Document:

Exhibit 10.7

 Exhibit 10.7 
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended.

 LICENSE AGREEMENT 
 BETWEEN 
 THE JOHNS HOPKINS UNIVERSITY 
 & 
 STEMCO BIOMEDICAL, INC. 
 JHU Ref: [ * ] 

 LICENSE AGREEMENT 
 THIS LICENSE AGREEMENT (the “Agreement”) is entered into by and between THE JOHNS HOPKINS UNIVERSITY, a Maryland corporation having an address at 111 Market Place, Suite 906, Baltimore, MD 21202
(“JHU”) and Stemco Biomedical, Inc., a Delaware corporation having a mailing address c/o Hutchison and Mason, PLLC, Suite 100, 3110 Edwards Mill Rd., Raleigh, NC 27612 (Company), with respect to the following: 
 RECITALS 
 WHEREAS, as a center for
research and education, JHU is interested in licensing PATENT RIGHTS (hereinafter defined) in a manner that will benefit the public by facilitating the distribution of useful products and the utilization of new methods, but is without capacity to
commercially develop, manufacture, and distribute any such products or methods; and 
 WHEREAS, a valuable invention entitled “METHODS
FOR IDENTIFICATION OR PURIFICATION OF CELLS CONTAINING AN ENZYMATIC INTRACELLULAR MARKER” (JHU Ref. [ * ])] was developed during the course of research conducted by Drs. [ * ], (all hereinafter, “Inventors”); and 
 WHEREAS, JHU has acquired through assignment all rights, title and interest, with the exception of certain retained rights by the United States
government, in its interest in said valuable invention; and 
 WHEREAS, Company desires to commercially develop, manufacture, use and
distribute such products and processes throughout the world; 
 NOW THEREFORE, in consideration of the premises and the mutual promises and
covenants contained in this Agreement, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: 
 ARTICLE I 
 DEFINITIONS 
 All references to particular Exhibits and Articles shall mean the Exhibits to, and Articles of, this Agreement, unless otherwise specified. For the
purposes of this Agreement and the Exhibits hereto, the following words and phrases shall have the following meanings: 
 1.1
“AFFILIATED COMPANY” as used herein in either singular or plural shall mean any corporation, company, partnership, joint venture or other entity, which controls, is controlled by or is under common control with Company. For
purposes of this Paragraph 1.1, control shall mean the direct or indirect ownership of at least fifty-percent (50%). 
 1.2
“EFFECTIVE DATE” of this License Agreement shall mean the date the last party hereto has executed this Agreement. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 1. 

 1.3 “EXCLUSIVE LICENSE” shall mean a grant by JHU to Company of its entire right
and interest in the PATENT RIGHTS subject to rights retained by the United States government in accordance with P.L. 96-517, as amended by P.L. 98-620, and subject to the retained right of JHU to make; have made, provide and use for its and The
Johns Hopkins Health Systems’ purposes LICENSED PRODUCT and LICENSED SERVICE, including the ability to distribute any biological material covered under PATENT RIGHTS for nonprofit academic research use to non-commercial entities as is customary
in the scientific community. 
 1.4 “LICENSED FIELD” shall mean reagent sales, therapeutic and diagnostic uses.

 1.5 “LICENSED PRODUCT” as used herein in either singular or plural shall mean any material, compositions, drug, or
other product, the manufacture, use or sale of which would constitute, but for the license granted to Company pursuant to this Agreement, an infringement of a claim of PATENT RIGHTS (infringement shall include, but is not limited to, direct,
contributory, or inducement to infringe). 
 1.6 “LICENSED SERVICE” as used herein in either singular or plural shall
mean the performance on behalf of a third party of any method or the manufacture of any product or the use of any product or composition which would constitute, but for the license granted to Company pursuant to this Agreement, an infringement of a
claim of the PATENT RIGHTS, (infringement shall include, but not be limited to, direct, contributory or inducement to infringe). 
 1.7 “NET SALES” shall mean the total invoiced sales of LICENSED PRODUCTS sold by Company, less the following sums actually paid or credited by Company as shall be detailed in Company’s reports made pursuant to
Paragraph 5.1 of this AGREEMENT: 
 (a) trade, quantity or cash discounts allowed in amounts customary in the trade;

 (b) outbound transportation charges prepaid or allowed on the cost of shipping to customers that are included as a
separate line item, if any; and 
 (c) credits or allowances, if given or made for LICENSED PRODUCTS, price
adjustments, returns, rejections, recalls or destructions (voluntarily made by or requested or made by an appropriate government agency, subdivision or department) of LICENSED PRODUCTS previously delivered. 
 LICENSED PRODUCT used for non-revenue producing activity such as promotional items or field trials to support future sales shall not be considered to be NET SALES.

 In the event that Company, AFFILIATED COMPANY or its sublicensee sells a LICENSED PRODUCT in combination with other active ingredients or biological or
chemical components which are not LICENSED PRODUCTS (“Other Items”), the NET SALES for purposes of royalty payments on the combination shall be calculated as follows: 
 (a) If all LICENSED PRODUCTS and Other Items contained in the combination are available separately, the NET SALES for purposes of
royalty payments will be calculated by multiplying the NET SALES of the combination by the fraction A/A+B, where A is the separately available price of all LICENSED PRODUCTS in the combination, and B is the separately available price for all Other
Items in the combination. 
  
 [ * ] = Certain confidential information contained
in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 2. 

 (b) If the combination includes Other Items which are not sold separately (but all
LICENSED PRODUCTS contained in the combination are available separately), the NET SALES for purposes of royalty payments will be calculated by multiplying the NET SALES of the combination by A/C, where A is as defined above and C is the invoiced
price of the combination. 
 (c) If the LICENSED PRODUCTS contained in the combination are not sold separately, the NET
SALES for such combination shall be NET SALES of such combination as defined in the first sentence of this Paragraph 1.7. However, the parties agree to negotiate a reduction in the royalty rate to reflect the fair value that the LICENSED PRODUCT
attributed to the overall product sold, but in no event shall the royalty rates be reduced by greater than [ * ] percent ([ * ]%. 
 The term “Other
Items” does not include solvents, diluents, carriers, excipients, buffers or the like used in formulating a product. 
 In the event
that Company, AFFILIATED COMPANY or its sublicensee sells a LICENSED PRODUCT(S) in combination with a system comprising a device or equipment to be used for the administration of LICENSED PRODUCT(S) to a patient (“Other Components”) as
part of a bundled product (“Bundled Product(s)”), the NET SALES for purposes of royalty payments shall be calculated by multiplying the NET SALES of that Bundled Product(s) by the fraction A/A+B, where A is the higher of Company,
AFFILIATED COMPANY or Sublicensees highest then-current gross selling price or fair market value of the LICENSED PRODUCT(S), and B is the lower of the lowest then-current gross selling price or fair market value of the Other Components provided
that in no event shall the NET SALES for the purpose of calculating royalty be reduced below of Company, AFFILIATED COMPANY or Sublicensees highest then-current gross selling price for the LICENSED PRODUCT(S) if sold on a stand-alone basis.

 1.8 “NET SERVICE REVENUES” shall mean the total invoiced service revenues for the performance of LICENSED SERVICE
sold by Company, less the following sums actually paid or credited by Company as shall be detailed in Company’s reports made pursuant to Paragraph 5.1 of this AGREEMENT: 
 (a) trade, quantity or cash discounts allowed in amounts customary in the trade; 
 (b) outbound transportation charges prepaid or allowed on the cost of shipping to customers that are included as a separate line
item, if any; and 
 (c) credits or allowances, if given or made for LICENSED SERVICES, price adjustments, returns,
rejections, recalls or destructions (voluntarily made by or requested or made by an appropriate government agency, subdivision or department) of LICENSED SERVICES previously delivered. 
 LICENSED SERVICES used for non-revenue producing activity such as promotional items or field trials to support future sales shall not be considered to be NET SALES. 
 1.9 “PATENT RIGHTS” shall mean the issued U.S. Patent No. 5,876,956 and assigned to JHU entitled “METHODS FOR
IDENTIFICATION OR PURIFICATION OF CELLS CONTAINING AN ENZYMATIC INTRACELLULAR MARKER” and the invention disclosed and claimed therein, and all continuations, continuation-in-parts, divisions, and reissues based 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has
been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 3. 

 
therein. JHU warrants that as of the EFFECTIVE DATE it is not prosecuting any additional patent application, and is not intending to prosecute any additional
patent application, and has not received a Notice of Allowance in any country relating to any additional patent application that is a continuation, division, reissue based thereof, patents of addition, or other equivalent foreign patent application
based on the PATENT RIGHTS. 
 1.10 “SUBLICENSEE” as used herein in either singular or plural shall mean any person
or entity other than an AFFILIATED COMPANY to which Company has granted a sublicense under this Agreement. 
 ARTICLE II 
 LICENSE GRANT 
 2.1
Grant. Subject to the terms and conditions of this Agreement, JHU hereby grants to Company an EXCLUSIVE LICENSE to make, have made, use, and sell the LICENSED PRODUCT and to provide the LICENSED SERVICE in the United States and worldwide
under the PATENT RIGHTS in the LICENSED FIELD. 
 2.2 Sublicense. Company may sublicense others under this Agreement, subject
to JHU’s approval which shall not be unreasonably withheld, and shall provide a copy of each such sublicense agreement to JHU promptly after it is executed. Each sublicense shall be consistent with the terms of this Agreement. 
 ARTICLE III 
 FEES,
ROYALTIES, & PAYMENTS 
 3.1 License Fee. Company shall pay to JHU within thirty (30) days of the EFFECTIVE
DATE of this Agreement a license fee as set forth in Exhibit A. JHU will not submit an invoice for the license fee, which is nonrefundable and shall not be credited against royalties or other fees. 
 3.2 Minimum Annual Royalties. Company shall pay to JHU minimum annual royalties as set forth in Exhibit A. These minimum annual
royalties shall be due within thirty (30) days each anniversary of the EFFECTIVE DATE beginning with the first anniversary. In any year where there are sales of LICENSED PRODUCT or LICENSED SERVICE the minimum annual royalties shall be credited
against running royalties due in that year). 
 3.3 Royalties. Company shall pay to JHU, a running royalty as set forth in
Exhibit A, for each LICENSED PRODUCT sold, and for each LICENSED SERVICE provided, by Company, AFFILIATED COMPANIES, based on NET SALES and NET SERVICE REVENUES for the term of this Agreement. Such payments shall be made quarterly. All non-US
taxes related to LICENSED PRODUCT or LICENSED SERVICE sold under this Agreement shall be paid by Company and shall not be deducted from royalty or other payments due to JHU. 
 In order to insure JHU the full royalty payments contemplated hereunder, Company agrees that in the event any LICENSED PRODUCT shall be sold to an
AFFILIATED COMPANY or to a corporation, firm or association with which Company shall have any agreement, understanding or arrangement with respect to consideration (such as, among other things, an 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has
been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 4. 

 
option to purchase stock or actual stock ownership, or an arrangement involving division of profits or special rebates or allowances) the royalties to be
paid hereunder for such LICENSED PRODUCT shall be based upon the greater of: 1) the net selling price at which the purchaser of LICENSED PRODUCT resells such product to the end user, 2) the NET SERVICE REVENUES received from using the LICENSED
PRODUCT in providing a service, 3) the fair market value of the LICENSED PRODUCT or 4) the net selling price of LICENSED PRODUCT paid by the purchaser. 
 3.4 Other Consideration. In addition to the running royalty as set forth under Paragraph 3.3, Company shall pay to JHU [ * ] percent ([ * ]%) of any “Sublicense revenues” received as
consideration received for sublicenses under this Agreement, including, but not limited to, license fees, maintenance fees, milestone payments and equity. “Sublicense revenues” shall mean consideration of any kind received by the Company
or AFFILIATED COMPANIES from a SUBLICENSEE for sales of LICENSED PRODUCT, for providing LICENSED SERVICE, or for fees received, such as upfront fees or milestone fees and including any premium paid by the SUBLICENSEE over Fair Market Value for stock
of the Company or an Affiliated Company in consideration for such sublicense. However, not included in SUBLICENSEE REVENUES are amounts paid to the Company or an AFFILIATED COMPANY by the SUBLICENSEE for product development, research work, clinical
studies and regulatory approvals performed by or for the Company or AFFILIATED COMPANIES, or third parties on their behalf pursuant to a specific agreement including a performance plan and commensurate budget. The term “Fair Market Value”
shall mean the average price that the stock in question is publicly trading at for twenty (20) days prior to the announcement of its purchase by the SUBLICENSEE or if the stock is not publicly traded, the value of such stock as determined by
the most recent private financing through a financial investor (an entity whose sole interest in the Company or AFFILIATED COMPANY is financial). of the Company or AFFILIATED COMPANY that issued the shares. 
 3.5 Reimbursement. Company will reimburse JHU, within sixty (60) days of the receipt of an invoice from JHU, for all costs associated
with the preparation, filing, maintenance, and prosecution of PATENT RIGHTS in the United States Patent and Trademark Office (“USPTO”) incurred by JHU on or before the EFFECTIVE DATE of this Agreement. In accordance with Paragraph 4.1
below, Company will reimburse JHU, within thirty (30) days of the receipt of an invoice from JHU, for all costs associated with the maintenance of PATENT RIGHTS in the USPTO incurred by JHU subsequent to the EFFECTIVE DATE of this Agreement.

 3.6 Form of Payment. All payments under this Agreement shall be made in U.S. Dollars the Company. Checks are to be made
payable to “The Johns Hopkins University”. Wire transfers may be made through: 
 The Johns Hopkins University 
 AllFirst Bank 
 25 S. Charles Street

 Baltimore, Maryland 21203 
 Transit/Routing/ABA number: [ * ] 
 Account Number: [ * ] 
 Reference: JHU SOM Office of Technology Licensing 
 (JHU REF. [ * ]) 
 Attn: [ * ] 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 5. 

 Company shall be responsible for any and all costs associated with wire transfers. 
 3.7 Late Payments. In the event that any payment due hereunder is not made when due, the payment shall accrue interest beginning on the
tenth day following the due date thereof, calculated at the annual rate of the sum of (a) two percent (2%) plus (b) the prime interest rate quoted by The Wall Street Journal on the date said payment is due, the interest being
compounded on the last day of each calendar quarter, provided however, that in no event shall said annual interest rate exceed the maximum legal interest rate for corporations. Each such payment when made shall be accompanied by all interest so
accrued. Said interest and the payment and acceptance thereof shall not negate or waive the right of JHU to seek any other remedy, legal or equitable, to which it may be entitled because of the delinquency of any payment including, but not limited
to termination of this Agreement as set forth in Paragraph 9.2. 
 ARTICLE IV 
 PATENT PROSECUTION, MAINTENANCE, & INFRINGEMENT 
 4.1
Prosecution & Maintenance. JHU, at Company’s expense, shall maintain all patents specified under PATENT RIGHTS upon authorization of Company and Company shall be licensed thereunder. Title to, all such patents and patent
applications shall reside in JHU. JHU shall have full and complete control over all patent matters in connection therewith under the PATENT RIGHTS, provided however, that JHU will consider and incorporate reasonable comments received from Company.
Company will provide payment authorization to JHU at least one (1) month before an action is due, provided that Company has received timely notice of such action from JHU. Failure to provide authorization can be considered by JHU as a Company
decision not to authorize an action. In any country where Company elects not to have a patent application filed or to pay expenses associated with filing, prosecuting, or maintaining a patent application or patent, JHU may file, prosecute, and/or
maintain the patent application or patent at its own expense and for its own exclusive benefit and Company thereafter shall not be licensed under such patent or patent application. 
 4.2 Notification. Each party will notify the other promptly in writing when any infringement by another is uncovered or suspected.

 4.3 Infringement. Company shall have the first right to enforce any patent within PATENT RIGHTS against any infringement or
alleged infringement thereof, and shall at all times keep JHU informed as to the status thereof. Company may, in its sole judgment and at its own expense, institute suit against any such infringer or alleged infringer and control, settle, and defend
such suit in a manner consistent with the terms and provisions hereof and recover, for its account, any damages, awards or settlements resulting therefrom, subject to Paragraph 4.4. This right to sue for infringement shall not be used in an
arbitrary or capricious manner. JHU shall reasonably cooperate in any such litigation at Company’s expense. 
 If Company elects not to
enforce any patent within the PATENT RIGHTS, then it shall so notify JHU in writing within ninety (90) days of receiving notice that an infringement exists, and JHU may, in its sole judgment and at its own expense, take steps to enforce any
patent and control, settle, and defend such suit in a manner consistent with the terms and provisions hereof, and recover, for its own account, any damages, awards or settlements resulting therefrom. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has
been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 6. 

 4.4 Recovery. Any recovery by Company under Paragraph 4.3 shall be deemed to reflect loss
of commercial sales, and Company shall pay to JHU [ * ] percent ([ * ]%) of the recovery net of all reasonable costs and expenses associated with each suit or settlement. If the cost and expenses exceed the recovery, then one-half (1/2) of the
excess shall be credited against royalties payable by Company to JHU hereunder in connection with sales in the country of such legal proceedings, provided, however, that any such credit under this Paragraph shall not exceed fifty percent
(50%) of the royalties otherwise payable to JHU with regard to sales in the country of such action in any one calendar year, with any excess credit being carried forward to future calendar years. 
 ARTICLE V 
 OBLIGATIONS OF THE
PARTIES 
 5.1 Reports. Company shall provide to JHU within thirty (30) days of the end of each March, June, September
and December after the EFFECTIVE DATE of this Agreement, a written report to JHU of the amount of LICENSED PRODUCT sold, and LICENSED SERVICE sold, the total NET SALES and NET SERVICE REVENUES of such LICENSED PRODUCT and LICENSED SERVICE, and the
running royalties due to JHU as a result of NET SALES and NET SERVICE REVENUES by Company, AFFILIATED COMPANIES and SUBLICENSEE thereof. Payment of any such royalties due shall accompany such report. The report of sales and royalties due shall be
substantially in the format of the sales and royalty report form given in Exhibit B. Until Company, an AFFILIATED COMPANY or a SUBLICENSEE has achieved a first commercial sale of a LICENSED PRODUCT and received FDA market approval, a report
shall be submitted at the end of every June and December after the EFFECTIVE DATE of this Agreement and will include a full written report describing Company’s, AFFILIATED COMPANIES or any SUBLICENSEE’s technical efforts towards meeting
its obligations under the terms of this Agreement. 
 5.2 Records. Company shall make and retain, for a period of [ * ] years
following the period of each report required by Paragraph 5.1, true and accurate records, files and books of account containing all the data reasonably required for the full computation and verification of sales and other information required in
Paragraph 5.1. Such books and records shall be in accordance with generally accepted accounting principles consistently applied. Company shall permit the inspection and copying of such records, files and books of account by JHU or its agents during
regular business hours upon ten (10) business days’ written notice to Company. Such inspection shall not be made more than once each calendar year. All costs of such inspection and copying shall be paid by JHU, provided that if any such
inspection shall reveal that an error has been made in the amount equal to [ * ] percent ([ * ]%) or more of such payment, such costs shall be borne by Company. Company shall include in any agreement with its AFFILIATED COMPANIES or its SUBLICENSEE
which permits such party to make, use or sell the LICENSED PRODUCT or provide LICENSED SERVICE, a provision requiring such party to retain records of sales of LICENSED PRODUCT and records of LICENSED SERVICE and other information as required in
Paragraph 5.1 and permit JHU to inspect such records as required by this Paragraph. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended.

  

 7. 

 5.3 Diligence Efforts. Company shall exercise reasonable commercial efforts to develop and
to introduce the LICENSED PRODUCT and LICENSED SERVICE into the commercial market as soon as practicable, consistent with sound and reasonable business practice and judgement; thereafter, until the expiration of the Agreement, Company shall endeavor
to keep LICENSED PRODUCT and LICENSED SERVICE reasonably available to the public. 
 Company shall meet the following business-related
milestones: 
 (1) hire professional management and raise [ * ] dollars ($[ * ]) in equity funding withing [ * ] of the
EFFECTIVE DATE; and, 
 (2) [ * ] within [ * ] of the EFFECTIVE DATE. 
 Company shall meet the following milestones towards development of a [ * ] product: 
 (1) identify a [ * ] LICENSED PRODUCT and provide a corresponding development plan to JHU within [ * ] of the EFFECTIVE DATE; and,

 (2) [ * ] within [ * ] of the EFFECTIVE DATE for a [ * ]; and, 
 (3) [ * ] to the [ * ] within [ * ] of the EFFECTIVE DATE. 
 Company shall meet the following milestones towards development of a [ * ] product: 
 (1) identify a [ * ] LICENSED PRODUCT and provide a corresponding development plan to JHU within [ * ] of the EFFECTIVE DATE; and

 (2) [ * ] within [ * ] of the EFFECTIVE DATE; and, 
 (3) [ * ] within [ * ]. 
 Company shall also exercise commercially reasonable efforts to develop other LICENSED PRODUCT suitable for different indications, so that the PATENT RIGHTS can be commercialized as broadly and as speedily as good scientific and business
judgement would deem possible. 
 5.4 Patent Acknowledgement. Company agrees that all packaging containing individual LICENSED
PRODUCT sold by Company, AFFILIATED COMPANIES and SUBLICENSEE of Company will be marked with the number of the applicable patent(s) licensed hereunder in accordance with each country’s patent laws. 
 ARTICLE VI 
 REPRESENTATIONS 

 6.1 Representations by JHU. JHU warrants that it has good and marketable title to its interest in the inventions claimed
under PATENT RIGHTS with the exception of certain retained rights of the United States government. JHU does not warrant the validity of any 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 8. 

 
patents or that practice under such patents shall be free of infringement. EXCEPT AS EXPRESSLY SET FORTH IN THIS PARAGRAPH 6.1, COMPANY, AFFILIATED COMPANIES
AND SUBLICENSEE AGREE THAT THE PATENT RIGHTS ARE PROVIDED “AS IS”, AND THAT JHU MAKES NO REPRESENTATION OR WARRANTY WITH RESPECT TO THE PERFORMANCE OF LICENSED PRODUCT AND LICENSED SERVICE INCLUDING THEIR SAFETY, EFFECTIVENESS, OR
COMMERCIAL VIABILITY. JHU DISCLAIMS ALL WARRANTIES WITH REGARD TO PRODUCT AND SERVICE LICENSED UNDER THIS AGREEMENT, INCLUDING, BUT NOT LIMITED TO, ALL WARRANTIES, EXPRESS OR IMPLIED, OF MERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE.
NOTWITHSTANDING ANY OTHER PROVISION OF THIS AGREEMENT, JHU ADDITIONALLY DISCLAIMS ALL OBLIGATIONS AND LIABILITIES ON THE PART OF JHU AND INVENTORS, FOR DAMAGES, INCLUDING, BUT NOT LIMITED TO, DIRECT, INDIRECT, SPECIAL, AND CONSEQUENTIAL DAMAGES,
ATTORNEYS’ AND EXPERTS’ FEES, AND COURT COSTS (EVEN IF JHU HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES, FEES OR COSTS), ARISING OUT OF OR IN CONNECTION WITH THE MANUFACTURE, USE, OR SALE OF THE PRODUCT AND SERVICE LICENSED UNDER
THIS AGREEMENT. COMPANY, AFFILIATED COMPANIES AND SUBLICENSEE ASSUME ALL RESPONSIBILITY AND LIABILITY FOR LOSS OR DAMAGE CAUSED BY A PRODUCT AND SERVICE MANUFACTURED, USED, OR SOLD BY COMPANY, ITS SUBLICENSEE AND AFFILIATED COMPANIES WHICH IS A
LICENSED PRODUCT OR LICENSED SERVICE AS DEFINED IN THIS AGREEMENT. 
 ARTICLE VII 
 INDEMNIFICATION 
 7.1
Indemnification. JHU and the Inventors of LICENSED PRODUCT and LICENSED SERVICE will not, under the provisions of this Agreement or otherwise, have control over the manner in which Company or its AFFILIATED COMPANIES or its SUBLICENSEE or
those operating for its account or third parties who purchase LICENSED PRODUCT or LICENSED SERVICE from any of the foregoing entities, practice the inventions of LICENSED PRODUCT and LICENSED SERVICE. Company shall defend and hold JHU, The Johns
Hopkins Health Systems, their present and former trustees, officers, Inventors of PATENT RIGHTS, agents, faculty, employees and students harmless as against any judgments, fees, expenses, or other costs arising from or incidental to any product
liability or other lawsuit, claim, demand or other action brought as a consequence of the practice of said inventions by any of the foregoing entities, whether or not JHU or said inventors, either jointly or severally, is named as a party defendant
in any such lawsuit. Practice of the inventions covered by LICENSED PRODUCT and LICENSED SERVICE, by an AFFILIATED COMPANY or an agent or a SUBLICENSEE or a third party on behalf of or for the account of Company or by a third party who purchases
LICENSED PRODUCT and LICENSED SERVICE from Company, shall be considered Company’s practice of said inventions for purposes of this Paragraph. The obligation of Company to defend and indemnify as set out in this Paragraph shall survive the
termination of this Agreement. 
 7.2 Prompt Notice. Each party’s obligation to indemnify as set forth above is
conditioned on the indemnified party or parties giving the indemnifying party prompt written notice of all claims, providing reasonable cooperation in their investigation and defense, and permitting the indemnifying party to defend said claims at
indemnifying party’s expense with legal counsel of indemnifying party’s choice. Notwithstanding the above, the indemnifying party will not be required to defend or indemnify any party with respect to losses or expenses caused by that
party’s won negligence or willful misconduct. 
  
 [ * ] = Certain
confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 9. 

