Document:

EX-10.16

 Exhibit 10.16 

LEASE 
 Basic Lease
Information 
  

			
	 Date:
	  	 January 10, 2020

		
	 Landlord:
	  	 SHAC INGOLD APARTMENTS LLC,

a Delaware limited liability company

		
	 Tenant:
	  	 VECTOR LABORATORIES, INC.,

a California corporation

		
	 Building (Section 1.1):
	  	 The building containing approximately 65,000 rentable square feet, commonly known as 30 Ingold Road, Burlingame,
California.

		
	 Land (Section 1.1):
	  	 The real property legally described on Exhibit A attached hereto. The Land consists of approximately 3.20
acres of land.

		
	 Existing Improvements (Section 1.1):
	  	 The Building and all other improvements on the Land, including, without limitation, the parking structure and other
parking areas, drive aisles, sidewalks, loading areas, access roads and landscaping.

		
	 Premises (Section 1.1):
	  	 The Existing Improvements and the Land. The Premises is approximately outlined on Exhibit B attached
hereto.

		
	 Term; Expiration Date (Section 2.1):
	  	 The term of this Lease (the “Term”) shall be a period commencing on the Commencement Date and ending on
the last day of the twenty-third (23rd) full calendar month from and after the Commencement Date (the “Expiration Date”), unless the Term is terminated earlier pursuant to the terms of this Lease.

		
	 Commencement Date (Section 2.1):
	  	 The date on which the “Close of Escrow,” as that term is defined in the Purchase Agreement (as defined in
Section 15.7 below) occurs. It is intended that “Escrow Holder,” as that term is defined in the Purchase Agreement, shall insert the date on which the Close of Escrow occurs as the Date of this Lease hereinabove.

		
	 Base Rent (Section 3.1):
	  	 One Hundred Thirty Five Thousand Six Hundred Fifty-Two and 18/100 Dollars
($135,652.18) per month for a total lease consideration of Three Million One Hundred Twenty Thousand Dollars ($3,120,000) (the “Aggregate Rent Consideration”) to be paid to Landlord during the Term.

		
	 Permitted Use of the Premises (Section 4.1):
	  	 All uses permitted by Legal Requirements (as defined in Section 4.4
below).

			
		
	 Landlord’s Address (Section 14.1):
	  	 c/o SummerHill Apartment Communities Investments LLC

3000 Executive Parkway, Suite 450

San Ramon, CA 94583
 Email:
JZeiszler@shapartments.com
 Attn: Jeff Zeiszler

 
 with a copy to:

 
 SummerHill Apartment Communities Investments LLC

777 S. California Avenue
 Palo
Alto, CA 94304
 Attn: General Counsel

		
	 Tenant’s Address (Section 14.1):
	  	 Vector Laboratories, Inc.

30 Ingold Road
 Burlingame,
California 94010
 Attn: John Lai
  

with a copy to:
  

Allen Matkins Leck Gamble Mallory & Natsis LLP

Three Embarcadero Center, 12th Floor

San Francisco, California 94111-4074

Attn: Lee A. Edlund, Esq.

		
	 Landlord’s Address for Payment of Rent (Section 3.4):
	  	 c/o SummerHill Apartment Communities Investments LLC

3000 Executive Parkway, #450
 San
Ramon, CA 94583
 Attn: Controller

		
	 Security Deposit:
	  	 An amount equal to the one monthly installment of Base Rent.

		
	 Guarantor of Lease (Section 3.10):
	  	 Maravai Life Sciences Holdings, LLC, a Delaware limited liability company

		
	 Exhibits:
	  	 Exhibit A            Legal Description of the Land

Exhibit B            Outline of the Premises

Exhibit C            List of Approved Contractors

Exhibit D            Permitted Materials

Exhibit E            Guaranty of Lease

 The foregoing Basic Lease Information is incorporated in and made a part of the Lease to which
it is attached. If there is any conflict between the Basic Lease Information and the Lease, the Basic Lease Information shall control. 

[CONTINUES ON THE NEXT PAGE] 

  
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 LEASE 

THIS LEASE, made as of the date specified in the Basic Lease Information, by and between the landlord specified in the Basic
Lease Information (“Landlord”), and the tenant specified in the Basic Lease Information (“Tenant”). 

W I T N E S S E T H: 

ARTICLE 1 
 Premises 

1.1        Lease of Premises. Landlord hereby leases to Tenant, and Tenant
hereby leases from Landlord, for the term and subject to the covenants hereinafter set forth, to all of which Landlord and Tenant hereby agree, the building commonly known as 30 Ingold Road, Burlingame, California (the “Building”)
and all other improvements (together with the Building, collectively, the “Existing Improvements”) on the land legally described in Exhibit A (the “Land”), all as specified in the Basic Lease
Information (collectively, the “Premises”), and as approximately outlined on Exhibit B attached hereto. Landlord and Tenant stipulate and agree that, for purposes of this Lease, the Building contains the number
of square feet of rentable area specified in the Basic Lease Information and the Land contains the number of acres specified in the Basic Lease Information, and neither the Building nor the Land shall be subject to remeasurement during the Term.

 1.2        Premises “As Is”. Tenant acknowledges that it is
presently in possession of the Premises and is fully aware of the condition of the Premises. Landlord shall have no obligation to construct or install any improvements in the Premises or to remodel, renovate, recondition, alter or improve the
Premises in any manner, and Tenant shall accept the Premises “as is” and in its existing condition on the Commencement Date. Landlord and Tenant expressly agree that there are and shall be no implied warranties of merchantability,
habitability, fitness for a particular purpose, or any other kind arising out of this Lease and there are and shall be no warranties that extend beyond the warranties, if any, expressly set forth in this Lease. For purposes of Section 1938(a)
of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Premises have not undergone inspection by a Certified Access Specialist (CASp). As required by Section 1938(e) of the California Civil
Code, Landlord hereby states as follows: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under
state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or
potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of
making any repairs necessary to correct violations of construction-related accessibility standards within the premises.” Notwithstanding anything to the contrary contained in this Lease, if Tenant obtains a CASp inspection or if Tenant desires
that any improvements, repairs or maintenance recommended in a CASp inspection report be performed, then Tenant shall be responsible for the costs of any improvements, repairs or maintenance to the Premises which are required in any CASp inspection
or report or that are desired by Tenant for any reason. 

1.3        Parking. During the Term, as the sole occupant of the Premises (and
the Property), Tenant shall have the exclusive right to use all parking spaces located on the Property. 

 1.4        Signage.
Notwithstanding anything contained in the Lease to the contrary, during the Term, Tenant shall have the right, at Tenant’s sole cost and expense, to maintain exterior signage in the locations currently utilized by Tenant at the Premises.
Landlord shall not be entitled to install or erect any other signage on the Premises. Upon the termination of this Lease, Tenant may, if it desires, at its sole cost and expense, remove any signage containing Tenant’s name or logo in accordance
with Section 7.2 below. 
 1.5        Tangible and
Intangible Personal Property. Tenant shall have the right, throughout the Term and at no additional cost, to use any tangible personal property, if any, that was conveyed to Landlord by Tenant prior to or concurrently with the Commencement Date
pursuant to the Purchase Agreement (the “Tangible Property”) and Tenant shall have the right to use such permits and licenses conveyed to Landlord pursuant to the Purchase Agreement that are necessary for the continuing use of the
Premises and operation of Tenant’s business on the Premises (the “Intangible Property” and together with the Tangible Property, the “Licensed Property”). Landlord hereby makes no representations or warranties
regarding the condition of the Licensed Property, and Tenant accepts the Licensed Property in its currently existing, “AS-IS, WHERE-IS, WITH ALL FAULTS,”
condition. The Licensed Property specifically excludes all warranties, guaranties, indemnities, licenses, permits, entitlements, governmental approvals and certificates of occupancy obtained by Landlord or necessary for Landlord’s development
plan or used in connection with Landlord’s development plan. Tenant shall continue to use the Licensed Property in connection with the operation, management and maintenance of the Premises. Tenant shall maintain any personal property comprising
the Licensed Property in good condition, repair and working order, reasonable wear and tear excepted, and none of such personal property shall be removed from the Premises, unless replaced by unencumbered personal property of equal or greater
utility and value. Tenant shall not cause or permit any liens, encumbrances or security interests of any kind or nature to attach to the Licensed Property during the Term. Otherwise, Tenant shall surrender the Licensed Property in its “AS-IS, WHERE-IS, WITH ALL FAULTS,” condition upon the expiration or earlier termination of this Lease. 

ARTICLE 2 
 Term 

2.1        Term of Lease. The term of this Lease (the “Term”)
shall be the term specified in the Basic Lease Information, which shall commence on the commencement date specified in the Basic Lease Information (the “Commencement Date”) and, unless sooner terminated as hereinafter provided,
shall end on the expiration date specified in the Basic Lease Information (the “Expiration Date”). 

2.2        Holding Over. Tenant has no right to retain possession of the
Premises or any part thereof beyond the expiration of the Term or the termination of this Lease. If, without consent by Landlord, Tenant holds possession of the Premises for more than ten (10) days after the expiration or earlier termination of
this Lease, then such holding over shall be without Landlord’s consent and if Landlord accepts Base Rent after the expiration or earlier termination of this Lease, shall be on the basis of a month-to-month tenancy subject to all of the terms and conditions of this Lease, except that the Base Rent payable during such
month-to-month tenancy shall be equal to two hundred percent (200%) of the Base Rent in effect at the expiration of the Term of this Lease, prorated for an partial
calendar months. Landlord and Tenant each shall have the right to terminate such month to month tenancy by giving at least thirty (30) days’ written notice of termination to the other at any time, in which event such tenancy shall
terminate on the termination date set forth in such termination notice. Nothing contained herein shall be construed as consent by Landlord to any holding over by Tenant. Tenant acknowledges that Landlord’s development plans require that Tenant
and all subtenants vacate the Premises no later than the expiration of the Term or earlier termination of this Lease and that Landlord will be significantly damaged if Tenant or any subtenant fails to timely vacate the Premises. Therefore, if the
Term expires and Tenant or any subtenant holds over or otherwise fails to surrender possession of the Premises at the end of the Term in the manner required under this Lease, in addition to all rights and remedies of Landlord provided for in this
Lease or at law or equity, 

  
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Tenant shall indemnify, protect, defend and hold Landlord entirely free and harmless from and against any and all damages, losses, claims, suits, actions, costs, expenses and liabilities
(including without limitation, attorneys’ fees and costs) arising from or attributable to Tenant’s or subtenant’s failure to vacate the Premises when due, including, without limitation, losses due to construction delays, carry costs
and other similar damages. 
 2.3        Tenant’s Right to Terminate.
Tenant shall have the option to terminate and cancel this Lease at any time during the Term only by doing each of the following: (i) Tenant shall provide Landlord with no less than thirty (30) days prior written notice (the
“Termination Notice”), which Termination Notice shall specify the effective date of such early termination (the “Early Termination Date”) and (ii) concurrently with the delivery of the Termination Notice,
Tenant shall deliver a payment (the “Termination Payment”) to Landlord in the aggregate amount of all of the monthly Rent that would be due from Tenant to Landlord each month for the remainder of the Term after the Early Termination
Date so that Landlord will have received the Aggregate Rent Consideration. For example, if Tenant delivers the Termination Notice and Tenant has paid Base Rent through the end of the sixth month of the Term, the Termination Payment due to Landlord
will be $2,306,087.06 (calculated as the remaining seventeen (17) months of Base Rent to be paid through the end of the Term, multiplied by the Base Rent of One Hundred Thirty Five Thousand Six Hundred Fifty Two and 18/100 Dollars ($135,652.18)
per month). As a further example, if Tenant delivers the Termination Notice and Tenant has paid Base Rent through the end of the 20th month of the Term, the Termination Payment due to Landlord will be $406,956.54 (calculated as the remaining three
(3) months of Base Rent to be paid through the end of the Term, multiplied by the Base Rent of One Hundred Thirty Five Thousand Six Hundred Fifty Two and 18/100 Dollars ($135,652.18) per month). Following Tenant’s delivery of the
Termination Notice and the Termination Payment, the Expiration Date of the Lease shall be the Early Termination Date for all purposes of this Lease, and the Term shall expire on the Early Termination Date. On or before the Early Termination Date,
Tenant shall surrender the Premises to Landlord in the condition otherwise required hereunder. 
 ARTICLE 3 

Rent 

3.1        Base Rent. Commencing on the Commencement Date and continuing
thereafter throughout the Term, Tenant shall pay to Landlord monthly base rent as specified in the Basic Lease Information (the “Base Rent”). 

3.2        Landlord’s Property Tax Obligation. Commencing on the
Commencement Date and continuing thereafter throughout the Term, Landlord shall pay any and all Property Taxes (as defined below) related to the Property. The parties acknowledge and agree that in no event shall Tenant have any obligation to pay (or
to reimburse Landlord for) any Property Taxes. As used herein, “Property Taxes” shall mean all taxes, assessments, excises, levies, fees and charges (and any tax, assessment, excise, levy, fee or charge levied wholly or partly in
lieu thereof or as a substitute therefor or as an addition thereto) of every kind and description, general or special, ordinary or extraordinary, foreseen or unforeseen, secured or unsecured, whether or not now customary or within the contemplation
of Landlord and Tenant, that are levied, assessed, charged, confirmed or imposed by any public or government authority on or against, or otherwise with respect to, the Premises or any part thereof or any personal property used in connection with the
Premises. Tenant is responsible to pay all taxes levied, assessed, charged, confirmed or imposed on Tenant’s tangible or intangible personal property, trade fixtures and equipment. 

3.3        Additional Rent. Throughout the Term, Tenant shall pay, as
additional rent and in addition to Base Rent, all other amounts of money and charges required to be paid by Tenant under this Lease (including, without limitation, the costs of any Tenant Directed Insurance as defined below), whether or

  
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not such amounts of money or charges are designated “additional rent.” As used in this Lease, “rent” shall mean and include Base Rent and all additional rent
payable by Tenant in accordance with this Lease. 
 3.4        Utility
Charges. During the Term, Tenant shall promptly pay directly to the provider, as the same become due, all charges for water, gas, electricity, telephone, sewer service, waste pick up, and any other utilities, materials or services furnished
directly to or used by Tenant on or about the Premises during the Term, together with any taxes thereon. If Tenant fails to timely pay any such charges for water, gas, electricity, telephone, sewer service, waste
pick-up or any other utility charges, Landlord, in its sole discretion, may pay such amounts directly and include such charges as additional rent. 

3.5        Landlord’s Insurance Costs. If Landlord obtains any Tenant
Directed Insurance (defined below), then within five (5) business days after written demand from Landlord (such demand indicating the amount of the insurance premium and other costs for any insurance obtained in connection therewith), Tenant
shall pay as additional rent the full amount of the insurance premium and other costs for any insurance obtained by Landlord as described in Section 8.3 below. 

3.6        Rent Payment. Tenant shall pay Base Rent to Landlord, in advance, on
or before the first (1st) day of each and every calendar month during the Term without notice, demand, deduction or offset. Base Rent shall be prorated for any partial calendar months during the
Term. All other additional rent shall be paid in arrears within thirty (30) days of an invoice together with reasonable supporting documentation. Tenant shall pay all rent to Landlord in lawful money of the United States of America, at the
address for the payment of rent specified in the Basic Lease Information, or to such other person or at such other place as Landlord may from time to time designate in writing. For convenience, Tenant may include payment of the estimated amount of
additional rent and any other charges, if any, and the Base Rent in one check. 

3.7        Late Payment. Tenant acknowledges that the late payment by Tenant of
any rent will cause Landlord to incur costs and expenses, the exact amount of which is extremely difficult and impractical to fix. Such costs and expenses will include administration and collection costs and processing and accounting expenses.
Therefore, if any rent is not received by Landlord within five (5) business days after the date such payment is due (with respect to regularly scheduled payments such as Base Rent) or within five (5) business days after any additional rent
was due, Tenant shall immediately pay to Landlord a late charge equal to five percent (5%) of such delinquent amount; provided, however, that on the first occasion of any late payment by Tenant during any calendar year of the Term, Landlord shall
give Tenant notice of such late payment and Tenant shall have a period of five (5) business days thereafter in which to make such payment before any late charge is assessed. If any rent remains delinquent for a period of thirty (30) days
after the date such payment was due, then, in addition to such late charge, interest shall accrue on such rent from the thirty-first (31st) day after such payment became due until paid at the
lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication H. 15(519), published weekly (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate
ceases to be published) plus three (3) percentage points, and (ii) the highest rate permitted by applicable law. Landlord and Tenant agree that such late charge represents a reasonable estimate of such costs and expenses and is fair
reimbursement to Landlord. In no event shall such late charge be deemed to grant to Tenant a grace period or extension of time within which to pay any rent or prevent Landlord from exercising any right or enforcing any remedy available to Landlord
upon Tenant’s failure to pay any rent when due under this Lease. The parties agree that the above referenced late charge is not a penalty or forfeiture but represents a reasonable estimate of the costs and expenses to be incurred by Landlord in
connection with the late payment of rent 
 3.8        No Accord and
Satisfaction. No payment by Tenant of an amount less than the full amount of any rent due hereunder shall be deemed to be anything other than a partial payment on account of the earliest due rent, nor shall any endorsement or statement on any
check or letter accompanying any such 

  
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partial payment be deemed an accord and satisfaction, and Landlord may accept such partial payment without prejudice to Landlord’s right to recover the balance due of such rent or to pursue
any remedy available under this Lease, at law or in equity. Landlord may accept any partial payment from Tenant without invalidating any default notice required to be given under this Lease (to the extent such default notice is required) and without
invalidating any notice required by any law pertaining to recovery of possession of the Premises or enforcement of any remedy after a default by Tenant. 

3.9        Security Deposit. Tenant concurrently with the execution of this
Lease shall deposit the Security Deposit with Landlord, and will keep on deposit at all times during the Term, and any extensions thereof, the sum set forth in the Basic Lease Information, the receipt of which is hereby acknowledged, as security for
the payment by Tenant of all sums herein agreed to be paid and for the faithful performance of all the terms, conditions, and covenants of this Lease. If, at any time during the Term, Tenant shall be in default in the performance of any provision of
this Lease (after any applicable notice and cure periods), Landlord shall have the right to use said Security Deposit, or so much thereof as necessary, in payment of any sums in default as aforesaid, in reimbursement of any expense incurred by
Landlord, and in payment of any damages incurred by Landlord by reason of Tenant’s default. In such event, Tenant shall, on written demand of Landlord, forthwith remit to Landlord a sufficient amount in cash to restore the Security Deposit to
its original amount. In the event Security Deposit has not been utilized as aforesaid, the Security Deposit, or as much thereof as has not been utilized for such purposes, shall be refunded to Tenant, without interest, within sixty (60) days
after the later of (i) termination of the Lease or (ii) surrender and acceptance of the Premises; provided, however, Landlord may retain the same as security for payment of any Additional Rent attributable to the period prior to such
termination until said amounts are calculated and paid in accordance with the provisions hereof. Landlord shall have the right to commingle the Security Deposit with other funds of Landlord. Landlord shall deliver the funds deposited herein by
Tenant to the purchaser of Landlord’s interest in the Premises in the event such interest shall be sold, and thereupon Landlord shall be discharged from further liability with respect to the Security Deposit. If claims of Landlord exceed the
Security Deposit, Tenant shall remain liable for the balance of such claims. 

3.10        Guaranty of Lease. The obligations of Tenant under this Lease shall
be guaranteed jointly and severally by the entity shown in the Basic Lease Information above (“Guarantor”), pursuant to a Guaranty in the form of Exhibit E attached hereto (the “Lease
Guaranty”). 
 3.11        Tenant’s Obligation to Pay the Aggregate
Rent Consideration. Tenant and Landlord acknowledge that this Lease, the Aggregate Rent Consideration and the Term of this Lease are a part of the bargained for consideration between the parties, that the Purchase Price under the Purchase
Agreement (defined in Section 15.7 hereof) was agreed upon in contemplation of and with the agreement of Landlord and Tenant that the full amount of the Aggregate Rent Consideration will be paid from Tenant to Landlord in all circumstances, and
that Landlord (as Buyer under the Purchase Agreement) would not have entered into the Purchase Agreement, this Lease nor would Landlord have agreed to the Base Rent to be paid by Tenant pursuant to this Lease, but for Tenant’s agreement and
obligation to pay the Aggregate Rent Consideration and to fully perform all of its obligations under this Lease. Accordingly, Tenant represents, warrants and agrees that if this Lease terminates, expires or is terminated for any reason on or before
the Expiration Date, Tenant shall pay the Termination Payment to Landlord or otherwise pay such amounts as may be necessary so that Landlord receives the Aggregate Rent Consideration. This Section 3.11 shall survive the termination or
expiration of the Lease. 
 ARTICLE 4 

Use of the Premises 

4.1        Permitted Use. Tenant shall use the Premises for any uses permitted
by Legal Requirements. Without limiting the generality of the foregoing, Landlord acknowledges that Tenant 

  
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intends to continue occupying and using the Premises in a similar manner to its occupancy and use thereof prior to the Commencement Date, which may include, without limitation, holding events at
the Premises (both inside and outside the Building), and that no notice to or approval from Landlord shall be required in connection with the use of the Premises for any lawful purpose. Tenant shall not do or permit to be done in, on or about the
Premises, nor bring or keep or permit to be brought or kept therein, anything which is prohibited by or will in any way conflict with any Legal Requirements now in force or which may hereafter be enacted or that will unreasonably interfere with or
delay Landlord’s proposed entitlements for the redevelopment of the Property. Tenant shall comply with the requirements of all documents recorded in the Official Records of San Mateo County, California, as of the Commencement Date. Tenant shall
not use or allow the Premises to be used for any unlawful activity, nor shall Tenant cause or maintain any nuisance in, on or about the Premises or commit any waste in, on or about the Premises. 

4.2        Environmental Definitions. As used in this Lease, “Hazardous
Material” shall mean any substance that is (a) defined under any Environmental Law (as defined below) as a hazardous substance, hazardous waste, hazardous material, pollutant or contaminant, (b) a petroleum hydrocarbon, including
crude oil or any fraction or mixture thereof, (c) hazardous, toxic, corrosive, flammable, explosive, infectious, radioactive, carcinogenic or a reproductive toxicant, or (d) otherwise regulated pursuant to any Environmental Law. As used in
this Lease, “Environmental Law” shall mean all federal, state and local laws, statutes, ordinances, regulations, rules, judicial and administrative orders and decrees, permits, licenses, approvals, authorizations and similar
requirements of all federal, state and local governmental agencies or other governmental authorities pertaining to the protection of human health and safety or the environment, now existing or later adopted during the Term of this Lease. As used in
this Lease, “Permitted Activities” shall mean the lawful activities of Tenant that are part of the ordinary course of Tenant’s business. As used in this Lease, “Permitted Materials” shall mean Hazardous
Materials stored and handled from time to time by Tenant in accordance with Environmental Laws and in the ordinary course of conducting Permitted Activities. Landlord acknowledges that, as of the Effective Date (as defined in the Purchase
Agreement), the Permitted Materials include those Hazardous Materials (and in the approximate quantities) described on Exhibit D attached hereto. 

4.3        Environmental Requirements. 

(a)        Tenant hereby agrees that: (i) Tenant shall not use, store or
otherwise handle, or permit any use, storage or other handling of, any Hazardous Material in, on or about the Premises during the Term, other than Permitted Materials that are used, stored and handled in compliance with all applicable Environmental
Laws and good Hazardous Materials handling practices; (ii) Tenant shall obtain and maintain in effect all permits and licenses required pursuant to any Environmental Law for Tenant’s activities on the Premises during the Term, and Tenant
shall at all times during the Term comply with all applicable Environmental Laws; (iii) Tenant shall not install after the Commencement Date any aboveground or underground storage tank or any subsurface lines for the storage or transfer of any
Hazardous Material, except for the lawful discharge of waste to the sanitary sewer, and Tenant shall at all times during the Term store all Hazardous Materials in a manner that protects the Premises and the environment from accidental spills and
releases; (iv) Tenant shall not cause or permit to occur during the Term any unauthorized release of any Hazardous Material or any condition of pollution or nuisance on or about the Premises, whether affecting surface water or groundwater, air,
the land or the subsurface environment; (v) Tenant shall promptly remove from the Premises any Hazardous Material which is introduced onto the Premises by Tenant after the Commencement Date which is not a Permitted Material and, on or before
the date Tenant ceases to occupy the Premises, Tenant shall remove from the Premises all Hazardous Materials and all Permitted Materials introduced by Tenant on the Premises after the Effective Date (as defined in the Purchase Agreement); and
(vi) if any unauthorized release of a Hazardous Material to the environment results in any condition of pollution or nuisance occurring on or about or beneath the Premises and the same arises from any act or omission of Tenant or its agents,
officers, 

  
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employees, contractors, invitees or licensees during the Term, Tenant shall, at Tenant’s sole cost and expense, promptly undertake all remedial measures required to clean up and abate or
otherwise respond to such unauthorized release, pollution or nuisance in accordance with all applicable Environmental Laws. Landlord and Landlord’s representatives shall have the right, but not the obligation, upon reasonable prior notice to
Tenant and in accordance with the terms and conditions of Section 4.5 below, to enter the Premises at any reasonable time for the purpose of inspecting the storage, use and handling of any Hazardous Material on the Premises in order to
determine Tenant’s compliance with the requirements of this Lease and applicable Environmental Law. If Landlord gives written notice to Tenant that Tenant’s use, storage or handling of any Hazardous Material on the Premises does not comply
with this Lease or applicable Environmental Law, Tenant shall correct any such violation within ten (10) business days after Tenant’s receipt of such notice from Landlord. 

(b)        Tenant shall indemnify and defend Landlord against and hold Landlord
harmless from all claims, demands, actions, judgments, liabilities, costs, expenses, losses, damages, penalties, fines and obligations of any nature (including reasonable attorneys’ fees and disbursements incurred in the investigation, defense
or settlement of claims) (collectively, “Claims”) that Landlord may incur as a result of, or in connection with, claims arising from the presence, use, storage, transportation, treatment, disposal, release or other handling, on or
about or beneath the Premises, of any Hazardous Material introduced or permitted on or about or beneath the Premises by any act or omission of Tenant or its agents, officers, employees, or contractors on or after the Commencement Date.
Notwithstanding anything contained in the Lease to the contrary, Tenant’s obligations with respect to remediation of Hazardous Materials and to indemnify Landlord for Hazardous Materials at the Premises shall only apply to Hazardous Materials
that Landlord proves were first introduced to the Premises following the Commencement Date. Landlord shall indemnify and defend Tenant against and hold Tenant harmless from all Claims that Tenant may incur as a result of, or in connection with,
claims arising from the presence, use, storage, transportation, treatment, disposal, release or other handling, on or about or beneath the Premises, of any Hazardous Material introduced on or about or beneath the Premises by any act or omission of
Landlord or its agents, officers, employees or contractors on or after the Commencement Date. 

(c)        The liability of Landlord and Tenant under this Section 4.3 shall
survive the termination of this Lease with respect to acts or omissions that occur before such termination. 

4.4        Compliance with Legal Requirements. 

(a)        Tenant shall, at Tenant’s sole cost and expense, promptly comply with
all laws, ordinances, rules, regulations, orders and other requirements of any government or public authority now in force or which may hereafter be in force, and with all directions and certificates of occupancy issued pursuant to any law by any
governmental agency or officer, insofar as any thereof relate to or are required by the condition, use or occupancy of the Premises or the operation, use or maintenance of any personal property, fixtures, machinery, equipment or improvements in the
Premises, including, without limitation, the Americans with Disabilities Act (collectively, “Legal Requirements”); provided, however, that Tenant shall not be required to perform any structural changes to the Premises or
modifications to the building systems and equipment of the Premises unless such changes or modifications are related to or affected or triggered by (i) Tenant’s alterations made to the Premises following the Commencement Date,
(ii) Tenant’s use of the Premises for any purpose, it being acknowledged and agreed that Tenant, at its sole cost and expense, shall be responsible for complying with all laws necessary or that are required in order for Tenant to use and
occupy the Premises or (iii) Tenant’s particular employees or employment practices. 

(b)        Tenant shall be responsible, at Tenant’s sole cost and expense, for
causing the Premises to comply with all Legal Requirements during the Term. Landlord shall have no obligation to perform any improvements, repairs or maintenance or to make any alterations to the Premises to cause the

  
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Premises to comply with any Legal Requirements or to cause the Premises to be suitable for Tenant’s use and purposes. 

(c)        Tenant acknowledges that Landlord intends to develop and construct a
multi-unit residential apartment community on the Premises and, accordingly, the Premises will eventually be demolished by Landlord upon the termination of the Lease. Tenant further acknowledges, consents and agrees that Landlord and Landlord’s
architects, engineers, consultants, vendors and other representatives, together with any prospective buyers or tenants of Landlord, may upon prior reasonable notice to Tenant, conduct studies, test, sampling and investigations at the Premises
(including invasive testing sampling) and further that Landlord may conduct construction activity, such as earthwork, demolition and relocation of utilities on the Land (except physical demolition or construction on the Building) provided that such
construction activity does not unreasonably interfere with Tenant’s use and occupancy of the Premises. Tenant agrees that Landlord shall have no liability to Tenant for any inconvenience, noise, vibrations, dust, temporary road or driveway
closures, or temporary loss of utilities that result from such activity by Landlord provided that such construction activity does not unreasonably interfere with Tenant’s use and occupancy of the Premises. 

4.5        Entry by Landlord. Except as otherwise expressly provided herein
below, Landlord shall have the right to enter the Premises at reasonable hours upon at least forty-eight (48) hours advance notice (provided that no advance notice need be given if an emergency (as determined by Landlord in its good faith
judgment) necessitates an immediate entry), to (a) inspect the Premises, (b) exhibit the Premises to prospective purchasers, tenants or lenders, (c) post notices of non-responsibility,
(d) make any repairs to the Premises, and (e) conduct invasive and non-invasive tests, analysis, investigations and studies of the condition of the Premises provided that such construction activity
does not unreasonably interfere with Tenant’s use and occupancy of the Premises; provided that, Landlord shall at all times be accompanied by a representative of Tenant during any entry into the Building by Landlord (or so long as Tenant makes
a representative available). Tenant waives all claims for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other loss occasioned by such entry
provided that any such entry (and any work in connection therewith) shall be concluded as promptly as reasonably practicable and so as to cause as little interference to Tenant as reasonably practicable. In any entrance into the Premises pursuant to
the provisions of this Section 4.5, Landlord shall comply with Tenant’s reasonable security and confidentiality procedures previously detailed by Tenant to Landlord, except to the extent Landlord or its agents reasonably determine that an
emergency makes compliance with such procedures impracticable. Notwithstanding anything to the contrary contained in this Section 4.5, Tenant may designate certain areas of the Premises as “Secured Areas” as reasonably required for
purposes of securing certain valuable property and confidential information, including, without limitation, as may be required by legal Requirements, and Landlord shall have no right whatsoever to enter such Secured Areas unless accompanied by a
representative of Tenant. 
 ARTICLE 5 

Utilities 

5.1        Tenant’s Responsibilities. Tenant shall pay, directly to the
appropriate supplier before delinquency, for all water, gas, heat, light, power, telephone, sewer, refuse disposal and other utilities and services supplied to the Premises, together with all taxes, assessments, surcharges and similar expenses
relating to such utilities and services. Tenant, at Tenant’s sole cost and expense, shall furnish the Premises with all telephone service, window washing, security service, janitorial, scavenger and disposal services, property management
services, and other services required or desired by Tenant for the use of the Premises permitted by this Lease. Tenant shall keep, maintain and replace, as necessary, in good condition and repair, the plumbing system, utility lines and connections
and other utility fixtures and equipment serving the Premises, including, without limitation, water, sewer, telephone, electrical and gas connections, to their 

  
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respective points of connection with the Premises. Except to the extent otherwise expressly provided in Section 5.2 below, Landlord shall have no obligation whatsoever to provide any
property management services or any other services to Tenant under this Lease. If Landlord retains a property manager during the Term, then such property manager shall not have an office on the Premises, and Landlord shall be solely responsible
(with no reimbursement from Tenant) for all costs and expenses incurred in connection with Landlord’s property manager. 

