Document:

Sub-Sublease Agreement

 Exhibit 10.3 
 SUB-SUBLEASE AGREEMENT 
 THIS SUB-SUBLEASE AGREEMENT
(this “Sub-Sublease”) has been executed as of the 1st day of February, 2006, between CORPORATE INTERIORS, INC., a Pennsylvania corporation, whose address is 223 Lisa Drive, Newcastle, Delaware 19720-4193 (“Corporate
Interiors”) and TENGION, INC., a Delaware corporation whose address is 2200 Renaissance Boulevard, Suite 150, King of Prussia, Pennsylvania 19406 (“Tengion”). 
 RECITALS: 
 A. Pursuant to the terms of a Lease
Agreement with Norriton Business Campus, L.P., a Pennsylvania limited partnership (the “Lessor”) dated March 30, 1998 (the “Prime Lease”), Steelcase Financial Services, Inc., a Michigan corporation (“Steelcase”)
leased a free-standing 80,005 square foot building (the “Building”) on approximately 5.88 acres (the “Property”), which 5.88 acres are located on the property described on Exhibit A attached hereto. 
 B. The Prime Lease was amended pursuant to the terms of a First Amendment to Lease Agreement dated May 5, 1998 (the “First
Amendment”). The Prime Lease, as amended by the First Amendment shall herein be referred to as the “Lease.” 
 C.
Pursuant to the terms of a Sublease Agreement dated May 1, 2003, Corporate Interiors subleased all of the Property from Steelcase (the “Sublease”). True copies of the Lease and the Sublease are attached hereto as Exhibit B.

 D. Corporate Interiors desires to sub-sublease a portion of the Property to Tengion consisting of approximately 42,968 square
feet as shown on the plan attached hereto as Exhibit C (the “Sub-Subleased Premises”). The Sub-Subleased Premises is comprised of two components, one approximately 16,000 square feet of office space on the upper and lower
levels of the Building (the “Office Premises”), and the other approximately 26,968 square feet of warehouse space on the first floor of the Building (the “Warehouse Premises”), both of which are delineated on Exhibit D
attached hereto. 
 E. Lessor and Tengion have executed a separate lease agreement whereby Tengion will lease all of the
Property commencing at the end of the term of this Sub-Sublease (the “Separate Lease”). 
 F. In connection with the
execution of this Sub-Sublease Tengion, Corporate Interiors, Steelcase and Lessor intend on executing an agreement providing for Lessor’s and Steelcase’s consent to the transactions contemplated hereby (the “Lessor’s
Consent”). 
 NOW, THEREFORE, in consideration of the mutual covenants herein contained, it is agreed as follows:

 1. DEFINITIONS. Those capitalized terms not defined herein shall have the meanings set forth in either the Lease or
the Sublease. 
 2. SUBLEASED PREMISES. Corporate Interiors hereby sub-subleases the Sub-Subleased Premises to Tengion,
and Tengion sub-subleases the Sub-Subleased Premises from

 
Corporate Interiors, on the terms and subject to the covenants and conditions contained in the Sublease and the Lease. All of the other terms, covenants and conditions (except as modified by this
instrument or inconsistent herewith) which are to be observed or performed by Steelcase as Lessee under the Lease and by Corporate Interiors as Subtenant under the Sublease are incorporated herein by reference and imposed on Tengion with the same
force and effect as though fully set forth herein. Except where inconsistent with this Sub-Sublease, wherever the word “Lessor” appears in the Lease or the word “Sublandlord” appears in the Sublease, the phrase “Corporate
Interiors” shall be substituted; and wherever the word “Lessee” appears in the Lease or the word “Subtenant” appears in the Sublease, the word “Tengion” shall be substituted. Tengion covenants and agrees for itself
and its successors and assigns that it shall perform and observe all of said terms, covenants and conditions, and that it shall do nothing which will have the effect of creating a breach on the part of Corporate Interiors or Steelcase of any of said
terms, covenants or conditions. 
 3. TERM. The term of this Sub-Sublease shall commence on February 1, 2006 (the
“Sub-Sublease Commencement Date”) and notwithstanding anything contained in this Sub-Sublease to the contrary, the term of this Sub-Sublease shall terminate one day before the termination of the term of the Lease unless Tengion has entered
into a lease with the Lessor for the Sub-Subleased Premises which commences upon the expiration of the Lease in which case this Sub-Sublease shall terminate simultaneously with the term of the Lease. Tengion may not exercise any renewal options
under the Lease, nor may Corporate Interiors or Steelcase exercise any renewal options under the Lease or Sublease. Any attempt by any such party to exercise a renewal option shall be void ab initio. 
 4. MINIMUM RENT. Tengion shall pay minimum rent (“Minimum Rent”) for the Sub-Subleased Premises as follows: 
  

										
	DATE	 	RENT PER
SQUARE FOOT	 	ANNUAL MINIMUM
RENT	 	MONTHLY
MINIMUM RENT
	2/01/2006-02/28/2006*	 	$	7.20	 	$	309,369.60	 	$	25,780.80
	03/01/2006-02/28/2007	 	$	7.45	 	$	320,111.60	 	$	26,675.97
	03/01/2007-02/29/2008	 	$	7.95	 	$	341,595.60	 	$	28,466.30
	03/01/2008-02/28/2009	 	$	8.90	 	$	382,415.20	 	$	31,867.93
	03/01/2009-02/28/2010	 	$	9.15	 	$	393,157.20	 	$	32,763.10
	03/01/2010-02/28/2011	 	$	9.40	 	$	403,899.20	 	$	33,658.26

  

	*	Rent payable during this period shall be prorated on a per diem basis such that Tengion shall not be obligated to pay any Minimum Rent on account of any period prior to
the date this Sub-Sublease is approved by Lessor’s mortgagee as contemplated by Section 29 below. 

 The
Minimum Rent and Additional Rent under this Sub-Sublease so calculated shall be paid in advance without deduction or setoff, by Tengion directly to Corporate Interiors at the following address: 223 Lisa Drive, Newcastle, Delaware 19720-4193 (or at
such other place as Corporate Interiors may subsequently designate in writing). Corporate Interiors shall provide Tengion wire instructions for the rent payment so that Tengion may make payments of Minimum

  

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Rent and Additional Rent to Corporate Interiors by wire transfer. Corporate Interiors shall further advise Tengion no less than thirty (30) days prior to any change of such wiring
instructions. All payments received shall be applied first against unpaid late charges, then against unpaid interest, then against other charges due and payable hereunder, such as Additional Rent, then against Minimum Rent. Except as set forth in
this Sub-Sublease, Tengion shall have no obligation to pay Minimum Rent or Additional Rent under the Lease or the Sublease, all of which obligations shall remain that of Steelcase or Corporate Interiors as applicable. Tengion shall have a notice and
cure period with respect to the obligations under this Sub-Sublease including the payment of Minimum Rent and Additional Rent equal to the period provided to Steelcase and Corporate Interiors under the Lease and Sublease less three (3) days.

 5. OBLIGATIONS. With respect to the Sub-Subleased Premises, Tengion shall be responsible for compliance with all of
Corporate Interiors’ obligations as Subtenant under the Sublease and Steelcase’s obligations as Lessee under the Lease. 
 6. OPERATING EXPENSES. 
 (A) Tengion shall pay for its Proportionate Share, as defined herein, of all real
estate taxes and common area maintenance charges net of tenant electric and gas charged under the Lease and/or Sublease. Notwithstanding the foregoing, should the Sub-Subleased Premises be reassessed by the county, township or other governmental
entity at any time during the term of the Sub-Sublease, due to a change in use or improvements made to the Sub-Subleased Premises by Tengion and not as part of a general reassessment, Tengion shall pay all increases in taxes due to such governmental
entity. 
 (B) The parties mutually understand and agree that this Sub-Sublease Agreement is a net-net-net sub-sublease and that
Tengion is responsible for all expenses incurred in connection with the use and occupancy of the Sub-Subleased Premises or imposed against or allocated to the Sub-Subleased Premises, including, without limitation, property taxes, insurance, repairs
and maintenance, as set forth in the Lease and all such expenses shall be allocated to the Sub-Subleased Premises based upon the square footage thereof in comparison to the actual square footage of the Building. If, for any reason, Tengion’s
use or occupancy of the Sub-Subleased Premises causes Corporate Interiors to be liable for any additional rent or costs whatsoever, Tengion shall be fully responsible for the same, and shall upon ten (10) days prior demand shall reimburse
Corporate Interiors for the same, as additional rent hereunder. 
 (C) To the extent possible, all utility services, including
but not limited to gas, electric, water, and sewer service will be separately metered to the Sub-Subleased Premises and placed in Tengion’s name. Tengion shall pay all of the costs associated with having the utilities separately metered in the
Sub-Subleased Premises. To the extent that utility services are separately metered, Tengion shall pay, directly to the provider of such service, all charges of utility companies or public authorities for the provision of gas, electric, water, sewer
service or other services or utility furnished to the Sub-Subleased Premises as the same become due and payable. If it is not possible to place a utility service on a separate meter in Tengion’s name, the usage of utilities at the Sub-Subleased
Premises will be measured by sub-meters or check meters which will be installed at Tengion’s sole cost and expense. Corporate Interiors shall read such sub-meters or check meters and all cost of demand, use and consumption of such utilities in
the

  

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Sub-Subleased Premises, as measured, shall be billed by Corporate Interiors without markup to Tengion and paid to Corporate Interiors by Tengion within thirty (30) days following invoice.
Tengion shall have the right to review Corporate Interiors’ calculation of all such utility costs within thirty (30) days of demand for payment. Such review shall occur upon reasonable prior notice and at reasonable times during normal
business hours, in a manner that shall not interfere with Corporate Interiors’ business operations. In the event that the review reveals any discrepancy materially adverse to Tengion, Tengion shall notify Corporate Interiors thereof in writing
within thirty (30) days after such review. In the event that the parties are unable to agree upon the correct amount of the statement, either party may submit the issue to arbitration, the result of which shall be binding upon the parties.
Notwithstanding anything to the contrary, during the period of review, Tengion shall continue to pay the billed payments determined by Corporate Interiors as stated above until a resolution of such review. If Tengion shall not notify Corporate
Interiors in writing of any dispute regarding the utilities within thirty (30) days after receipt from Corporate Interiors of a statement of the amount due, then such amount shall be deemed approved by Tengion. 
 (D) Tengion shall pay its Proportionate Share, as defined herein, of the costs of property and liability insurance required under the Lease.
Notwithstanding the foregoing, should Tengion’s use or occupancy of the Sub-Subleased Premises result in an increase in the property or liability insurance premiums for the Property, Tengion shall pay for all of such increase in premiums.

 (E) All costs associated with providing janitorial or cleaning services to the Sub-Subleased Premises shall be paid by
Tengion directly, except as specifically set forth in Section 13(B). 
 (F) As used herein, the term “Proportionate
Share” shall mean a proportion calculated by dividing the square footage of the Building then occupied by Tengion by the total square footage of the Building. 
 7. SECURITY DEPOSIT. 
 (A) At the time of signing this Sub-Sublease,
Tengion shall deposit with Corporate Interiors Four Hundred Eighty Eight Thousand Two Hundred Twenty Three and 90/100 Dollars ($488,223.90) (“Base Security Deposit”) in the form of a letter of credit (the “Letter of Credit”) in
accordance with the provisions of Section 7(B) below, to be retained by Corporate Interiors during the term of this Sub-Sublease, except as otherwise provided herein, as security for the faithful performance and observance by Tengion of the
covenants, agreements and conditions of this Sub-Sublease. Tengion shall be responsible for all costs associated with obtaining the Letter of Credit, provided, however, Tengion shall only be obligated to pay the costs incurred with respect to an
assignment of the Letter of Credit to a successor to Corporate Interiors one time during the term hereof. 
 (B) If Tengion
defaults beyond any applicable grace or cure period with respect to any provision of this Sub-Sublease, including, but not limited to, the provisions relating to the payment of rent, Corporate Interiors shall be entitled to draw under the Letter of
Credit to cure Tengion’s default or to compensate Corporate Interiors for any other loss, cost or

  

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damage that Corporate Interiors may suffer by reason of such default. If any portion of said deposit is so used or applied, Tengion shall within five (5) business days after written demand
therefor, deposit cash with Corporate Interiors or provide a Letter of Credit in an amount sufficient to restore the security deposit to its original amount and Tengion’s failure to do so shall be a default under this Sub-Sublease. Any Letter
of Credit given as security hereunder shall be unconditional and irrevocable, and shall be in form and substance and issued by a financial institution which are all reasonably satisfactory to Corporate Interiors. 
 (C) (i) Throughout the Term of this Sub-Sublease, the principal amount of the Security Deposit shall be increased to cover the cost of
restoring the Sub-Subleased Premises to its condition on the date of execution of this Sub-Sublease. The amount of the Security Deposit shall be increased each time Tengion is required to obtain a permit or approval for any improvements or
renovations to the Sub-Subleased Premises. Said increased amount shall be determined within ninety (90) days following (i) the later of the date of execution of this Sub-Sublease or the date of completion of final, approved construction
documents as described in the Lessor’s Consent, and (ii) the receipt of each permit or approval for any improvements or renovations to the Sub-Subleased Premises. The amount of such restoration obligation, or any increase thereto, shall be
agreed to by Tengion and the Lessor and the Lessor shall further agree that Corporate Interiors and Steelcase shall not be responsible for the cost of restoration in excess of the additional amount of the security deposit tendered hereunder for the
cost of restoration. Upon determination of said amount, Tengion, Corporate Interiors and Lessor shall execute a memorandum setting forth the agreed, higher amount of the Security Deposit and Tengion shall immediately effect or pay such increase
(such increase, the “Restoration Deposit”). The Restoration Deposit will be tendered directly to Lessor as described in the Lessor’s Consent 
 (ii) If Tengion and Lessor are unable to agree as to the cost of such restoration, each of them shall engage the services of a reputable contractor to provide simultaneously to each of the parties
independent estimates as to the cost of restoration and if the estimates are within ten percent (10%) of the larger estimate, the average of the two estimates shall be deemed to be the cost of restoration. If the difference between the two
estimates is greater than ten percent (10%) of the larger estimate, then the two contractors shall choose a mutually acceptable third contractor who shall prepare its estimate which shall be delivered simultaneously to each of the parties and
the average of the third estimate and the next closest (greater or smaller) estimate shall be deemed the cost of the restoration. Costs of the third contractor shall be divided equally between the parties. Upon determination of said amount, Tengion
and Lessor shall execute a Memorandum setting forth the agreed, higher amount of the Restoration Deposit and Tengion shall immediately pay or effect such increase. 
 (iii) Further notwithstanding the foregoing, if, during the term of this Sub-Sublease, Lessor reasonably believes the costs of restoration may exceed the Restoration Deposit, then Lessor may request same
be increased by its reasonable estimation. Should Tengion dispute the requested increase, then the parties will use the dispute resolution mechanism described in section (ii), above. 
 (D) Should Tengion occupy space in the Building in addition to the Sub-Subleased Premises, the amount of the Letter of Credit will be
proportionately increased by an amount reasonably satisfactorily to Corporate Interiors. 
  

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 (E) If Tengion is not in default at the expiration of the term of this Sub-Sublease and
Tengion’s occupancy of the Property or any portion thereof continues pursuant to the Separate Lease, then Corporate Interiors shall return the Letter of Credit to Tengion, within five (5) business days following the expiration of the
Sub-Sublease Term. 
 8. IMPROVEMENTS. 
 (A) Between the Sub-Sublease Commencement Date and February 28 2006, Tengion shall have access to the lower level Office Premises and the Warehouse Premises for purposes of making alterations and
renovations for Tengion’s use and occupancy of the Sub-Subleased Premises. All construction shall be performed in accordance with the provisions of Section 54 of the Prime Lease and the Lessor Consent. Upon Lessor’s approval as to the
exact location, Tengion may place construction/office trailers on the Property during any such alterations or renovations in accordance with Lessor’s rules and regulations. Any such construction/office trailer must be removed upon
Tengion’s full occupancy of the Sub-Subleased Premises. 
 (B) Corporate Interiors may occupy the upper-level Office
Premises through the later of February 28, 2006 or thirty (30) days from the date this Sub-Sublease is approved by Lessor’s mortgagee as contemplated in Section 29 below (the “CI Vacation Date”) but shall vacate and
deliver to Tengion such space no later than 9:00 AM on the later of March 1, 2006 or the day following the CI Vacation Date. Corporate Interiors agrees to cooperate with Tengion during the period between the Sub-Sublease Commencement Date and
CI Vacation Date and to assist in the transition to Tengion’s occupancy of the Sub-Subleased Premises. 
 (C) In the event
Corporate Interiors fails to deliver vacant possession of the Sub-Subleased Premises (or the applicable portion with respect to the delivery described in Paragraph 8(A)) broom clean and free of all personalty to Tengion on or before the dates
provided for such delivery, then Tengion shall be entitled to a day for day abatement of all rent for the entire Sub-Subleased Premises for each day that the Sub-Subleased Premises (or any portion thereof) is not delivered to Tengion as required in
Paragraphs 8(A) and 8(B) which abatement shall abate Rent commencing at such time as Tengion shall otherwise be obligated to commence making payments of Minimum Rent to Corporate Interiors pursuant to Paragraph 4 above. 
 (D) Tengion shall also have the right without charge to install and use and operate an above ground emergency generator, HVAC system,
chillers, electrical transformer and related equipment (collectively, the “Outside Equipment”), including the right to interconnect the Outside Equipment with Tengion’s other equipment located in the Sub-Subleased Premises all as set
forth in the plans for Tengion’s improvements previously approved by Lessor as set forth in the Lessor’s Consent or, in such other mutually agreeable location on the exterior of the Building, including the roof of the Building and the
right to penetrate the roof of the Building. Tengion shall be solely responsible for the costs of installation, operation, and maintenance of the Outside Equipment and all of such work shall be performed by Tengion and Tengion’s consultants as
provided in Subsection (E) below. Tengion will install and operate the Outside Equipment in accordance with all federal, state and local regulations. If Tengion decides to install the Outside Equipment, Corporate Interiors hereby permits
Tengion to install wires,

  

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conduits and appurtenant facilities upon the Property, at Tengion’s sole cost and expense. In addition, Tengion shall be responsible for obtaining any permits and licenses required to
install and operate the Outside Equipment, and Corporate Interiors agrees to cooperate with Tengion to accomplish the same. 
 (E) Tengion shall be permitted to use contractors of its choosing in connection with the repair, replacement, maintenance and operation of the Outside Equipment and all other improvements, alterations, improvements and equipment installed
by Tengion on or about in the Sub-Subleased Premises and, in any case, such contractors as may be approved by the applicable manufacturers, if any, subject, however, to the obligation to use Lessor’s approved roof contractor as provided in the
Prime Lease. 
 (F) In connection with the improvements to be constructed by Tengion in the Sub-Subleased Premises, Tengion
shall construct two restrooms (one male, one female) for the use of Corporate Interiors within the Expansion Space as shown on the plans and specifications approved pursuant to the Lessor Consent. Tengion shall construct such restrooms as part of
and together with the improvements it is performing in the Sub-Subleased Premises. Prior to completion of such restrooms, Corporate Interiors shall be provided access to one restroom (which shall be lockable and therefore serve as a unisex restroom)
on the second floor of the Sub-Subleased Premises. The new restroom facilities to be constructed within the Expansion Space shall be constructed by Tengion at its cost; provided, however, upon completion Corporate Interiors shall reimburse Tengion
for one-half of the total cost thereof (but in no event greater than $10,000) upon Tengion’s invoice for such costs together with such other reasonable documentation as Corporate Interiors may request evidencing such costs. 
 9. EXPANSION SPACE. 
 (A) For purposes of this Sub Sublease, “Expansion Space” shall mean that certain space constituting the balance of the Building containing approximately Thirty Seven Thousand Thirty Seven
(37,037) square feet of rentable warehouse space located on the first floor of the Building, as shown on Exhibit E attached hereto. 
 (B) Provided the Sublease has not been terminated and Tengion is not in default beyond any applicable grace period, Tengion shall have the right to lease the Expansion Space, in its entirety, during the
period beginning on the Sub-Sublease Commencement Date upon the terms and conditions set forth in this Section 9. Prior to December 1, 2007, Corporate Interiors shall not be permitted to sublease any of such space to any party except if
such further subleases are subject to termination in connection with Tengion’s exercise of its rights to expand into the Expansion Space and such third party agrees to return the portion of the Expansion Space it sublets to the condition of the
space as of the commencement of such third party’s sub-sublease term upon vacating. Such right shall be exercised by Tengion by providing Corporate Interiors written notice at least six (6) months prior to Tengion’s occupancy of the
Expansion Space. Tengion’s Expansion Right (as hereinafter defined) shall not expire with respect to any portion of the Expansion Space during the Sub-Sublease Term unless and until such space is subleased to a third party following the
delivery of the Corporate Interiors’ Notice as described below. 
  

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 (C) After December 1, 2007, and provided Tengion has not exercised the Expansion Right, in
the event Corporate Interiors desires to sub-sublease the Expansion Space, or any part thereof (the “Refusal Space”), to a third party sub-subtenant and Corporate Interiors has an agreement in principle (in the form of an agreed upon
letter of intent or other similar instrument) with said third party sub-subtenant, Corporate Interiors shall give Tengion written notice thereof (“Corporate Interiors’ Notice”) prior to Corporate Interiors entering into any
sub-sublease for such Refusal Space, which notice shall specify (i) the square footage and layout of the Refusal Space which Corporate Interiors desires to sub-sublease, (ii) the date upon which such Refusal Space shall be available for
occupancy; (iii) the intended manner of use of the Refusal Space by the prospective sub-subtenant and (iv) the terms upon which such Refusal Space is intended to be Sub-Subleased. Tengion shall thereupon have a right (a “Refusal
Right”) to include in the Sub-Subleased Premises all, but not less than all, of the Refusal Space (as specified in Corporate Interiors’ Notice or as otherwise provided in this Section) and for a term which is coterminous with the term of
this Sub-Sublease, upon the following terms and conditions: 
 (i) Tengion shall give Corporate Interiors written notice of its
election to exercise a Refusal Right within five (5) business days after Corporate Interiors gives Tengion Corporate Interiors’ Notice for such Refusal Right; and 
 (ii) Tengion is not in default under this Sub-Sublease or any of the provisions of the Lease or the Sublease either on the date Tengion
exercises such Refusal Right or the right of expansion set forth in Section 9(A) hereof (the “Expansion Right”) or at any time prior to the proposed effective date of inclusion of the applicable portion of the Expansion Space in the
Sub-Subleased Premises. 
 (D) In the event that Tengion does not timely or properly exercise either the Refusal Right or the
Expansion Right, Corporate Interiors may at any time thereafter sub-sublease the Expansion Space or the Refusal Space respectively to any third party tenant without any further rights of Tengion to sub-sublease such Refusal Space provided, however,
if such sub-sublease is not executed and delivered by the parties thereto within ninety (90) days following the date of Corporate Interiors’ Notice or if the terms of such proposed sub sublease are altered in any material way (excluding
any alteration to the economic terms which are not the subject of Tengion’s review), Corporate Interiors shall again offer the Refusal Space to Tengion as provided in Section 9(C). 
 (E) Minimum Rent for the Expansion Space and the Refusal Space shall be paid in accordance with the chart set forth below: 
  

				
	DATE	 	RENT PER SQUARE FOOT OF
EXPANSION SPACE AND
REFUSAL SPACE
	03/01/2006-02/28/2007	 	$	6.25
	03/01/2007-02/29/2008	 	$	6.50
	03/01/2008-02/28/2009	 	$	6.75
	03/01/2009-02/28/2010	 	$	7.00
	03/01/2010-02/28/2011	 	$	7.25

  

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 In no event shall the rent per square foot of the Expansion Space or the Refusal Space be averaged or
blended with the Minimum Rent paid with respect to the balance of the Sub-Subleased Premises and the rents to be paid for the Expansion Space or Refusal Space shall be calculated separate and apart from the Minimum Rent for balance of the
Sub-Subleased Premises. 
 (F) In the event Tengion exercises any Refusal Right or Expansion Right provided herein, all of the
terms and provisions of the Lease, the Sublease and this Sub-Sublease shall be applicable to that portion of the Refusal Space or the Expansion thereby included in the Sub-Subleased Premises, except as specifically set forth in this Section 9.

 (G) In the event Tengion exercises the Refusal Right or an Expansion Right, the Letter of Credit tendered for the Security
Deposit shall increase by an amount equal to the product obtained by multiplying (x) the first eighteen months of Minimum Rent to be paid by Tengion for the Refusal Space leased (or if less, the Minimum Rent to be paid for the balance of the
Sublease Term with respect to the Refusal Space) by (y) a fraction the numerator of which is the number of months remaining in the Sublease Term and the denominator of which is seventy five (75) and Corporate Interiors and Tengion shall
promptly execute and deliver an amendment to this Sub-Sublease reflecting the inclusion of the applicable portion of such Expansion Space or Refusal Space in the Sub-Subleased Premises on the terms herein provided. In the event the restrooms
depicted on Exhibit G are included in the Refusal Right, it shall be a condition to Tengion’s rights under this Section that Tengion will agree to construct comparable replacement restrooms in the event that the entire Expansion Space is not
subleased by Tengion; provided, however, Tengion shall not be obligated to construct such restrooms unless and until such space is being utilized by Corporate Interiors or is sub-subleased to third party as provided in this Section 9 (i.e.
Tengion shall not be obligated to construct such restrooms for purposes of making such space ready for occupancy in connection with Corporate Interiors’ sub-subleasing efforts). 
 (H) Tengion agrees to accept possession of such portion of such Expansion Space or Refusal Space in an “as is”, “where
is” physical condition and Tengion shall not be entitled to any credit or allowance or other economic concession from Corporate Interiors for the improvement thereof. 
 (I) All Refusal Rights and Expansion Rights granted in this Sub-Sublease shall automatically terminate upon the earlier to occur of
(i) the expiration or termination of this Sub-Sublease, (ii) the termination of Tengion’s right to possession of the Sub-Subleased Premises, or (iii) the assignment of this Sub-Sublease by Tengion or the sublease by Tengion of
the Sub-Subleased Premises, or any part thereof except as permitted by Section 15 below. 
 (J) Tengion and Corporate
Interiors each represent to the other that they have not dealt with any brokers or agents in connection with the negotiation of the Expansion Right or the Refusal Right and no commissions shall be due to any broker with respect to the exercise of
any such right. Furthermore, the commissions due to Binswanger and Trammell Crow as described in Section 26 below are not applicable to the Expansion Right or the Refusal Right. Each of Corporate Interiors and Tengion agree to indemnify and
hold harmless the other from

  

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and against any and all costs, liabilities or claims for commission or other compensation by any broker or agent employed by the indemnifying party and/or who claim to have been employed by the
indemnifying party in connection with the exercise of either the Refusal Right or the Expansion Right. 
 10. OTHER
TENANTS. 
 (A) During the term of this Sub-Sublease, Corporate Interiors shall not sub-sublease space in the Building to or
allow the Building to be otherwise occupied by another tenant or occupant for any industrial use that may cause caustic, noxious or toxic fumes. Corporate Interiors will not permit the storage or use of BL-2 or higher classified microorganisms in
the Building and will not permit the operation of any type of Vivarium services on the Property. Additionally, Corporate Interiors will not allow the manufacture or distribution of penicillin or any other antibiotics within the Building or allow
other activities that would interfere with or diminish Tengion’s ability to comply with current Good Manufacturing Practices standards promulgated by the U.S. Food and Drug Administration. Prior to executing any further sub-subleases or
occupancy agreements, Corporate Interiors will provide Tengion thirty (30) days advance written notice of the proposed use of any possible new sub-subtenants or occupants. 
 (B) Corporate Interiors represents and warrants to Tengion that as of the date of this Sub-Sublease and to the best knowledge of Corporate
Interiors without any independent investigation, no Hazardous Substances (defined below) are present in the Sub-Subleased Premises or the Building in violation of Environmental Laws (defined below). 
 (C) Definitions. 
 (i) “Hazardous Substances” means, (i) asbestos and any asbestos containing material and any substance that is then defined or listed in, or otherwise classified pursuant to, any Environmental Laws or any applicable
laws or regulations as a “hazardous substance”, “Hazardous Material”, “hazardous waste,” “infectious waste”, “toxic substance”, “toxic pollutant” or any other formulation intended to
define, list, or classify substances by reason of deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, toxicity, reproductive toxicity, or Toxicity Characteristic Leaching Procedure (TCLP) toxicity, (ii) any
petroleum and drilling fluids, produced waters, and other wastes associated with the exploration, development or production of crude oil natural gas, or geothermal resources and (iii) petroleum products, polychlorinated biphenyls, urea
formaldehyde, radon gas, radioactive material (including any source, special nuclear, or by-product material), and medical waste. 
 (ii) “Environmental Laws” collectively means and includes all present and future laws and any amendments thereto (whether common law, statute, rule, order, regulation or otherwise), permits, and other requirements or
guidelines of governmental authorities applicable to the Premises and relating to the environment and environmental conditions or to any Hazardous Substance (including, without limitation, CERCLA, 42 U.S.C. §601, et seq., the Resource
Conservation and Recovery Act of 1976, 42 U.S.C. §901, et seq., the Hazardous Materials Transportation Act, 49 U.S.C. §801, et seq., the Federal Water Pollution Control Act, 33 U.S.C. §51, et seq., the Clean Air Act, 33 U.S.C.
§401, et seq., the Clean Air

  

 10 

 
Act, 42 U.S.C. §41, et seq., the Toxic Substances Control Act, 15 U.S.C. §601-2629, the Safe Drinking Water Act, 42 U.S.C. §300f-300j, the Emergency Planning and Community
Right-to-Know Act, 42 U.S.C. §101, et seq., and any so-called “Super Fund” or “Super Lien” law, any law requiring the filing of reports and notices relating to hazardous substances, environmental laws administered by the
Environmental Protection Agency, and any similar state and local laws and regulations, all amendments thereto and all regulations, orders, decisions, and decrees now or hereafter promulgated thereunder concerning the environment, industrial hygiene
or public health or safety). 
 11. NOTICE OF DEFAULT. If, for any reason, Tengion is notified by Lessor of any breach of
the terms, covenants or conditions contained in the Lease, Tengion hereby agrees immediately to notify both Steelcase and Corporate Interiors in writing of said notice, stating therein the grounds for the claimed breach, said writing to be sent to
both Steelcase and Corporate Interiors in the most expeditious manner practicable under the circumstances and in any event by facsimile or overnight courier. If such default applies to the Sub-Subleased Premises, Tengion shall have three
(3) days less than the periods provided in the Lease to cure said breach and shall promptly provide both Steelcase and Corporate Interiors written evidence of said cure. If, for any reason, either Steelcase or Corporate Interiors are notified
by Lessor of any breach of the terms, covenants or conditions contained in the Lease, both Steelcase and Corporate Interiors hereby agree to immediately notify Tengion in writing of said notice, stating therein the grounds for the claimed breach,
said writing to be sent to Tengion in the most expeditious manner practicable under the circumstances and in any event by facsimile or overnight courier and Tengion, if the breach is related to the Sub-Subleased Premises or Steelcase or Corporate
Interiors, as applicable, shall cure said breach within the time periods provided in the Lease. 
 12. ACCESS.
Notwithstanding anything in the Lease to the contrary, Tengion shall have access to the Sub-Subleased Premises twenty-four (24) hours per day, seven (7) days per week, subject to the rights of the Lessor pursuant to the Lease. 

