maintain in full force from the date upon which Tenant
first enters the Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant is in occupancy of all or any part of the Premises, a policy of commercial general liability insurance (using the current Insurance
Services Offices (“ISO”) form) under which the insurer agrees to indemnify, defend with counsel reasonably satisfactory to Landlord, and to hold Landlord, and those in privity of estate with Landlord, harmless from and against all
cost, expense and/or liability arising out of or based upon any and all claims, accidents, injuries and damages set forth in Section 11.1(a), subject to standard terms and conditions set forth in such policy. 

(b) Tenant Property Damage Insurance. Tenant agrees to maintain in full force from the date upon which Tenant first enters
the Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant is in occupancy of all or any part of the Premises, a policy of property damage insurance (ISO Causes of Loss – Special Form) with a business
income endorsement and a utility services – time element limited endorsement, under which the insurer agrees to indemnify, defend with counsel reasonably satisfactory to Landlord, and to hold Landlord, and those in privity of estate with
Landlord, harmless from and against all cost, expense and/or liability arising out of or based upon any and all claims, accidents, injuries and damages set forth in Section 11.1(a), subject to standard terms and conditions set forth in such
policy. 
 (c) Tenant Insureds/Umbrella Policy. With respect to the above-referenced commercial general liability
and property insurance policies: 
 (i) Insured/Named Insureds. Tenant shall be named as an insured
and Landlord and such other persons as are in privity of estate with Landlord as may be set out in a notice to Tenant from time to time, shall named as additional insureds; and 

(ii) Umbrella Policy. Tenant may satisfy such insurance requirements by including the Premises in a
so-called “blanket” and/or “umbrella” insurance policy, provided that the amount of coverage allocated to the Premises shall fulfill the requirements set forth herein. Tenant’s commercial general liability insurance policy
shall be written on an “occurrence” basis, and shall be in at least the amounts of the General Liability Insurance specified in Section 1.1 or such greater amounts as Landlord in its reasonable discretion shall from time to time
request. 
 (d) Tenant Casualty Insurance. Tenant agrees to maintain in full force from the date upon which Tenant
first enters the Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant is in occupancy of all or any part of the Premises, property insurance (ISO Causes of Loss – Special Form) on a “replacement
cost” basis, insuring Tenant’s Removable Property, and Landlord’s Work, to the extent that the same have not become the property of Landlord. 
 (e) Tenant’s General Insurance Requirements. Each policy required hereunder shall be non-cancelable, and non-amendable solely with respect to Landlord and

  
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Landlord’s said designees interests in such policies, without thirty (30) days’ prior written notice to Landlord. With respect to all insurance which Tenant is required to carry
hereunder. Tenant shall, prior to entering the Premises for any reason, deliver to Landlord a certificate of insurance reasonably satisfactory to Landlord with respect thereto. 
 (f) Landlord’s Insurance. Landlord shall insure the Property, including the Building and Premises, against damage by fire and other standard perils, and shall carry public
liability insurance, all in such reasonable amounts as would be carried by a prudent owner of a similar building in the area. Tenant acknowledges that insurance carried by Landlord shall not be in lieu of any insurance required to be maintained by
Tenant. Landlord shall not be liable to Tenant, or Tenant’s Agents, contractors or invitees for any damage to or loss of personal property (including, but not limited to, claims for the interruption of or loss to Tenant’s business arising
from the loss of personal property ) based on, arising out of or resulting from any cause whatsoever, including, but not limited to, repairs to any portion of the Premises or the Property, any fire, robbery, theft, mysterious disappearance and/or
any other crime or casualty, the actions of any other tenants of the Building or of any other person or persons, or any leakage in any part or portion of the Premises or the Building, or from water, rain or snow that may leak into, or flow from any
part of the Premises or the Building, or from drains, pipes or plumbing fixtures in the Building, except for damage to or loss of personal property of Tenant’s Agents, invitees and independent contractors when due to the gross negligence or
willful misconduct of Landlord or Landlord’s Agents.  
 11.3 Waiver of Subrogation. The parties
hereto shall each procure an appropriate clause in, or endorsement to, any property insurance policy on the Property, including the Building and the Premises, or any personal property, fixtures or equipment located thereon or therein, pursuant to
which the insurer waives subrogation or consents to a waiver of right of recovery in favor of either party and its respective Agents. Having obtained such clauses and/or endorsements, each party hereby agrees that it will not make any claim against
or seek to recover from the other or its Agents for any loss or damage to its property or the property of others resulting from fire or other perils covered by such property insurance. 