5.2        Landlord’s Responsibilities. Tenant hereby waives the
provisions of California Civil Code Section 1932(1), 1941 and 1942 or any other applicable existing or future Legal Requirement permitting the termination of this Lease due to such interruption, failure or inability. Landlord shall not be in
default under this Lease or be liable for any damage or loss directly or indirectly resulting from, nor shall the rent be abated (except as otherwise expressly provided herein below) or a constructive or other eviction be deemed to have occurred by
reason of, any interruption of or failure to supply or delay in supplying any such utilities and services or any limitation, curtailment, rationing or restriction on use of water, electricity, gas or any resource or form of energy or other service
serving the Premises, whether such results from mandatory restrictions or voluntary compliance with guidelines; provided, however, that Landlord shall, however, use reasonable and diligent efforts to restore or to cause the restoration of the
interrupted utility service, if and to the extent that the interruption or failure is caused by or the result of, directly or indirectly, the negligence or willful misconduct of Landlord or Landlord’s agents, employees, officers or contractors.
Notwithstanding anything contained herein to the contrary, if any interruption in, or failure or inability to provide any utilities to the Premises is caused by or the result of, directly or indirectly, the negligence or willful misconduct of
Landlord or Landlord’s agents, employees, officers or contractors and continues for three (3) or more consecutive days after Tenant’s written notice thereof to Landlord and Landlord fails to restore or commence repairs or work to
restore such interruption or failure, then Tenant shall be entitled to an abatement of Base Rent, which abatement shall be based on the extent of Tenant’s inability to reasonably use the Premises for Tenant’s business. The abatement
provisions set forth above shall be inapplicable to any interruption in, or failure or inability to provide any utilities that is caused by (x) damage by fire or other casualty or a taking (it being acknowledged that such situations shall be
governed by Articles 11 and 12, respectively), (y) the negligence or willful misconduct of Tenant or Tenant’s agents, employees, officers or contractors, or (z) by any act other than the acts of Landlord, it being acknowledged and agreed
to by Tenant that Tenant is responsible for causing all utilities to be furnished to the Premises throughout the Term. 
 ARTICLE 6 

Maintenance and Repairs 

6.1        Obligations of Landlord. Except to the extent that Landlord or its
agents, employees or contractors causes any damage to the Premises or as otherwise set forth in Section 6.3 below, Landlord shall have no obligation to maintain or repair the Premises during the Term. Landlord shall, at Landlord’s expense,
promptly repair any damage to the Premises caused by Landlord or any agent, employee or contractor of Landlord. 

6.2        Obligations of Tenant. Tenant shall, at all times during the Term of
this Lease and at Tenant’s sole cost and expense, maintain the Premises in good order and operating condition, ordinary wear and tear excepted, in order to permit Tenant to operate its then current business activities at the Premises, as
reasonably determined by Tenant; provided that (i) Tenant’s obligations regarding maintenance of the Premises shall be limited to maintaining the Premises in the same condition as of the Commencement Date, normal and tear excepted,
(ii) in no event shall Landlord be required make any capital improvements, repairs or replacements to the Premises (including, without limitation, the structural portions of the Premises or the major building systems of the Premises) during the
Term, and (iii) subject to Section 7.2 below, upon Tenant’s surrender of the Premises to Landlord on the expiration or earlier termination of the Term, Tenant 

  
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shall not be required to repair or replace any portion of the Premises to the extent that the Premises (or any portions thereof) was in the same condition as of the Commencement Date, ordinary
wear and tear excepted. Subject to the terms and conditions of Section 8.4 and Article 11 below, Tenant shall, at Tenant’s expense, promptly repair any damage to the Premises caused by Tenant or any agent, officer, employee, contractor,
licensee or invitee of Tenant. 
 6.3        Capital Repairs and
Replacements. Landlord shall have no obligation to make any capital repairs of any kind or nature during the Term. If Tenant determines that any capital repairs are desired or necessary for Tenant’s continued lawful use of the Premises,
then Tenant may make such repairs or replacements at its sole costs and expense. If Landlord is required by law to make any capital repairs or replacements to the Premises for any reason, then Landlord may terminate this Lease with thirty
(30) days prior written notice to Tenant, or Landlord may elect to make such repairs and Tenant shall pay to Landlord the actual costs of such capital repairs and/or reimburse Landlord for the cost of such capital repairs within thirty
(30) days after delivery of written demand therefore from Tenant. 
 ARTICLE 7 

Alteration of the Premises 

7.1        Alterations. Landlord agrees to allow Tenant to make such
alterations to the Premises as are in the reasonable opinion of Tenant necessary for the operation of Tenant’s business. Landlord shall have no obligation to reimburse Tenant or pay for any alterations approved by Landlord. Tenant will not make
any structural alterations to the Premises or any part thereof without first providing to Landlord the architectural plans and specifications relating thereto. All alterations, additions and improvements in or to the Premises to which Landlord
consents (or is deemed to have consented) shall be made by Tenant at Tenant’s sole cost and expense as follows: 

(a)        With respect to those alterations requiring Landlord’s consent,
Tenant shall submit to Landlord, for Landlord’s written approval, complete plans and specifications for all work to be done by Tenant. Such plans and specifications shall be prepared by responsible licensed architect(s) and engineer(s)
reasonably approved by Landlord (provided that, Landlord hereby approves those architects and engineers, if any, listed on Exhibit C attached hereto), shall comply with all Legal Requirements, shall be in a form sufficient to
secure the approval of all government authorities with jurisdiction over the Premises, and shall be otherwise satisfactory to Landlord in Landlord’s reasonable discretion (provided that, in no event shall Tenant be required to construct
improvements to any particular LEED standard, except as may be required by Legal Requirements). 

(b)        Tenant shall obtain all required permits for the work. Tenant shall engage
responsible licensed contractor(s) to perform all work, each of whom shall be subject to Landlord’s reasonable approval; provided that, Landlord hereby approves those contractors, if any, listed on Exhibit C attached hereto; and
further provided that, in no event shall Landlord require Tenant to use union labor. Tenant shall perform all work in accordance with the plans and specifications approved by Landlord (with respect to those alterations requiring Landlord’s
consent), in a good and workmanlike manner, in full compliance with all applicable Legal Requirements. Tenant shall pay for all work (including the cost of all utilities, permits, fees, taxes, and property and liability insurance premiums in
connection therewith) required to make the alterations, additions and improvements. Under no circumstances shall Landlord be liable to Tenant for any damage, loss, cost or expense incurred by Tenant on account of design of any work, construction of
any work, or delay in completion of any work. 
 (c)        Tenant shall give
written notice to Landlord of the date on which construction of any work will be commenced at least five (5) days prior to such date. Tenant shall keep the Premises free from mechanics’, materialmen’s and all other liens arising out
of any work performed, labor supplied, 

  
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materials furnished or other obligations incurred by Tenant. Tenant shall promptly and fully pay and discharge all claims on which any such lien could be based. Tenant shall have the right to
contest the amount or validity of any such lien, provided Tenant gives prior written notice of such contest to Landlord, prosecutes such contest by appropriate proceedings in good faith and with diligence, and, upon request by Landlord, furnishes
such bond as are sufficient to remove the lien from title to the Premises. Landlord shall have the right to post and keep posted on the Premises any notices that may be provided by law or which Landlord may deem to be proper for the protection of
Landlord and the Premises from such liens, and to take any other action Landlord deems necessary to remove or discharge liens or encumbrances at the expense of Tenant. 

(d)        Landlord shall approve or disapprove of any matter requiring
Landlord’s approval under this Article 7 no later than ten (10) days following its receipt of Tenant’s request for approval. Landlord agrees not to unreasonably condition or object to any matter requiring Landlord’s approval
under this Article 7. If Landlord disapproves of any matter requiring Landlord’s approval under this Article 7, Landlord shall detail with specificity the reason for its objection in such disapproval notice. If Landlord fails to respond to any
request for approval under this Article 7 within ten (10) days following Tenant’s delivery of a written request for Landlord’s approval, then Tenant may provide a second written notice to Landlord, which notice shall state that
failure to approve or disapprove such request within five (5) days shall constitute Landlord’s consent to the proposed matter. Landlord’s failure to approve or disapprove of such matter within five (5) days of Tenant’s
second request for approval shall be deemed Landlord’s approval of such matter. Landlord shall have no right to charge Tenant any coordination, supervision, management or other fees in connection with any alterations performed by Tenant. 

7.2        Landlord’s Property; Surrender. All alterations, additions,
fixtures and improvements, made in or to the Premises by Landlord or Tenant shall become part of the Premises and Landlord’s property and, notwithstanding anything contained herein to the contrary, Tenant shall not be required to remove any
such alterations, additions, fixtures and improvements, at the expiration or earlier termination of this Lease. All movable furniture, equipment, trade fixtures (whether or not attached to the Premises), signage containing Tenant’s name or
logo, cameras (whether or not affixed to the interior or exterior of the Premises), computers, office machines and other personal property shall remain the property of Tenant. Upon termination of this Lease, Tenant may, at Tenant’s expense,
remove any such movable furniture, equipment, trade fixtures, signage, cameras, computers, office machines and other personal property from the Premises that Tenant desires; provided, however, that, notwithstanding anything to the contrary contained
in this Lease, upon Tenant’s vacation and surrender of the Premises to Landlord, (i) all piping, electrical, and cabling in the Premises relating to such removals will remain in its “as-is”
condition, (ii) in no event shall Tenant be obligated to repair or restore any holes, penetrations or other openings in the walls (interior or exterior), floors, ceilings or monuments in connection with, resulting from or caused by the removal
of Tenant’s movable furniture, equipment, trade fixtures, signage, cameras, computers, office machines and other personal property, (iii) Tenant shall remove and dispose of in accordance with Environmental Law any and all Hazardous
Materials brought onto the Property by Tenant after the Effective Date (as defined in the Purchase Agreement); and (iv) Tenant shall terminate or cancel any operating permits, utility service contracts or other service contracts affecting the
Premises so that all such contracts and services are terminated on or before the expiration of this Lease. Any moveable furniture, equipment, trade fixtures, signage, cameras, computers, office machines or other personal property that Tenant does
not remove from the Premises shall become the personal property of Landlord, which may be disposed of by Landlord in Landlord’s sole discretion, and Tenant shall have no obligation to pay for the cost of removal thereof. 

  
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 ARTICLE 8 

Indemnification and Insurance 

8.1        Damage or Injury. Landlord shall not be liable to Tenant, and Tenant
hereby waives all claims against Landlord, for any damage to or loss or theft of any property or for any bodily or personal injury, illness or death of any person in, on or about the Premises arising at any time and from any cause whatsoever, except
to the extent caused by the negligence or willful misconduct of Landlord. Tenant shall indemnify and defend Landlord and Landlord’s officers, directors, members, managers, shareholders, agents, employees, lenders, consultants, engineers and
assigns (collectively, “Landlord’s Indemnitees”) against and hold Landlord and Landlord’s Indemnitees harmless from all Claims arising from or related to Tenant’s use of the Premises during the Term or any damage,
bodily or personal injury, illness or death of any person occurring (i) within the Building during the Term from any cause whatsoever (except to the extent caused by the negligence or willful misconduct of Landlord, or its agents, contractors,
officers, or employees), or (ii) in, on or about any part of the Premises outside the Building to the extent such damage, bodily or personal injury, illness or death is caused by negligence or willful misconduct of Tenant or its agents,
contractors, officers, or employees. Landlord shall indemnify and defend Tenant against and hold Tenant harmless from all Claims arising from or related to any damage, bodily or personal injury, illness or death of any person occurring in, on or
about any part of the Premises to the extent such damage, bodily or personal injury, illness or death is caused by negligence or willful misconduct of Landlord or its agents, contractors, officers, or employees. This section 8.1 shall survive the
termination of this Lease with respect to any damage, bodily or personal injury, illness or death occurring prior to such termination. 

8.2        Tenant’s Insurance Coverages. Tenant shall, at all times during
the Term of this Lease and at Tenant’s sole cost and expense, obtain and keep in force the insurance coverages and amounts set forth in this Section 8.2. 

(a)        Tenant shall maintain commercial general liability insurance, including
contractual liability, broad form property damage liability, fire legal liability, premises and completed operations, and medical payments, with limits not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars
($2,000,000) general aggregate, insuring against claims for bodily injury, personal injury and property damage arising from the use, occupancy or maintenance of the Premises. Tenant shall maintain business auto liability insurance with limits not
less than One Million Dollars ($1,000,000) per accident covering owned, hired and non-owned vehicles used by Tenant. Tenant shall maintain umbrella or excess liability insurance with limits not less than Three
Million Dollars ($3,000,000) per occurrence and general aggregate. Tenant shall carry workers’ compensation insurance for all of its employees in statutory limits in the state in which the Premises is located. Tenant shall maintain property
insurance for all personal property of Tenant in an amount not less than the full replacement cost. Any deductibles selected by Tenant shall be the sole responsibility of Tenant. 

(b)        Tenant shall maintain
“all-risk” (now referred to as special form causes of loss) property insurance covering Tenant’s moveable furniture, equipment, trade fixtures, signage, cameras, computers, office machines and
other personal property located within the Premises, and any alterations or improvements made by Tenant to the interior of the Premises following the Commencement Date, against loss or damage resulting from fire and other insurable loss. Such
insurance shall be in such amounts as Tenant may deem appropriate in its sole and absolute discretion. Tenant shall not be required to carry flood or earthquake or windstorm insurance. 

(c)        All insurance and all renewals thereof shall be issued by companies with a
rating of at least “A-” “VIII” or better in the current edition of Best’s Insurance Reports and be licensed to do and doing business in the state in which the Premises is located. Any
policy required to be maintained hereunder by Tenant may be maintained under a so-called “blanket policy”, insuring other parties and other locations,

  
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so long as the amount of insurance to be provided hereunder is not thereby diminished. Tenant shall endeavor to issue a certificate of insurance that expressly provides that the policy shall not
be canceled or materially altered without ten (10) days’ prior written notice to Landlord. All liability insurance (except workers’ compensation – employers liability) shall include Landlord and any other parties designated by
Landlord (including any investment manager, asset manager or property manager) as an additional insured under “blanket endorsement”, shall be primary and noncontributing with any insurance which may be carried by Landlord, shall, subject
to policy terms, conditions and exclusions, afford coverage for claims for bodily injury and/or property damage based on any act, omission, event or condition that occurred or arose (or the onset of which occurred or arose) during the policy period,
and Landlord, although included as an additional insured, shall nevertheless be entitled to seek recovery under the policy for any loss, injury or damage to Landlord. Tenant shall deliver certificates of insurance, acceptable to Landlord, to
Landlord at least ten (10) days before expiration of each policy. If Tenant fails to insure or fails to furnish any such insurance certificate, and such failure continues for ten (10) days following written notice from Landlord, then
Landlord shall have the right to effect such insurance for the benefit of Tenant, and Tenant shall pay to Landlord on written demand, as additional rent, all premiums paid by Landlord. 

8.3        Landlord’s Insurance Coverages. 

(a)        Tenant may request in writing that Landlord obtain property insurance,
commercial generally liability insurance or such other insurance coverages as Tenant may reasonably request to Landlord. Landlord shall review any such written request from Tenant and, within ten (10) business days of such request, Landlord shall,
in Landlord’s reasonable discretion, consent to the obtaining of such insurance requested or shall discuss and confer with Tenant to attempt to come to an agreement on the type and amount of insurance to be procured by Landlord, and if Landlord
and Tenant come to an agreement with respect to such insurance, Landlord shall promptly and in good faith procure such insurance (“Tenant Directed Insurance”). Tenant shall pay in advance as additional rent any premiums, deductibles
or other cost of any Tenant Directed Insurance in accordance with the procedures set forth in Section 3.5. 

(b)        Except for any Tenant Directed Insurance obtained by Landlord as set forth
above, Landlord may, but is not required to, carry property insurance or any other insurance. Landlord shall provide Tenant with written notice of any insurance it obtains in connection with the Property. If Tenant does not request that Landlord
carry property insurance or any other insurance and Landlord elects to do so, or if Tenant requests that Landlord carry the Tenant Directed Insurance and Landlord thereafter elects to carry insurance in excess of the Tenant Directed Insurance (any
such insurance or excess insurance is referred to herein as “Landlord Elected Insurance”): (i) Landlord will carry such Landlord Elected Insurance at its own expense, (ii) it will have the sole right to all proceeds and
benefits of the Landlord Elected Insurance; and (iii) it will not be required to add Tenant as an additional insured on the Landlord Elected Insurance. 

(c)        Notwithstanding any of the foregoing in Sections 8.3(a) and
(b) above, whether or not Landlord obtains the Tenant Directed Insurance or the Landlord Elected Insurance, for purposes of Section 8.4 below Landlord shall be deemed to carry “all-risk” (now
referred to as special form causes of loss) property insurance covering the Premises (including any additions, alterations or improvements thereto, except those alterations or improvements made by Tenant to the interior of the Premises following the
Commencement Date) against loss or damage resulting from fire and other insurable loss (the “Building Insurance”). Such Building Insurance shall be deemed to be on a one hundred percent (100%) replacement cost basis (exclusive of
costs for excavation, foundations and footings). 
 8.4        Subrogation.
Each party hereto hereby releases the other respective party and the respective partners, shareholders, agents, employees, officers, directors and authorized representatives of such released party, from any claims such releasing party may have for
damage to the Premises or any of 

  
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such releasing party’s fixtures, personal property, improvements and alterations in or about the Premises that is caused by or results from risks insured against under any fire and extended
coverage insurance policies actually carried by such releasing party or deemed to be carried by such releasing party; provided, however, that such waiver shall be limited to the extent of the net insurance proceeds payable by the relevant insurance
company with respect to such loss or damage (or in the case of deemed coverage, the net proceeds that would have been payable). For purposes of this Section 8.4, Landlord and Tenant shall be deemed to be carrying any of the insurance policies
that they are required to carry pursuant to this Article 8 but do not actually carry, and Tenant’s property insurance shall be deemed to be on a one hundred percent (100%) replacement cost basis with respect to the personal property,
alterations and improvements required to be covered by such property insurance. Each party hereto shall cause each such fire and extended coverage insurance policy obtained by it to provide that the insurance company waives all rights of recovery by
way of subrogation against the other respective party and the other released parties in connection with any matter covered by such policy. 

ARTICLE 9 
 Assignment or
Sublease 
 9.1        Prohibition. Tenant shall not, without the prior
written consent of Landlord (which consent shall not be unreasonably withheld, conditioned or delayed), assign this Lease or any interest herein, sublease the Premises or any part thereof, permit the use or occupancy of the Premises by any person or
entity other than Tenant, or pledge, mortgage or hypothecate this Lease or any interest herein. If any subtenant, transferee or assignee is obligated to pay any amount in excess of the Rent required to be paid hereunder by Tenant, however such
amounts may be characterized, including, without limitation, key rent or bonus rent (hereafter “Excess Rent”), Landlord shall be entitled to receive one hundred percent (100%) of such Excess Rent. 

9.2        Landlord’s Consent. If Tenant wishes to obtain Landlord’s
consent to any assignment of this Lease or sublease of all or any part of the Premises, Tenant shall give written notice to Landlord identifying the intended assignee or subtenant by name and address and specifying the terms of the intended
assignment or sublease. Tenant shall give Landlord such additional information concerning the intended assignee or subtenant (including complete financial statements and a business history) or the intended assignment or sublease (including true
copies thereof) as Landlord requests. Landlord shall approve or disapprove of any such assignment or subletting within thirty (30) days of Tenant’s request for consent. If Landlord fails in writing, within thirty (30) days following
Tenant’s delivery of a written request for Landlord’s consent, to approve or disapprove any proposed assignment or sublease, then Tenant may provide a second written notice to Landlord, which notice shall state that Landlord’s failure
to approve or disapprove such request within ten (10) days shall constitute Landlord’s consent to the proposed assignment or sublease. Landlord’s failure to approve or disapprove of any assignment or subletting within ten (10) days of
Tenant’s second request for consent shall be deemed Landlord’s approval of the assignment or subletting. If Landlord disapproves any assignment or subletting, Landlord shall provide Tenant written notice with the reasons for such
disapproval. 
 9.3        Documentation. No permitted assignment or
subletting by Tenant shall be effective until there has been delivered to Landlord a fully executed counterpart of the assignment or sublease. Tenant agrees that the instrument by which any assignment or sublease to which Landlord consents is
accomplished shall expressly provide that the assignee or subtenant will perform all of the covenants to be performed by Tenant under this Lease (in the case of a sublease, only insofar as such covenants relate to the portion of the Premises subject
to such sublease) as and when performance is due after the effective date of the assignment or sublease. 

  
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 9.4        Tenant Not
Released. No assignment or sublease whatsoever shall release Tenant from Tenant’s obligations and liabilities under this Lease or alter the primary liability of Tenant to pay all rent and to perform all obligations to be paid and performed
by Tenant. No assignment or sublease shall amend or modify this Lease in any respect, and every assignment and sublease shall be subject and subordinate to this Lease. The acceptance of rent by Landlord from any other person or entity shall not be
deemed to be a waiver by Landlord of any provision of this Lease. Consent to one assignment or sublease shall not be deemed consent to any subsequent assignment or sublease. Except in connection with a transfer described in Section 9.5 below,
Tenant shall pay to Landlord all reasonable direct costs and shall reimburse Landlord for all reasonable expenses incurred by Landlord in connection with any assignment or sublease requested by Tenant, such cost shall be no less than One Thousand
Five Hundred Dollars ($1,500) and shall not exceed Five Thousand Dollars ($5,000) in connection with any one transfer. If any assignee, subtenant or successor of Tenant defaults in the performance of any obligation to be performed by Tenant under
this Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such assignee, subtenant or successor. Landlord may consent to subsequent assignments or subleases or amendments or modifications to this
Lease with assignees, subtenants or successors of Tenant, without notifying Tenant or any successor of Tenant and without obtaining any consent thereto from Tenant or any successor of Tenant, and such action shall not release Tenant from liability
under this Lease. 
 9.5        Permitted Transfers. Notwithstanding anything
to the contrary in Sections 9.1 or 9.2 above, but subject to Sections 9.3 and 9.4 above, Tenant may assign this Lease or sublet the Premises or any portion thereof, without Landlord’s consent, to (a) any affiliate of Tenant or
Tenant’s parent (or one or more of the constituent owners of Tenant or Tenant’s parent), (b) any partnership, corporation or other entity which controls, is controlled by, or is under common control with Tenant or Tenant’s parent,
(c) any partnership, corporation or other entity resulting from a merger or consolidation with Tenant or Tenant’s parent, or (d) any person or entity which acquires all or substantially all the assets of Tenant as a going concern
(including by means of a purchase of all or substantially all of Tenant’s stock) provided that (i) Landlord receives at least ten (10) business days’ prior written notice of the assignment or subletting (or, if such disclosure is
prohibited by Legal Requirements or any confidentiality agreement to which Tenant is legally bound, Landlord receives written notice within five (5) days following such assignment or subletting), together with evidence that the requirements of
this Section 9.5 have been met, (ii) the transferee assumes (in the event of an assignment) in writing all of Tenant’s obligations under this Lease, or agrees (in the event of a sublease) that such subtenant will, at Landlord’s
election, attorn directly to Landlord in the event that this Lease is terminated for any reason, (iii) in the case of an assignment by means of a purchase of all or substantially all of Tenant’s stock, the essential purpose of such
assignment is to transfer an active, ongoing business with substantial assets in addition to this Lease, and in the case of an assignment (by any means), or a sublease, the transaction is for legitimate business purposes unrelated to this Lease and
the transaction is not a subterfuge by Tenant to avoid it obligations under this Lease or the restrictions on assignment and subletting contained herein, and (iv) Maravai Life Sciences Holdings, LLC, a Delaware limited liability company, shall
remain liable as Guarantor under the Guaranty unless and until a replacement guarantor is agreed upon by the parties. 

9.6        Subordination. All subleases shall be subordinate in all respects to
this Lease. If this Lease terminates for any reason or expires, all subleases shall automatically terminate and expire concurrently with this Lease and Landlord may immediately proceed to evict Tenant and any subtenants after the expiration or
earlier termination of this Lease. This Lease does not provide non-disturbance or recognition rights as to any sublease or any subtenant. Landlord may in its sole discretion, accept any cure of any Tenant
default under this Lease by any subtenant, but Landlord is under no obligation to accept any such cure. 

  
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 ARTICLE 10 

Events of Default and Remedies 

10.1        Default by Tenant. The occurrence of any one or more of the
following events (“Event of Default”) shall constitute a breach of this Lease by Tenant: 

(a)        Tenant fails to pay Base Rent or any additional rent or other amount of
money or charge payable by Tenant hereunder as and when such Base Rent or additional rent or amount or charge becomes due and payable and such failure continues for more than five (5) business days from the date such sums are due, provided,
however, that on one (1) occasion during any calendar year of the Term, Landlord shall give Tenant notice of such late payment and Tenant shall have a period of five (5) business days thereafter in which to make such payment before such
failure to pay constitutes an Event of Default (provided that, if such failure to pay is not cured within such five (5) business day period, Landlord may exercise all remedies described in this Lease with respect thereto; or 

(b)        Except for any monetary default described in Section 10.1(a) above or
any unpermitted transfer or sublet described in Section 10.1(f) below, Tenant fails to perform or observe any other agreement, covenant or condition of this Lease to be performed or observed by Tenant as and when performance or observance is
due and such failure continues for more than thirty (30) days after Landlord gives written notice thereof to Tenant; provided, however, that if, by the nature of such agreement, covenant or condition, such failure cannot reasonably be cured
within such period of thirty (30) days, an Event of Default shall not exist as long as Tenant commences with due diligence and dispatch the curing of such failure within such period of thirty (30) days and, having so commenced, thereafter
prosecutes with diligence and dispatch and completes the curing of such failure within a reasonable time; or 

(c)        Tenant or Guarantor (i) is generally not paying their debts as they
become due, (ii) files, or consents by answer or otherwise to the filing against either of them of, a petition for relief or reorganization or arrangement or any other petition in bankruptcy or liquidation or to take advantage of any bankruptcy or
insolvency law of any jurisdiction, (iii) makes an assignment for the benefit of creditors, (iv) consents to the appointment of a custodian, receiver, trustee or other officer with similar powers of Tenant or Guarantor or of any substantial
part of Tenant’s or Guarantor’s property, or (v) takes action for the purpose of any of the foregoing; 

(d)        A court or governmental authority of competent jurisdiction enters an
order appointing, without consent by Tenant or Guarantor, a custodian, receiver, trustee or other officer with similar powers with respect to Tenant or Guarantor or with respect to any substantial part of Tenant’s or Guarantor’s property,
or constituting an order for relief or approving a petition for relief or reorganization or any other petition in bankruptcy or for liquidation or to take advantage of any bankruptcy or insolvency law of any jurisdiction, or ordering the
dissolution, winding-up or liquidation of Tenant or Guarantor, or if any such petition is filed against Tenant or Guarantor and such petition is not dismissed within sixty (60) days; 

(e)        Tenant vacates or abandons the Premises for a period of thirty
(30) consecutive days or more; 
 (f)        This Lease or the estate of
Tenant hereunder shall be transferred, sublet, assigned to or shall pass to or devolve under any other person or party except as expressly provided in this Lease; or 

(g)        Any default occurs under the Lease Guaranty. 

  
 -16- 

 10.2        Remedies Upon
Default. 
 (a)        Landlord shall have the remedy described in California
Civil Code Section 1951.2. If an Event of Default occurs, Landlord at any time thereafter shall have the right to give a written termination notice to Tenant and on the date specified in such notice, Tenant’s right to possession shall
terminate and this Lease shall terminate. Upon such termination, Landlord shall have the right to recover from Tenant: 

(i)        The worth at the time of award of all unpaid rent which
had been earned at the time of termination; 
 (ii)        The
worth at the time of award of the amount by which all unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; 

(iii)        The worth at the time of award of the amount by which
all unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; and 

(iv)        All other amounts necessary to compensate Landlord for
all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom. 

(v)        The Termination Payment that would have been due if Tenant
had elected to terminate this Lease as provided in Section 2.3 above so that Landlord receives the Aggregate Rent Consideration. 

(vi)        The “worth at the time of award” of the amounts
referred to in clauses (i) and (ii) above shall be computed by allowing interest at ten percent (10%) per annum. The “worth at the time of award” of the amount referred to in clause (iii) above shall be computed by discounting
such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

(b)        Landlord shall have the remedy described in California Civil Code
Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, even though
Tenant has breached this Lease and an Event of Default has occurred, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord shall have the right to enforce all its rights and
remedies under this Lease, including the right to recover all rent as it becomes due under this Lease. Acts of maintenance or preservation or efforts to relet the Premises or the appointment of a receiver upon initiative of Landlord to protect
Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to possession unless written notice of termination is given by Landlord to Tenant. 

(c)        The parties acknowledge and agree that Landlord would not have entered
into this Lease, except for Tenant’s agreement to pay the Aggregate Rent Consideration throughout the Term, therefore, notwithstanding anything contrary in this Lease, Landlord and Tenant agree that Landlord shall have no obligation to re-let the premises or otherwise mitigate the damages suffered by Landlord upon the occurrence of a breach or an Event of Default by Tenant. Tenant hereby waives any right that it may have to require Landlord to
mitigate damages upon the occurrence of a breach or an Event of Default by Tenant. Tenant represents, warrants and agrees that it will pay the Termination Payment as provided in Section 2.3 

  
 -17- 

 
above if this Lease is terminated after the Commencement Date due to a breach or the occurrence of an Event of Default by Tenant that results in or causes the termination of this Lease by
Landlord or Tenant. Tenant further acknowledges and agrees that the application or enforcement of California Civil Code Section 1951.2 shall not operate to limit, reduce or otherwise prohibit the full payment of the Aggregate Rent Consideration to
Landlord. 
 (d)        The remedies provided for in this Lease are in addition to
all other remedies available to Landlord at law or in equity by statute or otherwise. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing to redeem by order or judgment of any court
or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

10.3        Landlord’s Right to Cure Defaults. All agreements to be
performed by Tenant under this Lease shall be at Tenant’s sole cost and expense and without any abatement of rent. If Tenant fails to pay any sum of money required to be paid by Tenant hereunder or fails to perform any other act on
Tenant’s part to be performed hereunder, Landlord shall have the right, without waiving or releasing Tenant from any obligations of Tenant, but shall not be obligated, to make any such payment or to perform any such other act on behalf of
Tenant in accordance with this Lease; provided, however, that unless in Landlord’s good faith judgment earlier payment or performance is required by reason of emergency, or to preclude jeopardy to the health, safety or quiet enjoyment of the
Premises by its tenants or occupants or further damage or loss to Landlord or the Premises, or to cure a violation of any Legal Requirement, then Landlord shall provide Tenant with not less than ten (10) days prior written notice that Landlord
will make such payment or perform such obligation on Tenant’s behalf if the same is not paid or performed by Tenant prior to the expiration of such ten (10) day period. All sums so paid by Landlord and all necessary incidental costs shall
be deemed additional rent hereunder and shall be payable by Tenant to Landlord on demand, together with interest on all such sums from the date of expenditure by Landlord to the date of repayment by Tenant at the Interest Rate. Landlord shall have,
in addition to all other rights and remedies of Landlord, the same rights and remedies in the event of the nonpayment of such sums plus interest by Tenant as in the case of default by Tenant in the payment of rent. 

10.4        Landlord Default. If Landlord defaults under this Lease, Tenant
shall give written notice to Landlord specifying such default with particularity, and Landlord shall have thirty (30) days after receipt of such notice within which to cure such default; provided, however, that if such default cannot reasonably
be cured within such period of thirty (30) days, a default by Landlord shall not exist as long as Landlord commences with due diligence and dispatch the curing of such default within such period of thirty (30) days and, having so commenced,
thereafter prosecutes with diligence and dispatch and completes the curing of such default within a reasonable time. If Landlord fails to perform any of its material obligations hereunder within the time period provided in the preceding sentence,
and Tenant’s ability to use and occupy the Premises is materially impaired as a result thereof, Tenant may, but shall not be obliged to, and without waiving any default of Landlord or releasing Landlord from any obligations to Tenant hereunder,
give Landlord a second written notice regarding the subject default. If Landlord fails to cure or commence the curing of such default within ten (10) business days after receipt of said second notice expressly stating Tenant’s intention to
exercise its rights under this Section 10.4, then Tenant shall have all rights and remedies available to it at law and in equity. 

ARTICLE 11 
 Damage or
Destruction 
 11.1        Restoration. Landlord shall not be obligated
to repair or replace any portion of the Premises if the Premises, or any part thereof, is damaged by fire or other casualty during the Term of this Lease. Landlord shall not be obligated to repair any damage to, or to make any replacement of, any
moveable 

  
 -18- 

 
furniture, equipment, trade fixtures, signage, cameras, computers, office machines or any alterations or improvements made by Tenant to the interior or exterior of the Premises following the
Commencement Date. 
 11.2        Termination of Lease. If the Premises, or
any part thereof, is damaged by fire or other casualty during the Term of this Lease, then Landlord shall have the right, at Landlord’s option, to give written notice to Tenant within sixty (60) days after the date of the occurrence of
such damage of Landlord’s intention to terminate this Lease effective as of the date that is sixty (60) days after Tenant’s receipt of such notice. In the event Landlord elects to terminate this Lease, Tenant shall have the right,
within thirty (30) days after receipt of such notice, to give written notice to Landlord of Tenant’s election to either (i) complete and pay the cost of repair of such damage (except that Tenant shall have the right to use any available
proceeds from insurance carried by Landlord or Tenant to complete such restoration work), in which event this Lease shall continue in full force and effect, and Tenant shall make such repairs as soon as reasonably possible or (ii) confirm in
writing that that the Lease shall terminate and Tenant shall pay the Termination Payment as provided in Section 2.3 above. 