13. Intentionally Omitted. 
 14. PERMITTED USE. Tengion shall use the Sub-Subleased Premises solely as office, conference and administrative space, warehouse, laboratory, and clean room processing space, and for no other
purpose whatsoever. Tengion’s use of the Sub-Subleased Premises remains subject to the terms and conditions of the Lease and all applicable law. 
 15. ASSIGNMENT OR SUBLETTING. Tengion may not assign this Sub-Sublease or sublet all or any portion of the Sub-Subleased Premises without the prior written consent of Corporate Interiors, which
consent may not be unreasonably withheld. Any such proposed assignment or sublease shall, however, remain subject to the Lease. Any assignment or sublet attempted without the consent of Corporate Interiors and not made in accordance with the terms
of the Sub-Sublease shall be void and shall not confer any rights, benefits or privileges to the attempted grantee, unless ratified or accepted by Corporate Interiors in writing. This prohibition against assigning or subletting shall be construed to
include a prohibition against any assignment or subletting by operation of law, and/or a transfer by any person or persons controlling Tengion on the date of this Sub-Sublease of such control (whether by transfer of stock, partnership

  

 11 

 
interests or otherwise) to a person or persons not controlling Tengion on the date of this Lease; provided, however, that Corporate Interiors shall not withhold its consent to (A) any
properly registered public offering and sale of stock of Tengion conducted in accordance with all applicable securities laws, (B) transfers of stock of Tengion among existing stockholders, their families and heirs and trusts for the benefit of
such stockholders, (C) transfers of stock of Tengion on a publicly traded exchange, (D) any original issuance of capital stock the primary purpose of which is to provide investment capital to Tengion, (E) acquisition of all or any
portion of the outstanding securities or ownership interests of Tengion by merger, consolidation or otherwise where the acquiring person or entity has greater net assets than Lessee’s net assets as of December 31, 2005 or (F) the sale
of all or substantially all of the assets of Lessee (including this Agreement) related to the business of Lessee conducted at the Sub-Sublease Premises to a purchaser with greater net assets than Lessee as of December 31, 2005, provided the
purchaser agrees in writing to be bound by the terms and conditions of this Sub-Sublease. In the event of any assignment of this Sub-Sublease made with or without the consent of Corporate Interiors, Tengion nevertheless shall remain liable for the
performance of all of the terms, conditions and covenants of this Sub-Sublease. If Corporate Interiors gives its consent, it shall be a condition to effectiveness of the sublease or assignment that a fully executed copy thereof (in form and
substance approved by Corporate Interiors) be delivered to Corporate Interiors, and that any assignee execute and deliver to Corporate Interiors an assumption of liability agreement in form reasonably satisfactory to Corporate Interiors, including
an assumption by the assignee of all of the obligations of Tengion and the assignee’s ratification of and agreement to be bound by all the provisions, waivers, terms and conditions of this Sub-Sublease. If Tengion shall request the consent of
Corporate Interiors to any assignment of this Sub-Sublease or subletting of all or part of the Subleased Premises, Tenant shall pay and deliver to Landlord as additional rent Corporate Interiors’ costs related thereto, including Corporate
Interiors’ reasonable attorneys’ fees. In the event of any assignment of this Sub-Sublease made with or without Corporate Interiors’ consent, Tengion nevertheless shall remain liable for the performance of all of the terms, conditions
and covenants of this Sub-Sublease. 
 16. PARKING. Corporate Interiors shall provide Tengion with all of the parking
spaces on the Property, with the exception of the twenty (20) parking spaces adjacent to Corporate Interiors’ subleased premises as depicted on the plan attached as Exhibit F. 
 17. SIGNS. Subject to Lessor’s approval, Tengion may use a portion of the monument sign on the Property, which use shall be
subject to the terms and conditions of the Lease and must be approved in writing by Corporate Interiors and Lessor. Tengion shall, at its sole cost and expense, obtain any necessary governmental approvals for Tengion’s proposed use of said
monument sign and Tengion shall pay for all of the costs associated with erecting any such sign. 
 18. SUB-SUBLEASE
CONTROLLING. As between Corporate Interiors and Tengion, the terms of this Sub-Sublease shall govern in the event of any inconsistency between it and the Lease. 
 19. NOTICE. Notwithstanding anything contained in Paragraph 30 of the Prime Lease to the contrary’, all notices required hereunder will be given to the parties at the following addresses.

  

 12 

 Corporate Interiors 
 223 Lisa Drive 
 Newcastle, DE 19720-4193 
 with a copy to: 
 Peter J. Soloff, Esq. 
 Blank Rome, LLP 
 One Logan Square 
 Philadelphia, PA 19103-6998 
 Facsimile: 215.732.2289 
 Tengion, Inc. 
 At
the Premises 
 with a copy to: 
 Tengion, Inc. 
 Attn: General Counsel 
 At the Premises 
 And 
 Jeffrey P. Libson, Esquire 
 Pepper Hamilton LLP 
 400 Berwyn Park 
 899 Cassatt Road 
 Berwyn, PA 19312-1183 
 Facsimile: 610.640.5432 
 20. INSURANCE. Notwithstanding the provisions of Section 8.2 of the Prime Lease (Insurance Coverage and Amounts), Tengion shall
name Lessor, Steelcase, Corporate Interiors and other parties as requested by Corporate Interiors as additional insured parties under all of Tengion’s insurance policies required under the Lease and in this Sub-Sublease. 
 21. CONTINGENCY. Tengion’s obligations under this Sub-Sublease shall be contingent upon the execution of the Lessor’s
Consent in form and substances reasonably satisfactory to Tengion. 
 22. TIME IS OF THE ESSENCE. Time is of the essence
of this Sub-Sublease, and this Sub-Sublease is expressly conditioned upon Tengion’s full and timely performance of all of its obligations hereunder. 
 23. SUBORDINATION. Nothing herein shall empower Tengion to do any act which can, may or shall cloud or encumber Corporate Interiors’, Steelcase’s or Lessor’s interests.
Tengion’s rights are and shall always be subordinate to the lien of any trust deed, mortgage, or other encumbrance now or hereafter placed upon the Property or any underlying lease now or hereafter created and to all advances made or hereafter
to be made upon the security thereof, and

  

 13 

 
Tengion shall execute such further instruments evidencing the subordination of this Sub-Sublease to the lien or liens of any such trust deed, mortgage, or other encumbrance or to any such
underlying lease as shall be requested by Corporate Interiors or Lessor. In the event Corporate Interiors’ right to possess the Property under the Sublease is terminated, Tengion hereby attorns to Steelcase and covenants and agrees to continue
to honor the terms and conditions of this Sub-Sublease. Tengion further agrees to execute an instrument in writing reasonably satisfactory to Steelcase whereby it attorns to Steelcase and recognizes Steelcase as sublessor to Tengion under this
Sub-Sublease provided Steelcase agrees to not disturb Tengion’s leasehold estate hereunder and agrees to be bound as sub-sublessor to all the terms and conditions of this Sub-Sublease. 
 24. SURRENDER. Provided a lease extension or the Separate Lease is not in place, at the expiration or earlier termination of this
Sub-Sublease, Tengion covenants that it will peaceably and quietly leave and surrender the Property, together with all alterations, additions and improvements authorized under this Sub-Sublease then a part of the Sub-Subleased Premises, in good
order, condition and repair, reasonable wear and tear, casualty and condemnation excepted. If Tengion retains possession of the Property or any part thereof after the termination of the term by lapse of time or otherwise, such holding over shall not
operate to extend the term or renew this Sub-Sublease. Corporate Interiors’ acceptance of any rent after holding over does not renew this Sub-Sublease and the provisions of this Sub-Sublease do not waive Corporate Interiors’ rights or
re-entry or any other right hereunder. 
 25. ROOF GUARANTY. Notwithstanding anything contained in Insert 20 of the Prime
Lease, the reference to Lessor’s roof guarantor, after incorporation into this Sub-Sublease, shall remain Lessor’s roof guarantor (and not Corporate Interiors’ roof guarantor). 
 26. BROKERS. Corporate Interiors and Tengion each represent to the other that they have not dealt with any brokers or agents in
connection with the negotiation or execution of this Sub-Sublease except for Binswanger and Trammell Crow. Corporate Interiors shall pay Binswanger’s leasing commissions pursuant to a separate commission agreement. Tengion shall pay Trammell
Crow’s leasing commissions pursuant to a separate commission agreement. Each of Corporate Interiors and Tengion agree to indemnify and hold harmless the other from and against any and all costs, liabilities or claims for commission or other
compensation by any broker or agent employed by the indemnifying party- and/or who claim to have been employed by the indemnifying party in connection with the sub-sublease of the Property, 
 27. TENGION HAS CAREFULLY READ AND UNDERSTANDS ALL OF THE PROVISIONS OF THE LEASE, THE SUBLEASE AND THIS SUB-SUBLEASE AND ANY ADDENDUMS
AND/OR INSERTS THERETO. IN NEGOTIATING THIS ARMS-LENGTH COMMERCIAL SUB-SUBLEASE, TENGION HAS EITHER BEEN REPRESENTED BY COUNSEL OR HAS DELIBERATELY CHOSE, FOR BUSINESS REASONS, NOT TO BE REPRESENTED BY COUNSEL. 
 28. Limitation. Unless specifically stated in a written document executed by Lessor, nothing in this Sub-Sublease shall be deemed to
constitute Lessor’s consent to any alterations of or additions to the Property (whether of the “Expansion Space, Refusal Space, the Sub-Subleased Premises, or otherwise) or to any further or additional sub-subleases of all or any portion
of the Property. 
  

 14 

 29. Mortgagee Approval. Notwithstanding anything to the contrary herein, this
Sub-Sublease and the parties’ respective duties and obligations hereunder are subject to the condition precedent of approval by Lessor’s mortgagee of this Sub-Sublease. In the event, for any reason, Lessor’s mortgagee does not grant
such approval by an outside date of February 28, 2006, then either party may at any time thereafter cancel and terminate this Sub-Sublease, without recourse or claim against one another or against Lessor. 
 SIGNATURES ON NEXT PAGE 
  

 15 

 IN WITNESS WHEREOF, the parties have signed this Sub-Sublease as of the date first written
above. 
  

							
	WITNESSES:	 		 	 CORPORATE INTERIORS, INC.,
 a Pennsylvania corporation

				
	  
	 		 	By:	 	 /s/ Janice K. Leone

		 		 	Name:	 	 Janice K. Leone

		 		 	Its:	 	 President

			
	WITNESSES:	 		 	TENGION, INC. a Delaware corporation
				
	  
	 		 	By:	 	 /s/ Steven A. Nichtberger

		 		 	Name:	 	 Steven A. Nichtberger

		 		 	Its:	 	 President and CEO

  

 16 

 JOINDER 
 Steelcase Financial Services, Inc. hereby executes this Joinder as of the date first written above for purposes of acknowledging its agreement to the terms of Paragraph 11 above. 
  

					
	STEELCASE FINANCIAL SERVICES, INC.
		
	By:	 	  

		 	Name:	 	  

		 	Title:	 	 VP Finance & Treasurer

  

 17 

 EXHIBIT A 
 A free-standing 80,005 square foot building on approximately 5.88 acres of land that are described on the plans and specifications indicated on Exhibit A attached to the Prime Lease Agreement and made
hereof in the Norriton Business Campus. 
  

 18 

 EXHIBIT B 
 Copy of the Lease 
  

 19 

 SUBLEASE AGREEMENT 
 THIS SUBLEASE AGREEMENT has been executed and made effective as of May 1, 2003, between STEELCASE FINANCIAL SERVICES INC., a Michigan
corporation, whose address is 1111 - 44th Street, S.E., Grand Rapids, Michigan 49508 (“Sublandlord”), and CORPORATE INTERIORS OF DELAWARE, INC., a Delaware corporation, whose address is 223 Lisa Drive, Newcastle, Delaware 19720-4193
(“Subtenant”). 
 RECITALS: 
 A. Pursuant to the terms of a Lease Agreement dated March 30, 1998, Sublandlord has leased a free-standing 80,005 square foot building on approximately seven (7) acres (the
“Property’), which seven (7) acres are located on the property described on Exhibit A hereto from Norriton Business Campus, L.P., a Pennsylvania limited partnership (the “Lessor”). 
 B A true copy of the Master Lease Agreement is attached hereto as Exhibit B (the “Lease”). 
 C. Subtenant wishes to sublease from Sublandlord all of the Property. 
 NOW, THEREFORE, in consideration of the mutual covenants herein contained, it is agreed as follows: 
 1. Sublandlord hereby subleases the Property to Subtenant, and Subtenant hires the Property from Sublandlord, on the terms and subject to
the covenants and conditions contained in the Lease, except that the provisions of Paragraph 7 (Termination of Lease), Paragraph 38 (Agency), Paragraph 55 (Lessor Improvements), phase (a) of Section 58 and the entire Section 60 (which
are pan of Insert 26), and Inserts A-1, 1, 5, 8, 10,11,15B, 15C, 25 and 27 are deleted in their entirety. Additionally, any grace or cure periods contained in the Lease shall be reduced by five (5) days such that any ten (10) day period
shall be reduced by a five (5) day period and any thirty (30) day period shall be a twenty-five (25) day period (other than the 10-day period contained in Insert 9 which shall remain 10 days). All of the other terms, covenants and
conditions (except as modified by this instrument or inconsistent herewith) which are to be observed or performed by Sublandlord as Lessee under the Lease are incorporated herein by reference and imposed on Subtenant with the same force and effect
as though fully set forth herein. Except where inconsistent with this Sublease Agreement, wherever the word “Lessor” appears in the Lease, the word “Sublandlord” shall be substituted; and wherever the word “Lessee”
appears in the Lease, the word “Subtenant” shall be substituted. Subtenant covenants and agrees for itself and its successors and assigns that it shall perform and observe all of said terms, covenants and conditions, and that it shall do
nothing which will have the effect of creating a breach on the part of Sublandlord of any of said terms, covenants or conditions. 
 2. Notwithstanding anything contained in this Sublease Agreement to the contrary, the term of this Sublease Agreement shall terminate one day before the termination of the term of the Lease. Subtenant may not exercise any renewal options
under the Lease unless it accepts assignment of the Lease from Sublandlord, assumes all obligations thereunder, and executes and delivers to Landlord a confession of judgment for possession in substantially the same form as

 
that contained in the Lease. Sublandlord agrees to assign the Lease to Subtenant as soon as it is permitted to do so without Landlord’s consent under the terms of the Lease. 
 3. The Base Rent and Additional Rent under this Sublease Agreement so calculated shall be paid in advance without deduction or setoff, shall
be paid by Subtenant directly (or at such other place as Sublandlord may subsequently designate in writing) to Lessor or other parties under the Lease, except that all sums due as a result of a breach by Subtenant shall be immediately paid. All
payments received shall be applied first against unpaid late charges, then against unpaid interest, then against other charges due and payable hereunder, such as Additional Rent, then against Base Rent. 
 4. Subtenant shall be responsible for compliance with all of Sublandlord’s obligations as Lessee under the Lease. The parties mutually
understand and agree that this Sublease Agreement is a net-net-net sublease and that Subtenant is responsible for all expenses incurred in connection with the use and occupancy of the Property or imposed against the Property, including, without
limitation, property taxes, insurance, repairs and maintenance, as set forth in the Lease. If, for any reason, Subtenant’s use or occupancy of the Property causes Sublandlord to be liable for any additional rent or costs whatsoever, Subtenant
shall be fully responsible for the same, and shall upon demand reimburse Sublandlord for the same, as additional rent hereunder. 
 5. The parties acknowledge that certain other payments in addition to rent may, from time to time, become due and payable under the Lease by Sublandlord in its capacity as Lessee under the Lease. All such items shall be the responsibility
of Subtenant, who shall make these payments to or on behalf of Lessor, or Sublandlord, as the case may be, in a timely manner. 
 6. If, for any reason, Subtenant is notified by Lessor of any breach of the terms, covenants or conditions contained in the Lease, Subtenant hereby agrees immediately to notify Sublandlord in writing of said notice, stating therein the
grounds for the claimed breach, said writing to be sent to Sublandlord in the most expeditious manner available. Subtenant shall promptly cure said breach and shall promptly provide to Sublandlord written evidence of said cure. If, for any reason,
Sublandlord is notified by Lessor of any breach of the terms, covenants or conditions contained in the Lease, Sublandlord hereby agrees immediately to notify Subtenant in writing of said notice, stating therein the grounds for the claimed breach,
said writing to be sent to Subtenant in the most expeditious manner available. 
 7. As between Sublandlord and Subtenant, the
terms of this Sublease Agreement shall govern in the event of any inconsistency between it and the Lease. 
 8. Notwithstanding
anything contained in Paragraph 30 of the Lease to the contrary, all notices required hereunder will be given to the parties at the addresses set forth on the first page hereof. 
 9. Notwithstanding the provisions of Section 8.2 (Insurance Coverages and Amounts), Subtenant shall name Lessor, Sublandlord and other
parties as requested by Sublandlord as additional insured parties under all of Subtenant’s insurance policies required under this Sublease Agreement. 
  

 2 

 10. Subtenant shall pay all of Sublandlord’s reasonable attorneys’ fees and costs
incurred in enforcing Sublandlord’s rights hereunder. 
 11. Time is of the essence of this Sublease Agreement, and this
Sublease Agreement is expressly conditioned upon Subtenant’s full and timely performance of all of its obligations hereunder. 
 12. Nothing herein shall empower Subtenant to do any act which can, may or shall cloud or encumber Sublandlord’s or Lessor’s interests. Subtenant’s rights are and shall always be subordinate to the lien of any trust deed,
mortgage, or other encumbrance now or hereafter placed upon the Property or any underlying lease now or hereafter created and to all advances made or hereafter to be made upon the security thereof and Subtenant shall execute such further instruments
evidencing the subordination of this Sublease Agreement to the lien or liens of any such trust deed, mortgage, or other encumbrance or to any such underlying lease as shall be requested by the Sublandlord. Subtenant hereby irrevocably appoints
Sublandlord as attorney-in-fact for Subtenant with full authority to execute and deliver in the name of Subtenant any such instrument or instruments. 
 13. At the expiration or earlier termination of this Sublease Agreement, Subtenant covenants that it will peaceably and quietly leave and surrender the Property, together with all alterations, additions
and improvements authorized under this Sublease Agreement and then a part of the Property, in good order, condition and repair, reasonably wear and tear excepted. If Subtenant retains possession of the Property or any part thereof after the
termination of the term by lapse of time or otherwise, such holding over shall not operate to extend the term or renew this Sublease Agreement, except that at the election of the Sublandlord, such holding over shall renew the term for the period of
one (1) month at one and one-half time the basic rent. Sublandlord’s acceptance of any rent after holding over does not renew this Sublease Agreement and the provisions of this Sublease Agreement do not waive Sublandlord’s rights or
re-entry or any other right hereunder. 
 14. Notwithstanding anything contained in Insert 20, the reference to Lessor’s
roof guarantor, after incorporation into this Sublease Agreement, should remain Lessor’s roof guarantor (and not Sublandlord’s roof guarantor). 
 15. SUBTENANT HAS CAREFULLY READ AND UNDERSTANDS ALL OF THE PROVISIONS OF THE LEASE AND THIS SUBLEASE AGREEMENT AND ANY ADDENDUMS AND/OR INSERTS THERETO, INCLUDING THE PROVISIONS CONCERNING ENTRY OF AND
EXECUTION OF CONFESSED JUDGMENT. IN NEGOTIATED THIS ARMS-LENGTH COMMERCIAL SUBLEASE, SUBTENANT HAS EITHER BEEN REPRESENTED BY COUNSELOR HAS DELIBERATELY CHOSE, FOR BUSINESS REASONS, NOT TO BE REPRESENTED BY COUNSEL. 
  

 3 

 IN WITNESS WHEREOF, the parties have signed this Sublease Agreement as of the date first
written above. 
  

											
	WITNESSES:	 		 	STEELCASE FINANCIAL SERVICES INC.
				
	  
	 		 	By:	 	  

						
	  
	 		 		 		 	Its:	 	 President

						
		 		 		 		 		 	“Sublandlord”
			
	WITNESSES:	 		 	CORPORATE INTERIORS OF DELAWARE, INC.
				
	  
	 		 	By:	 	  

						
	  
	 		 		 		 	Its:	 	  

						
		 		 		 		 		 	“Subtenant”

  

 4 

 EXHIBIT A 
 A free-standing 80,005 square foot building on approximately seven (7) acres of land that are described an the plans and specifications indicated on Exhibit A attached to the Master Lease Agreement
and made hereof in the Norriton Business Campus. 
  

 5 

 EXHIBIT B 
 Copy of the Lease 
  

 6 

 

 

 LEASE AGREEMENT 
 Part One of a Two Part Agreement 
  

			
	Parties	  	THIS AGREEMENT, made the                      day of
                             one thousand nine hundred and
                                 (1998) by and between Norriton Business Campus, L.P., a
Pennsylvania Limited Partnership, 126 W. Germantown Pike, Norristown, PA 19401 (hereinafter called Lessor), of the one part, and Steelcase Financial Services, Inc., a Michigan Corporation, 1111 44th Street, Grand Rapids, Michigan 49508, Federal ID#
                         (hereinafter called Lessee), of the other part.
		
	Premises	  	WITNESSETH THAT: Lessor does hereby demise and let unto Lessee all that certain free-standing, 80,005 SF building on approximately 7 acres, better described on the plans and
specifications indicated in Exhibit “A” attached hereto and made a part hereof, in the Norriton Business Campus in the Township of East Norriton, State of Pennsylvania, to be used and occupied as offices, warehouse and distribution and for
no other purposes,
		
	Term	  	for the term of twelve (12) years beginning the See Paragraph 35 in Addendum, one thousand nine hundred and
                     (19        ), for the minimum See Paragraph 35 in Addendum rental
of
		
	Minimum Rent	  	lawful money of the United States of America, payable in monthly installments in advance during the said term of this lease, or any renewal hereof, in sums of See Paragraph 35 in
Addendum
                                         Dollars
($                    ). The first rental payment to be made during the occupancy of the premises shall be adjusted to pro-rate a partial month of
occupancy, if any, at the inception of this lease.
		
	Place of Payment	  	All rent shall be payable without prior notice or demand at the office of Lessor, Norriton Business Campus, L.P., 126 W. Germantown Pike, Norristown, PA 19401 or at such other place
as Lessor may from time to time designate by notice in writing.
		
	Agency	  	It is hereby expressly agreed and understood that Tornetta Realty Corp., is acting as agent only and shall not in any event be held liable to the owner or to Lessee for the
fulfillment or non-fulfillment of any of the terms or conditions of this Lease, or for any action or proceedings that may be taken by the owner against Lessee, or by Lessee against the owner.
		
	Termination of Lease	  	The renewal of this Lease is governed by Paragraph 37. In the event Lessee does not exercise the option to renew as provided in Paragraph 37, and holds over in the Demised Premises
after the termination of this Lease, Lessee’s occupancy shall be month to month unless or until terminated by either party hereto, giving the other 30 days written notice for removal previous to expiration of the then current term; PROVIDED,
however, that should this lease be continued for a further period under the terms hereinabove mentioned, any allowances given Lessee on the rent during the original term shall not extend beyond such original term.
		
	Security Deposit	  	
		
	Special Clauses	  	 A.      It is agreed and understood that Addendum to Lease
Agreement attached hereto is hereby made a part of this Lease Agreement.
  
 B.      It is agreed and understood that Exhibits “A” and “B” attached hereto are hereby made part of this Lease Agreement.

		
	 10.     Addendum
	  	The Lessor and Lessee agree for themselves, their respective heirs and successors and assigns to the herein described terms and also to those set forth in the addendum attached
hereto entitled “TERMS AND CONDITIONS,” (PART TWO) all of which are to be regarded as binding and as strict legal conditions.
		
	INITIALS	  	LESSEE            LESSEE            
LESSEE            LESSOR            LESSOR            AGENT 
           

 LEASE AGREEMENT 
 TERMS AND CONDITIONS 
 Part Two of a Two Part Agreement 
  

			
	 12.     Inability to give Possession
	  	
		
	 13.     Additional Rent
 (a)     Damages for Default
	  	 (a) Subject to the waivers contained in this Lease, Lessee agrees to pay as rent in addition to the minimum rental herein reserved any and all sums
which may become due by reason of the failure of Lessee to comply with all of the covenants of this lease and any and all actual damages, costs and expenses which the Lessor may [illegible] or incur by reason of any default of the Lessee or failure
on his part to comply with the covenants of this lease, and each of them, and any and all damages to the demised premises caused by any act or neglect of the Lessee.

		
	 (b)     Taxes
	  	See Paragraph 39 Addendum.
		
	 (c)     Fire Insurance Premiums
	  	 (c) Lessee further agrees to pay to Lessor as additional rent all increase or increases in fire insurance premiums upon the demised premises due to an
increase in the rate of fire insurance in excess of the rate on the demised premises at the time of making this lease, if said increase is caused by any act of neglect of the Lessee or the nature of the Lessee’s business.

		
	 (d)     Water Plant
	  	 (d) Lessee further agrees to pay as additional rent, if there is a metered water connection to the said premises,
all charges for water consumed upon the demised premises and all charges for repairs to the said meter or meters on the premises, whether such repairs are made necessary by ordinary wear and tear, freezing, hot water, accident or other causes,
immediately as the same become due.
  
 (e) Lessee further
agrees to pay as additional rent, if there is a metered water connection to said premises, all sewer rental or charges, use of sewers, sewage systems and sewage treatment works serving the demised premises immediately when the same become
due.

		
	 14.     Affirmative Covenants of Lessee
 (a)     Payment of Rent
	  	 Lessee covenants and agrees that he will without demand
  

(a) Pay the rent and all other charges herein reserved as rent at the times and at the place that the same are payable, without fail;
if Lessor shall at any time or times accept said rent or rent charges after the same shall have become delinquent, such acceptance shall not [illegible] delay upon subsequent occasions, or constitute or be construed as a waiver of any of
Lessor’s rights. Lessee agrees that any charge or payment herein reserved, included, or agreed to be treated or collected as rent and/or any other charges, expenses, or costs herein agreed to be paid by Lessee may be proceeded for and recovered
by Lessor by legal process in the same manner as rent due and in arrears.

		
	 (b)     Cleaning, Repairing, etc.
	  	 (b) Keep the demised premises clean and free from all ashes, dirt and other refuse matter; replace all glass windows, doors, etc. [illegible] keep all
waste and drain pipes open; repair all damage to plumbing and to the premises in general; keep the same in good order and repair [illegible] they are now, reasonable wear and tear and damage by accidental fire or other casualty excepted. The Lessee
agrees to surrender the demised premises in the same condition in which Less [illegible] has herein agreed to keep the same during the continuance of this lease.

		
	 (c)     Requirements of Public Authorities
	  	 (c) Comply with any requirements of any of the constituted public authorities, and with the terms of any State or Federal statute or ordinance or
regulation applicable to Lessee or his use of the demised premises, and save Lessor harmless from penalties, fines, costs or [illegible] resulting from failure so to do.

		
	 (d)     Fire
	  	 (d) Use every reasonable precaution against fire.

		
	 (e)     Rules and Regulations
	  	 (e) Comply with reasonable rules and regulations of Lessor promulgated as hereinafter provided.

		
	 (f)      Surrender of Possession
	  	 (f) Peaceably deliver up and surrender possession of the demised premises to the Lessor at the expiration or sooner termination of lease, promptly
delivering to Lessor at his office all keys for the demised premises.

  

 2 

			
		
	 (g)     Notice of Fire, etc.
	  	 (g) Give to Lessor prompt written notice of any accident, fire, or damage occurring on or to the demised premises.

		
	 (h)     Condition of Payment
	  	 (h)

		
	 (i)      Agency on Removal
	  	 (i)

		
	 (j)      Indemnification
	  	
		
	 15.     Negative Covenants of Lessee
	  	Lessee covenants and agrees that he will do none of the following things without first obtaining the consent, in writing of Lessor, which consent Lessor shall not unreasonably
withhold, and without providing Lessor with reimbursement for any expenses incurred or incidental to Lessee’s proposed action.
		
	 (a)     Use of Premises
	  	 (a) Occupy the demised premises in any other manner or for any other purpose than as above set forth.

		
	 (b)     Assignment and Subletting
	  	 (b) Assign, mortgage or pledge this lease or under-let or sub-lease the demised premises, or any part thereof, or permit any other [illegible] firm
or corporation to occupy the demised premises, or any part thereof; nor shall any assignee or sub-lessee assign, mortgage or pledge [illegible] lease or such sub-lease, without an additional written consent by the Lessor, and without such consent no
such assignment, mortgage or pledge shall be valid. If the Lessee becomes embarrassed or insolvent, or makes an assignment for the benefit of creditors, or if a petition in bankruptcy is filed by or against the Lessee or a bill in equity or other
proceeding for the appointment of a receiver for the Lessee is filed, or if the [illegible] personal property of the Lessee shall be sold or levied upon by any Sheriff, Marshal or Constable, the same shall be a violation of this
covenant.

		
		  	 Notwithstanding anything contained in this Lease to the contrary, at any time on or after the fifth (5th)
anniversary of the Commencement Date, Lessee may assign this Lease to Corporate Interiors, Inc. (or any other entity holding substantially of the assets of Corporate Interiors, Inc., without the prior written consent of Lessor. In the event Lessee
assigns this Lease to Corporate Interiors, Inc. (or any other entity holding substantially all of the assets of Corporate Interiors, Inc.), Lessee (but not the tenant who assumes the Lease pursuant to such assignment) shall be released from all
further liability under the terms of this Lease, provided Lessee gives to Lessor a judgment guarantee (in a form reasonably acceptable to Lessor and Lessee) of such assignee’s obligations under this Lease for the remainder of the initial twelve
(12) year term of this Lease, with Lessee’s liability under such Guaranty being limited to a maximum of Five Hundred Thousand Dollars ($500,000).
  
 Lessor acknowledges and consent Lessee’s sublease of the Demised Premises to Corporate Interiors, Inc., contemporaneous or promptly
after the execution of this Lease. Such sublease shall not in any manner affect Lessee’s obligations under this Lease. Lessee shall notify Lessor in writing of any assignment or further subletting of the Lease or the Demised Premises prior to
such assignment or subletting.

		
	Signs	  	 (c) Place or allow to be placed any stand, booth, sign or show case upon the doorsteps, vestibules or outside walls or pavements of said premises,
or paint, place, erect or cause to be painted, placed or erected any sign, projection or device on or in any part of the premises. Lessee shall remove any signs, projection or device painted, placed or erected, if permission has been granted and
restore the walls, etc., to their former conditions, at or prior to the expiration of this lease. In case of the breach of this covenant (in addition to all other remedies given to Lessor in case of the breach of any conditions or covenants of this
lease) Lessor shall have the privilege of removing said stand, booth, sign, show case, projection or device, and restoring said walls, etc., to their former condition, and Lessee, in Lessor’s opinion, shall be liable to Lessor for any and all
expenses so incurred by Lessor.

		
	 (d)     Alterations Improvements
	  	
		
	 (e)     Machinery
	  	 (e) Use or operate any machinery that, in Lessor’s reasonable opinion, is harmful to the building or disturbing to other tenants occupying
other parts thereof.

  

 3 

			
	 (f)      Weights
	  	 (f) Place any weights in any portion of the demised premises beyond the safe carrying capacity of the structure.

		
	 (g)     Fire Insurance
	  	 (g) Do or suffer to be done, any act, matter or thing objectionable to the fire insurance companies whereby the fire insurance or any other
insurance now in force or hereafter to be placed on the demised premises, or any part thereof, or on the building of which the demised premises may be a part, shall become void or suspended, or whereby the same shall be rated as a more hazardous
risk than at the date of execution of this lease, or employ any person or persons objectionable to the fire insurance companies or carry or have any benzine or explosive matter of any kind in and about the demised premises. In case of a breach of
this covenant (in addition to all other remedies given to Lessor in case of the breach of any of the conditions or covenants of this lease) Lessee agrees to pay to Lessor as additional rent any and all increase or increases of premiums on insurance
carried by Lessor on the demised premises, or any part thereof, or on the building of which the demised premises may be part, caused in any way by the occupancy of Lessee.

		
	 (h)     Removal of Goods
	  	
		
	 (i)      Vacate Premises
	  	
		
	Lessor’s Rights	  	 Lessee covenants and agrees that Lessor shall have the right to do the following things and matters in and about the demised
premises

		
	 (a)     Inspection of Premises
	  	 (a) At all reasonable times upon reasonable advance notice by himself or his duly authorized agents to go upon and inspect the demised premises and
every part thereof, and/or at his option to make repairs, alterations and additions to the demised premises or the building of which the demised premises is a part.