 ARTICLE VIII 
 CONFIDENTIALITY 
 8.1 Confidentiality. If necessary, the parties will exchange
information, which they consider to be confidential. The recipient of such information agrees to accept the disclosure of said information which is marked as confidential at the time it is sent to the recipient, and to employ all reasonable efforts
to maintain the information secret and confidential, such efforts to be no less than the degree of care employed by the recipient to preserve and safeguard its own confidential information. The information shall not be disclosed or revealed to
anyone except employees of the recipient who have a need to know the information and who have entered into a secrecy agreement with the recipient under which such employees are required to maintain confidential the proprietary information of the
recipient and such employees shall be advised by the recipient of the confidential nature of the information and that the information shall be treated accordingly. 
 The obligations of this Paragraph shall also apply to AFFILIATED COMPANIES and/or SUBLICENSEE provided such information by Company. JHU’s, Company’s, AFFILIATED COMPANIES, and SUBLICENSEES’ obligations
under this Paragraph shall extend until [ * ] after the termination of this Agreement. 
 8.2 Exceptions. The recipient’s
obligations under Paragraph 8.1 shall not extend to any part of the information: 
 (a) that can be demonstrated to
have been in the public domain or publicly known and readily available to the trade or the public prior to the date of the disclosure; or 
 (b) that can be demonstrated, from written records to have been in the recipient’s possession or readily available to the recipient from another source not under obligation of secrecy to the disclosing
party prior to the disclosure; or 
 (c) that becomes part of the public domain or publicly known by publication or
otherwise, not due to any unauthorized act by the recipient; or 
 (d) that is demonstrated from written records to
have been developed by or for the receiving party without reference to confidential information disclosed by the disclosing party. 
 (e) that is required to be disclosed by law, government regulation or court order. 
 8.3 Right to Publish. JHU
may publish manuscripts, abstracts or the like describing the PATENT RIGHTS and inventions contained therein provided confidential information of Company as defined in Paragraph 8.1, is not included or without first obtaining approval from Company
to include such confidential information. Otherwise, JHU and the Inventors shall be free to publish manuscripts and abstracts or the like directed to the work done at JHU related to the licensed technology without prior approval. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has
been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 10. 

 ARTICLE IX 
 TERM & TERMINATION 
 9.1 Term. The term of this Agreement shall commence on
the EFFECTIVE DATE and shall continue until the date of expiration of the last to expire patent included within PATENT RIGHTS. 
 9.2
Termination By Either Party. This Agreement may be terminated by either party, in the event that the other party: (a) files or has filed against it a petition under the Bankruptcy Act, makes an assignment for the benefit of creditors,
has a receiver appointed for it or a substantial part of its assets, or otherwise takes advantage of any statute or law designed for relief of debtors; or (b) fails to perform or otherwise breaches any of its obligations hereunder, if,
following the giving of notice by the terminating party of its intent to terminate and stating the grounds therefor, the party receiving such notice shall not have cured the failure or breach within sixty (60) days. In no event, however, shall
such notice or intention to terminate be deemed to waive any rights to damages or any other remedy which the party giving notice of breach may have as a consequence of such failure or breach. 
 9.3 Termination by Company. Company may terminate this Agreement and the license granted herein, for any reason, upon giving JHU sixty
(60) days written notice. 
 9.4 Obligations and Duties upon Termination. If this Agreement is terminated, both parties
shall be released from all obligations and duties imposed or assumed hereunder to the extent so terminated, except as expressly provided to the contrary in this Agreement. Upon termination, both parties shall cease any further use of the
confidential information disclosed to the receiving party by the other party. Termination of this Agreement, for whatever reason, shall not affect the obligation of either party to make any payments for which it is liable prior to or upon such
termination. Termination shall not affect JHU’s right to recover unpaid royalties or fees or reimbursement for patent expenses incurred pursuant to Paragraph 4.1 prior to termination. Upon termination Company shall submit a final royalty report
to JHU and any royalty payments and unreimbursed patent expenses due JHU shall become immediately payable. Furthermore, upon termination of this Agreement, all rights in and to the licensed technology shall revert immediately to JHU at no cost to
JHU. Upon termination of this Agreement, any SUBLICENSEE shall become a direct licensee of JHU. Company shall provide written-notice of such to each SUBLICENSEE with a copy of such notice provided to JHU. 
 ARTICLE X 
 MISCELLANEOUS

 10.1 Use of Name. Company shall not use the name of The Johns Hopkins University or The Johns Hopkins Health System or
any of its constituent parts, such as the Johns Hopkins Hospital or any contraction thereof or the name of Inventors of PATENT RIGHTS in any advertising, promotional, sales literature or fundraising documents without prior written consent from an
officer of JHU. Company shall allow at least seven (7) business days notice of any proposed public disclosure for JHU’s review and comment or to provide written consent. 
 10.2 No Partnership. Nothing in this Agreement shall be construed to create any agency, employment, partnership, joint venture or similar
relationship between the parties other than that of a licensor/licensee. Neither party shall have any right or authority whatsoever to incur any liability or obligation (express or implied) or otherwise act in any manner in the name or on the behalf
of the other, or to make any promise, warranty or representation binding on the other. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended.

  

 11. 

 10.3 Insurance; Liability to Third Persons. JHU and Company, each at their own expense,
shall obtain and thereafter maintain workers’ compensation and comprehensive general liability (bodily injury and property damage) insurance, with respect to performance under this Agreement. Each party shall give the other or its
representative immediately notice of any suit or action filed, or prompt notice of any claim made, against them arising out of the performance of this Agreement. 
 10.4 Product Liability. Prior to initial human testing or first commercial sale of any LICENSED PRODUCT or LICENSED SERVICE as the case may be in any particular country, Company shall establish and
maintain, in each country in which Company, an AFFILIATED COMPANY or SUBLICENSEE shall test or sell LICENSED PRODUCT and LICENSED SERVICE, product liability or other appropriate insurance coverage appropriate to the risks involved in marketing
LICENSED PRODUCT and LICENSED SERVICE and will annually present evidence to JHU that such coverage is being maintained. Upon JHU’s request, Company will furnish JHU with a Certificate of Insurance of each product liability insurance policy
obtained. JHU shall be listed as an additional insured in Company’s said insurance policies. If such Product Liability insurance is underwritten on a ‘claims made’ basis, Company agrees that any change in underwriters during the term
of this Agreement will require the purchase of ‘prior acts’ coverage to ensure that coverage will be continuous throughout the term of this Agreement. 
 10.5 Governing Law. This Agreement shall be construed, and legal relations between the parties hereto shall be determined, in accordance with the laws of the State of Maryland applicable to contracts solely
executed and wholly to be performed within the State of Maryland without giving effect to the principles of conflicts of laws. 
 10.6
Disputes. The parties shall attempt to resolve all disputes through informal means. This may include mediation or any other procedures upon which the parties agree. Each party agrees that, prior to resorting to litigation to resolve any dispute,
it will confer with other party to determine whether other procedures that are less expensive or less time consuming can be adopted to resolve the dispute. This agreement shall be interpreted under the law of the State of Maryland. Jurisdiction and
venue shall be in courts located in the City of Baltimore. 
 10.7 Notice. All notices or communication required or permitted to be
given by either party hereunder shall be deemed sufficiently given if mailed by registered mail or certified mail or sent by overnight courier, such as Federal Express, to the other party at its respective address set forth below or to such other
address as one party shall give notice of to the other from time to time hereunder. Mailed notices shall be deemed to be received on the third business day following the date of mailing. Notices sent by overnight courier shall be deemed received the
following business day. 
 If to
Company:                       StemCo Biomedical, Inc. 
 c/o Hutchison and Mason, PLLC 
 Suite 100 
 3110 Edwards Mill Rd. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 12. 

 Raleigh, NC 27612 
 Attn: Fred D. Hutchison 
 If to
JHU:                               Office of Technology Licensing 
 The Johns Hopkins University 
 School of
Medicine 
 111 Market Place, Suite 906 
 Baltimore, MD 21202 
 Attn: Director 
 10.8 Compliance with All Laws. In all activities undertaken pursuant to this Agreement, both JHU and Company covenant and agree that each will in all material respects comply with such Federal, state and local
laws and statutes, as may be in effect at the time of performance and all valid rules, regulations and orders thereof regulating such activities. 
 10.9 Successors and Assigns. Neither this Agreement nor any of the rights or obligations created herein, except for the right to receive any remuneration hereunder, may be assigned by either party, in whole or in part, without the
prior written consent of the other party, except that either party shall be free to assign this Agreement in connection with any sale of substantially all of its assets without the consent of the other. Such Assignment shall be subject to JHU
approval, which approval shall not be unreasonably withheld. This Agreement shall bind and inure to the benefit of the successors and permitted assigns of the parties hereto. 
 10.10 No Waivers; Severability. No waiver of any breach of this Agreement shall constitute a waiver of any other breach of the same or other
provision of this Agreement, and no waiver shall be effective unless made in writing. Any provision hereof prohibited by or unenforceable under any applicable law of any jurisdiction shall as to such jurisdiction be deemed ineffective and deleted
herefrom without affecting any other provision of this Agreement. It is the desire of the parties hereto that this Agreement be enforced to the maximum extent permitted by law, and should any provision contained herein be held by any governmental
agency or court of competent jurisdiction to be void, illegal and unenforceable, the parties shall negotiate in good faith for a substitute term or provision which carries out the original intent of the parties 
 10.11 Entire Agreement; Amendment. Company and JHU acknowledge that they have read this entire Agreement and that this Agreement, including the
attached Exhibits constitutes the entire understanding and contract between the parties hereto and supersedes any and all prior or contemporaneous oral or written communications with respect to the subject matter hereof, all of which communications
are merged herein. It is expressly understood and agreed that (i) there being no expectations to the contrary between the parties hereto, no usage of trade, verbal agreement or another regular practice or method dealing within any industry or
between the parties hereto shall be used to modify, interpret, supplement or alter in any manner the express terms of this Agreement; and (ii) this Agreement shall not be modified, amended or in any way altered except by an instrument in
writing signed by both of the parties hereto. 
 10.12 Delays or Omissions. Except as expressly provided herein, no delay or omission
to exercise any right, power or remedy accruing to any party hereto, shall impair any such right, power or remedy to such party nor shall it be construed to be a waiver of any such breach or default, or an acquiescence therein, or in any similar
breach or default. be deemed a waiver of any other breach or default theretofore or thereafter occurring. Any waiver, permit, 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 13. 

 
consent or approval of any kind or character on the part of any party of any breach or default under this Agreement, or any waiver on the part of any party
of any provisions or conditions of this Agreement, must be in writing and shall be effective only to the extent specifically set forth in such writing. All remedies either under this Agreement or by law or otherwise afforded to any party, shall be
cumulative and not alternative. 
 10.13 Force Majeure. If either party fails to fulfill its obligations hereunder (other than an
obligation for the payment of money), when such failure is due to an act of God, or other circumstances beyond its reasonable control, including but not limited to fire, flood, civil commotion, riot, war (declared and undeclared), revolution, or
embargoes, then said failure shall be excused for the duration of such event and for such a time thereafter as is reasonable to enable the parties to resume performance under this Agreement. 
 10.14 Further Assurances. Each party shall, at any time, and from to time, prior to or after the EFFECTIVE DATE of this Agreement, at reasonable
request of the other party, execute and deliver to the other such instruments and documents and shall take such actions as may be required to ‘more effectively carry out the terms of this Agreement. 
 10.15 Survival. All representations, warranties, covenants and agreements made herein and which by their express terms or by implication are to be
performed after the execution and/or termination hereof, or are prospective in nature, shall survive such execution and/or termination, as the case may be. This shall include Articles VI, VII, VIII, IX, and X. 
 10.16 No Third Party Beneficiaries. Nothing in this Agreement shall be construed as giving any person, firm, corporation or other entity, other
than the parties hereto and their successors and permitted assigns, any right, remedy or claim under or in respect of this Agreement or any provision hereof. 
 10.17 Headings. Article headings are for convenient reference and not a part of this Agreement. All Exhibits are incorporated herein by this reference. 
 10.18 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which when taken together
shall be deemed but one instrument. 
  
 [ * ] = Certain confidential information
contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 14. 

 IN WITNESS WHEREOF, this Agreement shall take effect as of the EFFECTIVE DATE when it has been executed
below by the duly authorized representatives of the parties. 
  

									
	THE JOHNS HOPKINS UNIVERSITY	 		 	
					
	By:	 	/s/ William P. Tew, Ph.D.,	 		 		 	 November 27, 2000

	Title:	 	William P. Tew, Ph.D., Executive Director
Technology and Business Development
School of Medicine	 		 		 	(Date)

  

									
	COMPANY	 		 	
					
	By:	 	/s/ Clayton A. Smith, M.D.	 		 		 	 10/15/2000

	Title:	 	Clayton A. Smith, M.D.	 		 		 	(Date)

 EXHIBIT A.    LICENSE FEE & ROYALTIES. 
 EXHIBIT B.    SALES & ROYALTY REPORT FORM. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission
pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 15. 

 EXHIBIT A 
 LICENSE FEE & ROYALTIES 
 1. License Fee: As partial consideration for the license
granted by this Agreement Company will pay to JHU a first license fee of [ * ] dollars ($[ * ]) within thirty (30) days of the EFFECTIVE DATE of this Agreement and a second license fee of [ * ] dollars ($[ * ]) within thirty (30) days of
the first anniversary of the EFFECTIVE DATE of this Agreement. JHU will not submit an invoice for the first license fee, which is nonrefundable and shall not be credited against royalties or any other fees. A one-time $[ * ] fee will be deducted by
the Office of Technology Licensing from any fees received by Company. 
 2. Minimum Annual Royalties: For the term of this Agreement
Company shall pay to JHU minimum annual royalties as set forth below. These minimum annual royalties shall be due within thirty (30) days of the anniversary of EFFECTIVE DATE of this Agreement. In any year where there are sales of LICENSED
PRODUCT or LICENSED SERVICE the minimum annual royalties shall be credited against any running royalty due in the corresponding royalty year. A $[ * ] maintenance fee will be deducted annually from any royalties or other fees received from Company.

 1st year to 4th year [ * ] dollars ($[ * ]). 
 5th year and beyond [ * ] dollars ($[ * ]) 
 3. Royalties. Company shall pay to JHU, a running royalty, for each LICENSED
PRODUCT sold, and for each LICENSED SERVICE provided, by Company, AFFILIATED COMPANIES and Company’s SUBLICENSEE, of [ * ] percent ([ * ]%) on NET SALES of [ * ], [ * ] percent ([ * ]%) on NET SALES of [ * ] and [ * ] percent ([ * ]%) on NET
SALES of [ * ] for the term of this Agreement. Such payments shall be made quarterly. 
  
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended.

  

 16 

 EXHIBIT B 
 QUARTERLY SALES & ROYALTY REPORT 
 FOR LICENSE AGREEMENT BETWEEN Company AND

 THE JOHNS HOPKINS UNIVERSITY DATED 
 {EFFECTIVE DATE OF AGREEMENT} 
 FOR PERIOD OF _______________ TO ________________ 
 TOTAL ROYALTIES DUE FOR THIS PERIOD $___________ 
  

									
	 PRODUCT
NAME
	  	*JHU
REFERENCE	  	TOTAL NET
SALES/SERVICES	  	ROYALTY
RATE	  	AMOUNT
DUE
		  		  		  		  	
		  		  		  		  	
		  		  		  		  	
		  		  		  		  	
		  		  		  		  	
		  		  		  		  	

  

	*	Please provide the JHU Disclosure Number or Patent Reference 

 This report format is to be used to report quarterly royalty statements to JHU. It should be placed on Company letterhead and accompany any royalty payments due for the reporting period. This report shall be submitted even if no sales are
reported. 
 [ * ] = Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the
Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
  

 17.Exhibit 10.8

 Exhibit 10.8 
 STANDARD LEASE 
 WITH 
 StemCo Biomedical, Inc. 
  

			
	 SUITES:
	  	144 and 148
		
	 BUILDING:
	  	2810 Meridian
		
	 CITY:
	  	Durham, North Carolina

  

 TABLE OF CONTENTS 
  

					
			
	 ARTICLE 1:
	  	BASIC PROVISIONS	  	1
			
	 ARTICLE 2:
	  	TERM AND COMMENCEMENT	  	3
			
	 ARTICLE 3:
	  	BASE RENT AND ADDITIONAL RENT	  	3
			
	 ARTICLE 4:
	  	CONDITION OF PREMISES	  	6
			
	 ARTICLE 5:
	  	QUIET ENJOYMENT	  	7
			
	 ARTICLE 6:
	  	UTILITIES AND SERVICES	  	7
			
	 ARTICLE 7:
	  	USE, COMPLIANCE WITH LAWS, AND RULES	  	8
			
	 ARTICLE 8:
	  	MAINTENANCE AND REPAIRS	  	9
			
	 ARTICLE 9:
	  	ALTERATIONS AND LIENS	  	10
			
	 ARTICLE 10:
	  	INSURANCE, SUBROGATION, AND WAIVER OF CLAIMS	  	11
			
	 ARTICLE 11:
	  	CASUALTY DAMAGE	  	12
			
	 ARTICLE 12:
	  	CONDEMNATION	  	13
			
	 ARTICLE 13:
	  	ASSIGNMENT AND SUBLETTING	  	14
			
	 ARTICLE 14:
	  	PERSONAL PROPERTY, RENT AND OTHER TAXES	  	16
			
	 ARTICLE 15:
	  	LANDLORD’S REMEDIES	  	16
			
	 ARTICLE 16:
	  	SECURITY DEPOSIT	  	19
			
	 ARTICLE 17:
	  	ATTORNEYS’ FEES, JURY TRIAL AND VENUE	  	20
			
	 ARTICLE 18:
	  	SUBORDINATION, ATTORNMENT AND LENDER PROTECTION	  	20
			
	 ARTICLE 19:
	  	ESTOPPEL CERTIFICATES	  	21
			
	 ARTICLE 20:
	  	RIGHTS RESERVED BY LANDLORD	  	21
			
	 ARTICLE 21:
	  	LANDLORD’S RIGHT TO CURE	  	22
			
	 ARTICLE 22:
	  	INDEMNIFICATION	  	22
			
	 ARTICLE 23:
	  	RETURN OF POSSESSION	  	23
			
	 ARTICLE 24:
	  	HOLDING OVER	  	23
			
	 ARTICLE 25:
	  	NOTICES	  	24
			
	 ARTICLE 26:
	  	REAL ESTATE BROKERS	  	24
			
	 ARTICLE 27:
	  	NO WAIVER	  	24
			
	 ARTICLE 28:
	  	TELECOMMUNICATION LINES	  	25
			
	 ARTICLE 29:
	  	HAZARDOUS MATERIALS	  	25
			
	 ARTICLE 30:
	  	DEFINITIONS	  	28
			
	 ARTICLE 31:
	  	OFFER	  	31
			
	 ARTICLE 32:
	  	MISCELLANEOUS	  	31
			
	 ARTICLE 33:
	  	ENTIRE AGREEMENT	  	33
			
	 EXHIBITS
	  		  	Listed in Article 1.P

  

					
		  	i	  	

 STANDARD LEASE 
 THIS STANDARD LEASE (“Lease”) is made and entered into as of the ___ day of June, 2003, by and between CMD PROPERTIES, INC. (“Landlord”), an Illinois corporation, and StemCo Biomedical,
Inc. (‘Tenant”), a Delaware corporation. 
 ARTICLE 1: BASIC PROVISIONS 
 This Article contains the basic tease provisions between Landlord and Tenant. 
  

					
	 A. Building:
	  	2810 Meridian, located at 2810 Meridian Parkway, Durham, North Carolina (the “Property”, as further described in Article 30).
		
	 B. Premises:
	  	Suites 144 and 148 located in the Building as outlined or hatched on Exhibit A hereto.
		
	 C. Commencement Date:
	  	May 1, 2004 for Suite 148 or such earlier date as the Andcare Lease may be terminated as further described in Article 2 below (sometimes referred to herein as the “Suite 148
Commencement Date”) and September 1, 2005 for Suite 144 or such earlier date as the PRI Lease may be terminated as further described in Article 2 below (sometimes referred to herein as the “Suite 144 Commencement Date”), subject to
Articles 2 and 4. The term “Commencement Date” as used herein shall mean either the Suite 148 Commencement Date or the Suite 144 Commencement Date, or both, as the context reasonably implies.
		
	 D. Expiration Date:
	  	April 30, 2008, subject to Articles 2 and 4.
		
	 E. Rentable Area:
	  	The rentable area of the Premises shall be deemed to be 11,021 square feet, consisting of 3,954 for Suite 148 and 7,067 for Suite 144, and the rentable area of the Property shall be
deemed to be 100,878 square feet, for purposes of this Lease, subject to Article 30.
		
	 F. Tenant’s Share:
	  	Three and 92/100 percent (3.92%) until the Suite 144 Commencement Date and thereafter ten and 93/100 percent (10.93%), subject to Articles 3 and 30.
		
	 G. Base Rent:
	  	Tenant shall pay monthly Base Rent pursuant to the following schedule and as described in Article 3:

				
		
	 Period
	  	Monthly Base Rent
	Suite 148 Commencement Date – April 30, 2005	  	$	3,225.81
	May 1, 2005 – day immediately prior to Suite 144 Commencement Date	  	$	3,322.58
	 Suite 144 Commencement Date – April 30,2006
	  	$	9,256.31
	 May 1, 2006 – April 30, 2007
	  	$	9,534.00
	 May 1, 2007 – Expiration Date
	  	$	9,820.02

  

					
		  	1	  	

					
	 H. Additional Rent:
	  	Tenant shall pay Tenant’s Share of Taxes, Insurance and Expenses as further described in Article 3.
		
	 I. Permitted Use:
	  	General office and minor or “light” laboratory, subject to Article 7.
		
	 J. Security Deposit:
	  	$9,256.31, subject to Article 16.
		
	 K. Broker:
	  	Advantis GVA, subject to Article 26.
		
	 L. Guarantor(s):
	  	n/a
	
	 M. Landlord’s Notice Address (subject to Article 25):

		
		  	c/o CMD Realty Investors, L.P., Suite 450, 2100 RiverEdge Parkway, Atlanta, Georgia 30328, Attn.: Regional Manager; with copies c/o CMD Realty Investors, L.P., 227 West Monroe
Street, Suite 3900, Chicago, Illinois 60606, Attn.: General Counsel and Attn.: Asset Manager.
	
	 N. Tenant’s Notice Address (subject to Article 25):

		
		  	StemCo Biomedical, Inc. 2810 Meridian, Suite 148, Durham, North Carolina 27713
		
	 O. Rent Payments:
	  	Rent shall be paid to Landlord c/o Bank One, P.O. Box 93150, Chicago, Illinois 60673-3150, or such other parties and addresses as to which Landlord shall provide advance
notice.
		
	 P. Exhibits:
	  	This Lease includes, and incorporates by this reference:
			
		  	Exhibit A:	  	Premises
		  	Exhibit B:	  	Rules
		  	Exhibit C:	  	Extension Option
		  	Exhibit D:	  	Right of Offer
		  	Exhibit E:	  	Option to Terminate

 The above provisions shall be interpreted and applied in accordance with the other provisions of this Lease. The
terms of this Article, and the terms defined in Article 30 and other Articles, shall have the meanings specified therefor when used as capitalized terms in other provisions of this Lease or related documentation (except as expressly provided to the
contrary therein). 
  

					
		  	2	  	

 ARTICLE 2: TERM AND COMMENCEMENT 
 A. Term. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term, subject to the other
provisions of this Lease. The term (“Term”) of this Lease shall commence on the applicable Commencement Date for each suite and end on the Expiration Date set forth in Article 1, unless sooner terminated as provided in this Lease, subject
to adjustment as provided below and the other provisions of this Lease. 
 B. Suite 148. The parties acknowledge and
agree that: (i) Tenant is currently occupying Suite 148 pursuant to a Sublease dated December 14, 2000, as amended (“Andcare Sublease”) from Andcare, Inc. (“Andcare”), that will terminate on April 30,
2004 or such earlier date on which the lease between Andcare and Landlord (“Andcare Lease”) is terminated (as contemplated in the Consent to Sublease dated January 11, 2001 between Landlord, Tenant and Andcare), (ii) the
Suite 148 Commencement Date herein Rent and Tenant’s other obligations hereunder shall be advanced to such earlier date on which the Andcare Sublease and Andcare Lease are terminated, and (iii) in such event, the Base Rent under Article
1.G of this Lease shall be as follows: $4,136.50 per month for the period commencing on the date of the Lease and ending on April 30, 2004. If the Commencement Date is advanced to an earlier date under Article 1.C hereof due to an earlier
termination of the Andcare Lease, the Expiration Date herein shall not be changed. 
 C. Suite 144. The parties acknowledge and
agree that: (i) Tenants currently occupying Suite 144 pursuant to a Subsublease dated February 2, 2003, as amended (“PRI Subsublease”) from MD Everywhere, Inc. (“MD”), MD itself being a subtenant pursuant
to a Sublease dated on or about January 8, 2001 (“PRI Sublease”) from PRI Associates, Inc. (“PRI”); and that the Sublease and Subsublease will terminate on August 31, 2005 or such earlier date on which the
lease between PRI and Landlord (“PRI Lease”) is terminated (as contemplated in the Consent to Sub-Sublease dated February 3, 2003 between Landlord, PRI, MD and Tenant and the Consent to Sublease dated January 8, 2001
between Landlord, MD and PRI), (ii) the Suite 144 Commencement Date herein and Tenant’s other obligations hereunder shall be advanced to such earlier date on which the PRI Sub-sublease, PRI Sublease and PRI Lease are terminated, and
(iii) in such event, the Base Rent under Article 1.G of this Lease shall be as follows. $5,594.71 per month (escalated by 3% on February 3, 2004 and February 3, 2005) for the period beginning on the date of this Lease and ending on
August 31, 2005. If the Commencement Date is advanced to an earlier date under Article 1.C hereof due to an earlier termination of the PRI Lease, the Expiration Date herein shall not be changed. 
 D. Adjustments and Confirmation. Tenant shall execute a confirmation of any Commencement Date as adjusted herein in such form as
Landlord may reasonably request; any failure to respond within thirty (30) days after requested shall be deemed an acceptance of the date set forth in Landlord’s confirmation. 
 ARTICLE 3: BASE RENT AND ADDITIONAL RENT 
 A. Base Rent. Tenant shall pay
Landlord the monthly Base Rent set forth in Article 1 in advance on or before the first day of each calendar month during the Term; provided, Tenant shall pay Base Rent for the first full calendar month for which Base Rent is due no later than three
(3) months before the applicable Commencement Date. 
 B. Taxes, Insurance and Expenses. Subject to the limitations in Paragraph
I below, Tenant shall pay Landlord Tenant’s Share of Taxes, Insurance and Expenses in the manner described below. The foregoing capitalized terms shall have the meanings specified therefor in Articles 1 and 30. 
  

