Document:

EX-10.32

 Exhibit 10.32 

OFFICE LEASE AGREEMENT 
 BETWEEN

 NORMANDY NICKERSON ROAD, LLC 

(“LANDLORD”) 
 AND 

OXFORD IMMUNOTEC, INC. 

(“TENANT”) 

 TABLE OF CONTENTS 
  

					
	 1. Basic Lease Information
	  	 	1	  
		
	 2. Lease Grant
	  	 	4	  
		
	 3. Possession
	  	 	4	  
		
	 4. Rent
	  	 	4	  
		
	 5. Compliance with Laws; Use
	  	 	5	  
		
	 6. Security Deposit
	  	 	6	  
		
	 7. Building Services
	  	 	7	  
		
	 8. Leasehold Improvements
	  	 	9	  
		
	 9. Repairs and Alterations
	  	 	10	  
		
	 10. Entry by Landlord
	  	 	11	  
		
	 11. Assignment and Subletting
	  	 	11	  
		
	 12. Liens
	  	 	13	  
		
	 13. Indemnity and Waiver of Claims
	  	 	13	  
		
	 14. Insurance
	  	 	14	  
		
	 15. Subrogation
	  	 	17	  
		
	 16. Casualty Damage
	  	 	17	  

 OFFICE LEASE AGREEMENT 

THIS OFFICE LEASE AGREEMENT (the “Lease”) is made and entered into as of March 1, 2013 (“Execution
Date”), by and between NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company (“Landlord”) and OXFORD IMMUNOTEC, INC., a Delaware corporation (“Tenant”). 

The following exhibits and attachments are incorporated into and made a part of the Lease: Exhibit A (Outline and Location of
Premises), Exhibit B (Expenses and Taxes), Exhibit C (Work Letter), Exhibit D (Commencement Letter), Exhibit E (Building Rules and Regulations), Exhibit F (Additional Provisions), Exhibit G (Form of Letter
of Credit), Exhibit H (Form of Subordination, Non-disturbance and Attornment Agreement), Exhibit I (W-9 Form), Exhibit J (Cleaning Specifications), Exhibit K (Form of Notice of Lease), Exhibit L (Floorplan), and
Guaranty. 
 1. Basic Lease Information. 

1.01. “Building” shall mean the building located at 700 Nickerson Road, Marlborough, Massachusetts, and commonly known
as Building 700 in Marlborough Technology Park. “Rentable Square Footage of the Building” is deemed to be 77,531 square feet, using BOMA Modified. 

1.02. “Premises” shall mean the area shown on Exhibit A to this Lease. The Premises are located on the second
(2”) floor of the Building. If the Premises include one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises. The Premises consists of the area
bounded by the interior surfaces of the perimeter walls, the floor and the ceiling (but excluding the area above dropped ceilings). The “Rentable Square Footage of the Premises” is deemed to be 14,541 square feet. Landlord and
Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct. 

1.03. “Base Rent”: 
  

													
	 Period
	  	Annual Rate Per
Square Foot	 	  	Annual Base
Rent	 	 	Monthly
Base Rent	 
	 6/15/13-10/14/13:
	  	$	-0-	  	  	$	-0-	  	 	$	-0-	  
	 10/15/13-5/31/14:
	  	$	18.50	  	  	$	269,008.50	* 	 	$	22,417.38	  
	 6/1/14-5/31/15:
	  	$	19.00	  	  	$	276,279.00	  	 	$	23,023.25	  
	 6/1/15-5/31/16:
	  	$	19.50	  	  	$	283,549.50	  	 	$	23,629.13	  
	 6/1/16-5/31/17:
	  	$	20.00	  	  	$	290,820.00	  	 	$	24,235.00	  
	 6/1/17-5/31/18:
	  	$	20.50	  	  	$	298,090.50	  	 	$	24,840.88	  
	 6/1/18-10/31/18:
	  	$	21.00	  	  	$	305,361.00	* 	 	$	25,446.75	  

  

	*	annualized 

  
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 Tenant shall have no obligation to pay Base Rent until the “Rent Commencement
Date” which shall be the date that is four (4) months after the Commencement Date (“ Abatement Period”). The total amount of Base Rent abated during the Rent Abatement Period is Eighty-Nine Thousand Six Hundred
Sixty-Nine and 52/100 Dollars ($89,669.52) (the “Abated Yearly Rent”). During the Rent Abatement Period, only Base Rent shall be abated, and all additional rent and other costs and charges specified in the Lease shall remain as due
and payable pursuant to the provisions of the Lease. 
 Notwithstanding the foregoing, commencing on the earlier of (a) the Commencement
Date, or (b) the date following completion of the Initial Alterations Tenant enters the Premises for the purpose of installing Tenant’s trade fixtures, phone, data, and furniture systems pursuant to Section 3 hereof, Tenant shall pay
for all electricity consumed in the Premises in accordance with Section 7.02 hereof. 
 1.04. “Tenant’s Pro Rata
Share”: 18.76%. Tenant’s Pro Rata Share shall be adjusted for changes in the Rentable Square Footage of the Premises and/or the Rentable Square Footage of the Building, including, without limitation, changes which may result from any
condemnation or other taking of a portion of the Building. 
 1.05. “Base Year” for Taxes: Fiscal Year
(defined below) 2014 (i.e., July 1, 2013, through June 30, 2014); “Base Year” for Expenses (defined in Exhibit B): Calendar year 2014. 

For purposes hereof, “Fiscal Year” shall mean the Base Year for Taxes and each period of July 1 to June 30
thereafter. 
 1.06. “Term”: A period of five (5) years and four and a half (41/2) months. The Term shall
commence on June 15, 2013 (the “Commencement Date”) and, unless terminated early in accordance with this Lease, shall end on October 31, 2018 (the “Termination Date”). 

1.07. “Improvement Allowances”: An amount not to exceed $581,640.00, as further described in the attached Exhibit C. 

1.08. “Security Deposit”: $112,000.00, as more fully described in Section 6. 

1.09. “Guarantor”: Oxford Immunotec, Limited 

1.10. “Broker”: Richards Barry Joyce & Partners. 

1.11. “Permitted Use”: General office use, and, to the extent permitted by law, uses customarily accessory thereto,
such as storage related to the use of the Premises, employee lunch rooms, and the like, and for no other purpose whatsoever. 
 1.12.
“Notice Addresses”: 
 Landlord’s Notice Address:  

Normandy Nickerson Road, LLC 
 c/o
Normandy Real Estate Management, LLC 
 53 Maple Avenue 

Morristown, New Jersey 07960 

Attention: Corporate Counsel 

  
 2 

 And a copy to: 

Normandy Real Estate Partners 
 53
Maple Avenue 
 Morristown, New Jersey 07960 

Attention: Steve Smith, Director 

And a copy to: 

Goulston & Storrs, P.C. 

400 Atlantic Avenue 
 Boston,
Massachusetts 02110 
 Attention: Normandy Real Estate 

Landlord’s Rent Address: 

Normandy Nickerson Road, LLC 
 c/o
Normandy Real Estate Management, LLC 
 P.O. Box 30930 

New York, New York 10087-0930 

Tenant’s Notice Address: 

Before to the Commencement Date: 

Simon Turner 
 Oxford Immunotec,
Inc. 
 2 Mount Royal Avenue 

Suite 100 
 Marlborough,
Massachusetts 01752 
 With a copy to: 

General Counsel 
 Oxford
Immunotec, Inc. 
 2 Mount Royal Avenue 

Suite 100 
 Marlborough,
Massachusetts 01752 
 After the Commencement Date: 

To the same persons designated above at the Premises 

  
 3 

 1.13. “Business Days” are Monday through Friday of each week, exclusive
of New Year’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day (the “Holidays”). Landlord may designate additional Holidays that are designated as new Federal holidays.
“Building Service Hours” are 8:00 A.M. to 6:00 P.M. on Business Days and 9:00 A.M. to 1:00 P.M. on Saturdays, exclusive of Holidays. 

1.14. “Property” means the Building and the parcel(s) of land on which it is located and, at Landlord’s
discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of land on which they are located (the maintenance and repair of which such parking facilities shall be included in Expenses). 

2. Lease Grant. 
 The Premises are hereby
leased to Tenant from Landlord, together with the right to use any portions of the Property that are from time to time designated by Landlord for the common use of tenants and others, including, without limitation, the conference spaces serving the
Building (the “Common Areas”). Nothing contained herein shall affect Landlord’s right to add to, subtract from, or alter the Common Areas, so long as the same does not materially adversely affect Tenant’s access to the
Premises. 
 3. Possession. 
 Except as
expressly otherwise provided in this Lease, the Premises are accepted by Tenant in “as is” condition and configuration without any representations or warranties by Landlord. By taking possession of the Premises, Tenant agrees and Landlord
represents that the Premises are in good order and satisfactory condition and that the Building systems serving the Premises (including, without limitation, the HVAC system) are in good order and satisfactory condition as of the Execution Date of
this Lease. Tenant shall have the right to take possession of the Premises as of the Execution Date of this Lease and the delivery of the Security Deposit and Guaranty to Landlord. Such possession shall be subject to the terms and conditions of this
Lease. Except for the cost of services requested by Tenant (e.g., freight elevator usage and the cost of electric service to the Premises as provided in Section 7.02 below), Tenant shall not be required to pay Rent for any days of possession
before the Commencement Date during which Tenant, with the approval of Landlord, is deemed to be in possession of the Premises for the sole purpose of performing improvements or installing furniture, equipment or other personal property. Tenant
shall have the right to use the freight elevators serving the Building during the performance of the Initial Alterations (as defined in Exhibit C) and during Tenant’s move into the Premises. Within ten (10) days after the Execution Date of
this Lease, Landlord and Tenant shall together conduct an inspection of the Premises and prepare a “punch list” setting forth any items that are not in conformity as required by the terms of this Lease. Landlord shall use good faith
efforts to correct all such items within a reasonable time following the completion of the punch list. 
 4. Rent. 