		
	 (b)     Rule and Regulations
	  	 (b) At any time or times and from time to time make such reasonable rules and regulations as may be necessary or desirable for the safety, care,
and cleanliness of the demised premises and/or of the building of which the demised premises is a part and of real and personal property contained therein and for the preservation of good order. Such rules and regulations shall, when communicated in
writing to Lessee, form a part of this lease.

		
	 (c)     Sale or Rent Sign Prospective Purchasers or Tenants
	  	 (c) To display a “For Sale” sign at any time, and also, after notice from either party of intention to determine this lease, or at any
time within three months prior to the expiration of this lease, a “For Rent” sign, or both “For Rent” and “For Sale” signs; and all of said signs shall be placed upon such part of the premises as Lessor may elect and
may contain such matter as Lessor shall require. Persons authorized by Lessor may inspect the premises at reasonable hours during the said periods.

		
	 (d)     Discontinue Facilities and Service
	  	 (d) Lessor may discontinue at any time, any or all facilities furnished and services rendered by Lessor not expressly covenanted for herein or
required to be furnished or rendered by law; it being understood that they constitute no part of the consideration for this lease.

		
	Responsibility of Lessee	  	
		
	Responsibility of Lessor	  	
		
	 (a)     Total Destruction of Premises
	  	 (a) In the event the demised premises are totally destroyed or are damaged by fire or other casualty that, in the reasonable opinion of a license
architect retained by Lessor, the same cannot be repaired and restored within ninety days from the happening of such injury this lease shall absolutely case and determine, and the rent shall abate for the balance of the term.

		
	 (b)     Partial Destruction of Premises
	  	 (b) If the damage be only partial and such that the premises can be restored, in the reasonable opinion of a licensed architect retained by Lessor,
to approximately their former condition within ninety days from the date of the casualty loss Lessor may, at Lessor’s option, restore the same with reasonable promptness, reserving the right to enter upon the demised premises for that purpose.
Lessor also reserves the right to enter upon the demised premises whenever necessary to repair damage caused by fire or other casualty to the building of which the demised premises is a part even though the effect of

  

 4 

			
		  	such entry be to render the demised premises or a part thereof untenantable. In either event the rent shall be apportioned and suspended during the time Lessor is in possession,
taking into account the proportion of the demised premises rendered untenantable and the duration of Lessor’s possession. If a dispute arises as to the amount of rent due under this clause, Lessee agrees to pay the full amount claimed by
Lessor, but Lessee shall have the right to proceed by law to recover the excess payment, if any. Notwithstanding anything contained in this Lease to the contrary, in the event the Demised Premises are not restored within one hundred eighty (180)
days after the date of any casualty, Lessee may terminate this Lease by written notice to Lessor.
		
	 (c)     Repairs by Lessor
	  	 (c) Lessor shall make such election to repair the premises or terminate this lease by giving notice thereof to Lessee at the leased premises within
thirty days from the day Lessor received notice that the demised premises had been destroyed or damaged by fire or other casualty.

		
	 (d)     Damage for Interruption of Use
	  	 (d) Except to the extent hereinbefore provided, Lessor shall not be liable for any damage, compensation, or claim by reason of the necessity or
repairing any portion of the building, the interruption in the use of the premises, any inconvenience or annoyance arising as a result of such repairs or interruption, or the termination of this lease by reason of damage to or destruction of the
premises.

		
	 (e)     Representation of Condition of Premises
	  	
		
	 (f)      Zoning
	  	
		
	Miscellaneous Agreements and Conditions	  	
		
	 (a)     Effect of Repairs on Rental
	  	 (a) No contract entered into or that may be subsequently entered into by Lessor with Lessee, relative to any alterations, additions, improvements
or repairs, nor the failure of Lessor to make such alterations, additions, improvements or repairs as required by any such contract, nor the making by Lessor or his agents or contractors such alterations, additions, improvements or repairs shall in
any way affect the payment of the rent or said other charges at the time specified in this lease, except to the extent and in the manner hereinbefore provided.

		
	 (b)     Waiver of Custom
	  	 (b) It is hereby covenanted and agreed, any law, usage or custom to the contrary notwithstanding, that Lessor shall have the right at all times to
enforce the covenants and provisions of this lease in strict accordance with the terms hereof, notwithstanding any conduct or custom on the part of the Lessor in refraining from so doing at any time or times; and, further, that the failure of Lessor
at any time or times to enforce his rights under said covenants and provisions strictly in accordance with the same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions and covenants of
this lease or as having in any way or manner modified the same.

		
	 (c)     Conduct of Lease
	  	
		
	 (d)     Failure of Lessee to Repair
	  	 (d) In the event of the failure of Lessee promptly to perform the covenants of Section 14(b) hereof, and Lessee does not cure such failure within
thirty (30) days after Lessee receives written notice of such failure from Lessor, Lessor may go upon the demised premises and perform such covenants, the cost thereof, at the sole option of Lessor, to be charged to Lessee as additional and
delinquent rent.

		
	 (e)     Waiver of Subrogation
	  	 (e) Lessor and Lessee hereby agree that all insurance policies which each of them shall carry to insure the demised premises and the content
therein against casualty loss, and all liability policies which they shall carry, pertaining to the use and occupancy of the demised premises shall contain waivers of the right of subrogation against Lessor and Lessee herein, their heirs,
administrators, successors and assigns.

  

 5 

			
	 (f)      Security Interest Remedies of Lessor
	  	 If the Lessee
  
 (a) Does not pay in full when due any and all installments of rent and/or any other charge or payment therein reserved, included, or
agreed to be treated or collected as rent and/or any other charge, expense, or cost herein agreed to be paid by the Lessee and Lessee does not cure such failure within ten (10) business days after Lessee receives written notice of such failure from
Lessor, or
  
 (b) Violates or fails to perform or
otherwise breaks any covenant or agreement herein contained and Lessee does not cure such failure within thirty (30) days after Lessee receives written notice of such failure from Lessor; provided, however, in the event that such failure cannot be
cured within said thirty (30) days, Lessee shall not be deemed in default hereunder if Lessee commences curing such failure within said thirty (30) day period and thereafter diligently pursues such cure to completion; or
  
 (d) Becomes embarrassed or insolvent, or makes an assignment for the
benefit of creditors, or if a petition in bankruptcy is filed by or against Lessee or a complaint in equity or other proceedings for the appointment of a receiver for Lessee is filed, or if proceedings for reorganization or for composition with
creditors under any State or Federal law be instituted by or against Lessee, or the real or personal property of Lessee shall be levied upon or be sold thereupon:
  
 Lessor shall be entitled to retake possession of the Demised Premises and lease the Demised Premises for the account of Lessee (Lessor
shall use reasonable efforts to mitigate Lessor’s damages). In such circumstance, if the sums received by Lessor are insufficient to pay the rent and other obligations of Lessee under this Lease as they become due, Lessee shall pay Lessor the
difference between the amounts collected by Lessor and the amounts due and owing Lessor under the terms of this Lease. Further, if this lease or any part thereof is assigned, or if the premises, or any part thereof is sub-let, Lessee hereby
irrevocably constitutes and appoints Lessor as Lessee’s agent to collect the rents due from such assignee or sub-lessee and apply the same to the rent due hereunder without in any way affecting Lessee’s obligation to pay any unpaid balance
of rent due hereunder; or
  
 (2) At the option of Lessor,
this lease and the terms hereby created shall determine and become absolutely void without any right on part of Lessee to reinstate this lease by payment of any sum due or by other performance of any condition, term, or covenant broken; whereupon,
Lessor shall be entitled to recover damages for such breach in an amount equal to the amount of rent reserved for the balance of the [illegible] of this lease, less the fair rental value of the said demised premises for the remainder of the lease
term.

		
	 21.     Further Remedies of Lessor
	  	 In the event of any default as above set forth in Section 20, Lessor, or anyone acting on Lessor’s behalf, at Lessor’s
option:
  
 (a) May let said premises or any part or parts
thereof to such person or persons as may, in Lessor’s discretion, be best; and Lessee shall be liable for any loss or rent for the balance of the then current term. Any such re-entry or re-letting by Lessor under the terms hereof shall be
without prejudice to Lessor’s claim for actual damages, and shall under no circumstances, release Lessee from liability for such damages arising out of the breach of any of the covenants, terms, and conditions of this lease.
  
 (c) May have and exercise any and all other rights and/or remedies,
granted or allowed landlords by any existing or future Statute, Act of Assembly, or other law of this state in cases where a landlord seeks to enforce rights arising under a lease agreement against a tenant that has defaulted or otherwise breached
the terms of such lease agreement; subject, however, to all of the rights granted or created by any such Statute, Act of Assembly, or other law of this state existing for the protection and benefit of tenants; and
  
 (d) May have and exercise any and all other rights and remedies
contained in this lease agreement, including the rights and remedies provided by Section 23 hereof.

		
	 22.     Confession of Judgment for Money
	  	
		
	 23.     Confession of Judgment for Possession of Real Property
	  	 Lessee covenants and agrees that if this lease shall be terminated (either because of condition broken during the term of this lease or renewal or
extension thereof and/or when the term hereby created or any extension thereof shall have expired) then, and in

  

 6 

			
		  	that event, Lessor may cause a judgment in ejectment to be entered against Lesssee for possession of the demised premises and for that purpose Lessee [illegible] authorizes and
empowers any Prothonotary, Clerk of Court or Attorney or any Court of Record to appear for Lessee and to confess judgment against Lessee in Ejectment for possession of the herein demised premises, and agrees that Lessor may commence an action
pursuant to Pennsylvania Rules of Procedure No. 2970 et seq. for the entry of an order in Ejectment for the possession of real property, and Lessee further agrees that a Writ of Possession pursuant thereto may issue forthwith, for which
authorization to confess judgment and for the issuance of a writ or writs of possession pursuant thereto, this lease, or a true and correct copy thereof, shall be sufficient warrant. Lessee further covenants and agrees, that if for any reason
whatsoever, after said action shall have commenced the action shall be terminated and the possession of premises demised hereunder shall remain in and be restored to Lessee, Lessor shall have the right upon any subsequent default or defaults, or the
termination of this lease as above set forth to commence successive actions for possession of real property and to cause the entry of successive judgments by confession in Ejectment for possession of the premises demised hereunder.
		
	 24.     Affidavit of Default
	  	 In any procedure or action to enter judgment by Confession in Ejectment for possession of real property pursuant to Section 23 hereof, if Lessor
shall first cause to be filed in such action an affidavit or averment of the facts constituting the default of occurrence of the [illegible] precedent, or event, the happening of which default, occurrence or event authorizes and empowers Lessor to
cause entry of judgment by confession, such affidavit or averment shall be conclusive evidence of such facts, defaults, occurrences, [illegible], [illegible], or events; and if a true copy of this lease (and of the truth of which affidavit or
averment shall be sufficient evidence) be filed in such procedure or action, it shall not be necessary to file the original as a Writ of Attorney, any rule of court, custom, or practice to the contrary not withstanding.

		
	 25.     Waivers by Lessee of Errors, Right of Appeal, Stay, Exemption, Inquisition
	  	 Lessee hereby releases to Lessor and to any and all attorneys who may appear for Lessee all errors in any procedure or action to Judgment by
Confession by virtue of the warrants of attorney contained in this lease, and all liability therefore. Lessee further authorizes Prothonotary or any Clerk of any Court of Record to issue a Writ of Execution or other process, and further agrees that
real estate [illegible] sold on a Writ of Execution or other process. If proceedings shall be commenced to recover possession of the demised premises either at [illegible] of the term or sooner termination of this lease, or for non-payment of rent
or for any other reason, Lessee specifically waives the right [illegible] three (3) months’ notice to quit and/or the fifteen (15) or thirty (30) days’ notice to quit required by the Act of April 6, 1951, P.L., as amended, and agrees that
five (5) days’ notice shall be sufficient in either or any such case.

		
	 26.     Right of Assignee of Lessor
	  	 The right to enter judgment against Lessee by confession and to enforce all of the other provisions of this lease herein provided for a [illegible]
the option of any assignee of this lease, be exercised by any assignee of the Lessor’s right, title and interest in this lease in his, her, or the [illegible] name, any statute, rule of court, custom, or practice in to the contrary
notwithstanding.

		
	 27.     Remedies Cumulative
	  	 All of the remedies hereinbefore given to Lessor and all rights and remedies given to it by law and equity shall be cumulative and current. No
determination of this lease or the taking or recovering possession of the premises shall deprive Lessor of any of its remedies or [illegible] against the Lessee for rent due at the time or which, under the terms hereof, would in the future become
due as if there had been no determination, nor shall the brining of any action for rent or breach of covenant, or the resort to any other remedy herein provided for the [illegible] of rent be construed as a waiver of the right to obtain possession
of the premises.

		
	 28.     Condemnation
	  	 In the event that the premises demised herein, or any part thereof, is taken or condemned for a public or quasi-public use, this lease shall, as to
the part so taken, terminate as of the date title shall vest in the condemnor and, rent shall abate in proportion to the square feet of space taken or condemned or shall cease if the entire premises be so taken. In either event the Lessee waives all
claims against the Lessor by reason of the complete or partial taking of the demised premises.

  

 7 

			
	 29.     Subordination
	  	 Lessee hereby agrees to subordinate this Lease to any first mortgage affecting the Demised Premises hereafter made by Lessor; provided that
simultaneously with the execution of such a mortgage, the mortgagee and Lessor execute and agreement in favor of Lessee in proper form for recording to the effect that the tenancy and other rights of Lessee hereunder shall not be disturbed, so long
as Lessee pays the rent and performs all of the other terms and conditions of this Lease. Promptly after execution of this Lease, Lessor shall provide Lessee a non-disturbance agreement, in a form reasonably acceptable to Lessee and Lessor’s
mortgagee(s), from each current holder of any mortgage or other encumbrance affecting the Demised Premises.

		
	 30.     Notices
	  	 All notices must be given by certified mail, return receipt requested.

		
	 31.     Lease Contains all Agreement
	  	 It is expressly understood and agreed by and between the parties herein that this lease and the riders attached herein and forming hereof set forth
all the promises, agreements, conditions and understandings, between Lessor or his Agent and Lessee relative to the demised premises, and that there are no promises, agreements, conditions or understandings, either oral or written, between them
other than set forth. If is further understood and agreed that, except as herein otherwise provided, no subsequent alteration, amendment, change or [illegible] to this lease shall be binding upon Lessor unless reduced to writing and signed by them.

		
	 32.     Heirs and Assignees
	  	 All rights and liabilities herein given to, or imposed upon, the respective parties hereto shall extend to and bind the several and respective
heirs, executors, administrators, successors and assigns of said parties; and if there shall be more than one Lessee, they shall all be bound jointly and severally by the terms, covenants and agreement herein, and the word “Lessee” shall
be deemed and taken to mean each and every [illegible] or party mentioned as a Lessee herein, be the same one or more; and if there shall be more than one Lessee, any notice required or permitted by the terms of this lease may be given by or to any
one thereof, and shall have the same force and effect as if given by or to all thereof. The terms “his” and “him” wherever stated herein, shall be deemed to refer to the “Lessor” or “Lessee” whether such
Lessor or Lessee be singular, plural and irrespective of gender. No rights, however, shall inure to the benefit of any assignee of Lessee unless the assignment to such assignee has been approved by Lessor in writing as
aforesaid.

		
	 33.     Headings no part of Lease
	  	 Any headings preceding the text of the several paragraphs and sub-paragraphs hereof are inserted solely for convenience of reference and shall not
constitute a part of this lease nor shall they affect its meaning, construction or effect.

 In Witness Whereof, the parties hereto have executed these presents the day and year
first above written, and intend to be legally bound thereby. 
  

											
	SEALED AND DELIVERED IN THE PRESENCE OF:	 		 		 		 	
			
	NORRITON BUSINESS CAMPUS, L.P.	 		 	STEELCASE FINANCIAL SERVICES, INC., Agent
						
	By:	 	  
	 		 	By:	 	  
	 	(Seal)
						
	Its:	 	  
	 		 	Its:	 	  
	 	(Seal)
				
	  
	 		 	  
	 	(Seal)
				
	  
	 		 	  
	 	(Seal)

  

 8 

 ADDENDUM to Lease Agreement dated
                    , 1998, by and between Norriton Business Campus, L.P., a Pennsylvania Limited Partnership, 126 W. Germantown Pike, Norristown, PA
19401, (hereinafter referred to as Lessor), and Steelcase Financial Services, Inc., a Michigan Corporation, 1111 44th Street, SE, Grand Rapids, MI 49508, (hereinafter referred to as Lessee), for all that certain free-standing 80,005
square root building on approximately 7 acres, better described on the plans and specifications described herein in Exhibit “A” in the Norriton Campus, Township of East Norriton, State of Pennsylvania. 
 In the event of any conflict between the provisions of this Addendum and the preprinted provisions of this Lease, the provisions or this
Addendum shall control and shall be given full force and effect without regard to any conflicting or contrary preprinted provisions. 
 34.
Commencement. 
 (A) The term of this Lease shall commence (the “Commencement Date”) on the earlier of the
following (i) the date of “Substantial Completion”, as defined below, of the Demised Premises, (ii) the date on which Lessee shall take exclusive possession of the Demised Premises. The term shall continue for a period of twelve
(12) years. In the event the Lease commences on a day other than the first day of the month, the term shall continue until the last day of the month in which such twelve (12) year period ends), unless extended or sooner terminated as
herein provided. 
 (B) The term “Substantial Completion” shall mean the date Lessor offers Lessee exclusive
possession of the Demised Premises (regardless of whether or not Lessee actually occupies the Demised Premises) in that state of completion of the Demised Premises which will, except for any improvements or work to be performed by Lessee, allow
Lessee to utilize the Demised Premises for their intended purposes (including the availability of required utility services) without material interference to the customary business activities of Lessee by reason of the completion of Lessor’s
work. The Demised Premises shall be deemed substantially complete even though minor or insubstantial details of construction, mechanical adjustment or decoration remain to be performed, the noncompletion of which does not materially interfere with
Lessee’s use of the Demised Premises or the conduct of its business thereof. 
 (C) When the Commencement Date of the term
of this Lease is established, Lessor and Lessee shall promptly execute and acknowledge a memorandum acknowledging such Date of commencement. 

 (D) On the Date of Commencement of the term of this Lease, it shall be presumed that all
work theretofore performed by or on behalf of Lessor was satisfactorily performed in accordance with, and meeting the requirements of, this Lease. The foregoing presumption shall not apply, however, to required work not actually completed by Lessor,
which Lessor agrees it shall complete with reasonable speed and diligence. 
 (E) Lessor covenants that Lessor shall
substantially complete the Lessor improvements consistent with Paragraph 55 (Lessor Improvements) of this Lease, on or before December 1, 1998. The time within which Lessor shall be required to perform the Lessor improvements shall be extended
to the extent that the completion of such improvements shall be delayed by acts of God, fire, windstorm, flood, explosion, collapse of structures, riot, war, or labor disputes; provided, however, that Lessor shall give prompt written notice to
Lessee of the occurrence causing such delay. In the event Lessor fails to substantially complete the Lessor improvements consistent with Paragraph 55 (Lessor Improvements) of this Lease on or before the date required under this Paragraph, Lessor
shall indemnify, defend, and hold Lessee harmless from all damages incurred by Lessee resulting from such failure, including, without limitation, (i) any rental premium that Lessee is required to pay during any hold over necessitated by such
failure; (ii) any eviction proceedings resulting from such failure; (iii) any moving expenses reasonably incurred by Lessee resulting from such failure; and (iv) the difference in the rent Lessee is currently paying for Lessee’s
existing space and the rent Lessee is required to pay for any temporary space required as a result of such failure. Notwithstanding the foregoing, Lessor’s liability under the preceding sentence shall not exceed $100,000. Lessee shall keep
Lessor reasonably apprised of Lessee’s existing lease arrangement and Lessee shall provide Lessor reasonable documentation regarding any damages Lessee suffers as a result of Lessor’s breach. Notwithstanding anything contained in this
Lease to the contrary, in the event the Lessor improvements are not substantially complete on or before February 1, 1999, Lessee may, in addition to pursuing Lessor for Lessee’s damages as provided in this Insert 8, terminate this Lease by
written notice to Lessor. If Lessor shall be unable to deliver possession of the Demised Premises to Lessee on the date specified for commencement of the term hereof, the rent and all other sums reserved and covenanted to be paid herein shall not
commence until possession of the Demised Premises is given or the Demised Premises are available for occupancy by Lessee. 
  

 2 

 35. Minimum Rent. 
 (A) Lessee shall pay as minimum rent for the Demised Premises the following schedule. The minimum rent described below shall be payable during the term hereof, in advance without demand and without
deduction, set-off, or counter claim (except to the extent, demand, or notice shall be expressly provided for herein) installments to be payable on the first day of each month of the term. 
  

							
	 Year
	 	Monthly Rent	 	Annual Rent
	1	 	$	33,336.66	 	$	400,040.00
	2	 	$	33,336.66	 	$	400,040.00
	3	 	$	36,668.96	 	$	440,027.50
	4	 	$	36,668.96	 	$	440,027.50
	5	 	$	40,002.50	 	$	480,030.00
	6	 	$	40,002.50	 	$	480,030.00
	7	 	$	40,002.50	 	$	480,030.00
	8	 	$	43,336.04	 	$	520,032.50
	9	 	$	43,336.04	 	$	520,032.50
	10	 	$	43,336.04	 	$	520,032.50
	11	 	$	45,002.81	 	$	540,033.75
	12	 	$	45,002.81	 	$	540,033.75

 (B) If the term of this Lease begins on a day other than the first day of a month,
rent from such day until the first day of the following month shall be prorated (at the rate of one-thirtieth (1/30) of the fixed monthly rental for each day) and shall be payable, in arrears, on the first day of the first full calendar month
of the term hereof. 
 (C) If Lessor, at any time or times, shall accept said rent or any other sum due to it hereunder after
the same shall become due and payable, such acceptance shall not excuse delay upon subsequent occasions, or constitute, or be construed as, a waiver of any of Lessor’s rights hereunder. 
 (D) All sum payable by Lessee under this Lease, whether or not stated to be rent or additional rent, shall be collectible by Lessor as
additional rent, and in default in payment thereof Lessor shall have the same rights and remedies as for failure to pay rent (without prejudice to any other right or remedy available therefore). 
 36. Late Charge. 
 In the
event Lessee fails to pay any sum due Lessor hereunder within ten (10) business days after the date Lessee receives written notice that such sum is delinquent, Lessee shall pay

  

 3 

 
Lessor a late charge of six percent (6%) of the delinquent sum. Notwithstanding anything contained in this Paragraph to the contrary, Lessor shall only be required to provide Lessee two
(2) written notices of any payment delinquency in any calendar year. In the event Lessee is delinquent three (3) or more times in any calendar year, the referenced late charge shall apply without any notice or opportunity to cure.

 Further, no payment by Lessee or Lessor’s Agent, of a lesser amount than any installment or payment of rent or
additional rent due shall be deemed to be other than on account of the amount due, and no endorsement or statement on any check or payment shall be deemed an accord and satisfaction. Lessor, or Lessor’s Agent, may accept such check or payment
without prejudice to Lessor’s right to recover the balance of such installment or payment due, or pursue any other remedies available to Lessor. 
 37. Renewal Options. 
 (A) Lessee shall have the right and option to extend the term of this Lease for one
(1) additional term of five years. Lessee may exercise this option only if, at the time of such exercise Lessee is not in default of any of its monetary obligations under this Lease which remains uncured after the giving of any required notice
and the expiration of any applicable grace period. Lessee must exercise this renewal option by giving notice of such exercise to Lessor at least nine (9) months prior to the expiration of the then current term of this Lease. 
 (B) Determination of Fair Market Rent 
 (i) As used in this Article “Fair Market Rental” shall mean the amount of annual Basic Rental, expressed in dollars and cents per square foot, equal to the fair market rental then in effect on
comparable industrial buildings in the Central Montgomery County industrial market. Under the same terms and conditions of this Lease and reflecting that no additional tenant improvements shall be made. 
 (ii) By Agreement. If requested to do so at my time within fourteen (14) months prior to the expiration of the then current Term
or this Lease, Lessor will within thirty (30) days following receipt of such request advise the Lessee of the Minimum Rent that Lessor believes to be the Fair Market Rent for the Demised Premises. Unless Lessee invokes the procedure set forth
in Paragraph 37(c)(iii) below, the amount so specified by Lessor as the Fair Market Rent for the Demised Premises will be the Minimum Rent for the ensuing Renewal Term if Lessee exercises its option to renew this Lease for such Renewal Term.

  

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 (iii) By Appraisal. 
 (A) In the event that Lessee shall dispute Lessor’s determination of the Fair Market Rent for the Renewal Term, then Lessee shall so
notify Lessor no later than ten (10) days after receiving the notice of Lessor’s determination. In its notice, Lessee shall designate an individual (who shall be an M.A.I. appraiser with at least five (5) years experience in
industrial buildings in the Central Montgomery County industrial market) to act as its appraiser hereunder. Within ten (10) days after receiving Lessee’s notice as aforesaid, Lessor shall designate an individual (who shall be an M.A.I.
appraiser with at least five(5) years experience in industrial buildings in the Central Montgomery County industrial market) to act as its appraiser hereunder. 
 (B) The two individuals so designated as appraisers shall, within ten (10) days after the appointment of the second appraiser, agree upon the selection of a third appraiser (who shall be an M.A.I.
appraiser with at least five (5) years experience in industrial buildings in the Central Montgomery County industrial market), but if the two appraisers are unable to so agree, the American Arbitration Association shall appoint an individual
(who shall be an M.A.I. appraiser with at least five (5) years experience in industrial buildings in the Central Montgomery County industrial market) to act as third appraiser hereunder. 
 (C) At a meeting by such third appraiser upon at least ten (10) days prior written notice to the other appraisers and the parties and
held within twenty (20) days following the appointment of the third appraiser, each appraiser shall state in writing his or her individual determination of the Fair Market Rent and the three appraisers shall simultaneously reveal their
determinations. Each such determination shall be stated as a single dollar amount per square foot area per annum in the Demised Premises with appropriate increases applied to each year of the Renewal Term. The determination farthest from the median
determination shall be disregarded and the Minimum Rent for such Renewal Term shall be the average of the remaining two determinations, provided, however, that if highest and lowest of the three determinations are equidistant, from the median
determination the Minimum Rent for such Renewal Term shall be the median determination. Lessor and Lessee shall share equally the cost of any appraisals pursuant to Paragraph 37 (c)(iii). 
 38. Agency. It is agreed and understood by all parties made a part hereto, that Tornetta Realty Corp. is the sole and exclusive agent for Lessor on
said property. Accordingly, Tornetta Realty Corp. shall be paid by Lessor at the rate of commission as outlined in a separate “Agency

  

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Agreement” between Lessor and Tornetta Realty Corp. Lessee is not responsible for any commission payable to Tornetta Realty Corp. Further, Lessee represents that it has dealt with no
Realtors, brokers or agents in connection with the negotiation of this Lease and the renting of the Demised Premises other than Tornetta Realty Corp. Should any claims other than that made by or on behalf of Tornetta Realty Corp. pursuant to the
preceding be made for brokerage commissions, through or as a result of dealings of Lessee or its agents or representatives, Lessee shall indemnify and hold Lessor and Tornetta Realty Corp. harmless against any liability in connection therewith.
Lessor represents that it has dealt with no realtors, brokers, or agents in connection with the negotiation of this Lease and the renting of the Demised premises other than Tornetta Realty Corp. Lessor shall be responsible for and shall pay any
brokerage commission owing to Tornetta Realty Corp. Should any claims be made by Tornetta or on behalf of any other party pursuant to or as a result of dealings with Lessor or its agents or representatives, Lessor shall indemnify and hold Lessee
harmless against any liability in connection therewith. 
 39. Taxes. Lessee agrees to pay additional rent, in addition to the minimum
rental hereon reserved, all Real Estate taxes (including assessments) assessed upon the Demised Premises which are due and payable during the lease term. Lessee shall pay to Lessor such taxes based on the fiscal year or years of the taxing
authorities, or portions thereof during the term hereof (appropriately apportioned for any partial year at the beginning or end of the term hereof). In the event that the Demised Premises are part of a larger tax parcel, lessee shall only be
responsible to pay its proportionate share of such taxes based on the value of the Demised Premises and the value of the entire tax parcel. In the event any taxes or assessments may be paid in installments, Lessor agrees to arrange to pay such taxes
or assessments over the longest period of time allowed before the end of any discount period. 
 Lessor
shall submit to Lessee a copy of any tax bills authorized and prepared by the tax authorities, as well as a bill prepared by Lessor as to the taxes due. Said taxes shall be paid by Lessee to Lessor, at the option of the Lessor (a) monthly,
being one-twelfth (1/12th) portion of the estimated
taxes due, with an adjustment made during the month of January of each year of the Lease to correct the deficiency or overpayment for the prior calendar year, or (b) at least one (1) month before the expiration of the net payment period of
said taxes and before penalties are assessed. 
  

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 In the event Lessee desires to take advantage of any early payment discount, then said tax
payment shall be paid by Lessee to Lessor at least thirty (30) days before the expiration of any discount period. A bill submitted by Lessor to Lessee shall be conclusive evidence of the amount of taxes assessed or levied, as well as the items
taxed. Notwithstanding he foregoing, except as specifically provided below in this Insert 13, Real Estate Taxes exclude (i) federal, state, or local income taxes, (ii) franchise, gift, transfer, excise, capital stock, state, succession, or
inheritance taxes, and (iii) penalties or interest for late payments of Real Estate Taxes (so long as such penalties or interest are not incurred as a result of Lessee’s breach of Lessee’s obligation to pay Real Estate Taxes). Lessee
has the right to contest the Real Estate Taxes affecting the Demised Premises. Real Estate Taxes shall include any occupancy, rent or other tax to the extent such tax is levied in lieu of valorem real estate taxes. 
 40. Fire and Extended Coverage Insurance. Further to Paragraph 13(c) of this Agreement, Lessee agrees that it will not keep, use, or offer for sale
in or upon the Demised Premises any article which may be prohibited by the standard form of fire insurance policy. Lessee shall follow the reasonable recommendation of the Lessor, or its Agents, on conditions which will help to lower the premium
rate of insurance. 
 Lessor agrees to carry all-risk policies insuring the improvements on Lessor’s property against fire
and such other perils including liability coverages as are normally covered by Lessor in an amount of at least ninety (90%) percent of the replacement value of such improvements, together with insurance against such other risks (including loss
of rent) including Fire, Extended Coverage, Vandalism and Malicious Mischief (special form), Sprinkler, Rent, Sign, Boiler, Casualty and Liability Insurance, and in such amounts as Lessor deems appropriate. Lessee agrees to pay to Lessor all
reasonable charges for said insurance upon the Demised Premises, during the term of this Lease, renewals, or extensions thereof. Such cost of said insurance, as stated above, shall be paid by the Lessee to Lessor as additional rent, in addition to
the minimum rental hereon reserved, at the option of the Lessor (a) monthly, being one-twelfth (1/12th) portion of the estimated premiums due, with an adjustment made during the month of January of each year of the Lease to correct the
deficiency or overpayment for the prior calendar year; or (b) within thirty (30) days of proof of payment of such insurance. Such insurance shall not include Lessee’s furniture, fixtures, equipment or improvements. The amount due
hereunder on account of said insurance shall be apportioned for that part of the first and last calendar years covered by the term hereof. 
  