11.3        Waivers. The provisions of this Article 11, constitute an express
agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of
the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no
application to this Lease or any damage or destruction to all or any part of the Premises. 

11.4        Insurance Proceeds Upon Casualty. Any available insurance proceeds
shall be used to pay the cost of restoration of the Premises to the extent Tenant elects to commence restoration work pursuant to section 11.2 above. If Tenant does not elect to commence restoration work, then any available insurance shall be
assigned and/or delivered to Landlord; provided, that in the event any proceeds are received from any Tenant Directed Insurance policy, such proceeds shall be applied to the Aggregate Rent Consideration and reduce, on a dollar for dollar basis, any
subsequent Termination Payment owed by Tenant to Landlord. If insurance proceeds, together with any related deductible, are insufficient to complete the restoration, then Tenant shall pay all costs necessary to complete any restoration work Tenant
elects to complete. Notwithstanding anything to the contrary above or elsewhere in this Lease, the disbursement of insurance proceeds shall be subject to the rights of any mortgagees, lienholders or any other party with a security interest in the
Premises, as set forth in their respective encumbrances and as permitted by law, to (a) retain all our any portion of the insurance proceeds for themselves to the extent that their security interest in the Premises is impaired, or
(b) control the disbursement of any such insurance proceeds. 
 ARTICLE 12 

Eminent Domain 

12.1        Condemnation. Landlord shall have the right to terminate this Lease
if any material part of the Premises is taken by exercise of the power of eminent domain during the Term. Tenant shall have the right to terminate this Lease if any part of the Premises is taken by exercise of the power of eminent domain during the
Term. In each such case, Landlord or Tenant shall exercise such termination right by giving written notice to the other within thirty (30) days after the date of such taking. If either Landlord or Tenant exercises such right to terminate this
Lease in accordance with this Section 12.1, this Lease shall terminate as of the date of such taking and Tenant shall pay the Termination Payment to Landlord upon the date of such taking in accordance with Section 2.3. If neither Landlord
nor Tenant exercises such right to terminate this Lease in accordance with this Section 12.1, this Lease shall terminate as to the portion of the Premises so taken as of the date of such taking and shall remain in full force and effect as to
the portion of 

  
 -19- 

 
the Premises not so taken, and Base Rent shall be reduced as of such date in the proportion that the area of the Premises so taken bears to the total area of the Premises. If all of the Premises
is taken by exercise of the power of eminent domain during the Term of this Lease, this Lease shall terminate as of the date of such taking and Tenant shall pay the Termination Payment to Landlord upon the date of termination in accordance with
Section 2.3. 
 12.2        Award. If all or any part of the Premises is
taken by exercise of the power of eminent domain, all awards, compensation, damages, income, rent and interest payable in connection with such taking shall, except as expressly set forth in this Section 12.2, be paid to and become the property
of Landlord, and Tenant hereby assigns to Landlord all of the foregoing. Without limiting the generality of the foregoing, Tenant shall have no claim against Landlord or the entity exercising the power of eminent domain for the value of the
leasehold estate created by this Lease or any unexpired Term. Tenant shall have the right to claim and receive directly from the entity exercising the power of eminent domain only the share of any award determined to be owing to Tenant for the
taking of improvements owned and installed by Tenant and used by Tenant in the conduct of Tenant’s business in the portion of the Premises so taken, for the taking of Tenant’s movable furniture, equipment, trade fixtures and personal
property, for loss of goodwill, for interference with or interruption of Tenant’s business, or for removal and relocation expenses. 

12.3        Temporary Use. Notwithstanding Sections 12.1 and 12.2 hereof to the
contrary, if the use of all or any part of the Premises is taken by exercise of the power of eminent domain during the Term on a temporary basis for a period less than the Term remaining after such taking, this Lease shall continue in full force and
effect, Tenant shall continue to pay all of the rent and to perform all of the covenants of Tenant in accordance with this Lease, to the extent reasonably practicable under the circumstances, and the condemnation proceeds in respect of such
temporary taking shall be paid to Tenant. 
 12.4        Definition of
Taking. As used herein, a “taking” means the acquisition of all or part of the Premises for a public use by exercise of the power of eminent domain or voluntary conveyance in lieu thereof and the taking shall be considered to occur as
of the earlier of the date on which possession of the Premises (or part so taken) by the entity exercising the power of eminent domain is authorized as stated in an order for possession or the date on which title to the Premises (or part so taken)
vests in the entity exercising the power of eminent domain. 
 ARTICLE 13 

Subordination and Sale 

13.1        Subordination, Non-Disturbance
and Attornment. Tenant agrees to subordinate this Lease and all of the rights of Tenant hereunder to the lien of any mortgage or mortgages now or hereafter placed on the Premises provided, and only if, the mortgagee named in any such mortgage
agrees in writing to recognize this Lease in the event of foreclosure of such mortgage or sale under such trust deed so long as Tenant is not in default under this Lease beyond any applicable periods for notice and cure. In the event Landlord now or
hereafter has a lender, mortgagee, lienholder or lessor who owns a leasehold interest in the Premises or the land thereunder (each, a “Superior Interest Holder”), Landlord agrees to obtain from such Superior Interest Holder
(and Tenant agrees to execute) a subordination, non-disturbance and attornment agreement (an “SNDA”), in recordable form, in such Superior Interest Holder’s standard form with such
modifications as reasonably requested by Tenant that are reasonably agreed to by Landlord and Superior Interest Holder, and which SNDA provides that this Lease shall be subject and subordinate at all times to the lien of such Superior Interest
Holder provided that in the event of a foreclosure of any such lien or of any other action or proceeding for the enforcement thereof, or of any sale thereunder (a) this Lease shall not be terminated or extinguished, nor shall the rights and
possession of Tenant hereunder be disturbed, if no Event of Default then exists under this Lease, (b) Tenant shall attorn to the person who acquires 

  
 -20- 

 
Landlord’s interest hereunder through any such foreclosure sale or other action, and (c) the party that succeeds to Landlord’s interest in the Premises shall be bound by the terms
of this Lease. Contemporaneously with execution and delivery of this Lease, Landlord, Tenant and Landlord’s lender shall execute and deliver an SNDA, which SNDA Tenant may record in the Official Records of the County of San Mateo, California.

 13.2        Sale of the Premises. If the original Landlord hereunder, or
any successor owner of the Premises, sells or conveys the Premises, all liabilities and obligations on the part of the original Landlord, or such successor owner, under this Lease accruing after such sale or conveyance shall terminate and the
original Landlord, or such successor owner, shall automatically be released from all liabilities accruing from and after the date of such transfer, and thereupon all such liabilities and obligations accruing after the date of such transfer shall be
binding upon the new owner. Tenant agrees to attorn to such new owner. However, notwithstanding any such transfer, conveyance or assignment, the transferor remains entitled to the benefits of Tenant’s releases and indemnity and insurance
obligations (and similar obligations) under this Lease with respect to matters arising or accruing during the transferor’s period of ownership. 

13.3        Estoppel Certificate. At any time and from time to time, Tenant
shall, within twenty (20) days after written request by Landlord, execute, acknowledge and deliver to Landlord a certificate certifying: (a) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that
this Lease is in full force and effect as modified, and stating the date and nature of each modification); (b) the Commencement Date and the Expiration Date determined in accordance with Article 2 hereof and the date, if any, to which all rent and
other sums payable hereunder have been paid; (c) that no notice has been received by Tenant of any default by Tenant hereunder which has not been cured, except as to defaults specified in such certificate; (d) that Landlord is not in
default under this Lease, except as to defaults specified in such certificate; (e) the status of any rent payments, additional rent or security deposits; (f) such other matters as may be reasonably requested by Landlord or any actual or
prospective purchaser or mortgage lender. Any such certificate may be relied upon by Landlord and any actual or prospective purchaser or mortgage lender of the Premises or any part thereof. 

ARTICLE 14 
 Notices 

14.1        Method. All requests, approvals, consents, notices and other
communications given by Landlord or Tenant under this Lease shall be properly given only if made in writing and either mailed by certified mail, postage prepaid, return receipt requested, or delivered by hand (including messenger or nationally
recognized delivery or air express service, which regularly maintains records of items delivered) or delivered by email and addressed as follows: to Landlord at the address of Landlord specified in the Basic Lease Information, or at such other place
as Landlord may from time to time designate in a written notice to Tenant; and to Tenant at the address of Tenant specified in the Basic Lease Information, or at such other place as Tenant may from time to time designate in a written notice to
Landlord. Such requests, approvals, consents, notices and other communications shall be effective on the date of delivery at the address of the receiving party by 5:00 pm California time. Notices delivered by email shall be effective the day sent,
so long as a courtesy notice is sent by one of the other methods within one (1) business day thereafter. If any such request, approval, consent, notice or other communication cannot be delivered because the receiving party changed its address
and did not previously give notice of such change to the sending party or because the receiving party refuses to accept such request, approval, consent, notice or other communication, such request, approval, consent, notice or other communication
shall be effective on the date delivery is attempted. Any request, approval, consent, notice or other communication under this Lease may be given on behalf of a party by the attorney for such party. 

  
 -21- 

 ARTICLE 15 

Miscellaneous 

15.1        General. The words “Landlord” and “Tenant” as
used herein shall include the plural as well as the singular. The words “include,” “includes” and “including” shall be deemed to be followed by the phrase “without limitation.” If there is more than one
Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. Time is of the essence of this Lease and each and all of its provisions. This Lease shall benefit and bind Landlord and Tenant and the permitted personal
representatives, heirs, successors and assigns of Landlord and Tenant. If any provision of this Lease is determined to be illegal or unenforceable, such determination shall not affect any other provision of this Lease and all such other provisions
shall remain in full force and effect. Tenant shall not record this Lease or any memorandum or short form of it. This Lease shall be governed by and construed in accordance with the laws of the state in which the Premises is located. 

15.2        Force Majeure. In the event that either party hereto shall be
delayed or hindered or prevented from the performance required hereunder by reason of strikes, lockouts, labor troubles, failure of power, riots, insurrection, war, terrorism, acts of nature, rain delays or other weather incidents, inability to
obtain materials or other reason of like nature not the fault of the party delayed in performing work or doing acts, such party shall be excused for the period of delay (other than an obligation for the payment of Base Rent, additional rent or other
money). The period for the performance of any such act shall then be extended for the period of such delay. 

15.3        No Waiver. The waiver by Landlord or Tenant of any breach of any
covenant in this Lease shall not be deemed to be a waiver of any subsequent breach of the same or any other covenant in this Lease, nor shall any custom or practice which may grow up between Landlord and Tenant in the administration of this Lease be
construed to waive or to lessen the right of Landlord or Tenant to insist upon the performance by Landlord or Tenant in strict accordance with this Lease. The subsequent acceptance of rent hereunder by Landlord or the payment of rent by Tenant shall
not waive any preceding breach by Tenant of any covenant in this Lease, nor cure any Event of Default, nor waive any forfeiture of this Lease or unlawful detainer action, other than the failure of Tenant to pay the particular rent so accepted,
regardless of Landlord’s or Tenant’s knowledge of such preceding breach at the time of acceptance or payment of such rent. 

15.4        Attorneys’ Fees. If there is any legal action or proceeding
between Landlord and Tenant to enforce this Lease or to protect or establish any right or remedy under this Lease, the unsuccessful party to such action or proceeding shall pay to the prevailing party all costs and expenses, including reasonable
attorneys’ fees and disbursements, incurred by such prevailing party in such action or proceeding and in any appeal in connection therewith. If such prevailing party recovers a judgment in any such action, proceeding or appeal, such costs,
expenses and attorneys’ fees and disbursements shall be included in and as a part of such judgment. 

15.5        Brokers. Landlord and Tenant each represents and warrants to the
other that (a) such party has negotiated this Lease directly with Matt Squires and Ted Jacobs of Cushman & Wakefield (“Broker”), who represents Tenant in connection with this Lease, and (b) such party has not
authorized or employed, or acted by implication to authorize or to employ, any other real estate broker or salesperson to act for such party in connection with this Lease. Each party shall be responsible for payment of any real estate broker
(including Broker) as further provided in the Purchase Agreement. Except for the Broker, each party represents to the other that it has not dealt with any broker, agent, or finder for which a commission or fee is payable with respect to the Property
or this Lease. Each party shall hold the other harmless from and indemnify and defend the other against any and all Claims by any real estate broker or salesperson for a 

  
 -22- 

 
commission, finder’s fee or other compensation alleged to be owing on account of any dealings with such real estate broker or salesperson occurring by, thorough or under the indemnifying
party. 
 15.6        Governing Law; Waivers of Jury Trial and Certain
Damages. This Lease shall be governed by the laws of the state in which the Premises is located. To the maximum extent permitted by Legal Requirements, Landlord and Tenant each hereby expressly, irrevocably, fully and forever releases, waives
and relinquishes any and all right to trial by jury and any and all right to receive punitive, exemplary and consequential damages from the other (or any past, present or future board member, trustee, director, officer, employee, agent,
representative, or advisor of the other) in any claim, demand, action, suit, proceeding or cause of action in which Landlord and Tenant are parties, which in any way (directly or indirectly) arises out of, results from or relates to any of the
following, in each case whether now existing or hereafter arising and whether based on contract or tort or any other legal basis: this Lease; any past, present or future act, omission, conduct or activity with respect to this Lease; any transaction,
event or occurrence contemplated by this Lease; the performance of any obligation or the exercise of any right under this Lease; or the enforcement of this Lease. Landlord and Tenant reserve the right to recover actual or compensatory damages, with
interest, attorneys’ fees, costs and expenses as provided in this Lease, for any breach of this Lease, and providing further that, it being acknowledged and understood by Tenant that Landlord may suffer irreparable harm, in the event of a
holdover beyond the Term or upon the breach by Tenant of the agreements regarding Hazardous Materials contained in Section 4.3, in either such event Landlord also reserves the right to recover indirect damages. Notwithstanding anything to the
contrary contained in this Lease, Landlord’s liability under this Lease shall be limited to its interest in the Building. 

15.7        Entire Agreement. There are no oral agreements between Landlord and
Tenant affecting this Lease, and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, offers, agreements and understandings, oral or written, if any, between Landlord and Tenant or displayed by Landlord to
Tenant with respect to the subject matter of this Lease or the Premises (except with respect to those express obligations and indemnities which expressly survived the closing as described in the Purchase Agreement). There are no commitments,
representations or assurances between Landlord and Tenant or between any real estate broker and Tenant other than those expressly set forth in this Lease and all reliance with respect to any commitments, representations or assurances is solely upon
commitments, representations and assurances expressly set forth in this Lease. This Lease may not be amended or modified in any respect whatsoever except by an agreement in writing signed by Landlord and Tenant. The “Purchase Agreement”
means that certain Agreement of Purchase and Sale and Joint Escrow Instructions dated as of September 27, 2019, entered into by and between SummerHill Apartment Communities Investments LLC, a California limited liability company (as Buyer)
and Tenant (as Seller), as amended by that certain First Amendment to Purchase and Sale Agreement dated as of December 9, 2019. 

15.8        No Partnership. It is expressly understood that Landlord and Tenant
are not partners, and Landlord has no right, title, or interest in and to the business of Tenant, and Landlord has no right to represent or bind Tenant in any respect except as expressly provided herein, and that nothing herein contained shall be
deemed, held, or construed as making Landlord a partner or associate of Tenant, or as rendering Landlord liable for any debts, liabilities, or obligations incurred by Tenant, it being expressly understood that the relationship between the parties
hereto is, and shall at all times remain, that of landlord and tenant. 
 [SIGNATURES APPEAR ON THE FOLLOWING PAGE] 

  
 -23- 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
date specified in the Basic Lease Information. 

 

					
	 LANDLORD:

	
	 SHAC INGOLD APARTMENTS LLC,

a Delaware limited liability company

		
	 By:    
	 	 SummerHill Apartment Communities,

		 	 a California corporation, its manager

					
	           
	 	  
 By:
	 	  
 /s/ Douglas L.
McDonald

					
	           
	 	 Name:
	 	 Douglas L. McDonald

					
	           
	 	 Its:
	 	 COO

					
			
	           
	 	 By:
	 	 /s/ Joshua Taylor

	           
	 	 Name:
	 	 Joshua Taylor

	           
	 	 Its:
	 	 Assistant Secretary

 

					
	 TENANT:

	
	 VECTOR LABORATORIES, INC.,

a California corporation

					
		
	 By  
	 	 

					
	         
	 	 Name
	 	  

					
	         
	 	 Title
	 	  

		 		 	
		 		 	
			
		 		 	
		 		 	
		 		 	

 
 

  
 -24- 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
date specified in the Basic Lease Information. 

 

 LANDLORD: 

SHAC INGOLD APARTMENTS LLC, 
 a
Delaware limited liability company 

			
		
	 By:
	 	 SummerHill Apartment Communities,
 a California
corporation, its manager

		
		 	
By:                      
                                      

		 	
Name:                      
                                

		 	
Its:                      
                                      

		
		 	
By:                      
                                      

		 	
Name:                      
                                

		 	
Its:                      
                                      

 

 TENANT: 

VECTOR LABORATORIES, INC., 
 a
California corporation 

							
			
	By  	 	/s/ John Lai	  	
                       
     

							
	    	 	   Name	  	     John Lai
	  	
                       
           

							
	    	 	   Title	  	     Authorized Signatory
	  	
                       
           

		 		  		  	
				
		 		  		  	
		 		  		  	
		 		  		  	

 
 

  
 -24-EX-10.17

 Exhibit 10.17 

FIFTH AMENDMENT TO DEED OF LEASE 

THIS FIFTH AMENDMENT TO DEED OF LEASE (this “Amendment”) is made as of this 23rd day
of September, 2019, (the “Effective Date”), by and between QUANTICO BUILDINGS, LLC, a Delaware limited liability company (“Landlord”), and GLEN RESEARCH CORPORATION, a Virginia corporation (“Tenant”). 

WITNESSETH: 
 WHEREAS,
TransDulles Center, Inc., a Virginia corporation (“Original Landlord”) and Tenant entered into that certain Deed of Lease dated June 25, 1997, as amended by that certain First Amendment to Deed of Lease undated in August 1997 (the
“Original Lease”); and 
 WHEREAS, Original Landlord assigned all of its interest in the Original Lease to Winkler-Southern Towers
Limited Partnership, a Virginia limited partnership (“Winkler”), who subsequently entered into that certain Second Amendment to Deed of Lease dated January 17, 2004, with Tenant (the “Second Amendment”); and 

WHEREAS, Winkler heretofore assigned all of its interest in the Original Lease, as amended by the Second Amendment, to Landlord; and Landlord
and Tenant heretofore entered into that certain Third Amendment to Deed of Lease dated September 16, 2009 (the “Third Amendment”), as further amended by that certain Fourth Amendment to Deed of Lease dated August 26, 2014 (the
“Fourth Amendment”; the Original Lease, the Second Amendment, the Third Amendment and the Fourth Amendment being referred to herein as the “Lease”), pursuant to which Tenant leases approximately 21,526 rentable square feet of
space (the “Premises”), being Suite 100 in the building (the “Building”) located at 22825 Davis Drive, Sterling, Virginia 20164, within that complex known as TransDulles Centre (the “Park”), which space is more
particularly described in the Lease; and 
 WHEREAS, the Lease will expire by its terms on April 30, 2020, and Landlord and Tenant
desire to amend the Lease to, among other things, extend the Term of the Lease upon the terms and conditions set forth herein. 
 NOW,
THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid by Landlord and Tenant 10 one another, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree to amend the Lease as follows: 
 1.        Incorporation of Recitals and Definitions.
The above recitals are hereby incorporated into this Amendment as if fully set forth herein. All capitalized terms used herein but undefined shall have the meaning set forth in the Lease. 

2.        Lease Term. Section 2(a) of the Lease, as amended, is hereby modified to provide
that the current Term of the Lease is extended for a period of five (5) years (the “Fifth Amendment Extension Term”), commencing on May 1, 2020 (the “Extension Date”) and ending at 11:59 p.m. on April 30, 2025 (the
“Expiration Date”). 
 3.        Base Rent. Section 3(a) of the Lease, as
amended, is hereby modified to provide that, commencing as of the Extension Date and continuing through and including the Expiration Date, Tenant shall pay Base Rent to Landlord, without deduction, offset or abatement, and in accordance with all of
the terms and conditions set forth in the Lease, in monthly rental installments, as follows: 

					
	 Period
	    	Period Base Rent	    	Monthly Base Rent
	 5/01/2020 – 4/30/2021
	    	$268,213.92	    	$22,351.16
	 5/01/2021 – 4/30/2022
	    	$276,260.40	    	$23,021.70
	 5/01/2022 – 4/30/2023
	    	$284,548.20	    	$23,712.35
	 5/01/2023 – 4/30/2024
	    	$293,084.64	    	$24,423.72
	 5/01/2024 – 4/30/2025
	    	$301,877.16	    	$25,156.43

 4.        Indemnity and Insurance: Waiver of Subrogation. Sections 20 and
21 of the Lease are hereby defeted in their entirety and replaced with the following: 
 20.
    INDEMNITY AND INSURANCE. 
 (a)        Release. All
of Tenant’s trade fixtures, merchandise, inventory, special fire protection equipment, telecommunication and computer equipment, supplemental air conditioning equipment, kitchen equipment and all other personal property in or about the
Premises, the Building or the Common areas, which is deemed to include (the trade fixtures, merchandise, inventory and personal property of others located in or about the Premises or Common areas at the invitation, direction or acquiencence (express
or implied) of Tenant (all of which property shall be referred to herein, collectively, as, “Tenant’s Property”) shall be and remain at Tenant’s sole risk. Landlord shall nor be liable to Tenant or to any other person for, and
Tenant hereby releases Landlord (and its affiliates, properly managers and mortgages) from (a) any and all liability for theft or damage to Tenant’s Property, and (b) any and all liability for any injury to Tenant or its employees,
agents, contractors, guests and invitees in or about the Premises, the Building or the Common areas, except to the extent caused directly by the negligence or willful misconduct of Landlord, its agents, employees or contractors. Nothing contained in
this Section 20(a) shall limit (or be deemed to limit) the waivers contained in Section 21 below. In the event of any conflict between the provisions of Section 21 below and this Section 20(a), the
provisions of Section 21 shall prevail. This Section 20(a) shall survive the expiration or earlier termination of this Lease. 

(b)        Indemnification by Tenant. Tenant shall protect, defend, indemnify
and hold Landlord, its agents, employees and contractors of all tiers harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses, and expenses (including reasonable attorneys’ fees and expenses at the
trial and appellate levels) to the extent (a) arising out of or relating to any act, omission, negligence, or willful misconduct of Tenant or Tenant’s agents, employees, contractors, customers or invitees in or about the Premises, the
Building or the Common areas, (b) arising out of or relating to any of Tenant’s Property, or (c) arising out of any other act or occurrence within the Premises, in all such cases except to the extent caused directly by the negligence
or willful misconduct of Landlord, its agents, employees or contractors. Nothing contained in this Section 20(b) shall limit (or be deemed to limit) the waivers contained in Section 21 below. In the event of any conflict
between the provisions of Section 21 below and this Section 20(b), the provisions of Section 21 shall prevail. This Section 20(b) shall survive the expiration or earlier termination of this Lease. 

(c)        Indemnification by Landlord. Landlord shall protect, defend,
indemnity and hold Tenant, its agents, employees and contractors of all tiers harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses and expenses (including reasonable attorney’s fees and expenses
or the trial and appellate levels) to the extent arising out of or relating to any act, omission, negligence or willful misconduct of Landlord or Landlord’s agents, employees or contractors (excluding liabilities from which Landlord has been
specifically released by the terms of this Lease). Nothing contained in this Section 20(c) shall limit (or be 

 
deemed to limit) the waivers contained in Section 21 below. In the event of any conflict between the provisions of Section 21 below and this Section 20(c), the
provisions of Section 21 shall prevail. This Section 20(c) shall survive the expiration or earlier termination of this Lease. 

(d)        Tenant’s Insurance. 

(i)        During the Term of the Lease (and any period of early entry or occupancy
or holding over by Tenant, if applicable). Tenant shall maintain the following types of insurance, in the amounts specified below: 

(A)        Liability Insurance. Commercial General Liability Insurance, ISO
Form CG 00 01, or its equivalent, covering Tenant’s use of the Premises against claims for bodily injury or death or property damage, which insurance shall be primary and non-contributory and shall
provide coverage on an occurrence basis with a per occurrence limit of not less than $3,000,000.00 for each policy year, which limit may be satisfied by any combination of primary and excess or umbrella per occurrence policies. 

(B)        Property Insurance. Special Form Insurance in the amount of the
full replacement cost of Tenant’s Property (including, without limitation, alterations or additions performed by Tenant pursuant hereto), which insurance shall waive coinsurance limitations. 

(C)        Worker’s Compensation Insurance. Worker’s Compensation
insurance in amounts required by applicable law; provided, if there is no statutory requirement for Tenant, Tenant shall still obtain Worker’s Compensation Insurance coverage. 

(D)        Business Interruption Insurance. Business Interruption Insurance
with limits not less than an amount equal to two (2) years rent hereunder. 

(E)        Automobile Insurance. Comprehensive Automobile Liability Insurance
insuring bodily injury and property damage arising from all owned, non-owned and hired vehicles used exclusively for company purposes if any, with minimum limits of liability of $1,000,000 combined single
limit, per accident. 
 (ii)        All insurance required to be carried by Tenant
hereunder shall (A) be issued by one or more insurance companies reasonably acceptable to Landlord, licensed to do business in the State in which the Premises is located and having an AM Best’s rating of A IX or better, and
(B) provide that said insurer shall endeavor to provide thirty (30) days prior notice if coverage is materially charged, canceled or permitted to lapse. In addition, Tenant shall name (1) Landlord, (2) Duke Realty Limited Partnership,
(3) Landlord’s managing agent, and (4) any mortgagee requested by Landlord, as additional insureds under its commercial general liability, excess and umbrella policies (but only to the extent of the limits required hereunder). On or
before the Commencement Date (or the date of any earlier entry or occupancy by Tenant), and thereafter, within thirty (30) days prior to the expiration of each such policy. Tenant shall furnish Landlord with certificates of insurance in the
form of ACORD 25 (or other evidence of insurance reasonably acceptable to Landlord), evidencing all required coverages, and that with the exception of Workers Compensation insurance, such insurance is primary and
non-contributory Upon Tenant’s receipt of a request from Landlord, Tenant shall provide Landlord with copies of all insurance policies, including all endorsements, evidencing the coverages required
hereunder. If Tenant fails to carry such insurance and furnish Landlord with such certificates of insurance or 

  
 3 

 
copies of insurance policies (if applicable). Landlord may obtain such insurance on Tenant’s behalf and Tenant shall reimburse Landlord upon demand for the cost thereof as Additional Rent
Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts or different types of insurance if it becomes customary for other landlords of similar buildings in the area to require similar sized tenants in similar
industries to carry insurance of such higher minimum amounts or of such different types. 

(e)        Landlord’s Insurance. During the Term of the Lease, Landlord
shall maintain the following types of insurance, in the amounts specified below (the cost of which shall be included in Operating Expenses): 

(i)        Liability Insurance. Commercial General Liability Insurance, ISO
Form CG 00 01, or its equivalent, covering the Common areas against claims for bodily injury or death and property damage, which insurance shall be primary and non-contributory and shall provide coverage on an
occurrence basis with a per occurrence limit of not less than $3,000,000.00, which limit may be satisfied by any combination of primary and excess or umbrella per occurrence policies. 

(ii)        Property Insurance. Special Form Insurance in the amount of the
full replacement cost of the Building, excluding Tenant’s Property and any other items required to be insured by Tenant pursuant to Section 20(d)(i)(B) above. 

21.        WAIVER OF SUBROGATION. Notwithstanding anything contained in this Lease to
the contrary, Landlord (and its affiliates, property managers and mortgagees) and Tenant (and its affiliates) hereby waive any rights each may have against the other on account of any loss of or damage to their respective property, the Premises, its
contents, or other portions of the Building or Common areas arising from any risk which is required to be insured against by Sections 20(d)(i)(B), 20(d)(i)(C) and 20(e)(ii) above. The special form property insurance policies and
worker’s compensation insurance policies maintained by Landlord and Tenant as provided in this Lease shall include an endorsement containing an express waiver of any rights of subrogation by the insurance company against Landlord and Tenant, as
applicable. 
 5.        Landlord Addresses. Section 29 of the Lease is hereby modified
to provide that all notices, requests, approvals, and other communications required or permitted for Landlord shall be delivered to the following addresses: 

 

			
	 Landlord:
	    	 Quantico Buildings, LLC

c/o Duke Realty Corporation

Attn:     Washington D.C. Market, V.P. Leasing/Development

2900 South Quincy Road, Suite 310

Arlington, VA 22206

		
	 With
 Payments
to.
	    	 Quantico Buildings, LLC

c/o Duke Realty Corporation
 75
Remittance Drive, Suite 1347
 Chicago, IL 60675-1347

  
 4 

 6.         Option to Extend. 

(a)        Previous Options. Tenant’s previous options to extend the Term of the Lease,
including but not limited to the option set forth in Paragraph 7 of the Third Amendment, are hereby deleted in their entirety and shall be of no further force or effect. 

(b)        Grant and Exercise of Option. Provided that (i) no Event of Default has
occurred and is then continuing, (ii) the creditworthiness of Tenant has not materially declined relative to its creditworthiness as of the date hereof, and (iii) Tenant originally named herein or a Related Entity remains in possession of
and has been continuously operating in the entire Premises throughout the Term of the Lease, Tenant shall have one (1) option to extend the Term of the Lease for one (1) additional period of five (5) years (the “Extension
Term”). The Extension Term shall be upon the same terms and conditions contained in the Lease except (x) Tenant shall not have any further option to extend, (y) any improvement allowances or other concessions applicable to the
Premises under the Lease shall not apply to the Extension Term, and (z) the Base Rent shall be adjusted as set forth herein (“Rent Adjustment”). Tenant shall exercise such option by delivering to Landlord, no later than two hundred
seventy (270) days prior to the expiration of the current Term of the Lease, notice of Tenant’s desire to extend the Term of the Lease. Tenant’s failure to properly exercise such option shall be deemed a waiver of such option. If
Tenant properly exercises its option to extend. Landlord and Tenant shall execute an amendment to the Lease prepared by Landlord (or, at Landlord’s option, a new lease on the form then in use for the Building prepared by Landlord) reflecting
the terms and conditions of the Extension Term within thirty (30) days after Tenant’s exercise of its option to extend. 

(c)        Rent Adjustment. The Base Rent for the Extension Term shall be an amount equal to
one hundred three percent (103%) of the Base Rent for the period immediately preceding the applicable Extension Term for the first twelve (12) months of the applicable Extension Term, with an increase of three percent (3%) for each successive
twelve (12) month period of the Extension Term. The monthly installments of Base Rent shall be an amount equal to one-twelfth (1/12) of the Base Rent for each year of the Extension Term and shall be paid
at the same time and in the same manner as provided in this Lease. 
 7.         Right of First
Offer. Tenant’s right of first offer set forth in Paragraph 8 of the Third Amendment is hereby deleted in its entirety and shall be of no further force or effect/ 

8.         Construction of Extension Improvements. 

(a)        Landlord’s Obligations. Tenant accepts the Premises for the Term of the Lease,
as extended hereby, in “AS IS” condition, without representation or warranty by Landlord of any kind and with the understanding that Landlord shall have no responsibility with respect to any alterations or improvements except to
construct and install within the Premises, in a good and workmanlike manner, the Extension Improvements (as hereinafter defined), in accordance with subsection (b) below. 

(b)        Extension Allowance. Tenant shall have the right, to be exercised (if at all)
between September 1, 2019 and December 31, 2020, to request in writing that Landlord construct and install various leasehold improvements within the Premises (the “Extension Improvements”). If Tenant fails to exercise such right
as aforesaid and hereinafter provided, Tenant shall be deemed to have waived its rights pursuant to this Section 8. In the event Tenant exercises such right as aforesaid, the Extension Improvements shall be approved by Landlord and
performed in accordance with the Alterations provisions defined in Section 14(b) - (d) of the Lease, except as otherwise expressly set forth herein. Provided the Extension Improvements requested by Tenant are reasonably acceptable to
Landlord. Landlord, and not contractors or subcontractors selected by Tenant shall construct and install the Extension Improvements with reasonable speed and diligence. If the cost to construct and install the Extension Improvements exceeds

 
One Hundred Seven Thousand Six Hundred Thirty and No/100 Dollars ($107,630.00) (the “Extension Allowance”), Tenant shall deliver such excess to Landlord within thirty (30) days
following substantial completion of the Extension Improvements and Landlord’s written demand thereof. Tenant at Tenant’s option, shall have the right to apply up to Fifty-Three Thousand Eight Hundred Fifteen and No/100 ($53,815.00) of the
Extension Allowance against the cost of Tenant’s furnishings, fixtures and equipment for use at the Premises. Any portion of the Extension Allowance remaining as of December 31, 2020 shall be the property of Landlord. Tenant agrees that
the construction and installation of the Extension Improvements at the Premises shall be performed by a subsidiary or affiliate of Landlord, that such subsidiary or affiliate shall receive a fee as Landlord’s general contractor in the amount of
five and one-half percent (5.5%) of the total soft and hard costs to construct and install the Extension Improvements, and that such fee shall be applied against the Extension Allowance. It is hereby agreed
that the scope of possible Extension Improvements attached as Exhibit B hereto, and made a part hereof are reasonable and approved by Landlord; provided, however, that Tenant acknowledges and agrees that the prices contained in
said scope are merely estimates, and Landlord shall reprice the scope at such time as Tenant exercises its right to have Landlord construct and install the Extension Improvements. 