					
		  	3	  	

 C. Payments. 
 (i) Landlord may reasonably estimate in advance the amounts Tenant shall owe for Taxes, Insurance and Expenses for any full or partial calendar year of the Term. Tenant shall pay such estimated amounts, on a monthly
basis, on or before the first day of each calendar month, together with Tenant’s payment of Base Rent. Landlord may reasonably adjust such estimate from time to time. 
 (ii) Within 120 days after the end of each calendar year, or as soon thereafter as practicable, Landlord shall provide a statement (the
“Statement”) showing: (a) the amount of actual Taxes, Insurance and Expenses for such calendar year, with a listing of amounts for major categories of Expenses, (b) any amount paid by Tenant towards Taxes, insurance and Expenses
during such calendar year on an estimated basis, and (c) any revised estimate of Tenant’s obligations for such items for the current year. 
 (iii) If the Statement shows that Tenant’s estimated payments were less than Tenant’s actual obligations for Taxes, Insurance and Expenses for such year, Tenant shall pay the difference within thirty
(30) days after Tenant receives the Statement. If the Statement shows that Tenant’s estimated payments exceeded Tenant’s actual obligations for Taxes, Insurance and Expenses, Landlord shall credit the difference against the payment of
Rent next due. However, if the Term shall nave expired and no further Rent shall be due, Landlord shall provide a prompt refund of such difference with the final Statement for such year and this obligation will survive expiration or earlier
termination of the Lease. 
 (iv) If the Statement shows a further increase in Tenant’s estimated payments for the current calendar
year, Tenant shall: (a) thereafter pay the new estimated amount until Landlord further revises such estimated amount, and (b) pay the difference between the new and former estimates for the period from January 1 of the current
calendar year through the month in which the Statement is sent within thirty (30) days after Tenant receives the Statement. 
 (v) In
lieu of providing one Statement covering Taxes, Insurance and Expenses, Landlord may provide separate statements. So long as Tenant’s obligations hereunder are not materially adversely affected thereby, Landlord reserves the right to reasonably
change the manner or timing of Tenant’s payments for Taxes, Insurance and Expenses. 
 D. Tax Refunds, Protest Costs, Fiscal Years
and Special Assessments. Landlord shall each year: (i) credit against Taxes any refunds received during such year, whether or not for a prior year, (ii) include in Taxes any additional amount paid during such year involving an
adjustment to Taxes for a prior year due to supplemental assessment or other reason, (iii) for Taxes payable in installments over more than one year, include only the minimum amounts payable each year and any interest thereon, and
(iv) include, in either Taxes or Expenses, any reasonable fees for attorneys, consultants and experts, and other costs paid during such year in attempting to protest, appeal or otherwise seek to reduce or minimize Taxes. Notwithstanding
anything to the contrary contained in this Lease, if any taxing authority, at any time, uses a fiscal year other than a current calendar year, Landlord may require payments by Tenant based on: (a) amounts paid or payable during each calendar
year, or (b) amounts paid or payable for or during each fiscal tax year. 
 E. Grossing Up and Tenant’s Share Adjustments.
In order to allocate variable Expenses (i.e. those items that vary based on occupancy levels) among those parties who are leasing space when the Property is not fully occupied during all or a portion of any calendar year, Landlord may reasonably
determine the amount of such variable Expenses that would have been paid had the Property been fully occupied, and the amount so determined shall be deemed to have been the amount of variable Expenses for such year (rather than adjusting
Tenant’s Share by subtracting vacant space from the denominator). Similarly, if Landlord is not furnishing any particular utility or service to a tenant during any period (the cost of which, if performed by Landlord, would be included in
Expenses), such as where a single building tenant in a complex arranges for its own landscaping, Landlord may for such period: (i) exclude the rentable area of such tenant from the rentable area of the Property in computing Tenant’s Share
of such utility or service, or (ii) adjust Expenses to reflect the additional amount that would reasonably have been incurred had Landlord furnished such utility or service to such tenant (rather than adjusting Tenant’s Share).
“Tenant’s Share” shall be subject to other adjustments under the definition thereof in Article 30. 
  

					
		  	4	  	

 The preceding Paragraph is not intended to allow Landlord to make a profit on such Expenses, nor to
permit Landlord to collect from Tenant and other tenants more than 100% of such Expenses actually incurred by Landlord, but rather is intended to provide that Tenant and other tenants receiving such utilities or services pay their respective shares
of the Expenses for variable utilities or services that are actually incurred. The general concept of “grossing up” contained in the preceding Paragraph is illustrated by the following general hypothetical: (a) a building contains
100,000 feet, (b) occupancy is 50% or 50,000 feet, (c) actual janitorial cost for 100% occupancy would be $10,000, (d) actual janitorial cost for 50% occupancy is $5,000, (e) with no “gross up,” tenants pay the landlord
$2,500 (50% of $5,000), (f) with the gross up, tenants would pay the actual $5,000 of janitorial costs (50% of $10,000), thus permitting the landlord to recover variable costs actually incurred, (g) the landlord would absorb
fixed costs for vacant space with no adjustment. The foregoing illustration is intended to help demonstrate that “grossing up” is designed to ensure that Tenant pays its fair share of variable costs actually incurred as a result of
its occupancy. 
 F. Prorations; Payments After Term Ends. If the Term commences on a day other than the first day of a calendar month
or ends on a day other than the last day of a calendar month, the Base Rent and any other amounts payable on a monthly basis shall be prorated on a per diem basis for such partial calendar months. If the Base Rent is scheduled to increase under
Article 1 other than on the first day of a calendar month, the amount for such month shall be prorated on a per diem basis to reflect the number of days of such month at the then current and increased rates, respectively. If the Term commences other
than on January 1, or ends other than on December 31, Tenant’s obligations to pay amounts towards Taxes, Insurance and Expenses for such first or final calendar years shall be prorated on a per diem basis to reflect the portion of
such years included in the Term. Tenant’s obligations to pay any amounts accruing during, or relating to, the period prior to expiration or earlier termination of this Lease, shall survive such expiration or termination. 
 G. Landlord’s Accounting Practices and Records. Landlord shall maintain records respecting Taxes, Insurance and Expenses and determine the
same in accordance with sound accounting and management practices consistently applied in accordance with this Lease. Tenant’s employees (or any certified public accounting firm acting for Tenant on a non-contingent fee basis) shall have the
right to review such records by sending notice to Landlord no later than thirty (30) days following the furnishing of the Statement specifying such records as Tenant reasonably desires to review. Such review shall be subject to the continuing
condition that Tenant not be in Default, and subject to reasonable scheduling by Landlord during normal business hours at the place or places where such records are normally kept. No later than thirty (30) days after Landlord makes such records
available for review, Tenant shall send Landlord notice specifying any exceptions that Tenant takes to matters included in such Statement, Tenant’s detailed reasons for each exception which support a conclusion that such exception properly
identifies an error in such Statement, and a complete copy of the review report. Such Statement shall be considered final and binding on Tenant, except as to matters to which exception is taken after review of Landlord’s records in the
foregoing manner and within the foregoing times. The foregoing times for sending Tenant’s notices hereunder are critical to Landlord’s budgeting process, and are therefore of the essence of this Paragraph. If Tenant takes timely exception
as provided herein, Landlord may seek certification from an independent certified public accountant or financial consultant (who shall be subject to Tenant’s reasonable approval) as to the proper amount of Taxes, Insurance and Expenses or the
items as to which Tenant has taken exception. In such case: (i) such certification shall be considered final and binding on both parties (except as to additional amounts not then known or omitted by error), and (ii) Tenant shall pay
Landlord for the cost of such certification, unless it shows that Taxes, Insurance and Expenses were overstated by a net amount of five percent (5%) or more. Pending review of such records and resolution of any exceptions, Tenant shall pay the
amounts shown on such Statement, subject to credit, refund or additional payment after any such exceptions are resolved. 
 H.
General Payment Matters. Base Rent, Taxes, Insurance, Expenses and any other amounts which Tenant is or becomes obligated to pay Landlord under this Lease or other agreement entered in connection herewith are sometimes herein referred to
collectively as “Rent,” and all remedies applicable to the non-payment of rent shall be applicable thereto. Tenant shall pay Rent in good funds and legal tender of the United States of America, together with any applicable sales tax or
other taxes on 

  

					
		  	5	  	

 
Rent as further described in Article 14. Tenant shall pay Rent without any deduction, recoupment, set-off or counterclaim, and without relief from any
valuation or appraisement laws, except as may be expressly provided in this Lease. No delay by Landlord in providing the Statement (or separate statements) shall be deemed a default by Landlord or a waiver of Landlord’s right to require payment
of Tenant’s obligations for actual or estimated Taxes, Insurance or Expenses. In no event shall a decrease in Taxes, Insurance or Expenses serve to decrease Base Rent. Landlord may apply payments received from Tenant to any obligations of
Tenant then accrued, without regard to obligations designated by Tenant. 
 I. Cap On Controllable Expenses. Notwithstanding anything
to the contrary contained in this Lease, Landlord hereby agrees that, for purposes of computing Tenant’s obligations for Expenses, increases in Controllable Expenses (as defined below) during the initial Term shall not exceed six percent
(6%) of Controllable Expenses (the “Controllable Expense Cap”), on an average, cumulative basis, subject to the following provisions: (i) “Controllable Expenses” for purposes hereof shall mean all Expenses, except that
Landlord may exclude therefrom Utility Costs, Taxes and other costs imposed or established by governmental or regulatory authorities and Insurance, (ii) “average, cumulative basis” for purposes hereof shall mean that, if Controllable
Expenses either decrease, or increase by less than the foregoing Controllable Expense Cap amount, in any year or years, then Landlord may apply the difference between Controllable Expenses and the Controllable Expense Cap for such year or years so
as to increase the Controllable Expense Cap in another year or years, so long as Controllable Expenses do not exceed the foregoing Controllable Expense Cap on an average, cumulative basis during the initial Term, and (iii) this provision is
personal to the Tenant first named in this Lease, and shall no longer apply if Tenant assigns this Lease by operation of law or otherwise or subleases all or a material portion of the Premises. For example, if Controllable Expenses increase by 5% in
2003 and 5% in 2004, they could increase by 8% in 2005 because they would not increase by more than 6% per year on an average, cumulative basis, if Controllable Expenses then increase by a further 8% in 2006, they would be limited to the 6% cap
amount for purposes of computing Tenant’s obligations for 2006 in order to keep within the 6% average, cumulative increase. If Controllable Expenses then increase by only 4% in 2007, Landlord may include the extra 2% that Landlord was prevented
from using in 2006, so long as Tenant’s obligations for Controllable Expenses do not increase by more than 6% per year on an average, cumulative basis. 
 ARTICLE 4: CONDITION OF PREMISES 
 A. Condition of Premises. Tenant is currently entitled to
enter and occupy the Premises pursuant to the Andcare Sublease and Consent to Sublease and PRI Sublease and Consent to Sublease referred to in Article 2 above, and has inspected, or had an opportunity to inspect, the Premises (and portions of the
Property, Systems and Equipment providing access to or serving the Premises), and agrees to accept the same “as is” without any agreements, representations, understandings or obligations on the part of Landlord to perform any alterations,
repairs or improvements except as set forth in the following sentence. Landlord shall, within sixty (60) days after execution and delivery of this Lease by both parties, perform all work necessary to bring the section of drainage piping
identified in the email dated April 22, 2003 from Pete Padron of Project Planning and Delivery to Kelly Bolick into compliance with applicable codes. 
 B. Subsequent Tenant Work. Notwithstanding the foregoing to the contrary, Landlord shall provide an allowance (“Allowance”) of up to $100,000.00 to be used towards reasonable, direct
out-of-pocket costs of designing and performing permanent leasehold improvements in the Premises during the period beginning on the date that this Lease has been executed and delivered by both parties and ending on December 31, 2003 (the
“Subsequent Tenant Work”). Tenant shall engage its own designers and contractors, and Landlord shall reimburse Tenant based on Tenant’s submission of a customary tenant’s affidavit respecting the work, invoices, paid
receipts and other reasonable evidence of payment, and the submission of customary architect’s certificates, lien waivers and affidavits of payment, all reasonably satisfactory to Landlord. Any unused portion of the Allowance shall belong to
Landlord. Such Subsequent Tenant Work shall be subject to applicable provisions of the Lease, including Landlord’s 

  

					
		  	6	  	

 
approval of the contractors and plans for the work under Article 9 of the Lease, and all such work shall also be subject to the approval of Andcare with
respect to Suite 148 and PRI and MD with respect to Suite 144 as further provided in the applicable Sublease and Subsublease. Any personal property, trade fixtures or equipment, including, but not limited to, modular or other furniture, and cabling
or other items for communications or computer systems, whether or not shown on any plan approved by Landlord, shall be provided by Tenant, at Tenant’s sole cost. Landlord shall be entitled manage the Subsequent Tenant Work and to receive an
administrative fee equal to three percent (3%) of all other amounts included in the cost of the Subsequent Tenant Work. There shall be no postponement of any Commencement Date or abatement of Rent as a result of any Subsequent Tenant Work or
delays in substantially completing the same, under any circumstances. 
 ARTICLE 5: QUIET ENJOYMENT 
 Landlord agrees that, if Tenant timely pays the Rent and performs the terms and provisions hereunder, Tenant shall hold the Premises during the Term free
of lawful claims by any party acting by or through Landlord, subject to all other terms and provisions of this Lease. 
 ARTICLE 6:
UTILITIES AND SERVICES 
 A. Tenant To Obtain Utilities and Services. Tenant shall obtain in Tenant’s own name and pay the
utility company or other provider directly for all utilities and services furnished to or for the Premises, including without limitation, electricity, gas, water, sewer, steam, fire protection, telephone and other communication services, utilities
for heating, ventilating and air-conditioning (“HVAC”), alarm and other security services, pest and rodent control, janitorial, cleaning and trash collection, including ail connection, disconnection and maintenance charges, deposits, taxes
or fees therefor. Landlord reserves the right to designate the companies that shall provide utility services. Notwithstanding the foregoing or any other provision of this Lease to the contrary, Landlord reserves the right to provide water, sewer,
HVAC and other services for the Building or Property, and to require that Tenant pay Tenant’s Share thereof as part of Expenses. 
 B. Intentionally omitted. 
 C. Installation, Connection and Use of Utility Equipment. Tenant shall install and
connect all equipment and lines required to supply such utilities to the extent not already available at or serving the Premises, or at Landlord’s option shall repair, alter or replace any such existing items (or Tenant shall share the costs
thereof for any HVAC unit or other equipment shared with other tenants as described in Article 8). Tenant shall not install any equipment or fixtures, or use the same, so as to exceed the safe and lawful capacity of any utility equipment or lines
serving the same. The maintenance and repair of all such items shall be as further provided in Article 8, and the installation, alteration, replacement or connection of any utility equipment and lines shall be subject to the requirements for
alterations of the Premises set forth in Article 9. Tenant shall ensure that ail HVAC equipment is operated at all times in a manner to prevent roof leaks, damage or noise due to vibrations or improper installation, maintenance or operation. Tenant
shall keep the Premises sufficiently heated to avoid freezing of pipes. 
 D. Interruptions. Landlord shall not be
liable in damages or otherwise for any failure or interruption of Tenant’s utilities or services, and Tenant shall not be entitled to terminate this Lease or abate any portion of the Rent due under the Lease as a result of such failure or
interruption. 
 E. Abatement of Rent. Notwithstanding Paragraph D above to the contrary, if: (a) any services or utilities are
interrupted or discontinued as a result of Landlord’s negligence (and not caused by Tenant or its employees, agents or contractors), and Tenant is unable to and does not use, the Premises as a result of such interruption or discontinuance, and
(b) Tenant shall have given written notice respecting such interruption or discontinuance to Landlord, and Landlord shall have failed to cure such interruption or discontinuance within three (3) consecutive business days after receiving
such notice, 

  

					
		  	7	  	

 
Base Rent hereunder shall thereafter be abated until such time as such services or utilities are restored or Tenant begins using the Premises again,
whichever shall first occur. Notwithstanding anything to the contrary contained herein, if Tenant, or its contractors, or their respective officers, employees, contractors, invitees or agents, delay Landlord in restoring the utilities or services,
Landlord shall have additional time to complete the restoration equal to such delay and Tenant shall pay Landlord all Rent for the period of such delay. 
 ARTICLE 7: USE, COMPLIANCE WITH LAWS, AND RULES 
 A. Use of Premises. Tenant shall use the
Premises only for the permitted use identified in Article 1, and no other purpose whatsoever, subject to the other provisions of this Article and this Lease. Unless expressly permitted in Article 1, Tenant shall not use or permit the Premises to be
used as a: (i) telemarketing “boiler-room,” or call center operation, (ii) “executive suite” or “legal suite” multi-party shared offices operation, (iii) travel agency or reservation center,
(iv) computerized vehicle sales, loan or “finder” service, (v) social-welfare office or governmental, quasi-governmental, trade association or union office or activities, (vi) employment, placement, recruiting or clerical
support agency, (vii) radio or television studio or broadcasting or recording facility, or (viii) school, educational facility or training center (except for training that is minor and ancillary and does not require parking in excess of
code requirements for the Building). 
 B. Compliance With Laws. Tenant shall comply with all Laws relating to the Premises and
Tenant’s use of the Premises and Property, and shall promptly reimburse Landlord for any expenses Landlord incurs for work or other matters relating to areas outside of the Premises in order to comply with Laws as a result of Tenant’s use
of the Premises or Property; provided, Tenant shall not be required by this provision to perform structural improvements to the Premises that involve a significant capital expenditure and will result in a benefit to Landlord extending beyond the
Term, as it may be extended, unless required by a Law pertaining to: (i) Tenant’s particular use of the Premises (as opposed to a Law that applies to all tenants in general), (ii) Work performed by or for Tenant or any Transferee
(i.e. excluding any improvements or work that Landlord is required to perform under this Lease), or (iii) other acts or omissions of Tenant or any Transferee. 
 C. Rules. Tenant shall comply with the Rules set forth in Exhibit B attached hereto (the “Rules”). Landlord shall have the right, by notice to Tenant, to reasonably amend such Rules and
supplement the same with other reasonable Rules relating to the Property, or the promotion of safety, care, efficiency, cleanliness or good order therein, provided that such new or supplemental rule(s) do not materially decrease Tenant’s rights
under this Lease or materially increase Tenant’s costs or monetary obligations. Tenant shall be required to comply with any such new or amended rules if Tenant receives a copy thereof. Although Landlord shall not discriminate against Tenant in
the enforcement of the Rules, nothing herein shall be construed to give Tenant or any other Person any claim, demand or cause of action against Landlord arising out of the violation of Laws or the Rules by any other tenant or visitor of the
Property, or out of the enforcement, modification or waiver of the Rules by Landlord in any particular instance. 
 D. Other Requirements.
So long as Tenant receives written notification of the applicable requirements, Tenant shall not use or permit the Premises or Property to be used in a way that will: (i) violate the commercially reasonable requirements of Landlord’s
insurers, the American Insurance Association, or any board of underwriters, (ii) cause a cancellation of Landlord’s policies, impair the insurability of the Property, or increase Landlord’s premiums, provided Tenant is given written
notice and a reasonable opportunity to alter its use of the Premises to prevent the foregoing (any such increase shall be paid by Tenant, to the extent Landlord provides Tenant with reasonable evidence that Tenant is responsible for such increase,
without such payment being deemed permission to continue such activity or a waiver of any other remedies of Landlord), or (iii) violate the commercially reasonable requirements of any Lenders, the certificates of occupancy issued for the
Premises or the Property, or any other requirements, covenants, conditions or restrictions affecting the Property at any time. 
  

					
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 ARTICLE 8: MAINTENANCE AND REPAIRS 
 A. Tenant Maintenance and Repairs. Tenant shall keep and maintain the Premises in good and
sanitary condition, working order and repair, in compliance with all applicable Laws as described in Article 7, and as required under other provisions of this Lease (including the Rules), including any carpet and other flooring material, paint and
wall-coverings, entrances, entry and interior doors, windows, ceilings, interior sides of demising walls and all interior walls and partitions, lighting fixtures (including bulbs, tubes and ballasts), refrigeration systems and equipment, interior
drainage systems, plumbing fixtures and equipment, lines for water and sewer exclusively serving the Premises (including free flow up to the common sewer line), dock boards, dock levelers and/or dock bumpers, overhead truck doors, keys and locks,
fire extinguishers, trade fixtures, alterations, improvements, and systems and equipment in or exclusively serving the Premises whether installed by Landlord or Tenant, all subject to normal wear and tear. In the event that any repairs, maintenance
or replacements are required, Tenant shall promptly notify Landlord and arrange for the same either: (i) through Landlord for such reasonable charges as Landlord may establish from time to time, payable within thirty (30) days after
billing, or (ii) at Landlord’s option, by engaging such contractors as Landlord shall first designate or approve in writing to perform such work, all in a first class, workmanlike manner approved by Landlord in advance in writing and
otherwise in compliance with Article 9 respecting “Work”. Tenant shall promptly notify Landlord concerning the necessity for any repairs or other work hereunder and upon completion thereof. Tenant shall pay Landlord for any repairs,
maintenance and replacements to areas of the Property outside the Premises caused, in whole or in part, as a result of moving any furniture, fixtures, or other property to or from the Premises, or otherwise by Tenant or its employees, agents,
contractors, or visitors (notwithstanding anything in this Lease). 
 B. HVAC
Maintenance. Tenant shall enter annual, written HVAC maintenance contracts at Tenant’s sole cost with competent, licensed contractors reasonably approved or designated by Landlord (unless Landlord elects from time to time in writing to make
such arrangements directly, in which case, Landlord may include such costs in Expenses), Such contracts to be entered into by Tenant shall include, and Tenant shall require that such contractors provide: (i) inspection, cleaning and testing at
least semi-annually (or more frequently if required by applicable Law or if reasonably required by Landlord), (ii) any servicing, maintenance, repairs and replacements of filters, belts or other items determined to be necessary or appropriate
as a result of such inspections and tests, or by the manufacturers’ warranty, service manual or technical bulletins, or otherwise required to ensure proper and efficient operation, including emergency work, (iii) all other work as shall be
reasonably required by Tenant, Landlord or Landlord’s insurance carriers, (iv) a detailed record of all services performed, and (v) an annual service report at the end of each calendar year (Tenant shall provide Landlord with a copy
of such annual reports promptly upon Tenant’s receipt thereof). Not later than ten (10) days after the Commencement Date and annually thereafter, Tenant shall provide Landlord with a copy of all maintenance contracts required hereunder,
and written evidence reasonably satisfactory to Landlord that the annual fees therefor have been paid. Such maintenance contracts shall not be deemed to limit Tenant’s general obligations to keep any HVAC equipment and other systems and
equipment hereunder in good working order, repair and condition as further described in Paragraph A, above. 
 Notwithstanding the foregoing,
it is understood and agreed that with respect to the costs of any maintenance, repairs or replacements to the HVAC system which are not covered by the annual maintenance contracts described in the preceding paragraph, any costs in excess of $200 per
unit per year shall be paid by Landlord, unless Landlord elects, at its cost, to replace any unit(s) in which case Tenant shall thereafter be responsible for all costs for such new unit(s). 
 C. Landlord Maintenance and Repairs. Landlord shall keep the roof, roof membrane, foundation, structural components of exterior walls of the
Premises, and common areas of the Property, in good and sanitary condition, working order and repair (the cost of which shall be included in Expenses to the extent permitted in the definition thereof in Article 30). As conditions to Landlord’s
repair obligations, Tenant shall give Landlord reasonable prior notice of the necessity for such repairs, and any damage shall not have been caused by any act or omission of Tenant or any other occupant of the Premises, or any of 

  

					
		  	9	  	

 
their employees, agents, invitees or contractors. Notwithstanding the foregoing, for any damage which shall have been caused by any act or omission of Tenant
or any other occupant of the Premises, or any of their employees, agents, invitees or contractors, Landlord shall repair such damage but reserves the right to charge Tenant for the cost of such repair. 
 ARTICLE 9: ALTERATIONS AND LIENS 
 A. Alterations and Approval. Tenant shall not attach any fixtures, equipment or other items to the Premises, or paint or make any other additions, changes, alterations or improvements to the Premises or the Systems and Equipment
serving the Premises (all such work is referred to collectively herein as the “Work”), without the prior written consent of Landlord. Landlord shall not unreasonably withhold or delay consent, except that Landlord reserves the right to
withhold consent in Landlord’s sole discretion for Work affecting the structure, safety, efficiency or security of the Property or Premises, the Systems and Equipment, or the appearance of the Premises from any common or public areas. Landlord
may only require removal of Work installed by or for Tenant as provided under Article 23. Notwithstanding the foregoing to the contrary, Tenant may perform cosmetic Work in the Premises (i.e. consisting of paint, carpeting and/or wall-coverings),
without Landlord’s consent and without paying Landlord’s fee described below, provided: (i) Tenant shall give reasonable advance notice to, and shall coordinate the scheduling of such Work with, Landlord, (ii) such Work shall not
cost more than $10,000 in the aggregate in any twelve (12) month period, and (iii) such Work shall be subject to all other provisions of this Lease, including, but not limited to, the other provisions of this Article and the Rules attached
hereto as Exhibit B. 
 B. Approval Conditions. Landlord reserves the right to impose reasonable requirements as a condition of
such consent or otherwise in connection with the Work, including requirements that Tenant: (i) use parties contained on Landlord’s approved list (if reputable and available on commercially reasonable terms) or submit for Landlord’s
prior written approval the names, addresses and background information concerning all architects, engineers, contractors, subcontractors and suppliers Tenant proposes to use, (ii) submit for Landlord’s written approval detailed plans and
specifications prepared by licensed and competent architects and engineers, (iii) obtain and post permits, (iv) provide additional insurance, bonds and/or other reasonable security and/or documentation protecting against damages, liability
and liens, (v) use union labor (if failure to use union labor would cause strikes, picketing or other labor disharmony at the Property), (vi) permit Landlord or its representatives to inspect the Work at reasonable times, and
(vii) comply with such other reasonable requirements as Landlord may impose concerning the manner and times in which such Work shall be done. If Landlord consents, inspects, supervises, recommends or designates any architects, engineers,
contractors, subcontractors or suppliers, the same shall not be deemed a warranty as to the adequacy of the design, workmanship or quality of materials, or compliance of the Work with the plans and specifications or any Laws. 
 C. Performance of Work. All Work shall be performed: (i) in a thoroughly first class, professional and workmanlike manner, (ii) only
with materials that are new, high quality, and free of material defects, (iii) only by parties, and strictly in accordance with plans, specifications, and other matters/approved or designated by Landlord in advance in writing, (iv) so as
not to adversely affect the Systems and Equipment or the structure of the Property, (v) diligently to completion and so as to avoid any disturbance, disruption or inconvenience to other tenants and the operation of the Property, and
(vi) in compliance with all Laws, the Rules and other provisions of this Lease, and such other reasonable requirements as Landlord may impose concerning the manner and times in which such Work shall be done. Landlord may require that any floor,
wall or ceiling coring work or penetrations OF use of noisy or heavy equipment which may interfere with the conduct of business by other tenants be performed at times other than normal building hours (at Tenant’s sole cost). If
Tenant fails to perform the Work as required herein or the materials supplied fail to comply herewith or with the specifications approved by Landlord, Landlord shall have the right to temporarily stop the applicable portions of the Work pending
Tenant’s cure of such failure. Upon completion of any Work hereunder, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, and proof of payment for all labor and materials. 
  