Tenant shall pay Landlord, without any setoff or deduction, unless expressly set forth in this Lease, all Base Rent and Additional Rent due for
the Term (collectively referred to as 

  
 4 

 
“Rent”). “Additional Rent” means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord under this Lease. Tenant shall pay and be liable
for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month
without notice or demand, provided that the installment of Base Rent for the first full calendar month of the Term, and the first monthly installment of Additional Rent for Expenses and Taxes, shall be payable upon the execution of this Lease by
Tenant. All other items of Rent shall be due and payable by Tenant on or before thirty (30) days after billing by Landlord. Rent shall be made payable to the entity, and sent to the address, Landlord designates and shall be made by good and
sufficient check or by other means acceptable to Landlord. Tenant shall pay Landlord an administration fee equal to three percent (3%) of all payments of Rent that are not paid within five (5) days of the date thereof; provided, however,
that the first time, if any, in any calendar year that Tenant fails timely to pay Rent, the foregoing administrative fee shall not accrue or become payable unless such failure continues for five (5) days after notice to Tenant thereof. In
addition, past due Rent shall accrue interest at twelve percent (12%) per annum from the due date until actually paid. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest
Rent due. Rent for any partial month during the Term shall be prorated. No endorsement or statement on a check or letter accompanying payment shall be considered an accord and satisfaction. Tenant’s covenant to pay Rent is independent of every
other covenant in this Lease. Tenant’s payment of Rent shall not be construed as a waiver of Tenant’s rights arising under the Lease; Tenant’s preserves all rights and remedies, including all right of offsets or abatement provided
under the Lease, notwithstanding payment of Rent. 
 Tenant shall pay Tenant’s Pro Rata Share of Taxes and Expenses in
accordance with Exhibit B of this Lease. 
 5. Compliance with Laws; Use. 

The Premises shall be used for the Permitted Use and for no other use whatsoever. Tenant shall comply with all statutes, codes,
ordinances, orders, rules and regulations of any municipal or governmental entity whether in effect now or later, including the Americans with Disabilities Act (the “Law(s)”), regarding the operation of Tenant’s business and
the use, condition, configuration, and occupancy of the Premises. In addition, Tenant shall, at its sole cost and expense, promptly comply with any Laws that relate to the “Base Building” (defined below), but only to the extent such
obligations are triggered by Tenant’s use of the Premises, other than for general office use, or Alterations or improvements in the Premises performed or requested by Tenant. “Base Building” shall include the structural
portions of the Building, the public restrooms, and the Building mechanical, electrical and plumbing systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. Tenant shall promptly
provide Landlord with copies of any notices it receives regarding an alleged violation of Law. Tenant shall comply with the rules and regulations of the Building attached as Exhibit E and such other reasonable rules and regulations adopted by
Landlord from time to time, which (a) are provided to Tenant in advance in writing, (b) do not alter the terms of this Lease, (c) do not substantially interfere with Tenant’s exercise of its rights under the Lease, and
(d) are enforced in a non-discriminatory manner, including rules and regulations for the performance of Alterations (defined in Section 9). Notwithstanding anything to the contrary in 

  
 5 

 
this Lease contained, Landlord agrees that it will not enforce any rules and regulations against Tenant in a discriminatory or arbitrary manner. In the event of a conflict between the rules
and regulations for the Building and the terms of this Lease, the terms of the Lease shall control. Landlord shall use commercially reasonable efforts to enforce such rules and regulations upon the written request of Tenant. As of the date hereof,
Landlord has not received notice from any governmental agencies that the Building is in violation of Title III of the Americans with Disabilities Act. Landlord hereby represents to Tenant that, to Landlord’s actual knowledge, the Building and
the Property are, as of the Execution Date, in compliance with applicable Laws. Notwithstanding the foregoing, Landlord, at its sole cost and expense, shall be responsible for correcting any violations of Title III of the Americans with Disabilities
Act (the “ADA”) with respect to the Premises and the Property promptly after receipt of notice of same, provided that Landlord’s obligation with respect to the Premises shall be limited to violations that exist in the Premises
prior to the installation of any furniture, equipment and other personal property of Tenant. Landlord represents that Landlord has no knowledge of any outstanding violations of the ADA with respect to the Premises or the Property as of the Execution
Date of this Lease. Landlord represents that, as of the Execution Date, the Premises are zoned for office use. 
 6. Security Deposit. 

The Security Deposit shall be delivered to Landlord upon the execution of this Lease by Tenant and held by Landlord without liability for
interest (unless required by Law) as security for the performance of Tenant’s obligations. The Security Deposit is not an advance payment of Rent or a measure of damages. Landlord may use all or a portion of the Security Deposit to cure any
Default (defined in Section 18) by Tenant. If Landlord uses any portion of the Security Deposit, Tenant shall, within five (5) days after demand, restore the Security Deposit to its original amount. Landlord shall return any unapplied
portion of the Security Deposit to Tenant within forty-five (45) days after the later to occur of: (a) determination of the final Rent due from Tenant; or (b) the later to occur of the Termination Date or the date Tenant surrenders
the Premises to Landlord in compliance with Section 25. Landlord may assign the Security Deposit to a successor or transferee and, following the assignment, Landlord shall have no further liability for the return of the Security Deposit.
Landlord shall not be required to keep the Security Deposit separate from its other accounts. 
 The Security Deposit shall be in the
form of an irrevocable letter of credit (the “Letter of Credit”), which Letter of Credit shall: (a) be in the initial amount of $112,000.00; (b) be issued on the form attached hereto as Exhibit G; (c) name
Landlord as its beneficiary; and (d) be drawn on an FDIC insured financial institution reasonably satisfactory to the Landlord that satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold (as those terms are defined
below) (the “Issuing Bank”). Notwithstanding the foregoing, Landlord hereby approves Comerica Bank as the Issuing Bank. The “Minimum Rating Agency Threshold” shall mean that the Issuing Bank has outstanding
unsecured, uninsured and unguaranteed senior long-term indebtedness that is then rated (without regard to qualification of such rating by symbols such as “+” or “-” or numerical notation) “Baa” or better by Moody’s
Investors Service, Inc. and/or “BBB” or better by Standard & Poor’s Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital
Threshold” shall mean that the Issuing Bank has combined capital, surplus and undivided profits of not less than $10,000,000,000. The Letter of Credit (and any renewals or  

  
 6 

 
replacements thereof) shall be for a term of not less than one (1) year. If the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any
additional period, Tenant shall be required to deliver a substitute Letter of Credit satisfying the conditions hereof at least thirty (30) days prior to the expiration of the term of such Letter of Credit. If the issuer of the Letter of Credit
fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required to deliver a substitute letter of credit from another issuer reasonably satisfactory to the Landlord and that satisfies
both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than ten (10) Business Days after Landlord notifies Tenant of such failure. Tenant agrees that it shall from time to time, as necessary, whether as a result of
a draw on the Letter of Credit by Landlord pursuant to the terms hereof or as a result of the expiration of the Letter of Credit then in effect, renew or replace the original and any subsequent Letter of Credit so that a Letter of Credit, in the
amount required hereunder, is in effect until a date which is at least sixty (60) days after the Termination Date of the Lease. If Tenant fails to furnish such renewal or replacement at least sixty (60) days prior to the stated expiration
date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of Credit and hold the proceeds thereof (and such proceeds need not be segregated) as a Security Deposit pursuant to the terms of this Section 6. Any renewal
or replacement of the original or any subsequent Letter of Credit shall meet the requirements for the original Letter of Credit as set forth above, except that such replacement or renewal shall be issued by a national bank reasonably satisfactory to
Landlord at the time of the issuance thereof. 
 If Landlord draws on the Letter of Credit as permitted in this Lease or the Letter of
Credit, then, within ten (10) Business Days after notice to Tenant thereof, Tenant shall restore the amount available under the Letter of Credit to its original amount by providing Landlord with an amendment to the Letter of Credit evidencing
that the amount available under the Letter of Credit has been restored to its original amount. 
 Subject to the remaining terms of
this Section 6, and provided that no Default exists as of the effective date of the reduction of the Security Deposit (“Reduction Condition”), Tenant shall have the right to reduce the amount of the Security Deposit (i.e., the
Letter of Credit) so that the reduced Letter of Credit amount will be $45,000.00 effective as of September 30, 2016. Tenant shall only have the right to reduce the Security Deposit (i.e., the Letter of Credit) if and when the Reduction
Condition has been met. Any reduction in the Letter of Credit shall be accomplished by Tenant providing Landlord with a substitute letter of credit in the reduced amount whereupon Landlord shall forthwith return the Letter of Credit previously held
by Landlord. 
 7. Building Services. 