(c)        Cooperation. Tenant acknowledges and agrees that it will use reasonable efforts to
cooperate with Landlord in connection with Landlord’s construction and installation of the Extension Improvements and Landlord’s entry into the Leased Premises pursuant thereto. Notwithstanding the foregoing, while constructing and
installing the Extension Improvements, Landlord shall use reasonable efforts not to interfere with Tenant’s business operations at the Leased Premises. 

(d)        Letter of Understanding. Promptly following substantial completion of the Extension
Improvements. Tenant shall execute Landlord’s Letter of Understanding in substantially the form attached hereto as Exhibit A and made a part hereof, acknowledging Tenant’s acceptance of the Extension Improvements. 

9.        Ratification. Except as otherwise expressly modified by the terms of this Amendment,
the Lease remains unchanged and shall continue in full force and effect. All terms, covenants, and conditions of the Lease not expressly modified herein are hereby confirmed and ratified and remain in full force and effect and, as further amended
hereby, constitute valid and binding obligations of Tenant enforceable according to the terms thereof. In case of conflict between the Lease and this Amendment, the terms of this Amendment shall control. 

10.      Tenant’s Representations and Warranties. The undersigned represents and warrants to
Landlord that (i) Tenant is duly organized, validly existing and in good standing in accordance with the laws of the state under which it was organized and if such state is not the state in which the Premises are located, that it is authorized
to do business in such state; (ii) all action necessary to authorize the execution of this Amendment has been taken by Tenant; and (iii) the individual executing and delivering this Amendment on behalf of Tenant has been authorized to do so,
and such execution and delivery shall bind Tenant. Tenant, at Landlord’s request, shall provide Landlord with evidence of such authority. 

11.      Entire Agreement. Tenant acknowledges that neither Landlord nor any broker, agent, or employee
of Landlord has made any representation or promise with respect to the Premises, the Building or the land on which the Building is situated except as expressly set forth herein, and no right is being acquired by Tenant except as expressly set forth
herein. The Lease (as amended by this Amendment) contains the entire agreement of the parties and supersedes all prior agreements, negotiations, letters of intent, proposals, representations, warranties and discussions between the parties. The Lease
(as amended by this Amendment) may not be changed in any manner, except by an instrument in writing signed by both parties hereto. 

 12.      Binding Effect. All of the covenants contained
in this Amendment, including, but not limited to, all covenants of the Lease as modified hereby, shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives and permitted successors
and assigns. 
 13.      Examination of Amendment. Submission of this instrument for examination or
signature to Tenant does not constitute a reservation or option, and it is not effective until execution by and delivery to both Landlord and Tenant. 

14.      Effectiveness. The submission of this Amendment shall not constitute an offer, and this
Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. 

15.      Counterparts. This Amendment may be executed in multiple counterparts, each of which shall be an
original, but all of which shall constitute one and the same Amendment. 
 16.      Headings. Headings
are used for convenience only and shall not be considered when construing the Lease or this Amendment. 

17.      Broker. Landlord and Tenant each represents and warrants to the other that, except for Colliers
International DC LLC representing Tenant, whose commission shall be paid by Landlord pursuant to a separate agreement, neither party has engaged or had any conversations or negotiations with any broker, finder or other third party concerning the
matters set forth in this Amendment who would be entitled to any commission or fee based on the execution of this Amendment. Landlord and Tenant each hereby indemnifies the other against and from any claims for any brokerage commissions and all
costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification shall survive the termination of the Lease for any
reason. 
 [SIGNATURES FOLLOW ON NEXT PAGE] 

 IN WITNESS WHEREOF, the undersigned have caused this Amendment to be
executed under seal and delivered as of the day and year first above written. 
  

											
		 	 LANDLORD:
	 	
		
		 	  QUANTICO BUILDINGS, LLC, a Delaware limited

 liability company

		
		 	  By:   Quantico Real Estate LLC, a Delaware limited

          liability company, its sole member

											
			
		 		 	 By:   Duke Realty Limited Partnership, an

         Indiana limited partnership, its
administrator

											
					
		 		 		 	 By:
	 	 Duke Realty Corporation, an
		 		 		 		 	  Indiana corporation, its sole general

 partner

						
		 		 		 		 		 	 By:            /s/
[ILLEGIBLE]                 

		 		 		 		 		 	
       Name:    [ILLEGIBLE]            
      

		 		 		 		 		 	
       Title:        SVP         
                        

													
			
		 		 	GLEN RESEARCH CORPORATlON, a Virginia
		 		 	corporation
			
		 	   
	 	By:            /s/ Kevin M. Herde              
		 		 	        Name:    Kevin M.
Herde               

		 		 	
       Title:            CFO     
                      

			
		 		 	Attest:            /s/ Carl
Hull                    
		 		 	            Name:    Carl
Hull                     
		 		 	            Title:         CEO             
            

 FOURTH AMENDMENT TO DEED OF LEASE 

THIS FOURTH AMENDMENT TO DEED OF LEASE (this “Amendment”) is made as of this 26 day of August 2014, (the
“Effective Date”), by and between QUANTICO BUILDINGS, LLC, a Delaware limited liability company (“Landlord”), and GLEN RESEARCH CORPORATION, a Virginia corporation (“Tenant”). 

WITNESSETH: 
 WHEREAS,
TransDulles Center, Inc., a Virginia corporation (“Original Landlord”) and Tenant entered into that certain Deed of Lease dated June 25, 1997, as amended by that certain First Amendment to Deed of Lease undated in August 1997 (the
“Original Lease”); and 
 WHEREAS, Original Landlord assigned all of its interest in the Original Lease to Winkler-Southern Towers
Limited Partnership, a Virginia limited partnership (“Winkler”), who subsequently entered into that certain Second Amendment to Deed of Lease dated January 27, 2004, with Tenant (the “Second Amendment”); and 

WHEREAS, Winkler heretofore assigned all of its interest in the Original Lease, as amended by the Second Amendment, to Landlord and Tenant
heretofore entered into that certain Third Amendment to Deed of Lease dated September 16, 2009 (the “Third Amendment”, the Third Amendment together with the Original Lease and the Second Amendment, being referred to herein as the
“Lease”); pursuant to the Lease, Tenant leases approximately 21.526 rentable square feet of space (the “Premises”), being Suite 100 in the building (the “Building”) located at 22825 Davis Drive, Sterling, Virginia
20164, within that complex known as TransDulles Centre (the “Park”), which space is more particularly described in the Lease; and 

WHEREAS, the Lease will expire by its terms on February 28, 2015, and Landlord and Tenant desire to amend the Lease to, among other
things, extend the Term of the Lease upon the terms and conditions set forth herein. 
 NOW, THEREFORE, for and in consideration of Ten and
No/100 Dollars ($10.00) and other good and valuable consideration paid by Landlord and Tenant to one another, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree to amend the Lease as follows: 

1.            Incorporation of Recitals and Definitions. The above recitals
are hereby incorporated into this Amendment as if fully set forth herein. All capitalized terms used herein but undefined shall have the meaning set forth in the Lease. 

2.            Lease Term. Section 2(a) of the Lease, as
amended, is hereby modified to provide that the current Term of the Lease is extended for a period of five (5) years and two (2) months (the “Fourth Amendment Extension Term”), commencing on March 1, 2015 (the
“Extension Date”) and ending at 11:59 p.m. on April 30, 2020 (the “Expiration Date”). 

3.            Base Rent. Section 3(a) of the Lease, as amended, is
hereby modified to provide that, commencing as of the Extension Date and continuing through and including the Expiration Date, Tenant shall pay Base Rent to Landlord, without deduction, offset or abatement, and in accordance with all of the terms
and conditions set forth in the Lease, in monthly rental installments, as follows: 
  

					
	 Period
	  	 Period Base Rent
	  	 Monthly Base Rent

	 3/1/2015 — 3/31/2015
	  	 $            0.00
	  	
$         0.00

  

					
	 4/1/2015 — 12/31/2015
	  	 $ 173,553.39
	  	 $19,283.71

	 1/1/2016 — 1 /31/2016
	  	 $            0.00
	  	 $         0.00

	 2/1/2016 — 2/29/2016
	  	 $   19,283.71
	  	 $19,283.71

	 3/1/2016 — 2/28/2017
	  	 $ 238,346.64
	  	 $19,862.22

	 3/1/2017 — 2/28/2018
	  	 $ 245,497.08
	  	 $20,458.09

	 3/1/2018 — 2/28/2019
	  	 $ 252,861.96
	  	 $21,071.83

	 3/1/2019 — 2/29/2020
	  	 $ 260,447.76
	  	 $21,703.98

	 3/1/2020 — 4/30/2020
	  	 $   44,710.20
	  	 $22,355.10

 4.            Option to Extend. Paragraph 7
of the Third Amendment is unaffected hereby and shall remain in full force and effect during the Fourth Amendment Extension Term. 

5.             Construction of Extension Improvements. 

(a)            Landlord’s Obligations. Promptly following the
Effective Date, Landlord shall, at Landlord’s sole cost and expense, construct and install certain leasehold improvements within the Premises based on the scope of work attached hereto as Exhibit A and made a part hereof (the
“Extension Improvements”). Tenant acknowledges and agrees that, except as expressly set forth, herein, Tenant is accepting possession of the Premises for the extension term in “AS-IS” condition and except as expressly provided
herein, there are no additional months of free rent, moving allowances, tenant improvement allowances or other financial concessions applicable to the Fourth Amendment Extension Term. 

(b)            Cooperation. Tenant acknowledges and agrees that it will use
reasonable efforts to cooperate with Landlord in connection with Landlord’s construction and installation of the Extension Improvements and Landlord’s entry into the Premises pursuant thereto notwithstanding the foregoing, while
constructing and installing the Extension Improvements, Landlord shall use reasonable efforts not to interfere, with Tenant’s business, operations at the Premises. 

(c)            Letter of Understanding. Promptly following Landlord’s
substantial completion of the Extension improvements, Tenant shall execute Landlord’s Letter of Understanding in substantially the form attached hereto Exhibit B and made a part hereof, acknowledging among other things, that Tenant has accepted
the Extension Improvements. 
 6.            Ratification. Except as
otherwise expressly modified by the terms of this Amendment, the Lease remains unchanged and shall continue in full force and effect. All terms, covenants, and conditions of the Lease not expressly modified herein are hereby confirmed and ratified
and remain in full force and effect and, as further amended hereby, constitute valid and binding obligations of Tenant enforceable according to the terms thereof. In case of conflict between the Lease and this Amendment, the terms of this Amendment
shall control. 
 7.            Tenant’s Representations and
Warranties. The undersigned represents and warrants to Landlord that (i) Tenant is duly organized, validly existing and in good standing in accordance with the laws of the state under which it was organized and if such state is not the
state in which the Premises are located, that it is authorized to do business in such state; (ii) all action necessary to authorize the execution of this Amendment has been taken by Tenant; and (iii) the individual executing and delivering
this Amendment on behalf of Tenant has been authorized to do so, and such execution and delivery shall bind Tenant. Tenant, at Landlord’s request, shall provide Landlord with evidence of such authority. 

8.            Entire Agreement. Tenant acknowledges that neither Landlord
nor any broker, agent, or employee of Landlord has made any representation or promise with respect to the Premises, the Building or the land on which the Building is situated expect as expressly set forth herein, and no right is being acquired 

  

 
by Tenant except as expressly set forth herein. The Lease (as amended by this Amendment) contains the entire agreement of the parties and supersedes all prior agreements, negotiations, letters of
intent, proposals, representations, warranties and discussions between the parties. The Lease (as amended by this Amendment) may not be changed in any manner, except by an instrument in writing signed by both parties hereto. 

9. Binding Effect. All of the covenants contained in this Amendment, including, but not limited to, all covenants of the Lease as
modified hereby, shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives and permitted successors and assigns. 

10. Examination of Amendment. Submission of this instrument for examination or signature to Tenant does not constitute a reservation or
option, and it is not effective until execution by and delivery to both Landlord and Tenant. 
 11. Effectiveness. The submission of
this Amendment shall not constitute an offer, and this Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. 

12. Counterparts. This Amendment may be executed in multiple counterparts, each of which shall be an Original, but all of which shall
constitute one and the same Amendment. 
 13. Headings. Headings are used for convenience only and shall not be considered when
construing the Lease or this Amendment. 
 14. Broker. Landlord and Tenant each represents and warrants to the other that, except for
Serten Advisors, LLC representing Tenant, whose commission shall be paid by Landlord pursuant to a separate agreement, neither party has engaged or had any conversation, or negotiations with any broker, finder or other third party concerning the
matters set forth in this Amendment who would be entitled to any commission or fee based on the execution of this Amendment. Landlord and Tenant each hereby indemnifies the other against and from any claims for any brokerage commission and all
costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification shall survive the termination of the Lease for any
reason. 
 [SIGNATURES FOLLOW ON NEXT PAGE] 

 IN WITNESS WHEREOF, the undersigned have caused this Amendment to be
executed under seal and delivered as of the day and year first above written. 
  

											
		 	 LANDLORD:
	 	
		
		 	  QUANTICO BUILDINGS, LLC, a Delaware limited

 liability company

		
		 	  By:   Quantico Real Estate LLC, a Delaware limited

          liability company, its sole member

											
			
		 		 	 By:   Duke Realty Limited Partnership, an

         Indiana limited partnership, its
administrator

 
											
					
		 		 		 	 By:
	 	 Duke Realty Corporation, an
		 		 		 		 	  Indiana corporation, its sole general

 partner

 
											
					
		 		 		 		 	By:      [ILLEGIBLE]                     
		 		 		 		 	             Name: [ILLEGIBLE]        
		 		 		 		 	             Title:
SVP                          

													
					
		 		 	TENANT:	 		 	
			
		 		 	GLEN RESEARCH CORPORATlON, a Virginia
		 		 	corporation
			
		 	   
	 	By:            [ILLEGIBLE]                     
           
		 		 	       Name:    [ILLEGIBLE]                      
      
		 		 	       Title:        PRESIDENT                  
          
			
		 		 	Attest:        [ILLEGIBLE]                        
       
		 		 	            Name:    [ILLEGIBLE]                
       
		 		 	            Title:     Quality Compliance Manager

 THIRD AMENDMENT TO DEED OF LEASE 

THIS THIRD AMENDMENT TO DEED OF LEASE (this “Amendment”) is made as of this
16th day of September, 2009, with an effective date of September 1, 2009 (the “Effective Date”), by and between QUANTICO BUILDINGS, LLC, a Delaware limited liability company
(“Landlord”), and GLEN RESEARCH CORPORATION, a Virginia corporation (“Tenant”). 
 WITNESSETH: 

WHEREAS, TransDulles Center, Inc., a Virginia corporation (“Original Landlord”), as predecessor in interest to Winkler-Southern
Towers Limited Partnership, a Virginia limited partnership (“Winkler”), as predecessor in interest to Landlord, and Tenant entered into that certain Deed of Lease dated June 25, 1997, as amended by that certain First Amendment to Deed
of Lease undated in August 1997, and as further amended by that certain Second Amendment to Deed of Lease, (the “Second Amendment”) dated January 27, 2004 (as so amended, the “Lease”), pursuant to which Tenant leases
approximately 21,526 rentable square feet of space (the “Premises”), being suite 100 in the building (the “Building”) located at 22825 Davis Drive, Sterling, Virginia 20164, within that complex known as TransDulles Centre (the
“Park”), which space is more particularly described in the Lease; and 
 WHEREAS, Quantico Buildings, LLC, which succeeded to the
interest of Winkler, which succeeded to the interest of Original Landlord, is the Landlord under the Lease with respect to the Premises; and 

WHEREAS, the Lease will expire by its terms on December 31, 2009, and Landlord and Tenant desire to enter into this Amendment in order to
amend the Lease and extend the Term of the Lease, upon the terms and conditions set forth herein. 
 NOW, THEREFORE, for and in
consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid by Landlord and Tenant to one another, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree to amend the Lease
as follows: 
 1.    Incorporation of Recitals and Definitions. The above recitals are hereby incorporated into
this Amendment as if fully set forth herein. All capitalized terms used herein but undefined shall have the meaning set forth in the Lease. 

2.    Lease Term. Section 2(a) of the Lease, as amended by the Second Amendment, is hereby modified to
provide that the current Term of the Lease is extended for a period of five (5) years and two (2) months, commencing on January 1, 2010, and ending at 11:59 p.m. on February 28, 2015 (the “Expiration Date”). 

3.    Base Rent. 

(a)    Section 3(a) of the Lease, as amended by the Second Amendment, is hereby modified to provide that,
commencing as of September 1, 2009, and continuing through and including the Expiration Date, Tenant shall pay Base Rent to Landlord, without deduction, offset or abatement, and in accordance with all of the terms and conditions set forth in
the Lease, in monthly rental installments, as follows: 
  

					
	 Period
	 	Period Base Rent	  	Monthly Base Rent
	 9/1/2009 – 12/31/2009
	 	$73,547.16 *	  	$18,386.79
	 1/1/2010 – 1/31/2010
	 	$         0.00 *	  	$         0.00

																	
		 	 2/1/2010 – 8/31/2010
	  	$	128,707.53 	* 	 				  	$	18,386.79	 	  	
		 	 9/1/2010 – 12/31/2010
	  	$	75,569.72 	* 	 				  	$	18,892.43	 	  	
		 	 1/1/2011 – 1/31/2011
	  	$	0.00 	*  	 				  	$	0.00	 	  	
		 	 2/1/2011 – 8/31/2011
	  	$	132,247.01 	* 	 				  	$	18,892.43	 	  	
		 	 9/1/2011 – 8/31/2012
	  	$	232,943.64 	 	 				  	$	19,411.97	 	  	
		 	 9/1/2012 – 8/31/2013
	  	$	239,349.60 	 	 				  	$	19,945.80	 	  	
		 	 9/1/2013 – 8/31/2014
	  	$	245,931.72 	 	 				  	$	20,494.31	 	  	
		 	 9/1/2014 – 2/28/2015
	  	$	126,347.40 	* 	 				  	$	21,057.90	 	  	

  

	 	*	 The amount shown is the actual Base Rent due and payable for the period; the per annum amount for the 12-month
period of 9/1/2009 – 8/31/2010 is $220,641.48, and the per annum amount for the 12-month period of 9/1/2010 – 8/31/2011 is $226,709.16. The final period of 9/1/2014 – 2/28/2015 is only six (6) months. 

(b)    Section 3(c) of the Lease is hereby deleted in its entirety and is of no further force or effect. 

4.    Landlord Addresses. Section 29 of the Lease is hereby modified to provide that all notices, requests,
approvals, and other communications required or permitted for Landlord shall be delivered to the following addresses: 
  

							
		 	 Landlord:
	  	 Quantico Buildings, LLC
	  	
		 		  	 c/o Duke Realty Corporation
	  	
		 		  	 Attn.: V.P., Asset Mgmt. & Customer Service
	  	
		 		  	 4900 Seminary Road, Suite 900
	  	
		 		  	 Alexandria, VA 22311
	  	
				
		 	 With
	  	 Quantico Buildings, LLC
	  	
		 	 Payments to:
	  	 c/o Duke Realty Corporation
	  	
		 		  	 75 Remittance Drive, Suite 1347
	  	
		 		  	 Chicago, IL 60675-1347
	  	

 5.    Maintenance and Repairs. The following new
Section 14(e) is hereby inserted into the Lease immediately after Section 14(d): 
 “(e) Commencing
as of the Effective Date and for the remainder of the Term of the Lease, Landlord, as its expense, shall be responsible for the maintenance and repair of the four (4) heating, ventilation and air-conditioning units located on the rooftop of the
Building and the twenty-eight (28) VAV boxes serving the Premises (the “HVAC” Equipment”), in accordance with manufacturer recommendations and customary maintenance contract specifications, including all repairs and/or
replacements thereto if necessary. In the event that (i) Landlord fails to inspect the HVAC Equipment within twenty-four (24) hours after notice from Tenant to Landlord that the HVAC Equipment is not operating at a reasonable level of
performance for the Premises as configured and used on the Effective Date, or (ii) following such inspection, Landlord fails to cure or commence to cure any required repair to the HVAC Equipment within forty-eight (48) hours after such
inspection of the HVAC Equipment, Tenant may undertake all reasonable action to cure Landlord’s failure to cure any required repair to the HVAC Equipment. If Tenant elects to perform such repair to the HVAC Equipment, Tenant shall, prior to
commencement of said work, provide to Landlord a specific description of the work to be performed by Tenant and the name of Tenant’s contractor. Any materials used shall be of equal or better quality than currently exists in the Building, and
Tenant’s contractor shall be adequately insured and of good reputation. 

  
 2 

 Landlord agrees to reimburse Tenant on demand for all reasonable, third party out-of-pocket
expenses incurred by Tenant in connection therewith, provided that Tenant delivers to Landlord adequate bills or other supporting evidence substantiating said cost. In the event that any component of the HVAC Equipment fails to operate at a
reasonable level of performance for the Premises as configured and used on the Effective Date more than three (3) times in any twelve (12) consecutive month period, then Tenant shall have the right, at Tenant’s expense, to have a
qualified HVAC engineer, licensed to do business in Virginia, inspect the HVAC Equipment and provide recommendations to Landlord for correction. In the event that such recommendation is to replace any component of the HVAC Equipment, then the
Landlord may or may not make such replacement; provided, however, that (i) Landlord shall use commercially reasonable efforts to repair such component of HVAC Equipment such that it operates as intended by the manufacturer, and (ii) if
such component of the HVAC Equipment is not replaced and such failure occurs again within a six (6) month period, then Landlord shall replace the required components of the HVAC Equipment with new parts of similar or better quality to the
original HVAC Equipment. 
 6.    Tenant Improvements. 

(a)    Landlord’s Obligations. Tenant is accepting possession of the Premises for the Term of the Lease as
extended hereby in “AS IS” condition without representation or warranty by Landlord of any kind except as otherwise expressly set forth in the Lease, and with the understanding that Landlord shall have no responsibility with respect
to the construction of any interior improvements within the Premises, except to perform certain work (the “Tenant Improvements”), in a good and workmanlike manner, and in accordance with all applicable laws, ordinances, regulations and
building codes and the terms of this Paragraph 6. Except as expressly provided in this Amendment, no free rent, moving allowances, tenant improvement allowances or other financial concessions contained in the Lease shall apply to the Term of
the Lease as extended hereby. Landlord shall use commercially reasonable speed and diligence to Substantially Complete (as defined below) the Tenant Improvements on or before January 15, 2010, subject to Tenant Delay (as defined below). 

(b)    Construction Drawings. Promptly following the date hereof, Landlord shall prepare and submit to Tenant, at
Landlord’s expense, a set of construction drawings (the “CD’s”) covering all work to be performed by Landlord in constructing and installing the Tenant Improvement, which shall be based on the scope of work attached as
Exhibit A hereto (the “Scope of Work”) and the space plan attached as Exhibit B hereto (the “Space Plan”). Tenant shall have ten (10) days after receipt of the CD’s in which to review the
CD’s and to give to Landlord written notice of Tenant’s approval of the CD’s or its requested changes to the CD’s. Any changes to the CD’s requested by Tenant shall not materially alter the exterior appearance or basic
nature of the Building or the Building systems. If Tenant fails to approve or request changes to the CD’s within ten (10) days after its receipt thereof, Tenant shall be deemed to have approved the CDs, and the same shall thereupon be
final. If Tenant requests any changes to the CD’s, Landlord shall provide Tenant with a breakdown of the cost of said changes, including the cost, if any, to revise the CD’s. Tenant shall have ten (10) days to approve or disapprove
the changes and associated costs. If Tenant approves the changes and associated costs, Landlord shall make said changes and shall, within ten (10) days of its receipt of such request, submit the revised portion of the CD’s to Tenant.
Within five (5) days of receipt Tenant shall either approve the CD’s and the revised portion thereof or advise of any final comments to the revised portions. Notwithstanding anything set forth in this Amendment to the contrary, such
approved changes and costs shall be deemed a Change Order (as defined below) and Tenant shall pay to Landlord the cost of such approved changes in accordance with (d) below. Tenant may not thereafter disapprove the revised portions of the
CD’s unless Landlord has unreasonably failed to incorporate reasonable comments of Tenant and, subject to the foregoing, the CD’s, as modified by said revisions, shall be deemed to be final upon the submission of said revisions to Tenant.

  
 3 

 
Tenant shall at all times in its review of the CD’s, and of any revisions thereto, act reasonably and in good faith. Without limiting the foregoing, Tenant agrees to confirm Tenant’s
consent to the CD’s as finalized pursuant to this subparagraph (b) in writing within five (5) days following Landlord’s written request therefor. Landlord shall be responsible for submitting the final CD’s to the applicable
governmental authority for a building permit, if required, and, in the event that said authority requires any changes to the CD’s as a result of Tenant’s changes to the Scope of Work and the Space Plan, Tenant shall be responsible for the
increased costs. 
 (c)    Schedule. Landlord shall provide Tenant with a proposed schedule for the completion of
the Tenant Improvements and shall notify Tenant of any material changes to said schedule. Landlord and Tenant acknowledge and agree that (i) Tenant shall be conducting business within the Premises during Landlord’s completion of the Tenant
Improvements, (ii) Tenant will use reasonable efforts to cooperate with Landlord in connection with its completion of the Tenant Improvements, and (iii) except for Landlord’s gross negligence or willful misconduct, Landlord will have no
liability for its entry into the Premises pursuant thereto. Notwithstanding the foregoing, while completing the Tenant Improvements, Landlord shall use reasonable efforts not to interfere with Tenant’s business operations at the Premises, and
shall perform work on the Tenant Improvements after normal business hours unless otherwise agreed by Tenant. 

(d)    Change Orders. After the CD’s have been finalized pursuant to subparagraph (b) above, Tenant shall
have the right to request changes to the CD’s at any time following the date hereof by way of written change order (each, a “Change Order”, and collectively, “Change Orders”). Provided such Change Order is reasonably
acceptable to Landlord, Landlord shall prepare and submit promptly to Tenant a memorandum setting forth the impact on cost and schedule resulting from said Change Order (the “Change Order Memorandum of Agreement”). Said cost shall include
a fee equal to ten percent (10%) payable to Landlord (or its subsidiary or affiliate) as general contractor, and any applicable architectural and engineering fees. Tenant shall, within five (5) days following Tenant’s receipt of the
Change Order Memorandum of Agreement, either (a) execute and return the Change Order Memorandum of Agreement to Landlord, or (b) retract its request for the Change Order. If the cost to construct the Tenant Improvements will increase as a
result of a Change Order, as set forth in the Change Order Memorandum of Agreement (an “Increase”), Tenant shall pay to Landlord (or Landlord’s designee), (i) fifty percent (50%) of such Increase within ten (10) days
following execution of the Change Order Memorandum of Agreement, and (ii) the remaining fifty percent (50%) of such Increase within ten (10) days following Substantial Completion of the Tenant Improvements. Landlord shall not be
obligated to commence any work set forth in a Change Order until such time as tenant has delivered to Landlord the Change Order Memorandum of Agreement executed by Tenant and, if applicable, Tenant has paid Landlord for said Change Order in
accordance with the terms outline above. 
 (e)    Definitions. For purposes of this Amendment,
(i) “Substantial Completion” (or any grammatical variation thereof) shall mean completion of construction of the Tenant Improvements, subject only to punchlist items (the completion of which does not materially affect Tenant’s
use and occupancy of the Leased Premises) to be identified by Landlord and Tenant in a joint inspection of the Leased premises, and (ii) “Tenant Delay” shall mean any delay in the completion of the Tenant Improvements attributable to
Tenant, including, without limitation, (A) Tenants’s failure to meet any time deadlines specified herein, (B) Change Orders, (C) the performance of any other work in the Leased Premises by any person, firm or corporation employed
by or on behalf of Tenant, or any failure to complete or delay in completion of such work, or (D) any other act or omission of Tenant that actually causes a delay. 

  
 4 

 7.     Option to Extend. 

(a)     Paragraph 8 of the Second Amendment is hereby deleted in its entirety and is of no further force or effect.

 (b)     Provided that (i) no Event of Default has occurred and is then continuing, (ii) the creditworthiness of
Tenant has not materially declined relative to its creditworthiness as of the date hereof, and (iii) Tenant originally named herein (or a Related Entity, as defined in Section 12(f) of the Lease) remains in possession of the Premises, Tenant
shall have one (1) option to extend the Term of the Lease for one (1) additional period of five (5) years (the “Extension Term”). The Extension Term shall be upon the same terms and conditions contained in the Lease, except (x) Tenant
shall not have any further option to extend, (y) any improvement allowances or other concessions applicable to the Premises under this Lease shall not apply to the Extension Term, and (z) the Base Rent shall be adjusted as sets forth herein
(“Rent Adjustment”). Tenant shall exercise such option by delivering to Landlord, no later than two hundred seventy (270) days prior to the expiration of the Term of the Lease, written notice of Tenant’s desire to extend the Term of
the Lease. Tenant’s failure to properly exercise such option shall be deemed a waiver of such option. If Tenant properly exercised its option to extend, Landlord, shall notify Tenant of the Rent Adjustment no later than two hundred ten (210)
days prior to the commencement of Landlord a written objection thereto within ten (10) business days after receipt thereof. If Tenant properly exercise its option to extend, Landlord shall provide and Tenant shall execute an amendment to this Lease
reflecting the terms and conditions of the Extension Term within thirty (30) days after Tenant’s acceptance (or deemed acceptance) of the Rent Adjustment. 

(c)     The Base Rent as adjusted for the Extension Term shall be an amount equal to the Base Rent (plus any improvement
allowances or other concessions) then being paid by tenants under leases signed in the immediately preceding six (6) month period for space in the Building or other similar buildings within five (5) miles of the Building, of comparable size and
quality and with similar or equivalent improvements as are found in the Building (taking into consideration concessions such as rental waivers, abatement, improvement allowances and lease assumptions granted to such tenants if not included in
Landlord’s calculation of the Rent Adjustment), provided, however, that if Tenant delivers to Landlord a written objection to Landlord’s proposed Rent Adjustment within thirty (30) days after Tenant’s receipt of Landlord’s
proposed Rent Adjustment, and the parties cannot agree on a Base Rent for the Extension Term within thirty (30) days after Tenant’s written objection, then Tenant may retract its exercise of its option to extend, or Tenant may choose
arbitration to determine the Rent Adjustment. If Tenant chooses arbitration, Tenant shall give Landlord written notice of its desire to seek arbitration within five (5) days after expiration of such thirty (30) day period (“Arbitration
Notice”). Within Ten (10) days after Tenant provides Landlord with its Arbitration Notice, the parties shall each appoint an appraiser to determine the Base Rent as adjusted for the Extension Term for the Leased Premises. Each appraiser so
selected shall be an MAI appraiser having at least ten (10) years prior experience in the appraisal of comparable space in the metropolitan area in which the Leased Premises are located, and with a working knowledge of current rental rates and
practices. If the two appraisers cannot agree upon the Base Rent as adjusted for the Extension Term for the Leased Premises within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty (20) day
period, the two appraisers shall select a third appraiser meeting the above criteria. Once the third appraiser has been selected as provided for above, then such third appraiser shall, within ten (10) days after appointment, make its determinations
of the Base Rent as adjusted for the Extension Term. The average of the two closest determination of the Base Rent as adjusted for the Extension Term shall be used as the Base Rent for the applicable Extension Term and shall be binding on both
Landlord and Tenant. Landlord and Tenant shall each bear the cost of its appraiser and shall share the cost of the third. If Tenant fails to provide the Arbitration Notice as provided above, then Tenant’s exercise of its option to extend shall
be 

 deemed retracted. The monthly rental installments shall be an amount equal to one-twelfth (1/12) of the Base
Rent as adjusted for the Extension Term and shall be paid at the same time and in the same manner as provided in the Lease. 
 8.
    Right of First Offer. 
 (a)     Landlord and Tenant acknowledge and agree that the
expansion option set forth in Paragraph 7 of the Second Amendment has expired by its terms and is of no further force or effect. Accordingly, said Paragraph 7 of the Second Amendment is hereby deleted in its entirety. 