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 41. Liability and Property Damage Insurance. During the term of this, lease and any extensions
thereof, Lessor and Lessee shall keep in full force and effect a policy of Commercial General Liability Insurance in which the limits of Bodily Injury shall not be less than $2,000,000.00 per occurrence, and on which the Property Damage Limit shall
not be less than $1,000,000.00 per occurrence. The insurance carrier and the form and substance of the policy shall be to the reasonable satisfaction of Lessor and a copy of the policy or a Certificate of Insurance shall be delivered to the
Lessor’s Agent. The insurance carrier shall be a responsible insurance carrier authorized to do business in the State of Pennsylvania. It shall have a policy holders rating of no less than “A” in the most current edition of
Best’s Insurance Report. Said policy shall name Lessor, Agent,, and any persons, firms or corporations having an interest in the Demised Premises, as insured, and shall contain a clause that the insurer will not cancel or change the insurance
without first giving the Lessor thirty (30) days prior written notice. 
 (a) Lessor hereby waives all right of recovery,
and agrees not to assign or transfer any right of subrogation to its insurance carrier or any other party as to any and all damage to or destruction of the Demised Premises and any other property of Lessor insured or insurable under a typical
all-risk damage insurance policy. 
 (b) Lessee hereby waives all right of recovery, and agrees not to assign or transfer any
right of subrogation to its insurance carrier or any other party as to any and all damage to or destruction of any property of the Lessee in or about the Demised Premises. 
 (c) Lessor and Lessee hereby agree (i) to notify their respective insurance carriers of the agreement contained herein not to transfer
or assign any rights of subrogation to said insurance carrier; and (ii) to require their respective insurance carriers to issue a waiver of any such rights of subrogation set forth in any and all subrogation clauses or endorsements included in
such carriers’ policies of insurance. 
 (d) Subject to the waivers contained in this Lease, Lessee, its successors, and
assigns agree to indemnify and hold harmless Lessor from any liability for injury to or death of any person or damage to personal property of every kind and nature arising from or in connection with the use and occupancy of the Demised Premises
caused by the acts or omissions to act of Lessee or Lessee’s servants and agents. Subject to the waivers contained in this Lease,

  

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Lessor, its successors, and assigns agree to indemnify and hold harmless lessee from any liability for injury to or death of any person or damage to personal property of every kind and nature
caused by defects in the building located on the Demised Premises, the acts or omissions to act of Lessor or Lessor’s servants and agents, or by failure of Lessor or Lessor’s servants and agents, to fulfill Lessor’s obligations
hereunder. 
 42. Signs. In compliance with Paragraph 15(c) of this Lease Agreement, and any other applicable provisions contained
herein, it is understood and agreed that the Lessee will not install any signs without having first received written permission from Lessor, which consent shall not be unreasonably withheld, delayed, or conditioned, and will be solely responsible
for any cost and effort as may be required for the installation or signs on the building or within the Demised Premises. This responsibility includes the purchase, installation, maintenance, upkeep, and removal if requested by Lessor (and repair
after removal of any damage caused by signs), of any such sign(s). Further, Lessee is responsible to obtain and pay for any governmental licenses and/or permits, as may be required for any such sign(s). All signs of Lessee shall be maintained by
Lessee, and kept in proper order including lighting, repairs and/ or repainting. Lessor makes no representation as to whether, or not signage, or the type or size of signage is permitted by governmental authorities at the Demised Premises or the
building. Upon termination of this Lease and/or Lessee’s vacating of the premises, Lessee shall, at the option of the Lessor, remove all interior and exterior signage and other advertising material, making all repairs as reasonably necessary as
a result of said removal. Notwithstanding anything contained in this Lease to the contrary, Lessee may remove, at any time, any portion of Lessee’s signage identifying Lessee or Lessee’s business; provided Lessee notifies Lessor prior to
such removal and repairs any damage caused by such removal. 
 43. Licenses and Permits. As set forth in Paragraph 55 of the Lease,
Lessor shall be responsible to complete the Lessor improvements in compliance with all applicable laws, orders, rules, regulations and ordinances. Subject to Paragraph 55, Lessee, at Lessee’s expense, shall comply with all laws, rules, orders,
ordinances, directions, regulations, and requirements of federal, state, county and municipal authorities, now in force or which may hereafter be in force, which shall impose any duty upon Lessor or Lessee with respect to the use, occupation or
alteration of the Demised Premises during the term. Subject to Paragraph 55, this shall include, but will not be limited to, obtaining whatever permits and/or licenses which may be required by

  

 9 

 
Lessee to operate from this location, any permits and/or licenses which may be required for the installation of signs, and compliance with the Americans with Disabilities Act relating to
Lessee’s use and occupancy of the Demised Premises. Subject to Paragraph 55, Lessee’s responsibility and compliance with this paragraph shall also include any present and future governmental or quasi-governmental directives (including
without limitation those requirements of Occupational Safety and Health Administration that relate to the premises) including but not limited to the indoor air quality of the Demised Premises and the maintenance of any heating, ventilating, and
air-conditioning equipment or system for which the Lessee is responsible pursuant to this Lease. Lessee’s failure to comply with any such law, order, ordinance, rule, regulation or directive above mentioned may be considered an Event of Default
under this Lease. 
 44. Lessor’s Liability. Lessor’s responsibility under this Lease shall be limited to its interest in the
Demised Premises, and no members of Lessor’s partnership shall be personally liable hereunder. Lessee agrees to look solely to Lessor’s interest in the Demised Premises for the collection of any judgment, and, in entering any such
judgment, the person entering same shall request the Prothonotary to mark the judgment index accordingly. If the Demised Premises or the building is transferred or conveyed, Lessor shall be relieved of all covenants and obligations under this Lease
thereafter, provided the purchaser of the Demised Premises assumes in writing all of Lessor’s obligations under this Lease. 
 45.
Hazardous Materials. 
 (a) As used in this Lease, the tern “Hazardous Materials” means any hazardous or toxic
substance, material, or waste which “is or becomes regulated by any local governmental authority, any agency of the Commonwealth of Pennsylvania or any agency of the United States government. The term “Hazardous Materials” includes,
without limitation, any material or substance which is (i) designated as a “hazardous substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. § 1317), (ii) defined as “hazardous
waste” pursuant to Section 1004. of me Federal Resource Conservation and Recovery Act, 42 U.S.C. § 6901, et seq,. (42 U.S.C. § 6903), (iii) defined as a “hazardous substance”, pursuant to
Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act 42 U.S.C. § 9601, et seq. (42 U.S.C. § 9601), (iv) petroleum and any petroleum by products, and (v) asbestos. 

 

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 (b) Lessee shall not, nor shall it permit its employees, business invitees, or contractors
(collectively “Lessee’s Agents”), to bring upon, keep, store, use, or dispose of any Hazardous Materials on, in, under, or about the Demised Premises, except for the following: (i) gas, diesel fuel, oil, and other petroleum
products and petroleum by-products which drip in normal amounts from motor vehicles (Lessee shall use reasonable efforts to clean-up such drippings); (ii) Hazardous Materials which do not pose any significant threat of being released into the
environment or (iii) general office or warehouse supplies (including, without limitation, ordinary cleaning chemicals and solutions) used for their intended purpose and not posing any significant threat of contamination of the Demised Premises,
Lessee shall cause the presence, use, storage, and/or disposal of any Hazardous Materials on, in, under, or about the Demised Premises by Lessee or Lessee’s Agents to be in complete compliance with all applicable laws, rules, regulations,
orders, and the like. Lessee shall promptly provide Lessor notice of any material release of Hazardous Materials on, in, under, or about the Demised Premises of which Lessee has knowledge that is in violation of any applicable environmental laws,
rules, orders, or regulations. Lessee shall defend, indemnify, protect, and hold Lessor and Lessor’s Agents harmless from and against all claims, costs, fines, judgments, and liabilities, including attorney fees and costs, arising out of or in
connection with the presence, storage, use, or disposal of Hazardous Materials in, on, under, or about the Demised Premises caused by the acts, omissions, or negligence of Lessee and/or Lessee’s Agents. Lessee’s obligations hereunder shall
survive the termination of this Lease. 
 (c) Neither Lessor nor Lessor’s employees, business invitees, agents,
contractors, or subcontractors (collectively “Lessor’s Agents”), shall bring upon, keep, store, use, or dispose of any Hazardous Materials in, on, under or about the Demised Premises. Lessor represents and warrants that, to the best
of Lessor’s knowledge, no asbestos or other Hazardous Materials have been or shall be utilized in the construction of the building on the Demised Premises. Lessor shall indemnify, defend, protect, and hold Lessee and Lessee’s Agents
harmless from and against any and all claims, costs, fines, judgments, and liabilities, including attorney fees and costs, arising out of or in connection with the presence of Hazardous Materials in, on, under, or about the Demised Premises upon the
date this Lease commences or introduced in, on, under, or about the Demised Premises subsequent to commencement of this Lease due to the acts, omissions, or negligence of Lessor or Lessor’s Agents. Lessor’s obligations hereunder shall
survive the termination of this Lease. 
  

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 46. Odors/Noise and Nuisance. Lessee agrees to prohibit any odor, smoke, noise, or other emission or
pollutant resulting from Lessee’s use of the Demised Premises to permeate beyond the Demised Premises, to the extent that any such emission or pollution, in Lessor’s reasonable opinion, is disturbing and adversely affects the campus, or is
contrary to any governmental regulations. Should any such pollution or emission occur, in Lessor’s reasonable opinion, Lessee shall be responsible for the installation of necessary sound and odor controlling devices as is necessary. 

47. Lessor’s Repairs. Notwithstanding anything contained in this Lease to the contrary, during the term of this Lease Agreement, and any
extensions or renewals thereof, Lessor is responsible for any repairs to the foundation roof and exterior walls of the Demised Premises and all utilities facilities located outside the building located on the Demised Premises without reimbursement
from Lessee hereunder (unless any such repairs are caused by the negligence or intentional acts of Lessee and are not covered by Lessor’s insurance or would be covered by a standard all-risk policy). With respect to any improvements Lessee is
required to repair/maintain under this Lease, Lessor shall, to the extent assignable, assign to Lessee any warranties obtained by Lessor. Lessor’s obligation to make such repairs, or replacements if necessary, shall not extend to any damage
caused by the Lessee, it’s agents, employees, and/or invitees unless such repairs or replacements are covered by Lessor’s insurance or would be covered by a standard all-risk policy. Lessee moreover has no rights whatsoever to said roof
area and shall not, in any way, cause to have any appurtenances attached thereto. Subject to the provisions of this Lease, if Lessee should disturb the roof in any manner which would affect the Lessor’s roof guarantee, the Lessee shall be
responsible to repair any damage caused to the roof by the Lessee to the satisfaction of Lessor’s roof guarantor. Lessee agrees that Lessee shall notify Lessor and Lessor’s roof guarantor in writing of any proposed work on the roof. Lessee
agrees to comply with any reasonable rules and regulations promulgated by Lessee’s roof guarantor associated with roof work. 
 48.
Common Area Maintenance. Lessor shall provide certain services to the common areas of the development in which the Demised Premises is located and the grounds surrounding the building on the Demised Premises. Lessor shall provide such services
at a cost equal to or below

  

 12 

 
market rates for such services. Lessor shall only pass through to Lessee, a proportionate share of the reasonable, actual out-of-pocket costs incurred by Lessor in providing such services. Said
services shall included, but may not be limited to, the cutting of grass, maintenance of landscaping, snow and ice removal, maintenance of sanitary sewer systems, maintenance of retention basins, taxes and insurance for sanitary sewer systems and
retention basins, maintenance upkeep of campus signs, general periodic clean-up, replacement of exterior lights and bulbs and/or fixtures, common area lighting, repairs to the parking area and access road, including the main access roads, and seven
(7%) percent of all the foregoing costs (excluding taxes and insurance) to cover the Lessor’s administrative and overhead costs. Notwithstanding anything contained in this Lease to the contrary, common area maintenance charges shall not
include: 
 (a) Depreciation or amortization, financing and refinancing costs, including, but not limited to, mortgage interest,
service charges, and other costs; 
 (b) Any cost that is reimbursed by an insurer, condemnor, tenant, or other party and other
costs caused by fire or other casualty; 
 (c) Expenditures for capital replacements or improvements or any cost required to be
capitalized under generally accepted accounting principles; 
 (d) Advertising, public relations, and promotional expenses and
any and all other expenses attributable to efforts to increase or maintain the specific business interests of the Lessor or any tenant; 
 (e) The cost of correcting defects (latent or otherwise) in the construction of any buildings or common areas or in the equipment servicing the same, except that conditions (not occasioned by the
construction defects) resulting from ordinary wear and tear-need not be deemed defects; 
 (f) Any interest or penalties paid by
the Lessor for late payment of common area costs; and 
 (g) The cost of remediating any contamination or Hazardous Materials on
any property unless caused by Lessee. 
 Coincidental with these services, Lessor shall bill Lessee, at the
option the Lessor (a) monthly, being one-twelfth (1/12th) portion of the estimated common area charges due, with an adjustment made during the month of January of each year of the Lease to correct the

  

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deficiency or overpayment for the prior calendar year, or (b) quarterly (every three [3] months) for said common area charges. Any such billings shall be treated as additional rent, and
shall be as same in accord with the provisions of this Lease Agreement, including Paragraph 35 of this Lease. 
 49. Sprinkler System.
Inasmuch as the Demised Premises contains a wet sprinkler system and to the extent that the Demised Premises is sprinklered, Lessee agrees to provide any periodic maintenance of said sprinkler system as required from time to time. Further, any
damages resulting from the activation of the sprinkler system within the Demised Premises shall be at the absolute risk of the Lessee, with no obligation to the Lessor resulting thereof. In addition, Lessor shall be held harmless from any claim by
Lessee due to the failure of the sprinkler system to adequately function. Lessee shall pay for all maintenance, including any fire service charge, water company charge, and any monitoring for the sprinkler system. Also, Lessee shall maintain heat in
the he Demised Premises so as to prevent the sprinkler system from freezing. 
 It is further agreed and understood that said
sprinkler system is designed as described in the plans and specifications attached hereto in Exhibit “A”, and should Lessee need to change the design of the sprinkler system, then (a) Lessee must receive permission from Lessor and
(b) said sprinkler system will be charged and maintained at Lessee’s sole cost and expense to satisfy the Lessor and all governmental and local Fire Marshall regulations concerning same. 
 50. Utility and Equipment Maintenance. Lessee shall be solely responsible for, agrees to contract with, and promptly pay all charges for heat, water,
gas, sewer, electricity, trash, telephone, or any other utility or other services rendered, used or consumed in the Demised Premises, and service inspections made thereof, whether call charge, tax, assessment, fee or otherwise. Lessee shall also pay
“fire company charge” imposed with respect to the premises. 
 Should Lessor elect to supply the water, gas, heat,
electricity, trash, sewer or any other utility used or consumed in the Demised Premises, Lessee agrees to purchase and pay for the same as additional rent at rates which will not exceed those rates filed by the proper regulatory authorities. In no
event shall Lessor be liable for an interruption or failure in the supply of any such utilities to the Demised Premises. Each such additional rent charge for water, gas, heat, electricity, trash, sewer and other utilities shall be due and payable by
Lessee to Lessor within thirty (30) days after Lessor has sent Lessee a bill for that charge. Should Lessee fail to make

  

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any such payment when due, Lessor shall have the right (i) to collect such sums to be considered additional rent and collectible from Lessee as such. 
 Except as specifically provided herein, Lessee further covenants and agrees throughout the term of this Lease Agreement, any extensions or
renewals thereof, that it will be responsible to maintain the Demised Premises in good repair, order and condition, at its sole cost and expense, excluding, any normal maintenance as may be required to the structural members, exterior walls, or roof
of the Demised Premises, provided Lessee is not negligent, but including all floors excluding the foundation, interior wails, ceilings, doors of all types, locks, closures, and hinges, all lighting (including the replacement of light bulbs); all
glass including windows, all electrical, heat, ventilating, and air conditioning systems, as well as all utilities and plumbing systems servicing the Demised Premises located within the building on the Demised Premises making all repairs and/or
replacements thereto as may be required or necessary, with materials of like quality. 
 In addition, Lessee herein shall be
responsible to have the heating system serviced a minimum of once a year, along with having the air conditioning system/units serviced at least four (4) times per year. Said servicing shall be at the sole cost and expenses of Lessee, shall be
performed by a reputable heating and/or air conditioning contractor, and copies of said contract shall be submitted to Lessor by Lessee annually. Should the Lessee fail to service said systems and such failure is not cured within thirty
(30) days after the Lessee receives written notice of such failure from Lessor then this work may be done by the Lessor, and immediate payment as well as a service charge of ten (10%) shall be due from the Lessee for such work and/or
repairs. 
 Further, Lessee shall be responsible for the cleanliness of the Demised Premises and shall be responsible, at
Lessee’s sole cost and expense, for the separation, recycling, and removal of Lessee’s waste materials to conform with any and all governmental rules and regulations thereto. It is further agreed that the Lessor may request Lessee to empty
dash daily, and if necessary, in Lessor’s opinion, to temporarily store within the Demised Premises any trash or garbage refuse until disposed of by Lessee’s trash collector. Lessor may request special disposal exclusive for Lessee’s
use in order to prevent odors and unhealthy conditions. If so requested, such special disposal will be at the Lessee’s full cost and expense. Lessor shall have the right to designate the location of all dumpsters, and Lessee agrees to comply
with all Board of Health rules and regulations herein. 
  

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 51. Use of Parking Areas. Lessee shall have the exclusive use of the automobile parking areas,
driveways and footways of the Demised Premises, subject to reasonable rules and regulations for the use thereof as prescribed from time to lime by Lessor. Lessee and their employees shall not park in parking areas which are not part of the Demised
Premises, including driveways, fire lanes, loading/unloading areas, walkways and building entrances. Lessee agrees that upon written notice from Lessor, it will furnish to Lessor, within five (5) days from receipt of such notice, the state
automobile license numbers assigned to the automobiles of the Lessee and its employees. Lessor and its Agent shall not be liable for any vehicles of the Lessee or its employees that the Lessor or Lessor’s Agent shall have towed from the
premises when illegally parked. Lessor and Lessor’s Agent will not be liable for damage to vehicles in the parking areas or for theft of vehicles, personal property from vehicles, or equipment of vehicles. 
 52. Outside Storage. Outside storage, excluding truck trailers at the Demised Premises, is not permitted without advance approval in writing from
Lessor. Long term trailer, storage at the Demised Premises is not permitted. 
 53. Pest Control. Lessee agrees that should it be
required in the Demised Premises, that the Lessee shall contract with a pest exterminating contractor to exterminate as may be necessary and as may be reasonably directed by the Lessor. The sole cost and expense of this service shall be the
responsibility and obligation of the Lessee, and a copy of said contract shall be delivered to Lessor annually without demand. 
 54.
Alterations/Improvements. Any improvements which the Lessee may require within the Demised Premises may not be accomplished without the advanced written permission of the Lessor which consent shall not be unreasonably withheld, delayed or
conditioned. Lessor’s approval/permission of any improvements, alterations, plans and/or working drawings shall create no responsibility or liability on the part of the Lessor for the completeness, design sufficiency, or compliance with laws,
rules or regulations now in force, or which may hereafter be in force of governmental agencies or authorities. This includes any installation of any electronic devices (security systems, fire or intercommunications systems). 
 Should the Lessee install or should there presently be a security system of any type in the Demised Premises, then said security system
shall remain a part of the Demised Premises and be turned over to Lessor at the termination of this Lease, including any keys and/or combinations, without any cost to Lessor, for his use or for use by subsequent Lessees. Should the Lessee be

  

 16 

 
requested to remove said security system, or be given permission to remove said security system by the Lessor, then it shall be the Lessee’s obligation at their sole cost and expenses to
replace any and all moldings on windows, doors, and walls which have been penetrated by the installation of the security system to their original condition. 
 At the termination of this Lease Agreement, any such improvements or additions installed at the sole cost and expense of the Lessee may, at the option of the Lessor (Lessor shall inform Lessee at the time
Lessor approves any improvements, etc., whether Lessor shall require Lessee to remove such improvements at the end of the term of this Lease. Notwithstanding anything in this Lease to the contrary, Lessee may remove its personal property and trade
fixtures at any time during the term of this Lease provided Lessee repairs any damage occasioned by such removal) be removed from the Demised Premises leaving said Demised Premises in its original condition, less normal wear and tear, casualty,
condemnation or said improvements and/or additions may be left within the Demised Premises for the beneficial use of the following occupant, at no cost or expense to the Lessor or to the following occupant. Lessee, its agents, employees and/or
invitees, shall not cut or drill holes through the aluminum doors, window frames, moldings or canopies at any time. 
 55. Lessor
Improvements. Lessor shall, in a good and workmanlike manner, cause the Demised Premises to be completed in accordance with the plans and specifications attached hereto and made a part hereof in Exhibit “A”, reserving the right
(i) to make substitutions of material of equivalent grade and quality when and if any specified material shall not be readily and reasonably available, (ii) to make changes necessitated by conditions met during the course of construction,
provided that Lessee’s approval of any substantial change (and any reduction of cost incident thereto) shall first be obtained (which approval shall not be unreasonably withheld, delayed or conditioned so long as there shall be general
conformity with the plans and specifications attached hereto in Exhibit “A”). Lessor shall complete such improvements with diligence, in compliance with all applicable laws, orders, rules, regulations, and ordinances (collectively
“Laws”) and free from defective materials. Upon completion of Lessor’s improvements, Lessor shall deliver the entire Demised Premises to Lessee in good working condition and in compliance with all Laws. In the event Lessor breaches
its obligation under this Paragraph 55, Lessor shall, notwithstanding anything contained in this Lease to the contrary, be

  

 17 

 
responsible for and shall promptly make all improvements, modifications, or repairs necessary to satisfy Lessor’s obligations under this Paragraph 55. 
 56. Estoppel Certificate. Either party shall, at any time and from time to time, within twenty (20) days following the written request from the
other, execute, acknowledge, and deliver to the requesting party a written statement certifying that this lease is in full force and effect and unmodified (or, if modified, stating that nature of such modification), certifying the date to which the
rent reserved hereunder has been paid, and certifying that there are not to the certifying party’s knowledge, any uncured defaults or unpaid charges on the part of the other party, or specifying such defaults or unpaid charges if any are
claimed. Any such statement may be relied upon by any lending institution or by any prospective purchaser or mortgagee on all or any part of the building or land on which the building is situated. 
 57. Non-Foreign Entity Attestation. Lessee hereby certifies that Lessee is not a non-resident alien, or foreign corporation, a foreign partnership, a
foreign trust, or a foreign estate (as these terms are defined in the Internal Revenue Code and Income Tax Regulations); that Lessee’s Social Security number or Federal Income Tax number and Lessee’s home or office address are as shown in
Part I of this Lease Agreement. Lessee acknowledges that this certification may be disclosed to the Internal Revenue Service pursuant to federal law. 
 58. Peaceful Possession. Lessor represents and warrants that (a) it is the owner of the Demised Premises; (b) it has the right to rent and lease the Demised Premises, (c) it has the right to enter into this Lease, and
(d) Lessee shall be entitled to peaceful possession of the Demised Premises for and during the initial term, and any renewal terms, so long as said Lessee performs all the terms and conditions of this Lease. 
 59. Lessee’s Remedies. If Lessor shall fail to keep or perform any of its obligations as provided in this Lease in respect of
(a) maintenance of insurance; (b) payment of cost to repair and maintain the Demised Premises as provided herein; (c) compliance with legal or insurance requirements; or (d) in the making of any other payment or performance of
any other obligation assumed by Lessor, whichever the case may be, the Lessee may, but shall not be obligated to, upon the continuance of such failure on the part of Lessor for a period of thirty (30) days after receipt of written notice from
Lessee, (provided, however, in the event that such cure cannot be completed within said thirty (30) days, Lessee shall not have the right to perform such cure if Lessor commences such cure within said thirty (30) day period and thereafter
diligently pursues

  

 18 

 
such cure to completion), and without waiving or releasing Lessor from, any obligation, as an additional, but not exclusive, remedy, make such payment or perform such obligations; and as all sums
so paid by Lessee and all necessary incidental costs and expenses incurred by Lessee in performing such obligations, Lessee may make demand upon Lessor for reimbursement of said sums, in which; event Lessor agrees to make or cause such reimbursement
to be made within thirty (30) calendar days after receipt of said demand. Notwithstanding the foregoing, Lessee may perform any emergency repairs that are Lessor’s responsibility at any time and in such circumstance, Lessor shall reimburse
Lessee as provided in this Paragraph 59. 
 60. Short Form of Lease. Contemporaneous with the execution of the Lease, the parties shall
execute and record a Short Form of Lease in a form reasonably acceptable to Lessor and Lessee. 
 61. Notification. Lessee shall notify
in writing Lessor in the event Lessee intends to vacate the Demised Premises prior to such vacation. 
 62. Rent Payment. Notwithstanding
anything contained in this Lease to the contrary, Lessee shall pay the first month’s rent contemporaneous with the execution of this Lease. Lessor shall give Lessee a credit for interest (at a rate equal to Old Kent Bank’s prime lending
rate plus one percent (1 %)) on such prepaid rent from the date of payment by Lessee until the Commencement Date. In the event the term of this Lease commences on a day other than the first day of the month, the installment of rent paid at execution
shall be applied to the rent due for the first full calendar month of the term. 
 63. Captions. The captions of the paragraphs in this
Lease Agreement are inserted and included solely for convenience and shall never be considered or given any effect in construing the provisions hereof if any questions or intent should arise. 
 LESSEE HAS CAREFULLY READ AND UNDERSTANDS ALL OF THE PROVISIONS OF THIS LEASE AND ANY ADDENDUM TO THIS LEASE, INCLUDING THE PROVISIONS CONCERNING ENTRY
OF AND EXECUTION ON CONFESSED JUDGMENT. IN NEGOTIATING THIS ARMS-LENGTH COMMERCIAL LEASE, LESSEE HAS EITHER BEEN REPRESENTED BY COUNSEL OR HAS DELIBERATELY CHOSEN, FOR BUSINESS REASONS, NOT TO BE REPRESENTED BY COUNSEL. 
  

 19 

 In Witness Whereof, intending to be legally bound, the said Lessee has caused this Lease to
be duly executed this      day of             , 1998. The signature of the persons signing on behalf of Lessee as set forth below are intended not only as Lessee’s
execution hereof, but also as the certification of each said signatory, that said signatory is authorized to sign this Lease on behalf of the Lessee and that this lease is fully effective and enforceable in accordance with its terms without joinder
or any other person or party. 
  

									
		 		 		 	NORRITON BUSINESS CAMPUS, L.P.
					
	WITNESS:	 	  
	 		 	BY:	 	  

		 		 		 		 	(LESSOR)
					
	WITNESS:	 	  
	 		 	BY:	 	  

		 		 		 	Steelcase Financial Services, Inc. (LESSEE)
					
	WITNESS:	 	  
	 		 	BY:	 	  

  

 20 

 EXHIBIT “A” 
 PLANS APPROVED BY LESSEE AND LESSOR 
 CONSTRUCTION
SPECIFICATIONS: 
 The work will consist of all labor, equipment, aerials and permits, necessary to complete the DESIGN AND
CONSTRUCTION of a one-story warehouse/distribution and office facility of approximately 80,005 total square feet with an office area of approximately 16,000 square feet with related site improvements on approximately 7 acres located in the Norriton
Business Campus, Montgomery County, Pennsylvania. 
  

	A.	CRITERIA 

  

	 	1.	The work will be in conformance with all applicable state and local codes and will meet the requirements of Act No. 222 of State of Pennsylvania, relating to energy
conservation. 

  

	 	2.	It is assumed that upon excavating, earth capable of sustaining 3,000 lbs/square foot will be encountered within 3’-0” below existing grades.

  

	B.	SITE WORK 

  

	 	1.	Lessor shall perform all site at the facility. There are no allowances on this item. 

  

	 	2.	Surface organic material will be moved from areas to be developed. 

  

	 	3.	Placement of all fill in building and paved areas will be controlled to achieve a minimum compaction level of 98% under the structure and 95% under the floors of
maximum dry density as determined by ASTM D698. All existing surfaces will be proof-rolled prior to placement of fill. Fill will be certified by a full-time employee of an independent testing lab. 

  

	 	4.	Footings will be founded on virgin strata or controlled compacted fill. 

  

	 	5.	Paved parking areas will be constructed with a 6” granular stone base, 2-1/2” bituminous concrete binder course and 1-1/2” bituminous concrete surface
course. Trucking areas will be constructed with a 8” granular stone base, 4” bituminous concrete base course and 1-1/2” bituminous concrete surface course. Parking areas to be curbed. 

  

	 	6.	Lessor shall do all road work necessary to deliver the project. 

  

	 	7.	Subject property will be landscaped at the discretion of the Developer. 

  

	 	8.	Domestic arid fire protection water services, complete with required meter and other appurtenant equipment, will be provided. 

  

 21 

	 	9.	The storm water system will be comprised of exterior roof drains connected to underground piping, detention basins and sewer systems. 

  

	 	10.	Erosion control methods will be employed at all areas in which the site is disturbed in accordance with Township requirements. 

  

	C.	CONCRETE WORK 

  

	 	1.	All building foundations will be constructed with reinforced concrete or reinforced block designed in accordance with American Concrete Institute Code.

  

	 	2.	The manufacturing and storage facility floor slab will be constructed with 6” thick, 4,000 lb. Concrete reinforced with 6 x 6 x 4/4 welded wire fabric on a 4”
modified stone base. 

  

	 	3.	The office and show room floor slab will be constructed with 4” thick concrete reinforced with 6 x 6 x 10/10 welded wire fabric on the lower level. Upper level
will be 2-1/2” thick concrete on metal deck with the same welded wire fabric. 

  

	 	4.	Slabs will be cured with a liquid applied, high solid content, membrane designed to enhance hardness. The floor hardener is “Seal Hardener” by L & M. The
area covered is approximately 62,000 square feet. 

  

	 	5.	A dolly pad consisting of 8” thick reinforced concrete will be provided at the truck loading doors. The dolly pad shall be 10,000 square feet.

  

	 	6.	Stairs, sidewalks and miscellaneous pads as required. 

  

	D.	STRUCTURAL STEEL FRAMEWORK 

  

	 	1.	The super structure will consist of structural steel columns, structural steel girders (or truss girders), and open web steel joists. Clear height in the entire
building will be 24’ to the bottom of the steel. Bay size to be 48’ x 48’ The overall building dimensions are 386’ x 186’. 

  

	 	2.	The structural steel framework designed in accordance with the requirements of the specifications of the A.I.S.C and the Steel Joist institute.

  

	E.	BUILDING EXTERIOR 

 Exterior walls will be constructed using the following materials: 
  

	 	1.	All walls are 12” split faced, architectural block on front and rear sides; rear wall to be 12” CMU painted. All block is insulated with foam insulation.
There are no metal panels. 

  

	 	2.	Office windows will be four box windows per bay of office area with bronze finish and glazed with 1” hermetically sealed, “Low E” insulating glass.

  

 22 

	 	3.	The office entranceway will be constructed 6’ wide double/aluminum framed doors glazed with tempered glass. Sidelights adjacent to this door will be 30”
glazed with insulated tempered glass, with transom above. 

  

	 	4.	All masonry walls will be constructed with horizontal reinforcing and control joints strategically placed. 

  

	 	5.	Eleven (11) 8’ x 10’ steel insulated, weather-stripped maximum highlift, motor operated overhead doors with steel jambs shall be provided at the loading
docks. 

  

	 	6.	One (1) 12’ x 14’ insulated, weather-stripped maximum highlift, manually operated overhead door with steel jambs shall be provided at the drive in
entrance. 

  

	F.	INTERIOR FINISHES 

  

	 	1.	The mezzanine office area will be open faced office space with no interior improvements. 

  

	 	(a)	Breakroom with a kitchen facility with seating for 15 people and windows to the inside and exterior, lower level. 

  

	 	(b)	Operations office for 20 people (1,200 SF) per plan, lower level. 

  

	 	(c)	Locker room with 30 locker capacity and two (2) shower stalls, lower level. 

  

	 	(d)	Lavatories: Lower level - six (6) lavatories, two (2) showers, kitchen and sink in breakroom. Upper level - five (5) toilets, four (4) lavatories,
two (2) urinals, two (2) janitorial closets. 

  

	 	2.	Floor Coverings: 

  

	 	(a)	The office-area floors will be carpeted using an allowance of $16.00 per square yard, installed. The base will be 4” vinyl core base. 

  

	 	(b)	The toilet room floors will be ceramic tile with ceramic tile base. 

  

	 	3.	Partitions and Wall Coverings: 

  

	 	(a)	In the office areas, exterior masonry walls will be lined with 1-1/2” Styrofoam and 5/8” drywall, taped and spackled. 