ARTICLE XII 

FIRE, EMINENT DOMAIN, ETC. 
 If the Premises shall be damaged by fire or casualty, the rent payable by Tenant hereunder shall abate or be reduced proportionately for the period in which, by reason of such damage, there is substantial
interference with the operation of Tenant’s use of the Premises, having regard to the extent to which Tenant may be required to discontinue Tenant’s use of the Premises, but such abatement or reduction shall end if and when Landlord shall
have substantially restored the Premises (exclusive of any of Tenant’s fixtures, furnishings, equipment and the like or work performed therein by Tenant) to substantially the condition in which the Premises were in prior to such damage .

 If any part of the Building is taken by any exercise of the power of eminent domain, as a result of which there is
substantial interference with the operation of Tenant’s use of the Premises, then the rent payable by Tenant hereunder shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by
Tenant. 

  
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 If the Premises or the Building are substantially effected by fire, casualty or a taking by
an exercise of the right of eminent domain (the term “substantially effected” meaning damage of such a character that (i) the Premises are rendered totally or partially inaccessible or unusable by Tenant in the ordinary conduct of the
Tenant’s business, and (ii) the same cannot, in the ordinary course, reasonably be expected to be repaired or replaced within ninety (90) days from the time that repair work would commence or the taking is completed), then either
Landlord or Tenant shall have the right to terminate this Lease by giving notice to the other party of such election so to do, whereupon this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the
date originally established as the expiration date hereof. 
 ARTICLE XIII 

ADDITIONAL COVENANTS 
 13.1 Tenant. 
 (a) Estoppel Certificate. Tenant shall,
at any time and from time to time, upon not less than ten (10) business days prior written notice by Landlord, execute, acknowledge and deliver to Landlord an estoppel certificate containing such statements of fact as Landlord reasonably
requests. 
 (b) Financial Statements. Tenant shall, without charge therefor, at any time, within ten
(10) business days following a request by Landlord, deliver to Landlord, or to any other party designated by Landlord and is bound by confidentiality restrictions acceptable to Tenant, a true and accurate copy of Tenant’s most recent
financial statements. 
 13.2 Landlord. 
 (a) Covenant of Quiet Enjoyment. Subject to the terms and conditions of this Lease, on payment of the Rent and observing, keeping and performing all of the other terms and conditions of this
Lease on Tenant’s part to be observed, kept and performed, Tenant shall lawfully, peaceably and quietly enjoy the Premises during the Term hereof, without hindrance or ejection by any persons lawfully claiming under Landlord to have title to
the Premises superior to Tenant. The foregoing covenant of quiet enjoyment is in lieu of any other covenant, express or implied. 
 13.3 As to Both Parties. 
 (a) Recording. Tenant agrees
not to record this Lease or any notice thereof without Landlord’s prior written consent. 
 ARTICLE XIV 

HOLDING OVER; SURRENDER 
 14.1 Holding Over. Any holding over by Tenant after the Expiration Date shall be treated as a daily tenancy at sufferance at a rent equal to 200% of the Adjusted Rent as set forth in
Section 3.2 (prorated on a daily basis). Tenant shall also pay to Landlord all damages, direct and/or indirect, sustained by reason of any such holding over. In all other respects, such holding over shall be on the terms and conditions set
forth in this Lease as far as applicable. 
  

  
 15 

 14.2 Surrender of Premises. Upon the expiration or earlier termination of the
Term, Tenant shall peaceably quit and surrender to Landlord the Premises in the condition in which the same are required to be kept pursuant to Section 9.2, together with Landlord’s Work, excepting only ordinary wear and use and damage by
fire or other casualty for which, under other provisions of this Lease, Tenant has no responsibility to repair or restore. Upon such expiration or earlier termination of the Term, Tenant shall remove from the Premises (i) all of Tenant’s
Removable Property, and (ii) to the extent specified by Landlord at the time of their installation, all Landlord’s Work, and all partitions wholly within the Premises unless installed initially by Landlord in preparing the Premises for
Tenant’s occupancy; and shall repair any damages to the Premises or the Building caused by such removal. Any Tenant’s Removable Property which shall remain in the Building or on the Premises after the expiration or earlier termination of
the Term shall be deemed conclusively to have been abandoned, and either may be retained by Landlord as its property or may be disposed of in such manner as Landlord may see fit, at Tenant’s sole cost and expense. 

ARTICLE XV 

RIGHTS OF MORTGAGEES 
 15.1 Rights of Mortgagees. This Lease is and shall be subordinate to any mortgage from time to time encumbering the Premises, whether executed and delivered prior to or subsequent to the
date of this Lease, if the holder of such mortgage shall so elect. Tenant agrees to execute such instruments of subordination in confirmation of the foregoing agreement as such holder may reasonably request. 