7.01. Landlord shall furnish Tenant with the following services consistent with the quality of operations of similar first-class suburban
office buildings in the Boston/Metro West market area: (a) water for use in the Base Building lavatories; (b) customary heat and air conditioning in season during Building Service Hours; provided that Tenant shall have the right to receive
HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service so long as Tenant requests same by written notice to Landlord not later than 12:00 noon on the Business Day
preceding the day of such overtime usage; (c) standard janitorial service on Business Days in accordance with the cleaning 

  
 7 

 
specifications attached hereto as Exhibit J; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; and (f) such other services as
Landlord reasonably determines are necessary or appropriate for the Property. As of the date hereof, Landlord’s charge for after-Building Service Hours heating service is $75.00 per hour, and Landlord’s charge for after-Building Service
Hours air conditioning service is $75.00 per hour, in each case for the entire Premises, subject to increase from time to time commensurate with increases to Landlord’s actual out-of-pocket costs for providing such service. Access to the
Building for Tenant and its employees shall be available twenty-four (24) hours per day, seven (7) days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including,
without limitation, sign-in procedures and/or presentation of identification cards. 
 7.02. (a) Electricity shall be distributed to the
Premises either by the electric utility company selected by Landlord to provide electricity service for the Building or, at Landlord’s option, by Landlord; and Landlord shall permit Landlord’s wires and conduits, to the extent available,
suitable and safely capable, to be used for such distribution. If and so long as Landlord is distributing electricity to the Premises, Tenant shall obtain all of its electricity from Landlord and shall pay all of Landlord’s charges therefor.
Such charges will be based on Landlord’s actual cost of such electrical service based upon a submeter measuring usage in the Premises, which submeter shall be installed by Tenant, at Tenant’s cost, as part of the Initial Alterations
(defined in Exhibit C). If the electric utility company selected by Landlord to provide electricity service for the Building is distributing electricity to the Premises, Landlord may elect to require Tenant, at its cost, to make all necessary
arrangements with such electric utility company for metering and paying directly to the utility provider for electric current furnished to the Premises. All electricity used during the performance of janitorial service, or the making of any
alterations or repairs in or to the Premises, or the operation of any special air conditioning system serving the Premises, shall be paid by Tenant, as and if evidenced on the reading of the submeter. 

Landlord has advised Tenant that presently National Grid (the “Electric Service Provider”) is the electric utility
company selected by Landlord to provide electricity service for the Building. Notwithstanding the foregoing, Landlord reserves the right at any time and from time to time before or during the Term to either contract for electric service from a
different company or companies providing electricity service (each such company shall hereinafter be referred to as an “Alternative Service Provider”) or continue to contract for electricity service from the Electric Service
Provider, provided such service is at commercially reasonable rates. Tenant shall cooperate with Landlord, the Electric Service Provider and any Alternative Service Provider at all times and, as reasonably necessary, shall allow Landlord, the
Electric Service Provider and any Alternative Service Provider reasonable access to the Building’s electric lines, feeders, risers, wiring and other machinery within the Premises. 

(b) Without the consent of Landlord, Tenant’s use of electrical service shall not exceed, either in voltage, rated capacity, use beyond
Building Service Hours or overall load that which Landlord reasonably deems to be standard for the Building. Landlord shall have the right to measure electrical usage by commonly accepted methods. 

  
 8 

 7.03. Landlord’s failure to furnish, or any interruption, diminishment or termination
of services due to the application of Laws, the failure of any equipment, the performance of repairs, improvements or alterations, utility interruptions or interference with Tenant’s access to the Premises by Landlord, its agents, contractors
or employees that continues after notice to Landlord thereof, or the occurrence of an event of Force Majeure (defined in Section 26.03) (collectively a “Service Failure”) shall not render Landlord liable to Tenant, constitute a
constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. However, if, as a result of a Service Failure that is reasonably within the control of Landlord to
correct, the Premises are made untenantable or not capable of Tenant’s reasonable access for a period in excess of three (3) consecutive Business Days after Tenant notifies Landlord of the Service Failure (the “Service Failure
Notice”), then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period beginning on the fourth (4th) consecutive Business Day after delivery to Landlord of the Service Failure
Notice and ending on the day the service has been restored. If the entire Premises have not been rendered untenantable by the Service Failure or if the entire Premises are not reasonably accessible by Tenant, the amount of abatement shall be
equitably prorated. Notwithstanding the foregoing, if a Service Failure is reasonably within the control of Landlord and (a) continues for sixty (60) days after the Service Failure and (b) is not being diligently remedied by Landlord,
then Tenant, as its sole remedy, shall have the right to elect to terminate this Lease within ten (10) days after the expiration of said sixty (60) day period without penalty, by delivering written notice to Landlord of its election
thereof; provided, however, if Landlord is diligently pursuing the repair or restoration of the Service Failure, Tenant shall not be entitled to terminate the Lease but rather Tenant’s sole remedy shall be to abate Rent as provided above. The
foregoing termination right shall not apply if the Service Failure is due to fire or other casualty or condemnation. Instead, in such an event, the terms and provisions of Section 16 or Section 17, as the case may be, shall apply.

 8. Leasehold Improvements. 
 All
improvements in and to the Premises, including any Alterations (collectively, “Leasehold Improvements”) shall remain upon the Premises at the end of the Term without compensation to Tenant. Landlord, however, by written notice to
Tenant at least thirty (30) days prior to the Termination Date, may require Tenant, at its expense, to remove (a) any Cable (defined in Section 9.01) installed by or for the benefit of Tenant for the purposes of the installation of
telecommunications equipment, and (b) any Alterations that, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with
standard office improvements (collectively referred to as “Required Removables”). Required Removables shall include, without limitation, internal stairways, raised floors, personal restrooms and showers, vaults, rolling file systems
and structural alterations and modifications. Landlord agrees that Initial Alterations shall not be Required Removables so long as such Initial Alterations are consistent with the schematic drawing/floorplan attached as Exhibit L (provided that the
IT Room shown thereon will not contain a raised floor and that the library shown thereon will not contain any rolling file). The designated Required Removables shall be removed by Tenant before the Termination Date. Tenant shall repair damage caused
by the installation or removal of Required Removables. If Tenant fails to perform its obligations in a timely manner, Landlord may perform such work at Tenant’s expense. Tenant, at the time it requests approval 

  
 9 

 
for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration is a Required Removable. Within ten (10) days after
receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the Alteration are Required Removables. However, it is agreed that Required Removables shall not include any usual office improvements such as gypsum
board, partitions, ceiling grids and tiles, fluorescent lighting panels, building standard doors and non-glued down carpeting. 
 9. Repairs and
Alterations. 
 9.01. Following the Lease Commencement Date, Tenant shall periodically inspect the Premises to identify any conditions that
are dangerous or in need of maintenance or repair. Tenant shall promptly provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance and repairs to the Premises that are not
Landlord’s express responsibility under this Lease, and keep the Premises in good condition and repair, reasonable wear and tear and damage by fire or other casualty or by reason of any taking by eminent domain (subject to the terms of
Section 16) excepted, provided that, subject to the provisions of Section 15, Tenant shall not be responsible for repairs and maintenance to the Premises to the extent that any damage is caused by the negligence or willful acts of Landlord
or Landlord’s employees, agents or contractors or other third parties over whom Tenant has neither control nor a right of control. Tenant’s repair and maintenance obligations with respect to the Premises include, without limitation,
repairs and maintenance to the following: (a) floor covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e) electronic, phone and data cabling and related equipment that is installed by or
for the exclusive benefit of Tenant (collectively, “Cable”); (f) supplemental air conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant; and (g) Alterations. To the
extent Landlord is not reimbursed by insurance proceeds under any policy that Landlord actually carries or is required to carry under this Lease, Tenant shall reimburse Landlord for the cost of repairing damage to the Building caused by the
negligent or willful acts of Tenant, Tenant Related Parties and their respective contractors and vendors. If Tenant fails to make any repairs to the Premises for more than fifteen (15) days after notice from Landlord (although notice shall not
be required in an emergency), Landlord may make the repairs, and Tenant shall pay the reasonable cost of the repairs, together with an administrative charge in an amount equal to five percent (5%) of the cost of the repairs. 

9.02. Landlord shall keep and maintain in good repair and working order and perform maintenance upon the: (a) structural elements of the
Building; (b) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general; (c) Common Areas; (d) roof of the Building, as well as downspouts and drains; (e) exterior walls and
windows of the Building; and (f) elevators serving the Building. Landlord shall promptly perform maintenance and repairs for which Landlord is responsible. 

9.03. From and after the Commencement Date, and continuing throughout the Term of the Lease, Tenant shall not make alterations, repairs,
additions or improvements or install any Cable (collectively referred to as “Alterations”) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed.
Landlord’s consent is solely for the benefit of Landlord, and neither Tenant nor any third party shall have the right to rely on Landlord’s consent, or its approval of Tenant’s plans, for any

  
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purpose whatsoever. However, Landlord’s consent shall not be required for any Alteration that satisfies all of the following criteria (a “Cosmetic Alteration”):
(a) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from the exterior of the Premises or Building; (c) will not affect the Base Building; (d) does not require
work to be performed inside the walls, below the floor, or above the ceiling of the Premises and (e) the cost of such work does not exceed Fifty Thousand and 00/100 Dollars ($50,000.00). Cosmetic Alterations shall be subject to all the other
provisions of this Section 9.03. Prior to commencing Alterations (except for Alterations of a purely cosmetic nature such as painting, wallpapering, hanging pictures, and installing carpeting), Tenant shall furnish Landlord with plans and
specifications; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building); required permits and approvals; evidence of contractor’s and subcontractor’s
insurance in amounts reasonably required by Landlord and naming Landlord as an additional insured; and any security for performance in amounts reasonably required by Landlord. Changes to the plans and specifications must also be submitted to
Landlord for its approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord. Tenant shall reimburse Landlord for any reasonable sums paid by Landlord for third party
examination of Tenant’s plans for non-Cosmetic Alterations. In addition, Tenant shall pay Landlord a fee for Landlord’s oversight and coordination of any Alterations other than Cosmetic Alterations equal to five percent (5%) of the
cost of the Alterations. Upon completion, Tenant shall furnish “as-built” plans for all Alterations other than Cosmetic Alterations, completion affidavits and full and final waivers of lien. Landlord’s approval of an Alteration shall
not be deemed a representation by Landlord that the Alteration complies with Law. 
 10. Entry by Landlord. 