  

	 	(b)	Partitions within the office area will be constructed with 3-5/8” metal studs and 5/8” drywall, taped and spackled. 

 Partitions around toilet rooms, lunch room, conference room and storage area will be deck high and acoustically insulated. All other
partitions will be uninsulated and extend 10” above the ceiling (lower level). 
  

 23 

	 	(c)	Partition door frames will be hollow metal. Doors will be solid particle core wood with a stain grade, pre-finished birch face. Bolts, lever set and doorstop or other
appropriate hardware will be provided for each door, all finished in brushed chrome. 

  

	 	(d)	Exterior doors and frames in all masonry walls will be hollow metal with steel frames. 

  

	 	(e)	Toilet room walls will be finished with ceramic tile behind water closets and urinals. All walls to be ceramic tile and floors. 

  

	 	4.	Ceilings: 

  

	 	(a)	The ceilings in the offices will consist of exposed splines at 2’ x 4’ spacing and fissured mineral tiles. Toilet rooms to have painted drywall ceiling.

  

	 	5.	Toilet Accessories: 

  

	 	(a)	Toilet paper holders, grab bars (for the handicapped), and mirrors will be provided as required. 

  

	 	6.	Painting: 

 Painting shall
be done in accordance with the following schedule: 
  

	 	(a)	Miscellaneous iron-one (l) coat rust inhibitive primer and one (1) finish coat. 

  

	 	(b)	Steel doors - one (1) coat rust inhibitive primer – one (1) finish coat. 

  

	 	(c)	Structural steel joists and roof deck – unpainted. 

  

	 	(d)	Interior of exposed CMU walls - block filler and one (1) coat of latex paint. 

  

	G.	MECHANICAL DOCK BOARDS, DOOR SEALS AND HOISTS 

  

	 	1.	Furnish and install eleven (11) 6’ x 8’ mechanical dock boards manufactured by Kelly. They shall be furnished with weather-stripping, toe guards, safety
stops. 

  

	 	2.	Dock bumpers, shelters, and truck light will be installed on each of the eleven (11) truck doors. 

  

	H.	SPRINKLERS 

  

	 	1.	 The entire building is to be a building a wet pipe sprinkler system. In the storage portion of the building, a wet pipe system shall be installed.
System shall be

  

 24 

	 	 
designed based on minimum Factory Mutual requirements for an ordinary hazard sprinkler system using NFPA class 1.31 general storage. 

  

	 	2.	The sprinkler system shall be installed in accordance with NFPA and local code requirements. 

  

	I.	MECHANICAL 

  

	 	1.	Warehouse - HVAC: 

  

	 	(a)	Design and install an air rotation healing and ventilating system that will maintain an indoor temperature of 65° F at 0° outside temperature.

  

	 	(b)	Design and install a ventilating system for summer in the warehouse. 

  

	 	(c)	No ceiling fans are provided within this proposal because of aisleways. 

  

	 	2.	Plumbing: 

  

	 	(a)	Sanitary drainage system will be provided. 

  

	 	(b)	Storm drainage system, consisting of roof drains and underground drainage pipes to detention basins. 

  

	 	(c)	Domestic water service will be provided to buildings. 

  

	 	(d)	Cold and hot water supply system will be provided for water service complete with domestic hot water healer. 

  

	J.	ELECTRICAL 

  

	 	1.	An 800 Amp service wilt be provided from PE provided transformer including all necessary conduits, conductors stud connections as required by PE. Service will be
277/480 volt, 3 phase, 4 wire arranged for singled meter concept. 

  

	 	2.	Telephone Work: 

 Two
(2) 4” diameter conduits will be provided from the property line to building. 
  

	 	3.	Emergency Lighting: 

 All
emergency lighting will be by Code. 
  

	 	4.	Interior Manufacturing and Storage Lighting: 

  

	 	(a)	Lighting will utilize 400 watt metal halide luminaries to maintain 30 foot candles at 3’ above the floor in aisle areas and at loading. 

 

	 	(b)	Install eleven (11) Phoenix dock lights. 

  

 25 

	 	5.	Interior Office Lighting: 

  

	 	(a)	General office and private office lighting generally will be obtained by means of fluorescent lay-in fixture with acrylic prismatic lens. Fixtures are equipped with
ballast and OCTRON lamps. 

  

	 	6.	Exterior Site Lighting 

 The exterior will be illuminated by 400 watt, HPS fixtures mounted on the building walls and pole mounted fixtures in the parking areas as required. Light levels to be 1/2 a candle power minimum. Power provided for one sign on building and
one sign at entrance to property. Signs are at Lessee’s expense and subject to Township approval. 
  

	 	7.	Office Power: 

 Convenience outlets will be installed in accordance with Code. 
  

	 	8.	Manufacturing/Warehouse Power: 

 Convenience outlets will be installed on alternate interior columns in the warehouse. 
  

	 	9.	Security System: 

 Provide
a provide a programmable card key access at front and rear doors and at demising wall between warehouse and office. All security systems shall be at Lessee’s expense. 
  

	K.	ROOF SYSTEM 

 The roof
system that Lessor is delivering includes steel bar joists supported by steel columns and girders with metal decking sloped to rear. Roofing materials to be EPDM ballast roof. 6” gutters and leaders will be utilized to direct rain water off
roof. Metal coping will be used to cap top of masonry wall. The roof will be insulated for heat retention. 
  

	L.	DRAINAGE 

 Lessor to
install a perforated pipe, under drain around all perimeter walls as well as waterproofing all perimeter walls below grade. 
  

 26 

 EXHIBIT C 
 Sub-Subleased Premises 
  

 20 

 [SCHEMATIC DRAWING OF THE PREMISES] 
  

 21 

 [SCHEMATIC DRAWING OF THE PREMISES] 
  

 22 

 EXHIBIT D 
 Warehouse Premises and Office Premises 
  

 23 

 [SCHEMATIC DRAWING OF THE PREMISES] 
  

 24 

 [SCHEMATIC DRAWING OF THE PREMISES] 
  

 25 

 EXHIBIT E 
 Expansion Space 
  

 26 

 [SCHEMATIC DRAWING OF THE SPACE] 
  

 27 

 EXHIBIT F 
 Parking Plan 
 The parties shall mutually agree
as to the parking spaces to be allocated to Corporate Interiors following completion of the initial improvements being constructed by Tengion in the Sub-Subleased Premises. 
  

 28 

 EXHIBIT G 
 Bathroom Facilities 
  

 29 

 [SCHEMATIC DRAWING OF THE FACILITIES] 
  

 30 

 [SCHEMATIC DRAWING OF THE FACILITIES] 
  

 31 

			
		  	 Tengion, Inc.
 2900 Potshop
Lane, Suite 100
 East Norriton, PA 19403
 tel: (267) 960-4800
 fax: (610) 275-3754

 November 24, 2008 
 Norriton Business Campus, L.P. 
 c/o Tornetta Properties, Inc. 
 126 W. Germantown Pike 
 Norristown, PA 19401

 ATTENTION: Donald J. Tornetta 
  

	Re:	Amendment No. 2 to the Lease Agreement, Sub-sublease and Consent 

 Dear Don: 
 Reference is hereby made to that certain Lease Agreement dated as of February 1,
2006 by and between Norriton Business Campus, L.P. (“Landlord”) and Tengion, Inc. (the “Lease”), to that certain Sub-Sublease dated as of February 1, 2006 by and between Corporate Interiors, Inc. and Tengion, Inc. (the
“Sub-sublease”), and further to that certain Consent to Sub-Sublease Agreement dated as of February 1, 2006 by and among Norriton Business Campus, L.P., Tengion, Inc., Steelcase Financial Services, Inc. and Corporate Interiors, Inc.
(“Consent”). This letter agreement will confirm our agreement to amend the Lease, Sub-sublease and Consent as set forth herein. 
 Each of Paragraph 8(c) of the Lease, Paragraph 7(C)(i) of the Sub-sublease and Paragraph 7 of the Consent makes reference to a “Restoration Deposit,” as such term is defined in those documents. Contemporaneously with execution and
delivery of this letter Amendment No. 2, Tengion, Inc. has provided Landlord with an Irrevocable Standby Letter of Credit (“Letter of Credit”) from TD Bank, N.A. (“Bank”) in an amount to date of $1,193,808, which the parties
have agreed is the current proper principal sum of the Restoration Deposit, such sum being subject to further adjustment as set forth in the Lease and Consent. Upon commencement of the term of the Lease, the amount of the security deposit required
thereby, if provided in the form of a letter of credit, shall be added to the approved form Letter of Credit or shall be provided pursuant to a separate letter of credit on the same terms and conditions as the Letter of Credit. 
 The Letter of Credit is for a period of one year and renews automatically from year-to-year thereafter unless the Bank provides sixty (60) days’
written notice of non-renewal before the end of any one-year term of the Letter of Credit. The expiration date shall at all times be a date at least sixty (60) days after the end of the initial term or any extended term of the Lease, at which
time, provided Landlord has not presented the Letter of Credit for payment in whole or in part, Tengion, Inc. may terminate the Letter of Credit. 

 Norriton Business Campus, L.P. 
 Attn: Donald J. Tornetta 
 November 24, 2008 
 Page 2 of 3 
  

 The purpose of this Amendment No. 2 is further to confirm the agreement between the undersigned
that it shall be an Event of Default under the Lease, Sub-sublease and the Consent if, after Landlord has received notice from the Bank of non-renewal of the Letter of Credit, the undersigned has not provided satisfactory documentation to Landlord
no later than five (5) business days before any then current expiration date of the Letter of Credit, that such Letter of Credit has been renewed, replaced with a different, satisfactory letter of credit, or replaced with cash as set forth in
the Lease, Sub-sublease and/or Consent. If such an Event of Default occurs, the Landlord will be entitled to exercise all remedies including, without limitation, the right to present the Letter of Credit for immediate payment. 
 A correction is made to the Consent such that Tengion, Inc. is properly identified as a Delaware corporation, not a Pennsylvania corporation and Corporate
Interiors, Inc. is properly identified as a Pennsylvania corporation, not a Delaware corporation. 
 All other terms and provisions of the
Lease, as previously amended, the Sub-sublease and the Consent shall remain in full force and effect. 
 Please confirm that the foregoing
accurately sets forth our understanding by executing a copy of this letter in the space provided below and returning it to me. 
  

			
	Sincerely,
	
	Tengion, Inc.
		
	By:	 	/s/ Steven A. Nichtberger
		 	Steven A. Nichtberger
		 	CEO & President

  

			
	 Confirmed and agreed as of the date first set forth
 above:

	
	NORRITON BUSINESS CAMPUS, L.P.
	
	By Norriton Real Estate Corp., its general partner
		
	By:	 	/s/ Donald J. Tornetta
		 	Donald J. Tornetta, President

 Norriton Business Campus, L.P. 
 Attn: Donald J. Tornetta 
 November 24, 2008 
 Page 3 of 3 
  

 Agreed, accepted and intending to be legally bound: 
  

									
	STEELCASE FINANCIAL SERVICES, INC.:	 		 	CORPORATE INTERIORS, INC.
					
	By:	 	 	 		 	By:	 	 
		 	Name:	 		 		 	Name:
		 	Title:	 		 		 	Title:

  

	cc:	Frank Tornetta 

 Kenneth J.
Fleisher, Esquire 
 Matthew J. Swett, Esquire 
 Donald Bergmann 
 Gary L. SenderLease Agreement - Norriton Business Campus, L.P.

 Exhibit 10.4 
  
 LEASE AGREEMENT 
 BY AND BETWEEN: 
 NORRITON BUSINESS CAMPUS, L.P. 
 (“LESSOR”) 
 AND 
 TENGION, INC. 
 (“LESSEE”) 
 Dated: February 1, 2006 

 TABLE OF CONTENTS 
  

					
		  		  	Page
	1.	  	Parties	  	1
	2.	  	Demised Premises and Permitted Use	  	1
	3.	  	Term	  	1
	4.	  	Minimum Rent	  	1
	5.	  	Place of Payment	  	1
	6.	  	Agency	  	2
	7.	  	Termination of Lease	  	2
	8.	  	Security Deposit; Condition Precedent	  	2
	9.	  	Reserved	  	4
	10.	  	Consumer Notice	  	4
	11.	  	Inability to give Possession	  	4
	12.	  	Additional Rent	  	4
	13.	  	Affirmative Covenants of Lessee	  	5
	14.	  	Negative Covenants of Lessee	  	8
	15.	  	Lessor’s Rights:	  	13
	16.	  	Casualty	  	14
	17.	  	Miscellaneous Agreements and Conditions	  	16
	18.	  	Remedies of Lessor	  	17
	19.	  	Further Remedies of Lessor	  	18
	20.	  	CONFESSION OF JUDGMENT FOR MONEY	  	19
	21.	  	CONFESSION OF JUDGMENT FOR POSSESSION OF REAL PROPERTY	  	20
	22.	  	AFFIDAVIT OF DEFAULT; ISSUANCE OF WRIT	  	21
	23.	  	WAIVERS BY LESSEE OF ERRORS, RIGHT OF APPEAL, STAY, EXEMPTION, INQUISITION	  	21
	24.	  	RIGHT OF ASSIGNEE OF LESSOR	  	22
	25.	  	Remedies Cumulative	  	22
	26.	  	Condemnation	  	22
	27.	  	Subordination	  	22
	28.	  	Notices	  	23
	29.	  	Lease Contains all Agreements	  	24
	30.	  	Heirs and Assignees	  	24
	31.	  	Headings no part of Lease; Interpretation	  	24
	32.	  	Minimum Rental	  	25
	33.	  	Option to Renew	  	26
	34.	  	Late Charge	  	27
	35.	  	Agency	  	27

  

 i 

					
	36.	  	Taxes	  	27
	37.	  	Fire and Extended Coverage Insurance	  	28
	38.	  	Liability and Property Damage Insurance	  	29
	39.	  	Signs	  	30
	40.	  	Common Area Maintenance	  	30
	41.	  	Licenses and Permits	  	32
	42.	  	Roof, Laterals and Outside Equipment	  	32
	43.	  	Utilities and Maintenance	  	33
	44.	  	Sprinkler	  	35
	45.	  	Hazardous Materials	  	35
	46.	  	Pest Control	  	37
	47.	  	Security Systems	  	37
	48.	  	Outside Storage	  	37
	49.	  	Lessor’s Liability	  	37
	50.	  	Estoppel Certificate	  	37
	51.	  	Non-Foreign / OFAC Certification	  	38
	52.	  	Quiet Possession	  	38
	53.	  	Lessee’s Remedies	  	38
	54.	  	Short Form of Lease	  	39
	55.	  	Parking	  	39
	56.	  	Time	  	39
	57.	  	Submission	  	39

  

 ii 

 LEASE AGREEMENT 
 This Agreement, MADE and effective as of the 1st day of February 2006. 
 1. Parties. By and between Norriton Business Campus, L.P., a Pennsylvania limited partnership, with an address at 126 W. Germantown Pike, East Norriton, PA 19403, (hereinafter called Lessor), of
the one part, and Tengion, Inc., a Delaware corporation, with an address at 2200 Renaissance Boulevard, Suite 150, King of Prussia, PA 19406, Federal I.D. #20-0214813 (hereinafter called Lessee), of the other part. 
 2. Demised Premises and Permitted Use. WITNESSETH THAT: Lessor does hereby demise and let unto Lessee all that certain free
standing 80,005 square foot building (“Building”) on approximately 5.88 acres in the Norriton Business Campus. The Demised Premises is more particularly described in Exhibit “A” attached hereto and made a part hereof. The Demised
Premises contains that portion of the Building which Lessee has previously occupied under a Sub-Sublease Agreement with Corporate Interiors of Delaware, Inc., dated May 1, 2003 (“CI Sublease”), provided that, under the Sub-Sublease,
Lessee has the right to expand and sub-sublease the entire Demised Premises. The address of the Demised Premises is 2900 Potshop Lane, in the Township of East Norriton, County of Montgomery, Commonwealth of Pennsylvania. Lessee shall use and occupy
the Demised Premises only as office and administrative, office and conference space, warehouse (related only to the other permitted uses), laboratory, and clean room processing space, and for no other purpose whatsoever. Lessee’s right to use
the Demised Premises shall in any event be subject to all applicable laws and governmental rules and regulations. Tenant shall have access to the Premises 24 hours per day, 7 days per week throughout the Term. 
 3. Term. The term (“Term”) of this Lease shall be five (5) years, beginning the first day of March, 2011 (the
“Commencement Date”) and ending the 29th day of February, 2016 (the “Termination Date”). Each year of the Term (March 1 - February 28/29) is known as a “Lease Year.” In the event the Term is extended as provided herein,
all extension periods will be considered as part of the “Term.” 
 4. Minimum Rent. The minimum rental
(“Minimum Rent”) is set forth in Paragraph 32 of this Lease Agreement and is payable in monthly installments in advance during the Term on the first day of each month, beginning from the first day of March, 2011. 
 5. Place of Payment. All rent, whether Minimum Rent or additional rent (together, the “Rent”) or any other sums due or
payable from Lessee to Lessor, shall be payable without prior notice or demand at the office of Norriton Business Campus, L.P., 126 W. Germantown Pike, Norristown, PA 19403, or at such other place as Lessor may from time to time designate by notice
in writing. 
  

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 6. Agency. It is hereby expressly agreed and understood that Tornetta Realty Corp.
(“Agent”) is acting as agent only and shall not in any event be held liable to the owner or to Lessee for the fulfillment or non-fulfillment of any of the terms or conditions of this Lease, or for any action or proceedings that may be
taken by the owner against Lessee, or by Lessee against the owner. Lessee acknowledges Agent has made no representations or warranties to Lessee concerning the Demised Premises, the Building or this Lease and Lessee’s execution of this Lease is
not based upon any reliance by Lessee on any information provided by Agent. 
 7. Termination of Lease. 
 a. The Term of this Lease will automatically terminate on the Termination Date without further notice unless Lessee timely
exercises its option to renew set forth in Paragraph 33. 
 b. The renewal of this Lease is governed by Paragraph
33. In the event Lessee does not exercise the option to renew as provided in Paragraph 33, and holds over in the Demised Premises after the termination of this Lease, Lessee’s occupancy shall be at will. No further notice to vacate or terminate
shall be required and Lessee shall vacate promptly upon demand. 
 c. Minimum Rent during any holdover by Lessee
past the expiration of the Term (as same may be timely extended) shall be 150% of the Minimum Rent on the last month of the Term. All other terms and conditions of this Lease shall otherwise remain binding and in full force and effect. 

d. Commencing on the Commencement Date, all powers granted to Lessor by this Lease may be exercised and all obligations
imposed upon Lessee by this Lease shall be binding during the Term and any extended Term of this Lease and, in any event, for so long as Lessee occupies the Demised Premises, in whole or in part. 
 8. Security Deposit; Condition Precedent. 
 a. The security deposit for this Lease shall be in the form of cash or a site-draft Irrevocable Letter of Credit from a
reputable bank in a reasonably acceptable form in the amount of Nine Hundred Seventy Eight Thousand Dollars ($978,000.00), (the “Security Deposit”) as such amount may be adjusted as set forth below. The Letter of Credit must provide that
it may be presented for payment at a bank office in Montgomery County, PA. Said Security Deposit shall be provided to Lessor by Lessee on or before the Commencement Date of the Term and renewals thereof, as appropriate, shall be provided no later
than thirty days before the commencement of each Lease Year. All bank charges associated with maintaining the Irrevocable Letter of Credit, if any, shall be paid by Lessee; provided, however, Lessee shall only be obligated to pay the costs incurred
with respect to an assignment of the Letter of Credit to a successor Lessor one time during the Term hereof. Failure to provide the Letter of Credit or renewals on a timely basis shall be an event of default under this Lease Agreement. 

 

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 b. In the event the Security Deposit is in the form of cash deposited by
Lessee, Lessor shall deposit same in a separate interest bearing money market escrow account with a nationally recognized financial institution bearing interest (interest to follow the Security Deposit). Lessor shall provide to Lessee in writing the
name of such institution and the account number and all interest accruing thereon shall be deemed a part of the Security Deposit. 
 c. (i) Throughout the Term of this Lease and prior to its commencement, the principal amount of the Security Deposit shall be increased to cover the cost of restoring the Demised Premises to its condition
on the date of execution of the CI Sublease. The amount of the Security Deposit shall be increased each time Lessee is required to obtain a permit or approval for any improvements or renovations to the Demised Premises. Said increased amount
(“Restoration Deposit”) shall be added to and made a part of the Security Deposit and shall be determined within ninety (90) days following the date of approval of final construction drawings for Tengion’s initial improvements to
the Demised Premises, as described in the CI Sublease, which CI Sublease shall be for a term expiring on the Commencement Date of the Term of this Lease, and thereafter as additional improvements requiring a permit or approval, if any, are made. If
the parties hereto are unable to agree as to the cost of such restoration, each party shall engage the services of a reputable contractor to provide simultaneously to each of the parties independent estimates as to the cost of restoration and if the
estimates are within ten percent (10%) of the larger estimate, the average of the two estimates shall be deemed to be the cost of restoration. If the difference between the two estimates is greater than ten percent (10%) of the larger
estimate, then the two contractors shall choose a mutually acceptable third contractor who shall prepare its estimate which shall be delivered simultaneously to each of the parties and the average of the third estimate and the next closest (greater
or smaller) estimate shall be deemed the cost of the restoration. Costs of the third contractor shall be divided equally between the parties. Upon determination of said amount, Lessee and Lessor shall execute a Memorandum setting forth the agreed,
higher amount of the Security Deposit and Lessee shall immediately pay or effect such increase. 
 (ii) Further
notwithstanding the foregoing, if, during the Term of this Lease, Lessor reasonably believes the costs of restoration may exceed the portion of the Security Deposit constituting the Restoration Deposit, then Lessor may request same be increased by
its reasonable estimation. Should Lessee dispute the requested increase, then the parties will use the dispute resolution mechanism described in subparagraph (i), above. 
 d. The waiver by Steelcase Financial Services, Inc. and CI of their rights to renew their respective existing lease and
sublease, respectively, for all or any portion of the Building, and execution of the CI Sublease, are both conditions precedent to this Lease being effective. If such waiver and sublease are, for any reason, not executed, made effective and
delivered to Lessor by an outside date of December 31, 2005, then either party may at any time thereafter prior to the delivery of such waivers and CI Sublease, terminate this Lease Agreement by notice to the other. 
  

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 e. If Lessee is not in default at termination of the Term and Lessee timely
fulfills all obligations relative to vacating and restoring the Demised Premises and leaving same in the condition required by this Lease, then Lessor will return the original letter of credit constituting the Security Deposit (“Letter of
Credit”) (together with all amendments, addendum and assignments) for termination as soon as possible following such termination and in no event later than thirty (30) days following the Termination Date. The Letter of Credit (or renewal
thereof) shall be effective until at least sixty (60) days after the last day of the Term or any extended Term. 
 9.
Reserved. 
 10. Consumer Notice. Lessor and Lessee acknowledge that they have received the Consumer Notice as
adopted by the State Real Estate Commission at 49 Pa. Code §35.366. Lessee acknowledges that one or more of the equitable owners of the Demised Premises is a licensed real estate salesman or broker in the Commonwealth of Pennsylvania.

 11. Inability to give Possession. It is understood that on the Commencement Date of the Term, Lessee will already be
the occupant and sublessee of the Demised Premises under the CI Sublease. Accordingly, Lessee shall bear all risk of possession of the Demised Premises under this Lease and Lessor shall have no liability of any kind, nor shall Lessee have any right
to seek damages or claims against Lessor, if Lessee is unable for any reason whatsoever to take possession on the first day of the Term. To the contrary, the terms and conditions of this Lease shall be deemed effective nonetheless. 
 12. Additional Rent. 
 a. Damages and Costs upon Default. Subject to the waivers contained in this Lease, if any, Lessee agrees to pay as rent in addition to the Minimum Rent any and all sums which may become due by
reason of the failure of Lessee to comply with all of the covenants of this Lease and any and all actual damages, costs and expenses which Lessor may suffer or incur by reason of any default of Lessee or failure on Lessee’s part to comply with
the covenants of this Lease, including reasonable attorney fees, and also any and all damages to the Demised Premises caused by any act or neglect of Lessee. 
 b. Fire Insurance. Lessee further agrees to pay to Lessor as additional rent all fire and extended coverage insurance
premiums upon the Demised Premises and/or the Building and all other cots for insurance on the Demised Premises and Building which Lessor maintains under this Lease. 
 c. Water Rent. Lessee further agrees to pay as additional rent all charges for water consumed upon the Demised
Premises and all charges for repairs to the water meter or meters on the Demised Premises, whether such repairs are made necessary by ordinary wear and tear, freezing, hot water, accident or other causes, immediately when the same become due.

  

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 d. Sewer Rent. Lessee further agrees to pay as additional rent all
sewer rental or charges for use of sewers, sewage system, and sewage treatment works servicing the Demised Premises immediately when the same become due. Lessee is solely responsible for purchasing or otherwise obtaining the right to use a
sufficient number of equivalent dwelling units (“EDU’s”) for Lessee’s use. Neither this Lease nor Lessee’s obligations hereunder are in any way contingent on the availability of sewer capacity for Lessee’s permitted
use. Lessor currently owns seven (7) EDU’s all of which are allocated to the Building. In the event Lessee’s use of the Demised Premises requires the use of more EDU’s than are allocated to the Building as of the date of this
Lease, or if Lessee increases the size of the Building, requiring additional EDU’s to be allocated, Lessee will reimburse Lessor at Lessor’s cost, plus a reasonable administrative fee, for any additional EDU’s used by Lessee. If not
otherwise made available by Lessor for purchase by Lessee, Lessor agrees to cooperate with Lessee (at no cost to Lessor) in obtaining EDU’s from the appropriate authority if more than seven (7) total EDU’s are at any time required. In
the event Lessor agrees to sell EDU’s to Lessee, the cost to be paid by Lessee for such EDU’s shall be the actual cost Lessor incurred to acquire same as reasonably documented by Lessor. 
 13. Affirmative Covenants of Lessee. Lessee covenants and agrees that Lessee will without demand: 
 a. Payment of Rent. Pay the Rent and all other charges herein reserved as Rent at the times and at the place that the
same are payable, without fail; and if Lessor shall at any time or times accept said Rent or rent charges after the same shall have become delinquent, such acceptance shall not excuse delay upon subsequent occasions, or constitute or be construed as
a waiver of any of Lessor’s rights. Lessee agrees that any charge or payment herein reserved, included, or agreed to be treated or collected as Rent and/or any other charges, expenses, or costs herein agreed to be paid by Lessee to Lessor may
be proceeded for and recovered by Lessor by legal process in the same manner as Rent due and in arrears. 
 b.
Cleaning, Repairing, etc. Keep the Demised Premises clean and free from all ashes, dirt and other refuse matter; replace all glass windows, doors, etc., which may at any time be broken; keep all waste and drain pipes open; repair all damage
to plumbing, plumbing fixtures, electrical system and fixtures and to the Demised Premises in general; keep the same in good order and repair as they are now and after completion of any approved renovations or modifications, reasonable wear and tear
excepted. Upon expiration or sooner termination of the Term for any reason, Lessee agrees to surrender the Demised Premises in the same condition in which Lessee has herein agreed to keep the same during the continuance of this Lease. 
 c. Requirements of Public Authorities. Comply with any requirements of any of the constituted public authorities, and
with the terms of any State or Federal statute or local ordinance or regulation applicable to Lessee or its particular use or manner of use of the Demised Premises, and save Lessor harmless from penalties, fines, costs or damages resulting from
failure so to do. 
  

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 d. Fire. Use every reasonable precaution against fire. 
 e. Rules and Regulations. Comply with reasonable rules and regulations of Lessor promulgated as hereinafter provided;
provided, however, no such rules and regulations shall interfere with Lessee’s permitted use of the Demised Premises. 
 f. Surrender of Possession. Peaceably deliver up and surrender possession of the Demised Premises to Lessor at the expiration or sooner termination of this Lease, promptly delivering to Lessor at
Lessor’s office all keys for the Demised Premises. 
 g. Financial Statements. Provide the most
recent, available annual, audited financial statements to Lessor within fifteen (15) days after request or, in the absence of request, within one hundred fifty (150) days after the end of Lessee’s fiscal year. Lessee shall also
provide interim cash balance reports within fifteen (15) days after Lessor’s request. 
 h. Notice
of Fire, etc. Give to Lessor prompt, written notice of any accident, fire or damage occurring on or to the Demised Premises. 
 i. Agency on Removal. Lessee agrees that if, with the permission in writing of Lessor, Lessee shall vacate or decide at any time during the Term, or any renewal hereof, to vacate the Demised
Premises prior to the expiration of the Term, including renewals, Lessee will not cause or allow any agent to represent Lessee in any subletting or reletting of the Demised Premises other than an agent approved by Lessor. Should Lessee do so or
attempt to do so, Lessor may remove any signs placed on or about the Demised Premises by such other agent without any liability to Lessee or to said agent. Lessee assumes all responsibility for such action. 
 j. Indemnification. 
 (i) Lessee will and does hereby indemnify Lessor and save Lessor and Lessor’s agents, partners, members, managers, employees, directors and officers (“Lessor Indemnified Parties”) harmless
from and against any and all claims, actions, demands, damages, liabilities, judgments, orders, fines, penalties, costs and expenses (including court costs and reasonable attorneys’ and other professionals’ fees) in connection with loss of
life, personal or bodily injury or damage to property arising out of events occurring in the Demised Premises during the Term or occasioned wholly or in part by any (1) breach of this Lease by Lessee, (2) the use or occupancy of the
Demised Premises, (3) any breach of Lessee’s obligations under Paragraph 45, below, or (4) any negligence or willful acts of Lessee, its agents, contractors, invitees, customers or employees, but not to the extent such claims, etc.,
arise out of the gross negligence or intentional misconduct of Lessor. Should any action or proceeding be brought against Lessor Indemnified Parties by reason of any such claim, Lessee, upon notice from Lessor, covenants at Lessee’s cost and
expense to resist or defend such action or proceeding or to cause it to be resisted or defended by an insurer with counsel reasonable acceptable to Lessor. 
  

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 (ii) Lessor and Lessor’s agents, servants and employees shall not be
liable for, and Lessee hereby releases and relieves Lessor Indemnified Parties from all liability in connection with any and all loss of life, personal injury (excluding liability arising from gross negligence of Lessor), damage to or loss of
property, or loss or interruption of Lessee’s business) arising out of any event occurring in or on the Demised Premises during the Term unless caused by Lessor’s gross negligence or willful misconduct, including, without limitation:

 (1) any fire, other casualty, accident, occurrence or condition in or upon the Demised Premises or Building;

 (2) any defect in or failure of (A) plumbing, sprinkling, electrical, heating or air conditioning
systems or equipment, or any other systems or equipment of the Demised Premises and Building, and (B) the stairways, railings, latches, openings or walkways of the Demised Premises or Building. Lessor is not responsible to make regular
inspections of the Building or Demised Premises and, in the absence of notice, Lessor shall not be held responsible for not making repairs required to be made by Lessor, if any; 
 (3) any steam, gas, oil, water, rain or snow that may leak into, issue or flow from any part of the Demised Premises or the
Building from the drains, pipes, plumbing, sewer or other installations of same, or from any other place or quarter; 
 (4) the breaking or disrepair of any installations or equipment; 
 (5) the falling of any fixture or
wall or ceiling materials; 
 (6) broken glass; 
 (7) latent or patent defects; 
 (8) the exercise of any rights by Lessor under the terms and conditions of this Lease; 
 (9) failure of water supply, light, power, electric wiring, plumbing or machinery, wind, lightning, storm or any other cause whatsoever unless arising from Lessor’s, or Lessor’s agent’s,
gross negligence; 
 (10) any acts or omissions of other persons; or 
 (11) theft, act of God, public enemy, injunction, riot, strike, insurrection, war, court order or any order of any
governmental authorities having jurisdiction over the Demised Premises. 
  