ARTICLE XVI 

DEFAULT; REMEDIES 
 16.1 Tenant’s Default. 
 (a) If at any time subsequent to the
date of this Lease any one or more of the following events (each a “Default of Tenant”) shall happen: 
 (i) Tenant shall fail to pay the Base Rent or Additional Rent hereunder when due and such failure shall continue for three (3) days after written notice to Tenant from Landlord; or 

(ii) Tenant shall neglect or fail to perform or observe any other covenant herein contained on Tenant’s part to be
performed or observed and Tenant shall fail to remedy the same within thirty (30) days after notice to Tenant specifying such neglect or failure; provided, however that if such failure is of such a nature that Tenant cannot reasonably remedy
the same within such thirty (30) day period, then Tenant shall have an additional period, not to exceed ninety (90) days after the notice described in this subsection (ii), to remedy same, so long as Tenant promptly commences (and in any
event within such thirty (30) day period) and prosecutes such remedy to completion with diligence and continuity; or 

  
 16 

 (iii) Tenant shall make an assignment for the benefit of creditors or shall
be adjudicated insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future Federal, State or other statute, law
or regulation for the relief of debtors (other than the Bankruptcy Code, as hereinafter defined), or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or of all or any substantial part of its
properties, or shall admit in writing its inability to pay its debts generally as they become due; or 
 (iv) An
Event of Bankruptcy (as hereinafter defined) shall occur with respect to Tenant; or 
 (v) A petition shall be
filed against Tenant under any law (other than the Bankruptcy Code) seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future Federal State or other statute, law or
regulation and shall remain undismissed or unstayed for an aggregate of sixty (60) days (whether or not consecutive), or if any trustee, conservator, receiver or liquidator of Tenant or of all or any substantial part of its properties shall be
appointed without the consent or acquiescence of Tenant and such appointment shall remain unvacated or unstayed for an aggregate of sixty (60) days (whether or not consecutive); 

(vi) If: (x) Tenant shall fail to pay the Base Rent or Additional Rent hereunder when due or shall fail to
perform or observe any other covenant herein contained on Tenant’s part to be performed or observed and Tenant shall cure any such failure within the applicable grace period set forth in clauses (i) or (ii) above; or (y) a
Default of Tenant of the kind set forth in clauses (i) or (ii) above shall occur and Landlord shall, in its sole discretion, permit Tenant to cure such Default of Tenant after the applicable grace period has expired; and the same or a
similar failure shall occur two times within the next 365 days (whether or not such similar failure is cured within any applicable grace period); 
 then in any such case Landlord may terminate this Lease as hereinafter provided. 
 (vii) For purposes of subsection (a)(iv) above, an “Event of Bankruptcy” means the filing of a voluntary petition by Tenant, or the entry of an order for relief against Tenant,
under Chapter 7, 11, or 13 of the Bankruptcy Code, and the term “Bankruptcy Code” means 11 U.S.C §101, et seq. 
 16.2 Landlord’s Remedies. 
 Upon the
occurrence of a Default of Tenant, Landlord lawfully may immediately terminate this Lease by providing notice to Tenant and may use due course of law to evict Tenant and those claiming through or under Tenant, and may use any other lawful remedies;
and Tenant covenants that in case of such termination, Tenant will forthwith pay to Landlord as damages a sum equal to the amount by which the rent and other payments called for hereunder for the remainder of the term exceed the fair rental value of
the Premises for the remainder of the 

  
 17 

 
term, and, in addition thereto, will during the remainder of the term, pay to Landlord on the last day of each calendar month the difference, if any, between the rental (including without
limitation Base Rent and Additional Rent) which would have been due for such month had there been no such termination and the sum of the amount being received by Landlord as rent from occupants of the Premises, if any, and the applicable prorated
amount of the damages previously paid to Landlord. 
 16.3 Waiver. 

(a) Failure on the part of Landlord or Tenant to complain of any action or non-action on the part of the other, no matter how long the
same may continue, shall never by a waiver by Tenant or Landlord of any of their respective rights hereunder. Further, no waiver at any time of any of the provisions hereof by Landlord or Tenant shall be construed as a waiver of any of the other
provisions hereof, and a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or of any action by the other requiring
such consent or approval shall not be construed to waive or render unnecessary Landlord’s or Tenant’s consent or approval to or of any subsequent similar act by the other. 

(b) No payment by Tenant, or acceptance by Landlord, of a lesser amount than that due from Tenant to Landlord hereunder shall be treated
otherwise than as a payment on account of the earliest installment of any payment due from Tenant hereunder. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such
check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any other rights or remedies which Landlord may have against Tenant. 

16.4 Landlord’s Default. Landlord shall in no event be in default under this Lease unless Landlord shall neglect or
fail to perform any of its obligations hereunder and shall fail to remedy the same within thirty (30) days after notice to Landlord specifying such neglect or failure, or if such failure is of such a nature that Landlord cannot reasonably
remedy the same within such thirty (30) day period, Landlord shall fail to commence promptly (and in any event within such thirty (30) day period) to remedy the same and to prosecute such remedy to completion with diligence and continuity.