Landlord may enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or
additions to the Premises or any portion of the Building. Except in emergencies or to provide Building services, Landlord shall provide Tenant with at least forty-eight (48) hours advance notice of entry (which may be oral) and shall use
reasonable efforts to minimize any interference with Tenant’s use of the Premises. Tenant shall be entitled to have an employee of Tenant accompany the person(s) entering the Premises, provided Tenant makes such employee available at the time
Landlord or such other party desires to enter the Premises. If reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not
close the Premises if the work can reasonably be completed on weekends and after Building Service Hours. Subject to the provisions of Section 7.03, 16 and 17 hereof, entry by Landlord in accordance with this Section 10 shall not constitute
a constructive eviction or entitle Tenant to an abatement or reduction of Rent. Landlord may not enter the Premises to show the Premises to prospective tenants earlier than the date that is six (6) months before the expiration or prior
termination of the Term of this Lease. 
 11. Assignment and Subletting. 

11.01. Except in connection with a Permitted Transfer (defined in Section 11.04), Tenant shall not assign, sublease, transfer or
encumber any interest in this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior 

  
 11 

 
written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed for more than ten (10) Business Days if Landlord does not exercise its recapture rights
under Section 11.02. If Landlord refuses to consent to such Transfer, Landlord shall give written notice to Tenant setting forth in reasonable detail the reason(s) therefor. If the entity which controls the voting shares/rights of Tenant
changes at any time, such change of ownership or control shall constitute a Transfer unless Tenant is an entity whose outstanding stock is listed on a recognized securities exchange or if at least eighty percent (80%) of its voting stock is
owned by another entity, the voting stock of which is so listed. Any attempted Transfer in violation of this Section is voidable by Landlord. In no event shall any Transfer, including a Permitted Transfer, release or relieve Tenant from any
obligation under this Lease. 
 11.02. Tenant shall provide Landlord with financial statements for the proposed transferee, a fully executed
copy of the proposed assignment, sublease or other Transfer documentation and such other information as Landlord may reasonably request. Within fifteen (15) Business Days after receipt of the required information and documentation, Landlord
shall either: (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated by Landlord; (b) reasonably refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease
or subletting of more than twenty percent (20%) of the Rentable Area of the Premises for substantially all of the remaining Term (excluding unexercised options), recapture the portion of the Premises that Tenant is proposing to Transfer. If
Landlord exercises its right to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the
Transfer. Tenant shall pay Landlord Landlord’s out-of-pocket fees in connection with any review of a Permitted Transfer or requested Transfer, not to exceed $2,500.00, provided that the Permitted Transfer or Transfer, as the case may be, does
not require amendment to the terms of the Lease. 
 11.03. Except in connection with a Permitted Transfer (hereinafter defined), Tenant shall
pay Landlord fifty percent (50%) of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant
shall pay Landlord for Landlord’s share of the excess within thirty (30) days after Tenant’s receipt of the excess. Tenant may deduct from the excess, on a straight-line basis, all reasonable and customary expenses, including, without
limitation, brokerage fees, legal fees, free rent and any tenant improvement allowance directly incurred by Tenant attributable to the Transfer. If Tenant is in Default, Landlord may require that all sublease payments be made directly to Landlord,
in which case Tenant shall receive a credit against Rent in the amount of Tenant’s share of payments received by Landlord. 

11.04. Tenant may assign this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization (an “Ownership
Change”) or assign this Lease or sublet all or a portion of the Premises to an Affiliate without the consent of Landlord and without giving Landlord a recapture right pursuant to Section 11.02 above, provided that all of the following
conditions are satisfied (a “Permitted Transfer”): (a) Tenant is not in Default beyond applicable notice and cure periods; (b) in the event of an Ownership Change, Tenant’s successor shall own substantially all of the
assets of Tenant and have a net worth which is at least equal to Tenant’s net worth as of the day prior to the proposed Ownership Change; (c) the Permitted Use does not allow the Premises to be used for retail purposes; and (d) Tenant
shall give Landlord written  

  
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notice at least fifteen (15) Business Days prior to the effective date of the Permitted Transfer to the extent the same is not prohibited by applicable law or any confidentiality
agreement to which Tenant is a party (in which event Tenant shall notify Landlord immediately after the effective date of any such transfer). Tenant’s notice to Landlord shall include information and documentation evidencing the Permitted
Transfer and showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. “Affiliate” shall mean an entity
controlled by, controlling or under common control with Tenant (for such period of time as such entity continues to be controlled by, controlling or under common control with Tenant, it being agreed that the subsequent sale or transfer of stock
resulting in a change in voting control, or any other transaction(s) having the overall effect that such entity ceases to be controlled by, controlling or under common control with Tenant, shall be treated as if such sale or transfer or
transaction(s) were, for all purposes, an assignment of this Lease governed by the provisions of this Section 11). 
 12. Liens. 

Tenant shall not permit mechanics’ or other liens to be placed upon the Property, Premises or Tenant’s leasehold interest in
connection with any work or service done or purportedly done by or for the benefit of Tenant or its transferees. Tenant shall give Landlord notice at least fifteen (15) days prior to the commencement of any Alterations in the Premises to afford
Landlord the opportunity, where applicable, to post and record notices of non-responsibility. Tenant, within ten (10) days of notice from Landlord, shall fully discharge any lien by settlement, by bonding or by insuring over the lien in the
manner prescribed by the applicable lien Law. If Tenant fails to do so, Landlord may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord, including, without limitation, reasonable
attorneys’ fees. Landlord shall have the right to require Tenant to post a performance or payment bond in connection with any Alterations other than Initial Alterations (provided that the same are performed by either J. Calnan &
Associates or Landlord’s construction manager) done or purportedly done by or for the benefit of Tenant if the cost of such work exceeds $200,000.00. Tenant acknowledges and agrees that all such work or service is being performed for the sole
benefit of Tenant and not for the benefit of Landlord. 
 13. Indemnity and Waiver of Claims. 

Tenant hereby waives all claims against and releases Landlord and its trustees, members, principals, beneficiaries, partners, officers,
directors, employees, Mortgagees (defined in Section 23) and agents (the “Landlord Related Parties”) from all claims for damage to property or business loss in any manner related to (a) Force Majeure, (b) acts of
third parties claiming by or through Tenant other than any agent or contractor of Landlord, (c) the bursting or leaking of any tank, water closet, drain or other pipe, unless due to or arising out of the gross negligence or willful misconduct
of the Landlord or any of Landlord’s contractors, employees, or agents, (d) the inadequacy or failure of any security services, personnel or equipment, unless due to or arising out of the gross negligence or willful misconduct of the
Landlord or any of Landlord’s contractors, employees, or agents, or (e) any matter not within the reasonable control of Landlord or Landlord’s employees or agents. Notwithstanding the foregoing, except as provided in Section 15
to the contrary, Tenant shall not be required to waive any claims against Landlord for  

  
 13 

 
damage to property or business loss where such loss or damage is due to the gross negligence or willful misconduct of Landlord, Landlord Related Parties or Landlord’s contractors or
agents. Except to the extent caused by the negligence or willful misconduct of Landlord or any of Landlord’s contractors, employees, or agents, Tenant shall indemnify, defend and hold Landlord and Landlord Related Parties harmless against and
from all liabilities, obligations, damages, penalties, claims, actions, and reasonable costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other reasonable professional fees (if and to the extent permitted
by Law) (collectively referred to as “Losses”), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord Related Parties by any third party and arising out of or in connection with any damage or
injury occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties or any of Tenant’s transferees, contractors, licensees, employees or agents. Except to the extent caused by the
negligence or willful misconduct of Tenant or any Tenant Related Parties or any of Tenant’s transferees, contractors, licensees, employees or agents, Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals,
beneficiaries, partners, officers, directors, and employees (“Tenant Related Parties”) harmless against and from all Losses which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties by
any third party and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord, the Landlord Related Parties or any of Landlord’s contractors, employees or agents. Nothing herein shall be construed as
to diminish the repair and maintenance obligations of Landlord contained elsewhere in this Lease or Tenant’s rights under Section 7.03. Any obligations under this Section 13 shall survive the expiration or sooner termination of the
Term of this Lease. The provisions of this Section 13 shall be subject to the provisions of Section 15 below. 
 14. Insurance. 

(a) Tenant’s Insurance. Tenant shall obtain, and shall keep in full force and effect, the following insurance, with insurers that
are authorized to do business in the Commonwealth of Massachusetts and are rated at least A (Class X) in Best’s Key Rating Guide: 

(i) Commercial General Liability Insurance, which shall include premises liability, contractual liability covering Tenant’s indemnity
obligations under this Lease (to the extent covered as an Insured Contract in a standard ISO GCL Policy), fire legal liability, personal & advertising injury and products/completed operations coverage. Policy shall insure against claims for
bodily injury, personal injury, death or property damage occurring on, in or about the Premises with limits of not less than $1,000,000.00 per occurrence and $2,000,000.00 in the aggregate. If the policy covers other locations owned or leased by
Tenant, then such policy must include an aggregate limit per location endorsement. 
 (ii) Special Form (“All Risk”)
Property, insuring all equipment, trade fixtures, inventory, fixtures and personal property (“Tenant’s Property”) and any Alterations or other Leasehold Improvements which are the responsibility of Tenant, located on or in the
Premises with an agreed amount endorsement and equal to the full replacement cost value of such property. 

  
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 (iii) Workers’ Compensation Insurance as required by applicable laws of the State in which
the Premises is located, including Employers’ Liability Insurance with limits of not less than: (x) $100,000 per accident; (y) $500,000 disease, policy limit; and (z) $100,000 disease, each employee. 