(b)     Provided that (i) no Event of Default has occurred and is then continuing, (ii) the creditworthiness of Tenant has
not materially declined relative to its creditworthiness as of the date hereof, and (iii) Tenant originally named herein (or a Related Entity, as defined in Section 12(f) of the Lease) remains in possession of the Premises, and subject to
Landlord’s right to renew or extend the lease term of any other tenant (including the Replacement Tenant, as defined below) with respect to the portion of the Offer Space (as defined herein) now or hereafter leased by such other tenant,
Landlord shall, before entering into a lease with a third party for that space in the Building located contiguous to the Premises, known as Suite 120 and consisting 7,904 rentable square feet, as shown on Exhibit C attached hereto (the
“Offer Space”), notify Tenant in writing of the availability of the Offer Space for leasing and setting forth the terms and conditions upon which Landlord is willing to lease the Offer Space to Tenant (“Landlord’s Notice”).
Tenant shall have seven (7) business days from its receipt of Landlord’s Notice to deliver to Landlord a written notice agreeing to lease the Offer Space on the terms and conditions contained in Landlord’s Notice (“Tenant’s
Acceptance”). In the event that Tenant declines to exercise its right of first offer or Tenant fails to deliver Tenant’s Acceptance to Landlord within said seven (7)-business day period, such failure shall be conclusively deemed a
rejection of the Offer Space and a waiver by Tenant of this right of first offer, whereupon, except as provided in subsection (e) below, Tenant shall be deemed to have waived its rights with respect to the Offer Space and Landlord shall be free to
lease the Offer Space to a third party. Tenant acknowledges and agrees that Landlord has previously notified Tenant of a pending transaction that would terminate the lease with the tenant currently occupying the Offer Space and that Landlord
currently is negotiating with a replacement tenant to lease the Offer Space (“Replacement Tenant”). Tenant has informed Landlord that; as of the date hereof, Tenant has declined to lease the Offer Space. 

(c)     The Base Rent for the Offer Space shall be an amount equal to the Base Rent (plus ay improvement allowances or
other concessions) then being quoted to prospective tenants for space in the vicinity of comparable size and quality and with similar or equivalent improvements as are found in the Building. The term for the Offer Space shall be co-terminous with
the then-current term (the “Current Term”) for the then-existing Premises (the “Existing Premises”); provided, however, that the minimum term for the Offer Space shall be three (3) years and the Current Term for the Existing
Premises shall be extended as provided above, the Base Rent for such period added to the Current Term shall be the same rental rate per square foot (including periodic escalations) then in effect for the Offer Space. 

(d)     If Tenant properly exercises its right of first offer, Landlord and Tenant shall enter into an amendment to the
Lease adding the Offer Space to the Premises upon the Terms and conditions set forth herein and making such other modifications to the Lease as are appropriate under the circumstances. If Tenant shall fail to enter into such amendment within ten
(10) days following Tenant’s Acceptance and receipt of such amendment to the Lease, then Landlord may terminate this right of first offer by notifying Tenant in writing, in which event Tenant shall have no further rights with respect to the
Offer Space and Landlord shall be free to lease the Offer Space to a third party. 

 (e)     In the event that (i) Tenant declines the offer set forth in
Landlord’s Notice or fails to exercise its right of first offer, and (ii) within the ninety (90) day period following Tenant’s receipt of Landlord’s Notice, Landlord receives an arms-length offer to lease the Offer Space that Landlord
is willing to accept from a bona fide third party on monetary terms that are ten percent (10%) or more favorable than the monetary terms in Landlord’s Notice, then Landlord shall be required to present to Tenant a modified Landlord’s
Notice matching such terms, pursuant to this right of first offer, in the same manner that the original Landlord’s Notice was submitted to Tenant, and Tenant shall have the same rights and obligations thereafter (with the exception of this
subparagraph (e)) with respect to the Offer Space; provided, however, that (A) the seven (7) business day period referenced in subparagraph (b) shall be revised to five (5) business days, and (B) the ten (10) day period referenced in subparagraph
(d) above shall be revised to seven (7) days. 
 9.     Ratification. Except as otherwise expressly modified by
the terms of this Amendment, the Lease remains unchanged and shall continue in full force and effect. All terms, covenants, and conditions of the Lease not expressly modified herein are hereby confirmed and ratified and remain in full force and
effect, and, as further amended hereby, constitute valid and binding obligations of Tenant enforceable according to the terms thereof. In case of conflict between the Lease and this Amendment, the terms of this Amendment shall control. 

10.     Tenant’s Representations and Warranties. The undersigned represents and warrants to Landlord that (i)
Tenant is duly organized, validly existing and in good standing in accordance with the laws of the state under which it was organized and if such state is not the state in which the Premises are located, that it is authorized to do business in such
state; (ii) all action necessary to authorize the execution of this Amendment has been taken by Tenant; and (iii) the individual executing and delivering this Amendment on behalf of Tenant has been authorized to do so, and such execution and
delivery shall bind Tenant. Tenant, at Landlord’s request, shall provide Landlord with evidence of such authority. 
 11.
    Entire Agreement. Tenant acknowledges that neither Landlord nor any broker, agent, or employee of Landlord has made any representation or promise with respect to the Premises, the Building or the land on which the
Building is situated except as expressly set forth herein, and no right is being acquired by Tenant except as expressly set forth herein. The Lease (as amended by this Amendment) contains the entire agreement of the parties and supersedes all prior
agreements, negotiations, letters of intent, proposals, representations, warranties and discussions between the parties. The Lease (as amended by this Amendment) may not be changed in any manner, except by an instrument in writing signed by both
parties hereto. 
 12.     Binding Effect. All of the covenants contained in this Amendment, including, but not
limited to, all covenants of the Lease as modified hereby, shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives and permitted successors and assigns. 

13.     Examination of Amendment. Submission of this instrument for examination or signature to Tenant does not
constitute a reservation or option, and it is not effective until execution by and delivery to both Landlord and Tenant. 
 14.
    Effectiveness. The submission of this Amendment shall not constitute an offer, and this Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. 

15.     Counterparts. This Amendment may be executed in multiple counterparts, each of which shall be an original,
but all of which shall constitute one and the same Amendment. 

 16.     Headings. Headings are used for convenience only and
shall not be considered when construing the Lease or this Amendment. 
 17.     Brokers. Except for Studley
(Virginia), Inc. (used in the Commonwealth of Virginia by Studley, Inc., a New York corporation) (“Broker”), representing Tenant, whose commission shall be paid by Landlord, Landlord and Tenant each represents and warrants to the other
that neither party has engaged or had any conversation or negotiations with any broker, finder or other third party concerning the matters set forth in this Amendment who would be entitled to any commission or fee based on the execution of this
Amendment. Landlord and Tenant each hereby indemnifies the other against and from any claims for any brokerage commissions and all costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’
fees and expenses actually incurred, for any breach of the foregoing. The foregoing indemnification shall survive the termination of the Lease for any reason. Further, Tenant represents and warrants to Landlord that Broker has not discussed this
Amendment or the subject matter thereof with any other real estate broker, agent or salesperson, so as to create any legal right in any such broker, agent or salesperson to claim a real estate commission or similar fee with respect to this Amendment
and other transactions contemplated by this Amendment. Tenant hereby indemnifies Landlord against, and agrees to hold, save, and defend Landlord harmless from, any liability or claim (and all expenses, including attorneys’ fees, actually
incurred in defending any such claim or enforcing this indemnity) for a real estate brokerage commission or similar fee or compensation arising out of or in any way connected with any claim of agency or cooperative relationship with the indemnitor
and relating to this Amendment, other than the compensation to Broker. 
 [SIGNATURES FOLLOW ON NEXT PAGE] 

 IN WITNESS WHEREOF, the undersigned have caused this Amendment to be
executed under seal and delivered as of the day and year first above written. 
  

											
		 	 LANDLORD:
	 	
		
		 	  QUANTICO BUILDINGS, LLC, a Delaware limited

 liability company

		
		 	  By:   Quantico Real Estate LLC, a Delaware limited

          liability company, its sole member

											
			
		 		 	 By:   Duke Realty Limited Partnership, an

         Indiana limited partnership, its
administrator

											
					
		 		 		 	 By:
	 	Duke Realty Corporation, an
		 		 		 		 	 Indiana corporation, its sole general

partner

					
		 		 		 		 	 By:      /s/ Peter S.
Scholz                

		 		 		 		 		 	       Peter S. Scholz

		 		 		 		 		 	      Senior Vice President
		 		 		 		 		 	      D.C. Operations

													
					
		 		 	TENANT:	 		 	
			
		 		 	GLEN RESEARCH CORPORATlON, a Virginia
		 		 	corporation
			
		 	   
	 	By:            /s/ HUGH MACKIE            
		 		 	        Name:    HUGH
MACKIE             

		 		 	
       Title:        PRESIDENT        
          

			
		 		 	Attest:        /s/ CAROL HAMILTON   
		 		 	            Name:    CAROL HAMILTON
		 		 	            Title:     ADMIN. SUPPORT    

 SECOND AMENDMENT TO DEED OF LEASE 

THIS SECOND AMENDMENT TO DEED OF LEASE (the “Amendment”) is entered into as of January 27, 2004, by and between
Winkler-Southern Towers Limited Partnership (hereinafter referred to as “Landlord”), a Virginia limited partnership as successor in interest to TransDulles Center, Inc. (“TCI”), and Glen Research Corporation, a Virginia
corporation (hereinafter referred to as “Tenant”). This Amendment shall be effective as of January 1, 2004 (the “Effective Date”). 

R E C I T A L S : 

A.            TCI, as landlord, and Tenant, as tenant, entered into that certain
Deed of Lease (the “Initial Lease”), dated June 25, 1997, with respect to certain premises containing approximately Twenty-One Thousand Five Hundred Twenty-Six
(21,526) rentable square feet located at 22825 Davis Drive, Sterling, Virginia 20164 (the “Building”), which Building, also referred to as TransDulles Centre Building 8, is located on a parcel of land within the office and warehouse park
known as TransDulles Centre (the “Centre”). 
 B.            The
Initial Lease was amended by that certain First Amendment to Deed of Lease dated August     , 1997 between TCI and Tenant (the “First Amendment”). The Initial Lease, as amended by the First Amendment, is herein
referred to as the “Lease”. 
 C.            Landlord succeeded to
TCI’s interest in the Lease and is the current Landlord under the Lease. 

D.            Landlord and Tenant desire to amend certain terms and conditions of
the Lease as hereinafter set forth. 
 W I T N E S S E T H : 

NOW, THEREFORE, in consideration of the foregoing recitals, Landlord and Tenant, intending to be legally bound, do hereby agree, and amend the
Lease, as follows: 
 1.            Defined Terms. Unless otherwise
defined herein, all capitalized terms used in this Amendment shall have the same meaning ascribed to such terms in the Lease. 

2.            Term. Notwithstanding anything to the contrary in the Lease,
the Term of the Lease is hereby extended to, and shall expire on, December 31, 2009. The twelve (12)-month period commencing on the Effective Date, and each successive twelve (12)-month period thereafter during the Term of the Lease (as such
Term may be extended pursuant to the terms of this Amendment), shall each be a “Lease Year”. 

3.            Base Rent. The Rent Schedule attached to the First Amendment
as a new Amended Exhibit C is hereby deleted in its entirety, and the new Second Amendment Revised Rent Schedule attached to this Amendment as Exhibit “A” and made a part hereof is substituted therefor. All references in the Lease,
as amended hereby, to Exhibit C, Rent Schedule shall be deemed to refer to the Second Amendment Revised Rent Schedule attached to this Amendment as Exhibit “A”. In the event of any inconsistencies between the operation of
Section 3(c) of the Lease, and the provisions of the Second Amendment Revised Rent Schedule attached to this Amendment as Exhibit “A”, the provisions of the Second Amendment Revised Rent Schedule shall control. 

4.            Security Deposit. At any time after December 31, 2005
(the “Deposit Date”), Tenant may send a written notice to Landlord expressly requesting that Landlord reduce the amount of the Security Deposit from Twenty Thousand and 00/100 Dollars ($20,000.00) to Ten Thousand and 00/100 Dollars
($10,000.000). IF Tenant’s notice is sent to Landlord after the Deposit Date, the amount of the Security Deposit shall be so reduced within ten 

 (10) days if no Event of Default exists on the date Landlord receives Tenant’s notice, and no event has
occurred or a condition exists on the date Landlord receives Tenant’s notice which with the giving of notice or the passage of time, or both, would constitute a monetary Event of Default under the Lease (provided, however, that if the
event which has occurred or the condition which exists on the date Landlord receives Tenant’s notice, which with the giving of notice or the passage of time, or both, would constitute a monetary Event of Default under the Lease, is timely cured
by Tenant within the cure period specified in the Lease then Tenant’s rights hereunder shall be reinstated as if said event or condition never existed except for any delay associated with Tenant’s cure). The reduced Security Deposit, if
any, shall be subject to all other provisions of the Lease concerning the Security Deposit (including, without limitation, Section 10 thereof). If the Security Deposit is held by Landlord in the form of cash and the Security Deposit is to be
reduced in accordance with the preceding provisions of this Section 4, then Landlord shall pay the Ten Thousand and 00/100 Dollars ($10,000.00) reduction amount to Tenant by check or wire transfer. If the Security Deposit is held by Landlord in
the form of a letter of credit and the Security Deposit is to be reduced in accordance with the preceding provisions of this Section 4, Landlord shall provide written notice to Tenant that Tenant is entitled to reduce the letter of credit to
the amount of Ten Thousand and 00/100 Dollars ($10,000.00) and the Security Deposit shall be reduced only by Tenant delivering to Landlord a binding and enforceable amendment to the letter of credit then held by Landlord reducing the amount that may
be drawn thereunder to Ten Thousand and 00/100 Dollars ($10,000.00). Landlord has no obligation whatsoever to reduce the Security Deposit unless Tenant sends such notice to Landlord after the Deposit Date and all the provisions, conditions and
requirements of this Section 4 are fully satisfied. 

5.            Tenant Improvement Allowance (a)(i) Effective upon the
Effective Date, Landlord shall make available to Tenant an allowance (the “Tenant Improvement Allowance”) to renovate and remodel the interior of the Premises (collectively, the “Tenant Improvements”) in the amount of One Hundred
Sixty-One Thousand Four Hundred Forty-Five and 00100 Dollars ($161,445.00) (the “Tenant Work Allowance”); subject, however, to the provisions of this Section 5. The Tenant Improvement Allowance
proceeds may be used only for the following items paid by Tenant: (A) hard and soft costs to remodel and renovate the Premises (incurred before or after the date of this Amendment); (B) soft costs associated with planning, permitting and
managing such renovation and remodeling (incurred before or after the date of this Amendment; (C) Tenant’s costs for security installations and related equipment (incurred before or after the date of this Amendment); and (D) telecom
and data cabling (incurred before or after the date of this Amendment). 
 (ii) lf the aggregate amount of Tenant Improvement Allowance
proceeds requested by Tenant between the Effective Date and December 31, 2004 is less than One Hundred Sixty-One Thousand Four Hundred Forty-Five and 00100 Dollars ($161,445.00), then the difference
between such two amounts shall be applied by Landlord as a credit to the next due monthly installments of Base Rent until such difference is reduced to zero. 

(b)(i)     If Landlord manages the renovation and remodeling of the Premises or is otherwise involved to a greater degree
than the review of Tenant’s plans and specifications, Landlord shall charge Tenant (and Landlord may reduce the Tenant Improvement Allowance by) as a construction management fee an amount equal to four percent (4%) of the total direct and
indirect hard and soft costs incurred in remodeling or renovating the Premises (including, without limitation, material and labor, contractor’s profit and contractor’s general overhead and all other items identified at Sections
5(a)(i)(A)-(D) above). If Landlord is not entitled to a fee as set forth in the immediately preceding sentence, Tenant nonetheless shall pay to Landlord, within ten (10) days of Landlord’s demand therefor, all costs and expenses incurred
by Landlord to review plans and specifications received from Tenant and to inspect such work (without regard to the provisions of Exhibit E to the Lease). 

(ii) Subject to Landlord’s prior written approval of (A) Tenant’s plans and specifications, (B) Tenant’s contractor
and (C) Tenant’s architect (in each case not to be unreasonably withheld or delayed), Tenant may use its own contractors to remodel the Premises. Among other things, in such instance, Tenant and Tenant’s contractors shall be solely
responsible for obtaining all necessary governmental permits and approvals. 
 (c) Except as otherwise provided in this Section 5,
Tenant Improvement Allowance proceeds shall 

 
be disbursed and available to Tenant subject to the terms and conditions set forth in Section 2 of Exhibit E of the Lease (which include, among other things, the delivery of lien waivers as
a condition to each payment of any Tenant Improvement Allowance proceeds) and the delivery to Landlord of such other documentation as Landlord may reasonably) request. For purposes of this Section 5, all references in such Exhibit E to
the Tenant Work Allowance shall mean the Tenant Improvement Allowance, and the total aggregate amount available and payable to Tenant on account of the Tenant Improvement Allowance and the Tenant Improvements is One Hundred Sixty-One Thousand Four Hundred Forty-Five and 00100 Dollars ($161,445.00). For purposes of this Section 5, all references    in such Exhibit E to the Tenant Work shall mean the Tenant
Improvements. For purposes of illustration only, this Section 5 does not constitute Landlord’s consent to or approval of any particular work, improvements, alterations, renovations, remodeling or the like, and Tenant may not perform
(or allow to be performed) any work to the Premises contemplated by this Section 5 without complying with all the provisions of the Lease as to Landlord’s approval of such work or the performance thereof; including, without
limitation, the provisions of Section 8, Section 14(b) and Exhibit E of the Lease. In addition, all Tenant Work and the performance thereof shall comply with such reasonable rules and regulations as Landlord, and its representatives, may
make. 
 6.                Antenna/Satellite.
(a) Tenant shall be permitted, at Tenant’s sole expense, to install on the roof of the Building, maintain and use a single antenna or a single satellite dish for the purpose of transmitting and receiving communication signals (the
“Antenna”), provided that all of the following conditions shall be satisfied at all times (each of which Tenant agrees to satisfy, perform and comply with if Tenant elects to place an Antenna on the roof of the Building): 

(i)         Tenant shall give Landlord thirty (30) day’s advance written notice of the date
Tenant intends to install the Antenna. 
 (ii)        The design, construction, screening, size, style,
material, location, adequacy and method of installation of the Antenna shall be subject to Landlord’s prior Written approval (not to be unreasonably withheld or delayed). 

(iii)       Tenant’s installation, maintenance and removal of the Antenna shall be subject to the
supervision of Landlord or Landlord’s contractor (roof or otherwise). Tenant agrees to reimburse Landlord, upon demand, for all actual out-of-pocket third party
costs and expenses incurred by Landlord in connection with Landlord’s review of the Antenna’s design, construction and location and the supervision of its installment or removal. 

(iv)       At Tenant’s sole cost and expense,
Tenant shall obtain all permits, approvals and licenses necessary for the installation, use and maintenance of the Antenna and Tenant shall comply with all laws, rules, codes, regulations, requirements and the like applicable to the
installation, use and maintenance of the Antenna. 
 (v)        Any and all utility costs related to the
installation and operation of the Antenna shall be the sole responsibility of Tenant. 
 (vi)      
Tenant’s installation of the Antenna shall be performed in a manner so as not to adversely affect or vitiate any warranty or guaranty applicable to the roof of the Building. 

(vii)      Tenant shall be responsible for the payment of any and all additional real estate or personal property
taxes assessed against the Building and/or Property and any increases in Landlord’s insurance premiums resulting from the installation or use of the Antenna on the basis of reasonable documentation provided to Tenant. 

(viii)     The Antenna shall be operated and maintained in such a manner as will not interfere with the operations,
electronic transmissions or electronic receptions of any other tenant in the Building (provided, 

 
however, that if the Antenna is causing interference with another antenna, satellite dish or the like installed subsequent to the installation of the Antenna, Tenant shall reasonably cooperate
with Landlord (at Landlord’s expense) in relocating the Antenna so as to prevent such interference (provided same does not already affect the functionality of the Antenna). 

(ix)        Tenant shall not permit any person or entity, other than Tenant, to make any direct or
indirect use of the Antenna. 
 (b)(i)     Tenant shall remove the Antenna upon the expiration or sooner termination of
the term of the Lease. The cost of such removal shall be the sole expense of Tenant. Tenant agrees to return the Building to its original condition upon removal of the Antenna, reasonable wear and tear excepted. If, during the Term of the Lease, as
amended hereby, it is necessary to replace or repair the roof, Tenant shall temporarily relocate the Antenna. 
 (ii) Tenant shall repair,
at Tenant’s sole expense, any damage to the Building or Property resulting from the installation, operation, use, maintenance or removal of the Antenna. 

(iii) Other than willful misconduct by Landlord, Landlord’s agents, employees or contractors, Tenant agrees to, and shall, indemnify,
defend and hold harmless Landlord from and against any and all losses, damages, liabilities, obligations, claims, demands, costs and expenses whatsoever caused by or resulting from the installation, maintenance, operation, use or removal of the
Antenna. 
 (iv) Tenant agrees that it shall, at its own expense, cause its employees and contractors performing any work on or about the
roof of the Building to comply with all applicable laws, codes, rules, regulations and other legal requirements regarding safety, a safe workplace and the like (including, without limitation, and all, if any, OSHA requirements) and all policies of
insurance maintained by Landlord (provided said insurance requirements have been provided to Tenant) or Tenant. Tenant, on its own behalf and on behalf of its agents, employees and contractors, assumes (and irrevocably and unconditionally waives all
claims against Landlord arising out of or relating to) all risks associated with the presence, installation, maintenance, operation, use and removal of the Antenna. Without in any way limiting or modifying any of Landlord’s rights or remedies,
Tenant shall cause its contractors (and all other persons performing work on the roof) to execute and deliver a release similar to the provisions of the immediately preceding sentence to Landlord before performing any work on or about the Building,
and no work may commence unless such release is delivered to Landlord. 
 (c) Landlord makes no representation or warranty of any kind
whatsoever as to the suitability of the roof of the Building for the installation of the Antenna, the quality of the transmissions or receptions of any Antenna (or the ability of any Antenna to send or receive information or otherwise operate), or
the cost of installation, operation, use, maintenance or removal the Antenna. 
 Tenant’s obligations and liabilities under this
Section 6 shall survive the expiration or sooner termination of the Lease, as amended hereby. 
 7.
                Expansion Option. (a) Section 31 of the Lease is hereby deleted in its entirety. 

(b)(i) Tenant shall have the right and option, subject to the following provisions of this Section 7, one time only to elect to lease
all of the Expansion Space (as defined below). The “Expansion Space” is the portion of the Building located adjacent to the Premises, as described on Exhibit “B” attached hereto and made a part hereof. 

(ii) (A) If, at any time prior to December 31, 2005, Landlord receives a bona fide written offer to lease all of the Expansion
Space that Landlord desires to accept or if Landlord is prepared to submit an offer on terms acceptable to Landlord, then Landlord shall promptly notify Tenant in writing and forward to Tenant a 

 
copy of the applicable terms so acceptable to Landlord (including the date on which the Expansion Space could be available for occupancy by Tenant)(such notice is hereinafter referred to
as the “Landlord’s Notice”). Within ten (10) days after Tenant’s receipt of the Landlord’s Notice, Tenant shall have the right and option to lease the Expansion Space (or the entirety of the space identified in the
Landlord’s Notice) at the rent and in accordance with all other provisions of the Landlord’s Notice (except that Tenant’s right to use the Expansion Space shall expire on the date the Term of the Lease with respect to the Premises
expires, without regard to the terms of the Landlord’s Notice, and the amount and value of concessions provided by Landlord to Tenant may be less than those set forth in the Landlord’s Notice under the terms outlined in Section 7 (B)
below) if, and only if: the Lease, as amended hereby, is then in full force and effect; no material adverse change in Tenant’s financial condition has occurred since the Lease was first executed which, in Landlord’s sole but reasonable
discretion, would impair Tenant’s ability to perform any of its obligations under the Lease, as amended hereby; during the one (1)-year period preceding the date on which Tenant otherwise could exercise the option to expand, Tenant has not
committed two (2) or more monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 of the Lease; during the one (1)-year period preceding the date on which Tenant otherwise could exercise the
option to expand, Tenant has not committed two (2) or more non-monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 of the Lease; and no Event of
Default shall be existing at the time of Tenant’s receipt of the Landlord’s Notice (and at such time no event has occurred at the time of exercise, which with the passage of time or the giving of notice, or both, could be deemed an Event
of Default or breach by Tenant under the Lease, as amended hereby provided, however, that if the event which has occurred or the condition which exists on the date Landlord receives Tenant’s notice, which with the giving of notice or the
passage of time, or both, could be deemed an Event of Default or breach by Tenant under the Lease, is timely cured by Tenant within the cure period specified in the Lease then Tenant’s rights hereunder shall be reinstated as if said event or
condition never existed except for any delay associated with Tenant’s cure). Tenant shall exercise such option only by delivery of written notice of such election to Landlord within such 10-day period. If
Tenant fails to give Landlord written notice of Tenant’s election to lease all the Expansion Space within the above-referenced 10-day period, Tenant’s rights under this Section 7 shall
automatically terminate and be null and void. TIME IS OF THE ESSENCE of this Section 7. 
 (B) Notwithstanding anything to the
contrary in Section 7(b)(ii)(A) above, if the initial term of the lease transaction referred to in the Landlord’s Notice would expire after December 31, 2009, and the lease transaction referred to in the Landlord’s Notice
includes rent abatement, a tenant improvement allowance or other concessions, allowances or benefits), then all such abatement, allowances, concessions and benefits provided Tenant under the Lease, as amended hereby, with respect to the Expansion
Space shall be reduced so that the net effective base rent payable by Tenant with respect to the period ending December 31, 2009 equals the net effective base rent (the base rent after factoring in all concessions) that would be paid by such third
party with respect to the same period. In no event shall the Base Rent and Additional Rent per square foot with respect to the Expansion Space be less than the Base Rent and Additional Rent per square foot (for the correlating time periods as they
may occur) for the Premises under the Second Amendment Revised Rent Schedule attached hereto as Exhibit “A”. 
 (c) If
Tenant exercises its option to lease the Expansion Space, Landlord shall deliver the Expansion Space to Tenant in its “AS-IS, WHERE-IS” condition on the date
the Expansion Space is delivered to Tenant; except that the Landlord shall perform or provide any tenant improvement work or allowance so as to ready the Expansion Space for the initial occupancy by Tenant as may be set forth in the Landlord’s
Notice. 
 (d) If Tenant exercises its option to expand the Premises pursuant to this Section 7, the Premises shall be expanded to
include the Expansion Space, and, among other things, Tenant’s obligation to pay Base Rent and Additional Rent with respect to the Expansion Space, shall commence on the date Landlord delivers possession of the Expansion Space to Tenant;
however Landlord shall not deliver possession of the Expansion Premises to Tenant prior to the availability date set forth in the Landlord’s Notice and Tenant shall have a minimum of thirty (30) days’ prior written notice of the date
Landlord intends to deliver possession. 
 (e) If any prior tenant or occupant of all or any of the Expansion Space holds over or otherwise

 
refuses to surrender or vacate such space by the availability date set forth in Landlord’s notice, Landlord shall not be liable to Tenant, and the date on which Tenant’s obligations for
Base Rent and Additional Rent with respect to the Expansion Space shall be delayed until possession of such space is available. 

(f)    Upon Tenant’s exercise of its option to lease the Expansion Space, Landlord and Tenant shall commence
negotiation of an appropriate amendment to this Lease to, among other things: add the Expansion Space to the Premises; adjust Tenant’s pro rata share for purposes of Paragraphs 3(e) and 11 of the Lease; and set forth Tenant’s obligations
with respect to Base Rent and Additional Rent with respect to the Expansion Space. Landlord and Tenant shall work diligently to execute such amendment within fourteen (14) days after Tenant’s exercise of its option; however; failure to
execute any such amendment shall not affect the enforceability, validity, or effectiveness of this Lease, the exercise of Tenant’s option or any of Tenant’s obligations or liabilities with respect to the Expansion Space. 

(g)    Notwithstanding anything to the contrary in this Section 7, Tenant’s right of first refusal shall not
apply to and Landlord shall not be obligated to offer to Tenant any space that is subject to an expiring lease if the tenant then occupying such space renews its lease of such space pursuant to a right to do so in such tenant’s lease or
pursuant to the mutual agreement of such tenant and Landlord. 
 (h)    Tenant’s rights under this
Section 7 may not be assigned to any person or entity that is not the Tenant under the Lease, as amended hereby, and no portion of the Expansion Space may be used by any person or entity that is not the Tenant under the Lease, as amended
hereby. 
 8.
                    Term Renewal Option. 

(a) (i) Section 6 of the Lease is hereby deleted in its entirety. 

(ii) Tenant shall have the option to extend the Term for one additional term of three (3) years (the “Renewal Term”) upon all
the same terms, covenants and conditions of this Lease (including, but not limited to, the payment of additional rent, but excluding such things as the performance of any additional work by Landlord or the payment of any additional sum by Landlord
to or for the benefit of Tenant [such as an additional Tenant Work Allowance or an additional Tenant Improvement Allowance]), except that the annual Base Rent payable by Tenant with respect to each Lease Year during the Renewal Term shall be the
amount determined pursuant to Section 8(c) below. Upon the extension of the Term for the Renewal Term, no further or other Renewal Term shall remain or be available and in no event whatsoever may the Term be extended for more than a total of three
(3) years pursuant to this Section 8. 
 (b) The option to so extend the Term pursuant to this Section 8 (the
“Option”) shall be effective only if: the Lease, as amended hereby, is then in full force and effect; no material adverse change in Tenant’s financial condition has occurred since the Lease was first executed which in Landlord’s
sole, but reasonable, discretion would impair Tenant’s ability to perform any of its obligations under the Lease, as amended hereby; during the one (1)-year period preceding the date on which Tenant otherwise could exercise the Option, Tenant
has not committed two (2) or more monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 of the Lease and during the one (1)-year period preceding the date on which Tenant otherwise could
exercise the Option, Tenant has not committed two (2) or more non-monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 of the Lease and no Event of
Default shall be existing on the commencement date of the Renewal Term (and at such time no event has occurred at the time of exercise, which with the passage of time or the giving of notice, or both, could be deemed an Event of Default or breach by
Tenant under the Lease, as amended hereby provided, however, that if the event which has occurred or the condition which exists on the commencement date of the Renewal Term, which with the giving of notice or the passage of time, or both, could be
deemed an Event of Default or breach by Tenant under the Lease, is timely cured by Tenant within the cure period specified in the Lease then Tenant’s rights hereunder shall be reinstated as if said event or condition never existed except for
any delay associated with Tenant’s cure). To be effective, the Option must be exercised by written notice to Landlord given not less than nine (9) months, and not more than twelve (12) months, prior to the expiration of the current
Term; TIME BEING OF THE ESSENCE. The Option shall be exercised by Tenant sending written notice (the 

 
“Tenant’s Notice”) to Landlord within the aforesaid time period and, upon (i) giving of such notice and (ii) satisfaction of all conditions to the effectiveness of such
Option, the Term of this Lease shall be extended for the Renewal Term without any further instrument, lease or agreement; provided, however, that Tenant and Landlord agree that prior to the commencement of the Renewal Term Landlord shall produce,
and Landlord and Tenant shall execute, an addendum, in form and substance reasonably satisfactory to Landlord and Tenant, amending this Lease to set forth the extension of the Term and the annual Base Rent payable thereunder. Failure to execute any
such amendment or addendum shall not affect the enforceability, validity, or effectiveness of this Lease. 
 (c) If Tenant exercise its
option to extend the Term for the Renewal Term within the period set forth above, Landlord shall send Landlord’s determination of annual Base Rent for each Lease Year during the Renewal Term (the “Landlord’s
Determination”) to Tenant within thirty (30) days after Landlord’s receipt of the Tenant’s Notice. Landlord’s determination of the annual Base Rent for the Renewal Term shall include improvement allowances, commissions, free
rent, other lease concessions, rate escalations, operating costs and taxes. The annual Base Rent for the first lease year of the Renewal Term shall equal ninety-five percent (95%) of Fair Market Rent (as defined below), “Fair Market Rent” means the total rent, taking into consideration all factors enumerated in the preceding sentence, being charged to similar tenants for similar space in other
single-story buildings in the Route 28 North corridor submarket. The parties shall negotiate in good faith and shall have thirty (30) days after Tenant’s receipt of such determination in which to agree on such annual Base Rent. If during
such thirty (30) day period the parties agree on the amount of such annual Base Rent payable during each lease year of such Renewal Term, then they shall promptly execute an amendment to the Lease stating the annual Base Rent so agreed upon and
evidencing other renewal terms. If during such thirty (30) day period the parties are unable, for any reason whatsoever, to agree on such annual Base Rent, then within five (5) business days thereafter (i) Tenant shall have the right
in its sole discretion, by written notice to Landlord, to void Tenant’s exercise of its right of renewal and the Lease shall expire at the end of the Lease Term (i.e., December 31, 2009); or (ii) provide irrevocable written notice
to Landlord of its desire to determine the Fair Market Rent in accordance with the terms contained in this Section 8(c) and the parties shall each appoint a real estate appraiser or agent (an “appraiser’’) who shall be licensed
in the Commonwealth of Virginia and who specializes in the field of commercial real estate leasing, has at least ten (10) years of experience and is recognized within the field as being reputable and ethical. If Tenant fails to timely
terminate its exercise of its right of renewal as provided in Subpart (i) of the immediately preceding sentence and fails to timely provide written notice to Landlord of its desire to determine the Fair Market Rent as provided in Subpart
(ii) of the immediately preceding sentence, Tenant shall be deemed to have terminated its right to renew. If Tenant timely provides written notice to Landlord in accordance with the terms of the second (2nd) immediately preceding sentence, such
two individuals shall each determine within ten (10) business days after their appointment such Fair Market Rent. If such two appraisers agree on such Fair Market Rent, then the annual Base Rent for the first lease year of the Renewal Term
shall equal ninety-five percent (95%) of such Fair Market Rent. If such two appraisers do not agree on such Fair Market Rent, but the difference (the “Appraisal Difference”) between the Fair Market Rent determinations between each such
appraiser does not exceed five percent (5%) of the lower of the two (2) values, then the then the Annual Base Rent for the first lease year of the Renewal Term shall equal ninety-five percent (95%) of the average of such two values. lf
such individuals do not agree on such Fair Market Rent within such ten (10) business day period, and the Appraisal Difference exceeds five percent (5%) of the lower of the two (2) values, then the two individuals shall, within five
(5) additional days, render separate written reports of their determinations and together appoint a third similarly qualified individual. The third individual shall within fifteen (15) days after his or her appointment make a determination
of such Fair Market Rent. The annual Base Rent applicable during the first lease year of such Renewal Term shall equal ninety-five percent (95%) of the average of the two closest determinations of the three (3) individuals
respective determinations. Upon the determination of the annual Base Rent for the Renewal Term in accordance with the terms of this provision, regardless of whether such annual Base Rent was determined by two or three appraisers pursuant to
the terms hereof or the minimum amounts specified herein, such annual Base Rent for the Renewal Term shall be final and conclusive as to the amount of such annual Base Rent for the Renewal Term. Landlord and Tenant shall each bear the cost of its
appraiser and shall share equally the cost of the third appraiser. Upon determination of the Annual Base Rent pursuant to this provision, the parties shall promptly execute an amendment to the Lease stating the Annual Base Rent and other applicable
renewal terms and the Lease shall 

 
continue in full force and effect. 
 All rights granted to Tenant under this Section
may be exercised by any Permitted Transferee who succeeds as Tenant hereunder the Lease or any other assignee. 