					
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 D. Liens. Tenant shall pay all costs for the Work when due. Tenant shall keep the Property,
Premises and this Lease free from any mechanic’s, materialman’s, architect’s, engineer’s or similar liens or encumbrances, and any claims therefor, or stop or violation notices, in connection with any Work. If contemplated under
applicable statutory procedures, Tenant shall post and record appropriate notices of non-responsibility on behalf of Landlord, and shall give Landlord notice at least ten (10) days prior to the commencement of any Work (or such additional time
as may be necessary under applicable Laws), to afford Landlord the opportunity of posting and recording any other notices of non-responsibility. Tenant shall remove any such claim, lien or encumbrance, or stop or violation notices of record, by bond
or otherwise within thirty (30) days after Landlord provides notice. If Tenant fails to do so, Landlord may pay the amount (or any portion thereof) or take such other action as Landlord deems necessary to remove such claim, lien or encumbrance,
or stop or violation notices, without being responsible for investigating the validity thereof. The amount so paid and costs incurred by Landlord shall be deemed additional Rent under this Lease payable upon demand, without limitation as to other
remedies available to Landlord. Nothing contained in this Lease shall authorize Tenant to do any act that subjects Landlord’s title to, or any Lender’s interest in, the Property or Premises to any such claims, liens or encumbrances, or
stop or violation notices, whether claimed pursuant to statute or other Law or express or implied contract. 
 E. Landlord’s Fees and
Costs. Tenant shall pay Landlord a fee for reviewing, scheduling, monitoring, supervising, and providing access for or in connection with the Work, in an amount equal to three percent (3%) of the total cost of the Work (including costs of
plans and permits therefor), and Landlord’s reasonable out-of-pocket costs, including any costs for security, utilities, trash removal, temporary barricades, janitorial engineering, architectural or consulting services, and other matters in
connection with the Work, payable within thirty (30) days after billing; provided, such percentage fee under this Paragraph 9.E shall not apply to minor cosmetic Work costing less than $10,000, or to the Work under Exhibit C (which shall
be governed by the provisions thereof). 
 ARTICLE 10: INSURANCE, SUBROGATION, AND WAIVER OF CLAIMS 
 A. Required Insurance. Tenant shall maintain during the Term: (i) commercial general liability (“CGL”) insurance, with limits of
not less than $1,000,000 for personal injury, bodily injury or death, and property damage or destruction (including loss of use thereof), combined single limit, for any one occurrence, and $2,000,000 in the aggregate per policy year, with
endorsements: (a) for contractual liability covering Tenant’s indemnity obligations under this Lease, and (b) adding Landlord, the management company for the Property, and other parties reasonably designated by Landlord, as additional
insureds, (ii) environmental impact liability insurance (“EIL”) in the amount of at least $1,000,000 per claim (and which shall apply to claims made during the Term and for a period of at least 12 months thereafter), and
(iii) primary, noncontributory, extended coverage or “all-risk” property damage insurance (including installation floater insurance during any alterations or improvements that Tenant makes to the Premises) covering any alterations or
improvements beyond any work or allowance provided by Landlord under this Lease, and Tenant’s personal property, business records, fixtures and equipment, for damage or other loss caused by fire or other casualty or cause including, but not
limited to, vandalism and malicious mischief, theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, explosion, business interruption (for at least nine (9) months), and other insurable risks for not less
than the full insurable replacement value of such property and full insurable value of such other interests of Tenant (subject to reasonable deductible amounts). Landlord agrees to maintain, as part of Expenses, during the Term, commercial general
liability insurance, and property damage insurance on the Property, covering such risks and in such amounts as Landlord shall deem commercially reasonable, and such other insurance as Landlord shall deem commercially reasonable (subject to such
deductibles, self-insurance retention amounts, blanket and umbrella policy arrangements or other features as Landlord deems commercially reasonable); provided (i) such commercial general liability insurance shall be at least One Million Dollars
($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00) general aggregate, and (ii) such property damage insurance shall cover the Building, and leasehold improvements to the extent provided or paid for by Landlord, and shall be
in the amount of full replacement cost, excluding basements, footings and foundations (subject, in each case, to such deductibles, self-insurance retention amounts, blanket and umbrella policy arrangements or other features as Landlord deems
commercially reasonable). 
  

					
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 B. Certificates and Other Matters. Tenant shall provide Landlord with certificates evidencing the
coverage required hereunder prior to the Commencement Date. Such certificates shall state that such insurance coverage may not be reduced, canceled or allowed to expire without at least thirty (30) days’ prior written notice to Landlord,
and shall include, as attachments, originals of the additional insured endorsements to Tenant’s CGL policy required above. Tenant shall provide renewal certificates to Landlord at least thirty (30) days prior to expiration of such
policies. Except as provided to the contrary herein, any insurance carried by Landlord or Tenant shall be for the sole benefit of the party carrying such insurance. Tenant’s insurance policies shall be primary to all policies of Landlord and
any other additional insureds (whose policies shall be deemed excess and non-contributory). All insurance required hereunder shall be provided by responsible insurers licensed in the State in which the Property is located, and shall have a general
policy holder’s rating of at least A- and a financial rating of at least X in the then current edition of Best’s Insurance Reports. Landlord disclaims any representation as to whether the foregoing coverages will be adequate to protect
Tenant. 
 C. Mutual Waiver of Claims and Subrogation. The parties hereby mutually waive all claims against each other for all losses
covered or required to be covered hereunder by their respective insurance policies, and waive all rights of subrogation of their respective insurers; for purposes hereof, any deductible amount shall be treated as though it were recoverable under
such policies. SUCH MUTUAL WAIVER OF CLAIMS SHALL APPLY REGARDLESS OF THE NEGLIGENCE OF THE OTHER PARTY OR ITS AFFILIATES, AGENTS OR EMPLOYEES. The parties agree that their respective insurance policies are now, or shall be, endorsed such that said
waiver of subrogation shall not affect the right of the insured to recover thereunder. 
 ARTICLE 11: CASUALTY DAMAGE 
 A. Restoration. Tenant shall promptly notify Landlord of any damage to the Premises by fire or other casualty. If the Premises or any common areas
of the Property providing access thereto shall be damaged by fire or other casualty, Landlord shall use available insurance proceeds to restore the same. Such restoration shall be to substantially the same condition as prior to the casualty, except
for modifications required by zoning and building codes and other Laws or by any Lender, any other modifications to the common areas deemed desirable by Landlord (provided access to the Premises is not materially impaired), and except that Landlord
shall not be required to repair or replace any of Tenant’s furniture, furnishings, fixtures, systems or equipment, or any alterations or improvements in excess of any work or allowance provided by Landlord under this Lease. Tenant shall
reasonably cooperate in approving any plans for repairs to the Premises hereunder, and in vacating the Premises to the extent reasonably required to avoid any interference or delay in Landlord’s repair work. Promptly following completion of
Landlord’s work, Tenant shall repair and replace Tenant’s furniture, furnishings, fixtures, systems or equipment, and any alterations or improvements made by Tenant in excess of those provided by Landlord, subject to and in compliance with
the other provisions of this Lease. 
 B. Abatement of Rent. Landlord shall not be liable for any inconvenience or annoyance to Tenant
or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof. However, Landlord shall allow Tenant a proportionate abatement of Rent from the date of the casualty through the date that Landlord
substantially completes Landlord’s repair obligations hereunder (or the date that Landlord would have substantially completed such repairs, but for delays by Tenant or any other Person occupying the Premises through or under Tenant, or any of
their agents, employees, invitees, Transferees and contractors), provided such abatement shall apply only to the extent the Premises are untenantable for the purposes permitted under this Lease and not used by Tenant as a result thereof, based
proportionately on the square footage of the Premises so affected and not used. 
  

					
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 C. Termination of Lease by Landlord. Notwithstanding the foregoing to the contrary, in lieu of
performing the restoration work, Landlord may elect to terminate this Lease by notifying Tenant in writing of such termination within ninety (90) days after the date of damage (such termination notice to include a termination date providing at
least thirty (30) days for Tenant to vacate the Premises), if the Property shall be materially damaged by the intentional misconduct of Tenant or its Transferees or their respective agents, employees or contractors, or if the Property shall be
damaged by fire or other casualty or cause such that: (i) repairs to the Premises and access thereto cannot reasonably be completed within 120 days after the casualty without the payment of overtime or other premiums, (ii) more than
twenty-five percent (25%) of the Premises is affected by the damage and fewer than twenty-four (24) months remain in the Term, or any material damage occurs to the Premises during the last twelve (12) months of the Term,
(iii) any Lender shall require that the insurance proceeds or any material portion thereof be used to retire the Mortgage debt (or shall terminate the ground lease, as the case may be), or the damage is not fully covered, except for reasonable
deductible amounts, by Landlord’s insurance policies, or (iv) the cost of the repairs, alterations, restoration or improvement work would exceed thirty-five percent (35%) of the replacement value of the Building (whether or not the
Premises are affected by the damage). Tenant agrees that the abatement of Rent provided herein shall be Tenant’s sole recourse in the event of such damage, and waives any other rights Tenant may have under any applicable Law to perform repairs
or terminate the Lease by reason of damage to the Premises or Property, except as provided in Section D below. 
 D. Termination of Lease
By Tenant. Notwithstanding Paragraph C above to the contrary, Tenant may terminate this Lease if Tenant is unable to use all or a substantial portion of the Premises as a result of fire or other casualty not caused by Tenant or its employees or
agents, and: (i) Landlord fails to commence the restoration work within forty-five (45) days after the damage occurs, or (ii) such work is estimated (which estimate Landlord shall provide within sixty (60) days following the
casualty), to take more than 120 days to substantially complete after being commenced, or (iii) Landlord fails to substantially complete such work within 120 days after commencing the same, or (iv) more than 25% of the Premises is affected
by the damage, and fewer than 12 months remain in the Term. In order to exercise any of the foregoing termination rights, Tenant must send Landlord at least thirty (30) days (but not more than 120 days) advance notice specifying the basis for
termination, and such notice must be given no later than fifteen (15) days following the occurrence of the condition serving as the basis for the termination right invoked by Tenant. Such termination rights shall not be available to Tenant if:
(a) Landlord substantially completes the repairs to the Premises and access thereto within fifteen (15) days after Tenant’s notice, or (b) Landlord provides Tenant with new premises under Article 20 or otherwise and access
thereto within thirty (30) days after Tenant’s notice. Notwithstanding anything to the contrary contained herein, if Tenant, or its officers, employees, contractors, invitees or agents delay Landlord in performing the repairs, Landlord
shall have additional time to complete the work equal to such delay and Tenant shall pay Landlord all Rent for the period of such delay. 
 ARTICLE 12: CONDEMNATION 
 If at least twenty-five percent (25%) of the rentable area of the Premises shall be taken by
power of eminent domain or condemned by a competent authority or by conveyance in lieu thereof for public or quasi-public use (“Condemnation”), including any temporary taking for a period of one year or longer, then either Landlord or
Tenant may elect to terminate this Lease effective on the date possession for such use is so taken, by giving notice to the other party no later than one hundred and twenty (120) days after receiving notice of the filing of the Condemnation.
If: (i) less than the foregoing amount of the Premises is taken, but the taking includes or affects a material portion of the Building or Property, or Landlord’s economical operation thereof, or (ii) the taking is temporary and will
be in effect for less than the foregoing period but more than thirty (30) days, then in either such event, Landlord may elect to terminate this Lease upon at least thirty (30) days’ prior notice to Tenant. The parties further agree
that: (a) if this Lease is terminated, all Rent shall be apportioned as of the date of such termination or the date of such taking, whichever shall first occur, (b) if the taking is temporary, Rent shall be abated for the period of the
taking, and Landlord may seek a condemnation award therefor (and the Term shall not be extended thereby), and (c) if this Lease is not terminated but any part of the Premises is permanently taken, the Rent shall be proportionately abated based
on the square footage of the Premises so taken. Landlord shall be entitled to receive the entire award or payment in connection with such Condemnation 

  

					
		  	13	  	

 
and Tenant hereby assigns to Landlord any interest therein for the value of Tenant’s unexpired leasehold estate or any other claim and waives any right
to participate therein, except that Tenant shall have the right to file any separate claim available to Tenant for moving expenses and any taking of Tenant’s personal property, provided such award is separately payable to Tenant and does not
diminish the award available to Landlord or any Lender. 
 ARTICLE 13: ASSIGNMENT AND SUBLETTING 
 A. Transfers. Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld as further
described below: (i) assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, by operation of Law or otherwise, (ii) sublet the Premises or any part
thereof, or (iii) permit the use of the Premises by any Persons other than Tenant and its employees (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any Person to whom any Transfer is made or
sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice shall include: (a) the proposed effective
date (which shall not be less than thirty (30) nor more than 180 days after Tenant’s notice), (b) the portion of the Premises to be Transferred (herein called the “Subject Space”), (c) the terms of the proposed Transfer
and the consideration therefor, the name, address and background information concerning the proposed Transferee, and a true and complete copy of all proposed Transfer documentation, (d) financial statements (balance sheets and income/expense
statements for the current and prior year) of the proposed Transferee, in form and detail reasonably satisfactory to Landlord, certified by an officer, partner or owner of the Transferee, or (e) any other reasonable information to enable
Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space or as Landlord may reasonably request. Any Transfer made
without complying with this Article shall, at Landlord’s option, be null, void and of no effect, or shall constitute a Default under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay $500 towards Landlord’s review
and processing expenses, as well as any reasonable legal fees incurred by Landlord, within thirty (30) days after Landlord’s written request (provided, Landlord’s current policy is to handle such matters with in-house counsel, to the
extent that the in-house staff has time, in which case no legal fees will be charged). 
 B. Approval. Landlord will not unreasonably
withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in Tenant’s notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable Law for Landlord to
withhold consent to any proposed Transfer where one or more of the following applies (without limitation as to other reasonable grounds for withholding consent): (i) the Transferee is of a character or reputation or engaged in a business which
is not consistent with the quality or nature of the Property or other tenants of the Property, (ii) the Transferee intends to use the Subject Space for purposes which are not permitted under this Lease, would result in more than a reasonable
number of occupants, or would require increased services by Landlord, (iii) the Subject Space is not regular in shape with appropriate means of ingress and egress suitable for normal renting purposes in compliance with Laws, (iv) the
Transferee is a government, or agency or instrumentality thereof, (v) the Transferee or any affiliate thereof is an occupant of the Property (or of any complex in which the Property is located) or has negotiated to lease space in the Property
(or in such complex) from Landlord during the prior four (4) months (unless Landlord is unable to provide office space of the approximate number of square feet of rentable area (plus or minus ten percent) required by such party at the Property
(or in such complex), and Tenant can provide such size space within the Premises), (vi) the Transferee does not have, in Landlord’s good faith determination, satisfactory references or a reasonable financial condition in relation to the
obligations to be assumed in connection with the Transfer, (vii) the Transfer involves a partial or collateral assignment, mortgage or other encumbrance on this Lease, a sub-sublease or assignment of a sublease, (viii) the Transfer would
cause Landlord to be in violation of any Laws or any other lease, Mortgage or agreement to which Landlord is a party, or would give a tenant of the Property a right to cancel its lease, or (ix) Tenant has committed and failed to cure a Default.
If Tenant disagrees with Landlord’s decision to deny approval, Tenant’s sole remedy shall be to seek immediate declaratory and injunctive relief, and to recover attorneys’ fees and costs as a prevailing party under Article 17.

  

					
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 C. Transfer Premiums. If Landlord consents to a Transfer, and as a condition thereto which the
parties hereby agree is reasonable, Tenant shall retain fifty percent (50%) of any Transfer Premium, and shall pay Landlord fifty percent (50%) of any Transfer Premium, derived by Tenant from such Transfer. “Transfer Premium”
shall mean: (i) for a lease assignment, all consideration paid or payable therefor, and (ii) for a sublease, all rent, additional rent or other consideration paid by such Transferee in excess of the Rent payable by Tenant under this Lease
(on a monthly basis during the Term, and on a per rentable square foot basis, if less than all of the Premises is transferred). In any such computation, Tenant: (a) may subtract any reasonable direct out-of-pocket costs incurred in connection
with such Transfer, such as advertising costs, brokerage commissions, attorneys’ fees and leasehold improvements for the Subject Space, and (b) shall include in the “Transfer Premium” any so-called “key money” or other
bonus amount paid by Transferee to Tenant, and any payments in excess of fair market value for services rendered by Tenant to Transferee or in excess of fair market value for assets, fixtures, inventory, equipment or furniture transferred by Tenant
to Transferee. Tenant shall pay the percentage of the Transfer Premium due Landlord within thirty (30) days after Tenant receives any Transfer Premium. 
 D. Recapture. Notwithstanding anything to the contrary contained in this Article, Landlord shall have the option, by giving notice to Tenant within thirty (30) days after receipt of Tenant’s notice of
any proposed Transfer, to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space, as the case may be, as of the date stated in Tenant’s notice as the effective date of the
proposed Transfer (or at Landlord’s option, such notice shall cause the Transfer to be made to Landlord or its agent or nominee, in which case the parties shall execute reasonable Transfer documentation promptly thereafter). If this Lease shall
be canceled with respect to less than the entire Premises, the Rent herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, this
Lease as so amended shall continue thereafter in full force and effect, and upon request of either party the parties shall execute written confirmation of the same. Tenant shall surrender and vacate the Subject Space when required hereunder in
accordance with Article 23, and any failure to do so shall be subject to Article 24. Notwithstanding the foregoing to the contrary, Landlord’s recapture rights hereunder shall not apply with respect to any sublease: (a) to a Tenant
Affiliate as hereinafter defined, or (b) to a non-Tenant Affiliate where Tenant is not, and will not as a result of such sublease, be subleasing more than thirty percent (30%) of the rentable area of the Premises, in the aggregate, to non-
Tenant Affiliates, unless: (i) the sublease for a non-Tenant Affiliate is for a term that will be in effect during all or most of the remainder of the then current term of this Lease, or (ii) fewer than twelve (12) months will then
remain in the Term on the commencement date of such sublease for the non-Tenant Affiliate. The term “ Tenant Affiliate “ as used herein shall mean any party which directly or indirectly: (i) wholly owns or controls Tenant,
(ii) is wholly owned or controlled by Tenant, or (iii) is under common ownership or control with Tenant, or (iv) into which Tenant is merged, consolidated or reorganized, or to which all or substantially all of Tenant’s assets
are sold. 
 E. Terms of Consent. If Landlord consents to a Transfer: (i) the terms and conditions of this Lease, including
Tenant’s liability for the Subject Space, shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) no Transferee shall
succeed to any rights provided in this Lease or any amendment hereto to extend the Term of this Lease, expand the Premises, or lease other space, any such rights being deemed personal to the initial Tenant, (iv) Tenant shall deliver to
Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, and (v) Tenant shall furnish a statement setting forth in detail the computation of any
Transfer Premium that Tenant has derived and shall derive from such Transfer. Landlord or its representatives shall have the right at reasonable times to audit the books, records and papers of Tenant and any Transferee relating to any Transfer, and
to make copies thereof. If a Transfer Premium is found understated, Tenant shall pay the deficiency within thirty (30) days after billing (and if understated by more than five percent (5%), Tenant shall include with such payment Landlord’s
reasonable costs of such audit). Any sublease hereunder shall be subordinate and subject to the 

  

					
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provisions of this Lease, and if this Lease shall be terminated during the term of any sublease, whether based on Default or mutual agreement, Landlord shall
have the right to: (a) deem such sublease as merged and canceled and repossess the Subject Space by any lawful means, or (b) require that such subtenant attorn to and recognize Landlord as its landlord under such sublease with respect to
obligations arising thereafter, subject to the terms of Landlord’s standard form of attornment documentation. If Tenant shall commit a Default under this Lease, Landlord is hereby irrevocably authorized to direct any Transferee to make all
payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply toward Tenant’s obligations under this Lease). 
 F. Certain Transfers. For purposes of this Lease, the term ‘Transfer” shall also include, and all of the foregoing provisions shall apply to: (i) the conversion, merger or consolidation of Tenant
into a limited liability company or limited liability partnership, (ii) if Tenant is a partnership or limited liability company, the withdrawal or change, voluntary, involuntary or by operation of law, of a majority of the partners or members,
or a transfer of a majority of partnership or membership interests, within a twelve month period, or the dissolution of the partnership or company, and (iii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and
not traded through an exchange or over the counter), the dissolution, merger, consolidation or other reorganization of Tenant, or within a twelve month period: (a) the sale or other transfer of more than an aggregate of 50% of the voting shares
of Tenant (other than to immediate family members by reason of gift or death) or (b) the sale, mortgage, hypothecation or pledge of more than an aggregate of 50% of Tenant’s net assets. Notwithstanding the foregoing to the contrary, a
transaction described in this Article 13.F shall not be deemed to be a Transfer requiring Landlord’s consent so long as, after the transaction, Tenant or the surviving entity (as the case may be) shall own all or substantially all of the
business and assets of Tenant (including the assignment of this Lease to and assumption of this Lease by any such surviving entity) and so long as such transaction is not for the express purpose of avoiding Landlord’s consent but is made in
good faith for bona fide business reasons of Tenant. 
 ARTICLE 14: PERSONAL PROPERTY, RENT AND OTHER TAXES 
 Tenant shall pay, prior to delinquency, all taxes, charges or other governmental impositions assessed against or levied upon all fixtures, furnishings,
personal property, built-in and modular furniture, and systems and equipment located in or exclusively serving the Premises, notwithstanding that certain such items may become Landlord’s property under Article 23 upon termination of the Lease.
Whenever possible, Tenant shall cause all such items to be assessed and billed separately from the other property of Landlord. In the event any such items shall be assessed and billed with the other property of Landlord, Tenant shall pay Landlord
Tenant’s share of such taxes, charges or other governmental impositions within thirty (30) days after Landlord delivers a statement and a copy of the assessment or other documentation showing the amount of impositions applicable to
Tenant’s property. Tenant shall pay any rent tax, sales tax, service tax, transfer tax, value added tax, or any other applicable tax on the Rent, utilities or services herein, the privilege of renting, using or occupying the Premises or
collecting Rent therefrom, or otherwise respecting this Lease or any other document entered in connection herewith, but shall not be required to pay any income tax of Landlord. 
 ARTICLE 15: LANDLORD’S REMEDIES 
 A. Default. The occurrence of any
one or more of the following events shall constitute a “Default” by Tenant and shall give rise to Landlord’s remedies set forth in Paragraph B below: (i) failure to make when due any payment of Rent, unless such failure is cured
within ten (10) days after notice; (ii) failure to observe or perform any term or condition of this Lease other than the payment of Rent (or the other matters expressly described herein), unless such failure is cured within any period of
time following notice expressly provided with respect thereto in other Articles hereof, or otherwise within a reasonable time, but in no event more than thirty (30) days following notice (provided, if the nature of Tenant’s failure is such
that more time is reasonably required in order to cure, Tenant shall not be in Default if Tenant commences to cure promptly within such period, and diligently seeks and keeps Landlord reasonably 

  

					
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advised of efforts to cure such failure to completion); (iii) failure to cure immediately upon notice thereof any condition which is hazardous,
interferes with another tenant or the operation or leasing of the Property, or may cause the imposition of a fine, penalty or other remedy on Landlord or its agents or affiliates, (iv) violating Article 13 respecting Transfers, or abandoning
the Premises (“abandonment” under this Lease shall mean vacating or failing to occupy the Premises for more than thirty (30) days while Tenant is in Default for failure to pay Rent), or (v) (a) making by Tenant or any
guarantor of this Lease (“Guarantor”) of any general assignment for the benefit of creditors, (b) filing by or for reorganization or arrangement under any Law relating to bankruptcy or insolvency (unless, in the case of a petition
filed against Tenant or such Guarantor, the same is dismissed within thirty (30) days), (c) appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located in the Premises or of Tenant’s
interest in this Lease, where possession is not restored to Tenant within thirty (30) days, (d) attachment, execution or other judicial seizure of substantially all of Tenant’s assets located in the Premises or of Tenant’s
interest in this Lease, (e) Tenant’s or any Guarantor’s convening of a meeting of its creditors or any class thereof for the purpose of effecting a moratorium upon or composition of its debts, (f) Tenant’s or any
Guarantor’s insolvency or failure, or admission of an inability, to pay debts as they mature, or (g) a violation by Tenant or any affiliate of Tenant under any other lease or agreement with Landlord or any affiliate thereof which is not
cured within the time permitted for cure thereunder. The notice and cure periods herein are intended to satisfy and run concurrently with any notice and cure periods provided by Law, and shall not be in addition thereto. 
 B. Remedies. If a Default occurs, Landlord shall have the rights and remedies hereinafter set forth to the extent permitted by Law: 
 (1) Landlord may in accordance with applicable Law terminate Tenant’s right of possession, peaceably reenter and repossess the Premises by detainer
suit, summary proceedings or other lawful means, with or without terminating this Lease (except as required by Law), and recover from Tenant: (i) any unpaid Rent as of the termination date, (ii) the amount by which: (a) any unpaid
Rent which would have accrued after the termination date during the balance of the Term exceeds (b) the reasonable rental value of the Premises under a lease substantially similar to this Lease, taking into account, among other things, the
condition of the Premises, market conditions, the period of time the Premises may reasonably remain vacant before Landlord is able to re-lease the same to a suitable replacement tenant, and Costs of Reletting (as defined in Paragraph G below) that
Landlord may incur in order to enter into such replacement lease, and (iii) any other amounts necessary to compensate Landlord for all damages proximately caused by Tenant’s failure to perform its obligations under this Lease. For purposes
of computing the amount of Rent that would have accrued after the termination date, Tenant’s obligations for Taxes, Insurance and Expenses shall be projected based on the average increase from the Commencement Date through the termination date.
The amounts computed in accordance with the foregoing subclauses (a) and (b) shall be discounted in accordance with accepted financial practice at five percent (5%) per annum to the then present value. 
 (2) Landlord may in accordance with applicable Law terminate Tenant’s right of possession, peaceably reenter and repossess the Premises by detainer
suit, summary proceedings or other lawful means, with or without terminating this Lease (except as required by Law), and recover from Tenant: (i) any unpaid Rent as of the date possession is terminated, (ii) any unpaid Rent which
thereafter accrues during the Term from the date possession is terminated through the time of judgment (or which may have accrued from the time of any earlier judgment obtained by Landlord), less any consideration received from replacement tenants
as further described and applied pursuant to Paragraph G, below, and (iii) any other amounts necessary to compensate Landlord for all damages proximately caused by Tenant’s failure to perform its obligations under this Lease, including all
Costs of Reletting (as defined in Paragraph G below). Tenant shall pay any such amounts to Landlord as the same accrue or after the same have accrued from time to time upon demand. At any time after terminating Tenant’s right to possession as
provided herein, Landlord may terminate this Lease as provided in clause (1) above by notice to Tenant and may pursue such other remedies as may be available to Landlord under this Lease or Law. 
  