 16.5 Tenant’s Remedies. In the event of Landlord’s default under this Lease, and failure to cure same
within any applicable notice and cure period, Tenant shall have the remedies available to it at law and in equity, as the same may be limited or waived by the terms hereof. Tenant acknowledges that its covenant to pay Base Rent and Additional 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 Base Rent or Additional
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. 

  
 18 

 16.6 Landlord’s Liability. 

(a) General. Tenant agrees to look solely to Landlord’s equity interest in the Property at the time of recovery for
recovery of any judgment against Landlord, and agrees that neither Landlord nor any Successor shall be personally liable for any such judgment, or for the payment of any monetary obligation to Tenant. The provision contained in the foregoing
sentence is not intended to, and shall not, limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord or any Successor, or to take any action not involving the personal liability of Landlord or any Successor to
respond in monetary damages from Landlord’s or any Successor’s assets other than Landlord’s or any Successor’s equity interest in the Property. Notwithstanding any provision herein to the contrary, Landlord shall never be liable
to Tenant for any loss of business or any other indirect or consequential damages suffered by Tenant from whatever cause. 

ARTICLE XVII 
 MISCELLANEOUS PROVISIONS 
 17.1 Brokerage. The parties
warrant and represent that they have dealt with no broker in connection with the consummation of this Lease other than the Brokers. No commission shall be due in connection with this lease transaction, unless a Failure to Lease Permanent Space Event
(as defined in Section 3.2) occurs. 
 17.2 Invalidity of Particular Provisions. If any term or 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 term or provision to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 

17.3 Provisions Binding, Etc. Except as herein otherwise provided, the terms hereof shall be binding upon and shall inure
to the benefit of the successors and assigns, respectively, of Landlord and Tenant (except in the case of Tenant, only such successors and assigns as may be permitted hereunder) and, if Tenant shall be an individual, upon and to his heirs,
executors, administrators, successors and permitted assigns. Each term and each provision of this Lease to be performed by Tenant shall be construed to be both a covenant and a condition. Any reference in this Lease to successors and assigns of
Tenant shall not be construed to constitute a consent by Landlord to such assignment by Tenant. 
 17.4 Notice.
All notices or other communications required hereunder shall be in writing and shall be deemed duly given if delivered in person (with receipt therefor), if sent by reputable overnight delivery or courier service (e.g., Federal Express) providing
for receipted delivery, or if sent by certified or registered mail, return receipt requested, postage prepaid, to Landlord at Landlord’s Address, with a copy to John P. Dougherty, Esq., Nutter, McClennen & Fish, LLP, World Trade Center
West, 155 Seaport Boulevard, Boston, Massachusetts 02210-2604, and to Tenant, at Tenant’s Address. 

  
 19 

 Receipt of notice or other communication shall be conclusively established by either
(i) return of a return receipt indicating that the notice has been delivered; or (ii) return of the letter containing the notice with an indication from the courier or postal service that the addressee has refused to accept delivery of the
notice. Either party may change its address for the giving of notices by notice to the other party given in accordance with this Section 17.4. 
 17.5 When Lease Becomes Binding; Entire Agreement; Modification. 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 become effective and binding only upon the execution and delivery hereof by both Landlord and Tenant. This Lease is the entire agreement between the parties with respect to the Premises and
expressly supersedes any negotiations, considerations, representations and understandings and proposals or other written documents relating hereto. This Lease may be modified or altered only by written agreement between Landlord and Tenant, and no
act or omission of any Agent of Landlord shall alter, change or modify any of the provisions hereof. 
 17.6 Headings and
Interpretation of Sections. The article, section and paragraph headings throughout this Lease 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 Lease. 
 17.7 Waiver of Jury Trial. Landlord
and Tenant hereby each waive trial by jury in any action, proceeding or counterclaim brought by either against the other, on or in respect of 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. 
 17.8 Time Is of the Essence. Time is of the
essence of each provision of this Lease. 
 17.9 Multiple Counterparts. This Lease may be executed in multiple
counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same document. 

17.10 Governing Law. This Lease shall be governed by the laws of the Commonwealth of Massachusetts. 

[SIGNATURES ON FOLLOWING PAGE] 

  
 20 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed,
under seal, by persons hereunto duly authorized, as of the date first set forth above. 
  

			
	 LANDLORD:
  

150 SECOND STREET, LLC,
 a Delaware
limited liability company

		
	By:	 	/s/ Shawn Hurley
	Name: Shawn Hurley
	Title: Manager

  

			
	 TENANT:
  

FOUNDATION MEDICINE, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Steven J. Kafka
	Name: Steven J. Kafka
	Title: Chief Business Officer

  
 21 

 EXHIBIT A 
 Description of Land 
 That certain parcel of land with the buildings thereon situated in
Cambridge, Middlesex County, Massachusetts being bounded and described as follows: 
 65 Bent Street, Cambridge, Massachusetts

  

			
	 WESTERLY
	  	on Second Street, two hundred (200) feet;
	 NORTHERLY
	  	on Charles Street, three hundred (300) feet;
	 EASTERLY
	  	on land of owners unknown, two hundred (200) feet;
	 SOUTHERLY
	  	on Bent Street, three hundred (300) feet.