(iv) Business Interruption Insurance with limits of not less than the amount necessary to cover continuing expenses including rents and extra
expenses for at least one (1) year; provided that Tenant may elect not to carry business interruption insurance, but in any event Tenant releases Landlord from any and all liability arising during the Lease Term which would have been covered by
business interruption insurance had Tenant carried such insurance. 
 (v) Excess or Umbrella Liability Insurance with limits of not less
than Two Million Dollars ($2,000,000.00) per occurrence and in the aggregate providing coverage excess and follow-form of the primary general and employer’s liability insurances required hereinto. 

(vi) Such other insurance as Landlord reasonably deems necessary and prudent, provided that such other insurance is then customarily required
to be carried by tenants of buildings similar to the Building in the Boston/Metro West market area, or as may be required in writing by any Mortgagee (defined below), but only to the extent such Mortgagee has the contractual right to require same
under its mortgage or related loan documents. 
 (vii) In addition to the above aforementioned insurances, and during any such time as any
alterations or work is being performed at the Premises (except that work being performed by the Landlord or on behalf of Landlord) Tenant, at its sole cost and expense, shall carry, or shall cause to be carried and shall deliver to Landlord at least
ten (10) days prior to commencement of any such alteration or work, evidence of insurance with respects to (a) workers compensation insurance covering all persons employed in connection with the proposed alteration or work in statutory
limits, (b) general/excess liability insurance, in an amount commensurate with the work to be performed but not less than Two Million Dollars ($2,000,000) per occurrence and in the aggregate, for ongoing and completed operations insuring
against bodily injury and property damage and naming all additional insured parties as outlined below and required of Tenant and shall include a waiver of subrogation in favor of such parties, (c) builders risk insurance, to the extent such
alterations or work may require, on a completed value form including permission to occupy, covering all physical loss or damages, in an amount and kind reasonable 

  
 15 

 
satisfactory to Landlord, and (d) such other insurance, in such amounts, as Landlord deems reasonably necessary to protect Landlord’s interest in the Premises from any act or omission
of Tenant’s contactors or subcontractors, provided that such other insurance is then customarily required to be carried by tenants of buildings similar to the Building in the Boston/Metro West market area. 

(b) Policy Requirements. The policies of insurance required to be maintained by Tenant pursuant to this Section 14 must be
reasonably satisfactory to Landlord and must be written as primary policy coverage and not contributing with, or in excess of, any coverage carried by Landlord. All policies must name Tenant as the named insured party (it is understood and agreed
that Tenant’s parent company may be first named insured on various policies, but that coverage extends to the interest of Tenant) and (except for worker’s compensation and property insurance) all policies shall name as additional insureds
for on-going and completed operations, Landlord, Normandy Real Estate Partners, LLC, Normandy Real Estate Management Co., LLC, the Mortgagees under any Mortgage defined below, and all of their respective affiliates, members, officers, employees,
agents and representatives, managing agents, and other designees of Landlord and its successors as the interest of such designees shall appear. In addition Tenant agrees and shall provide thirty (30) days’ prior written notice of
suspension, cancellation, termination, or non-renewal of coverage to Landlord. Tenant shall not self-insure for any insurance coverage required to be carried by Tenant under this Lease. The deductible for any insurance policy required hereunder must
not exceed $10,000.00. Tenant shall have the right to provide the insurance coverage required under this Lease through a blanket policy, provided such blanket policy expressly affords coverage to the Premises and to Landlord as required by this
Lease. 
 (c) Certificates of Insurance. Prior to the Commencement Date, Tenant shall deliver to Landlord certificates of insurance
evidencing all insurance Tenant is obligated to carry under this Lease, together with a copy of the endorsement(s), specifically but not limited to Waiver of Rights to Recover From Others, Additional Insureds (on-going and completed operations) and
Contractual Liability endorsements. Prior to the expiration of any such insurance, Tenant shall deliver to Landlord certificates of insurance evidencing the renewal of such insurance. Tenant’s certificates of insurance must be on:
(i) Acord Form 27 with respect to property insurance; and (ii) Acord Form 25-S with respect to liability insurance or, in each case, on successor forms approved by Landlord, and in any event state as the certificate holder: Compliance
Services Corporation, on behalf of Normandy Real Estate Partners, LLC, P.O. Box 2750, Montgomery Village, MD 20886. 
 (d) No Separate
Insurance. Tenant shall not obtain or carry separate insurance concurrent in form or contributing in the event of loss with that required by Section 14(a) unless Landlord is named as an additional insured therein. 

(e) Tenant’s Failure to Maintain Insurance. If Tenant fails to maintain the insurance required by this Lease, Landlord may, but
shall not be obligated to, obtain, and pay the premiums for, such insurance. Upon demand, Tenant shall pay to Landlord all amounts paid by Landlord pursuant to this Section 14(e). 

  
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 (f) Landlord’s Insurance. Landlord, shall at all times during the Term of this Lease
procure and keep in force (i) commercial general liability insurance covering the Common Areas and Landlord’s indemnity obligations through contractual liability coverage set forth within at limits no less than those required by
Landlord’s mortgagee and, (ii) Special Form “All Risk” property insurance covering the full replacement cost of the Building with no coinsurance limitation and including all coverages and perils as required by Landlord’s
mortgagee. Landlord agrees promptly to notify tenant of any cancellation or non-renewal of any such required policy except to the extent that simultaneously therewith Landlord obtains replacement coverage satisfying the foregoing requirements. 

15. Subrogation. 
 Landlord and Tenant agree to
have all property insurance policies which are required to be carried by either of them hereunder endorsed to provide that the insurer waives all rights of subrogation which such insurer might have against the other party and Landlord’s
mortgagee, if any. By this clause, the parties intend and hereby agree that the risk of loss or damage to property shall be borne by the parties’ insurance carriers. It is hereby agreed that Landlord and Tenant shall look solely to, and seek
recovery from, only their respective insurance carriers in the event a loss is sustained for which Property Insurance is carried or is required to be carried under this Lease. Without limiting any release or waiver of liability or recovery contained
in any other Section of this Lease but rather in confirmation and furtherance thereof, Landlord waives all claims for recovery from Tenant, and Tenant waives all claims for recovery from Landlord, and their respective agents, partners and employees,
for any loss or damage to any of its property insured under the insurance policies required hereunder including but not limited to any business interruption, loss of income or special, indirect or consequential damages. The provisions of this
Section 15 will survive the expiration or earlier termination of this Lease. 
 16. Casualty Damage. 

If all or any portion of the Premises becomes untenantable by fire or other casualty to the Premises (collectively a
“Casualty”), Landlord within forty-five (45) days after the occurrence of the Casualty shall cause a general contractor selected by Landlord to provide Landlord and Tenant with a good faith written estimate of the amount of
time required using standard working methods to Substantially Complete the repair and restoration of the Premises and any Common Areas necessary to provide access to the Premises (“Completion Estimate”). If the Completion Estimate
indicates that the Premises or any Common Areas necessary to provide access to the Premises cannot be made tenantable within two hundred ten (210) days from the date of the Casualty, then either party shall have the right to terminate this
Lease upon written notice to the other within ten (10) days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was caused by the negligence or intentional misconduct of
Tenant or any Tenant Related Parties. In addition, Landlord, by notice to Tenant within ninety (90) days after the date of the Casualty, shall have the right to terminate this Lease if: (1) the Premises have been materially damaged and
there is less than two (2) years of the Term remaining on the date of the Casualty; (2) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt; or (3) a material uninsured loss to the
Building occurs. 

  
 17 

 16.01 If this Lease is not terminated, Landlord shall promptly and diligently, subject to
reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, restore the Premises and Common Areas. Such restoration shall be to substantially the same condition that existed prior to the Casualty, except
for modifications required by Law or any other modifications to the Common Areas deemed desirable by Landlord. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty
or the repair thereof. The Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant for such period of time as the Premises or such portion shall be untenantable. In addition to Landlord’s right to terminate
as provided herein, Tenant shall have the right to terminate this Lease if: (a) a substantial portion of the Premises has been damaged by fire or other Casualty and such damage cannot reasonably be repaired within sixty (60) days after
receipt of the Completion Estimate; (b) there is less than one (1) year of the Term remaining on the date of such Casualty; (c) the Casualty was not caused by the negligence or willful misconduct of Tenant or its agents, employees or
contractors; and (d) Tenant provides Landlord with written notice of its intent to terminate within thirty (30) days after Tenant’s receipt of the Completion Estimate. Notwithstanding the foregoing, if Tenant was entitled to but
elected not to exercise its right to terminate the Lease and Landlord does not substantially complete the repair and restoration of the Premises within thirty (30) days after the expiration of the estimated period of time set forth in the
Completion Estimate, which period shall be extended (but not by more than thirty (30) days in the aggregate) to the extent of any Reconstruction Delays (hereinafter defined), then Tenant may terminate this Lease by written notice to Landlord
within 15 days after the expiration of such period, as the same may be extended. For purposes of this Lease, the term “Reconstruction Delays” shall mean: (i) any delays caused by the insurance adjustment process; (ii) any
delays caused by Tenant (that Tenant does not cure within one (1) day after written notice to Tenant identifying the delay); and (iii) any delays caused by events of Force Majeure. If Tenant so elects, then this Lease shall terminate on
the date that is thirty (30) days after Tenant delivers such termination notice to Landlord, with the same force and effect as if such day were the last day of the Term of the Lease, unless Landlord substantially completes such restoration on
or before the expiration of such thirty (30) day period, in which event Tenant’s election to terminate shall become void. 
 17.
Condemnation. 
 Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi
public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”), Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would have a
material adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within forty-five (45) days after it first receives
notice of the Taking. The termination shall be effective on the date the physical taking occurs. If this Lease is not terminated, Base Rent and Tenant’s Pro Rata Share shall be appropriately adjusted to account for any reduction in the square
footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, however, Tenant may file a separate claim for Tenant’s
Property, the unamortized cost (amortized over the initial Term of this Lease) of the Initial Alterations, net of the Allowance and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of
Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises and the Property as nearly as practicable to the
condition immediately prior to the Taking. 