					
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 C. Mitigation of Damages. If Landlord terminates this Lease or Tenant’s right to possession,
Landlord shall use reasonable efforts to mitigate Landlord’s damages, and Tenant may submit proof of such failure to mitigate as a defense to Landlord’s claims for Rent, subject to the following clarifications: (i) Landlord shall not
be required to use greater efforts or lower standards than Landlord generally uses to lease other space at the Property, (ii) Landlord will not have failed to mitigate if Landlord or its affiliates lease other portions of the Property or other
projects in the vicinity before reletting the Premises, provided that Landlord shall not discriminate against the Premises in its re-letting efforts, (iii) any failure to mitigate during any period shall reduce the Rent and other amounts to
which Landlord is entitled by the reasonable rental value of the Premises during such period taking into account the factors described in clause B(1) above, (iv) in recognition that the value of the Property depends on the rental rates and
terms of leases therein, Landlord’s rejection of a prospective replacement tenant based on an offer of rentals below the then-current fair market rent for new leases of comparable space at the Property, as reasonably determined by Landlord,
shall not constitute a failure to mitigate, and (v) until Landlord terminates this Lease or Tenant’s right to possession, Landlord shall have no obligation to mitigate and may permit the Premises to remain vacant or abandoned; in such
case, Tenant may seek to mitigate damages by attempting to sublease the Premises or assign this Lease pursuant to Article 13. 
 D.
Reletting. If this Lease or Tenant’s right to possession is terminated in accordance with the terms of this Lease, or Tenant abandons the Premises, Landlord may: (i) peaceably enter and secure the Premises, change the locks, install
barricades, remove any improvements, fixtures or other property of Tenant therein, perform any decorating, remodeling, repairs, alterations, improvements or additions and take such other actions as Landlord shall determine in Landlord’s sole
discretion to prevent damage or deterioration to the Premises or prepare the same for reletting, and (ii) relet all or any portion of the Premises (separately or as part of a larger space), for any rent, use or period of time (which may extend
beyond the Term hereof), and upon any other terms as Landlord shall determine in Landlord’s sole discretion, directly or as Tenant’s agent (if permitted or required by applicable Law). The consideration received from such reletting shall
be applied pursuant to the terms of Paragraph G hereof, and if such consideration, as so applied, is not sufficient to cover all Rent and damages to which Landlord may be entitled hereunder, Tenant shall pay any deficiency to Landlord as the same
accrues or after the same has accrued from time to time upon demand, subject to Paragraph C and the other provisions hereof. 
 E. Late
Charges, Interest, and Returned Checks. Tenant shall pay, as additional Rent, a service charge of Two Hundred Fifty Dollars ($250.00) or five percent (5%) of the delinquent amount, whichever is greater, if any portion of Rent is not
received within ten (10) days after due. Any Rent not paid within thirty (30) days after due shall also accrue interest from the due date at the Default Rate until paid. Such service charges and interest payments shall not be consent by
Landlord to late payments, nor a waiver of Landlord’s right to insist upon timely payments at any time, nor a waiver of any remedies to which Landlord is entitled as a result of the late payment of Rent. If Landlord receives two (2) or
more checks that are returned by Tenant’s bank for insufficient funds, Landlord may require that all checks thereafter be bank certified or cashier’s checks (without limiting Landlord’s other remedies). All bank service charges
resulting from any returned checks shall be borne by Tenant. Notwithstanding the foregoing to the contrary, Landlord shall not impose late charges on the first late payment in any period of twelve (12) consecutive full calendar months;
provided, this limitation on late charges is granted as a special accommodation and a personal right, and shall no longer apply in the event of any assignment of this Lease. 
 F. Other Remedies. If Tenant fails to perform any obligation within the time required under this Lease (including any applicable notice and cure
period hereunder except in emergencies), Landlord shall have the right (but not the duty), to perform such obligation on behalf and for the account of Tenant. In such event, Tenant shall reimburse Landlord upon demand, as additional Rent, for all
expenses incurred by Landlord in performing such obligation together with an amount equal to ten percent (10%) thereof for Landlord’s overhead, and interest thereon at the Default Rate from the date such expenses were incurred.
Landlord’s performance of Tenant’s obligations hereunder shall not be deemed a waiver or release of Tenant therefrom. Landlord’s remedies set forth above are distinct, separate and cumulative with and in addition to any other right or
remedy allowed under any Law or other provision of this Lease. Without limiting the generality of the foregoing, Landlord shall at all times have the right without prior demand or notice except as required by applicable Law to: (i) seek any
declaratory, injunctive or other equitable relief, and specifically enforce this Lease or restrain or enjoin a violation of any provision hereof, and (ii) sue for and collect any unpaid Rent which has accrued. 
  

					
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 G. Other Matters. No re-entry or repossession, repairs, changes, alterations and additions,
reletting, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, nor shall the same operate to release Tenant in whole or in part from any of
Tenant’s obligations hereunder, unless express notice of such intention is sent by Landlord to Tenant (and if applicable Law permits, and Landlord shall not have expressly terminated this Lease in writing, then any termination shall be deemed a
termination of Tenant’s right of possession only). Landlord may bring suits for amounts owed by Tenant hereunder or any portions thereof, as the same accrue or after the same have accrued, and no suit or recovery of any portion due hereunder
shall be deemed a waiver of Landlord’s right to collect all amounts to which Landlord is entitled hereunder, nor shall the same serve as any defense to any subsequent suit brought for any amount not theretofore reduced to judgment. Landlord may
pursue one or more remedies against Tenant and need not make an election of remedies until findings of fact are made by a court of competent jurisdiction. All rent and other consideration paid by any replacement tenants shall be applied at
Landlord’s option: (i) first, to the Costs of Reletting, (ii) second, to the payment of all costs of enforcing this Lease against Tenant or any Guarantor, (iii) third, to the payment of all interest and service charges accruing
hereunder, (iv) fourth, to the payment of Rent theretofore accrued, and (v) with the residue, if any, to be held by Landlord and applied to the payment of Rent and other obligations of Tenant as the same become due (and with any remaining
residue to be retained by Landlord). “Costs of Reletting” shall include all reasonable costs and expenses incurred by Landlord for any repairs or other matters described in Paragraph D above, brokerage commissions, advertising costs,
reasonable attorneys’ fees, and any other costs and incentives incurred in order to enter into leases with replacement tenants. Landlord shall be under no obligation to observe or perform any provision of this Lease on its part to be observed
or performed which involves the payment of money by Landlord to Tenant, or the performance of alterations or improvements to the Premises, while Tenant is in Default hereunder. Tenant agrees that the notice and cure rights set forth herein contain
the entire agreement of the parties respecting such matters, and hereby waives any right otherwise available under any Law to redeem or reinstate this Lease or Tenant’s right to possession after this Lease or Tenant’s right to possession
is properly terminated hereunder. 
 ARTICLE 16: SECURITY DEPOSIT 
 Tenant shall deposit with Landlord the amount set forth in Article 1 (“Security Deposit”), upon Tenant’s execution and submission of this
Lease. The Security Deposit shall serve as security for the prompt, full and faithful performance by Tenant of the provisions of this Lease. If Tenant commits a Default, or owes any amounts to Landlord upon the expiration or earlier termination of
this Lease (including estimated amounts under Article 3, which shall remain subject to reconciliation against actual amounts as further provided therein), Landlord may use or apply the whole or any part of the Security Deposit for the payment of
Tenant’s obligations hereunder. The use or application of the Security Deposit or any portion thereof shall not prevent Landlord from exercising any other right or remedy provided hereunder or under any Law and shall not be construed as
liquidated damages. In the event the Security Deposit is reduced by such use or application, Tenant shall deposit with Landlord within ten (10) days after notice, an amount sufficient to restore the full amount of the Security Deposit. Landlord
shall not be required to keep the Security Deposit separate from Landlord’s general funds or pay interest on the Security Deposit. Any remaining portion of the Security Deposit not used or applied hereunder shall be returned to Tenant (or, at
Landlord’s option, to the last assignee of Tenant’s interest in this Lease) within sixty (60) days after Tenant (or such assignee) has vacated the Premises in accordance with Article 23. If the Premises shall be expanded at any time,
or if the Term shall be extended at an increased rate of Rent, the Security Deposit shall thereupon be proportionately increased. Tenant shall not assign, pledge or otherwise transfer any interest in the Security Deposit except as part of an
assignment of this Lease approved by Landlord under Article 13, and any attempt to do so shall be null and void. 
  

					
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 ARTICLE 17: ATTORNEYS’ FEES AND VENUE 
 In the event of
any litigation or arbitration between the parties relating to this Lease, the Premises or Property (including pretrial, trial, appellate, administrative, bankruptcy or insolvency proceedings), the prevailing party shall be entitled to recover its
reasonable attorneys’ fees and costs as part of the judgment, award or settlement therein. In the event of a breach of this Lease by either party which does not result in litigation but which causes the non-breaching party to incur
attorneys’ fees or costs, the breaching party shall reimburse such reasonable fees and costs to the non-breaching party upon demand. If either party or any of its officers, directors, trustees, beneficiaries, partners, agents, affiliates or
employees shall be made a party to any litigation or arbitration commenced by or against the other party and is not at fault, the other party shall pay all reasonable attorneys’ fees and costs incurred by such parties in connection with such
litigation. Any action or proceeding brought by either party against the other for any matter arising out of or in any way relating to this Lease, the Premises or the Property, shall be heard, at Landlord’s option, in the court having
jurisdiction located closest to the Property. 
 ARTICLE 18: SUBORDINATION, ATTORNMENT AND LENDER PROTECTION 
 Landlord represents that there is no Mortgage encumbering the Property as of the date of this Lease. This Lease is subject and subordinate to all
Mortgages hereafter placed upon the Property, and all other encumbrances and matters of public record applicable to the Property; provided, this Lease shall only be subordinate to Mortgages made hereafter if the Lenders thereunder agree to enter
into their standard forms of subordination, non-disturbance and attornment agreement with Tenant. Whether before or after any foreclosure or power of sale proceedings are initiated or completed by any Lender or a deed in lieu is granted (or any
ground lease is terminated), Tenant agrees, upon written request of any such Lender or any purchaser at such sale, to attorn and pay Rent to such party, and recognize such party as Landlord (provided such Lender or purchaser shall agree not to
disturb Tenant’s occupancy so long as Tenant does not Default hereunder, on a form of agreement customarily used by, or otherwise reasonably acceptable to, such party). However, in the event of attornment, no Lender shall be: (i) liable
for any act or omission of Landlord, or subject to any offsets or defenses which Tenant might have against Landlord (arising prior to such Lender becoming Landlord under such attornment), (ii) liable for any security deposit or bound by any
prepaid Rent not actually received by such Lender, or (iii) bound by any modification of this Lease not consented to by such Lender. Any Lender may elect to make this Lease prior to the lien of its Mortgage by written notice to Tenant, and if
the Lender of any prior Mortgage shall require, this Lease shall be prior to any subordinate Mortgage; such elections shall be effective upon written notice to Tenant, or shall be effective as of such earlier or later date set forth in such notice.
Tenant agrees to give any Lender by certified mail, return receipt requested, a copy of any notice of default served by Tenant upon Landlord, provided that prior to such notice Tenant has been notified in writing (by way of service on Tenant of a
copy of an assignment of leases, or otherwise) of the address of such Lender. Tenant further agrees that if Landlord shall have failed to cure such default within the time permitted Landlord for cure under this Lease, any such Lender whose address
has been provided to Tenant shall have an additional period of thirty (30) days in which to cure (or such additional time as may be required due to causes beyond such Lender’s reasonable control, including time to obtain possession of the
Property by appointment of receiver, power of sale or judicial action; provided, such Lender cure period shall not affect Tenant’s express rights under this Lease, including Tenant’s rights to abate Rent and/or terminate this Lease under
Articles 6.E, 11.B, 11.D and 12). Except as expressly provided to the contrary herein, the provisions of this Article shall be self-operative; however Tenant shall execute and deliver, within ten (10) days after request therefor, such
documentation as Landlord or any Lender may request from time to time, whether prior to or after a foreclosure or power of sale proceeding is initiated or completed, a deed in lieu is delivered, or a ground lease is terminated, in order to further
confirm or effectuate the matters set forth in this Article in recordable form. 
  

					
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 ARTICLE 19: ESTOPPEL CERTIFICATES 
 Tenant shall from time to time, within ten (10) business days after written request from Landlord, execute, acknowledge and deliver a statement
certifying (subject to such exceptions or claims as Tenant may properly make and describe therein) the following: (i) this Lease is unmodified, and is valid and in full force and effect, (ii) the Commencement Date, Expiration Date, and
rentable area of the Premises, (iii) no Rent has been paid more than one month in advance, and the annual and monthly Base Rent, Tenant’s Share of Taxes, Insurance and Expenses, and current payments thereof, and Security Deposit,
(iv) Tenant is in possession of the Premises, and paying Rent on a current basis with no offsets, defenses or claims, (v) there are no uncured defaults on the part of Landlord or Tenant, and no events or conditions which, with the giving
of notice or lapse of time or both, would constitute a default by Tenant or Landlord, (vi) Tenant has no options to purchase the Property or terminate this Lease, nor any expansion, reduction or extension rights, (vii) Landlord has
satisfied any obligations to perform or reimburse Tenant for any leasehold improvements, and Tenant is not entitled to any Rent abatement period after the date of the certificate, and (viii) certifying such other matters, and including such
current financial statements, as Landlord may reasonably request, or as may be requested by Landlord’s current or prospective Lenders, insurance carriers, auditors, and prospective purchasers (and including a comparable certification statement
from any subtenant respecting its sublease). Any such statement may be relied upon by any such parties. If Tenant shall fail to execute and return such statement within the time required/herein, Tenant shall be in Default, and shall be deemed to
have agreed with the matters set forth therein (without limiting Landlord’s other remedies). 
 ARTICLE 20: RIGHTS RESERVED BY
LANDLORD 
 Except to the extent expressly limited herein, Landlord reserves full rights to control the Property (which rights may be
exercised without subjecting Landlord to claims for constructive eviction, abatement of Rent, damages or other claims of any kind), including more particularly, but without limitation, the following rights: 
 A. General Matters. To: (i) change the name or street address of the Property or designation of the Premises (provided Landlord gives Tenant
at least thirty (30) days advance notice, and reimburses Tenant for reasonable costs for reasonable supplies of Tenant’s stationery and business cards that can no longer be used as a result of such change upon reasonable evidence thereof),
(ii) install and maintain signs on and about the Property, and grant any other Person the right to do so, (iii) retain at all times, and use in appropriate instances, keys to all doors within and into the Premises, (iv) grant to any
Person the right to conduct any business or render any service at the Property, whether or not the same are similar to the use permitted Tenant by this Lease, (v) have access for Landlord and other tenants of the Property to any mail chutes
located on the Premises according to the rules of the United States Postal Service (and to install or remove such chutes), and (vi) in case of fire, invasion, insurrection, riot, civil disorder, public excitement or other dangerous condition,
or threat thereof: (a) limit or prevent access to the Property, (b) shut down elevator service, (c) activate elevator emergency controls, and (d) otherwise take such action or preventative measures deemed necessary by Landlord
for the safety of tenants of the Property or the protection of the Property and other property located thereon or therein (but this provision shall impose no duty on Landlord to take such actions, and no liability for actions taken in good faith).

 B. Access To Premises. Subject to the following provisions, to enter the Premises in order to: (i) inspect, (ii) supply
cleaning service or other services to be provided Tenant hereunder, (iii) show the Premises to current and prospective Lenders, insurers, purchasers, governmental authorities, and their representatives, and during the last nine (9) months
of Tenant’s occupancy, show the Premises to prospective tenants and leasing brokers, and (iv) decorate, remodel or alter the Premises if Tenant abandons the Premises at any time or vacates the same during the last 120 days of the Term
(without thereby terminating this Lease), and (v) perform any work or take any other actions under Paragraph C below, or exercise other rights of Landlord under this Lease or applicable Laws. If Tenant requests that any such access occur before
or after normal building hours, and Landlord schedules the work accordingly, Tenant shall pay all overtime and other additional costs in connection therewith. In 
  

					
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connection with any such access to the Premises, except in emergencies or for cleaning or other routine services to be provided to Tenant under this Lease,
Landlord shall: (a) provide reasonable advance written or oral notice to Tenant’s on-site manager or other appropriate person, (b) be accompanied at all times by a representative of Tenant (if mutual scheduling thereof is reasonably
feasible), and (c) take reasonable steps to minimize any disruption to Tenant’s business. 
 C. Changes To The Property.
Subject to the last sentence of this Paragraph, to; (i) paint and decorate, (ii) perform repairs or maintenance, and (iii) make replacements, restorations, renovations, alterations, additions and improvements, structural or
otherwise (including freon retrofit work), in and to the Property or any part thereof, including any adjacent building, structure, facility, land, street or alley, or change the uses thereof (other than Tenant’s permitted use under this Lease),
including changes, reductions or additions of corridors, entrances, doors, lobbies, parking facilities and other areas, structural support columns and shear walls, elevators, stairs, escalators, mezzanines, solar tint windows or film, kiosks,
planters, sculptures, displays, and other amenities and features therein, and changes relating to the connection with or entrance into or use of the Property or any other adjoining or adjacent building or buildings, now existing or hereafter
constructed. In connection with such matters, Landlord may erect scaffolding, barricades and other structures, open ceilings, close entry ways, restrooms, elevators, stairways, corridors, parking and other areas and facilities, and take such other
actions as Landlord deems appropriate. Notwithstanding anything to the contrary herein, Landlord shall: (a) maintain reasonable access to the Premises, (b) not materially restrict or impair Tenant’s use of the Premises or any rights
expressly granted to Tenant under this Lease, and (c) in connection with entering the Premises, comply with the last sentence of Paragraph B above (including subclauses (a) and (b) thereof). 
 D. New Premises. Intentionally omitted. 
 ARTICLE 21: LANDLORD’S RIGHT TO CURE 
 If Landlord shall fail to perform any obligation under this Lease required to be
performed by Landlord, Landlord shall not be deemed to be in default hereunder nor subject to any claims for damages of any kind, unless such failure shall have continued for a period of thirty (30) days (in non-emergency situations) or ten
(10) days (in emergency situations), as applicable, after notice thereof by Tenant (provided, if the nature of Landlord’s failure is such that more time is reasonably required in order to cure, Landlord shall not be in default if Landlord
commences to cure within such applicable period and thereafter diligently seeks to cure such failure to completion). If Landlord shall default and fail to cure as provided herein, Tenant shall have such rights and remedies as may be available to
Tenant under applicable Laws, subject to the other provisions of this Lease; provided, Tenant shall have no right of self-help to perform repairs or any other obligation of Landlord, and shall have no right to withhold, set-off or abate Rent, or
terminate this Lease, except as may be expressly provided in this Lease. 
 ARTICLE 22: INDEMNIFICATION 
 Subject to the provisions of Articles 10 and 11, Tenant shall defend, indemnify and hold Landlord harmless from and against any and all claims, demands,
losses, penalties, fines, fees, charges, assessments, liabilities, damages, judgments, orders, decrees, actions, administrative or other proceedings, costs and expenses (including reasonable attorneys’ and expert witness fees, and court costs),
arising or alleged to arise from: (i) any violation or breach of this Lease or applicable Law by any Tenant Parties (as defined below), (ii) damage, loss or injury to persons, property or business directly or indirectly arising out of any
Tenant Party’s use of the Premises or Property, or out of any other act or omission of any Tenant Parties, and (iii) any other damage, loss or injury to persons, property or business occurring in, about or from the Premises, except to the
extent that such other damage, loss or injury to persons, property or business is caused by the negligence or intentional misconduct of Landlord or its agents or employees. For purposes of this provision, “Tenant Parties” shall, mean
Tenant, any other occupant of the Premises and any of their respective agents, employees, invitees, Transferees and contractors. Subject to Articles 10 and 11 and the other provisions of this Lease, and excluding matters 

  

					
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covered by Tenant’s foregoing indemnity obligations. Landlord shall defend, indemnify and hold harmless Tenant from and against claims, demands, losses,
penalties, fines, fees, charges, assessments, liabilities, damages, judgments, orders, decrees, actions, administrative or other proceedings, costs and expenses (including reasonable attorneys’ and expert witness fees, and court costs) arising in the common areas of the Properly from or relating to any loss of life, damage or injury to persons, property or business to
the extent caused by any violation or breach of this Lease or any other negligence, intentional misconduct, or any other act or omission of Landlord or Landlord’s agents or employees. 
 ARTICLE 23: RETURN OF POSSESSION 
 A. General Provisions. At the
expiration or earlier termination of this Lease or Tenant’s right of possession, Tenant shall vacate and surrender possession of the entire Premises in the condition required under Article 8 and the Rules, ordinary wear and tear and casualty
damage excepted, shall surrender all keys and key cards, and any parking transmitters, stickers or cards to Landlord, and shall remove all personal property and trade fixtures that may be readily removed without damage to the Premises or Property,
subject to the following provisions. 
 B. Landlord’s Property. Alt improvements, fixtures and other items, including ceiling
light fixtures, HVAC equipment, plumbing fixtures, hot water heaters, fire suppression and sprinkler systems, Lines under Article 28, built-in shelves and cabinets, interior partitioning, interior stairs, wall coverings, carpeting and other
flooring, blinds, drapes and window treatments, in or serving the Premises, whether installed by Tenant or Landlord, and any other items installed or provided by Landlord or at Landlord’s expense (including any modular furniture provided or
paid for by Landlord), shall be Landlord’s property and shall remain upon the Premises, all without compensation, allowance or credit to Tenant, unless Landlord elects otherwise as provided in Paragraph C below. 
 C. Removal of Items by Tenant. Notwithstanding the foregoing to the contrary, if prior to expiration or earlier termination of this Lease or
within thirty (30) days thereafter Landlord so directs by notice, Tenant shall promptly remove such items described in Paragraph B above as are designated in such notice and restore the Premises to the condition prior to the installation of
such items in a good and workmanlike manner; provided, Landlord shall not require removal of any such items that: (I) already existed in the Premises before this Lease and Tenant’s occupancy of the Premises, or (ii) involve customary
leasehold improvements that are installed by or for Tenant pursuant to the provisions of this Lease (including any Exhibit hereto) except to the extent that Landlord reserves the right to require such removal in connection with Landlord’s
approval of the plans therefor, or (iii) involve the restoration of lab space to office space. 
 D. Tenant’s Failure to Remove
Items. If Tenant shall fail to remove any items from the Premises as required hereunder, Landlord may do so and Tenant shall pay Landlord’s charges therefor upon demand. All such property removed from the Premises by Landlord pursuant to
any provisions of this Lease or any Law may be handled or stored by Landlord at Tenant’s expense, and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. All such property not removed from the Premises
or retaken from storage by Tenant within thirty (30) days after expiration or earlier termination of this Lease or Tenant’s right to possession shall, at Landlord’s option, be conclusively deemed to have been conveyed by Tenant to
Landlord as if by bill of sale without payment by Landlord. Landlord shall have a lien against such property for the costs incurred in removing and storing the same. 
 ARTICLE 24: HOLDING OVER 
 Unless Landlord expressly agrees otherwise in writing, Tenant shall pay
Landlord 150% for the first thirty (30) days, and thereafter 200%, of the amount of Rent then applicable prorated on a per diem basis for each day that Tenant shall fail to vacate or surrender possession of the Premises or any part thereof
after expiration or earlier termination of this Lease as required under Article 23, together with all damages (direct and consequential) sustained by Landlord on account thereof; provided, Tenant shall not 

  

					
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be liable for consequential damages unless Tenant holds over for more than thirty (30) days. Tenant shall pay such amount of Rent monthly in advance
(subject to refund of any partial month occupancy prorated on a per diem basis), and such other amounts on demand. The foregoing provisions, and Landlord’s acceptance of any such amounts, shall not serve as permission for Tenant to hold-over,
nor serve to extend the Term (although Tenant shall remain a tenant-at-sufferance bound to comply with ail other ; provisions of this Lease until Tenant properly vacates the Premises, including Article 23), and Landlord shall have such other
remedies to recover possession of the Premises as may be available to Landlord under applicable Laws. 
 ARTICLE 25: NOTICES

 Except as expressly provided to the contrary in this Lease, every notice or other communication to be given by either party to the
other with respect hereto or to the Premises or Property, shall be in writing and shall not be effective unless served personally or by national air courier service, or United States certified mail, return receipt requested, postage prepaid, to the
parties at the addresses set forth in Article 1, or such other address or addresses as Tenant or Landlord may from time to time designate by notice given as above provided. Every notice or other communication hereunder shall be deemed to have been
given as of the third business day following the date of such mailing (or as of any earlier date evidenced by a receipt from such national air courier service or the United States Postal Service) or immediately if personally delivered. Notices not
sent in accordance with the foregoing shall be effective when received by the parties at the addresses required herein. 
 ARTICLE 26: REAL
ESTATE BROKERS 
 Landlord and Tenant hereby mutually: (i) represent and warrant to each other that they have dealt only with the
broker, if any, designated in Article 1 (whose commission, if any, shall be paid pursuant to separate written agreement by Landlord) as broker, agent or finder in connection with this Lease, and (ii) agree to defend, indemnify and hold each
other harmless from and against any and all claims, demands, losses, liabilities, damages, judgments, costs and expenses (including reasonable attorneys’ and expert witness fees, and court costs), arising or alleged to arise from any breach of
their respective foregoing representation and warranty under this Article. 
 ARTICLE 27: NO WAIVER 
 No provision of this Lease will be deemed waived by either party unless expressly waived in writing and signed by the waiving party. No waiver shall be
implied by delay or any other act or omission of either party. No waiver by either party of any provision of this Lease shall be deemed a waiver of such provision with respect to any subsequent matter relating to such provision, and Landlord’s
consent or approval respecting any action by Tenant shall not constitute a waiver of the requirement for obtaining Landlord’s consent or approval respecting any subsequent action. Acceptance of Rent by Landlord directly or through any agent or
lock-box arrangement shall not constitute a waiver of any breach by Tenant of any term or provision of this Lease (and Landlord reserves the right to return or refund any untimely payments if necessary to preserve Landlord’s remedies). No
acceptance of a lesser amount of Rent shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an
accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. The acceptance of Rent or of the performance of any other term or provision from, or providing
directory listings or services for, any Person other than Tenant shall not constitute a waiver of Landlord’s right to approve any Transfer. No delivery to, or acceptance by, Landlord or its agents or employees of keys, nor any other act or
omission of Tenant or Landlord or their agents or employees, shall be deemed a surrender, or acceptance of a surrender, of the Premises or a termination of this Lease, unless stated expressly in writing by Landlord. 
  