 Containing 60,000 square feet of land, any or all of said measurements being more or less. 

Subject to that certain Ground Lease dated November 12, 2010 by and between Bent Associates Limited Partnership, a Massachusetts limited
partnership, as ground lessor, and 150 Second Street, LLC, a Delaware limited liability company, as ground lessee, notice of which Ground Lease is recorded with the Middlesex County South District Registry of Deeds in Book 55812, Page 1. 

Being the same premises conveyed by Quitclaim Deed dated December 26, 1985 and recorded with said Deeds in Book 16676, Page 105. 

 EXHIBIT B 
 Plan of Premises 

 

 

 EXHIBIT C 
 Specifications 

 EXHIBIT C 

 

			
	Tenant Fit-Out Space	  	
	150 Second Street, Cambridge, MA	  	02/06/13
	Elkus Manfredi Architects, Project #10106.01	  	

 SECTION 09999 
 SCHEDULE OF FINISHES 
  

			
	ACOUSTICAL CEILING TILE
		
	ACT-1	  	ITEM: Ceiling Tile
		  	LOCATION: Typical throughout
		  	MFR: Armstrong or Equal
		  	CODE: Ultima Fine Fissured High NRC/1821
		  	COLOR: White
		  	NOTE: 24" x 24" x  3/4" thk. beveled tegular edge tile w/ Silhouette XL 9/16" with 1/8" reveal fineline tee system / acoustic
rating
		  	NRC = .7
		  	CONTACT:
	
	CARPET
		
	CPT-1	  	ITEM: Carpet
		  	LOCATION: Typical carpet throughout, unless noted otherwise
		  	MFR: J+J Invision
		  	CODE: Emerge Modular (7982), 24" x 24"
		  	COLOR: 1480 Morph
		  	NOTE: 1/3 Ashlar layout. See plans for pattern direction.
		  	CONTACT: Lauren Burke, Allegheny Contract Flooring. Cell: 203-722-5638
		  	lburke@alleghenycontract.com
		  	
	CPT-2	  	ITEM: Carpet
		  	LOCATION: Conference Rooms/Offices/Reception as noted on the plan
		  	MFR: The Mohawk Group
		  	CODE: Coordination, 24"x24"
		  	COLOR: 3253 This One
		  	NOTE: Quarter turned.
		  	CONTACT: Lauren Burke, Allegheny Contract Flooring. Cell: 203-722-5638
		  	lburke@alleghenycontract.com
		  	
	
	WALL BASE
		
	WB-1	  	ITEM: Wall Base
		  	LOCATION: Typical throughout, unless noted otherwise
		  	MFR: Roppe
		  	CODE: Vinyl - 2" High
		  	COLOR: 193 Black Brown
		  	NOTE: Straight base, except at RF-1 & RF-2
		  	CONTACT:

  
 SCHEDULE OF
FINISHES 
 09999-1 

			
	Tenant Fit-Out Space	  	
	150 Second Street, Cambridge, MA	  	02/06/13
	Elkus Manfredi Architects, Project #10106.01	  	

  

			
	PAINT
		
	PT-1	  	ITEM: Paint
		  	LOCATION: Typical paint throughout, unless noted otherwise
		  	MFR: Benjamin Moore
		  	CODE: 967
		  	COLOR: Cloud White
		  	NOTE: Eggshell Finish
		  	CONTACT: 1.888.854.9889
		
	PT-2	  	ITEM: Paint
		  	LOCATION: Accent walls as noted on plans
		  	MFR: Benjamin Moore
		  	CODE: 2170-30
		  	COLOR: Autumn Cover
		  	NOTE: Eggshell Finish
		  	CONTACT: 1.888.854.9889
		
	PT-3	  	ITEM: Paint
		  	 LOCATION: Ceiling, Soffits

MFR: Benjamin Moore

		  	CODE: White to match ACT
		  	COLOR: see above
		  	NOTE: Flat Finish
		  	CONTACT: 1.888.854.9889
	
	RESILIENT FLOORING
		
	RF-1	  	ITEM: VCT Tile
		  	LOCATION: Staff Lounge, Coats/Equipment Room & Copy Room
		  	MFR: Mannington Commercial
		  	CODE: Progressions
		  	COLOR: 55141 Cool White
		  	NOTE: Checkerboard layout, see plans.
		  	CONTACT:
		