  
 18 

 18. Events of Default. 

Each of the following occurrences shall be a “Default”: (a) Tenant’s failure to pay any portion of Rent when
due, if the failure continues for ten (10) days after written notice to Tenant (“Monetary Default”); (b) Tenant’s failure (other than a Monetary Default) to comply with any term, provision, condition or covenant of
this Lease, if the failure is not cured within thirty (30) days after written notice to Tenant provided, however, if Tenant’s failure to comply cannot reasonably be cured within thirty (30) days, Tenant shall be allowed additional
time (not to exceed ninety (90) days) as is reasonably necessary to cure the failure so long as Tenant begins the cure within ten (10) days after such notice to Tenant and diligently pursues the cure to completion; (c) Tenant or any
Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts when due or forfeits or loses its right to conduct business; (d) the
leasehold estate is taken by process or operation of Law; or (e) in the case of any ground floor or retail Tenant, Tenant does not take possession of or abandons or vacates all or any portion of the Premises. All notices sent under this Section
shall be in satisfaction of, and not in addition to, notice required by Law. 
 19. Remedies. 

19.01 Upon Default, Landlord shall have the right to pursue any one or more of the following remedies: 

(a) Terminate this Lease, in which case Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises,
Landlord, in compliance with Law, may enter upon and take possession of the Premises and remove Tenant, Tenant’s Property and any party occupying the Premises. Tenant shall pay Landlord, on demand, all past due Rent and other losses and damages
Landlord suffers as a result of Tenant’s Default, including, without limitation, all Costs of Reletting (defined below) and any deficiency that may arise from reletting or the failure to relet the Premises. “Costs of Reletting”
shall include all reasonable costs and expenses incurred by Landlord in reletting or attempting to relet the Premises, including, without limitation, reasonable legal fees, brokerage commissions, the cost of alterations and the value of other
commercially reasonable concessions or allowances granted to a new tenant. 
 (b) Terminate Tenant’s right to possession of the Premises
and, in compliance with Law, remove Tenant, Tenant’s Property and any parties occupying the Premises. Landlord may (but, except as expressly provided below, shall not be obligated to) relet all or any part of the Premises, without notice to
Tenant, for such period of time and on such terms and conditions (which may include concessions, free rent and work allowances) as Landlord in its absolute discretion shall determine. Landlord may collect and receive all rents and other income from
the reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. The re-entry or taking of 

  
 19 

 
possession of the Premises shall not be construed as an election by Landlord to terminate this Lease. Landlord shall use reasonable efforts to relet the Premises on such terms as Landlord in its
sole discretion may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises). Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because
of, Landlord’s failure to relet the Premises or to collect rent due for such reletting. Marketing of Tenant’s Premises in a manner similar to the manner in which Landlord markets other premises within Landlord’s control in the
Building shall be deemed to have satisfied Landlord’s obligation to use “reasonable efforts.” In no event shall Landlord be required to (i) solicit or entertain negotiations with any other prospective tenants for the Premises
until Landlord obtains full and complete possession of the Premises including, without limitation, the final and unappealable legal right to re-let the Premises free of any claim of Tenant, (ii) relet the Premises before leasing other vacant
space in the Building, (iv) lease the Premises for a rental less than the current fair market rental then prevailing for similar office space in the Building, or (iv) enter into a lease with any proposed tenant that does not have, in
Landlord’s reasonable opinion, sufficient financial resources or operating experience to operate the Premises in a first-class manner. 

19.02 In lieu of calculating damages under Section 19.01, Landlord may elect to calculate damages as the sum of (a) all Rent accrued
through the date of termination of this Lease or Tenant’s right to possession, and (b) an amount equal to the total Rent that Tenant would have been required to pay for the remainder of the Term discounted to present value, minus the then
present fair rental value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated Costs of Reletting. If Tenant is in Default of any of its non-monetary obligations under the Lease, Landlord shall have
the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to ten percent (10%) of the cost of the work performed by Landlord. The
repossession or re-entering of all or any part of the Premises shall not relieve Tenant of its liabilities and obligations under this Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and remedy shall
be cumulative and in addition to any other right and remedy now or subsequently available to Landlord at Law or in equity. 
 20. Limitation of Liability.

 NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE
LIMITED TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY,
AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD,
TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN SECTION 23 BELOW), NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT(WHICH SHALL NOT EXCEED 60 DAYS).

  
 20 

 
WITHOUT LIMITING THE FOREGOING, IN NO EVENT SHALL LANDLORD OR ANY MORTGAGEES OR LANDLORD RELATED PARTIES EVER BE LIABLE FOR ANY CONSEQUENTIAL OR INCIDENTAL DAMAGES OR ANY LOST PROFITS OF TENANT.
ADDITIONALLY, IN NO EVENT SHALL TENANT OR ANY TENANT RELATED PARTIES EVER BE LIABLE FOR ANY SPECIAL, INDIRECT, CONSEQUENTIAL OR INCIDENTAL DAMAGES OR ANY LOST PROFITS OF LANDLORD OR ANY LANDLORD RELATED PARTY. THE FOREGOING SHALL NOT LIMIT
LANDLORD’S RIGHT TO RECOVER DAMAGES IN ACCORDANCE WITH SECTION 22 HEREOF AS A RESULT OF THE HOLDOVER BY TENANT IN THE PREMISES BEYOND THE TERM OF THE LEASE. 

LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED COMMERCIAL PURPOSE, AND,
EXCEPT AS EXPRESSLY PROVIDED IN THIS LEASE, TENANT’S OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER, AND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED
HEREIN, TENANT SHALL CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, SETOFF OR DEDUCTION, NOTWITHSTANDING ANY BREACH BY LANDLORD. OF ITS DUTIES OR OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED FOR PURPOSES HEREOF, “INTEREST OF LANDLORD IN THE
PROPERTY” SHALL INCLUDE RENTS DUE FROM TENANTS, INSURANCE PROCEEDS, AND PROCEEDS FROM CONDEMNATION OR EMINENT DOMAIN PROCEEDINGS (PRIOR TO THE DISTRIBUTION OF SAME TO ANY PARTNER OR SHAREHOLDER OF LANDLORD OR ANY OTHER THIRD PARTY). 

NO TENANT RELATED PARTY (OTHER THAN TENANT ITSELF) SHALL BE PERSONALLY LIABLE FOR ANY OBLIGATIONS OF TENANT UNDER THIS LEASE. 

21. Intentionally Omitted. 
 22. Holding Over. 

If Tenant fails to surrender all or any part of the Premises at the termination of this Lease, occupancy of the Premises after termination
shall be that of a tenancy at sufferance. Tenant’s occupancy shall be subject to all the terms and provisions of this Lease, and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to
one hundred fifty percent (150%) of the Base Rent plus 100% of Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to extend
the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or otherwise. If Landlord is unable to deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as a
result of Tenant’s holdover for more than sixty (60) days, Tenant shall be liable for all damages that Landlord suffers from the holdover. 

  
 21 

 23. Subordination to Mortgages; Estoppel Certificate. 

Tenant accepts this Lease subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising
upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit of a Mortgage shall be referred to as a
“Mortgagee”. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. As an alternative, a Mortgagee shall have the
right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease, provided, however, that the subordination of this Lease to any mortgage or
ground lease entered into after the date of this Lease shall be upon the express condition that so long as Tenant is not in Default of the Lease beyond applicable notice and cure periods, Tenant’s possession and enjoyment of the Premises and
Tenant’s rights under this Lease shall not be disturbed or interfered with in the event of a foreclosure of such mortgage or lease or the exercise of any rights thereunder. Landlord and Tenant shall each, within ten (10) days after receipt
of a written request from the other, execute and deliver a commercially reasonable estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). Without limitation, such estoppel
certificate may include a certification as to the status of this Lease, the existence of any Defaults and the amount of Rent that is due and payable. 

Notwithstanding the foregoing, Landlord shall use commercially reasonable efforts to obtain a non-disturbance, subordination and
attornment agreement (“SNDA”) from Landlord’s current Mortgagee on such Mortgagee’s current standard form of agreement, a copy of which is attached hereto as Exhibit H. Upon request of Landlord, Tenant will execute
the Mortgagee’s form of SNDA and return the same to Landlord for execution by the Mortgagee. Landlord’s failure to obtain an SNDA for Tenant shall have no effect on the rights, obligations and liabilities of Landlord and Tenant or be
considered to be a Default by Landlord or Tenant hereunder. 
 24. Notice. 

All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by hand or
sent by registered or certified mail with return receipt requested or sent by overnight or same day courier service at the party’s respective Notice Addresses set forth in Section 1. Each notice shall be deemed to have been received on the
earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, three (3) days after notice is deposited in the
U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address. 