					
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 ARTICLE 28: TELECOMMUNICATION LINES 
 A. Telecommunication Lines. Subject to Landlord’s continuing right of reasonable supervision and reasonable approval, and the other
provisions hereof, Tenant may: (i) install telecommunication lines (“Lines”) connecting the Premises to any Property terminal block already serving or available to serve the Premises, or (ii) use such Lines as may currently exist
and already connect the Premises to such terminal block. Such terminal block may comprise, or be connected through riser or other Lines with, a main distribution frame (“MDF”) for the Property. Landlord disclaims any representations,
warranties or understandings concerning the capacity, design or suitability of any such terminal or MDF, Property riser Lines, or related equipment. Landlord may arrange for an independent contractor to review Tenant’s requests for approval
hereunder, monitor or supervise Tenant’s installation, connection and disconnection of Lines, and provide other such services, or Landlord may provide the same, and Tenant shall pay Landlord’s reasonable charges therefor as provided in
Article 9. 
 B. Installation. Tenant may install and use Tenant’s Lines and make connections and disconnections at the terminal
blocks as described above, provided Tenant shall; (i) obtain Landlord’s prior written reasonable approval of all aspects thereof, (ii) use an experienced and qualified contractor reasonably designated or approved in writing in advance
by Landlord (whom Landlord may require to enter an access and indemnity agreement on Landlord’s then-standard form of agreement’ therefor), (iii) comply with such reasonable inside wire standards as Landlord may adopt from time to
time, and ail other provisions of this Lease, including Article 9 respecting Work, and the Rules respecting access to the wire closets, (iv) not install Lines in the same sleeve, chaseway or other enclosure in close proximity with electrical
wire, and not install PVC-coated Lines under any circumstances, (v) thoroughly test any riser Lines to which Tenant intends to connect any Lines to ensure that such riser Lines are available and are not then connected to or used for telephone,
data transmission or any other purpose by any other party (whether or not Landlord has previously approved such connections), and not connect to any such unavailable or connected riser Lines, and (vi) not connect any equipment to the Lines
which may create an electromagnetic field exceeding the normal insulation ratings of ordinary twisted pair riser cable or cause radiation higher than normal background radiation, unless the Lines therefor (including riser Lines) are appropriately
insulated to prevent such excessive electromagnetic fields or radiation (and such insulation shall not be provided by the use of additional unused twisted pair Lines). As a condition to permitting installation of new Lines, Landlord may require that
Tenant remove any existing Lines located in or serving the Premises previously installed or utilized by Tenant. 
 C. Limitation of
Liability. Except to the extent due to Landlord’s intentional misconduct or grossly negligent acts, Landlord shall have no liability for damages arising, and Landlord does not warrant that the Tenant’s use of the Lines will be free,
from the following (collectively called “Line Problems”): (i) any eavesdropping, wire-tapping or theft of long distance access codes by unauthorized parties, (ii) any failure of the Lines to satisfy Tenant’s requirements, or
(iii) any capacitance, attenuation, cross-talk or other problems with the Lines, any misdesignation of the Lines in the MDF room or wire closets, or any shortages, failures, variations, interruptions, disconnections, loss or damage caused by or
in connection with the installation, maintenance, replacement, use or removal of any other Lines or equipment at the Property by or for other tenants at the Property, by any failure of the environmental conditions at or the power supply for the
Property to conform to any requirements of the Lines or any other problems associated with any Lines or by any other cause. Under no circumstances shall any Line Problems be deemed an actual or constructive eviction of Tenant, render Landlord liable
to Tenant for abatement of any Rent or other charges under the Lease, or relieve Tenant from performance of Tenant’s obligations under the Lease. Landlord in no event shall be liable for damages by reason of loss of profits, business
interruption or other consequential damage arising from any Line Problems. 
 ARTICLE 29: HAZARDOUS MATERIALS 
 A. Hazardous Materials Generally Prohibited. Tenant shall not transport, use, store, maintain, generate, manufacture, handle, dispose, release,
discharge, spill or leak any “Hazardous Material” 

  

					
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(as defined in Article 30), or permit Tenants employees, agents, contractors, or other occupants of the Premises to engage in such activities on or about the
Property. However, the foregoing provisions shall not prohibit the transportation to and from, and use, storage, maintenance and handling within, the Premises of substances customarily and lawfully used as an incidental and minor part of the
business or activity expressly permitted to be undertaken in the Premises under this Lease, provided: (i) such substances shall be properly labeled, contained, used and stored only in small quantities reasonably necessary for such permitted use
of the Premises and the ordinary course of Tenant’s business therein, strictly in accordance with applicable Laws, highest prevailing standards, and the manufacturers’ instructions therefor, and as Landlord shall reasonably require (but no
warning notices or symbols shall be placed, or required to be placed, on or near any door to or within the Premises or Property), (ii) Tenant shall provide Landlord with advance notice and current Material Safety Data Sheets (“MSDSs”)
therefor, (iii) such substances shall not be disposed of, released, discharged or permitted to spill or leak in or about the Premises or the Property (and under no circumstances shall any Hazardous Material be disposed of within the drains or
plumbing facilities in or serving the Premises or Property or in any other public or private drain or sewer, regardless of quantity or concentration), (iv) if any applicable Law or Landlord’s trash removal contractor requires that any such
substances be disposed of separately from ordinary trash, Tenant shall make arrangements at Tenant’s expense for such disposal in approved containers directly with a qualified and licensed disposal company at a lawful disposal site,
(v) any remaining such substances shall be completely, properly and lawfully removed from the Property upon expiration or earlier termination of this Lease, and (vi) for purposes of removal and disposal of any such substances, Tenant shall
be named as the owner, operator and generator, shall obtain a waste generator identification number, and shall execute all permit applications, manifests, waste characterization documents and any other required forms. 
 B. Notifications. Tenant shall immediately notify Landlord of: (i) any inspection, enforcement, cleanup or other regulatory action taken or
threatened by any regulatory authority with respect to any Hazardous Material on or from the Premises or the migration thereof from or to other property, (ii) any demands or claims made or threatened by any party relating to any loss or injury
claimed to have resulted from any Hazardous Material on or from the Premises, (iii) any release, discharge, spill, leak, migration, disposal or transportation of any Hazardous Material on or from the Premises in violation of this Article, and
any damage, loss or injury to persons, property or business resulting or claimed to have resulted therefrom, and (iv) any matters where Tenant is required by Law to give a notice to any regulatory authority respecting any Hazardous Material on
or from the Premises. Landlord shall have the right (but not the obligation) to notify regulatory authorities concerning actual and claimed violations of this Article, and to join and participate, as a party, in any legal proceedings or actions
affecting the Premises and concerning Hazardous Materials or otherwise initiated under any environmental, health or safety Law. 
 C.
Hazardous Materials Questionnaire. At such times as Landlord may reasonably request, Tenant shall accurately and completely fill out, sign (and certify to be accurate and complete) and return Landlord’s then current form of Tenant Hazardous
Materials Questionnaire and Disclosure Statement (“Hazardous Materials Questionnaire”) which shall: (i) identify, describe and list quantities of any Hazardous Materials that have been transported to or from, used, stored, generated,
handled, maintained, disposed, released, discharged, spilled, leaked or migrated in or from the Premises since the Commencement Date or the last such Hazardous Materials Questionnaire, and any such activity that is anticipated during the next twelve
(12) months, (ii) provide information concerning past, present and anticipated disposal practices, storage tanks, process tanks, dip tanks, waste management practices, waste water discharge/treatment practices, air discharges, regulatory
actions, and such other information as Landlord requires, and (iii) include copies of any material safety data sheets (“MSDS”) issued by the manufacturer, distributor or importer for any such Hazardous Materials. Landlord shall
generally not require such Environmental Questionnaires more than once per year, except if required by Law or a Lender, or in connection with a proposed sale or financing of the Property, or if based on Tenant’s answers to any prior
Environmental Questionnaire or an inspection of the Premises, or if Landlord determines that more frequent Environmental Questionnaires are reasonably required. 
 D. Hazardous Materials Records; Inspections, Tests and Studies. Tenant shall immediately upon written request from time to time provide Landlord with copies of all permits, approvals, memos, reports,
correspondence, complaints, demands, claims, subpoenas, requests, feasibility and impact 

  

					
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studies, storage and management plans, business plans, remediation and cleanup plans, closure plans, documentation evidencing that a clean-up or other action
required hereunder has been properly and lawfully completed, and all papers of any kind filed with or by any regulatory authority and any other books, records or items pertaining to Hazardous Materials that are subject to the provisions of this
Article (collectively referred to herein as “Tenant’s Hazardous Materials Records”). Landlord reserves the right to conduct, and to request that regulatory authorities conduct, from time to time, detailed inspections, tests and
studies at or respecting the Premises, and of Tenants operations therein including, without limitation, air, soil, water and the contents of any cans, bottles, jars, drums, barrels or other containers, and Tenant’s Hazardous Materials Records,
respecting Tenant’s compliance with this Article. In connection therewith, Tenant shall fully cooperate and shall instruct Tenant’s officers and employees to answer all questions truthfully and completely. Such inspections, tests and
studies may be made with or without prior notice. If Landlord or any Lender or regulatory authority arranges for any inspections, tests or studies showing this Article has been violated, or otherwise in connection with any request by Tenant for
permission to engage in any activity or to waive any requirement involving Hazardous Materials, Tenant shall pay for the cost of such inspections, tests and studies and an amount equal to fifteen percent (15%) of such cost to cover
Landlord’s overhead. 
 E. Clean Up Responsibilities. Subject to the last sentence of this Article 29. E, if any Hazardous
Material is released, discharged or disposed of, or permitted to spill, leak or migrate, in violation of the foregoing provisions, Tenant shall immediately, properly and in compliance with applicable Laws, clean up and remove the Hazardous Material
from the Premises, Property and any other affected property and clean or replace any affected personal properly (whether or not owned by Landlord), at Tenant’s expense (without limiting Landlord’s other remedies therefor). Such clean up
and removal work shall be considered “Work” under Article 9 and subject to the provisions thereof including, without limitation, Landlord’s prior written approval (except in emergencies), and any testing, investigation, feasibility
and impact studies, and the preparation and implementation of any remedial action plan required by any court or regulatory authority having jurisdiction or reasonably required by Landlord. In connection therewith, Tenant shall provide documentation
evidencing that all Tenant Remedial Work or other action required hereunder has been properly and lawfully completed (including a certificate addressed to Landlord from a environmental consultant reasonably acceptable to Landlord, in such detail and
form as Landlord may reasonably require). If any Hazardous Material is released, discharged, disposed of, or permitted to spill, leak or migrate on or about the Property and is not caused by Tenant or other occupants of the Premises, or their
agents, employees, Transferees, or contractors, such release, discharge, disposal, spill, teak or migration shall be deemed casualty damage under Article 11 to the extent that the Premises and Tenant’s use thereof is affected thereby; in such
case, Landlord and Tenant shall have the obligations and rights respecting such casualty damage provided under such Article. If any Hazardous Material contamination is discovered on or about the Property before Tenant begins occupying or performing
work at the Premises, there shall be a rebuttable presumption that Tenant is not responsible; if any Hazardous Material contamination is discovered on or about the Property after Tenant begins occupying or performing work at the Premises, and the
contamination is located in the Premises or areas of the Property exclusively serving the Premises, there shall be a rebuttable presumption that Tenant is responsible (including Landlord’s obligations to restore under Article 11 .A, and
Tenant’s rights to abate Rent under Article 11.B). 
 F. Storage Tanks and Ponds. Tenant shall not install or use storage tanks
on or about the Premises (whether under, on or above ground) without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion. Tenant shall not engage in or permit ponding or surface storage or
treatment of Hazardous Materials under any circumstances. If Landlord permits Tenant to install or use a storage tank, Tenant shall comply with all applicable Laws in connection therewith, and at Landlord’s request shall properly and lawfully
remove such tank upon expiration or earlier termination of this Lease (or sooner if such tank is found to leak or removal is required by applicable Laws) in accordance with removal procedures approved by Landlord in advance in writing. 

G. Fees, Taxes, Fines and Remedies. Tenant shall pay, prior to delinquency, any and all fees, taxes (including excise taxes), penalties and
fines arising from or based on Tenant’s activities involving Hazardous Material on or about the Premises or Property, and shall not allow such obligations to become a lien or charge against the Property or Landlord. If Tenant violates any
provision of this Article with respect to any Hazardous Materials, Landlord may: (i) require that Tenant immediately remove all Hazardous Materials from the Premises and discontinue using, storing and handling Hazardous Materials in the
Premises, and/or (ii) pursue such other remedies as may be available under this Lease or applicable Law. 
  

					
		  	27	  	

 ARTICLE 30: DEFINITIONS 
 (A) “Building” shall mean the structure (or the portion thereof owned by Landlord) identified in Article 1. 
 (B) “Default Rate” shall mean one and one half percent (1.5%) per month, or the highest rate permitted by applicable Law, whichever
shall be less. 
 (C) “Expenses” shall mean all expenses, costs and amounts (other than Taxes, unless Landlord elects to
bill Taxes as part of Expenses) of every kind and nature relating to the ownership, management, repair, maintenance, replacement, insurance and operation of the Property, including, without limitation (except as expressly set forth herein):
(i) utilities, including electricity, gas, steam, oil or other fuel, water and sewer services (but excluding any such costs for the Premises paid directly by Tenant pursuant to Article 6), (ii) complying with Laws, subject to the
exclusions below, (iii) Insurance (but only if Landlord elects to bill Insurance as part of Expenses and not separately), (iv) supplies, materials, tools and equipment, including rental, installment purchase and financing agreements
therefor, (v) accounting, security, janitorial, property management and other services (but excluding janitorial costs for the Premises paid directly by Tenant pursuant to Article 6), (vi) compensation and benefits for personnel providing
services at or below the level of senior property manager (but if personnel handle other properties or functions, the foregoing expenses shall be allocated appropriately between the Property and such other properties or functions),
(vii) payments under any reciprocal easement, declaration or other agreement for sharing common area costs or other matters in any development or complex in which the Property is located, (viii) sales or other taxes on supplies or services
for the Property, (ix) operating and maintaining a property management office, including the fair rental value, appropriately allocated between the Property and any other property served by such office, and (x) operation, maintenance,
repair, installation, replacement, painting, decorating and cleaning of the Property and off-site items that benefit the Property, including signs, traffic signals, drainage and irrigation systems, sidewalks, driveways, parking facilities, loading
and service areas, landscaping, common area fixtures, trash compactors, doors, windows, roofs, Systems and Equipment, and any other features of and services for the Property. The foregoing provision is for definitional purposes and shall not impose
any obligation upon Landlord to incur such expenses, nor limit other Expenses that Landlord may incur for the Property. Landlord may retain independent contractors (or affiliated contractors at market rates) to provide any services or perform any
work, in which case the costs thereof shall be deemed Expenses. Expenses shall, however, exclude: 
 (1) the following items:
(a) interest and amortization on Mortgages, and other debt costs or ground lease payments, if any, except as provided herein, (b) depreciation of buildings and other improvements (except permitted amortization of certain capital
expenditures as provided below), (c) legal fees in connection with leasing, tenant disputes or enforcement of leases, (d) real estate brokers’ commissions or marketing costs, (e) improvements or alterations to tenant spaces,
(f) the cost of providing any service directly to, and paid directly by, any tenant, (g) costs of any items to the extent Landlord receives reimbursement from insurance proceeds or from a warranty or other such third party (such proceeds
to be deducted from Expenses in the year in which received); (h) the cost of work in connection with a Condemnation proceeding, (i) costs incurred in removing or abating asbestos, (j) costs arising from the existence of hazardous
materials and hazardous substances in or about the Property in violation of any legal requirements, (k) accounting fees and auditing expenses (at the ownership level, as opposed to normal property management accounting and auditing costs),
(l) costs in connection with arbitration proceedings and litigation with tenants, (m) items included in Taxes, and (n) amounts required to purchase any sculptures, paintings and other works of fine art displayed within or about the
Property; and 
  

					
		  	28	  	

 (2) capital expenditures, except those: (a) made primarily to reduce Expenses or
increases therein (provided that the amount passed through shall not exceed the amount of the savings in any year), or to comply with Laws or insurance requirements (excluding capital expenditures to cure violations of Laws or insurance requirements
that existed prior to the date of this Lease), or (b) for replacements (as opposed to additions or new improvements) of roofs and parking areas, and other nonstructural items located in the common areas of the Property required to keep such
areas in good condition; provided, any such permitted capital expenditure shall be amortized (with interest at the prevailing loan rate available to Landlord when the cost was incurred) over: (x) the period during which the reasonably estimated
savings in Expenses equals the expenditure, if applicable, or (y) the useful life of the item as reasonably determined by Landlord. 
 (D) “Hazardous Material” shall include, but not be limited to: (i) any flammable, explosive, toxic, radioactive, biological, corrosive or otherwise hazardous chemical, substance, liquid, gas, device, form of energy,
material or waste or component thereof, (ii) petroleum-based products, diesel fuel, paints, solvents, lead, radioactive materials, cyanide, biohazards, infectious or medical waste and “sharps”, printing inks, acids, DDT, pesticides,
ammonia compounds, and any other items which now or subsequently are found to have an adverse effect on the environment or the health and safety of persons or animals or the presence of which require investigation or remediation under any Law or
governmental policy, and (iii) any item defined as a “hazardous substance”, “hazardous material”, “hazardous waste”, “regulated substance” or “toxic substance” under the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9601, et seq., Hazardous Materials Transportation Act, 49 U.$.C. §1801, et seq., Resource Conservation and Recovery Act of 1976, 42 U.S.C. §6901 et
seq., Clean Water Act, 33 U.S.C. §1251, et seq., Safe Drinking Water Act, 14 U.S.C. §300f, et seq., Toxic Substances Control Act, 15 U.S.C. §2601, et seq., Atomic Energy Act of 1954, 42 U.S.C. §2014 et seq., and any similar
federal, state or local Laws, and all regulations, guidelines, directives and other requirements thereunder, all as may be amended or supplemented from time to time. 
 (E) “Insurance” shall mean costs of insurance that Landlord maintains for the Property, which may include, but shall not be limited to, commercial general liability, casualty damage, flood,
earthquake, boiler and machinery, rent loss, workers’ compensation and employers’ liability, builders’ risk, automobile, and other coverages, in such amounts and with such deductibles and other features as Landlord deems commercially
appropriate, and including a reasonable allocation of such costs under any blanket policies and self-retention funds. 
 (F)
“Landlord” shall mean only the landlord from time to time, except that for purposes of any provisions defending, indemnifying and holding Landlord harmless hereunder, “Landlord” shall include past, present and future
landlords and their respective partners, beneficiaries, trustees, officers, directors, employees, shareholders, principals, agents, affiliates, successors and assigns. 
 (G) “Law” or “Laws” shall mean all federal, state, county and local governmental and municipal laws, statutes, ordinances, rules, regulations, codes, decrees, orders and other such
requirements, applicable equitable remedies and decisions by courts in cases where such decisions are considered binding precedents in the State in which the Property is located, and decisions of federal courts applying the Laws of such State, at
the time in question. This Lease shall be interpreted and governed by the Laws of the State in which the Property is located. 
 (H)
“Lender” shall mean the holder of any Mortgage at the time in question, and where such Mortgage is a ground lease, such term shall refer to the ground lessor (and the term “ground lease” although not capitalized is
intended throughout this Lease to include any superior or master lease). 
 (I) “Mortgage” shall mean all mortgages, deeds
of trust, ground leases and other such encumbrances now or hereafter placed upon the Property or Building, or any part thereof, and all renewals, modifications, consolidations, replacements or extensions thereof, and all indebtedness now or
hereafter secured thereby and all interest thereon. 
 (J) “Person” shall mean an individual, trust, partnership, limited
liability company, joint venture, association, corporation and any other entity. 
  

					
		  	29	  	

 (K) “Premises” shall mean the area within the Building identified in Article 1 and
Exhibit A. Landlord reserves the right to use (or grant other parties the right to use) and Tenant shall have no right, title or interest in: (i) the roof of the Building, (ii) exterior portions of the Premises (including, without
limitation, demising walls and outer walls of the Building), (iii) air rights above the Premises and rights to the land and improvements below the floor level of the Premises, and (iv) areas within the Premises necessary for utilities,
services, safety and operation of the Building or Property, including systems and equipment, fire stairways, and space between any suspended ceiling of the Premises and the slab of the floor or roof of the Property thereabove. If the Premises does
not contain a suspended ceiling, the Premises shall extend vertically to the height where, in Landlord’s reasonable opinion, a suspended ceiling would otherwise exist, and Landlord reserves the right to install a suspended ceiling and/or use
the area thereabove. 
 (L) “Property” shall mean the Building, and any common or public areas or facilities, easements,
corridors, lobbies, sidewalks, loading areas, driveways, landscaped areas, skywalks, parking rights, garages and lots, and any and all other rights, structures or facilities operated or maintained in connection with or for the benefit of the
Building, and all parcels or tracts of land on which all or any portion of the foregoing items are located, and any fixtures, machinery, apparatus, Systems and Equipment, furniture and other personal property located thereon or therein and used in
connection with the operation thereof. Landlord reserves the right to add land, buildings, easements or other interests to, or sell or eliminate the same from, the Property, and grant interests and rights in the Property to other parties. If the
Building shall now or hereafter be part of a development or complex of buildings or structures collectively owned by Landlord or its affiliates, the Property shall, at Landlord’s option, also be deemed to include such other of those buildings
or structures as Landlord shall from time to time designate, and shall initially include such buildings and structures (and related facilities and parcels on which the same are located) as Landlord shall have incorporated by reference to the total
rentable area of the Property in Article 1. 
 (M) “Rent” shall have the meaning specified therefor in Article 3.