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 14. Negative Covenants of Lessee. As a condition precedent to any of the following
actions being effective or valid, Lessee covenants and agrees that Lessee will do none of the following things without first obtaining Lessor’s consent in writing at no cost to Lessor, including, without limitation, Lessor’s reasonable
attorney fees. 
 a. Use of Demised Premises. Occupy or permit the use of the Demised Premises in any
other manner or for any other purpose than as above set forth, nor allow there to occur any events on the Demised Premises or allow the escape from the Demised Premises of any offensive odors, noise or emissions, which may constitute a nuisance or
otherwise adversely affect the quiet enjoyment of other tenants or occupants in the Park (as defined below). 
 b. Assignment and Subletting.  
 i. Assign, sell, transfer, pledge, mortgage, hypothecate or
sublease (any, a “Transfer”) any of the Demised Premises or Building at any time and from time to time, or permit any other person, firm or company to occupy the Demised Premises, or any part thereof, unless Lessee first obtains
Lessor’s, and Lessor’s mortgagee’s (if required by the terms of any mortgage encumbering the Demised Premises or the Building) prior, written consent. The sale or Transfer of more than 49% of the outstanding stock or other equity
interests in Lessee, or the sale or transfer of all or substantially all of Lessee’s assets, shall be deemed an assignment for purposes of this clause; provided, however, this Section 14(b) shall not apply (A) in the event of any
properly registered public offering and sale of stock in Lessee conducted in accordance with all applicable securities laws, (B) to transfers of stock in Lessee among existing shareholders, their families and heirs and trusts for the benefit of
such shareholders, (C) to the transfer of stock in Lessee on a publicly traded exchange, (D) to any original issuance of capital stock the primary purpose of which is to provide investment capital to the Lessee, (E) to acquisition of
all or any portion of the outstanding securities or ownership interests of Lessee by merger, consolidation or otherwise where the acquiring person or entity has greater net assets than Lessee’s net assets as of December 31, 2005 or
(F) to the sale of all or substantially all of the assets of Lessee (including this Agreement) related to the business of Lessee conducted at the Premises to a purchaser with greater net assets than Lessee as of December 31, 2005, provided
the purchaser agrees in writing to be bound by the terms and conditions of this Lease. Upon execution and delivery of a sublease, Lessee shall provide a copy thereof to Lessor. Transfers between Lessee and any subsidiary, affiliate, related entity,
or other entity that controls, is controlled by, or is under common control with Lessee, shall not be deemed Transfers requiring the prior, written consent of Lessor, provided, in any such case, Lessee shall give Lessor at least thirty
(30) days prior, written notice of the proposed Transfer, together with copies of all agreements pertaining thereto. No Transfer shall be deemed to release Lessee from any of Lessee’s duties or obligations under this Lease. 
 ii. If Lessee proposes a Transfer, Lessee shall first give written notice of its intent to Lessor, setting forth the target
date for the proposed Transfer, its nature (assignment, sublease, transfer of assets, stock transfer, etc.), the amount of space involved in the case of a

  

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sublease, the identity of the transferee, the space involved, plans for layout and partitioning of space in the case of any sublease and the proposed use, if other than the permitted use. Lessee
shall provide to Lessor such financial statements and other information reasonably requested by Lessor, a history of the business experience of such proposed assignee, transferee or subtenant and a copy of the proposed assignment or sublease,
pursuant to which such assignee or subtenant shall assume all obligations on Lessee’s part to be performed hereunder and an agreement to observe all of the terms, provisions, covenants, conditions and agreements of this Lease, all of which
information may be considered by Lessor in connection with its approval or rejection of the Third Party Transfer. The proposed Transfer shall be subject to Lessor’s approval, which shall not be unreasonably withheld, delayed or conditioned.
Lessor shall respond to Lessee requests within thirty (30) days after receipt of Lessee’s request accompanied by all information required herein. Lessee shall pay Lessor all reasonable costs or expenses incurred by Lessor, including
attorney fees and administrative fees, in connection with reviewing any request for Transfer. 
 iii. In the
event of any approved assignment or subletting, Lessee shall promptly pay to Lessor the following (referred to herein as “Excess Rent”): (A) in the event of a subletting, the difference between the Rent and additional rent paid by
such subtenant on a monthly basis and the amount of Rent or additional rent due for such month pursuant to this Lease on account of the space sublet; and (B) in the event of an assignment (except in the event of the sale of Lessee’s
business) all money paid by any assignee in consideration of an assignment. Any Excess Rent payments shall be net of Lessee’s Transfer Expenses (herein so called), defined as the following: (i) the reasonable out-of-pocket costs and
expenses incurred by Lessee in making the sublease, such as broker’s fees, advertising fees, and attorney fees, and (ii) the cost of improvements or alterations made by Lessee expressly for the purposes of preparing the Demised Premises
for such subtenant, not to exceed $0.25 per square foot. 
 iv. In the case of any assignment of this Lease, the
assignee shall assume, by written instrument, all of the obligations of Lessee as provided by this Lease, and an original executed counterpart of such assumption agreement shall be furnished to Lessor within ten days after the effective date of the
assignment. Any sublease shall expressly acknowledge that said sublessee’s rights against Lessor shall be no greater than those of Lessee. 
 v. Notwithstanding any assignment or sublease, Lessee and each assignee or transferee shall be and remain liable for the observance of all the covenants and provisions of this Lease, including, but not
limited to, the payment of Minimum Rent and Additional Rent reserved herein, through the entire Term, as the same may be renewed, extended or otherwise modified. 
 vi. Further, in any event, the acceptance by Lessor of any Rent from the assignee or from any of the sublessees or the
failure of Lessor to insist upon a strict performance of any of the terms, conditions and covenants herein shall not release Lessee herein, nor any assignee or sublessee, from any and all of the obligations to be performed by it in accordance
herewith during and for the entire Term. 
  

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 c. Signs. Subject to the provisions of Paragraph 39, place or allow
to be placed any stand, booth, sign or show case upon the doorsteps, vestibules or exterior walls or pavements of said Demised Premises, or paint, place, erect or cause to be painted, placed or erected any sign, projection or device on or in any
part of the Demised Premises. Lessee shall remove any sign, projection or device painted, placed or erected, if permission has been granted and restore the walls, etc. to their former conditions, at or prior to the expiration of this Lease. In case
of the breach of this covenant (in addition to all other remedies given to Lessor in case of the breach of any conditions or covenants of this Lease) Lessor shall have the privilege of removing said stand, booth, sign, show case, projection or
device, and restoring said walls, etc. to their former condition, and Lessee, at Lessor’s option shall be liable to Lessor for any and all expenses so incurred by Lessor. 
 d. Alterations/Improvements. Not make any alterations or improvements to the Demised Premises except in accordance
with the following provisions: 
 i. In connection with any proposed construction, alterations or improvements to
the Demised Premises costing in the aggregate in excess of Fifty Thousand Dollars ($50,000.00), or in the event of any proposed construction, alterations or improvements which would require issuance of a permit, before and as a condition precedent
to Lessee’s right to undertake same, Lessee shall deliver to Lessor for review and approval, preliminary plans and specifications (the “Design Development Documents”) for the proposed work (the “Work”). Lessor shall review
the Design Development Documents and notify Lessee in writing of any comments thereon, and any proposed revisions thereto, within ten (10) business days after receipt provided, however, Lessor shall not be permitted to reject any element of the
Design Development Documents which is generally consistent with the structural and building systems and existing improvements in the Demised Premises; further provided that if the proposed construction, alterations or improvements require consent
from Lessor’s mortgagee, Lessor may have such additional time to seek and obtain such consent as may be required, but, in such case, Lessor will diligently pursue obtaining its mortgagee’s consent in a timely fashion. Lessee shall pay the
reasonable fees of Lessor’s architect, engineer or other professional to review the Design Development Documents in an amount not to exceed $5,000.00. Lessor’s failure to deliver written comments and revisions on a timely basis shall be
deemed as Lessor’s approval of the Design Development Documents. Lessee shall not be required to submit to Lessor for approval the Design Development Documents for work which costs less than Fifty Thousand Dollars ($50,000) in the aggregate or
which do not require the issuance of a permit, and Lessee shall not be required to obtain Lessor’s consent to perform same. Likewise, changes to the plans which do not materially alter such plans and which are implemented due to field
conditions, to correct deficiencies in design or construction or to further implement the intended design of the Improvements may be undertaken without prior approval of Landlord, but shall be included in as-built plans and/or redlined plans
delivered to Landlord following completion of the Improvements. Upon completion of Lessor’s review of the Design Development Documents, Lessor shall advise Lessee whether Lessor will require removal of the improvements at the end of the Term
failing which Lessee shall not be required to remove same. 
  

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 ii. Representatives of both parties shall promptly make themselves available
to discuss and resolve any such comments or revisions, and such documents shall promptly be revised by Lessee to incorporate any agreed upon changes. In the event the parties cannot reach agreement and resolve all disputed matters relating to any
such documents, the parties shall promptly meet and confer and negotiate in good faith to reach agreement on any disputed matters. 
 iii. Before commencing construction or performance of the Work, Lessee will provide Lessor with final design and engineering plans and specifications (the “Construction Documents”) which
describe the Work and are based on the approved Design Development Documents; provided, however, sealed construction documents shall not be required to be delivered and approved if same are not required to obtain any applicable permit required to
perform such work. Lessor promptly shall review the Construction Documents and notify Lessee in writing of any disapproval thereof within fifteen (15) business days thereafter if and to the extent the Construction Documents materially differ
from the Design Development Documents previously approved or deemed approved. Representatives of both parties promptly shall make themselves available to discuss and resolve any such comments or revisions, and such documents shall promptly be
revised by Lessee to incorporate any agreed upon changes. In the event the parties cannot reach agreement and resolve all disputed matters relating to any such documents, the parties promptly shall meet and confer and negotiate in good faith to
reach agreement on any disputed matters. Lessee shall also deliver to Lessor the “sealed” construction drawings, being the construction drawings stamped with approval of the Commonwealth of Pennsylvania’s Department of Licenses and
Inspections if so required by applicable law to perform the work. Upon completion, Lessee shall give Lessor a complete set of as-built plans. 
 iv. All applications for permits and approvals relative to construction of the Work will be based solely upon the approved Construction Documents and will be at Lessee’s sole cost and expense.
Lessee’s obligations under the Lease are in no way contingent upon such approvals or upon construction or completion of the Work. 
 v. Lessor’s approval of or permission for any improvements, alterations, plans and/or working drawings shall create no responsibility or liability on the part of Lessor for the completeness, design
sufficiency or compliance with applicable codes, laws, rules or regulations. 
 vi. All alterations,
improvements, additions, repairs and all other property attached to or used in connection with the Building or any part thereof made or installed on the Demised Premises by or on behalf of Lessee shall immediately upon completion or installation
thereof be and become part of the Building and the property of Lessor without payment therefor by Lessor and shall be surrendered to Lessor upon the expiration or earlier termination of the

  

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Term of this Lease; provided that Lessee may remove its trade fixtures, personal property and equipment if Lessee repairs any damage caused by such removal and restores the Demised Premises to
substantially the same condition as prevailed before installation of the removed trade fixture. 
 vii. All
alterations, improvements or additions shall be made only in conformity with all applicable laws, ordinances and regulations and subject to the approval of the public authorities and in compliance with the requirements of the Board of Fire
Underwriters or other organization of like character and after all necessary and proper permits and authorizations therefor have been obtained. Lessor reserves the right to require Lessee to remove its alterations, improvements or additions at the
end of the Term of this Lease except as such right may be waived pursuant to 14(d)(i) above. 
 viii. Lessee will
not permit to be created or to remain undischarged any lien, encumbrance or charge or notice of lien, hereinafter collectively called “Lien,” arising out of any work done or materials or supplies furnished by any contractor, subcontractor,
mechanic, laborer or materialman, hereinafter collectively called “Contractor,” by or for Lessee, which might become a Lien upon the Demised Premises. If any such Lien shall be filed against the Demised Premises, Lessee, within thirty
(30) days after demand from Lessor, shall cause the lien to be discharged of record. If Lessee fails to have the Lien discharged within thirty (30) days, Lessor, in addition to any other right or remedy Lessor may have, may, but shall not
be obligated to, discharge the Lien by deposit or bonding proceedings. Any amount paid by Lessor and all costs and expenses, including attorneys fees, incurred by Lessor shall constitute additional rent payable by Lessee under this Lease and shall
be paid by Lessee to Lessor on demand. 
 ix. if the cost of any Work equals or exceeds $25,000, then, prior to,
and as a condition precedent to the commencement of any Work or the delivery of any materials to the Demised Premises by a contractor, Lessee shall deliver to Lessor such contractor’s recorded waiver of lien. No improvements, renovations or
other alterations to the Demised Premises shall in any event be deemed made for Lessor’s benefit. 
 x.
Lessee understands further that Lessee’s proposed construction or alterations, etc., may require the approval of Lessor’s mortgagee; if so, such written approval shall be a condition precedent to Lessee making such alterations, etc.

 e. Machinery. Use or operate any machinery that, in Lessor’s reasonable opinion, is harmful to the
Building or disturbing to other Lessees occupying other parts thereof. 
 f. Weights. Place any weights in
any portion of the Demised Premises beyond the safe carrying capacity of the structure. 
  

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 g. Fire Insurance. Do or suffer to be done, any act, matter or thing
objectionable to the fire insurance companies whereby the fire insurance or any other insurance now in force or hereafter to be placed on the Demised Premises, or any part thereof shall become void or suspended, or whereby the same shall be rated as
a more hazardous risk than at the date of execution of this Lease unless Lessee agrees to pay to Lessor as additional rent any and all increase or increases of premiums on insurance carried by Lessor on the Demised Premises, or any part thereof, or
on the building of which the Demised Premises may be a part, caused in any way by the occupancy of Lessee. Lessee agrees to follow the reasonable recommendations of any insurance carrier. 
 h. Removal of Goods. Remove, attempt to remove or manifest an intention to remove Lessee’s goods or property from
or out of the Demised Premises otherwise than in the ordinary and usual course of business, without having first paid and satisfied Lessor for all Rent and additional rent which may become due during the entire Term of this Lease. 
 i. Vacate. Vacate or desert the Demised Premises during the Term of this Lease, or permit same to be empty and
unoccupied. 
 15. Lessor’s Rights: Lessee covenants and agrees that Lessor shall have the right to do the following
things and matters in and about the Demised Premises: 
 a. Inspection of Demised Premises. At all
reasonable times upon no less than twenty-four (24) hours advance notice to Lessee during normal business hours and while being accompanied by an authorized employee of Lessee, Lessor by itself or Lessor’s duly authorized agents to go upon
and inspect the Demised Premises and every part thereof subject, however, to Lessee’s security protocol and confidentiality requirements as may be implemented from time to time and provided further Lessor shall have no right to enter and/or
inspect the following areas of the Demised Premises: any clean room processing area (provided that to the extent any such area has a window, Lessor may visually inspect such room or space through such window). 
 b. Rules and Regulations. At any time or times and from time to time make such reasonable rules and regulations as may
be necessary or desirable for the safety, care and cleanliness of the Demised Premises and/or of the Building and of any personal property contained therein and for the preservation of good order; provided, however, that no such rules and
regulations shall interfere with the conduct of Lessee’s business as intended. Such rules and regulations shall, when communicated in writing to Lessee, form a part of this Lease. 
 c. Sale or Rent Sign. Prospective Purchasers or Lessees. To display a “For Sale” sign at any time, and also,
unless Lessee timely exercises its option to renew, or otherwise at anytime within nine months prior to the expiration of the Term, a “For Rent” sign, or both “For Rent” and “For Sale” signs; and all of said signs shall
be placed upon such exterior part of the Demised Premises as Lessor may elect and may contain such matter as Lessor shall require. 
  

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 d. Discontinue Facilities or Services. Discontinue, at any time, any
or all facilities furnished and services rendered by Lessor not expressly covenanted for in this Lease or required to be furnished or rendered by law, it being understood that they constitute no part of the consideration for this Lease. A list of
the services currently provided by Lessor at Lessor’s discretion is attached as Exhibit “15(d).” Lessor may at any time choose to discontinue any such services without affecting either party’s other duties, rights or obligations
under this Lease. 
 16. Casualty. 
 a. Repair or Rebuild.  
 i. In the event the Demised Premises are totally destroyed or so damaged by fire or other casualty that Lessee, in its reasonable determination, is not able to produce its product in the normal course of
business in compliance with all FDA and other governmental regulations (as reasonably determined by Lessee) and, in either case, if in the reasonable opinion of a licensed architect retained by Lessor and reasonably acceptable to Lessee, the same
cannot be repaired and restored to the extent of Lessor’s obligation to rebuild, as set forth below, within one (1) year from the happening of such injury (a “Major Casualty”), this Lease shall absolutely cease and terminate, and
the Rent shall abate for the balance of the Term. Lessor will advise Lessee of Lessor’s determination whether to repair or rebuild within sixty (60) days after the occurrence of the Major Casualty. 
 ii. If the damage be only partial and such that Lessee shall be able to produce its product in the normal course of business
in compliance with all FDA and other governmental regulations from the Demised Premises (as reasonably determined by Lessee) and the balance of the Demised Premises can be restored as set forth in (i), above, within one year, then, subject as set
forth in this Paragraph 16(a), Lessor shall restore the same with reasonable promptness, reserving the right to enter upon the Demised Premises for that purpose. Both Lessor and Lessee shall advise one another within sixty (60) days after the
occurrence of the casualty of their respective determination in this regard. 
 iii. In no event shall Lessor be
responsible to restore, repair or replace any Lessee improvements, Lessee alterations, Lessee fixtures, Lessee equipment or other personal property of Lessee, including, without limitation, any “clean room” on the Demised Premises, whether
at the commencement of the Term or installed thereafter rather, Lessor shall only be responsible to restore the Building and/or Demised Premises to substantially their condition on the commencement date of the term of the lease to Steelcase
Financial Services, Inc. Lessor also reserves the right to enter upon the Demised Premises (other than production facilities within the Demised Premises) whenever necessary to repair damage caused by fire or other casualty, even though the effect of
such entry would be to render the Demised Premises untenantable or not useable in the ordinary course of Lessee’s business. 
 iv. In either event the Rent shall be apportioned and suspended during the time Lessor is in possession, taking into account the proportion of the Demised Premises rendered untenantable and the duration
of Lessor’s possession. If a dispute arises as to the amount or Rent due under this clause, Lessee agrees to pay the full amount claimed by Lessor, but Lessee shall have the right to proceed by law to recover the excess payment, if any.

  

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 v. Lessee shall fully cooperate with Lessor in allowing Lessor to obtain
proceeds of insurance and rebuild or restore the Demised Premises. 
 vi. Notwithstanding anything contained in
this Lease to the contrary, in the event the Demised Premises are not restored within one (1) year after the date of any casualty, subject to extension not to exceed forty five (45) days for “force majeure” events, then Lessee
may terminate this Lease by thirty (30) days’ written notice to Lessor; provided, if the repairs are completed within such thirty (30) day period, such notice shall be deemed automatically null and void. “Force majeure”
events include an act of God, fire, casualty, strikes, picketing, work stoppage lockouts, inability to procure or general shortage of labor, equipment, materials, supplies, failure of transportation or power, restrictive governmental laws or
regulations, riots, insurrection, war, inclement weather or any other cause similar or dissimilar to the foregoing beyond the control of the parties. If a force majeure event occurs, the performance of the affected act or acts shall be excused for
the period of delay, and the period for the performance of any such act or acts shall be extended for the period necessary to complete performance after the end of the period of such delay. 
 vii. Further notwithstanding anything to the contrary in this Lease: 
 (A) if a Major Casualty occurs during the last two years of the Term, then, within fifteen (15) days after
determination of the casualty as being a Major Casualty, either party may terminate this Lease by written notice to the other, effective on the first anniversary of the date of the Major Casualty, all Rental and additional rental obligations of
Lessee to continue through such date. Failure to give such written notice shall be deemed a waiver of the right to cancel; and 
 (B) if the insurance proceeds actually received by Lessor, as dictated by and subject to the use or disbursement thereof under the terms and conditions of any documents pertaining to financing then
existing on or secured by the Building (excluding any rent insurance proceeds) would not be sufficient to pay for repairing all of the damage, whether a Major Casualty or otherwise, or if the nature of any loss which will cost in excess of 10% of
the replacement cost of the Building is not covered by any insurance in effect, Lessor may, within the foregoing sixty (60) day time period, elect either to (1) repair the damage as above provided notwithstanding such fact or
(2) terminate this Lease by giving Lessee notice of Lessor’s election as aforesaid. Any obligation of Lessor to repair or replace shall in any event be limited to the amount of insurance proceeds actually received by Lessor and shall be
subject to the condition precedent of actual receipt thereof by Lessor. 
 viii. Lessor shall be loss payee and
additional insured on all policies of insurance carried by Lessee under this Lease which provide coverage for property damage to the Demised Premises, Building or other real or personal property of Lessor. Lessor shall be entitled to adjust all such
losses. 
  

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 b. Damage for Interruption of Use. Except to the extent hereinbefore
provided, Lessor shall not be liable for any damage, compensation, or claim by reason of the necessity of repairing any portion of the Building, the interruption in the use of the Demised Premises, any inconvenience or annoyance arising as a result
of such repairs or interruption, or the termination of this Lease by reason of damage to or destruction of the Demised Premises. 
 c. Representation of Condition of Demised Premises. Lessor has let the Demised Premises in their present “AS IS,” “WHERE IS” condition, WITH ALL FAULTS and without any
representations, other than those specifically endorsed hereon by Lessor or Agent or any other agent or contractor of Lessor, through its or their officers, employees, servants and/or agents. It is understood and agreed that Lessor is under no duty
to make repairs, alterations, or decorations at the inception of this Lease or at any time thereafter unless such duty of Lessor shall be set forth in writing endorsed hereon. Lessee specifically acknowledges that, except as specifically stated
herein, if at all, Lessor has made no representation or warranty, express or implied, concerning the condition of the Demised Premises, including, without limitation, with respect to the presence of Hazardous Materials or substances, either as of
the date of execution of this Lease or the commencement date of the Term. Lessee has inspected the Demised Premises and Building, observed their physical characteristics and existing conditions, and has been afforded the opportunity to conduct such
investigation and study on and of the Demised Premises and Building as Lessee deems necessary for the purpose of leasing the Premises for Lessee’s intended use. 
 17. Miscellaneous Agreements and Conditions. 
 a. Waiver
of Custom. It is hereby covenanted and agreed, any law, usage or custom to the contrary notwithstanding, that Lessor shall have the right at all times to enforce the covenants and provisions of this Lease in strict accordance with the terms
hereof, notwithstanding any conduct or custom on the part of Lessor in refraining from so doing at any time or times; and, further, that the failure of Lessor at any time or times to enforce Lessor’s rights under said covenants and provisions
strictly in accordance with the same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions and covenants of this Lease or as having in any way or manner modified the same. 
 b. Failure of Lessee to Repair. In the event of the failure of Lessee promptly to perform the covenants of Paragraph
13(b) hereof, and Lessee does not cure such failure within thirty (30) days after Lessee receives written notice of such failure from Lessor, Lessor may go upon the Demised Premises (other than Lessee’s “clean room”) and perform
such covenants, the cost thereof, at the sole option of Lessor, to be charged to Lessee as additional rent payable by Lessee with the next scheduled payment of monthly Minimum Rent or within fifteen (15) days, whichever is later. 
  

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 c. Waiver of Subrogation. Lessor and Lessee hereby agree that all
insurance policies which each of them shall carry to insure the Demised Premises and the contents therein against casualty loss, and all liability policies which they shall carry pertaining to the use and occupancy of the Demised Premises shall
contain waivers for the right of subrogation against Lessor and Lessee herein, their heirs, administrators, successors and assigns. 
 18. Remedies of Lessor. It shall be an event of default (“Event of Default”) if Lessee: 
 a. Fails to maintain insurance as required (as to which there shall be no notice or grace period of any kind) or does not pay in full when due any and all installments of Rent and/or any other charge or payment herein reserved, included, or
agreed to be treated or collected as Rent and/or any other charge, expense, or cost herein agreed to be paid by Lessee; provided, as to payment obligations, only, and subject as set forth below, Lessor shall not exercise its remedies for the
occurrence of an Event of Default unless Lessor has first given Lessee at least ten (10) days notice, which Lessor shall be required to give no more than once in any twelve month period during the Term; or 
 b. Violates or fails to perform or otherwise breaks any covenant or agreement herein contained; and Lessee does not cure such
failure within thirty (30) days after Lessee receives written notice of such failure from Lessor; provided, however, in the event that such failure cannot be cured within said thirty (30) days, Lessee shall not be deemed in default
hereunder if Lessee commences curing such failure within said thirty (30) day period and thereafter diligently pursues such cure to completion within no more than a total of sixty (60) days, or 
 c. Vacates the Demised Premises or removes or attempts to remove or manifests an intention to remove any goods or property
therefrom otherwise than in the ordinary and usual course of business without having first paid and satisfied Lessor in full for all Rent and other charges then due or that may thereafter become due until the expiration of the Term; or 

d. Makes an assignment for the benefit of creditors, or if a petition in bankruptcy is filed by or against Lessee (and not
dismissed within 60 days) or a complaint in equity or other proceedings for the appointment of a receiver for Lessee is filed, or if proceedings for reorganization or for composition with creditors under any State or Federal law be instituted by or
against Lessee, or if the real or personal property of Lessee shall be levied upon (and not dismissed within 30 days) or be sold, or if for any other reason Lessor shall, in good faith, believe that Lessee’s ability to comply with the covenants
of this Lease, including the prompt payment of rent hereunder, is or may become impaired, 
 thereupon:

 1. The whole balance of Rent and other charges, payments, costs and expenses herein agreed to be paid by
Lessee, together with all costs and officers’ commissions, including watchman’s wages, shall be taken to be accelerated, due and payable and in arrears as if

  

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the terms and provisions of this Lease said balance of Rent and other charges, payments, taxes, costs and expenses were on that due, payable in advance. Lessor shall further be entitled, but not
required, to retake possession of the Demised Premises and lease the Demised Premises for the account of Lessee. In such latter circumstance, if the sums received by Lessor are insufficient to pay the Rent and other obligations of Lessee under this
Lease as they become due after the application of the Security Deposit, Lessee shall pay Lessor the difference between the amounts collected by Lessor and the amounts due and owing Lessor under the terms of this Lease. Further, if this Lease or any
part thereof is assigned, or if the Demised Premises, or any part thereof is sub-let, Lessee hereby irrevocably constitutes and appoints Lessor as Lessee’s agent to collect the Rent due from such assignee or sub-lessee and apply the same to the
Rent due hereunder without in any way affecting Lessee’s obligation to any unpaid balance of Rent due hereunder; or 
 2. At the option of Lessor, this Lease shall terminate without any right on the part of Lessee to reinstate this Lease by payment of any sum due or by other performance of any condition, term, or covenant
broken; whereupon, Lessor shall be entitled to recover damages for such breach in an amount equal to the amount of Rent scheduled to be paid during the balance of the Term, less the fair rental value of the said Demised Premises for the remainder of
the Term. 
 19. Further Remedies of Lessor. In the Event of Default as above set forth in Paragraph 18, Lessor, or
anyone acting on Lessor’s behalf, at Lessor’s option: 
 a. May let said Demised Premises or any part
or parts thereof to such person or persons as may, in Lessor’s discretion, be best; and Lessee shall be liable for any loss of rent for the balance of the then current term. Any such re-entry or re-letting by Lessor under the terms hereof shall
be without prejudice to Lessor’s claim for actual damages, and shall under no circumstances, release Lessee from liability for any damages arising out of Lessee’s breach of any of the covenants, terms, and conditions of this Lease. Upon
recovering possession of the Demised Premises by reason of or based upon or arising out of a default on the part of Lessee, Lessor may, at Lessor’s option, make such alterations and repairs as may be necessary in order to re-let the Demised
Premises or any part of parts thereof, either in Lessor’s name or otherwise, for a term or terms which may at Lessor’s option be less than or exceed the period which would otherwise have constituted the balance of the Term of this Lease
and at such rent or rents and to such person or persons and upon such other terms and conditions as Lessor in Lessor’s sole discretion may deem advisable. Lessor shall have no duty to re-let. No such re-entry or taking possession of the Demised
Premises or the making of alterations and/or improvements thereto or the reletting thereof shall be construed as an election on the part of Lessor to terminate this Lease or an acceptance of any “surrender” unless written notice of such
intention be given to Lessee. Lessor shall in no event be liable in any way whatsoever for failure to relet the Demised Premises or, in the event that the Demised Premises or any part or parts thereof are re-let, for failure to collect the rent
thereof under such reletting; No reentry or repossession of the Demised Premises by Lessor shall (A) relieve Lessee of its obligation to pay the Rent in arrears as of the time of

  

 18 

 
entry or which becomes due subsequent to reentry, (B) constitute an acceptance of a surrender by Lessee, (C) be construed as an election by Lessor to terminate this Lease, unless Lessor
terminates this Lease as set forth herein, or (D) preclude Lessor from terminating this Lease for any other default; 
 b. May have and exercise any and all other rights and/or remedies, granted or allowed landlords by any existing or future Statute, Act of Assembly, or other law of this state in cases where a landlord
seeks to enforce rights arising under a lease agreement against a tenant who has defaulted or otherwise breached the terms of such lease agreement; subject, however, to all of the rights granted or created by any such Statute, Act of Assembly, or
other law of this state existing for the protection and benefit of Lessees; and 
 c. May have and exercise any
and all other rights and remedies contained in this Lease Agreement, including the rights and remedies provided by Paragraph 20 hereof, or are otherwise available at law or in equity. 
 20. CONFESSION OF JUDGMENT FOR MONEY. LESSEE COVENANTS AND AGREES THAT IF THE RENT AND/OR ANY CHARGES RESERVED IN THIS LEASE AS RENT
(INCLUDING ALL ACCELERATIONS OF RENT PERMISSIBLE UNDER THE PROVISIONS OF THIS LEASE) SHALL REMAIN UNPAID FIVE (5) DAYS AFTER THE SAME IS REQUIRED TO BE PAID, AND PROVIDED LESSOR SHALL HAVE GIVEN LESSEE WRITTEN NOTICE OF ITS INTENTION TO CONFESS
JUDGMENT AS PROVIDED HEREIN AT LEAST FIVE (5) DAYS IN ADVANCE, WHICH NOTICE SHALL BE REQUIRED NO MORE THAN ONCE IN ANY TWELVE MONTH PERIOD DURING THE TERM OF THIS LEASE, THEN AND IN THAT EVENT, LESSOR MAY CAUSE JUDGMENT TO BE ENTERED AGAINST
LESSEE, AND FOR THAT PURPOSE LESSEE HEREBY AUTHORIZES AND EMPOWERS LESSOR OR ANY PROTHONOTARY, CLERK OF COURT OR ATTORNEY OF ANY COURT OF RECORD TO APPEAR FOR AND CONFESS JUDGMENT AGAINST LESSEE AND AGREES THAT LESSOR MAY COMMENCE AN ACTION PURSUANT
TO PENNSYLVANIA RULES OF CIVIL PROCEDURE NO. 2950 ET SEQ. FOR THE RECOVERY FROM LESSEE OF ALL RENT HEREUNDER (INCLUDING ALL ACCELERATIONS OF RENT PERMISSIBLE UNDER THE PROVISIONS OF THIS LEASE) AND/OR FOR ALL CHARGES RESERVED HEREUNDER AS RENT, AS
WELL AS FOR INTEREST AND COSTS AND ATTORNEY’S COMMISSION, FOR WHICH AUTHORIZATION TO CONFESS JUDGMENT, THIS LEASE, OR A TRUE AND CORRECT COPY THEREOF, SHALL BE SUFFICIENT WARRANT. SUCH JUDGMENT MAY BE CONFESSED AGAINST LESSEE FOR THE AMOUNT OF
RENT IN ARREARS (INCLUDING ALL ACCELERATIONS OF RENT PERMISSIBLE UNDER THE PROVISIONS OF THIS LEASE) AND/OR FOR ALL CHARGES RESERVED HEREUNDER AS RENT, AS WELL AS FOR INTEREST AND COSTS; TOGETHER WITH AN ATTORNEY’S COMMISSION OF FIVE PERCENT
(5%) OF THE FULL AMOUNT OF LESSOR’S CLAIM AGAINST LESSEE, BUT IN NO EVENT LESS THAN $5,000. NEITHER THE RIGHT TO INSTITUTE AN ACTION PURSUANT TO PENNSYLVANIA RULES OF

  

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CIVIL PROCEDURE NO. 2950 ET SEQ. NOR THE AUTHORITY TO CONFESS JUDGMENT GRANTED HEREIN SHALL BE EXHAUSTED BY ONE OR MORE EXERCISES THEREOF, BUT SUCCESSIVE COMPLAINTS MAY BE FILED AND SUCCESSIVE
JUDGMENTS MAY BE ENTERED FOR THE AFOREDESCRIBED SUMS FIVE DAYS OR MORE AFTER THEY BECOME DUE AS WELL AS AFTER THE EXPIRATION OF THE ORIGINAL TERM AND/OR DURING OR AFTER EXPIRATION OF ANY EXTENSION OR RENEWAL OF THIS LEASE. 
 21. CONFESSION OF JUDGMENT FOR POSSESSION OF REAL PROPERTY. LESSEE COVENANTS AND AGREES THAT IF THIS LEASE SHALL BE TERMINATED
(EITHER BECAUSE OF CONDITION BROKEN DURING THE TERM OF THIS LEASE OR ANY RENEWAL OR EXTENSION THEREOF AND/OR WHEN THE TERM HEREBY CREATED OR ANY EXTENSION THEREOF SHALL HAVE EXPIRED) THEN, AND IN THAT EVENT, LESSOR MAY CAUSE A JUDGMENT IN EJECTMENT
TO BE ENTERED AGAINST LESSEE FOR POSSESSION OF THE DEMISED PREMISES, AND FOR THAT PURPOSE LESSEE HEREBY AUTHORIZES AND EMPOWERS ANY PROTHONOTARY, CLERK OF COURT OR ATTORNEY OF ANY COURT OF RECORD TO APPEAR FOR LESSEE AND TO CONFESS JUDGMENT AGAINST
LESSEE IN EJECTMENT FOR POSSESSION OF THE HEREIN DEMISED PREMISES, AND AGREES THAT LESSOR MAY COMMENCE AN ACTION PURSUANT TO PENNSYLVANIA RULES OF PROCEDURE NO. 2970 ET SEQ. FOR THE ENTRY OF AN ORDER IN EJECTMENT FOR THE POSSESSION OF REAL PROPERTY,
AND LESSEE FURTHER AGREES THAT A WRIT OF POSSESSION PURSUANT THERETO MAY ISSUE FORTHWITH, FOR WHICH AUTHORIZATION TO CONFESS JUDGMENT AND FOR THE ISSUANCE OF A WRIT OR WRITS OF POSSESSION PURSUANT THERETO, THIS LEASE, OR A TRUE AND CORRECT COPY
THEREOF, SHALL BE SUFFICIENT WARRANT. LESSEE FURTHER COVENANTS AND AGREES, THAT IF FOR ANY REASON WHATSOEVER, AFTER SAID ACTION SHALL HAVE COMMENCED THE ACTION SHALL BE TERMINATED AND THE POSSESSION OF THE DEMISED PREMISES DEMISED HEREUNDER SHALL
REMAIN IN OR BE RESTORED TO LESSEE, LESSOR SHALL HAVE THE RIGHT UPON ANY SUBSEQUENT DEFAULT OR DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE AS ABOVE SET FORTH TO COMMENCE SUCCESSIVE ACTIONS FOR POSSESSION OF REAL PROPERTY AND TO CAUSE THE ENTRY
OF SUCCESSIVE JUDGMENTS BY CONFESSION IN EJECTMENT FOR POSSESSION OF THE DEMISED PREMISES DEMISED HEREUNDER. NOTWITHSTANDING THE FOREGOING, AND SUBJECT AS SET FORTH BELOW, LESSOR SHALL NOT ENTER JUDGMENT BY CONFESSION FOR POSSESSION UNLESS LESSOR
SHALL HAVE GIVEN LESSEE WRITTEN NOTICE OF ITS INTENTION TO CONFESS JUDGMENT AS PROVIDED HEREIN AT LEAST FIVE (5) DAYS IN ADVANCE, WHICH NOTICE SHALL BE REQUIRED NO MORE THAN ONCE IN ANY TWELVE MONTH PERIOD DURING THE TERM OF THIS LEASE.