25. Surrender of Premises. 
 At the termination
of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear and
damage which Landlord is obligated to repair hereunder excepted. If Tenant fails to remove any of Tenant’s Property within two (2) days after termination of this Lease or Tenant’s right to possession,

  
 22 

 
Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s Property. Landlord shall not be responsible for the value, preservation
or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within thirty (30) days after notice,
Landlord may deem all or any part of Tenant’s Property to be abandoned and title to Tenant’s Property shall vest in Landlord. 
 26.
Miscellaneous. 
 26.01 This Lease shall be interpreted and enforced in accordance with the Laws of the state or commonwealth in which the
Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state or commonwealth. If any term or provision of this Lease shall to any extent be void or unenforceable, the remainder of this
Lease shall not be affected. If there is more than one Tenant or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities, and requests or
demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities. Notices to any one person or entity shall be deemed to have been given to all persons and entities. Tenant represents and
warrants to Landlord that each individual executing this Lease on behalf of Tenant is authorized to do so on behalf of Tenant and that Tenant is not, and the entities or individuals constituting Tenant or which may own or control Tenant or which may
be owned or controlled by Tenant are not, among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists. 

26.02 If either party institutes a suit against the other for violation of or to enforce any covenant, term or condition of this Lease, the
prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorneys’ fees. Landlord and Tenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Lease.
Either party’s failure to declare a Default immediately upon its occurrence, or delay in taking action for a Default, shall not constitute a waiver of the Default, nor shall it constitute an estoppel. 

26.03 Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant (other than the payment of the Security
Deposit or Rent), the period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, terrorist acts, civil
disturbances and other causes beyond the reasonable control of the performing party (“Force Majeure”). 
 26.04 Landlord
shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building and Property. Upon transfer Landlord shall be released from any further obligations hereunder and Tenant agrees
to look solely to the successor in interest of Landlord for the performance of such obligations, provided that, any successor pursuant to a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or
deed in lieu thereof) shall have assumed Landlord’s obligations under this Lease. 

  
 23 

 26.05 Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only and the
delivery of it does not constitute an offer to Tenant or an option. Tenant represents that it has dealt directly with and only with the Broker as a broker in connection with this Lease. Tenant shall indemnify and hold Landlord and the Landlord
Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord shall indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers claiming
to have represented Landlord in connection with this Lease. 
 26.06 Time is of the essence with respect to Tenant’s exercise of any
expansion or extension rights granted to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the
expiration or termination of this Lease. 
 26.07 Landlord shall not disturb Tenant’s use of the Premises, subject to the terms of this
Lease, provided Tenant pays the Rent and fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building. 

26.08 This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself any
and all rights not specifically granted to Tenant under this Lease. This Lease constitutes the entire agreement between the parties and supersedes all prior agreements and understandings related to the Premises, including all lease proposals,
letters of intent and other documents. Neither party is relying upon any warranty, statement or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and
Tenant. 
 26.09 Tenant shall not record this Lease or any memorandum or notice without Landlord’s prior written consent; provided,
however, Landlord agrees to consent to the recordation or registration of a memorandum or notice of this Lease, at Tenant’s cost and expense (in the form attached hereto as Exhibit K), if the initial Term of this Lease or the initial Term plus
extension terms granted exceed, in the aggregate, 7 years. If this Lease is terminated before the Term expires, upon Landlord’s request the parties shall execute, deliver and record an instrument acknowledging the above and the date of the
termination of this Lease, and Tenant appoints Landlord its attorney-in-fact in its name and behalf to execute the instrument if Tenant shall fail to execute and deliver the instrument after Landlord’s request therefor within ten
(10) days. 
 26.10 Within fifteen (15) Business Days after Landlord’s request, Tenant will furnish Tenant’s most recent
audited financial statements (including any notes to them) to Landlord, or, if no such audited statements have been prepared, such other financial statements (and notes to them) as may have been prepared by an independent certified public accountant
or, failing those, Tenant’s internally prepared financial statements. Notwithstanding the foregoing, Tenant shall have no obligation to provide to Landlord financial statements as provided in the preceding sentence more often than once per year
during the Term. Landlord will not disclose any aspect of Tenant’s financial statements that Tenant designates to Landlord as confidential except (1) to Landlord’s lenders or prospective purchasers of the Building, (2) in
litigation between Landlord and Tenant, and (3) if required by court order. Notwithstanding the foregoing, Landlord, however, shall not require Tenant to provide such information unless Landlord is requested to produce the information in
connection with a proposed financing or sale of the Building or upon an Event of Default by Tenant. 

  
 24 

 26.11 Whenever Tenant requests Landlord to take any action or give any consent required or
permitted under this Lease, Tenant will reimburse Landlord for Landlord’s reasonable costs incurred in reviewing the proposed action or consent, including, without limitation, reasonable attorneys’, engineers’ or architects’
fees, within thirty (30) days after Landlord’s delivery to Tenant of a statement of such costs. Tenant will be obligated to make such reimbursement without regard to whether Landlord consents to any such proposed action. Except as
otherwise expressly provided herein, whenever the consent or approval of either party is required hereunder, such consent or approval shall not be unreasonably withheld, conditioned, or delayed. 

26.12 Tenant and its telecommunications companies, including but not limited to local exchange telecommunications companies and alternative
access vendor services companies shall have no right of access to and within the Building, for the installation and operation of telecommunications systems including but not limited to voice, video, data, and any other telecommunications services
provided over wire, fiber optic, microwave, wireless, and any other transmission systems, for part or all of Tenant’s telecommunications within the Building and from the Building to any other location without Landlord’s prior written
consent. Landlord shall not unreasonably withhold its consent to the installation and operation of such telecommunications systems, telecommunication services and/or transmission systems if located entirely within the Premises; otherwise, Landlord
may withhold or delay its consent in its sole discretion. 
 26.13 Tenant acknowledges that the terms and conditions of this Lease are to
remain confidential for Landlord’s benefit, and may not be disclosed by Tenant to anyone, by any manner or means, directly or indirectly, without Landlord’s prior written consent, which consent shall not be unreasonably conditioned or
delayed. Landlord acknowledges that the financial information and documents provided by Tenant to Landlord under Section 26.10 are to remain confidential and may not be disclosed by Landlord to anyone, by any manner or means, directly or
indirectly, without Tenant’s prior written consent which consent shall not be unreasonably conditioned or delayed. Notwithstanding the foregoing, either party may disclose the information identified herein (i) to their respective
accountants, attorneys, lenders, brokers and other professional consultants who have need to know such information and who are bound to the maintain and preserve the confidentiality of such information, (ii) as may be required by law or by
order of any court or governmental authority, and (iii) in connection with any litigation between the parties as to which such information is germane. The consent by either party to any disclosures shall not be deemed to be a waiver by such
party of any prohibition against any future disclosure, 
 26.14 The term “Hazardous Materials” means any substance,
material, or waste which is now or hereafter classified or considered to be hazardous, toxic, or dangerous under any Law relating to pollution or the protection or regulation of human health, natural resources or the environment, or poses or
threatens to pose a hazard to the health or safety of persons on the Premises or in the Building. Tenant shall not use, generate, store, or dispose of, or permit the 

  
 25 

 
use, generation, storage or disposal of Hazardous Materials on or about the Premises or the Building except in a manner and quantity necessary for the ordinary performance of Tenant’s
business, and then in compliance with all Laws. If Tenant breaches its obligations under this Section 26.14, Landlord may immediately take any and all action reasonably appropriate to remedy the same, including taking all appropriate action to
clean up or remediate any contamination resulting from Tenant’s use, generation, storage or disposal of Hazardous Materials. Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from and against any and
all claims, demands, liabilities, causes of action, suits, judgments, damages and expenses (including reasonable attorneys’ fees and cost of clean up and remediation) arising from Tenant’s failure to comply with the provisions of this
Section 26.14. This indemnity provision shall survive termination or expiration of the Lease. 
 (a) Except as set forth in that certain
report entitled “Asbestos-Containing Materials Operations and Maintenance Plan for: Marlborough Corporate Place I-VII, 100, 200, 300, 400, 500, 600 and 700 Nickerson Road, Marlborough, Middlesex County, Massachusetts 01752” prepared by
Property Solutions Inc. and dated December 4, 2006, a copy of which has been furnished to Tenant, Landlord has no actual knowledge of the use, storage, treatment or transportation of Hazardous Materials (as hereinafter defined) that has
occurred in on or about the Property, Building or Premises prior to the date of this Lease. 
 (b) Landlord shall indemnify and hold harmless
Tenant from any and all claims, damages, fines, judgments, penalties, costs, expenses or liabilities (including, without limitation, any and all sums paid for settlement of claims, attorneys’ fees, consultant and expert fees) arising prior to,
during or after the Term from or in connection with the presence or suspected presence of Hazardous Materials in, on or about the Property, Building or Premises, to the extent that the Hazardous Materials are present as a result of acts of Landlord,
Landlord’s agents, employees or contractors. 
 (c) The provisions and obligations of Landlord and Tenant under this Section 26.14
shall survive the expiration or earlier termination of this Lease. 
 27. Patriot Act. 

Each of Landlord and Tenant, each as to itself, hereby represents its compliance with all applicable anti-money laundering laws, including,
without limitation, the USA Patriot Act, and the laws administered by the United States Treasury Department’s Office of Foreign Assets Control, including, without limitation, Executive Order 13224 (“Executive Order”). Each of Landlord
and Tenant further represents (i) that it is not, and it is not owned or controlled directly or indirectly by any person or entity, on the SDN List published by the United States Treasury Department’s Office of Foreign Assets Control and
(ii) that it is not a person otherwise identified by government or legal authority as a person with whom a U.S. Person is prohibited from transacting business. As of the date hereof, a list of such designations and the text for the Executive
Order are published under the internet website address www.ustreas.gov/offices/enforcement/ofac. If Landlord transfers its interest under this Lease, whether by sale of the Land or Building or by assignment or by other means (including any
transfer by operation of law), and the transferee, assignee or other successor to Landlord’s interest (collectively, “Landlord Transferee”) is not a subsidiary or affiliate of Landlord, then, in

  
 26 

 
connection with such transfer, the Landlord Transferee shall, upon the written request of Tenant, warrant and represent to Tenant, at the time of such transfer, each of the foregoing warranties
and representations set forth above. If Tenant transfers its interest under this Lease, by assignment or by other means (including any transfer by operation of law), and the transferee, assignee or other successor to Tenant’s interest
(collectively, “Tenant Transferee”) is not a subsidiary or affiliate of Tenant, then, in connection with such transfer, the Tenant Transferee shall, upon the written request of Landlord, warrant and represent to Landlord, at the time of
such transfer, each of the foregoing warranties and representations set forth above. 
 28. Parking. 