 (N) “Systems and Equipment” shall mean any plant, machinery, transformers, duct work, cable, wires, and other equipment,
facilities, and systems designed to supply light, heat, ventilation, air conditioning and humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler,
communications, alarm, security, or fire/life/safety systems or equipment, or any elevators, escalators or other mechanical, electrical, electronic, computer or other systems or equipment for the Property, except to the extent that any of the same
serves particular tenants exclusively (and “systems and equipment” without capitalization shall refer to such of the foregoing items serving particular tenants exclusively). 
 (O) “Taxes” shall mean all amounts (unless required by Landlord to be paid under Article 14 or as Expenses) for federal, state, county,
or local governmental, special district, improvement district, municipal or other political subdivision taxes, fees, levies, assessments, charges or other impositions of every kind and nature in connection with the ownership, leasing and operation
of the Property, whether foreseen or unforeseen, general, special, ordinary or extraordinary (including real estate and ad valorem taxes, general and special assessments, transit taxes, water and sewer rents, license and business license fees, use
or occupancy taxes, gross receipts or sales taxes, taxes on personal property and property management services, and taxes or charges for fire protection, streets, sidewalks, road maintenance, refuse or other services). If the method of taxation of
real estate prevailing at the time of execution hereof shall be, or has been, altered so as to cause the whole or any part of the Taxes now, hereafter or heretofore levied, assessed or imposed on real estate to be levied, assessed or imposed on
Landlord, wholly or partially, as a capital stock levy or otherwise, or on or measured by the rents, income or gross receipts received therefrom, then such new or altered taxes shall be included within the term “Taxes,” except that the
same shall not include any portion of such tax attributable to other income of Landlord not relating to the Property. Tenant shall pay increased Taxes whether Taxes are increased as a result of increases in the assessment or valuation of the
Property (whether based on a sale, change in ownership or refinancing of the Property or otherwise), increases in tax rates, reduction or elimination of any rollbacks or other deductions available under current law, scheduled reductions of any tax
abatement, as a result of the elimination, invalidity or withdrawal of any tax abatement, or for any other 

  

					
		  	30	  	

 
cause whatsoever. Notwithstanding the foregoing, there shall be excluded from Taxes all excess profits taxes, franchise taxes, gift taxes, capital stock
taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the
Property). 
 (P) “Tenant” shall be applicable to one or more Persons as the case may be, the singular shall include the
plural, and if there be more than one Tenant, the obligations thereof shall be joint and several. When used in the lower case, “tenant” shall mean any other tenant or occupant of the Property. 
 (Q) “Tenant’s Share” of Taxes, Insurance and Expenses shall be the percentage set forth in Article 1, but if the rentable area of
the Premises changes due to the addition or subtraction of space under this Lease or by amendment, Landlord shall reasonably adjust Tenant’s Share to be based on the rentable area of the Premises divided by the rentable area of the Property,
subject to further adjustment hereunder and under Article 3. If the Property shall now or hereafter be part of or shall include a development or complex of two or more buildings or structures collectively owned by Landlord or its affiliates,
Landlord may allocate Taxes, Insurance and Expenses (or components thereof) within such complex or development, and between such buildings and structures and the parcels on which they are located, in accordance with sound accounting and management
practices. In the alternative, Landlord may determine Tenant’s Share of Taxes, Insurance and Expenses (or components thereof) for all or any such buildings and structures, and any common areas and facilities operated or maintained in connection
therewith and all parcels or tracts of land on which all or any portion of any of the other foregoing items are located, in accordance with sound accounting and management practices; provided, Landlord shall reasonably reduce Tenant’s Share to
be based on the ratio of the rentable area of the Premises to the rentable area of all such buildings as to which such Taxes, Insurance and Expenses (or components thereof) are included. In addition, if the Property, or any development or complex of
which it is a part, shall contain non-flex space types of uses (e.g. general office use) during any period, Landlord may determine, in accordance with sound accounting and management practices, Tenant’s Share of Taxes, Insurance and Expenses
(or components thereof) for only the flex space portion of the Property or of such development or complex; in such event, Landlord shall reasonably adjust Tenant’s Share to be based on the ratio of the rentable area of the Premises to the
rentable area of such flex space portion for such period. Tenant acknowledges that the “rentable area of the Premises” under this Lease includes the so-called “usable area,” without deduction for columns or projections and which
may have been measured to the “drip line” or may include patio or balcony space to which Tenant has access, multiplied by one or more load or conversion factors to reflect a share of certain areas, which may include lobbies, corridors,
mechanical, utility, janitorial, boiler and service rooms and closets, restrooms, and other public, common and service areas. Except as provided expressly to the contrary herein, the “rentable area of the Property” shall include all
rentable area of all space leased or available for lease at the Property (excluding any parking facilities). Landlord may reasonably re-determine the rentable area of the Property from time to time to reflect remeasurements, re-configurations,
additions or modifications to the Property, and may reasonably adjust Tenant’s Share prospectively based thereon. 
 ARTICLE 31: OFFER

 This document shall not be binding on either party unless and until signed and delivered by both parties. 
 ARTICLE 32: MISCELLANEOUS 
 A.
Captions and Interpretation. The captions of the Articles and Paragraphs of this Lease, and any computer highlighting of changes from earlier drafts, are for convenience of reference only and shall not be considered or referred to in resolving
questions of interpretation. Tenant acknowledges that it has read this Lease and that it has had the opportunity to confer with counsel in negotiating this Lease; accordingly, this Lease shall be construed neither for nor against Landlord or Tenant,
but shall be given a fair and reasonable interpretation in accordance with the meaning of its terms. The neuter shall include the masculine and feminine, and the singular shall include the plural. The term “including” shall be interpreted
to mean “including, but not limited to.” 
  

					
		  	31	  	

 B. Survival of Provisions. All obligations (including indemnity, Rent and other payment
obligations) or rights of either party arising during or attributable to the period prior to expiration or earlier termination of this Lease shall survive such expiration or earlier termination. 
 C. Severability. If any term or provision of this Lease or portion thereof shall be found invalid, void, illegal, or unenforceable generally, or
with respect to any particular party, by a court of competent jurisdiction, it shall not affect, impair or invalidate any other terms or provisions or the remaining portion thereof or enforceability with respect to any other party. 
 D. Perpetuities. If the Commencement Date is delayed in accordance with Article 2 for more than nine (9) months, Landlord may declare this
Lease terminated by notice to Tenant, and if the Commencement Date is so delayed for more than three years, this Lease shall thereupon be deemed terminated without further action by either party. 
 E. Short Form Lease. This Lease shall not be recorded by any party, but either party or any Lender may elect to record a customary short form
memorandum of this Lease, in which case: (i) the other party shall promptly execute, acknowledge and deliver the same on a customary form prepared by the requesting party and reasonably acceptable to such other party, and (ii) upon
expiration or earlier termination of this Lease, Tenant shall promptly execute, acknowledge and deliver such documentation as Landlord may prepare evidencing the termination of this Lease on a customary form prepared by Landlord and reasonably
acceptable to Tenant. 
 F. Light, Air and Other Interests. This Lease does not grant any legal rights to “light and air”
outside the Premises nor any particular view visible from the Premises, nor any easements, licenses or other interests unless expressly contained in this Lease. 
 G. Authority. Tenant and all Persons signing for Tenant below, and Landlord and all Persons signing for Landlord below, hereby represent that this Lease has been fully authorized and no further approvals are
required, and that Landlord and Tenant are duly organized, in good standing and legally qualified to do business in the Property and Premises (and have any required certificates, licenses, permits and other such items). 
 H. Partnership Tenant. If Tenant is a partnership, all current and new general partners shall be jointly and severally liable for all obligations
of Tenant hereunder and as this Lease may hereafter be modified, whether such obligations accrue before or after admission of future partners or after any partners die or leave the partnership. Tenant shall cause each new partner to sign and deliver
to Landlord written confirmation of such liability, in form and content satisfactory to Landlord, but failure to do so shall not avoid such liability. 
 I. Successors and Assigns; Transfer of Property and Security Deposit. Each of the terms and provisions of this Lease shall be binding upon and inure to the benefit of the parties’ respective heirs,
executors, administrators, guardians, custodians, successors and assigns, subject to Article 13 respecting Transfers and Article 18 respecting rights of Lenders. Subject to Article 18, if Landlord shall convey or transfer the Property or any portion
thereof in which the Premises are contained to another party, such party shall thereupon be and become landlord hereunder, shall be deemed to have fully assumed all of Landlord’s obligations under this Lease accruing during such party’s
ownership, including the return of any Security Deposit, and Landlord shall be free of all such obligations accruing from and after the date of conveyance or transfer. 
 J. Limitation of Liability. Tenant agrees to look solely to Landlord’s interest in the Property for the enforcement of any judgment, award, order or other remedy under or in connection with this Lease or
any related agreement, instrument or document or for any other matter whatsoever relating thereto or to the Property or Premises. Under no circumstances shall any present or future, direct or 

  

					
		  	32	  	

 
indirect, principals or investors, general or limited partners, officers, directors, shareholders, trustees, beneficiaries, participants, advisors, managers,
employees, agents or affiliates of Landlord, or of any of the other foregoing parties, or any of their heirs, successors or assigns have any liability for any of the foregoing matters. In no event shall Landlord be liable to Tenant for any
consequential damages. Notwithstanding the foregoing, the parties agree that this provision shall not apply to claims to the extent covered by Landlord’s liability insurance. 
 K. Confidentiality. Tenant shall use commercially reasonable efforts to keep confidential the content and all copies of this Lease, related
documents or amendments now or hereafter entered, and all proposals, materials, information and matters relating thereto, including the results of any review of Landlord’s records under Article 3, and not to disclose, disseminate or distribute
any of the same, or permit the same to occur, except on an “as needed” basis to the extent reasonably required for proper business purposes by Tenant’s employees, attorneys, insurers, auditors, lenders, brokers and Transferees, and
except as may be required by Law or court proceedings. 
 ARTICLE 33: ENTIRE AGREEMENT 
 This Lease, together with the Exhibits and other documents listed in Article 1 (WHICH ARE HEREBY COLLECTIVELY INCORPORATED HEREIN AND MADE A PART HEREOF
AS THOUGH FULLY SET FORTH), contains all the terms and provisions between Landlord and Tenant relating to the matters set forth herein and no prior or contemporaneous agreement or understanding pertaining to the same shall be of any force or effect,
except for any such contemporaneous agreement specifically referring to and modifying this Lease and signed by both parties. Without limitation as to the generality of the foregoing, Tenant hereby acknowledges and agrees that Landlord’s leasing
agents and field personnel are only authorized to show the Premises and negotiate terms and conditions for leases subject to Landlord’s final approval, and are not authorized to make any agreements, representations, understandings or
obligations binding upon Landlord respecting the condition of the Premises or Property, suitability of the same for Tenant’s business, the current or future amount of Taxes, Insurance or Expenses or any component thereof, the amount of rent or
other terms applicable under other leases at the Property, whether Landlord is furnishing the same utilities or services to other tenants at all, on the same level or on the same basis, or any other matter, and no such agreements, representations,
understandings or obligations not expressly contained herein or in such contemporaneous agreement shall be of any force or effect. TENANT HAS RELIED ON TENANT’S INSPECTIONS AND DUE DILIGENCE IN ENTERING THIS LEASE, AND NOT ON ANY
REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED, CONCERNING THE HABITABILITY, CONDITION OR SUITABILITY OF THE PREMISES OR PROPERTY FOR ANY PARTICULAR PURPOSE OR ANY OTHER MATTER NOT EXPRESSLY CONTAINED HEREIN. This Lease, including the Exhibits
referred to above, may not be modified, except in writing signed by both parties. 
  

					
		  	33	  	

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

  

					
	LANDLORD:	 	CMD PROPERTIES, INC. [SEAL]
		 	an Illinois corporation
			
		 	By:	 	/s/ Allen D. Aldridge
		 		 	Allen D. Aldridge, Vice President

  

					
	TENANT:	 	StemCo Biomedical, Inc. [SEAL]
		 	a Delaware corporation
			
		 	By:	 	/s/ Jonathan Lawrie
		 	Name:	 	Jonathan Lawrie
		 	Its:	 	President & CEO

 CERTIFICATE 
 I, Kelly Bolick, as Office Manager of the aforesaid Tenant, hereby certify that the individual(s) executing the foregoing Lease on behalf of Tenant
was/were duly authorized to act in his/their capacities as set forth above, and his/their action(s) are the action of Tenant. 
  

					
	 (Corporate Seal)
	 	/s/ Kelly Bolick	  	

  

					
		  	34	  	

 EXHIBIT A: PREMISES 
 (Floor Plate(s) Showing Premises Cross-Hatched) 
  

					
		  		  	

 EXHIBIT B: RULES 
 (1) No Exterior Storage. Nothing shall be stored outside the Premises, unless exterior storage is required by Law and approved in writing by
Landlord in its reasonable discretion. 
 (2) Dust and Fume Control. No wood-shaping or spraying material processes or any activity
creating dust or fumes that may be hazardous shall be performed in the Premises except in an environment controlled by air-handling equipment properly and lawfully designed and utilized, which shall be maintained and operated at alt times to prevent
hazardous accumulations of wood, chemical or other pollutants in the atmosphere within the Premises or Property. 
 (3) Trash. All
garbage, refuse, trash and other waste shall be kept in the kind of container, placed in the areas, and prepared for collection in the manner and at the times and places reasonably specified by Landlord, subject to the provisions of this Lease
respecting Hazardous Materials. If Landlord designates a service to pick up such items, Tenant shall use the same (and the cost shall be included in Expenses). Landlord reserves the right to require that Tenant participate in any recycling program
designated by Landlord. 
 (4) Window and Door Treatments. Tenant shall not place anything or allow anything to be placed in the
Premises near the glass of any door, partition, wall or window which may be unsightly from outside the Premises, and Tenant shall not place or permit to be placed any article of any kind on any window ledge or on the exterior walls. Blinds,
shades, awnings or other forms of inside or outside window devices shall not be placed in or about the outside windows or doors in the Premises except to the extent, if any, that the design, character, shape, color, material and make thereof is
first approved or designated by Landlord, Tenant shall not install or remove any solar tint film from the windows. 
 (5) Balconies and
Patios. If the Premises has access to a patio or balcony, Tenant shall have a license to enter such area, subject to the following provisions: (i) Tenant’s access to such area shall be limited to the area immediately adjoining the
Premises (and bounded by an extension of the demising lines of the Premises), and Landlord reserves the right to install materials separating Tenant’s area from the area adjoining other tenants’ premises, (ii) Tenant shall use such
area only in a manner that is quiet and compatible with the nature of the Property, which only involves the use of benches or outdoor furniture approved by Landlord in writing, and which will not bother, disturb or annoy any other occupants of the
Property, and (iii) Tenant’s use thereof shall be subject to the other provisions of this Lease, including the other Rules, 
 (6)
Lighting and General Appearance of Premises. Landlord reserves the right to designate and/or approve in writing all internal lighting that may be visible from the public, common or exterior areas. The design, arrangement, style, color,
character, quality and general appearance of the portion of the Premises visible from public, common and exterior areas, and contents of such portion of the Premises, including furniture, fixtures, signs, art work, wall coverings, carpet and
decorations, and all changes, additions and replacements thereto shall at all times have a neat, professional, attractive, first class appearance. 
 (7) Use of Common Areas; No Soliciting. Tenant shall not use the common areas, including areas adjacent to the Premises, for any purpose other than ingress and egress, and any such use thereof shall be subject to the other provisions
of this Lease, including these Rules. Without limiting the generality of the foregoing, Tenant shall not allow anything to remain in any passageway, sidewalk, court, corridor, stairway, entrance, exit, elevator, parking or shipping area, or other
area outside the Premises. Tenant shall not use the common areas to canvass, solicit business or information from, or distribute any article or material to, other tenants or invitees of the Property. Tenant shall not make any room-to-room canvass to
solicit business or information or to distribute any article or material to or from other tenants of the Property and shall not exhibit, sell or offer to sell, use, rent or exchange any products or services in or from the Premises unless ordinarily
embraced within the Tenant’s use of the Premises expressly permitted in the Lease. Landlord shall in all cases retain the right to control and prevent access to such areas by Persons engaged in activities which are illegal or violate these
Rules, or whose presence in the judgment of Landlord shall be prejudicial to the safety, character, reputation and interests of the Property and its tenants (and Landlord shall have no liability for such actions taken in good faith). 
  

					
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 (8) Plumbing Equipment. Toilet rooms, urinals, wash bowls, drains, sewers and other plumbing
fixtures, equipment and lines shall not be misused or used for any purpose other than that for which they were constructed and no foreign substance of any kind whatsoever shall be disposed of therein. 
 (9) Roof; Awnings and Projections. Tenant shall not install any sign, antennae, satellite dish or any other device on the roof, or common areas of
the Property. Tenant may install and have access to rooftop HVAC equipment only to the extent approved or required by Landlord from time to time in connection with Tenant’s maintenance, repair or HVAC obligations under this Lease. No awning or
other projection shall be attached by or for Tenant to the exterior walls of the Premises or the Building. 
 (10) Signs. Landlord may
prescribe the suite number for the Premises and cause building standard suite identification signage to be placed on or adjacent to the main entrance door of the Premises. Landlord shall bear the expense of any such initial building standard
signage, and Tenant shall pay Landlord’s standard charges for changes requested by Tenant and approved by Landlord thereafter promptly after billing thereof. Tenant shall not paint, display, inscribe, maintain or affix any sign, placard,
picture, advertisement, name, notice, lettering or direction on any part of the outside or inside of the Property, or on any part of the inside of the Premises which can be seen from the outside of the Premises, without the prior consent of
Landlord, and then only such name or names or matter arid in such color, size, style, character and material, and with professional designers, fabricators and installers as may be first approved or designated by Landlord in writing. Landlord
reserves the right, without notice to Tenant, to remove at Tenant’s expense all matter not so installed or approved. If Landlord approves of any Tenant sign, then such sign shall: (i) be professionally designed, prepared and installed,
(ii) be in good taste so as not to detract from the general appearance of the Premises or the Property, (iii) not advertise any product, and (iv) comply with any sign criteria developed by Landlord from time to time. All signs
hereunder shall be subject to all Laws and any covenants, conditions and restrictions applicable to the Property or Building. Tenant shall maintain any Tenant signs approved hereunder in good repair and sightly first class condition. 
 (11) Parking. Parking of cars shall be available in areas designated generally for tenant parking, if any, on a “first come”,
“first served” unassigned basis in common with Landlord, other tenants and other parties to whom parking privileges have been or are hereafter granted. At Landlord’s option from time to time, Tenant shall not exceed its percentage
share of such available parking spaces based on the ratio of the rentable area of the Premises to the rentable area of the Building. Parking is prohibited in areas: (1) not striped or designated for parking, (2) aisles, (3) where
“no parking” signs are posted, (4) on ramps, and (5) loading areas and other specially designated areas. Delivery trucks and vehicles shall use only those areas designated therefor. Landlord reserves the right to: (i) assign
specific spaces, and reserve spaces for small cars, disabled individuals, and other tenants, customers of tenants or other parties (and Tenant shall not park in any such assigned or reserved spaces) and (ii) restrict or prohibit full size vans
and other large vehicles. In case of any violation of these provisions or any applicable Laws, Landlord may: (a) refuse to permit the violator to park, and remove the vehicle owned or driven by the violator from the Property without liability
whatsoever, at such violator’s risk and expense and/or (b) charge Tenant such reasonable rates as Landlord may from time to time establish for such violations, which shall be at least $100.00 per day for each vehicle that is parked in
violation of these Rules. These provisions shall be in addition to any other remedies available to Landlord under this Lease or otherwise. 
 (12) Overloading Floors. Tenant shall not overload any floor in the Premises or Property. 
 (13) Going-Out-Of-Business
Sates and Auctions. Tenant shall not use, or permit any other party to use, the Premises for any distress, fire, bankruptcy, close-out, “lost our lease” or going-out-of-business sale or auction. Tenant shall not display any signs
advertising the foregoing anywhere in or about the Premises. This prohibition shall also apply to Tenant’s creditors. 
  

					
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 (14) Labor Harmony. Tenant shall not use (and upon notice from Landlord shall cease using)
contractors, services, workmen, labor, materials or equipment, or labor and employment practices that, in Landlord’s good faith judgment, may cause strikes, picketing or boycotts or disturb labor harmony with the workforce or trades engaged in
performing other work, labor or services in or about the Property. 
 (15) Responsibility for Compliance. Tenant shall be responsible
for ensuring compliance with these Rules, as they may be amended, by Tenant’s employees and as applicable, by Tenant, any other occupant of the Premises, and their respective agents, employees, invitees, Transferees and contractors. 

(16) Property Tradename, Likeness, Trademarks. Tenant shall not in any manner use the name of the Property for any purpose other than as
Tenant’s business address, or use any tradenames or trademarks of Landlord, any other tenant, or their affiliates, or any picture or likeness of the Property, for any purpose, in any letterheads, circulars, notices, advertisements or other
material whatsoever. 
 (17) Deliveries and Removals. Tenant shall not take or permit to be taken in or out of other entrances or
elevators of the Property any item normally taken, or which Landlord otherwise reasonably requires to be taken, in or out through service doors or on freight elevators. Landlord may impose reasonable requirements for the use of freight elevators and
loading areas, and reserves the right to alter schedules without notice. Any hand-carts used at the Property shall have rubber wheels and sideguards, and no other material-handling equipment may be used without Landlord’s prior written
approval. 
 (18) Locks and Keys. Tenant shall use such standard key system designated by Landlord on all keyed doors to and within
the Premises, excluding any permitted vaults or safes (but Landlord’s designation shall not be deemed a representation of adequacy to prevent unlawful entry or criminal acts, and Tenant shall maintain such additional insurance as Tenant deems
advisable for such events). Tenant shall not attach or permit to be attached additional locks or similar devices to any door or window, change existing locks or the mechanism thereof, or make or permit to be made any keys for any door other than
those provided by Landlord. If more than two keys for one lock are desired, Landlord will provide them upon payment of Landlord’s charges. In the event of loss of any keys furnished by Landlord, Tenant shall pay Landlord’s reasonable
charges therefor. The term “key” shall include mechanical, electronic or other keys, cards and passes. 
 (19) Safety And
Security Devices, Services And Programs. Safety and security devices, services and programs provided by Landlord, if any, while intended to deter crime and ensure safety, may not in given instances prevent theft or other criminal acts, or ensure
safety of persons or property. The risk that any safety or security device, service or program may not be effective, or may malfunction, or be circumvented by a criminal, is assumed by Tenant with respect to Tenant’s property and interests, and
Tenant shall obtain insurance coverage to the extent Tenant desires protection against such criminal acts and other losses, as further described in Article 10. Tenant agrees to cooperate in any reasonable safety or security program developed by
Landlord or required by Law. 
 (20) Utility Closets and Connections. Landlord reserves the right to control access to and use of, and
monitor and supervise any work in or affecting, the “wire” or telephone, electrical, plumbing or other utility closets, the Systems and Equipment, and any changes, connections, new installations, and wiring work relating thereto (or
Landlord may engage or designate an independent contractor to provide such services). Tenant shall obtain Landlord’s prior written reasonable consent for any such access, use and work in each instance, and shall comply with such requirements as
Landlord may reasonably impose, and the other provisions of Article 6 respecting electric installations and connections, Article 28 respecting telephone Lines and connections, and Article 9 respecting Work in general. Tenant shall have no right to
use any broom closets, storage closets, janitorial closets, or other such closets, rooms and areas whatsoever. Tenant shall not install in or for the Premises any equipment which requires more electric current than Landlord is required to provide
under this Lease, without Landlord’s prior written approval, and Tenant shall ascertain from Landlord the maximum amount of load or demand for or use of electrical current which can safety be permitted in and for the Premises, taking into
account the capacity of electric wiring in the Property and the Premises and the needs of tenants of the Property, and shall not in any event connect a greater load than such safe capacity. 
  

					
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 (21) Alcohol, Drugs, Food and Smoking. Landlord reserves the right to exclude or expel from the
Property any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules. Tenant shall not at any time manufacture, sell, use or give
away, any spirituous, fermented, intoxicating or alcoholic liquors on the Premises, nor permit any of the same to occur. Tenant shall not at any time cook, sell, purchase or give away, food in any form by or to any of Tenant’s agents or
employees or any other parties on the Premises, nor permit any of the same to occur (other than in microwave ovens and coffee makers properly maintained in good and safe working order and repair in lunch rooms or kitchens for employees as may be
permitted or installed by Landlord, and which do not violate any Laws or bother or annoy any other tenant). Tenant and its employees shall not smoke tobacco on any part of the Property (including exterior areas) except those areas, if any, that are
designated or approved as smoking areas by Landlord. 
 (22) Energy and Utility Conservation. Tenant shall not waste electricity,
water, heat or air conditioning or other utilities or services, and agrees to cooperate fully with Landlord to assure the most effective and energy efficient operation of the Property. 
 (23) Unattended Premises. Before leaving the Premises unattended, Tenant shall close and securely lock all doors or other means of entry to the
Premises and shut off all lights and water faucets in the Premises (except heat to the extent necessary to prevent the freezing or bursting of pipes). 
 (24) Prohibited Activities. Tenant shall not: (i) use strobe or flashing lights in or oh the Premises, (ii) install or operate any internal combustion engine, boiler, machinery, refrigerating, heating
or air conditioning equipment in or about the Premises, except with Landlord’s express written approval, (iii) use the Premises for housing, lodging or sleeping purposes or for the washing of clothes, (iv) place any radio or
television antennae other than inside of the Premises, (v) operate or permit to be operated any musical or sound producing instrument or device which may be heard outside the Premises, (vi) use any source of power other than electricity,
(vii) operate any electrical or other device from which may emanate electrical, electromagnetic, x-ray, magnetic resonance, energy, microwave, radiation or other waves or fields which may interfere with or impair radio, television, microwave,
or other broadcasting or reception from or in the Property or elsewhere, or impair or interfere with computers, faxes or telecommunication lines or equipment at the Property or elsewhere, or create a health hazard, (viii) bring or permit any
bicycle or other vehicle, or dog (except in the company of a blind person or except where specifically permitted) or other animal or bird in the Property, (ix) make or permit objectionable noise, vibration or odor to emanate from the Premises,
(x) do anything in or about the Premises or Property that is illegal, immoral, obscene, pornographic, or anything that may in Landlord’s good faith opinion create or maintain a nuisance, cause physical damage to the Premises or Property,
interfere with the normal operation of the Systems and Equipment, impair the appearance, character or reputation of the Premises or Property, create waste to the Premises or Property, cause demonstrations, protests, loitering, bomb threats or other
events that may require evacuation of the Building, (xi) throw or permit to be thrown or dropped any article from any window or other opening in the Property, (xii) use the Premises for any purpose, or permit upon the Premises or Property
anything, that may be dangerous to persons or property (including firearms or other weapons (whether or not licensed or used by security guards) or any explosive or combustible articles or materials), (xiii) place vending or game machines in
the Premises, except vending machines for employees, (xiv) adversely affect the indoor air quality of the Premises or Property, or (xv) do or permit anything to be done upon the Premises or Property in any way tending to disturb, bother,
annoy or interfere with Landlord or any other tenant at the Property or the tenants of neighboring property, or otherwise disrupt orderly, quiet use and occupancy of the Property. 
 (25) Responsibility for Compliance. Tenant shall be responsible for ensuring compliance with these Rules, as they may be amended, by Tenant’s
employees and as applicable, by Tenant’s agents, invitees, contractors, subcontractors, and suppliers. Tenant shall cooperate with any reasonable program or requests by Landlord to monitor and enforce the Rules, including providing vehicle
numbers and taking appropriate action against such of the foregoing parties who violate these provisions. 
  