	RF-2	  	ITEM: VCT Tile
		  	LOCATION: Staff Lounge, Coats/Equipment Room & Copy Room
		  	MFR: Mannington Commercial
		  	CODE: Progressions
		  	COLOR: 55129 Putty
		  	NOTE: Checkerboard layout, see plans.
		  	CONTACT:

  
 SCHEDULE OF
FINISHES 
 09999-2 

			
	Tenant Fit-Out Space	  	
	150 Second Street, Cambridge, MA	  	02/06/13
	Elkus Manfredi Architects, Project #10106.01	  	

  

			
	PLASTIC LAMINATE
		
	PL-1	  	 ITEM: Plastic Laminate

LOCATION: Staff Lounge
 MFR: Pionite

CODE: AG021 Suede
 COLOR:
Sable

		  	 NOTE: Base Cabinet Verticals (Cabinet interiors to be black melamine finish)
 CONTACT:

		
	PL-2	  	ITEM: Plastic Laminate
		  	LOCATION: Staff Lounge
		  	MFR: Pionite
		  	CODE: AW141 Suede
		  	COLOR: Rock of Ages
		  	NOTE: Counter top and backsplash
		  	CONTACT:
	
	WOOD
		
	WD-1	  	 ITEM: Solid Core Wood Veneer Doors
 LOCATION: All new doors, unless otherwise noted
 MFR: Kamco Supply

CODE: Ash (TBD) Veneer Door

		  	COLOR: Stained to match base cabinet Plastic Laminate, PL-1
		  	NOTE: Birch veneer may substitute for Ash if lead time for ash is prohibitive
		  	CONTACT: Jim Limerick, 508-587-1384

 - END OF SECTION - 

  
 SCHEDULE OF
FINISHES 
 09999-3 

 EXHIBIT D 
 150 Second Street 
 Building Rules and Regulations 

Tenant (and tenant employees and contractors) shall faithfully observe and comply with the following Rules & Regulations: 

 

	 	1.	The sidewalks, entrances, service elevator lobby, corridors, stairwells, and fire exits of the building shall not be encumbered by any tenant or its agents, employees,
licensees or guests or shall be used for tenant’s premises provided that the fire exits and stairwells shall be so used only in case of an emergency. 

  

	 	2.	All deliveries to and removals from the building of furniture, equipment and supplies shall be by way of the loading dock – a platform (delivery entrance) located
at the ground level of the building and accessible from the street and then only during such hours as may be prescribed by the owner’s representative (Monday through Friday, 7AM – 5PM). During such hours there shall be no separate charge
to tenant for the normal use of the loading dock or freight elevator. After such hours there will be hourly costs for security guards to operate the elevator and to guard the loading dock. 

 

	 	3.	The loading dock and service elevator are for pick ups and deliveries only. Due to limited space at the loading dock, there is a vehicle parking limit of thirty
(30) minutes, unless special arrangements are made with the Property Management Office. Persons using service elevators will sign in at the security desk in the main lobby and be issued a floor pass. Each tenant will supply a list of authorized
employees that require access to the freight elevators. 

  

	 	4.	All incoming and outgoing shipments must be moved directly, by the delivery or pick up agent from the delivery entrance: such shipments will not be held at the delivery
entrance. Building operating personnel are not authorized to sign receipt for shipments to or from the building. 

  

	 	5.	Furniture, equipment and supplies and other packaged materials and items requiring the use of a hand truck, pallet truck or other type of wheeled transport, shall be
moved only upon the service elevator. 

  

	 	6.	All large deliveries, pick ups, moves and removal of demolition materials must be transported on the service elevator after hours, with prior approval of
the owner’s representative and at the expense of the tenant. The removal of demolition material and the delivery of sheet rock will require the smoke detectors in the freight elevators to be disabled. 

 

	 	7.	No hand truck, pallet truck or other type of wheeled transport shall be used in the lobbies, corridors or elevators of the building. 

 

	 	8.	The owner’s representative reserves the right to inspect all items to be brought into the building and to exclude from the building all items which violate any
provision of the rules and regulations or which may, in the reasonable judgment of the owner’s representative, constitute a hazard or danger to the building, its equipment or occupants. 

	 	9.	Any damage to the building or any part thereof caused by the moving in our out of the building of furniture, equipment, supplies, or other items, shall be repaired by
the owner’s representative at the expense of the tenant responsible. 

  

	 	10.	Tenant shall notify the property management office when safes or other heavy equipment are to be taken in or out of the building, and such moving shall only be done
after written permission is obtained from the property management office on such conditions, as the property management office shall require. Additional costs related to the installation of such equipment, shall, as for elevator use or window
removal, will be borne by tenant. 

  

	 	11.	All construction and demolition work requires a written request to be approved by the property management office who will act reasonably in connection therewith. Tenant
and tenant’s contractor will be required to follow the 150 Second Street Tenant Improvement Rules and Regulations that is available upon request at the property management office. Upon completion of approved work, tenant must provide
“As-Built” drawings in both CAD and black line form to the owner’s representative. 