  

 20 

 22. AFFIDAVIT OF DEFAULT; ISSUANCE OF WRIT. IN ANY PROCEDURE OR ACTION TO ENTER
JUDGMENT BY CONFESSION IN EJECTMENT FOR POSSESSION OF REAL PROPERTY PURSUANT TO PARAGRAPH 21 HEREOF, OR FOR MONEY PURSUANT TO PARAGRAPH 20 HEREOF, IF LESSOR SHALL FIRST CAUSE TO BE FILED IN SUCH ACTION AN AFFIDAVIT OR AVERMENT OF THE FACTS
CONSTITUTING THE DEFAULT OR OCCURRENCE OF THE CONDITION PRECEDENT, OR EVENT, THE HAPPENING OF WHICH DEFAULT, OCCURRENCE, OR EVENT AUTHORIZES AND EMPOWERS LESSOR TO CAUSE THE ENTRY OF JUDGMENT BY CONFESSION, SUCH AFFIDAVIT OR AVERMENT SHALL BE
CONCLUSIVE EVIDENCE OF SUCH FACTS, DEFAULTS, OCCURRENCES, CONDITIONS PRECEDENT, OR EVENTS; AND IF A TRUE COPY OF THIS LEASE (AND OF THE TRUTH OF WHICH SUCH AFFIDAVIT OR AVERMENT SHALL BE SUFFICIENT EVIDENCE) BE FILED IN SUCH PROCEDURE OR ACTION, IT
SHALL NOT BE NECESSARY TO FILE THE ORIGINAL AS A WARRANT OF ATTORNEY, ANY RULE OF COURT, CUSTOM, OR PRACTICE TO THE CONTRARY NOTWITHSTANDING. 
 IN THE EVENT THAT LESSOR CONFESSES JUDGMENT(S) AGAINST LESSEE UNDER THE PROVISIONS OF THIS LEASE, LESSEE AGREES THAT LESSOR MAY, AT THE TIME OF FILING SUCH CONFESSION OF JUDGMENT(S) OR AT ANY TIME
THEREAFTER (I) CAUSE THE PROTHONOTARY OR CLERK OF COURT TO ISSUE A WRIT OR WRITS OF EXECUTION, POSSESSION AND / OR GARNISHMENT AND (II) CAUSE THE SHERIFF OR OTHER LEVYING AUTHORITY, AT THE SAME TIME OR AT ANY TIME THEREAFTER, TO SERVE SUCH
WRITS AND TO LEVY UPON, ATTACH, SEIZE AND SELL LESSEE’S PROPERTY (REAL AND PERSONAL, TANGIBLE AND INTANGIBLE) WHETHER IN THE POSSESSION OF LESSEE OR IN THE POSSESSION OF A GARNISHEE, FOR THE PURPOSE OF SATISFYING LESSOR’S JUDGMENT(S). IN
ANY SUCH PROCEEDING, LESSEE WAIVES ANY AND ALL RIGHT TO PRIOR NOTICE, TO PRE-EXECUTION OR POST-EXECUTION HEARING OR REVIEW AND TO ANY OTHER DUE PROCESS OR CONSTITUTIONAL RIGHT OR REMEDY WHICH IS NOT PROVIDED UNDER THE CONFESSION AND EXECUTION
PROCEDURE OF THE STATE IN WHICH THE CONFESSED JUDGMENT(S) IS / ARE ENTERED OR IN WHICH THE WRIT(S) OF EXECUTION OR GARNISHMENT IS / ARE ISSUED. 
 23. WAIVERS BY LESSEE OF ERRORS, RIGHT OF APPEAL, STAY, EXEMPTION, INQUISITION. LESSEE HEREBY RELEASES TO LESSOR AND TO ANY AND ALL ATTORNEYS WHO MAY APPEAR FOR LESSEE ALL ERRORS IN ANY PROCEDURE
OR ACTION TO ENTER JUDGMENT BY CONFESSION BY VIRTUE OF THE WARRANTS OF ATTORNEY CONTAINED IN THIS LEASE, AND ALL LIABILITY THEREFOR. LESSEE FURTHER AUTHORIZES THE PROTHONOTARY OR ANY CLERK OF ANY COURT OF RECORD TO ISSUE A WRIT OF EXECUTION OR OTHER
PROCESS, AND FURTHER AGREES THAT REAL ESTATE MAY BE SOLD ON A WRIT OF EXECUTION OR OTHER PROCESS. IF PROCEEDINGS SHALL BE COMMENCED TO RECOVER POSSESSION OF THE DEMISED PREMISES EITHER AT THE END OF THE TERM OR SOONER TERMINATION OF THIS LEASE, OR
FOR NON-PAYMENT OF

  

 21 

 
RENT OR FOR ANY OTHER REASON, LESSEE SPECIFICALLY WAIVES THE RIGHT TO THE THREE (3) MONTHS’ NOTICE TO QUIT AND/OR THE FIFTEEN (15) OR THIRTY (30) DAYS’ NOTICE TO QUIT
REQUIRED BY THE ACT OF APRIL 6, 1951, P.L. 69, AS AMENDED, AND AGREES THAT NO NOTICE TO QUIT SHALL BE REQUIRED IN ANY CASE. 
 24. RIGHT OF ASSIGNEE OF LESSOR. THE RIGHT TO ENTER JUDGMENT AGAINST LESSEE BY CONFESSION AND TO ENFORCE ALL OF THE OTHER PROVISIONS OF THIS LEASE HEREIN PROVIDED FOR MAY AT THE OPTION OF ANY ASSIGNEE OF THIS LEASE, BE EXERCISED BY
ANY ASSIGNEE OF LESSOR’S RIGHT, TITLE AND INTEREST IN THIS LEASE IN HIS, HER, OR THEIR OWN NAME, ANY STATUTE, RULE OF COURT, CUSTOM, OR PRACTICE TO THE CONTRARY NOTWITHSTANDING. 
 25. Remedies Cumulative. All of the remedies hereinbefore given to Lessor and all rights and remedies given to it by law and equity
shall be cumulative and concurrent. No termination of this Lease or the taking or recovering possession of the Demised Premises shall deprive Lessor of any of its remedies or actions against Lessee for rent due at the time or which, under the terms
hereof would in the future become due as if there had been no termination, nor shall the bringing of any action for rent or breach of covenant, or the resort to any other remedy herein provided for the recovery of rent be construed as a waiver of
the right to obtain possession of the Demised Premises. 
 26. Condemnation. In the event that the Demised Premises, or
any part thereof, is taken or condemned for a public or quasi-public use, this Lease shall, as to the part so taken, terminate as of the date title shall vest in the condemnor, and rent shall abate in proportion to the square feet of leased space
taken or condemned or shall cease if the entire Demised Premises be so taken or if Lessee is no longer able to produce its products in the ordinary course of its business in accordance with all FDA and other governmental requirements for more than
thirty (30) days as reasonably determined by Lessee. In either event Lessee waives all claims against Lessor by reason of the complete or partial taking of the Demised Premises. 
 27. Subordination. Lessee hereby agrees to subordinate its interest in this Lease to any mortgage affecting the Demised Premises
currently existing or hereafter made by Lessor; provided that simultaneously with the execution of such a mortgage, the mortgagee and Lessor execute an agreement reasonably acceptable to Lessor, Lessee and such mortgagee to the effect that the
tenancy and other rights of Lessee hereunder shall not be disturbed, so long as Lessee pays the rent and performs all of the other terms and conditions of this Lease. Lessee agrees to execute Lessor’s mortgagee’s standard form
subordination, attornment and non-disturbance agreement in a form reasonably acceptable to Lessor, Lessee and such mortgagee, (“SNDA Agreement”) upon request. Promptly after execution of this Lease and as a condition to this Lease, Lessor
will further request its current mortgagee to enter into such a non-disturbance agreement; provided, however, Lessor shall have no liability if its mortgagor fails or refuses to enter into same. Before commencement of the Term, and as a condition
precedent thereto, the parties will execute an SNDA Agreement with Lessor’s then-current mortgagee. 
  

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 28. Notices. All notices must be given by certified mail, return receipt requested,
or by national overnight courier service as follows: 
 If to Lessor: 
 Norriton Business Campus, L.P. 
 c/o Tornetta Properties, Inc. 
 126 W. Germantown Pike 
 East Norriton, PA 19403 
 ATTENTION: Donald J. Tornetta 
 and to 
 Tornetta Realty Corp. 
 910 Germantown Pike 
 Plymouth Meeting, PA 19462 
 ATTENTION: Frank Tornetta 
 with a copy to: 
 Kenneth J. Fleisher, Esq. 
 Zarwin, Baum, DeVito, Kaplan, Schaer & Toddy, P.C. 
 1515 Market Street, Suite 1200 
 Philadelphia, PA 19106 
 If to Lessee: 
 Tengion, Inc. 
 At the Premises 
 with a copy to: 
 Tengion, Inc. 
 Attention: General Counsel 
 At the Premises 
 and 
 Jeffrey P. Libson, Esquire 
 Pepper Hamilton LLP 
 400 Berwyn Park 
 899 Cassatt Road 
 Berwyn, PA 19312-1183 
 Facsimile: 610.640.5432 
  

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 29. Lease Contains all Agreements. It is expressly understood and agreed by and
between the parties hereto that this Lease and any riders attached hereto and forming a part hereof set forth all the promises, agreements, conditions and understandings between Lessor or his Agent and Lessee relative to the Demised Premises, and
that there are no promises, agreements, conditions or understandings, either oral or written, between them or other than herein set forth. It is further understood and agreed that, except as herein otherwise provided, no subsequent alteration,
amendment, change or addition to this Lease shall be binding upon Lessor or Lessee unless reduced to writing and signed by them. 
 30. Heirs and Assignees. 
 a. All rights and liabilities herein given to, or imposed upon, the
respective parties hereto shall extend to and bind the several and respective heirs, executors, administrators, successors and assigns of said parties; and if there shall be more than one Lessee, they shall all be bound jointly and severally by the
terms, covenants and agreements herein, and the word “Lessee” shall be deemed and taken to mean each and every person or party mentioned as a Lessee herein, be the same one or more; and if there shall be more than one Lessee, any notice
required or permitted by the terms of this Lease may be given by or to any one thereof, and shall have the same force and effect as if given by or to all thereof. The words “his” and “him” wherever stated herein, shall be deemed
to refer to the “Lessor” or “Lessee” whether such Lessor or Lessee be singular or plural and irrespective of gender. No rights, however, shall inure to the benefit of any assignee of Lessee unless the assignment to such assignee
was permitted pursuant to Paragraph 14 above or has been approved by Lessor in writing as pursuant to Paragraph 14. 
 b. Lessor agrees that in the event Lessor files for protection under the Federal Bankruptcy Code or any similar law hereafter enacted having the same general purpose (the “Code”) Lessor agrees that in the event it rejects this
Lease pursuant to and subject to the provisions of the Code that it shall not thereafter seek to convey its fee simple interest in the Demised Premises free and clear of Lessee’s possessory rights hereunder. 
 31. Headings no part of Lease; Interpretation.  
 a. Any headings preceding the text of the several paragraphs and sub-paragraphs hereof are inserted solely for convenience of
reference and shall not constitute a part of this Lease nor shall they affect its meaning, construction or effect. 
  

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 b. No provision in this Lease will be construed for or against either party
on the basis that such party was the drafter of such provision. Each party has had the opportunity to review and negotiate each clause of this Lease. 
 32. Minimum Rental. Lessee shall pay Minimum Rent for the Demised Premises according to the following schedule. The Minimum Rent described below shall be payable during the Term , in advance
without demand and without deduction, set-off, or counter claim (extent to the extent, demand, or notice shall be expressly provided for herein). At least thirty (30) days prior to the due date of the first installment of Minimum Rent, Lessor
shall provide to Lessee wire instructions for the rent payment so that Lessee may make payments of Minimum Rent by wire transfer. Lessor shall further advise Lessee no less than thirty (30) days prior to any change of such wiring instructions.

 a. During the first Lease Year, the annual rental of Eight Hundred Twenty Thousand Dollars ($820,000.00) shall
be paid in monthly installments of Sixty Eight Thousand Three Hundred Thirty Three Dollars and thirty three cents ($68,333.33) in advance upon the first day of each calendar month. 
 b. During the second Lease Year and each Lease Year thereafter during the term, the monthly rental shall be the product
obtained by multiplying Sixty Eight Thousand Three Hundred Thirty Three Dollars and thirty three cents ($68,333.33) per month by a fraction the numerator of which the “Revised Consumer Price Index for All Urban Consumers published by the Bureau
of Labor Statistics of the United States Department of Labor for Philadelphia-Wilmington-Atlantic City, PA-DE-NJ-MD Area, All Items, (1982 / 1984 = 100)” (“CPI-U”) the average for that twelve (12) calendar month period ending
four (4) months prior to the first calendar month of each such Lease Year and the denominator of which is the average CPI-U for that period which is twelve (12) calendar months ending four (4) months prior to the first full calendar
month of the first Lease Year. 
 c. Notwithstanding the provisions in Paragraph (B) above, in no event
shall the Annual Minimum Rent Escalation be less than twenty-five cents ($0.25) per square foot per year and not more than five percent (5%) per year. 
 d. In the event the CPI-U is discontinued, the “Revised Consumer Price Index for Urban Wage Earners and Clerical Workers published by the Bureau of Labor Statistics of the United States Department of
Labor, for Philadelphia-Wilmington-Atlantic City, PA-DE-NJ-MD Area, All Items, (1982 / 1984 = 100)” (“CPI-W”) shall be used for making the computation in Paragraph (B) above. In the event the CPI-W is discontinued, comparable
statistics on the purchasing power of the consumer dollar published by the Bureau of Labor Statistics of the United States Department of Labor shall be used for making the computation in Paragraph (B) above. In the event the Bureau of Labor
Statistics shall no longer maintain statistics on the purchasing power of the consumer dollar, comparable statistics published by a responsible financial periodical of recognized authority selected by Lessor and reasonably acceptable to Lessee shall
be used for making the computation in Paragraph (B) above (the “Revised CPI”). 
  

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 e. In the event the base year “(1982 / 1984 = 100)” or other base
year in computing the CPI-U is changed, the figures used in making the adjustment in Paragraph (B) above shall accordingly be changed so that all increases in the CPI-U are taken into account notwithstanding any such change in the base year.

 f. In the event that the Consumer Price Index (“CPI”) ceases to use “(1982 / 1984 = 100)”
as the basis of calculation, then the CPI shall be adjusted (the “Adjustment”) to the figure that would have been arrived at (or as close to such figure as shall be practical) had the manner of computing the CPI in effect at the date of
the Lease not been altered. 
 g. If, in Lessor’s sole judgment, such Adjustment is impossible or
impractical, then the Revised CPI shall be deemed to replace the original CPI for purposes of this Paragraph. 
 h. In the event that any cost of living adjustment is not available, then it is agreed that the monthly rent payments shall be made on the basis of the last monthly rental amount due until the cost of living adjustment is available,
whereupon the future rental payment shall be computed on the basis of the then available cost of living adjustment and the retroactive rental due shall be payable within thirty (30) days of said billing. Any delay or failure of Lessor in
computing or billing for up to one (1) year for the rental adjustment hereinabove provided, shall not constitute a waiver of or in any way impair the continuing obligation of Lessee to pay such rent adjustments hereunder unless more than one
(1) year has passed in which case Lessee shall only be obligated for such adjustments for up to one (1) year. 
 33.
Option to Renew. 
 a. Lessee shall have the right and option to extend the Term for one
(1) additional period of five (5) years. Lessee may exercise this option only if, at the time of such exercise and as of the first day of the extended Term, there is no Event of Default which remains uncured. Lessee must exercise this
renewal option by giving notice of such exercise to Lessor at least nine (9) months prior to the expiration of the initial Term of this Lease. 
 b. The Minimum Rent during the renewal Term shall be calculated in the same manner as the rent during the initial term with the adjustment of minimum rent being made in accordance with the increase in the
Consumer Price Index as described above with the minimum escalation of twenty-five cents ($0.25) per square foot per year and a maximum escalation of five percent (5%) per year as described above. 
  

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 34. Late Charge.  
 a. In the event Lessee fails to pay any sum due Lessor hereunder within five days after the date same is due, Lessee shall
pay Lessor a late charge of six percent (6%) of the delinquent sum. Lessee shall pay a charge of $50 for any checks returned from the bank for any reason. 
 b. Further, no payment by Lessee or receipt by Lessor, or Lessor’s Agent, of a lesser amount than any installation or
payment of rent or additional rent due shall be deemed to be other than on account of the amount due, and no endorsement or statement on any check or payment shall be deemed an accord and satisfaction. Lessor, or Lessor’s Agent, may accept such
check or payment without prejudice to Lessor’s right to recover the balance of such installment or payment due, or pursue any other remedies available to Lessor. 
 35. Agency. It is agreed and understood by all parties made a part hereto, that Tornetta Realty Corp. is the sole and exclusive agent for Lessor for the Demised Premises. Accordingly, Tornetta
Realty Corp. shall be paid by Lessor at the rate of commission as outlined in a separate “Agency Agreement” between Lessor and Tornetta Realty Corp. Further, Lessee and Lessor represent that they have dealt with no Realtors, brokers or
agents in connection with the negotiation of this Lease and the renting of the Demised Premises other than Tornetta Realty Corp. and Trammell Crow Services, Inc. Lessee agrees to be responsible to pay all commissions due and payable to Trammell Crow
Services, Inc. Lessor and Lessee shall indemnify and hold each other harmless against all claims and costs (including reasonable attorneys fees) arising from a breach of such party’s representations hereunder. 
 36. Taxes. 
 a. Lessee agrees to pay as additional rent, in addition to the Minimum Rent hereon reserved all real estate taxes (including assessments) (“Real Estate Taxes”) assessed upon the Building and
Demised Premises. Lessee shall pay to Lessor such taxes based on the fiscal year or years of the taxing authorities, or portions thereof during the term hereof (appropriately apportioned for any partial year at the beginning or end of the term
hereof). In the event that the Demised Premises are part of a larger tax parcel, Lessee shall only be responsible to pay its proportionate share of such Real Estate Taxes based on the value of the Demised Premises and the value of the entire tax
parcel. In the event any Real Estate Taxes may be paid in installments, Lessor agrees to arrange to pay such Real Estate Taxes or assessments over the longest period of time allowed before the end of any discount period. Provided Lessee has timely
paid its share of the Real Estate Taxes, Lessor agrees that it shall not allow the Real Estate Taxes to become delinquent such that the Building becomes the subject of a tax sale or other judicial sale pursuant to which Lessor’s interest in the
Building is divested in any way. 
 b. Lessor shall submit to Lessee a copy of any tax bills authorized and
prepared by the tax authorities, as well as a bill prepared by Lessor as to Lessee’s share of Real Estate Taxes due. Said taxes shall be paid by Lessee to Lessor, at the option of Lessor (a) monthly, being one-twelfth (1/12th) portion
of the estimated taxes due, with an adjustment made during the month of January of each year of the Lease to correct the deficiency or overpayment for the prior calendar year; or (b) at least one (1) month before the expiration of the net
payment period of said taxes and before penalties are assessed. 
  

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 c. In the event Lessee desires to take advantage of any early payment
discount, then said tax payment shall be paid by Lessee to Lessor at least fifteen (15) days before the expiration of any discount period. Notwithstanding the foregoing, except as specifically provided below, Real Estate Taxes exclude
(i) federal, state, or local income taxes, (ii) franchise, gift, transfer, excise, capital stock, state, succession, or inheritance taxes, and (iii) penalties or interest for late payments of Real Estate Taxes (so long as such
penalties or interest are not incurred as a result of Lessee’s breach of Lessee’s obligation to pay Real Estate Taxes). Lessee has the right to contest the Real Estate Taxes affecting the Demised Premises and, upon written notice, Lessor
agrees to cooperate with Lessee in connection therewith, provided such cooperation will be at no cost to Lessor. Real Estate Taxes shall include any occupancy, rent or other tax to the extent such tax is levied in lieu of or in substitution for ad
valorem real estate taxes. 
 37. Fire and Extended Coverage Insurance. 
 a. Further to Paragraph 12(b) of this Lease Agreement and throughout the Term, and provided Lessee pays the premiums for such
insurance as set forth below and in accordance with Paragraph 12(b), Lessor agrees to carry policies insuring the Building against fire and such other perils, in an amount equal to the full replacement value of such improvements, together with
insurance against such other risks (including loss of rent) including Fire, Extended Coverage, Vandalism and Malicious Mischief (Special Form), Sprinkler, Rent, and Casualty and in such amounts as Lessor deems appropriate. Lessee agrees to pay as
additional rent to Lessor the cost of said insurance, as well as any increases described in Paragraph 12(b). Such cost of said insurance, as stated above, shall be paid by Lessee to Lessor as additional rent, in addition to the minimum rental hereon
reserved, at the option of Lessor (a) monthly, being one-twelfth (1/12th) portion of the estimated premiums due, with an adjustment made during the month of January of each year of the Lease to correct the deficiency or overpayment for the
prior calendar year; or (b) within thirty (30) days of proof of payment of such insurance. Such insurance shall not include Lessee’s furniture, fixtures, equipment or improvements. The amount due hereunder on account of said insurance
shall be apportioned for that part of the first and last calendar years covered by the Term hereof. 
 b. Lessee
agrees to follow the recommendations of Lessor, or its agents, or the insurance company, relative to the condition or maintenance or operations of the Demised Premises so as to help lower the premium rate of insurance or maintain the insurability of
the Demised Premises. 
  

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 38. Liability and Property Damage Insurance. 
 a. During the Term of this Lease and any extensions thereof, Lessee shall keep in full force and effect a policy of
Commercial General Liability Insurance in which the limits of Bodily Injury shall not be less than $2,000,000.00 per occurrence and on which the Property Damage Limit shall not be less than $1,000,000.00 per occurrence. The insurance carrier and the
form and substance of the policy shall be to the reasonable satisfaction of Lessor and a copy of the policy or a Certificate of Insurance shall be delivered to Lessor’s Agent. The insurance carrier shall be a responsible insurance carrier
authorized to do business in the Commonwealth of Pennsylvania. Subject to the requirements of the holder of any mortgage encumbering the Demised Premises or Building, it shall have a policy holders rating of no less than “A” in the most
current edition of Best’s Insurance Report, or, if permitted by the holder of any mortgage encumbering the Building or Demised Premises, a rating of no less than “A-, 7.”. In the case of Lessee’s policy, said policy shall name
Lessor, Agent, and any persons, firms or corporations having an interest in the Demised Premises as additional insured, and shall contain a clause that the insurer will not cancel or change the insurance without first giving Lessor thirty
(30) days prior written notice. 
 i. Lessor hereby waives all right of recovery, and agrees not to assign
or transfer any right of subrogation to its insurance carrier or any other party as to any and all damage to or destruction of the Demised Premises and any other property of Lessor insured or insurable under a typical all-risk damage insurance
policy. 
 ii. Lessee hereby waives all right of recovery, and agrees not to assign or transfer any right of
subrogation to its insurance carrier or any other party as to any and all damage to or destruction of any property of Lessee in or about the Demised Premises. 
 iii. Lessor and Lessee hereby agree (i) to notify their respective insurance carriers of the agreement contained herein
not to transfer or assign any rights of subrogation to said insurance carrier; and (ii) to require their respective insurance carriers to issue a waiver of any such rights of subrogation set forth in any and all subrogation clauses or
endorsements included in such carriers’ policies of insurance. 
 iv. Subject to the waivers and limitations
of liability contained in this Lease, Lessor, its successors, and assigns agree to indemnify and hold harmless Lessee from any liability for injury to or death of any person or damage to personal property of every kind and nature caused by or
arising out of the gross negligence or intentional misconduct of Lessor, or out of any breach by Lessor of its obligations hereunder. 
 b. Other insurance: Throughout the Term, Lessee shall also carry “all risk” insurance against fire with extended coverage, vandalism, malicious, mischief and all risk endorsements, in an amount
adequate to cover the full replacement value of all (A) trade fixtures, fittings, installations, decorations, alterations and leasehold improvements, including any Building; and (B) furnishings, contents, inventory, and any other personal
property in or on the Demised Premises in the event of fire or casualty; and worker’s compensation insurance in statutory amounts. 
  

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 c. A certificate of each policy of each insurance and all renewals and
replacements thereof and proof satisfactory to Lessor of payments of premiums thereof shall be delivered by Lessee to Lessor before the Commencement Date of the Term and at least thirty days before any renewal premium is due or payable. All policies
(1) shall name Lessor, Agent and any managing agent of the Building as an additional insured (2) shall contain a provision that they may not be cancelled or amended without at least thirty (30) days prior written notice to Lessor;
(3) shall contain a provision endorsement that no act or omission of Lessee shall affect or limit the obligation of the insurer to pay the amount of the loss sustained, subject to policy conditions pertaining to the timing of payment and not to
the insurer’s obligation to pay; and (4) shall indicate that all of Lessee’s indemnity obligations under this Lease are insured, subject to policy conditions pertaining to the timing of payment and not to the insurer’s obligation
to pay. In the event that Lessee fails to procure and maintain any insurance required by this Lease, Lessor shall have the right, but not the obligation, to obtain same on behalf of Lessee and any premiums paid by Lessor shall be deemed additional
Rent which shall be paid by Lessee to Lessor with the next scheduled payment of Minimum Rent or within fifteen (15) days, whichever is later. 
 39. Signs. In compliance with Paragraph 14(c) of this Lease Agreement, and any other applicable provisions contained herein, it is understood and agreed that Lessee will not install any signs
without first receiving written permission from Lessor, which consent shall not be unreasonably withheld, delayed, or conditioned and will be solely responsible for any cost and effort as may be required for the installation of signs on the
property, building, or within the Demised Premises. This responsibility includes the purchase, installation, maintenance, upkeep and removal, if requested by Lessor (and repair after removal of any damage caused by signs), of any such sign(s).
Further, Lessee is responsible to obtain and pay for any governmental licenses and / or permits, as may be required for any such sign(s). All signs of Lessee shall be maintained by Lessee, and kept in proper order including lighting, repairs, and /
or repainting. Lessor makes no representation as to whether or not signage, or the type or size of signage is permitted by governmental authorities at the Demised Premises or the building or property. Upon termination of this Lease and/or
Lessee’s vacating of the Demised Premises, Lessee shall, at the option of Lessor, remove all interior and exterior signage and other advertising material, making all repairs as reasonably necessary as a result of said removal. 
 40. Common Area Maintenance. 
 a. Lessor shall provide, as needed in the opinion of Lessor, certain services to the common areas of the Norriton Business Campus (the “Park”) in which the Demised Premises is located, and to
the grounds surrounding the building in which the Demised Premises is located (the “Lot”). Lessor shall provide such services, if at all, at a cost comparable to market rates for such services. Said services shall include, but may not be
limited to, the cutting of grass, maintenance of landscaping, snow and ice removal, maintenance of sanitary sewer systems,

  

 30 

 
maintenance of retention basins, general periodic clean-up, replacement of exterior lights and bulbs and / or fixtures, common area lighting, repairs to or replacements of the parking area and
access roads, including the main access roads, and seven (7%) percent of all the foregoing costs (excluding Real Estate Taxes and insurance) to cover Lessor’s administrative and overhead costs; provided, however, capital repairs and
replacements shall be amortized over the useful life of such capital repair or replacement in accordance with generally accepted accounting principles consistently applied and only the annual amortized amount thereof shall be included in the costs
charged to Lessee on an annual basis. In all events, Lessor shall perform the foregoing common area maintenance in a manner consistent with the services provided in other comparable business parks in the Greater Philadelphia Metropolitan Area.

 b. Attached to this Lease as exhibit “40(b)” is a list of common area services which Lessor
currently provides to each of the Park and to the Lot, which services, as to the Park, only, shall be provided throughout the Term. 
 c. Notwithstanding anything contained in this Lease to the contrary, common area maintenance charges shall not include: 
 i. Financing and refinancing costs, including, but not limited, mortgage interest, service charges, and other costs;

 ii. Any cost that is reimbursed by an insurer, condemnor, Lessee, or other party and other costs caused by
fire or other causality; 
 iii. Intentionally Omitted. 
 iv. Advertising, public relations, and promotional expenses and any and all other expenses attributable to efforts to
increase or maintain the specific business interests of Lessor or any Lessee; 
 v. Any interest or penalties
paid by Lessor for late payment of common area costs; and 
 vi. The cost of remediating any contamination or
Hazardous Materials on any property unless caused by Lessee 
 d. Services provided to the Lot shall be billed to
Lessee on a monthly basis and the cost thereof shall be payable as additional Rent. Lessee shall also be responsible to pay a proportionate share of common area charges for services provided generally to the Park, as set forth below. 
 e. Coincidental with these services, Lessor shall bill Lessee, at the option of Lessor, on a monthly basis, in an amount
equal to one-twelfth (1/12th) of the estimated annual common area charges for the Park and charges for services to the Lot, with an adjustment made during the month of January of each year of the Lease to correct the deficiency or overpayment
for the prior calendar year. 
  