  9.               Hazardous Materials. The phrase
“(including, without limitation, chlorinated solvents”) is hereby added to the end of the second sentence of Paragraph 5(b) of the Lease. 

10.               Lender’s Consent. Landlord and Tenant
each acknowledge and agree that this Amendment is subject to Landlord obtaining the unconditional written consent of Landlord’s lender to the execution of this Amendment, and that if such consent shall not be obtained in writing by Landlord,
with written evidence provided to Tenant by the tenth (10th) business day after this Amendment is signed by Tenant and delivered to Landlord, then either party may terminate this Amendment by
sending written notice of termination to the other until such time that Landlord receives such written consent from Landlord’s lender and provides written evidence thereof to Tenant. Upon any termination of this Amendment pursuant to this
Amendment. Landlord’s delivery to Tenant of a fully executed Amendment shall constitute written evidence to Tenant that Landlord has received the lenders written consent hereto. 

11.               Severability. If any provision of this
Amendment is held to be invalid or unenforceable, the same shall not affect the validity or enforceability of any of the other provisions of this Amendment, which shall continue in full force and effect, as if the invalid or unenforceable provision
had been deleted. 
 12.               Interpretation. If
any provision of this Amendment conflicts with any provision of the Lease, the provisions of this Amendment shall be controlling. 

13.               Entire Agreement. The Lease, as amended by
this Amendment, constitutes the entire agreement between the Landlord and Tenant with respect to the subject matter hereof, superseding all, if any, prior verbal discussions or agreements between Landlord and Tenant. The Lease, as amended by this
Amendment, may be further amended only in writing signed by both the Landlord and Tenant. 

14.               Full Force and Effect. Expect as expressly
modified by the terms of this Amendment, all terms and conditions of the Lease shall continue in full force and effect, and shall bind the parties hereto, and their respective successors and assigns. As expressly modified by this Amendment, the
Lease constitutes the valid and legally binding obligation of Tenant, fully enforceable against Tenant in accordance with its terms. This Amendment shall become effective only upon is execution and delivery by Landlord and Tenant. 

15.               Tenant Representations. Tenant hereby
ratifies, confirms and affirms the Lease, as amended hereby, and hereby represents and warrants that, as of the date this Amendment is executed by Tenant, (i) neither the Tenant nor the Landlord is in default or breach of the Lease, as amended
hereby, nor has any event occurred, which with the passage of time or the giving of notice, or both, could be deemed an event of default or breach by Landlord or Tenant under the Lease, as amended hereby, and (ii) Tenant has no right or claim
against any rent or other amounts now or hereafter payable by Tenant under the Lease, as amended hereby, and has no defenses or offsets otherwise with respect to the Lease, as amended hereby, or any of Tenant’s obligations or liabilities under
the Lease, as amended hereby. 

16.               Counterparts. This Amendment may be
executed in counterparts, each of which counterparts shall be an original, but all of which counterparts shall constitute one and the same agreement. 

17.               Brokerage Commissions. Tenant and Landlord
warrant and represent to the other that they have not had any dealings with any realtor, broker or agent in connection with the negotiation of this Amendment except for Julien J. Studley, Inc. as representative of Tenant (whose commission shall be
paid by Landlord pursuant to the terms of a separate written agreement between Landlord and Julien J. Studley, Inc.) 

 
and The Mark Winkler Company as the representative of Landlord (whose commission shall be paid by Landlord pursuant to the terms of a separate written agreement between Landlord and The Mark
Winkler Company. Tenant and Landlord each agrees to indemnify and hold the other harmless against any claims for brokerage or other commissions arising by reason of a breach by the breaching party of this representation and warranty. 

IN WITNESS WHEREOF, this Amendment has been executed and sealed by Landlord and Tenant as of the day and year first written above. 

 

									
	 Witness/Attest:
	  		  	     LANDLORD:
	 	
				
		  		  		  	Winkler-Southern Towers Limited
Partnership, a Virginia limited
partnership
				
		  		  		  	By: Winkler-TDC LLC, its sole general
partner
					
	[ILLEGIBLE]	  		  		  	 By:[ILLEGIBLE](Seal)
	 	
					
		  		  		  	
Its:                      

	 	
					
		  		  		  	 Date:    2/4/04    
	 	
					
		  		  	 TENANT:
	  		 	
					
		  		  		  	 Glen Research Corporation
	 	
					
	[ILLEGIBLE]	  		  		  	 By:[ILLEGIBLE](Seal)
	 	
					
		  		  		  	 Its:    President    
	 	
					
		  		  		  	 Date:    1/21/04    
	 	

 FIRST AMENDMENT TO DEED OF LEASE 

This First Amendment to Deed of Lease (this “First Amendment”) is made this
                 day of August, 1997 by and between TransDulles Center, Inc., a Virginia corporation, or assigns (hereinafter referred to as
“Landlord”), and Glen Research Corporation, a Virginia corporation, (hereinafter referred to as “Tenant”). 

W I T N E S S E T H: 

WHEREAS, Landlord and Tenant are parties to that certain Deed of Lease dated June 25, 1997 (the “Lease”),
pursuant to which Landlord let unto Tenant certain Premises consisting of approximately 21,526 rentable square feet in a building located on a parcel of land commonly known as 22825 Davis Drive, Sterling, Virginia, and 

WHEREAS, the Lease provided that payments of Rent would commence on October 1, 1997, and 

WHEREAS, Tenant has requested, and Landlord has agreed, to postpone the date that Rent commences to be due from
October 1, 1997 to November 1, 1997, in consideration of the payment by Tenant of supplemental rent in the amount of One Thousand Fifty Five Dollars ($1,055.00) per month for each month of the first Lease Year of the Term
(“Supplemental Rent”) 
 NOW THEREFORE, in consideration of the premises, the sum of ten dollars ($10.00), the
receipt and sufficiency of which is hereby acknowledged, and the mutual covenants contained herein, the parties, intending to be legally bound agree as follows: 

1.        The foregoing recitals are hereby incorporated herein. 

2.        Paragraph 2(a) of the Lease is hereby deleted in its entirely, and the
following Paragraph 2(a) is substituted therefor 

(a)        The initial term of this Lease shall be
for a period (hereafter referred to as “Term”), commencing upon execution of the Lease and expiring October 31, 2004. The obligation for the payment of Rent shall commence on the “Commencement Date,” which shall be
November 1, 1997. The initial twelve (12) month period after the Commencement Date and each successive twelve (12) month period thereafter during the initial Term and any renewal periods shall be hereinafter referred to as a
“Lease Year,” The Term shall also include any properly exercised renewal of the term of this Lease as provided in Paragraph 6 below. 

3.        The Rent Schedule attached to the Lease as Exhibit C is hereby deleted in
its entirety, and a new Amended Exhibit C, attached hereto, is substituted therefor All references in the Lease to Exhibit C, Rent Schedule shall be deemed to refer to the attached Amended Exhibit C, Amended Rent Schedule. 

 4.        Capitalized terms
appearing in this First Amendment which are not defined herein shall have the same meaning as ascribed to them in the Lease. 

5.        This First Amendment contains the entire agreement of the parties relative
to the subject matter hereof. There have been no representations or agreements made or relied upon by either party which are not expressly set forth herein. Except as expressly modified herein, the Lease remains in full force and effect. 

IN WITNESS WHEREOF, the parties have executed this First Amendment as of the date first set forth above. 

 

									
	 /s/ ILLEGIBLE
	  		  	LANDLORD: TRANSDULLES CENTER, INC
	  		  	  
 By:
	  	 /s/ Hugh Mackie

	  		  	Name:	  	 HUGH MACKIE
	 	
					
		  		  	Title:	  	 President
	 	
			
	 ATTEST:
	  		  	TENANT: GLEN RESEARCH CORPORATION
				
	 /s/ ILLEGIBLE
	  		  	  
 By:
	  	 /s/ Douglas Lawrence

	  		  	Name:	  	 DOUGLAS LAWRENCE
	 	
	  		  	  
 Title:
	  	  
 Vice
President
	 	

 ORIGINAL 

DEED OF LEASE 

THIS DEED OF LEASE, (hereinafter referred to as “Lease”), is made this 25th day of June 1997, by and between TransDulles Center, Inc., a Virginia corporation, or assigns (hereinafter referred to as “Landlord”) and Glen Research Corporation., a Virginia
corporation, (hereinafter referred to as “Tenant”). 
 WITNESSETH: 

WHEREAS, Landlord and Tenant desire to create a leasehold estate in favor of Tenant in the Premises (as hereinafter defined).

 NOW, THEREFORE, in consideration of the Premises, and of the covenants and agreements herein contained, the parties
hereto agree as follows: 
 1.     PREMISES.    Effective as of the Commencement
Date, Landlord shall lease unto Tenant and Tenant shall lease from Landlord approximately 21,526 rentable square feet as outlined in Exhibit A (“Premises”), for a building of approximately 57,600 square feet (“Building”), which
Building is located on a parcel of land commonly known as 22825 Davis Drive Sterling, Virginia, Tax Map No. 81-F-16-57A
(“Property”) as shown on Exhibit A. The parties stipulate that for all purposes under this Lease, the size of the Premises shall be deemed to be 21,526 square feet. 

Landlord has completed construction of the “Building Shell” as described in Exhibit B hereto. Tenant has inspected
the Building Shell and the Premises, and accepts the same in “AS IS” condition as of the date of execution of this Lease. 

2.     COMMENCEMENT DATE AND LEASE TERM. 

(a)     The initial term of this Lease shall be for a period of seven (7) years (hereafter referred
to as “Term”), commencing on the “Commencement Date.” The Commencement Date shall be the earlier of (i) the date Tenant commences beneficial use of the Premises, determined as set forth herein below, or (ii) October 1,
1997. Notwithstanding any other provision of this Lease, should Landlord fail to timely review the Tenant Plans as provided in the Work Letter attached hereto as Exhibit E (the “Work Letter”)( such failure referred to as “Landlord
Delay”), or should Tenant be delayed as a result of earthquake; war; riots; or strikes (delay from such enumerated causes, and no other cause, whether or not such cause may be similar to such enumerated causes, being referred to as “Force
Majeure Delay”), and should Tenant not commence beneficial use of the Premises until a date subsequent to October 1, 1997 solely as a result of such Landlord Delay, or as a result of Force Majeure Delay, the Commencement Date shall be postponed
from October 1, 1997 by the number of days after October 1, 1997 equal to the number of days of such Landlord Delay or Force Majeure Delay, but only to the extent that Tenant was actually delayed in commencing beneficial use of the Premises
solely as a result of such Landlord Delay or Force Majeure Delay; under no circumstances shall the Commencement Date be postponed to the extent that any delay in Tenant’s commencing the beneficial use of the Premises beyond October 1, 1997 is
attributable in whole or in part to any cause other than Landlord Delay or Force Majeure Delay. The initial twelve (12) month period after the Commencement Date and each successive twelve (12) month period thereafter during the initial Term and any
renewal periods shall be hereinafter referred to as a “Lease Year.” If the Commencement Date is not the first day of a month, then the Term shall be the period set forth above plus the partial month in which the Commencement Date occurs.
The Term shall also include any properly exercised renewal of the term of this Lease as provided in Paragraph 6 below. 

(b)     Notwithstanding the provisions of paragraph 2(a) above, provided that (i) this Lease is in
full force and effect, and (ii) Tenant shall not, within the two (2) year period preceding the first day on which Tenant may issue a Notice of Termination in accordance with the provisions of this Paragraph 2(b), have either
(x) committed more than two monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 hereof, or (y) committed more than two non-monetary defaults
as to which Landlord issued a notice in accordance with the provisions of paragraph 17 hereof, Tenant shall have the option to terminate this Lease as of the last day of the fifth (5th) Lease Year (the “Termination Date”). To exercise such
option, Tenant shall provide Landlord with written notice (the “Notice of Termination”) of its exercise of such option at least Two Hundred Seventy (270) days, but no more than Three Hundred Sixty (360) days, prior to the
Termination Date, time being of the essence, which Notice of Termination must be accompanied by payment to Landlord of a termination fee in the amount of Two Hundred Thirteen Thousand Seven Hundred Eighteen Dollars ($213,718.00). If between the date
of issuance of the Notice of Termination and the Termination Date, Tenant shall have committed or suffered an Event of Default under this Lease , or should Tenant fail to vacate the Premises by the Termination Date, time being of the essence,
Landlord may, at its sole option, (i) nullify the election to terminate in which event the Lease shall remain in full force and effect, subject to its terms, or (ii) without further notice declare an Event of Default under this Lease, and
in addition to retaining the Termination Fee, Landlord may exercise all other rights and remedies for an Event of Default as hereinafter provided, or (iii) deem Tenant to be holding over in accordance with the provisions of paragraph 18
hereinbelow. The option granted hereunder is personal to Tenant, and may not be exercised by any transferee or assignee of Tenant other than an “Affiliate” as defined in Paragraph 12(f) hereof; the option is exercisable only as to the
entirety of the Premises, and not as to a portion thereof. 
 3.     RENT. As rent for the Premises (all
of which is hereinafter referred to collectively as “Rent’), Tenant shall pay to Landlord all of the following: 

(a)     Base Rent. Subject to escalation pursuant to Paragraph 3(c) below Tenant shall pay, without
offset, demand or counterclaim, as base rent (hereafter referred to as the “Base Rent”) for each Lease Year the sums identified on the attached Exhibit C, Rent Schedule. The monthly installments shall be payable in advance on the first day
of each and every month during the said Term at the office of TransDulles Center, Inc., c/o The Mark Winkler Company, 4900 Seminary Road, Suite 900, Alexandria, Virginia 22311, or at such other place as Landlord may hereafter designate in writing.
Rent checks are to be made payable to TransDulles Center, Inc., or such other person, firm or corporation as Landlord may 

 
hereafter designate in writing, except that the first such installment, in the amount of Fifteen Thousand Nine Hundred Sixty Five Dollars and twelve cents ($15,965.12) shall be due on or before
the Commencement Date. 
 (b)     Intentionally Omitted. 

(c)     Rent Escalations. At the beginning of the second Lease Year and at the beginning of each Lease
Year thereafter, throughout the Term, the Base Rent then in effect shall be increased by three percent (3%) of the previous Lease Year’s Base Rent, it being the intent hereof that all increases set forth herein shall be compounded. 

(d)     Intentionally Omitted. 

(e)     Tax on Lease. Tenant’s pro rata share of any federal, state or local tax (including gross
receipts tax) assessment, levy or other charge (other than any income tax or real property tax) (hereinafter collectively referred to as “Tax”) if now or hereafter directly or indirectly upon (a) Landlord with respect to this Lease or
the value thereof, (b) Tenant’s use or occupancy of the Premises, or (c) the Base Rent or any other sum payable under this Lease, payment of such Tax shall be paid by Tenant as Additional Rent. Landlord estimates said amount to be one
cent ($0.01) per rentable square foot for the first Lease Year. 
 Landlord shall annually notify Tenant of the amount
which Landlord estimates will be the Tax for each tax year within thirty (30) days of receipt by Landlord of a bill for gross receipts tax from Loudoun County, and Tenant shall pay such amount in equal monthly installments in advance on or
before the first day of each of the twelve (12) months after the date of such notice. Landlord shall annually submit to Tenant a statement showing Tenant’s pro rata share of the actual Tax for the current tax year, the amount thereof
theretofore paid by Tenant, and the amount of the resulting balance due thereon or overpayment thereof. Such balance due shall be paid by Tenant, without interest, within thirty (30) days after the date of such statement. Official tax bills
rendered by the taxing authority shall be presumptive evidence of the actual amount of Tax. Tenant shall have the right to audit Landlord’s records pertaining to such Tax in accordance with paragraph 11 below. 

(f)     Tenant does hereby take and hold the Premises at the Rent hereinabove specifically reserved and
payable as aforesaid, and upon and subject to the terms and conditions herein contained. 
 (g)     Late
Payment. If Tenant fails to pay any installment of Rent on or before the first (1st) day of the calendar month when such installment becomes due and payable, and, if on more than one occasion during each twelve (12) month period of the Term
Tenant fails to pay such installment within five (5) calendar days after the date Landlord presents notice, then on such second and subsequent occasion during each twelve (12) month period of the Term, Tenant shall pay to Landlord a late charge
of five per cent (5%) of the amount of such installment, and, in addition, any unpaid installment shall bear interest at that rate per annum which is two per cent (2%) greater than the “prime rate” then in effect at Morgan Guaranty Trust
Company of New York, New York, New York (hereinafter the “Interest Rate”), from the date such installment became due and payable to the date of payment by Tenant’ provided, however, that nothing herein contained shall be construed or
implemented in such a manner as to allow Landlord to charge or receive interest in excess of the maximum legal rate then allowed by law. Such late charge and interest shall constitute Additional Rent hereunder and shall be due and payable with the
next monthly installment of Rent. Nothing in this paragraph shall be deemed to be in derogation of Landlord’s rights under Paragraph 17. 

(h)     Additional Rent. With respect to this Lease, Additional Rent shall mean any and all monetary
obligations for which Tenant is responsible under the terms, covenants and conditions of this Lease, including but not limited to, Base Rent escalations, taxes, late fees, interest payments, and Operating Costs. 

(i)     Tenant’s Proportionate Share. Landlord and Tenant agree that Tenant’s “pro rata
share” for purposes of Paragraphs 3(e) and 11 shall be thirty seven and thirty seven one hundredths percent (37.37%), the approximate and agreed upon ratio that the area of the Premises bears to the total rentable area of the Building. 

4.     INTENTIONALLY OMITTED. 

5.     USE OF PREMISES. 

(a) Tenant may occupy and use the Premises for the preparation of materials used in DNA research, and for research and
development and general office and warehousing purposes associated with such preparation, and for no other purpose without the consent of Landlord, subject, however, to the terms and provisions of any covenants, easements, conditions or restrictions
which affect the use of the Premises. Tenant shall not permit any unlawful occupation, business or trade to be conducted on any of the Premises or any use to be made thereof contrary to applicable laws or regulations. Tenant shall not use or occupy
or permit any of the Premises to be used or occupied, nor do or permit anything to be done in or on any of the Premises, in a manner which would (i) violate any certificate of occupancy affecting any of the Premises, (ii) make void or
voidable any insurance then in force with respect to any of the Premises, (iii) make it difficult or impossible to obtain fire or other insurance which is required hereunder, or cause the cost of maintaining such insurance to increase,
(iv) cause structural damage to the Building, or (v) constitute a public or private nuisance or waste. 
 (b)
    As part of its obligation to comply with laws and other requirements under Paragraph 5(a) of this Lease, Tenant shall not (either with or without negligence) generate, use, store, or cause or permit the escape, disposal or
release of any Hazardous Materials in or about the Building or the Property or the Premises, except in strict accordance with applicable laws. Hazardous Materials shall mean (a) “hazardous wastes”, as defined by the Resource Conservation

  
 2 

 and Recovery Act of 1976, as amended from time to time, (b)“hazardous substances”,
as defined by the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended from time to time, (c)“toxic substances”, as defined by the Toxic Substances Control Act, as amended from time to time, (d)
“hazardous materials”, as defined by the Hazardous Materials Transportation Act, as amended from time to time, (e) any applicable state or local laws and the regulations adopted under these acts, as amended from time to time,
(f) oil or other petroleum products whether refined or unrefined, (g) any highly combustible substance and (h) any substance whose presence in Landlord’s reasonable judgment could be detrimental to the Building or the Property or
the Premises or hazardous to health or the environment. If any lender or governmental agency shall ever require testing to ascertain whether or not here has been any release of Hazardous Materials, then the reasonable costs thereof shall be
reimbursed by Tenant to Landlord upon demand as additional charges if such requirement applies to the Premises. In addition, Tenant shall execute affidavits, representations and the like from time to time at Landlord’s request concerning
Tenant’s best knowledge and belief regarding the presence of Hazardous Materials in the Premises. In all events, Tenant shall indemnify and hold Landlord harmless of and from any and all costs and expenses of any nature arising from the release
of Hazardous Materials in the Premises occurring while Tenant is in possession, or elsewhere on the Property and any adjacent real estate owned by Landlord, if caused by Tenant or persons acting under Tenant. The within covenants shall survive the
expiration or earlier termination of the Lease. 
 (c)     If Tenant fails to comply with any applicable
law or regulation or if Landlord reasonably believes the violation of any law or regulation is threatened, Landlord shall have the right (but not the obligation) following thirty (30) days written notice to Tenant unless Tenant commences to act
during or prior to such period, and diligently pursues the cure of such failure to comply (unless such failure or threatened failure causes imminent threat to life or property in which case no notice is required), to act in place of Tenant and to
take such action as it may deem necessary or desirable to ensure compliance or to mitigate, abate or correct the violation or threatened violation. All reasonable costs of any kind whatsoever incurred by Landlord in connection therewith, including
consultants’ and reasonable attorneys’ fees, shall be payable on demand, shall bear interest at the default rate until paid, and shall constitute additional rent. 

(d)     Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims,
losses, damages, liabilities, cost and expenses, including attorneys’ fees, arising from Tenant’s failure to comply with all applicable laws and regulations. The foregoing provisions shall survive the expiration or earlier termination of
this Lease. 
 6.     OPTION TO EXTEND TERM. 

(a)     Renewal Period. Provided that (i) this Lease is then in full force and effect, and
(ii) no material adverse change in Tenant’s financial condition has occurred, and (iii) Tenant shall not, within the two (2) year period preceding the first day on which Tenant may issue a Notice of Renewal in accordance with the
provisions of this Paragraph 6, have either (x) committed more than two monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 hereof, or (y) committed more than two non-monetary defaults as to which Landlord issued a notice in accordance with the provisions of Paragraph 17 hereof, and (iv) Tenant shall not then be in default, and shall not default in the performance of any
of its obligations under this Lease at any time between the date of issuance of the Notice of Renewal contemplated by Paragraph 6(b) below and the expiration of the initial lease Term, Tenant shall have the option to renew this Lease for one
(1) additional three (3) year term, with the Base Rent in such renewal period, being equal to the previous year’s Base Rent, increased by five per cent (5%). 

(b)     Notice Required. Tenant shall give Landlord written notice of its intent to exercise its option to
extend the Lease Term (“Notice of Renewal”) at Least Two Hundred Forty (240) days, but no more than Three Hundred Sixty (360) days, prior to the end of the initial Term, time being of the essence. Should Landlord fail to receive
a Notice of Renewal within the aforementioned notice period, time being of the essence, then Tenant’s renewal option shall expire without action by either party and Landlord shall not need to advise Tenant in writing of Tenant’s neglect in
reference to the notice period. 
 7.     INTENTIONALLY OMITTED. 

8.     TENANT IMPROVEMENTS. 

The respective rights and obligations of the parties with respect to the design and construction of the Tenant Work are set
forth in the Work Letter attached hereto as Exhibit E hereto. 
 9.     INTENTIONALLY OMITTED. 

10.   SECURITY DEPOSIT. 

(a)     Contemporaneously with the execution of this Lease, the sum of Seventy Five Thousand Dollars
($75,000.00) shall be delivered to Landlord as a Security Deposit (the “Security Deposit”) pursuant to this Lease, as security for the payment and performance by Tenant of all Tenant’s obligations, covenants, conditions and agreements
under this Lease. The Security Deposit may, at Tenant’s election, be posted either in cash, or in the form of a letter of credit (“Letter of Credit”) in accordance with the provisions of paragraph 10 (b) below. If the Security Deposit
is in the form of cash, it shall bear interest at Crestar Bank’s passbook rate in effect as of the date of execution of this Lease, which interest shall be added to and shall become part of the Security Deposit, subject to disposition as
provided herein. Upon the expiration of the Term hereof, or any extension or renewal thereof, Landlord shall, if Tenant is not in default, return such Security Deposit to Tenant, less such portion thereof as Landlord shall have appropriated as
provided herein to make good any default by Tenant with respect to Tenant’s obligations within sixty (60) days after such expiration. If Tenant shall default in the performance of any of its obligations under this Lease, Landlord shall
have the right, but not the obligation, to apply the 

  
 3 

 portion of the Security Deposit reasonably required to remedy such default, in which event
Tenant shall promptly deposit with Landlord the amount necessary to restore the Security Deposit to its original amount. In the case of a non-monetary default, Landlord may exercise such right only after
providing Tenant with notice of default and opportunity to cure to the extent and in the manner required under other provisions of this Lease. The Security Deposit shall not be deemed liquidated damages, and Landlord’s application of said
Security Deposit to reduce its damages shall not preclude recovery from Tenant of any additional damages incurred by Landlord. If the Landlord sells or transfers its interest in the Building, Landlord shall transfer the Security Deposit, and,
provided that Landlord has, in fact, done so, the Landlord shall be released from all liability to Tenant for the return of such Security Deposit. 

(b)     Any Letter of Credit tendered as and for the Security Deposit shall be (i) unconditional;
(ii) irrevocable; (iii) issued by a financial institution reasonably approved by Landlord in Landlord’s reasonable discretion; (iv) in a form permitting partial and multiple drawings; (v) for either multiple terms of one
(I) year each in duration, renewed at least sixty (60) days prior to the expiration thereof, the entire term extending until the date which is ninety (90) days after the expiration of the Lease Term, as such Lease Term may be extended
pursuant to the provisions of the Lease, or at Tenant’s option for a single term extending until the date which is ninety (90) days after the expiration of the Lease Term, as such Lease Term may be extended pursuant to the provisions of
the Lease; and (vi) be in a form and substance acceptable to the Landlord, in its reasonable discretion. Tenant shall provide Landlord with a replacement Letter of Credit at least sixty (60) days prior to the expiration of the immediately
preceding Letter of Credit. If a partial drawing occurs under the Letter of Credit, the Tenant shall, upon demand but not more than five (5) days after such partial drawing, cause the financial institution to reissue the Letter of Credit in the
amount then currently required under the terms of this Lease. Notwithstanding the foregoing, the Landlord shall be entitled to draw down on the Letter of Credit, without any notice, at any time on or after the earlier of (i) the occurrence of
an Event of Default by Tenant under this Lease; or (ii) the thirtieth (30th) day preceding the expiration date of the Letter of Credit in the event Tenant is required to and fails to timely replace the Letter of Credit. Landlord shall provide
Tenant with written notice of any draws made on the Letter of Credit. 
 (c)     Subject to the
conditions set forth below, the Security Deposit shall be reduced (i) at the end of the twenty-fourth full calendar month of the Lease Term to Sixty Thousand Dollars ($60,000.00); (ii) at the end of the forty-eighth full calendar month of the
Lease Term to Forty Thousand Dollars ($40,000.00); and (iii) at the end of the sixtieth (60th) full calendar month of the Lease Term to Twenty Thousand ($20,000.00), where it shall remain for the balance of the Lease Term, as such Lease Term
may be extended pursuant to the provisions of this Lease. If the Security Deposit is in the form of a Letter of Credit, the Letter of Credit may be replaced by a new Letter of Credit or cash in the amount of the reduced Security Deposit; however,
any replacement Letter of Credit shall otherwise be in accordance Paragraph 10 (b) hereof. No reduction of the Security Deposit as provided herein shall occur unless as of the date set forth for each reduction: (x) this Lease shall be in full
force and effect, (y) there shall have been no material adverse change in Tenant’s financial condition between the date of execution of this Lease and the date set forth for such reduction, and (z) Tenant shall not have committed more
than two monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 hereof, nor committed more than two non-monetary defaults as to which Landlord has issued a
notice in accordance with the provisions of Paragraph 17 hereof, in the two year period preceding the scheduled reduction. Should the Security Deposit not be reduced as a result of Tenant’s failure to satisfy the conditions set forth in
(z) above, but should all such conditions be satisfied as of the next scheduled reduction in the Security Deposit as provided herein, the Security Deposit shall then be reduced to the amount set forth in accordance with the schedule, despite
the fact that there was no interim reduction. By way of example, should the Security Deposit not be reduced at the end of the twenty-fourth full calendar month of the Lease Term due to Tenant’s failure to satisfy the conditions set forth in
(z) above, the Security Deposit shall remain at Seventy Five Thousand Dollars ($75,000.00) between the twenty-fourth and forty-eighth full calendar months of the Term; provided Tenant satisfies the conditions set forth in (z) above between
the twenty-fourth and forty-eighth full calendar months of the Lease Term, and should the conditions set forth in (x) and (y) above both be satisfied, at the end of the forty eighth full calendar month, the Security Deposit shall be reduced to
Forty Thousand Dollars ($40,000.00). 
 11.     OPERATING COSTS. Tenant shall pay as Additional Rent its
pro rata share of Operating Costs of the Building and Property. The projected preliminary estimated calendar year 1997 Operating Costs for the Premises are $1.45 per rentable square foot of the Premises. This amount shall be adjusted on an annual
basis in accordance with the procedures outlined below. 
 (a)     Definition. As used herein, the term
‘Operating Costs” means (except as specifically excluded below) the actual costs incurred in owning, operating and maintaining the Building and Property during each year of the Lease Term. Such operation and maintenance costs shall
include, by way of example rather than of limitation, (i) real property, county, and other similar taxes or assessments, including but not limited to any special assessments, levied against any or all of the Building and Property;
(ii) charges or fees for, and taxes on, the furnishing of water, sewer service, gas, fuel, electricity or other utility services to the Premises and common areas of the Building and Property; (iii) costs of providing trash removal service,
landscaping service, snow removal service, and of maintaining grounds, common areas of the Building and adjacent parking and mechanical systems of the Building; (iv) all other reasonable costs of maintaining, repairing or replacing any or all
of the Building, except (a) costs for repairs, maintenance and replacements required due to defective materials, installations or workmanship at the time of initial construction of the Building and Property and expenses incurred in connection
with the enforcement of any warranty rights in connection therewith, or (b) costs to repair the roof, foundation, interior load bearing partitions, exterior walls and window systems, except to the extent any such structural repair is required
due to Tenant’s negligence or willful misconduct; (v) charges or fees for any necessary governmental permits; (vi) customary and reasonable management fees under a management agreement (not to exceed four per cent (4%) of gross rents
collected in respect of the Building), and related overhead and expenses; (vii) premiums for hazard, liability, workmen’s compensation or similar insurance upon any or all of the Building and Property as maintained by Landlord under
Paragraph 20; (viii) costs arising under service contracts with independent contractors for servicing, maintenance and repair of building equipment and systems; and (ix) the cost of any other items which, under generally accepted accounting
principles consistently applied 

  
 4 

 
from year to year with respect to the Building and Property, constitute operating or maintenance costs attributable to any or all of the Premises. If the Building is less than ninety five per
cent (95%) occupied, Operating Costs shall include all additional costs and expenses of operation, maintenance which Landlord determines that it would have paid or incurred if the Building had been ninety five per cent (95%) occupied. Landlord and
its agents reserve the right to enter onto the Premises at reasonable times upon reasonable notice from Landlord or its agent and accompanied by a representative of Tenant, excepting emergency, for the specific purpose of managing and maintaining
the Premises. Landlord agrees that it shall make no profit from its collection of Operating Costs. 