  

	 	12.	Access to the area above the ceiling must be scheduled and approved by the property management office. All ceiling tiles must be back in place by the end of the working
day. 

  

	 	13.	The property management office reserves the right to control and operate the public portions of the building and the public facilities, as well as the facilities
furnished for the common use of the tenants, in such manner as they deem best for the benefit of the tenants. 

  

	 	14.	The property management office reserves the right to exclude from the building, during non-business hours, all persons who do not present a valid building access photo
id card. 

  

	 	15.	The property management office must be given advance written notification of any after-hour functions or deliveries requiring access via loading dock or building
services. Tenant shall reimburse the owner’s representative for any costs incurred in connection with these services. 

  

	 	16.	No additional locks or bolts of any kind shall be placed upon any of the doors in any tenant’s premises and no lock on any door therein shall be changed or altered
in any respect without property management approval. 

  

	 	17.	No acids, vapors, or other materials shall be discharged into non-designated waste lines, vents or flues of the building. The water wash closets and other plumbing
fixtures in or serving any tenant’s premises (not specifically designed for this purpose) shall not be used for any purpose other than that for which they were designed or constructed, and no sweeping shall be deposited therein. The property
management office shall repair any damage resulting to the same from misuse by a tenant, at the expense of the tenant. 

	 	18.	No tenant shall obtain, or accept for use in its premises, drinking water, food, beverage dispensers or vending machines of any kind without the written consent of the
property management office, and then only from such suppliers in such places within the tenant’s premises and under such regulations as may be prescribed by the property management office. 

 

	 	19.	If a tenant’s premises becomes infested with vermin, such tenant, at its sole cost and expense, unless it is clearly determined that the same has been caused
entirely by others, shall cause it premises to be exterminated by such exterminators as shall be approved by the property management office at such times and to such extent as the property management office deems necessary. 

 

	 	20.	No part of the tenant’s premises shall be occupied at any time as sleeping quarters and no part of the building shall be used for gambling or for any immoral or
unlawful purposes or practices. No intoxicating liquor shall be sold in any part of the building unless allowed by the lease agreement. 

  

	 	21.	No animals or birds, bicycles, skate boards, in-line skater or other vehicles shall be allowed in the corridors, lobbies, elevators, sidewalks, walkways, gardens, or
elsewhere in or around the building. 

  

	 	22.	Canvassing, soliciting or peddling in the building is prohibited and each tenant shall cooperate to prevent the same. 

 

	 	23.	A building directory with the names of the tenants will be provided and maintained by the property management office. The property management office at the
tenant’s expense will make changes in the directory, within a reasonable time period after written notice from the tenant. 

  

	 	24.	Tenants may be requested to assign from their employees, personnel to perform specific tasks required by the building’s emergency evacuation plan. Person so
assigned shall be made available from time to time for instructions by the building life safety director. 

  

	 	25.	Access to building tele/com centers and closets will be provided by building security only. All tenant tele/com vendors must follow 150 Second Street’s Low Voltage
Cabling Policy manual that is available at the property management office. Anyone requesting access must have a valid id from the telecommunication company that employs them or be listed on the approved access list that is maintained at the property
management office. 

  

	 	26.	Building maintenance will provide access to the building electric closets only. Tenants will be required to notify the property management office by electronic mail
should a vendor require access. All tenant vendors must have a valid id from the company that employees them or be listed on the approved access list that is maintained at the property management office. 

	 	27.	Portable electric heaters, fans or desktop heating appliances (coffee cup warmers) are not allowed inside any tenant spaces or common areas within the building, unless
approved by the property management office. 

  

	 	28.	Prior written approval, which shall be at the sole discretion of the property management office, must be obtained for installation of any window shades, blinds, drapes
or any other window treatment of any kind. 

  

	 	29.	Plumbing, fixtures and appliances shall be used only for the purpose for which constructed, no other unsuitable material shall be placed therein.

  

	 	30.	Owner and property management office shall have the right to prescribe the weight and position of heavy equipment or objects, which may overstress any portion of the
floors of the premises. All damage done to the building by the improper placing of such heavy items will be repaired at the sole expense of the tenant. 

  

	 	31.	No nails, hooks or screws shall be driven into or inserted in any part of the building except as approved by the property management office, permitted by tenant’s
lease, or as reasonably necessary to permit tenant to hang pictures and other wall decorations within the premises. 

  

	 	32.	Tenant shall comply with all requirements necessary for the security of the premises, including the use or property removal passes for the removal of office
equipment/packages, and use of security control cards for access to the building at all times. 

  

	 	33.	Smoking is not permitted in the 150 Second Street common areas including exterior entrances, vestibules, corridors, restrooms, stairwells and parking garage.
Additionally, smoking is not allowed within 25 feet of the front of the entrance of the building as well as the loading dock entrance. Tenant must comply with requests by the owner’s representative concerning informing their employees of items
of importance to the owner. 