 31 

 f. Lessee’s proportionate share of said common area charges for the
Park shall be based on the percentage by which the square footage of the Lot on which the Demised Premises is located bears to the total square footage of all lots in the Park. Any such billings shall be treated as additional rent, and shall be as
same in accord with the provisions of this Lease Agreement, including Paragraph 33 of this Lease. 
 41. Licenses and
Permits. Lessee, at Lessee’s expense, shall comply with all laws, rules, orders, ordinances, directions, regulations, and requirements of federal, state, county and municipal authorities, now in force or which may hereafter be in force,
which shall impose any duty upon Lessor or Lessee with respect to the use, occupation or alteration of the Demised Premises during the Term. Lessee’s obligations shall include, but will not be limited to, obtaining whatever permits and / or
licenses which may be required by Lessee to operate from this location, any permits and / or licenses which may be required for the installation of signs, and compliance with the Americans With Disabilities Act relating to Lessee’s use and
occupancy of the Demised Premises. This Lease is not contingent on Lessee being able to obtain or maintain any such permits or licenses. Lessee’s responsibility and compliance with this paragraph shall also include any present and future
governmental or quasi-governmental directives (including without limitation those requirements of the Occupational Safety and Health Administration that relate to the Demised Premises) including but not limited to the indoor air quality of the
Demised Premises and the maintenance of any heating, ventilating, and air conditioning equipment or system for which Lessee is responsible pursuant to this lease. Lessee’s failure to comply with any such law, order, ordinance, rule, regulation
or directive above mentioned may be considered an Event of Default under this Lease. 
 42. Roof, Laterals and Outside
Equipment.  
 a. Lessee shall have the right to access and use the roof of the Building for the placement of
equipment and fixtures, provided, however, all such work shall be done in accordance with plans and specifications approved in advance by Lessor, by Lessor’s roof warranty and, if required, using by Lessor’s approved roof contractor.
Lessee agrees to comply with any reasonable rules and regulations promulgated by Lessee’s roof warrantor associated with roof work. Lessor hereby represents and warrants that the entire roof is warranted through January 4, 2019 by
Firestone Building Products Company in accordance with the roof warranty dated by January 5, 1999 issued by Firestone Building Products Company (the “Warranty”) and provided to Lessee. Lessor agrees that to the extent required, Lessor
shall undertake all regular repairs and maintenance required by the Warranty and shall enforce its rights under the Warranty for the benefit of Lessee. 
  

 32 

 b. Any primary or underground plumbing, primary electrical work, or work
beyond the Demised Premises area, as well as roof, exterior walls and floor penetrations, must be completed or approved in writing by Lessor, at the sole cost and expense of Lessee. Should Lessor elect to provide this service work, Lessor will be
competitive and reasonable in price, materials and quality of workmanship. Lessor will give notice of its election within fifteen (15) business days after Lessee gives Lessor written notice of the occurrence of the event giving rise to the need
for such work; provided, in the event of an emergency, and after notice to Lessor, Lessee may commence such work or repairs. All other work on the interior of the Demised Premises, including but not limited to any special plumbing, electrical,
partitions, floor coverings and decorating, shall be the responsibility of Lessee. 
 c. Subject to Lessor’s
rights to review and approve Plans as set forth in Paragraph 14(d), Lessee shall also have the right without charge to install and use and operate an above ground emergency generator, HVAC system, chillers, electrical transformer and related
equipment (collectively, the “Outside Equipment”), including the right to interconnect the Outside Equipment with Lessee’s other equipment located in the Demised Premises all as set forth in the plans for Lessee’s improvements
previously approved by Lessor or, in such other mutually agreeable location on the exterior of the Building, including the roof of the Building. Lessee shall be solely responsible for the costs of installation, operation, replacement and maintenance
of the Outside Equipment and all of such work shall be performed by Lessee and Lessee’s consultants as provided in Subsection (d) below. Lessee will install and operate the Outside Equipment in accordance with all federal, state and local
regulations. If Lessee decides to install the Outside Equipment, Lessor hereby permits Lessee to install wires, conduits and appurtenant facilities upon the Demised Premises, at Lessee’s sole cost and expense. In addition, Lessee shall be
responsible for obtaining any permits and licenses required to install and operate the Outside Equipment, and Landlord agrees to cooperate with Lessee to accomplish the same. 
 d. Lessee shall be permitted to use contractors of its choosing in connection with the repair, replacement, maintenance and
operation of the Outside Equipment and all other improvements, alterations, improvements and equipment installed by Lessee on or about in the Demised Premises and, in any case, such contractors as may be approved by the applicable manufacturers, if
any, subject, however, to Lessee’s obligation to use Lessor’s approved roof contractor as provided above. 
 43.
Utilities and Maintenance.  
 a. Lessee shall be solely responsible for, agrees to contract with, and
promptly pay all charges for heat, water, gas, sewer, electricity, trash, telephone, or any other utility or other service rendered, used or consumed in the Demised Premises, and service inspections made thereof, whether called charge, tax,
assessment, fee or otherwise. Lessee shall also pay any “fire company charge” imposed with respect to the Demised Premises. In no event shall Lessor be liable for an interruption or failure in the supply of any such utilities to the
Demised Premises unless caused by Lessor’s gross negligence or intentional misconduct, in which case Lessee shall be entitled to an abatement of Rent (other than as may pertain to Lessee’s obligation to continue to pay insurance premiums
and otherwise to maintain all insurance required by this Lease) as Lessee’s sole remedy. 
  

 33 

 b. Except as specifically provided herein, Lessee further covenants and
agrees throughout the term of this Lease Agreement, any extensions or renewals thereof, that it will be responsible to maintain the Demised Premises in good repair, order and condition, at its sole cost and expense, including the cost of repairs to
or maintenance as may be required to the structural members, exterior walls, foundation or roof of the Demised Premises to extent such repairs and/or maintenance is required due to Lessee’s improvements or alterations to the Demised Premises,
and further including all floors, interior walls, partitions, ceilings, doors of all types, locks, closures, and hinges, all lighting (including the replacement of light bulbs), all glass including windows, all electrical, heat, ventilating, and air
conditioning systems, as well as all utilities and plumbing systems servicing the Demised Premises located within the Building on the Demised Premises and all lateral connections to the main utility lines, and any equipment and appurtenances
thereof, making all repairs and / or replacements thereto as may be required or necessary, with materials of like quality. 
 c. Further, Lessee shall be responsible for the cleanliness of the Demised Premises and shall be responsible, at Lessee’s sole cost and expense, for the separation, recycling, and removal of
Lessee’s waste materials to conform with any and all governmental rules and regulations thereto. Lessee shall also be responsible for any Waste Generation Fee imposed by any governmental authority. 
 d. Lessor shall maintain, repair and replace (as needed) (i) all of the common areas in and about the Park and around
the Building including the foundations, the exterior walls (which shall not include windows, glass or plate glass, doors, special fronts, entries, or the interior surfaces of exterior walls, all of which shall be the responsibility of Lessee), the
roof, utility facilities (including electrical, water, sewer, stormwater and gas) and structural systems, all of which shall be maintained in good order, condition and repair throughout the Term, reasonable wear and tear excepted. With respect to
the common areas of the Park, Lessor’s obligations shall include periodic snow and ice removal from all loading and parking areas and sidewalks, landscaping and maintenance and repair of all common drainage systems and utility structures.
Lessee shall give Lessor written notice of the need for any maintenance, repair or replacement for which Lessor is responsible, after which (or after Lessor’s actual notice of the need for such maintenance, repairs or replacement) Lessor shall
have a reasonable opportunity to perform the maintenance or make the repair or replacement, except in case of emergencies in which case Lessor shall commence as promptly as possible such maintenance, repairs or replacement after receipt of actual
notice of the need therefor. 
  

 34 

 44. Sprinkler.  
 a. Inasmuch as the Demised Premises contains a wet sprinkler system and to the extent that the Demised Premises is
sprinklered, Lessor agrees to provide any periodic maintenance of said sprinkler system as required from time to time, unless damage thereto is caused by Lessee, its agents, servants, employees, and / or invitees. Further, any damage resulting from
the activation of the sprinkler system within the Demised Premises shall be at the absolute risk of Lessee, with no obligation to Lessor resulting thereof unless damage is caused by Lessor’s gross negligence or intentional misconduct, in which
case Lessee shall be entitled to an abatement of Rent (other than as may pertain to Lessee’s obligation to continue to pay insurance premiums and otherwise to maintain all insurance required by this Lease) as Lessee’s sole remedy.

 b. In addition, Lessor shall be held harmless from any claim by Lessee due to the failure of the sprinkler
system to adequately function. Lessee shall pay for all maintenance, including any fire service charge, water company charge, and any monitoring from the sprinkler system. Also, Lessee shall maintain heat in the Demised Premises so as to prevent the
sprinkler system from freezing. 
 c. It is further understood that said sprinkler system is designed based on
Minimum Factory Mutual Requirements for an ordinary hazard sprinkler system under NFPA Class 1.31 general storage and should Lessee need to change the design of the sprinkler system, then said sprinkler system may be changed and maintained at
Lessee’s sole cost and expense to the satisfaction of all governmental and local Fire Marshall regulations concerning same. 
 45. Hazardous Materials 
 a. i. Lessee shall comply with all federal, state or local rules,
regulations and ordinances pertaining to the environmental state, condition or quality of the Demised Premises and the presence, discharge, use, transport and disposal of Hazardous Materials in, on and from the Demised Premises, and shall perform,
at Lessee’s sole expense, any remediation, repairs, construction, alterations, renovations or installations in order to comply with any law, regulation, or ordinance concerning the environmental state, condition or quality of the Demised
Premises resulting or arising from or due to Lessee’s use of the Demised Premises. All such repairs or clean-up shall be made to the satisfaction of Lessor and the Pennsylvania Department of Environmental Protection, the Environmental
Protection Agency, and any other governmental authority having jurisdiction. 
 ii. As used in this Lease, the
term “Hazardous Materials” means any hazardous or toxic substance, material, chemical or waste which is or becomes regulated by any local governmental authority, any agency of the Commonwealth of Pennsylvania or any agency of the United
Sates government. The term “Hazardous Materials” includes, without limitation, any material or substance which is (i) designated as a “hazardous substance” pursuant to Section 311 of the Federal Water Pollution Control
Act (33 U.S.C, § 1317), (ii) defined as “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. § 6901, et seq. (42 U.S.C. § 6903), (iii) defined a
“hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601, et seq. (42 U.S.C. § 9601), (iv) petroleum and any petroleum
by-products, and (v) asbestos. 
  

 35 

 b. i. Lessee shall not, nor shall it permit its employees, business
invitees, or contractors (collectively “Lessee’s Agents”), to bring upon, keep, store, use, or dispose of any Hazardous Materials on, in, under, or about the Demised Premises, except for the following: (i) gas, diesel fuel, oil,
and other petroleum products and petroleum by-products’ which drip in normal amounts from motor vehicles (Lessee shall use reasonable efforts to clean-up such drippings); (ii) Hazardous Materials which do not pose any significant threat of
being released into the environment or (iii) Hazardous Materials used for their intended purpose in connection with the use of the Demised Premises for the uses permitted hereunder. Lessee shall cause the presence, use, storage, and/or disposal
of any Hazardous Materials on, in, under, or about the Demised Premises by Lessee or Lessee’s Agents to be in complete compliance with all applicable laws, rules, regulations, orders, and the like. Lessee shall notify Lessor immediately, in
writing, of any discharge of Hazardous Materials on the Premises or any other environmental condition thereon which may constitute a violation of any applicable environmental law or regulation. Lessee shall promptly provide Lessor notice of any
material release of Hazardous Materials on, in, under, or about the Demised Premises of which Lessee has knowledge that is in violation of any applicable environmental laws, rules, orders, or regulations. 
 ii. Lessee shall, and does hereby, defend, indemnify, protect, and hold Lessor Indemnified Parties harmless from and against
all claims, costs, fines, judgments, and, liabilities, including attorney and expert fees and costs, arising out of or in connection with the presence, storage, use, or disposal of Hazardous Materials in, on, under, or about the Demised Premises
caused by the acts, omissions, or negligence of Lessee and/or Lessee’s Agents or any breach by Lessee of its duties or obligations under this Paragraph 45. For purposes of clarity, the term “omissions” in the preceding sentence shall
include failure to remediate previously existing conditions unless caused by the act or negligence of Lessor. Lessee’s obligations hereunder shall survive the termination of this Lease. 
 c. Neither Lessor nor Lessor’s employees, business invitees, agents, contractors, or subcontractors (collectively
Lessor’ s Agents”), shall bring upon, keep, store, use, or dispose of any Hazardous Materials in, on, under or about the Demised Premises. Lessor represents and warrants that, to the best of Lessor’s knowledge, no asbestos or other
Hazardous Materials have been or are located on, about or beneath the Demised Premises or Park. Lessor shall indemnify, defend, protect, and hold Lessee and Lessee’s Agents harmless from and against any and all claims, costs, fines, judgments,
and liabilities, including attorney fees and costs, arising out of or in connection with the presence of Hazardous Materials in, on, under, or about the Demised Premises upon the date this Lease is executed or which are introduced in, on, under, or
about the Demised Premises subsequent to date this Lease is executed due to the acts, omissions, or negligence of Lessor or Lessor’s Agents. Lessor’s obligations hereunder shall survive the termination of this Lease. 
  

 36 

 d. The provisions of this Paragraph 45, and all indemnities, duties and
responsibilities of the parties hereunder, shall survive expiration or termination of this Lease. 
 46. Pest Control.
Lessee agrees that should it be required in Lessee’s facility that Lessee shall contract with a pest exterminating contractor to exterminate as may be necessary and as may be reasonably directed by Lessor. 
 47. Security Systems. Should Lessee install or should there presently be a security system of any type in Lessee’s Demised
Premises, then said security system shall remain a part of the real estate and be turned over to Lessor at the termination of this Lease, including any keys and / or combinations, without any cost to Lessor, for his use or for use by subsequent
Lessees. 
 48. Outside Storage. Outside storage at the Demised Premises is not permitted without the advance approval in
writing from Lessor except with respect to truck trailers related to deliveries made to or pick-ups made from Lessee’s business, and further excluding construction trailers during any period in which construction or improvement work is underway
by or on behalf of Lessee which shall be freely permitted. Long term trailer storage or truck parking at the Demised Premises is not permitted. Lessor may enact reasonable rules and regulations for construction staging at the Demised Premises and
for the location where construction trailers and trucks may be parked. 
 49. Lessor’s Liability. Lessor’s
responsibility under this Lease shall be limited to its interest in the Demised Premises and no members of Lessor’s partnership shall be personally liable hereunder. Lessee agrees to look solely to Lessor’s interest in the Demised Premises
for the collection of any judgment, and, in entering any such judgment, the person entering same shall request the Prothonotary to mark the judgment index accordingly. If the Demised Premises is transferred or conveyed, Lessor shall be relieved of
all covenants and obligations under this Lease thereafter. Further, in no event shall Lessor be liable to Lessee for indirect, consequential or punitive damages or lost profits, and Lessee specifically waives any claim for any of the foregoing.

 50. Estoppel Certificate. Either party shall, at any time and from time to time, within twenty (20) days
following the written request from the other, execute, acknowledge, and deliver to the requesting party a written statement certifying that this lease is in full force and effect and unmodified (or, if modified, stating that nature or such
modification), certifying the date to which the rent reserved hereunder has been paid, and certifying that there are not, to the certifying party’s knowledge, any uncured defaults or unpaid charges on the part of the other party, or specifying
such defaults or unpaid charges if any are claimed, and certifying such other information as the requesting party shall reasonable request. Any such statement may be relied upon by any lending institution or by any prospective purchaser or mortgagee
on all or any part of the building or land on which the building is situated. 
  

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 51. Non-Foreign / OFAC Certification.  
 a. Lessee hereby certifies that Lessee is not a non-resident alien, or foreign corporation, a foreign partnership, a foreign
trust, or a foreign estate (as these terms are defined in the Internal Revenue Code and Income Tax Regulations); that Lessee’s Social Security number or Federal Income Tax Number and Lessee’s home or office address are as set forth in this
Lease Agreement. Lessee acknowledges that this certification may be disclosed to the Internal Revenue Service pursuant to federal law. 
 b. Further, Lessee certifies that: 
 i. Lessee is not acting,
directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated National and Blocked Person”, or other banned or
blocked person, entity, nation, or transaction pursuant to any law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control; and 
 ii. Lessee is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this
transaction, directly or indirectly on behalf of, any such person, group, entity, or nation. 
 c. Lessee hereby
agrees to defend, indemnify, and hold harmless Lessor, and Lessor’s Agent, from and against any and all claims, damages, losses, risks, liabilities, and expenses (including attorney’s fees and costs) arising from or related to any breach
of the foregoing certification. 
 52. Quiet Possession. Lessor represents and warrants that (a) it is the owner of
the Demised Premises, (b) it has the right to rent and lease the Demised Premises, (c) it has the right to enter into this Lease, and (d) Lessee shall be entitled to quiet possession of the Demised Premises for and during the initial
term, and any renewal terms, so long as said Lessee performs all the terms and conditions of this Lease; provided Lessor makes no representations and has no obligations whatsoever relative to whether any tenant or subtenant occupying the Demised
Premises on the date of execution of this Lease will timely vacate the Demised Premises and Lessee’s obligations under this Lease are in no way contingent on same. 
 53. Lessee’s Remedies. If Lessor shall fail to keep or perform any of its obligations as provided in this Lease in respect of (a) maintenance of insurance; (b) payment of cost to
repair and maintain the Demised Premises as provided herein; (c) compliance with legal or insurance requirements; or (d) in the making of any other payment or performance of any other obligation assumed by Lessor, whichever the case may
be, Lessee may, but shall not be obligated to, upon the continuance of such failure on the part of Lessor for a period of thirty (30) days after receipt of written notice from Lessee, (provided, however, in the event that such cure cannot be
completed within said thirty (30) days, Lessee shall not have the right to perform such cure if Lessor commences such cure within said thirty (30) day period and thereafter diligently pursues such cure to completion), and without waiving
or releasing Lessor from any obligation, as an additional, but not exclusive, remedy, make such payment or perform such obligations; and as to all sums

  

 38 

 
so paid by Lessee and all necessary incidental costs and expenses incurred by Lessee in performing such obligations, Lessee may make demand upon Lessor for reimbursement of said sums, in which
event Lessor agrees to make or cause such reimbursement to be made within thirty (30) calendar days after receipt of said demand. Notwithstanding the foregoing, Lessee may perform any emergency repairs that are Lessor’s responsibility at
any time and in such circumstance, Lessor shall reimburse Lessee as provided in this Paragraph 52. Notwithstanding the foregoing, Lessee shall have no right of offset against Rent or additional rent. 
 54. Short Form of Lease. Contemporaneous with the execution of the Lease, the parties shall execute and record a Short Form of Lease
in a form reasonably acceptable to Lessor and Lessee and provided Lessee simultaneously executes and delivers to Lessor a release thereof in recordable form, which Lessor may record upon termination of the term of this Lease. 
 55. Parking. Lessee shall have the exclusive use of the automobile parking areas, driveways and footways of the Demised Premises,
subject to reasonable rules and regulations for the use thereof as prescribed from time to time by Lessor. Lessee and their employees shall not park in parking areas which are not part of the Demised Premises, including driveways, fire lanes,
loading/unloading areas, walkways and building entrances. Lessee agrees that upon written notice from Lessor, it will furnish to Lessor, within five (5) days from receipt of such notice, the state automobile license numbers assigned to the
automobiles of Lessee and its employees. Lessor and its Agent shall not be liable for any vehicles of Lessee or its employees that Lessor or Lessor’s Agent shall have towed from the Premises when illegally parked. Lessor and Lessor’s Agent
will not be liable for damage to vehicles in the parking areas or for theft of vehicles, personal property from vehicles, or equipment of vehicles. 
 56. Time. Time is of the essence of all dates and times in this Lease. 
 57. Submission. The submission of the Lease by Lessor to Lessee for examination does not constitute a reservation of or option for the Demised Premises or of any other space within the Building or in other buildings owned or managed
by Lessor or its affiliates. This Lease shall become effective as a Lease only upon the execution and legal delivery thereof by both parties hereto. 
 58. Mortgagee Approval. Notwithstanding anything to the contrary herein, this Lease and the parties’ respective duties and obligations hereunder are subject to the condition precedent of
approval by Lessor’s mortgagee of this Lease. In the event, for any reason, Lessor’s mortgagee does not grant such approval by an outside date of February 28, 2006, then either party may at any time thereafter cancel and terminate
this Sub-Sublease, without recourse or claim against one another or against Lessor. 
  

 39 

 LESSEE HAS CAREFULLY READ AND UNDERSTANDS ALL OF THE PROVISIONS OF THIS LEASE AND ANY ADDENDUM TO THIS
LEASE, INCLUDING THE PROVISIONS CONCERNING ENTRY OF AND EXECUTION ON CONFESSED JUDGMENT. IN NEGOTIATING THIS ARMS-LENGTH COMMERCIAL LEASE, LESSEE HAS EITHER BEEN REPRESENTED BY COUNSEL OR HAS DELIBERATELY CHOSEN, FOR BUSINESS REASONS, NOT TO BE
REPRESENTED BY COUNSEL. 
 In Witness Whereof, the parties hereto have executed these presents
this 1st day of February, 2006 and intend to be legally
bound thereby. 
  

									
	WITNESS:	 		 	TENGION, INC.
				
	 	 		 	By:	 	/s/ Steven Nichtberger
		 		 		 	President and CEO	 	(LESSEE)
				
		 		 	NORRITON BUSINESS CAMPUS, L.P.	 	
				
		 		 	By:	 	 Norriton Real Estate Corp.,
 its general partner

				
	 	 		 	By:	 	/s/ Donald Torretta
		 		 		 	President	 	(LESSOR)

  

 40 

 EXHIBIT “A” 
 Demised Premises 
 A free-standing 80,005 square foot building
on approximately 5.88 acres of land that are described on the plans and specifications indicated on Exhibit A attached to the Master Lease Agreement and made hereof in the Norriton Business Campus. 
  

 41 

 EXHIBIT “15(d)” 
 Currently Provided Services 
 Lot 5 Corporate Interiors
Bldg. – (maintain/repair/replacement) 
 Landscaping 
 Snow Removal 
 Parking Lot 
 Site Lighting 
 Sidewalks 
 Fire Sprinkler Systems 
 Lawn Irrigation System 
 Building/Ground Signage 
 Waste Generation Fee

 Exterior Windows 
 Interior Elevator

 HVAC Systems 
 Emergency Generator

 Steel Structure 
 Roof 
 Foundation slab/walls 
 Exterior Walls 

Taxes, Insurance, Utilities(if any), Administrative Fee 
  

 42 

 EXHIBIT “40(b)” 
 Common Area Services 
 NBC Campus CAM -
(maintain/repairs/replacement) 
 Landscaping 
 Storm water Basin 
 Main Campus Signage 
 Insurance, Taxes, Utilities, Administrative Fee 
 Lot 5 Corporate Interiors Bldg.
– (maintain/repair/replacement) 
 Landscaping 
 Snow Removal 
 Parking Lot 
 Site Lighting 
 Sidewalks 
 Fire Sprinkler Systems 
 Lawn Irrigation System 
 Building/Ground Signage 
 Waste Generation Fee

 Exterior Windows 
 Interior Elevator

 HVAC Systems 
 Emergency Generator

 Steel Structure 
 Roof 
 Foundation slab/walls 
 Exterior Walls 

Taxes, Insurance, Utilities(if any), Administrative Fee 
  

 43 

 April 19, 2006 
 Norriton Business Campus, L.P. 
 c/o Tornetta Properties, Inc. 
 126 W. Germantown Pike 
 East Norriton, PA 19403

 ATTENTION: Donald J. Tornetta 
  

	Re:	Amendment No. 1 to the Lease Agreement and clarification of the Consent to Sub-Sublease 

 Dear Don: 
 Reference is hereby made to that
certain Lease Agreement dated as of January 27, 2006 (the “Lease”) by and between Norriton Business Campus, L.P. (“Norriton”) and Tengion, Inc. (“Tengion”) and the Consent to Sub-Sublease dated as of
January 27, 2006 by and among Norriton, Tengion, Steelcase Financial Services, Inc., and Corporate Interiors, Inc. (“Consent”). This letter agreement will confirm our agreement to amend the Lease as set forth herein. Further, this
letter agreement will confirm our understanding regarding a provision in the Consent. Execution of this letter constitutes evidence of each party’s intent to be legally bound hereby. 
 The last sentence of Section 27 of the Lease, which reads “Before commencement of the Term, and as a condition precedent thereto, the parties will
execute an SNDA Agreement with Lessor’s then-current mortgagee.” is hereby deleted from the Lease. 
 With respect to
Section 7(a)(ii)(A) of the Consent, Tengion and Norriton understand and agree that the ninety (90) day time period referenced therein will not begin until Norriton has approved a complete set of final construction documents, it being
understood that Tengion has previously provided construction documents for various aspects of its proposed project, but has yet to provide all such documents. 
 Other than as set forth herein, all of the terms and conditions of the Lease and Consent shall remain in full force and effect. 

 Norriton Business Campus, L.P. 
 Attn: Donald J. Tornetta 
 April 19, 2006 
 Page 2 
  

 Please confirm that the foregoing accurately sets forth our understanding by executing a copy of this
letter in the space provided below and returning it to me. 
  

	
	Sincerely,
	
	/s/ Steven A Nicthberger
	 Steven A. Nichtberger
 CEO
& President

  

			
	 Confirmed and agreed as of
 the date first set forth above:

	
	 NORRITON BUSINESS CAMPUS, L.P.
 By Norriton Real Estate Corp., its general partner

		
	By:	 	/s/ Donald J. Tornetta
		 	Donald J. Tornetta, President

  

	Cc:	Frank Tornetta 

	    	Kenneth J. Fleisher, Esquire 

	    	Matthew J. Swett, Esquire 

	    	Donald Bergmann 

	    	Gary L. Sender 

 Tengion, Inc. 
 2900 Potshop Lane, Suite 100 
 East Norriton, PA 19403 
 tel: (267) 960-4800 
 fax: (610) 275-3754 
 November 24, 2008 
 Norriton Business Campus,
L.P. 
 c/o Tornetta Properties, Inc. 
 126 W. Germantown Pike 
 Norristown, PA 19401 
 ATTENTION: Donald J. Tornetta 
  

	Re:	Amendment No. 2 to the Lease Agreement, Sub-sublease and Consent 

 Dear Don: 
 Reference is hereby made to that certain Lease Agreement dated as of February 1,
2006 by and between Norriton Business Campus, L.P. (“Landlord”) and Tengion, Inc. (the “Lease”), to that certain Sub-Sublease dated as of February 1, 2006 by and between Corporate Interiors, Inc. and Tengion, Inc. (the
“Sub-sublease”), and further to that certain Consent to Sub-Sublease Agreement dated as of February 1, 2006 by and among Norriton Business Campus, L.P., Tengion, Inc., Steelcase Financial Services, Inc. and Corporate Interiors, Inc.
(“Consent”). This letter agreement will confirm our agreement to amend the Lease, Sub-sublease and Consent as set forth herein. 
 Each of Paragraph 8(c) of the Lease, Paragraph 7(C)(i) of the Sub-sublease and Paragraph 7 of the Consent makes reference to a “Restoration Deposit,” as such term is defined in those documents. Contemporaneously with execution and
delivery of this letter Amendment No. 2, Tengion, Inc. has provided Landlord with an Irrevocable Standby Letter of Credit (“Letter of Credit”) from TD Bank, N.A. (“Bank”) in an amount to date of $1,193,808, which the parties
have agreed is the current proper principal sum of the Restoration Deposit, such sum being subject to further adjustment as set forth in the Lease and Consent. Upon commencement of the term of the Lease, the amount of the security deposit required
thereby, if provided in the form of a letter of credit, shall be added to the approved form Letter of Credit or shall be provided pursuant to a separate letter of credit on the same terms and conditions as the Letter of Credit. 
 The Letter of Credit is for a period of one year and renews automatically from year-to-year thereafter unless the Bank provides sixty (60) days’
written notice of non-renewal before the end of any one-year term of the Letter of Credit. The expiration date shall at all times be a date at least sixty (60) days after the end of the initial term or any extended term of the Lease, at which
time, provided Landlord has not presented the Letter of Credit for payment in whole or in part, Tengion, Inc. may terminate the Letter of Credit. 

 Norriton Business Campus, L.P. 
 Attn: Donald J. Tornetta 
 November 24, 2008 
 Page 2 of 3 
  

 The purpose of this Amendment No. 2 is further to confirm the agreement between the undersigned
that it shall be an Event of Default under the Lease, Sub-sublease and the Consent if, after Landlord has received notice from the Bank of non-renewal of the Letter of Credit, the undersigned has not provided satisfactory documentation to Landlord
no later than five (5) business days before any then current expiration date of the Letter of Credit, that such Letter of Credit has been renewed, replaced with a different, satisfactory letter of credit, or replaced with cash as set forth in
the Lease, Sub-sublease and/or Consent. If such an Event of Default occurs, the Landlord will be entitled to exercise all remedies including, without limitation, the right to present the Letter of Credit for immediate payment. 
 A correction is made to the Consent such that Tengion, Inc. is properly identified as a Delaware corporation, not a Pennsylvania corporation and Corporate
Interiors, Inc. is properly identified as a Pennsylvania corporation, not a Delaware corporation. 
 All other terms and provisions of the
Lease, as previously amended, the Sub-sublease and the Consent shall remain in full force and effect. 
 Please confirm that the foregoing
accurately sets forth our understanding by executing a copy of this letter in the space provided below and returning it to me. 
 Sincerely,

  

			
	Tengion, Inc.
		
	By:	 	/s/ Steven A. Nichtberger
		 	 Steven A. Nichtberger
 CEO & President

  

			
	Confirmed and agreed as of the date first set forth above:
	
	NORRITON BUSINESS CAMPUS, L.P.
	
	By Norriton Real Estate Corp., its general partner
		
	By:	 	/s/ Donald J. Tornetta
		 	Donald J. Tornetta, President

 Norriton Business Campus, L.P. 
 Attn: Donald J. Tornetta 
 November 24, 2008 
 Page 3 of 3 
  

 Agreed, accepted and intending to be legally bound: 
  

									
	STEELCASE FINANCIAL SERVICES, INC.:	 		 	CORPORATE INTERIORS, INC.
					
	By:	 	 	 		 	By:	 	 
		 	Name:	 		 		 	Name:
		 	Title:	 		 		 	Title:

  

	cc:	Frank Tornetta 

	    	Kenneth J. Fleisher, Esquire 

	    	Matthew J. Swett, Esquire 

	    	Donald Bergmann 

	    	Gary L. Sender

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