(b)     Notwithstanding anything to the contrary herein, Operating Costs shall not include (i) any
costs (including payments of principal and interest under any mortgage and any ground rental payments) associated with the initial construction of the Building, (ii) costs of development of the Property or the Premises, (iii) costs of
painting or decorating areas of the Building other than common and public areas, and exterior elements (iv) brokerage commissions, legal fees, construction costs and concessions or inducements to any tenant in connection with leasing premises
in the Building, and advertising expenses in connection with the leasing of the Building, (v) legal fees relating to tenant leases, financings of the Building, and zoning and land-use issues and
violations by Landlord under tenant leases, (vi) salaries and other compensation paid to officers or executives of Landlord or any partner, principal or owner of the entity comprising Landlord, (vii) fees or charges paid to any party
affiliated with Landlord on account of the provision by such entity of goods or services constituting Operating Costs of the Building to the extent such fees or charges exceed the fees or charges that would have been incurred to an independent
entity in an arm’s length transaction, (viii) any expenses reimbursable by any tenant of the Building, insurance company or condemning authority, or actually reimbursed by any other source, (ix) charges for heating and air
conditioning service furnished to other tenants of the Building during other than normal business hours as determined by Landlord, (x) advertising and marketing costs, (xi) Landlord’s income taxes, (xii) repairs or other work
occasioned by fire or other casualty of an insurable nature, but only to the extent of any recovery actually received by Landlord, (xiii) costs of any capital improvements made to the Building or the Premises (except to the extent that such
improvements are either: (x) in the nature of repairs which under generally accepted accounting principles should be classified as capital improvements, (y) for the purpose of reducing Operating Costs, or (z) which are required under
any governmental law or regulation that was not applicable to the Project as of the Date of Lease (which are not a result of the nature of Tenant’s specific use of the Premises, which capital improvements shall be the responsibility of Tenant),
in which cases the cost of such improvements which shall be amortized on a straight-line oasis over the improvement’s useful life, not to exceed the useful life of the Building, together with interest on the unamortized balance of such cost at
the Interest Rate, or such higher rate as may have been paid by Landlord on funds borrowed for the purposes of constructing such capital improvements), and (xiv) costs arising from Landlord’s civic activities or charitable or political
contributions, all of which costs are the responsibility of the Landlord except where agreed to otherwise by the parties in writing. 

(c)     In order to provide for current payments, a statement of Landlord’s estimate of expenses as
initially set forth in Paragraph 11 (a) above, together with the amount of Tenant’s Additional Monthly Rent resulting therefrom, shall be submitted by Landlord to Tenant prior to the beginning of each calendar year or part thereof during
the Term. Tenant shall pay monthly, one-twelfth (1/12th) of Tenant’s pro rata share of Landlord’s estimate of Operating Costs. Further, from time to time during any calendar year, Landlord may submit
to Tenant a revised statement of Landlord’s estimate of Tenant’s pro rata share of any Operating Costs and within thirty (30) days after delivery of such statement (including any statement delivered after the expiration or termination
of this Lease), Tenant shall pay to Landlord, as Additional Monthly Rent an amount equal to one-twelfth (1/12th) of the revised amount so estimated. After the end of each fiscal year, Landlord will, as soon as
practical, but in no event later than twelve ( 12) months after the end of each fiscal year, submit to Tenant a statement of the actual expenses, incurred for Operating Costs for the preceding fiscal year. Such statement shall also indicate the
amount of Tenant’s excess payment or underpayment based on the Landlord’s estimate. Notwithstanding any other provision of this Lease, Tenant shall not be responsible for the payment of any Operating Expenses which are not reflected in a
statement of actual expenses issued to Tenant within twelve (12) months of the end of the fiscal year in which such expenses were incurred. 

If Additional Rent paid by Tenant during the preceding calendar year shall be in excess of, or less than its share of the
actual expenses incurred by Landlord for Operating Costs for that year, Landlord and Tenant agree to make the appropriate adjustment following the submission of Landlord’s statement by Tenant paying any Additional Rent due with the installment
of rent due for the month following submission of Landlord’s statement, or Tenant deducting its excess payment from the installment of rent for such month. 

During the final year of the Lease Term if Tenant overpays its portion of Operating Costs, said over payment amount shall be
returned by Landlord within thirty (30) days of termination provided no event of default has occurred or is occurring. 

Within sixty (60) days after the receipt of Landlord’s statement showing actual figures for the year, Tenant shall
have the right to request copies of a statement of “Operating Costs of the Building” prepared by the Landlord on an accrual basis, in accordance with a method of accounting consistently applied from year to year, which shall be supplied to
the Tenant within a reasonable time after Tenant’s written request, but no such request shall extend the time for payment as set forth in the preceding Paragraph. Unless Tenant asserts specific error(s) within thirty (30) days after
Landlord has complied with Tenant’s request, the statement submitted by Landlord shall be deemed to be correct. Provided Tenant timely asserts such specific errors, and is current in its obligations to Landlord for the payment of all sums due
to Landlord as Rent under this Lease, and there is no existing Event of Default under the Lease, Tenant shall have the right, exercisable no more than once per Lease Year, to cause Landlord’s books and records showing Taxes and Operating
Expenses for the prior Lease Year to be examined by a Certified Public Accountant, engaged by Tenant, upon no less than 

  
 5 

 
thirty (30) days prior written notice and during normal business hours at any time within one hundred and eighty (180) days following the expiration of the prior Lease Year. No such
Certified Public Accountant may be engaged on a contingent fee basis. Such examination shall, at Landlord’s option, occur at the offices of the Landlord’s management agent, and shall not take more than thirty (30) days to complete.
Any information obtained by Tenant from such examination will be treated as confidential unless and until such information has been publicly disclosed by Landlord; provided, however, that nothing herein contained shall limit or impair the right or
obligation of Tenant to disclose such information when required to do so by law or to appropriate regulatory authorities having jurisdiction over its affairs, or to use the same in connection with the enforcement of the terms and conditions of the
Lease. As a condition of such examination, Landlord may require any party reviewing or having access to Landlord’s records to execute and deliver to Landlord a confidentiality agreement substantially in the form attached hereto as Exhibit D. In
the event that such examination reveals that Operating Expenses or Taxes for any Lease Year have been overstated, Landlord shall afford a credit to Tenant against the next monthly payments of estimated Operating Costs due as contemplated by this
Paragraph 12(c) for any overpayments previously made by Tenant; similarly, if such examination reveals that Operating Expenses or Taxes for any Lease Year have been understated, Tenant shall pay to Landlord, within thirty (30) days of
completion of such examination, the amount by which Operating Expenses have been understated. If such examination reveals that Operating Expenses for any Lease Year have been overstated by ten percent (10%) or more, Landlord shall reimburse Tenant
for the reasonable costs of such examination within thirty (30) days of presentation of a proper invoice therefor. 

11.1     COSTS OF OPERATING THE PREMISES. In addition to the Rent and Additional Rent provided elsewhere
herein, Tenant shall be responsible for making direct payment of all costs incurred in operating the Premises to the parties providing service to the Premises, including without limitation, gas, electricity and telephone service, as well as trash
removal and janitorial services. Costs of water and sewer service shall be included as a component of Operating Expenses, to be borne by Tenant as provided in Paragraph 10 above. Tenant shall at all times maintain the Premises in a neat and clean
manner, and shall place all trash in its dumpster. Tenant shall, at its sole cost and expense, arrange for the placement of a dumpster for the disposal of Tenant’s trash in a location designated by Landlord, which location shall be in the
general vicinity of Tenant’s loading dock; Tenant shall not place a dumpster in any location other than as designated by Landlord; no additional rent shall be charged to Tenant for the placement of such dumpster. 

12.     ASSIGNMENT AND SUBLETTING. 

(a)     Tenant shall not assign this Lease or any of Tenant’s rights or obligations hereunder, or
sublet or permit anyone to occupy the Premises or any part thereof, without (i) the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed No assignment or transfer of this Lease may be
effected by operation of law or otherwise without Landlord’s prior written consent. Any assignment, subletting or occupancy, Landlord’s consent thereto or Landlord’s collection or acceptance of rent from any assignee, subtenant or
occupant, shall not be construed as a waiver or release of Tenant from liability hereunder (if being understood that Tenant shall at all times remain primarily liable as a principal and not as a guarantor or a surety) and shall not be construed as
relieving Tenant or any assignee, subtenant or occupant from the obligation of obtaining Landlord’s prior written consent’ to any subsequent assignment, subletting or occupancy. Tenant assigns to Landlord any sum due from any assignee,
subtenant or occupancy of Tenant as security for Tenant’s performance of its obligations pursuant to this Lease. Tenant authorizes each such assignee, subtenant or occupant to pay such sum directly to Landlord if such assignee, subtenant or
occupant receives written notice from Landlord specifying that such rent shall be paid directly to Landlord. Landlord’s collection of such rent shall not be construed as an acceptance of such assignee, subtenant or occupant as a tenant nor a
waiver of any default hereunder by Tenant. All restrictions and obligations imposed pursuant to this Lease on Tenant or the use and occupancy of the Premises shall be deemed to extend to any subtenant, assignee or occupant of Tenant, and Tenant
shall cause such persons to comply with all such restrictions and obligations. Tenant shall not mortgage or hypothecate this Lease without Landlord’s written consent, which consent may be granted or withheld in Landlord’s sole and absolute
discretion. Tenant shall pay the expenses (including attorney’s fees and hourly fees for Landlord’s employees and agents) incurred by Landlord in connection with reviewing Tenant’s request for Landlord to give its consent to any
assignment, subletting, occupancy or mortgage, and Landlord’s receipt of reimbursement for such expenses from Tenant (not to exceed five hundred dollars ($500.00)) shall be a condition to Landlord providing its consent to such assignment,
subletting, occupancy or mortgage. 
 (b)     lf Tenant is a partnership, then any dissolution of Tenant
or a withdrawal or change, whether voluntary, involuntary, or by operation of law, of partners owning a controlling interest in Tenant shall be deemed a voluntary assignment of this Lease. If Tenant is a Corporation or a partnership with a corporate
general partner, then any dissolution, merger, consolidation or other reorganization of Tenant (or such corporate general partner), or any sale or transfer of a controlling interest of its capital stock, shall be deemed a voluntary assignment of
this Lease. Whether Tenant is a partnership, corporation or any other type of entity, then at the option of Landlord, a sale of all or substantially all of its assets or a change in its name shall also be deemed a voluntary assignment of this Lease.

 (c)     If Tenant wants to assign, sublet or otherwise transfer all or part of the Premises or this
Lease, then Tenant shall give Landlord written notice (“Tenant’s Request Notice”) of the identity of the proposed assignee or subtenant and its business, all terms of the proposed assignment or subletting, the commencement date of the
proposed assignment or subletting (the “Proposed Sublease Commencement Date”), the area proposed to be assigned or sublet (the “Proposed Sublet Space”) and such other information as Landlord may reasonably request. Tenant shall
also transmit therewith the most recent financial statement or other evidence of financial responsibility of such assignee or subtenant and a certification executed by Tenant and such proposed assignee or subtenant stating whether any premium or
other consideration is being paid for the proposed assignment or sublease. 
 (d)     If Tenant proposes
to assign this Lease, Landlord may, at its option, upon written notice to Tenant given within thirty (30) days after its receipt of Tenant’s notice of proposed assignment, together with all other necessary

  
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information, elect to recapture the Premises and terminate this Lease. If Tenant proposes to sublease all or part of the Premises for the remainder of the Term, or for a portion of the Term
ending within the last twelve (12) months thereof, Landlord may, at its option upon written notice to Tenant given within thirty (30) days after its receipt of Tenant’s notice of proposed subletting, together with all other necessary
information, elect to recapture such portion of the Premises as Tenant proposes to sublease and upon such election by Landlord, this Lease shall terminate as to the portion of the Premises recaptured. If a portion of the Premises is recaptured, the
Rent payable under this Lease, and, if the area recaptured constitutes more than fifty percent (50%) of the Rentable Square Feet of the Premises prior to such recapture, the Security Deposit, shall be proportionately reduced based on the square
footage of the Rentable Square Feet retained by Tenant and the square footage of the Rentable Square Feet leased by Tenant immediately prior to such recapture and termination, and Landlord and Tenant shall thereupon execute an amendment to this
Lease in accordance therewith. Landlord may thereafter, without limitation, lease the recaptured portion of the Premises to the proposed assignee or subtenant without liability to Tenant. Upon any such termination, Landlord and Tenant shall have no
further obligations or liabilities to each other under this Lease with respect to the recaptured portion of the Premises, except with respect to obligations or liabilities which accrue or have accrued hereunder as of the date of such
termination (in the same manner as if the date of such termination were the date originally fixed for the expiration of the Term hereof). No reduction in the Security Deposit as a result of the recapture of an area of the Premises shall occur until
sixty (60) days following the recovery by Landlord of possession of the portion of the Premises recaptured, and prior to any such reduction, Landlord shall have the right to deduct from the Security Deposit the amount the damages, if any,
sustained by Landlord as a result of the failure to Tenant to deliver possession of the portion of the Premises recaptured in the condition required by Paragraph 26 of this Lease, as if the date of recapture were the date of the expiration of the
Lease Term. 
 (e)     If any sublease, assignment or other transfer (whether by operation of law or
otherwise) provides that the subtenant, assignee or other transferee (or any affiliate thereof) is to pay any amount in excess of the rent and other charges due under this Lease, then, whether such excess be in the form of an increased rental, lump
sum payment, payment for the sale or lease of fixtures or other leasehold improvements or any other form (and if the applicable space does not constitute the entire Premises, the amount and existence of such excess shall be determined on a pro rata
basis), Tenant shall pay to Landlord fifty percent (50%) of any such excess upon such terms as shall be specified by Landlord and in no event later than ten (10) days after Tenant’s receipt thereof. Tenant shall in all events diligently pursue
the collection of all amounts owed by any subtenant, assignee or other transferee. Landlord shall have the right to inspect and audit Tenant’s books and records relating to any sublease, assignment or other transfer. Any sublease, assignment or
other transfer shall be effective on forms supplied or approved by Landlord. 
 (f)     Notwithstanding
anything in this Paragraph 12 to the contrary, provided (i) this Lease shall be in full force and effect, and (ii) Tenant shall not, within the two (2) year period preceding the preceding the assignment or subletting contemplated
hereby, have either (x) committed more than two monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 hereof, or (y) committed more than two
non-monetary defaults as to which Landlord issued a notice in accordance with the provisions of Paragraph 17 hereof, Tenant may, without Landlord’s consent, but after providing written notice to Landlord,
assign this Lease or sublet all or any portion of the Premises to any Related Entity (as hereinafter defined) provided that (u) in the event of an assignment, such Related Entity assumes in full all of Tenant’s obligations under this
Lease; (v) Landlord is provided with a counterpart of the fully executed agreement of assignment or sublease; (w) Tenant remains liable under the terms of this Lease; (x) such Related Entity is not a governmental entity or agency;
(y) such Related Entity’s use of the Premises is the substantially the same as that of Tenant, or is otherwise consistent with the provisions of Paragraph 5(a) hereof; and (z) such Related Entity does not require additional services
other than those agreed to be provided by Landlord under the terms of this Lease. “Related Entity” shall be defined as any parent company, subsidiary, affiliate or related corporate entity of Tenant, which controls, is controlled by, or is
under common control with Tenant, or which acquires substantially all of the assets of Tenant, and which Related Entity has a net worth equal to or greater than that of Tenant as of the date of the execution of this Lease. 

13.     CASUALTY DAMAGE. In the event of damage or destruction of the Premises by fire or any other
casualty, this Lease shall not be terminated, but the Premises shall be promptly and fully repaired or restored, as the case may be, to substantially the same condition as existed prior to such fire or other casualty, by Landlord at its own cost and
expense in an amount not to exceed the amount of insurance proceeds available. Due allowance, however, shall be given for reasonable time required for adjustment and settlement of insurance claims, and for such other delays as may result from
government restrictions, and controls on construction, if any, and for strikes, national emergencies and other conditions beyond the control of Landlord. It is agreed that in any of the aforesaid events, this Lease shall continue in full force and
effect, but if the condition is such so as to make the entire Premises untenantable for practical use for Tenant’s purposes, then the Rent which Tenant is obligated to pay hereunder shall abate as of the date of the occurrence until the
Premises have been fully and completely restored by Landlord. Any unpaid or prepaid Rent for the month in which said condition occurs shall be prorated. If the Premises are partially damaged or destroyed but the Tenant can still make practical use
of the balance of the Premises; then during the period that Tenant is deprived of the use of the damaged portion of said Premises, Tenant shall be required to pay Rent covering only that part of the Premises that it is able to occupy, based on that
portion of total rent which the amount of square foot area remaining that can be occupied bears to the total square foot area of all the Premises covered by this Lease. In the event that twenty five per cent (25%) or more of the Premises are damaged
or destroyed by fire or other casualty so as to be untenantable for practical use for Tenant’s purposes and it shall require more than one hundred eighty (180) days for Landlord to substantially complete restoration of same as reasonably
concurred on by Tenant, then either party hereto upon written notice delivered within thirty (30) days of the fire or other casualty to the other party may terminate this Lease, in which case the Rent shall be apportioned and paid to the date
of said fire or other casualty. Subject to the foregoing, no compensation, or claim, or diminution of Rent will be allowed or paid, by Landlord, by reason of consequential damages, inconvenience, annoyance, or injury to business, arising from the
necessity of repairing the Premises or any portion of the Building of which they are a part, however the necessity may occur. 

  
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 14.     MAINTENANCE AND REPAIRS: 

(a)     Subject to Tenant’s responsibilities set forth in Paragraph 14 (d), Landlord shall keep the
Building and all machinery, equipment and fixtures attached to, or used in connection with the operation of the Building, including all electrical, heating, mechanical, sanitary, sprinkler, utility, power, plumbing, cleaning, refrigeration,
ventilating, air conditioning and elevator systems and equipment (excluding, however, lines, improvements, systems and machinery for water, gas, steam and electricity owned and maintained by any public utility company or governmental agency or body
and excluding also any of Tenant’s property) in good order and repair, consistent with similar properties in the Sterling, Virginia area. Landlord reserves the right of access to the Premises for the purposes of such operation, cleaning,
maintenance, safety, security and repairs, and agrees that it shall use reasonable efforts (except in the case of emergency) to provide reasonable advance notice to Tenant of its intent to enter the Premises for such purposes. The cost for
maintaining the Building and Premises in good order and repair as contemplated by this paragraph 14 (a) shall be an Operating Cost for purposes of paragraph 11 hereof. There shall be no abatement in rents due and payable hereunder and no liability
on the part of Landlord by reason of any inconvenience, annoyance or disruption arising from Landlord’s making reasonable repairs, additions or improvements to the Building or Premises in accordance with its obligations hereunder.
Notwithstanding the above, if, pursuant to this Lease, Landlord performs any work or interrupts any service that Landlord is required to supply, Landlord agrees to cooperate with the reasonable requests of Tenant to perform such work, or to schedule
such service interruption, as the case may be, in a manner designed to minimize, to the extent practicable, any interference with Tenant’s business, provided Tenant’s requests do not increase the cost to Landlord of performing such work
(unless Tenant agrees in writing prior to the commencement of such work to reimburse Landlord for any such additional costs). Notwithstanding the foregoing, if Landlord’s performance of its work in the demised premises, or interruption of
services, as the case may be, during regular business hours results in a material interruption in Tenant’s business operations in a material portion of the Premises and requires Tenant to cease its business operations in the affected portion of
the Premises for more than five (5) consecutive business days, then unless Landlord performs such work or interrupts such service at other than regular business hours without charge to Tenant, the Rent shall be abated pro rata based on the area
so affected for each business day in excess of five (5) consecutive business days that such cessation shall continue. Except to the extent expressly permitted by this Lease, Tenant will not do or permit anything to be done in the Premises or
the Building of which they form a part or bring or keep anything therein which shall in any way increase the rate of fire or other insurance for said Building, or on the property kept therein, or obstruct, or interfere with the rights of other
tenants, or in any way injure or annoy them, or those having business with them, or conflict with them or conflict with the fire laws or regulations, or with any insurance policy upon said Building or any part thereof, or with any statutes, rules or
regulations enacted or established by the appropriate governmental authority. If any increase in the rate of fire insurance or other insurance is stated by any insurance company or by any insurance rate bureau due to any activity or equipment of
Tenant, such statement shall be conclusive evidence that the increase in such rate is caused by such activity or equipment, and Tenant shall be liable for such increase and shall reimburse Landlord therefor upon demand, and any such sum shall be
considered additional rent payable hereunder. Landlord shall use commercially reasonable efforts to notify Tenant of any such increase in rates occurring as a result of Tenant’s activities, in order that Tenant might consider modifying or
discontinuing such activities so as to avoid, reduce, or reverse such increase. 
 In the event Landlord elects to make
substantial improvements or additions to the Building, Property or Premises, such improvements or additions shall not adversely affect Tenant’s use of or access to the Premises unless Landlord has obtained the prior written consent of Tenant,
which consent shall not be unreasonably withheld, to make such improvements or additions which affect Tenant’s Premises in an adverse manner. Landlord shall be free to make improvements or additions to the Building, Property or Premises which
do not have an adverse effect on Tenant’s use of or access to the Premises. 
 (b)     After
substantial completion of Building or Premises, except as hereinafter expressly set forth Tenant will not make any alterations, installments, changes, replacements, additions or improvements, collectively “Alterations”, in or to the
Premises or any part thereof, without the prior written consent of Landlord, not to be unreasonably withheld or delayed. If Landlord affords its consent to such Alterations, Landlord shall elect, at the time it affords its consent, whether Tenant
shall be required to remove such Alterations and restore the Premises to their original condition upon the expiration of the Term, and said written consent shall include Landlord’s election. It is expressly understood that all Alterations shall
be performed in a good and workmanlike manner and shall conform to all rules and regulations established from time to time by any applicable underwriter’s association and conform to all requirements of local, state and federal governments. All
Alterations shall be made at Tenant’s sole expense, by contractors, or subcontractors reasonably approved by Landlord, and only after (i) Tenant has obtained all necessary permits from governmental authorities and (ii) Tenant has
submitted complete plans and specifications to Landlord with respect to the Alterations and Landlord has approved them, which approval shall not be unreasonably withheld, conditioned or delayed. If any mechanic’s lien is filed against the
Premises or the Building for work or materials furnished to Tenant, the lien shall be discharged or bonded off by Tenant, solely at Tenant’s expense, within thirty (30) days after Tenant receives notice thereof. Tenant shall indemnify and
hold harmless Landlord from any and all expenses (including attorney’s fees), liens and claims or damage to persons, property, or the Building which may arise from the making of any Alterations. Tenant will deliver to Landlord a complete set of
“as-built” plans showing the approved Alterations. Notwithstanding anything contained herein, ordinary and typical office decorations, painting and carpeting shall not be included within the
definition of “Alterations” which require Landlord’s prior approval. 
 It is also expressly understood that
all Alterations upon the Premises (whether with or without Landlord’s consent), shall at the election of Landlord, as provided in the written consent required herein above, remain upon the Premises and be surrendered with the Premises at the
expiration of this Lease without disturbance, molestation or injury. Notwithstanding the foregoing, provided (i) this Lease is in full force and effect, and (ii) that Tenant shall not then be in default in the performance of any obligation
under this Lease, Tenant shall have the right to remove, prior to the expiration 

  
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or termination of this Lease, all movable furniture, fixtures or equipment installed in the Premises solely at Tenant’s expense. Should Landlord elect that alterations, installments,
changes, replacements, additions to or improvements made by Tenant are not to remain on the Premises, Tenant hereby agrees that within five (5) days following the expiration of the term of this Lease, Landlord shall have the right to cause same
to be removed at Tenant’s sole cost and expense. Tenant hereby agrees to reimburse Landlord for the reasonable cost of such removal together with the cost of restoring the Premises to its original condition. 

(c)     Tenant shall not install any other equipment of any kind or nature whatsoever which will or may
necessitate any changes, replacements or additions to the water supply system, sewer system, the components of the Building Shell as identified in Exhibit B hereto or the electrical system of the Premises without the prior written consent of the
Landlord, which consent shall not be unreasonably withheld or delayed. In the event that Tenant wishes to install machinery or mechanical equipment which may cause noise or vibration to be transmitted to the structure of the Building or any space
therein, such machinery shall be installed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate such noise and vibration. Tenant may, at its expense, install and remove additional
equipment and machinery used or useful in Tenant’s business, which equipment and machinerv shall remain the property of Tenant and shall not become part of the real estate, provided that such installation shall not reduce the value of the
Premises or its usefulness. Any equipment of Tenant not removed by Tenant within ten (10) days after the expiration or earlier termination of this Lease shall be considered abandoned by Tenant and may be appropriated, sold, destroyed or otherwise
disposed of by Landlord without first giving notice thereof and without obligation to account therefor. Notwithstanding any other provision of this Lease, Tenant may not install any equipment which emits electromagnetic, microwave, ultrasonic,
laser, or other radiation at levels which Landlord reasonably determines causes a risk to persons or property, or interferes with telecommunications transmissions or computer use. 

(d)     Subject to Landlord’s obligations to maintain and repair the Premises in accordance with this
Paragraph 14, Tenant agrees that it will take good care of the Premises and the fixtures therein and will, at the expiration or other termination of the term hereof, surrender and deliver up the same in like good order and conditions as the same now
is or shall be at the commencement of the Term hereof, ordinary wear and tear excepted. Without limiting the generality of the foregoing, Tenant shall promptly make all repairs to the Premises or to any part of the Building, to the extent such
repairs are not covered by insurance and if such repairs are necessitated by any act or omission of Tenant, any subtenant, assignee or concessionaire of Tenant, any of its respective agents or employees, or by the failure of Tenant to perform any of
its obligations under this Lease. 
 15.     PARKING AND LOADING AREAS. 

(a)     During the Term of this Lease, and any renewal thereof, Tenant shall have, without charge, the
right to utilize thirty one (31) vehicle parking spaces in the Building’s parking facilities on a nonexclusive basis with other tenants of the Building, upon such non-financial terms and conditions
as may from time to time be established by Landlord. Landlord reserves the right in its absolute discretion to determine whether the parking facilities are becoming crowded and to allocate and assign parking spaces among Tenant and the other
tenants, provided that Tenant shall at all times have a right to use its pro rata share of parking spaces within the parking facilities, including the right to a pro rata number of reserved parking spaces, if any. It is understood and agreed that
Landlord assumes no responsibility, and shall not be held liable, unless caused by Landlord’s negligence, for any damage or loss to any automobiles parked in the parking facilities or to any personal property located therein, or for any injury
sustained by any person in or about the parking facilities. 
 (b)     During the Term of this Lease,
and any renewal thereof, Tenant shall have, without charge, the right to utilize the paved areas adjacent to the Premises which have been designed and constructed for use as loading docks to serve the Premises and to provide access to the drive in
door in the Premises. Landlord shall not be liable to Tenant as a result of any inability of Tenant to access such docks or drive in door due to the parking of vehicles in the vicinity of such loading docks and drive in area, or otherwise. Tenant
may, at its sole expense, and subject to the reasonable approval of Landlord as to size, design, color, content and location, post signs on the exterior of the Premises to attempt to restrict parking in the vicinity of such loading docks and drive
in area. 
 16.     SIGNAGE. Tenant shall be entitled to install, at its sole expense, one
(1) building mounted exterior sign on the side of the Building which faces in the direction of Davis Drive, providing identification of Tenant at Tenant’s expense, subject to Landlord’s reasonable approval as to location, design,
color, lighting, and specifications, and to applicable Loudoun County regulations. 
 17.     EVENT OF
DEFAULT. 
 (a)     Definition. As used in the provisions of this Lease, each of the following events
shall constitute, and is hereinafter referred to as, an “Event of Default”: 
 (i)     If
Tenant (1) fails to pay Rent, Additional Rent or any other sum which Tenant is obligated to pay by any provision of this Lease, when and as it is due and payable hereunder and without demand therefor, or (2) in any material respect
violates any of the terms, conditions or covenants set forth in the provisions of this Lease; or 
 (ii)
    If Tenant (1) applies for or consents to the appointment of a receiver, trustee or liquidator of Tenant or of all or a substantial part of its assets, (2) files a voluntary petition in bankruptcy or admits in
writing its inability to pay its debts as they come due, (3) makes an assignment for the benefit of its creditors, (4) files a petition or an answer seeking a reorganization or an arrangement with creditors, or seeks to take advantage of
any insolvency law, (5) 

  
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performs any other act of bankruptcy, or (6) files an answer admitting the material allegations of a reorganization insolvency proceeding. 

(iii)     If an order of relief or other order, judgement or decree is entered by any court of competent
jurisdiction adjudicating Tenant as insolvent, or otherwise entitled to the protection of or subject to any bankruptcy statute, approving a petition seeking such a reorganization, or appointing a receiver, trustee or liquidator of Tenant or
otherwise commence with respect to Tenant or any of its assets any proceeding under any bankruptcy, reorganization, arrangement, insolvency, readjustment, receivership or similar law, and if such order, judgement, decree or proceeding continues
unstayed for more than sixty (60) consecutive days after the expiration of any stay thereof. 
 (b)
    Notice to Tenant, Grace Period. Anything contained in the provisions of this Paragraph to the contrary, notwithstanding, upon the occurrence of an Event of Default Tenant shall not be deemed to be in default, and Landlord
shall not exercise any right or remedy which it holds under any provision of this Lease or under applicable law unless and until; 

(i)     Landlord has given written notice thereof to Tenant, and 

(ii)     Tenant has failed, (I) if such Event of Default consists of the failure to pay money,
within five (5) calendar days after the date Landlord presents notice to pay all of such money, together with interest thereon and any late payment charge which may be due hereunder of five per cent (5%) levied on all monies due to Landlord as
of the Notice of Default in accordance with Paragraph 3(g), or (2) if such Event of Default consists of something other than the failure to pay money, within fifteen (15) business days thereafter to commence actively, diligently and in
good faith to proceed to cure such Event of Default and to continue to do so until it is fully cured; provided however, if Tenant commences to cure such default during such fifteen (15) day period, and such default cannot be cured within such period
despite diligent effort, Tenant shall be afforded such additional time as may reasonably required to affect a cure provided that Tenant continues to diligently pursue such cure. 

(iii)     No such notice shall be required, and Tenant shall be entitled to no such grace period, more
than twice with respect to monetary default during each twelve (12) month period of the Term, or (2) if Tenant has substantially terminated or is in the process of substantially terminating its continuous occupancy and use of the Premises
for the purpose set forth in the provisions of Paragraph 5, or (3) if any Event of Default enumerated in the provisions of Paragraphs, 17(a)(ii) or 17(a)(iii) has occurred. 