  

	 	34.	All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the premises, unless electrical holdbacks have been
installed. 

  

	 	35.	Owner reserves the right to close and keep locked all entrance and exit doors during hours when the building is closed. Access to the building may be refused unless
person seeking access has proper identification or has previously arranged a pass for access to the building. The owner and its representative shall in no case be liable for damages for any error with regard to the admission to or exclusion from the
building of any person. In case of invasion, mob, riot, public excitement or other commotion, owner reserves the right to prevent access to the building during the continuance of it by any means it deems appropriate for the safety and protection of
life and property. 

	 	36.	No furniture, freight, packages, supplies, equipment or merchandise will be brought into or removed from the building or carried up or down in elevators, except upon
prior notice to the property management office and in such manner, in such specific elevator, and between such hours as shall be designated by the owner. Tenant shall provide the property management office with not less than 24 hours prior notice of
the need to utilize the elevator for any such purpose, so as to provide owner with a reasonable period to schedule such use and to install such padding or take such other actions or prescribe such procedures as are appropriate to protect against
damage to the elevators or other parts of the building. In no event shall tenant’s use of the elevators for any such purpose be permitted during the building’s prescribed business hours. 

 

	 	37.	Tenant shall not disturb, solicit or canvass any occupant of the building and shall cooperate with the owner or owner’s agent to prevent it.

  

	 	38.	The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance of
any kind whatsoever shall be thrown therein. 

  

	 	39.	Tenant shall not use any method of heating or air conditioning other than that which is supplied by the owner without the prior written consent of the owner.

  

	 	40.	Cooking shall not be permitted or done by any tenant on the premises, nor shall the premises be used for the storage of merchandise for lodging of for any improper
objectionable or immoral purposes. Notwithstanding the foregoing, laboratory approved equipment and microwave ovens may be used on the premises for heating food and brewing coffee, tea, hot chocolate and similar beverages, provided that such use is
in accordance with applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to owner and other tenants. 

 

	 	41.	Owner will approve where and how telephone wires are to be introduced to the premises. No boring or cutting for wires shall be allowed without the consent of the owner.
The location of telephone, call boxes and other office equipment affixed to the premises shall be subject to the approval of the owner. 

  

	 	42.	Tenant, it’s employees and agents shall not loiter in the entrances or corridors, nor in any way obstruct the sidewalks, lobby, halls, stairwells or elevators and
shall use the same only as a means of ingress and egress for the premises. 

  

	 	43.	Tenant shall store all trash and garbage within the interior of the premises. No material shall be placed in the trash boxes or receptacles if material is of such
nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the City of Cambridge without violation of any law or ordinance governing such disposal. All trash, garbage and refuse
disposal shall be made only through entryways and elevators provided for such purposes at such times, as owner shall designate. 

  

	 	44.	Tenant shall assume any and all responsibility for protecting the premises form theft, robbery and pilferage, which includes keeping doors locked and other means of
entry to the premises closed, when the premises are not occupied. 

	 	45.	Owner may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants. This shall not prevent the owner from thereafter
enforcing any such Rules and Regulations against any or all tenants of the building. 

  

	 	46.	No awnings or other projects shall be attached to the outside walls of the building without the prior written consent of the owner. No curtains, blinds, shades or
screens shall be attached to or hung in, or used in connection with any window or door of the premises without prior written consent of the owner. All electrical ceiling fixtures hung in offices or spaces along the perimeter of the building must be
fluorescent and/or of a quality, type, design and bulb color approved by the owner. 

  

	 	47.	Food vendors shall be allowed in the 150 Second Street building upon receipt of a written request from the tenant. The food vendor shall service only the tenants that
have a written request on file in the property management office. Under no circumstances shall the food vendor display their products in a public or common area including corridors and elevator lobbies. Any failure to comply with this rule shall
result in the immediate permanent withdrawal of the vendor from 150 Second Street. 

  

	 	48.	Tenant shall comply with any non smoking ordinances adopted by any applicable governmental authority. In addition, owner reserves the right to designate in owner’s
sole discretion, the only outside areas of the premises where smoking shall be permitted. 

  

	 	49.	Owner and its agent have the right to evacuate 150 Second Street in the event of an emergency or catastrophe. 

 

	 	50.	Owner and its agent reserves the right at any time to change or rescind any one or more of these Rule and Regulations or to make such other further reasonable Rules and
Regulations as in owner’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the premises and building, and for the preservation of good order therein, as well as for the convenience of other
occupants and tenants. Owner shall not be responsible to tenant or to any other person for the non-observance of the Rules and Regulations and tenant shall agree to abide by these rules as a condition of its occupancy of the premises.

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