					
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	 	 	EXHIBIT C	 	 
		 		 	

 EXTENSION OPTION 
 1. Option to Extend. Subject to the other provisions hereof, Landlord hereby grants Tenant one option (“Extension Option”) to
extend the current Term of the Lease for an additional period of three (3) consecutive years from the expiration of the prior period (“Extension Period”), on the same terms and conditions then in effect under this Lease
immediately prior to the Extension Period, except as modified by the “Market Rates, Terms and Conditions” further described below, and Tenant shall have no further option to extend. Tenant may exercise the Extension Option only by giving
Landlord written notice thereof (“Tenant’s Exercise Notice”) no earlier than fourteen (14) and no later than nine (9) full calendar months prior to commencement of the subject Extension Period. Tenant’s Exercise
Notice shall be unconditional and irrevocable (except as expressly provided herein). 
 2. Landlord’s Notice of Market Rates, Terms
and Conditions; Disagreement. Within ten (10) business days after receiving Tenant’s Exercise Notice, Landlord shall provide Tenant with notice (“Landlord’s Notice”) of the Market Rates, Terms and Conditions,
subject to the other provisions hereof. The term “Market Rates, Terms and Conditions” herein shall mean Landlord’s good faith determination of fair market Base Rent and other terms and conditions (including, but not limited to any
scheduled increases in Base Rent, any base years or stops for taxes or expenses, and any improvements or an allowance therefor) for renewing the Lease for the Premises during the Extension Period, taking into account comparable renewals of
comparable tenants of comparable financial condition in comparable non-sublease space in comparable buildings in the same market area. If the Market Rates, Terms and Conditions determined by Landlord are acceptable to Tenant, then Tenant shall
confirm its exercise of the Extension Option by notice (“Tenant Confirmation Notice”) to Landlord confirming such acceptance given no later than fifteen (15) days after Landlord’s Notice. However, if the Market Rates,
Terms and Conditions determined by Landlord are not acceptable to Tenant, then Tenant may, no later than fifteen (15) days after Landlord’s Notice, deliver to Landlord a notice (“Tenant’s Market Notice”) of
Tenant’s good faith determination of the Market Rates, Terms and Conditions and reasons therefor. If Tenant provides a timely Tenant’s Market Notice, the parties shall seek to agree on the Market Rates, Terms and Conditions in the form of
a non-binding letter of intent (“Letter of Intent”) during the period (“Negotiation Period”) ending forty-five (45) days after Landlord’s Notice. If Tenant delivers a timely Tenant Confirmation Notice, or
if the parties enter into the Letter of Intent concerning the Market Rates, Terms and Conditions during the Negotiation Period, then the parties shall seek reasonably and in good faith to agree on and enter into a mutually acceptable formal written
extension amendment to the Lease (“Extension Amendment”) setting forth the final and definitive Market Rates, Terms and Conditions and other mutually acceptable provisions for the Lease extension during the period ending sixty
(60) days after Landlord’s Notice (“Documentation Period”). Tenant shall be deemed to have revoked its exercise of the Extension Option, and the Extension Option and Tenant’s exercise thereof shall be null and void
if: (a) Tenant fails to provide a timely Tenant Confirmation Notice or Tenant’s Market Notice, or (b) the parties fail to enter into the Letter of Intent within the Negotiation Period, or (c) the parties fail to mutually sign and
deliver the Extension Amendment within the Documentation Period. 
 3. General Matters. The Extension Option herein shall, at
Landlord’s election, be conditioned on the Lease being in full force and effect, and Tenant not then being in default beyond any applicable cure period under the Lease, at the time Tenant seeks to exercise the Extension Option, or at any time
thereafter and prior to commencement of the Extension Period. If Tenant shall fail to properly and timely exercise the Extension Option, then the Extension Option shall thereupon terminate. STRICT COMPLIANCE AND TIMELINESS IN GIVING TENANTS NOTICES
AND SIGNING THE EXTENSION AMENDMENT HEREUNDER IS OF THE ESSENCE OF THIS PROVISION. The rights granted in this Exhibit are personal to Tenant and its Tenant Affiliates (as hereinafter defined) as named in this Lease document. Under no circumstance
whatsoever shall the assignee under a complete or partial assignment of the Lease document (other than a complete assignment to a Tenant Affiliate), or a subtenant under a sublease of the Premises, have any right to exercise the rights of Tenant
under this Exhibit. If Tenant shall sublease or assign the Lease with respect to all or any portion of the Premises (other than to a Tenant Affiliate), then immediately upon such sublease or assignment Tenant’s rights under this Exhibit shall
concurrently terminate and 

 
become null and void. The Extension Option shall be subordinate to, and limited by, any rights of any other parties to expand into or lease the Premises
granted prior to full execution and delivery of this Lease document. The term “Tenant Affiliate” as used herein shall mean any party which directly or indirectly: (i) wholly owns or controls Tenant, (ii) is wholly owned or
controlled by Tenant, or (iii) is under common ownership or control with Tenant, or (iv) into which Tenant is merged, consolidated or reorganized, or to which all or substantially all of Tenant’s assets are sold. 
  

					
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		 	EXHIBIT D	 	
		 		 	
		 	RIGHT OF OFFER	 	

 1. Right of Offer. Landlord hereby grants Tenant a right of offer (“Right Of
Offer”) to lease the space shown on Exhibit A, currently known as Suite 152 (the “Expansion Space”), which shall be deemed to contain 5,293 square feet of rentable area for current purposes hereof, all on and subject
to the following provisions; provided, this Right of Offer and Landlord’s obligation to provide a “Landlord Notice” shall be in effect commencing on the date that this Lease has been executed and delivered by both parties. 

2. Landlord’s Notice of Expansion Terms. While this Right of Offer is in effect, Landlord shall notify Tenant in writing
(“Landlord’s Notice”): (i) within thirty (30) days after the Expansion Space becomes legally available to lease, or (ii) at such earlier time as Landlord shall be in a position to project when the Expansion Space
will be legally available to lease, advising Tenant of such projected date, or (iii) at any time thereafter but prior to leasing the Expansion Space to another party. Landlord’s Notice shall set forth the terms (“Expansion
Terms”) on which Landlord proposes to lease the Expansion Space to Tenant, including, but not limited to, a date for the commencement of the lease thereof (“Expansion Space Commencement Date”), an expiration date therefor
or whether the term therefor will be co-terminous with the Term of this Lease, rentable area, monthly base rent and any scheduled increases therein, Tenant’s share of taxes, expenses and other such items (and any base year or stop level
therefor), any tenant improvements or allowance therefor, and any other terms and conditions, as determined in Landlord’s good faith discretion, taking into account comparable expansion terms generally being provided for comparable tenants of
comparable financial condition for comparable non-sublease space in comparable buildings in the vicinity for time periods that are substantially the same as the period of time during which the Expansion Space will be leased to Tenant. Except as set
forth in Landlord’s Notice, the Expansion Terms shall be deemed to include the same terms then in effect on the Expansion Space Commencement Date, and thereafter scheduled to be in effect, under the Lease (with any matters in the Lease based on
square footage adjusted proportionately to reflect the rentable area of the Expansion Space and Landlord’s then current Building-standard ratios and policies). 
 3. Tenant’s Notice and Financial Information. If Tenant desires to lease the Expansion Space on the Expansion Terms set forth in Landlord’s Notice, Tenant shall so notify Landlord in writing
(“Tenant’s Notice”) exercising Tenant’s right to lease the Expansion Space on such Expansion Terms within five (5) business days after Landlord sends Landlord’s Notice. Tenant’s Notice shall be unconditional
and irrevocable. In order to be effective, Tenant’s Notice shall include financial information for Tenant’s business comparable to the information provided in connection with entering into this Lease document. If Landlord determines in
good faith that Tenant’s financial condition is materially worse than the condition that Landlord accepted when the parties entered into this Lease document, Landlord may withdraw Landlord’s Notice and the Right of Offer, or provide a new
Landlord’s Notice with reasonably modified Expansion Terms or reasonable additional security requirements taking into account Tenant’s financial condition. 
 4. Expansion Documentation; Failure to Exercise Right Of Offer or to Sign Expansion Documentation. If Tenant validly exercises Tenant’s Right Of Offer herein, Landlord shall prepare an amendment
(“Expansion Documentation”) on Landlord’s then standard form which shall set forth the final and definitive terms and conditions upon which Landlord proposes to lease the Expansion Space to Tenant, and which shall be generally
consistent with Landlord’s Notice. If Tenant desires to lease the Expansion Space on the basis of such Expansion Documentation, Tenant shall execute and deliver the Expansion Documentation to Landlord within ten (10) days after Landlord
provides the Expansion Documentation to Tenant. Once Tenant provides Tenant’s Notice exercising Tenant’s Right of Offer, Landlord shall have no further obligation to provide a Landlord’s Notice respecting the Expansion Space included
in Landlord’s Notice (provided, this Right of Offer shall continue to apply to any portions of the Expansion Space that were not included in Landlord’s Notice as further provided below). If Tenant fails to validly exercise such Right Of
Offer, or fails to sign and deliver the Expansion Documentation to Landlord, strictly in accordance with the terms hereof, such Right Of Offer shall be deemed to have lapsed and 

  

					
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expired as to the Expansion Space that was included in Landlord’s Notice, and Landlord may thereafter freely lease all or a portion of the Expansion
Space that was included in Landlord’s Notice to any other party, at any time, on any terms, in Landlord’s sole discretion; provided, despite Tenant’s waiver, this Right of Offer shall continue to apply to any portions of the Expansion
Space that were not included in Landlord’s Notice as further provided below. TIME PERIODS AND STRICT COMPLIANCE IN GIVING TENANT’S NOTICE, AND IN TENANT’S SIGNING AND DELIVERING THE EXPANSION DOCUMENTATION, ARE OF THE ESSENCE OF
THIS RIGHT OF OFFER. 
 5. Offering Portions of Expansion Space; Adjustments to Expansion Space; Prior Rights. This Right Of Offer
shall apply only with respect to the entire Expansion Space, and may not be exercised with respect to only a portion thereof (unless only a portion of the Expansion Space shall be included in Landlord’s Notice). If only a portion of the
Expansion Space shall be included in Landlord’s Notice, this Right of Offer shall apply to such portion, and shall thereafter apply to such other portions of the Expansion Space as they become the subject of Landlord’s Notices, subject to
good faith adjustments by Landlord in the size, configuration and location of such remaining portions. If the Expansion Space is part of a larger space that Landlord desires to lease as a unit, then Landlord’s Notice shall, at Landlord’s
option, identify the entire such space and the Expansion Terms therefor, and in such case, this Right Of Offer shall apply only to such entire space. Landlord reserves the right at any time prior to sending, or as part of, Landlord’s Notice, to
substitute for the Expansion Space other space (herein referred to as the “new expansion space”) in the Building or another building in the same complex or in the vicinity, provided the new expansion space shall be similar to the Expansion
Space in size (up to 10% larger or smaller); at Landlord’s option, the new expansion space may overlap with and include a portion of the then current Expansion Space. This Right Of Offer shall be subject to the then existing tenants or
occupants of the Expansion Space renewing their existing leases whether pursuant to options to extend previously granted or otherwise, and such Right Of Offer, and any rights of Tenant to extend the Term of the Lease with respect to the Expansion
Space, are subordinate to, and limited by, any rights of any other parties to lease the Expansion Space granted prior to full execution and delivery of this document. 
 6. Miscellaneous. This Right Of Offer is subject to the condition that the Lease be in full force and effect, and that Tenant not then be in default beyond any applicable cure period under the Lease on the date
when Landlord provides or would otherwise provide Landlord’s Notice, or at any time thereafter and prior to the Expansion Space Commencement Date. The rights granted in this Exhibit are personal to Tenant and its Tenant Affiliates (as
hereinafter defined) as named in this Lease document. Under no circumstance whatsoever shall the assignee under a complete or partial assignment of the Lease document (other than a complete assignment to a Tenant Affiliate), or a subtenant under a
sublease of the Premises, have any right to exercise the rights of Tenant under this Exhibit. If Tenant shall sublease or assign the Lease with respect to all or any portion of the Premises (other than to a Tenant Affiliate), then immediately upon
such sublease or assignment Tenant’s rights under this Exhibit shall concurrently terminate and become null and void. The term “Tenant Affiliate” as used herein shall mean any party which directly or indirectly; (i) wholly owns
or controls Tenant, (ii) is wholly owned or controlled by Tenant, or (iii) is under common ownership or control with Tenant, or (iv) into which Tenant is merged, consolidated or reorganized, or to which all or substantially all of
Tenant’s assets are sold. If Tenant shall exercise the Right Of Offer herein, Landlord does not guarantee to deliver possession of the Expansion Space on the Expansion Space Commencement Date due to continued possession by the then existing
occupants or any other reason beyond Landlord’s reasonable control. In such event, rent and other charges with respect to the Expansion Space shall be abated until Landlord delivers the same to Tenant (except to the extent that Tenant or its
affiliates, agents, employees or contractors cause the delay), as Tenant’s sole recourse. Tenant’s exercise of this Right of Offer is intended to supersede any rights of Tenant under the Lease to reduce or relocate the Premises, or
terminate the Lease early, and all such provisions shall thereupon be automatically deleted. 
  

					
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		 	EXHIBIT E	 	

 OPTION TO TERMINATE 
 Tenant shall have a one-time option to terminate this Lease effective on December 31, 2006 (“Early Termination Date”) as though
such date were the original expiration date set forth in this Lease, but only by complying strictly with the following conditions: (i) Tenant shall deliver to Landlord written notice (Tenant’s Exercise Notice”) exercising such
option no later than February 28, 2006 (“Latest Exercise Date”), (ii) Tenant shall timely pay the cancellation payment as hereinafter described (“Cancellation Payment”), as a cancellation fee and not as
liquidated damages or a penalty, and (iii) Tenant shall continue to timely pay all rentals and other charges under the Lease and comply with each and every term and provision hereof accruing through the Early Termination Date (and all such
obligations accruing through the Early Termination Date shall survive such termination, including, but not limited to, any rentals or other charges not yet determined or billed prior to the Early Termination Date). 
 Following receipt of Tenant’s Exercise Notice, Landlord shall provide Tenant with a notice (“Landlord’s Unamortized Improvement Costs
Notice”) setting forth a calculation of all unamortized costs of tenant improvements (collectively referred to as “Unamortized Improvement Costs”) theretofore incurred by Landlord in connection with entering this Lease
(including the Allowance as provided in Article 4) and any amendment adding space or modifying the Premises, including, but not limited to, the cost of all allowance and other tenant improvements paid for by Landlord. Such amortization shall be
calculated on a straight-line basis over the period from the date or dates such costs or concessions were incurred or commenced through the expiration date then otherwise scheduled to be in effect under the Lease, with interest at the rate of ten
percent (10%) per annum, alt as reasonably determined by Landlord. Tenant shall pay such Unamortized Improvement Costs as set forth in Landlord’s Unamortized Improvement Costs Notice by check in good funds within fifteen (15) days
after the date of Landlord’s Unamortized Improvement Costs Notice, as a condition to the effectiveness of Tenant’s exercise of Tenant’s early termination option herein. 
 The option herein is personal to the original Tenant named in this Lease and its Tenant Affiliates as hereinafter defined. Under no circumstances
whatsoever shall the assignee under a complete or partial assignment of the Lease (other than a Tenant Affiliate), or a subtenant under a sublease of the Premises, have any right to exercise the option herein. If Tenant shall sublease or assign the
Lease with respect to all or any portion of the Premises (other than to a Tenant Affiliate), then immediately upon such sublease or assignment Tenant’s rights under this Exhibit shall concurrently terminate and become null and void. The term
“ Tenant Affiliate “ as used herein shall mean any party which directly or indirectly: (i) wholly owns or controls Tenant, (ii) is wholly owned or controlled by Tenant, or (iii) is under common ownership or control with
Tenant, or (iv) into which Tenant is merged, consolidated or reorganized, or to which all or substantially ail of Tenant’s assets are sold. Tenant’s exercise of such option shall not operate to cure any violation by Tenant of any of
the terms or provisions in the Lease, nor to extinguish or impair any rights or remedies of Landlord arising by virtue of such violation. Notwithstanding anything contained herein to the contrary, Tenant’s option hereunder shall, at
Landlord’s election, terminate and become null and void if: (a) Tenant is in violation of the Lease at the time Tenant seeks to exercise such option, or at any time thereafter and prior to the Early Termination Date (or if Tenant’s
Cancellation Payment hereunder is returned for insufficient funds), or (b) Tenant leases additional space in the Property, whether pursuant to an expansion right contained in the Lease or otherwise. TIME IS OF THE ESSENCE IN GIVING
TENANT’S EXERCISE NOTICE AND MAKING THE CANCELLATION PAYMENT HEREUNDER. 

 LEASE AMENDMENT ONE 
 (Extension of Term with Allowance) 
 THIS LEASE AMENDMENT ONE (“Amendment”) is made
as of the 23rd day of March, 2007, between Prince Properties, Inc. (“Landlord”), an Illinois corporation, formerly known as CMD Properties, Inc., and Aldagen, Inc. (“Tenant”), a Delaware corporation, formerly known
as Stemco Biomedical, Inc. 
 A. Landlord and Tenant are the current parties to that certain Standard Lease (“Original Lease”)
dated June             , 2003, for premises (“Premises”) in the building (“Building”) known as 2810 Meridian, located at 2810 Meridian Parkway,
Durham, North Carolina (“Property”) (as amended herein, the “Lease”). 
 B. The parties mutually desire to
amend the Lease on the terms hereof. 
 NOW THEREFORE, in consideration of the mutual agreements herein contained, the parties hereby
agree as follows. 
 1. Extension of Term. The term of the Lease is hereby modified to extend for a period (“Extended
Term”) commencing on May 1, 2008 (“Extension Date”) and expiring on April 30, 2013 (“New Expiration Date”), unless sooner terminated in accordance with its terms. 
 2. Base Rent. The Lease is amended to provide that Base Rent shall be $9,534.00. per month through April 30, 2008; i.e., there shall
be no increase in Base Rent on May 1, 2007, notwithstanding anything in the Original Lease to the contrary. Commencing on the Extension Date, Tenant shall pay monthly Base Rent as set forth in the following schedule: 
  

				
	 Period
	  	Monthly Base Rent
	 Extension Date - April 30, 2009
	  	$	9,817.87
	 May 1, 2009 - April 30, 2010
	  	$	10,111.77
	 May 1 ,2010 - April 30, 2011
	  	$	10,414.85
	 May 1, 2011 - April 30, 2012
	  	$	10,727.11
	 May 1, 2012 - New Expiration Date
	  	$	11,048.55

 3. HVAC Maintenance. Effective on the Extension Date, in line 3 of the second
paragraph of Article 8.B, the number “$200” is deleted and “$300” is inserted therein. 
 4. Taxes, Insurance and
Expenses. Commencing on the Extension Date, Tenant shall continue to pay Tenant’s Share of Taxes, Insurance and Expenses as provided in the Lease. 
 5. Prorations. If the Extension Date does not occur at the beginning, or the New Expiration Date does not occur at the end, of an applicable payment period under the Lease, Landlord shall reasonably pro
rate Tenant’s payment obligations on a per diem basis; Tenant shall remain liable for all amounts accruing or relating to the period prior to the Extension Date, and through the New Expiration Date, whether or not theretofore billed.

 6. Condition of Premises; Improvement Allowance. Tenant has been occupying the Premises,
and agrees to accept the same “AS IS” without any agreements, representations, understandings or obligations on the part of Landlord to perform or pay for any alterations, repairs or improvements, except as expressly provided herein.

 (a) Allowance for Tenant Work. Notwithstanding the foregoing, Landlord shall provide an allowance
(“Allowance”) of up to $143,273.00 to be used towards: (i) Tenant’s reasonable, direct out-of-pocket costs of designing and performing permanent leasehold improvements, including the “clean room” (and all
permanent leasehold improvements associated with the clean room) previously installed by Tenant (“Work”) in the Premises, and (ii) reasonable out-of-pocket costs, if any, paid by Landlord to third parties in connection with the
Work. Tenant shall engage its own designers and contractors for the Work as described below, and Landlord shall reimburse Tenant based on Tenant’s submission of a customary tenant’s affidavit respecting the Work, invoices, paid receipts
and other reasonable evidence of payment, and the submission of customary architect’s certificates, lien waivers and affidavits of payment, all reasonably satisfactory to Landlord. If Tenant does not use the entire Allowance for the purposes
permitted herein, or does not submit the foregoing documentation to Landlord, by August 31, 2007, then Landlord shall be entitled to the savings and Tenant shall receive no credit therefor. Any personal property, trade fixtures or equipment,
including, but not limited to, modular or other furniture, and cabling or other items for communications or computer systems, whether or not shown on any plan approved by Landlord, shall be provided by Tenant, at Tenant’s sole cost. 

(b) Tenant Work Procedures. Tenant shall cause all Work hereunder, as well as any further alterations or improvements by
Tenant, to be performed: (i) by architects, engineers, and contractors reasonably approved by Landlord in writing, (ii) in accordance with plans, specifications, and other matters reasonably approved by Landlord in writing, (iii) in a
first class, professional and workmanlike manner, (iv) with materials that are consistent with, or better than, the quality of the Premises and Property, and which are new and free of material defects, (v) so as not to adversely affect the
Property systems and equipment or the structure of the Property, (vi) with reasonable diligence to completion and so as to avoid disturbance, disruption or inconvenience to other tenants and the operation of the Property, and (vii) in
compliance with all legal requirements, all applicable provisions of the Lease, including Article 9 of the Original Lease, and such other reasonable requirements as Landlord may reasonably impose concerning the manner and times in which such Work
shall be done. Any floor, wall or ceiling coring work or penetrations or use of noisy or heavy equipment which may interfere with the conduct of business by other tenants at the Property shall, at Landlord’s reasonable option, be performed at
times other than Landlord’s regular building hours. 
 7. Landlord’s Notice Address. The addresses for notices or
documents delivered to Landlord set forth in the Lease are hereby deleted, and the following are substituted therefor: Prince Properties, Inc., c/o Wind Realty Partners, 12201 Merit Drive, Suite 175, Dallas, Texas 75251, Attn.: Asset Manager; with
copies to: Prince Properties, Inc., c/o Wind Realty Partners, 101 North Wacker Drive, Suite 2002, Chicago, Illinois 60606, Attn: Asset Manager and National Property Manager, and to: DLA Piper US LLP, 203 N. LaSalle Street, Suite 1900, Chicago, IL
6060M293, Attn: Randal J. Selig 
  

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 8. Other Terms; Certain Provisions Deleted. All provisions of the Lease currently in effect
or scheduled to become effective shall remain in effect and become effective in accordance with their terms, except to the extent inconsistent herewith or provided to the contrary herein, and except for any provisions which by their express terms
have lapsed, are scheduled to lapse, or were to be in effect only during the initial Term or other period (in which case such express terms shall govern the periods during which such provisions were, or will remain, in effect), Notwithstanding the
foregoing, this Amendment is intended to supersede any rights of Tenant to extend or renew the term, expand, reduce or relocate the Premises, lease additional space, or terminate the Lease early, and all such provisions are hereby deleted.

 9. Confidentiality. Tenant shall keep confidential the content and all copies of this document and the Lease, related
documents now or hereafter entered, and all proposals and matters relating thereto, except to the extent reasonably required on a legitimate “need to know” basis in connection with Tenant’s business by its employees, insurers,
auditors, attorneys, and existing or prospective lenders, successors and assigns, or by law or court proceedings. 
 10. Real Estate
Brokers. Tenant hereby represents to Landlord that Tenant has not dealt with any broker, salesperson, agent or finder in connection with this Amendment, except CB Richard Ellis (representing Landlord) and Colliers Pinkard (representing
Tenant), and agrees to defend, indemnify and hold Landlord, and its employees, agents and affiliates harmless from all liabilities and expenses (including reasonable attorneys’ fees and court costs) arising from any claims or demands of any
other broker, salesperson, agent or finder with whom Tenant has dealt for any commission or fee alleged to be due in connection with this Amendment. 
 11. Offer. The submission and negotiation of this Amendment shall not be deemed an offer to enter into the same by Landlord. This Amendment shall not be binding on Landlord unless and until fully
signed and delivered by both parties. Tenant’s execution of this Amendment constitutes a firm offer to enter into the same which may not be withdrawn for a period of fifteen (15) days after delivery to Landlord. During such period,
Landlord may proceed in reliance thereon, but such acts shall not be deemed an acceptance. 
 12. Whole Amendment; Full Force
and Effect; Conflicts. This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. There have been no additional oral or written representations or agreements. As amended herein, the Lease
shall remain in full force and effect. As an inducement for Landlord to enter into this Amendment, Tenant hereby represents that Landlord is not in violation of the Lease, and that Landlord has fully performed all of its obligations under the Lease
as of the date on which Tenant signs this Amendment. In case of any inconsistency between the provisions of the Lease and this Amendment, the latter provisions shall govern. 
 13. Interpretation. This Amendment shall be interpreted in a reasonable manner in conjunction with the Lease. If an Exhibit is attached to
this Amendment, the term “Lease” therein shall refer to this Amendment or the Lease as amended, and terms such as “Commencement Date” and “Lease Term” shall refer to analogous terms in this
Amendment, 

  

 3 

 
all as the context expressly provides or reasonably implies. Unless expressly provided to the contrary herein: (a) any terms defined herein shall have
the meanings ascribed herein when used as capitalized terms in other provisions hereof, (b) capitalized terms not otherwise defined herein shall have the meanings, if any, ascribed thereto in the Lease, and (c) non-capitalized undefined
terms herein shall be interpreted broadly and reasonably to refer to terms contained in the Lease which have a similar meaning, and as such terms may be further defined therein. 
 IN WITNESS WHEREOF, the parties have executed this Amendment as of the date first set forth above. 
  

											
		 		 	LANDLORD:
		 		 	[SEAL]
		 		 	Prince Properties, Inc., an Illinois corporation
		 		 	By: Wind Realty Partners,
		 		 		 		 	an Illinois general partnership, as agent
						
		 		 		 		 	By:	 	/s/ Joseph J. Bowar
		 		 		 		 	Name:	 	Joseph J. Bowar
		 		 		 		 	Its:	 	Senior Vice President

  

									
		 		 	TENANT:
		 		 	[SEAL]
		 		 	Aldagen, Inc.,
		 		 	a Delaware corporation
					
		 		 		 	By:	 	/S/ Edward L Field
		 		 		 	Name:	 	Edward L Field
		 		 		 	Its:	 	President

 CERTIFICATE 
 I,
                                     , as
                                     of the aforesaid Tenant,
hereby certify that the individual(s) executing the foregoing Lease on behalf of Tenant was/were duly authorized to act in his/their capacities as set forth above, and his/their action(s) are the action of Tenant. 
  

			
	(Corporate Seal)             	 	 

  

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