(c)     Landlord’s Rights upon Event of Default. Upon the occurrence of an Event of Default,
Landlord, at its option, may terminate this Lease or pursue any and all other remedies available to it under the laws of the Commonwealth of Virginia, including, by way of example rather than of limitation, the rights to 

(i)     re-enter and repossess the Premises, with lawful force,
and any and all improvements thereon and additions thereto; 
 (ii)     immediately recover an amount
equal to the present value (as of the date of Tenant’s default) of the Base Rent and Additional Rent which would have become due through the date on which the Lease Term would have expired but for Tenant’s default, which damages shall be
payable to Landlord in a lump sum on demand. For purposes of this Section, present value shall be computed by discounting at a rate equal to one (1) whole per cent point above the “prime rate” then in effect at Morgan Guaranty Trust
Company of New York, and collect such balance in any manner not inconsistent with applicable low; and/or 
 (iii)
    relet any or all of the Premises for Tenant’s account for any or all of the remainder of the Lease Term, or pay to Landlord, any deficiency in the Rent and any other sum which Tenant is obligated to pay resulting, with
respect to such remainder, from such reletting, as well as the out-of-pocket cost to Landlord of any reasonable fees relating to reletting of the Premises including but
not limited to construction costs, brokerage fees, reasonable attorney’s fees or of any repairs or other action (including those taken in exercising Landlord’s rights under any provision of this Lease) taken by Landlord on account of such
Event of Default. 
 (d)     Right of Landlord to Cure Tenant’s Default. If Tenant defaults in the
performance of any of its obligations under this Lease, then Landlord shall have the right (but not the duty) to perform such obligation, and Tenant shall reimburse Landlord for any costs and expenses thereby incurred, together with interest thereon
at that rate per annum which is two per cent (2%) greater than the “prime rate” then in effect at Morgan Guaranty Trust Company of New York, from the date such costs and expenses are incurred by Landlord to the date of payment thereof by
Tenant; provided, however, that nothing herein contained shall be construed or implemented in such a manner as to allow Landlord to charge or receive interest in excess of the maximum legal rate then allowed by law. Such payment and interest shall
constitute Additional Rent hereunder, which shall be due and payable with the next monthly installment of Rent; but the making of such payment or the taking of such action by Landlord shall not operate to cure such default or to stop Landlord from
the pursuit of any remedy to which Landlord would otherwise be entitled. 
 (e)     Lien on Personal
Property. As security for all of Tenant’s obligations under this Lease, Tenant hereby grants to Landlord a Uniform Commercial Code Security interest in all of Tenant’s tangible and intangible personal property now or hereafter located upon
the Premises. Landlord may enforce its security interest pursuant to any applicable law then in effect. Tenant shall, within five (5) days after request, execute any document, including financing statements, required by Landlord to perfect the
security interest herein provided. The security interest provided herein shall be in addition to, and not in lieu of, any common law or statutory Landlord lieu provided under applicable law, and Landlord’s 

  
 10 

 
rights and remedies provided in this section shall be in addition to, and not in lieu of, any other rights and remedies available to Landlord pursuant to the terms of this Lease or pursuant to
applicable law. Provided, however, that Landlord’s lien (i) shall be subordinate to any purchase money financing for the acquisition of such items as good, wares, equipment, fixtures and furniture used in the ordinary course of business,
or to any blanket lien on Tenant’s assets granted by Tenant to secure Tenant’s obligations for credit extended to Tenant by an institutional lender, and (ii) shall be waived with respect to items leased by Tenant under bona fide
lenses; Landlord shall execute such documents as Tenant may reasonably request to confirm the subordination and/or waiver of its security interest as provided herein. 

(f)     No Waiver. If Landlord institutes legal proceedings against Tenant as to any matter under this
Lease and a compromise or settlement is made, Landlord shall not be deemed to have waived any rights under this Lease except as explicitly set forth in a written agreement signed by Landlord evidencing such compromise or settlement. No waiver by
Landlord of any breach of any covenant, condition, or agreement in this Lease shall operate as a waiver of such covenant or condition itself or of any subsequent breach thereof. No payment by Tenant or receipt by Landlord of a lesser amount than the
monthly installments of Rent herein stipulated shall be deemed to be other than a payment on account, nor shall any endorsement or statement on any check or letter accompanying a check for payment of Rent be deemed an accord and satisfaction, and
Landlord may accept such check prepayment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in the Lease. No re-entry by Landlord, and no
acceptance by Landlord of keys from Tenant, shall be considered an acceptance of a surrender of the Lease. 

18.       HOLDING OVER. Tenant acknowledges that it is extremely important that Landlord have
substantial advance notice of the date on which Tenant will vacate the Premises, because Landlord will (a) require an extension period to locate a replacement tenant, and (b) plan its entire leasing and renovation program for the Building
in reliance on its lease expiration dates. Tenant also acknowledges that if Tenant fails to surrender the Premises at the expiration or earlier termination of the Lease Term, then it will be conclusively presumed that the value to Tenant of
remaining in possession, and the loss that will be suffered by Landlord as a result thereof, far exceed the Base Rent and Additional Rent that would have been payable had the Lease Term continued during such holdover period. Therefore, if Tenant (or
anyone claiming through Tenant) does not immediately surrender the Premises or any portion thereof upon the expiration or earlier termination of the Lease Term, then the rent shall be increased to equal One Hundred Fifty per cent (150%) of the Base
Rent, plus Additional Rent and other sums that would have been payable pursuant to the provisions of this Lease if the Lease Term had continued such holdover period. Such rent shall be computed by Landlord on a monthly basis and shall be payable on
the first day of such holdover period and the first day of each calendar month thereafter during such holdover period until the Premises have been vacated. Notwithstanding any other provision of this Lease, Landlord’s acceptance of such rent
shall not in any manner adversely affect Landlord’s other rights and remedies, including Landlord’s right to evict Tenant and to recover all damages. Any holdover shall be deemed to be a tenancy-at-sufferance and not a tenancy-at-will or tenancy from
month-to-month; provided, however, that Landlord may, in addition to its other remedies, elect, in its sole discretion, to treat such holdover as the creation of a
month-to-month tenancy with Tenant. In no event shall any holdover be deemed a permitted extension or renewal of the Lease Term, and nothing contained herein shall be construed to constitute Landlord’s consent to any holdover or to give Tenant
any right with respect thereto. Except as otherwise specifically provided in this Article, all terms of this Lease shall remain in full force and effect during the holdover period. 

19.       LANDLORD’S RIGHT OF ENTRY. Landlord and its agents shall be entitled to enter the
Premises at any reasonable time, using commercially reasonable efforts to afford no less than twenty four (24) hours prior notice, and to coordinate such entry so as to be accompanied by a representative of Tenant, except in emergency, 

(a)     To inspect the Premises; 

(b)     To exhibit the Premises to any existing or prospective purchaser or mortgagee thereof or, during
the last nine (9) months of the Term, any prospective tenant thereof; 
 (c)     To make any
reasonable and necessary alteration, improvement or repair to the Premises; or 
 (d)     For any other
reasonable purpose relating to the operation or maintenance of the Premises; provided, that Landlord shall (i) give Tenant reasonable prior notice of its intention to enter the Premises, except in the case of emergency, and (ii) use
reasonable efforts to avoid thereby interfering any more than is reasonably necessary with Tenant’s use and enjoyment thereof. 

20.       LIABILITY, TENANT’S INDEMNITY, INSURANCE. 

(a)     Landlord shall not be liable for, and Tenant shall indemnify and hold Landlord harmless from and
against, any injury, loss or damage of whatever nature to any persons or property arising within the Premises unless caused by the willful or gross negligent act or omission of Landlord, its agents, employees or contractors. Commencing with the date
on which the Premises are made available to Tenant and continuing thereafter throughout the Lease Term, Tenant shall maintain, at its sole expense, (i) general comprehensive public liability insurance, including bodily injury, property damage
or other loss, insuring Tenant, Landlord, Landlord’s Lender, Landlord’s Ground Lessor and Landlord’s appointed agent with respect to the Premises and their appurtenances, in a company or companies reasonably satisfactory to Landlord,
in an amount not less than Three Million Dollars ($3,000,000), (ii) all-risk property and casualty insurance, including theft, written at replacement cost value and with replacement cost endorsement, covering
all of Tenant’s personal property in the Premises, and (iii) if, and to the extent required by law, worker’s compensation or similar insurance offering statutory coverage and containing statutory limits. Such policies shall be
maintained in companies and in form reasonably acceptable to Landlord and will be written as primary policy coverage and not contributing with, or in excess of, any coverage Landlord shall carry. On or before the Commencement Date, Tenant shall
deliver to Landlord certificates issued by the insurance 

  
 11 

 
company or companies certifying that insurance in at least the amount set forth above, naming Landlord, Landlord’s lender and Ground Lessor as an additional insured, is in full force and
effect for one (1) year, and provide for at least thirty (30) days written notice to Landlord. 
 In addition,
Tenant shall require any contractor retained by it to perform any Alteration to carry and maintain at Tenant’s or such contractor’s expense (and furnish the policy, policies or certificates thereof to Landlord, Landlord’s lender and
Ground Lessor) during such times as contractor is working in the Premises, (i) comprehensive general liability insurance policy, including, but not limited to, contractor’s liability coverage, contractual liability coverage, complete
operations coverage, broad form property damage endorsement and contractor’s protective liability coverage, to afford protection with limits per person and for each occurrence, of not less than One Million ($1,000,000), combined single limit,
with respect to personal injury and death and property damage, such insurance to provide for no deductible, to name Landlord, Landlord’s lender and Ground Lessor as additional insureds and (ii) worker’s compensation insurance or
similar insurance in form and amounts as required by law. 
 Landlord shall maintain insurance coverage for the Building,
the cost of such insurance shall be an Operating Cost for purposes of paragraph 11 hereof, in such amounts and with such carriers as shall be reasonable and necessary from time to time including (a) fire insurance, with standard extended
coverage endorsement including demolition costs, increased costs of construction, and contingent liability from changes in building codes on the Premises, in an amount not less than the full replacement value from time to time of the Premises;
(b) flood insurance in an amount Landlord may from time to time reasonably require, if the Premises are located in an area designated as “flood prone” pursuant to the national Flood Insurance Act of 1968 and the Flood Disaster
Protection Act; (c) difference-in-conditions coverage (including flood and earthquake to the extent available) to the extent not covered under (a) and (b)
above, in an amount Landlord from time to time may reasonably require; (d) rental value insurance in an amount equal to one (1) year gross rent; (e) steam boiler and machinery breakdown direct damage insurance and third-party
liability coverage (if applicable and if not covered under the comprehensive general liability policy), with full comprehensive coverage on a repair and replacement cost basis, for all boilers and machinery which form a part of the Premises,
including business interruption insurance in connection therewith in accordance with (d) above; and (f) such other insurance as Landlord may require against such other insurable hazards which at the time are customary and prudent under the
circumstances. 
 (b)     All damages to the Premises or the Building of which they are a part, caused
by Tenant, or the agents, servants, employees and invitees of Tenant, will be repaired by Landlord at the expense of Tenant, to the extent not covered by insurance proceeds, with the right on the part of Landlord to elect in its discretion to regard
the same as Additional Rent, in which event such cost or charge shall become Additional Rent payable with the installment of Rent next becoming due or thereafter falling due under the terms of this Lease. This provision shall be construed as an
additional remedy granted to Landlord and not in limitation of any other rights and remedies which Landlord has or may have in said circumstances. 

(c)     All personal property of Tenant in the Premises or in the Building of which the Premises is a part
shall be at the sole risk of Tenant. Landlord shall not be liable for any accident to or damage to the property of Tenant resulting from the use or operation of the heating, cooling, electrical or plumbing apparatus or any other cause whatsoever.
Landlord shall not be liable in damages, nor shall this Lease be affected, for conditions arising or resulting, and which may affect the Building of which the Premises is a part, due to construction on contiguous premises unless such construction
renders the Premises untenantable or practical use for Tenant’s purposes. 
 (d)     Landlord
assumes no liability or responsibility whatsoever to the conduct and operations of the business to be conducted in the Premises. Landlord shall not be liable for any accident to or injury to any person or persons or property in or about the Premises
which are caused by the conduct and operation of said business or by virtue of equipment or property of Tenant in said Premises. 

(e)     Except to the extent caused by the gross negligence or willful misconduct of Landlord, its agents
or employees, Landlord shall have no liability to Tenant, its employees, agents, invitees, licensees, customers, clients, family members or guests for any damage, compensation or claim arising from the necessity of repairing any portion of the
Premises or the Building, any interruption in the use of the Premises, accident or damage resulting from the use or operation (by Landlord, Tenant or any other person) of heating, cooling, electrical or plumbing equipment or apparatus, or from
untenantability of the Premises resulting from fire or other casualty subject to Paragraph 13, or from any robbery, theft, mysterious disappearance and/or any other casualty, or from 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 from drains, pipes or plumbing work in the Building, or from any other cause whatsoever. Any goods, property or personal effects, stored or placed by
Tenant in or about the Premises shall be at the risk of Tenant, and Landlord shall not in any manner be held responsible therefor. The employees of Landlord are prohibited from receiving any packages or other articles delivered to the Premises for
Tenant, and if any such employee receives any such package or article, at the request of Tenant, such employee shall be the agent of Tenant for such purposes and not of Landlord. 

21.     WAIVER OF SUBROGATION. If either party hereto is paid any proceeds under any policy of insurance
naming such party as an insured (or would be paid such proceeds if it had maintained all of the insurance coverages it is required under this Lease to maintain), on account of any loss, damage or liability, then such party hereby releases the other
party hereto, to and only to the extent of the amount of such proceeds, from any and all liability for such loss, damage or liability, notwithstanding that such loss, damage or liability, may arise out of the negligent act or omission of the other
party, its agents or employees, provided, that such release shall be effective only with respect to loss or damage occurring during such time as the appropriate policy of insurance of the releasing party provides that such release shall not impair
the effectiveness of such policy or the insured’s ability to recover thereunder. Each party hereto shall use reasonable efforts to 

  
 12 

 
have a clause to such effect included in its said policies, and shall promptly notify the other in writing if such clause cannot be included in any such policy, in which event neither party
hereto shall be required to have its said insurance policies contain such a clause and to the provisions of this Paragraph shall be of no further force or effect. 

22.       EMINENT DOMAIN. 

(a)     If any or all of the Premises are taken by the exercise of any power of eminent domain or are
conveyed to or at the direction of any governmental entity under a threat of any such taking (each of which is hereinafter referred to as a ‘Condemnation”), Landlord, subject to subparagraph (c) below shall be entitled to collect from
the condemning authority thereunder the entire amount of any award made in any such proceeding or as consideration for such deed, without deduction therefrom for any leasehold or other estate held by Tenant by virtue of this Lease. 

(b)     Tenant, subject to subparagraph (c) below hereby (i) assigns to Landlord all of
Tenant’s right, title and interest, if any, in and to any such award, (ii) waives any right which it may otherwise have in connection with such Condemnation, against Landlord or such condemning authority, to any payment for (a) the
value of the then unexpired portion of the Term, (b) leasehold damages (except the unamortized portion of any improvements paid for by Tenant and title to which is retained by Tenant, provided such amount does not diminish and/or delay any
award or payment which Landlord would otherwise receive as a result of such condemnation), and (c) any damage to or diminution of the value of Tenant’s leasehold interest hereunder or any portion of the Premises not covered by such
Condemnation; and (iii) agrees to execute any and all further documents which may be required in order to facilitate the Landlord’s collection of any and all such awards. 

(c)     Notwithstanding the foregoing provisions of this Paragraph, Tenant may seek a separate award
pursuant to Section 25-46.21: 1 of the Code of Virginia, as amended, so long as such separate award in no way diminishes and/or delays any award or payment which Landlord would otherwise receive as a
result of such Condemnation. 
 23.       EFFECT OF CONDEMNATION. 

(a)     If (i) all of the Premises or parking lot, are covered by a Condemnation, or (ii) if any part
of the Premises is covered by a Condemnation and the remainder thereof is insufficient for the reasonable operation therein of Tenant’s business, or (iii) any of the Building is covered by a Condemnation and, in Landlord’s reasonable
opinion, reasonably concurred in by Tenant, it would be impractical to restore the remainder thereof, then, in any such event, the Term shall terminate on the date upon which possession of so much of the Premises as is covered by such Condemnation
is taken by the condemning authority thereunder, and all Rent (including, by way of example rather than of limitation, any Operating Costs payable pursuant to the provisions of Paragraph 11), taxes, and other charges payable hereunder shall be
prorated and paid to such date. 
 (b)     If there is a Condemnation and the Term does not terminate
pursuant to the foregoing provisions of this Paragraph, the operation and effect of this Lease shall be unaffected by such Condemnation, except that the Base Monthly Rent payable under the provisions of Paragraph 3 shall be reduced in proportion to
the square footage, if any, of the Premises covered by such Condemnation; to the extent that the Condemnation covers a portion of the parking lot, the Base Monthly rent shall be reduced in an amount equal to the loss of value which Tenant can
establish results from such Condemnation. 
 (c)     If there is a Condemnation, Landlord shall have no
liability to Tenant on account of any (i) interruption of Tenant’s business upon the Premises, (ii) diminution in Tenant’s ability to use the Premises, or (iii) other injury or damage sustained by Tenant as a result of such
Condemnation. 
 (d)     Except for any separate award to Tenant under the provisions of Paragraph 23,
Landlord shall be entitled to conduct any such condemnation proceeding and any settlement thereof free of interference from Tenant, and Tenant hereby waives any right which it might otherwise have to participate therein. 

24.       MECHANIC’S AND MATERIALMEN’S LIENS. Excluding labor or materials provided in
connection with the construction of the Building by Landlord, Tenant shall bond, remove or have removed any mechanic’s, materialmen’s or other lien filed or claimed against any or all of the Premises, by reason of labor or materials
provided for or at the request of Tenant of any of its contractors or subcontractors within thirty (30) days of notice of filing said lien. 

25.       QUIET ENJOYMENT. Landlord hereby covenants that Tenant, on paying the Rent and
performing the covenants set forth herein, shall without interference from Landlord peaceably and quietly hold and enjoy, throughout the Term, (i) the Premises, and (ii) such rights as Tenant may hold hereunder with respect to the
Premises. 
 26.       SURRENDER. 

(a)     Upon the expiration or earlier termination of the Term, Tenant shall surrender the Premises to
Landlord in good order, cleanliness and repair, ordinary wear and tear excepted. 
 (b)     Subject to
Paragraph 14(c) hereof, any and all improvements, repairs, alterations and all other property attached to, used in connection with or otherwise installed upon the Premises (i) shall, immediately upon the completion of the installation thereof,
be and become Landlord’s property without payment therefor by Landlord, and (ii) shall be surrendered to Landlord upon the expiration or earlier termination of the Term, except that any machinery, equipment or trade fixtures installed by
Tenant and used in the conduct of Tenant’s trade or business (rather than to service 

  
 13 

 
the Premises) shall remain Tenant’s property and shall be removed by Tenant within five (5) days after the expiration or earlier termination of the Term, and Tenant shall promptly and
thereafter fully restore any of the Premises or the Building damaged by such installation or removal thereof. 

27.     SUBORDINATION. This Lease is subject and subordinate to all ground or underlying leases and to all
mortgages and/or deeds of trust which may now or hereafter affect such leases or the real property of which the Premises form a part, and to all renewals, modifications, consolidations, re-castings,
replacements and extensions thereof. If a written subordination agreement consistent with the foregoing shall be required by any such mortgagee or ground lessor, Tenant agrees to execute the same within fifteen (15) days of Landlord’s request.
At the option of any landlord under any ground or underlying lease to which this Lease is now or may hereafter become subject to or subordinate, Tenant agrees that neither the cancellation nor termination of such ground or underlying lease shall by
operation of law or otherwise, result in cancellation or termination of this Lease or the obligations of Tenant hereunder, and Tenant covenants and agrees to attorn to such landlord or any successor to Landlord’s interest in such ground or
underlying lease and in that event, this Lease shall continue as a direct lease between Tenant herein and such Landlord or its successor; and, in any case, such Landlord or successor under such ground or underlying lease shall not be bound by this
Lease or any amendment or modification of this Lease unless, prior to the termination of such ground or underlying lease, a copy of this Lease or amendment or modification thereof, as the case may be, shall have been delivered to such landlord or
successor, and approved thereby. Landlord agrees to use commercially reasonable efforts to obtain a reasonably acceptable subordination, non-disturbance and attornment agreement from any future ground lessor,
or any future holder of a mortgage or deed of trust to which this Lease is subordinate. 
 28.    
ESTOPPEL CERTIFICATE. Landlord and Tenant agree from time to time, upon not less than fifteen (15) days’ prior written notice by the other party, to execute, acknowledge and deliver to such party or to any existing or prospective owner or
mortgagee of the Building or land upon which such Building has been built, or any interest in either, a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, stating
the modifications and that the Lease is in full force and effect as modified), (ii) stating the dates to which the Rent and any other charges hereunder have been paid by Tenant, (iii) stating whether or not, to the knowledge of such party, the
other party is in default in the performance of any covenant, agreement or condition contained in this Lease, and if so, specifying each such default of which such party may have knowledge, (iv) stating that Tenant shall give notice to any
mortgagee prior to seeking to terminate the Lease by reason of any act or omission of Landlord until such mortgagee has reasonable time, at its option, to remedy such act or omission, and (v) stating the address to which notices to Tenant, or
Landlord, as the case may be, should be sent. Any such statement may be relied upon by any existing or prospective owner or mortgagee of the Building or aforesaid land or any interest in either or any assignee of any such person. 

29.     NOTICES. Any notice, demand, consent, approval request or other communication or document to be
provided hereunder to a party hereto, shall be in writing and shall be deemed to have been provided after being sent by certified or registered mail, return receipt requested, in the United States mail or by personal delivery or commercial courier,
against receipt. Any and all notices or other communications to Landlord and Tenant shall be given as follows: 
  

					
		 	Landlord:	 	TransDulles Center, Inc.
		 		 	c/o The Mark Winkler Company
		 		 	4900 Seminary Road, Suite 900
		 		 	Alexandria, Virginia 22311
		 		 	Attn: Michael D. Lynch, President
			
		 	Copy to:	 	TransDulles Center, Inc.
		 		 	c/o J.P. Morgan Investment Management, Inc.
		 		 	522 Fifth Avenue at 44th Street
		 		 	New York, New York 10036
			
		 	Tenant:	 	Glen Research Corporation
		 		 	Attn: Margaret Mackie
			
		 		 	Address Prior to Occupancy:
		 		 	44901 Falcon Place, Suite 113
		 		 	Sterling, Virginia 20166
			
		 		 	Address Following Occupancy:
		 		 	22825 Davis Drive
		 		 	Sterling, Virginia 20164

 Either party may hereafter designate a new address for notice purposes, by giving notice as
provided hereunder. 
 30.       GENERAL. 

(a)     Complete Understanding. This Lease, including without limitation, all Exhibits represents the
complete understanding between the parties hereto as to the subject matter hereof, and supersedes all prior negotiations, representations, warranties, statements or agreements, either written or oral, between the parties hereto as to the same. 

(b)     Amendment. This Lease may be amended by and only by an instrument executed and delivered by each
party hereto. 

  
 14 

 (c)     Applicable Law. This Lease shall be given effect
and construed by application of the laws of the Commonwealth of Virginia. 
 (d)     Time of Essence.
Time shall be of the essence of this Lease. 
 (e)     Headings. The headings of the Paragraphs and
subparagraphs hereof are provided herein for and only for convenience or reference, and shall not be considered in construing their contents. 

(f)     Exhibits. Each writing or plat referred to herein as being attached hereto as an exhibit or
otherwise designated herein as an exhibit hereto is hereby made a part hereof. 
 (g)     Severability.
No determination by any court, governmental body or otherwise that any provision of !his Lease or any amendment hereof is invalid or unenforceable in any instance shall affect the validity of enforceability of (a) any other provision thereof, or
(b) such provision in any circumstance not controlled by such determination. Each such provision shall be valid and enforceable to the fullest extent allowed by, and shall be construed wherever possible as being consistent with, applicable law.

 (h)     Definition of “Landlord”. As used herein, the term “Landlord” means the
entity hereinabove named as such, and its successors and assigns. 
 (i)     Definition of
“Tenant”. As used herein, the term “Tenant” means the entity hereinabove named as such, and its successors and assigns. If Tenant’s successor or assign is at any time is one or more individuals, the term “Tenant”
shall include the heirs and personal representatives of such individual(s). Whenever two or more parties constitute Tenant, all such parties shall be jointly and severally liable for the performance of Tenant’s obligations hereunder. 

(j)     It is agreed that all rights, remedies and liabilities herein given to or imposed upon either of
the parties hereto, shall extend to their respective heirs, executors, administrators, successors and assigns. 

(k)     Landlord warrants that it is the ground Lessee of the Premises and has the full right and
authority to make this Lease. Landlord hereby releases the Premises to Tenant in accordance with the provision of this Lease. Tenant hereby accepts this Lease. 

(l)     Force Majeure. In the event that Landlord or Tenant shall be delayed, or hindered, or prevented
from the performance of any act required hereunder (except for the payment of monies), by reason of government restrictions, scarcity of labor or materials, or for other reasons beyond its reasonable control, the performance of such act shall be
excused for the period of delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay. 

(m)     Recordation. The parties agree to execute a short form of this Lease, which may, at
Landlord’s sole option, he recorded among the land records of the jurisdiction where the Premises are located. The expense thereof shall be borne by Landlord. 

(n)     Tenant’s Corporate Authority. Tenant hereby warrants and represents that each individual
executing this Lease on behalf of Tenant is duly authorized to execute and deliver this Lease and that Tenant is a duly organized corporation under the laws of the State of its incorporation, is qualified to do business in the Commonwealth of
Virginia, and has the power and authority to enter into this Lease, and that all corporate action requisite to authorize Tenant to enter into this Lease has been duly taken. 

(o)     Commission. Landlord and Tenant warrant that they have not had any dealings with any realtor,
broker or agent in connection with the negotiation of this Lease, except for Julien J. Studley, Inc. and The Mark Winkler Company (“Brokers’) whose commission shall be paid for by Landlord pursuant to the terms of a separate agreement
between Landlord and the Brokers. Should any claim for a commission be established by any other broker or agent, the parties hereby expressly agree to hold one another harmless with respect thereto to the extent that one or the other is shown to
have been responsible for the creation of such claim. 
 (p)     No Representations By Landlord. Tenant
acknowledges that neither Landlord or any broker, agent or employee of Landlord has made any representations or promises with respect to the Premises or the Building except as herein expressly set forth, and no rights, privileges, assessments or
licenses are acquired by Tenant except as herein expressly provided. 
 (q)     Authority of Landlord.
Landlord hereby represents and warrants that it is a limited partnership duly organized and in good standing under the laws of the Commonwealth of Virginia, that each individual or entity executing this Lease on behalf of Landlord is authorized to
do so, and that all action necessary to authorize Landlord to enter into this Lease has been duly taken. 

(r)     Third-Party Consents. Landlord hereby represents and warrants that (i) the execution and
delivery of this Lease by Landlord, and the performance of Landlord’s obligations hereunder, do not conflict with or result in any breach under the terms of Landlord’s partnership agreement or any agreement to which Landlord is a party or
by which Landlord or the Premises is bound and (ii) all consents of any third parties, including without limitation any ground lessor or mortgagee of the Premises, required in connection with the execution and delivery of this lease have been
obtained by Landlord, and Landlord shall furnish evidence of such consents. 

  
 15 

 (s)     Litigation. The prevailing party shall recover
all reasonable attorney’s fees and costs incurred by or on behalf of such prevailing party if (a) either party institutes litigation for a breach of the terms and conditions of this Lease, (b) either party institutes litigation for
possession of the Premises, (c) either party is made party to litigation instituted by a third party relating to Premises. Such attorney’s fees and costs may be levied against the party whose conduct necessitated the use of an attorney
whether or not litigation is prosecuted to judgement. 
 (t)     Assignment by Landlord. Landlord may
freely assign its interest hereunder. The term “ Landlord” as used herein shall be deemed to be related only to a person or entity during the time of his or its ownership of Landlord’s interest in this Lease. 

(u)     LANDLORD, TENANT AND ANY GUARNATORS WAIVE TRIAL BY JURY IN ANY ACTION, CLAIM OR COUNTERCLAIM
BROUGHT IN CONNECTION WITH LANDLORD-TENANT RELATIONSHIP, TENANT’S USE OR OCCUPANCY OF THE PREMISES OR ANY CLAIM OF INJURY OR DAMAGE. Tenant consents to service of process and any pleading relating to any such action at the Premises; provided,
however, that nothing herein shall be construed as requiring such service at the Premises. Landlord, Tenant and all Guarantors waive any objection to the venue of any action filed in any court filed in any court situated in the jurisdiction in which
the Building is located and waive any right under the doctrine of forum non conveniens or otherwise to transfer any such action filed in any such court to any other court. 

31.      RIGHT OF OFFER. 

(a)       Provided that (i) this Lease is in full force and effect, and (ii) no
material adverse change in Tenant’s financial condition has occurred, and (iii) that Tenant shall not, within the two (2) year period preceding the preceding the assignment or subletting contemplated hereby, have either
(x) committed more than two monetary defaults as to which Landlord has issued a notice in accordance with the provisions of Paragraph 17 hereof, or (y) committed more than two non-monetary defaults as to which Landlord issued a notice in
accordance with the provisions of Paragraph 17 hereof, and (iv) Tenant shall not be in default in the performance of any obligation under this Lease at any time between the date Tenant exercises its Right of Offer (as hereinafter defined) at
the time of any notice herein contemplated, or at the commencement date (as set forth in paragraph 31 (b)(iv) below) for the Right of Offer Space (as hereinafter defined) is delivered to Tenant, Tenant shall have the right (the “Right to
Offer”) during the term of the Lease to lease any space located in the Building (the “Right of Offer Space”), which becomes or Landlord receive notice will become vacant after such space has been initially let following the completion
of construction of the Building, subject to any existing rights of any other tenant in any lease, and/or any option , right of extension or right of expansion heretofore granted (or hereafter granted to any present or future tenant of the Building,
but only with respect to space in the Building actually occupied by such Tenant), including the rights granted to Martha Child Interiors , Inc. Landlord shall notify Tenant in writing if such Right of Offer Space is or will become available. Tenant
shall then have a period often (10) business days after receipt of such notice, time being of the essence, in which to elect in writing either to lease the Right of Offer Space described in Landlord’s notice or refuse to lease the same.
The Rent for the Right of Offer Space shall be equal to the then prevailing Market Rate as determined by Landlord based upon current similar transactions for space available of similar size in buildings of comparable age, location and quality in the
Sterling, Virginia area, but in no event less than the terms set forth in this Lease, subject to increase as provided herein. Tenant’s Right of Offer shall be exercised only with respect to all of such Right of Offer Space offered, and not to
any portion thereof. Failure of Tenant to timely respond shall automatically and conclusively be deemed refusal to lease such Right of Offer Space, and Tenant shall thereafter have no further Right of Offer with respect to such space. 

(b)       If Tenant exercises its Right of Offer, Tenant shall, within thirty (30) days
after Tenant delivers to Landlord notice of the exercise of such option, enter into a written agreement with Landlord modifying and supplementing this Lease as follows: 
  

	 	(i)	 The Right of Offer Space shall be added to the definition of Premises under the Lease.

  

	 	(ii)	 The Lease term with respect to such Right of Offer Space shall be coterminous with the Lease term with
respect to the initial Premises. 

  

	 	(iii)	 The monthly Rent under the Lease for the Right of Offer Space shall be increased by an amount equal to the
product obtained by multiplying (I) the number of square feet of net rentable area in the Right of Offer Space times (2) the rent determined in accordance with paragraph 3l(a) above. Additionally, Tenant’s pro rata share of Operating
Costs shall be increased by the amount of the Operating Costs allocable to the Right of Offer Space (i.e. in the same manner as Tenant shall be responsible for Operating Costs allocable to the original Premises under this Lease).

  

	 	(iv)	 The commencement date for the Right of Offer Space shall be a date after Landlord’s receipt of notice
of Tenant’s election to lease the Right of Offer Space which is the earlier of either (y) sixty (60) days after the prior tenant of the Right of Offer Space vacates such space, or (z) the date Tenant actually occupies the same for the
conduct of business. 

  

	 	(v)	 All other terms and conditions contained in this Lease shall apply to the Right of Offer Space as a result
of Tenant’s election hereunder. 

  
 16 

 (c)      Landlord shall not be liable for the
failure to give possession of the Right of Offer Space to Tenant by reason of the unauthorized holding over or retention of possession of any other tenant or occupants thereof, nor shall such failure impair the validity of this Lease nor extend the
term thereof; provided, however, in no event shall Tenant be obligated to pay Rent for such Right of Offer Space until Landlord delivers Tenant possession of such space. 

(d)      This Right of Offer shall terminate three hundred and sixty-five (365) days prior
to the expiration of the initial Term of this Lease. 
 (e)      This Right of Offer is
personal to Tenant. Upon any assignment or subletting of the Premises, the rights afforded to Tenant under this Paragraph 31 shall automatically terminate. 

IN WITNESS WHEREOF, each party hereto has executed and ensealed this Lease, or has caused it to be executed and ensealed on
its behalf by its duly authorized representatives, the day and year first above written. 
  

							
	 ATTEST:
	 	 LANDLORD: TRANSDULLES CENTER, INC.

				
	 ILLEGIBLE
	 	 By:
	 	     ILLEGIBLE
	 	 (Seal)

		 	 Name:
	 	     ILLEGIBLE
	 	
		 	 Title:
	 	     VICE PRESIDENT
	 	

  

							
	 ATTEST:
	 	 TENANT: GLEN RESEARCH CORPORATION.

				
	 ILLEGIBLE
	 	 By:
	 	     /s/ Hugh Mackie
	 	 (Seal)

		 	 Name:
	 	     HUGH MACKIE
	 	
		 	 Title:
	 	     PRESIDENT
	 	

  
 17

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