Landlord shall provide, at no additional charge, as appurtenant to the Premises, non- reserved vehicle access to the surface parking lot
located adjacent to the Building at a ratio of 3.6 vehicle spaces per each 1,000 rentable square feet of the Premises (i.e., non-reserved parking for fifty-two (52) motor vehicles based upon the Tenant’s occupancy of 14,541 rentable square
feet; the foregoing referred to herein as “Tenant’s Parking”). Tenant’s Parking shall be nontransferable (directly or indirectly) to any other institutions, entities or individuals. Overnight parking on a regular
basis at the Building shall be strictly prohibited. 
 Landlord shall not be responsible for money, jewelry, automobiles or other
personal property lost in or stolen from the parking lot. Landlord shall not be liable for any loss, injury or damage to persons using the parking lot or automobiles or other property thereon, it being agreed that, to the fullest extent permitted by
law, the use of the parking lot and the parking spaces shall be at the sole risk of Tenant and its employees. Except for emergency repairs, Tenant and its employees shall not perform any work on any automobiles while located in the parking lot. 

Tenant’s Parking shall be subject to such reasonable rules and regulations therefor as may be set and changed with reasonable prior
notice by the Landlord from time to time and uniformly enforced by Landlord during the Term. Landlord agrees that such rules and regulations shall be established and applied by Landlord in a non-discriminatory fashion, such that all rules and
regulations shall be generally applicable to all other tenants of the Building of a similar nature of Tenant. Tenant’s Parking is non-assignable and intended solely for the use of Tenant’s employees working from and business invitees to
the Premises; and as such Tenant shall not offer them for “use” or “license” to any other entity, the general public, or any other tenants of the Building. All such appurtenant rights for parking as set forth in this Section are
automatically terminated upon termination of this Lease, and shall have no separate independent validity or legal standing. Landlord reserves the right to relocate and/or temporarily close any or all of the parking facilities to the extent necessary
in the event of a casualty or governmental taking or for maintenance and repairs of the parking facility provided Landlord shall reopen the same or provide replacement parking facilities as soon as practicable thereafter. 

29. Request for Taxpayer Identification Number and Certification (W-9 Form). 

Tenant shall, at the time that Tenant executes and delivers this Lease to Landlord, execute a W-9 Form, in the form attached hereto
as Exhibit I. 

  
 27 

 Landlord and Tenant have executed this Lease as of the day and year first above written. 

 

			
	LANDLORD:
	
	 NORMANDY NICKERSON ROAD, LLC, 

a Delaware limited liability company

		
	 By:
	 	 /s/ Joseph Adamo

		 	 Name: Joseph Adamo

		 	 Title: Vice President

  

			
	TENANT:
	
	 OXFORD IMMUNOTEC, INC.,

a Delaware corporation

		
	 By:
	 	/s/ Simon Turner
		 	 Name: Simon Turner

		 	 Title: V.P. Finance

		
	 	 	 20 852 8566

	 Tenant’s Tax ID Number (SSN or FEIN)

  
 28 

 EXHIBIT A 

OUTLINE AND LOCATION OF PREMISES 

  
 A-1 

 EXHIBIT B 

EXPENSES AND TAXES 
 This
Exhibit is attached to and made a part of the Lease by and between NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company, (“Landlord”) and OXFORD IMMUNOTEC, INC., a Delaware corporation, (“Tenant”) for space in the
Building located at 700 Nickerson Road, Marlborough, Massachusetts 01752. 
 1. Payments. 

1.01. Tenant shall pay Tenant’s Pro Rata Share of the amount (the “Expense Excess”), if any, by which Expenses
(defined below) for each calendar year during the Term exceed Expenses for the Base Year and also the amount (the “Tax Excess”), if any, by which Taxes (defined below) for each Fiscal Year during the Term exceed Taxes for the Base
Year. If Expenses or Taxes in any calendar year or Fiscal Year decrease below the amount of Expenses or Taxes for the Base Year, Tenant’s Pro Rata Share of Expenses or Taxes, as the case may be, for that calendar year or Fiscal Year shall be
$0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess and of the Tax Excess for each calendar year or Fiscal Year during the Term. On or before the first day of each month, Tenant shall pay to Landlord a monthly
installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of both the Expense Excess and Tax Excess. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the revised
estimate. If Landlord does not provide Tenant with an estimate of the Expense Excess or the Tax Excess by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the previous year’s estimate(s) until
Landlord provides Tenant with the new estimate. 
 1.02. Within one hundred twenty (120) days following the end of each calendar
year or Fiscal Year, as the case may be, Landlord shall furnish Tenant with a statement of the actual Expenses and Expense Excess and the actual Taxes and Tax Excess for the prior calendar year or Fiscal Year, as the case may be. If Landlord fails
to include any item of Expenses paid or incurred in any calendar year, which failure continues for more than eighteen (18) months after delivery of such Expenses statement to Tenant, then Landlord shall forfeit the right to include any such
item(s) in Expenses for such year. If the estimated Expense Excess or estimated Tax Excess for the prior calendar year or Fiscal Year, as the case may be, is more than the actual Expense Excess or actual Tax Excess for the prior calendar year or
Fiscal Year, as the case may be, Landlord shall either provide Tenant with a refund or apply any overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before the determination of the overpayment,
Landlord shall refund any overpayment to Tenant after first deducting the amount of Rent due. If the estimated Expense Excess or estimated Tax Excess for the prior calendar year or Fiscal Year, as the case may be, is less than the actual Expense
Excess or actual Tax Excess, for such prior calendar year or Fiscal year, as the case may be, for such prior year, Tenant shall pay Landlord, within thirty (30) days after its receipt of the statement of Expenses or Taxes, any underpayment for
the prior calendar year. 

  
 B-1 

 2. Expenses. 

2.01. “Expenses” means all costs and expenses incurred in each calendar year in connection with operating, maintaining,
repairing, and managing the Building and the Property, including, without limitation, the parking facilities thereon. Expenses include, without limitation: (a) all labor and labor related costs; (b) management fees; (c) the cost of
equipping, staffing and operating an on-site and/or off-site management office for the Building, provided if the management office services one or more other buildings or properties, the shared costs and expenses of equipping, staffing and operating
such management office(s) shall be equitably prorated and apportioned between the Building and the other buildings or properties; (d) accounting costs; (e) the cost of services; (f) rental and purchase cost of parts, supplies, tools
and equipment; (g) insurance premiums and deductibles; and (h) the amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of business) made subsequent to the Base Year
which are: (1) performed primarily to reduce current or future operating expense costs, upgrade Building security or otherwise improve the operating efficiency of the Property; or (2) required to comply with any Laws that are enacted, or
first interpreted to apply to the Property, after the date of this Lease. The cost of capital improvements shall be amortized by Landlord over the lesser of the Payback Period (defined below) or the useful life of the capital improvement as
reasonably determined by Landlord “Payback Period” means the reasonably estimated period of time that it takes for the cost savings resulting from a capital improvement to equal the total cost of the capital improvement. Landlord,
by itself or through an affiliate, shall have the right to directly perform, provide and be compensated for any services under this Lease. If Landlord incurs Expenses for the Building or Property together with one or more other buildings or
properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned between the Building and Property and the other buildings or
properties. 
 2.02. Expenses shall not include: 

(a) the cost of capital improvements (except as set forth above); 

(b) depreciation; 
 (c) principal
payments of mortgage and other non operating debts of Landlord; 
 (d) the cost of repairs or other work to the extent Landlord is reimbursed
by insurance or condemnation proceeds; 
 (e) costs in connection with leasing space in the Building, including brokerage commissions; 

(f) lease concessions, rental abatements and construction allowances granted to specific tenants; 

(g) costs incurred in connection with the sale, financing or refinancing of the Building; 

  
 B-2 

 (h) fines, interest and penalties incurred due to the late payment of Taxes or Expenses; 

(i) organizational expenses associated with the creation and operation of the entity which constitutes Landlord; 

(j) any penalties or damages that Landlord pays to Tenant under this Lease or to other tenants in the Building under their respective leases;

 (k) Sums (other than management fees, it being agreed that the management fees included in Expenses are as described in Section 2.01
above) paid to subsidiaries or other affiliates of Landlord for services on or to the Property, Building and/or Premises, but only to the extent that the costs of such services exceed the competitive cost for such services rendered by persons or
entities of similar skill, competence and experience; 
 (l) Any fines, penalties or interest resulting from the negligence or willful
misconduct of the Landlord or its agents, contractors, or employees; 
 (m) Advertising and promotional expenditures; 

(n) Landlord’s charitable and political contributions; 

(o) Base Rent and percentage rent, if any, payable under any ground lease affecting the Property; 

(p) Attorney’s fees and other expenses incurred in connection with negotiations or disputes with prospective tenants or tenants or other
occupants of the Building; 
 (q) The cost or expense of any services or benefits provided generally to other tenants in the Building and not
provided or available to Tenant; 
 (r) All costs of purchasing or leasing major sculptures, paintings or other major works or objects of art
(as opposed to decorations purchased or leased by Landlord for display in the Common Areas of the Building); 
 (s) Any expenses for which
Landlord has received actual reimbursement (other than through Expenses); 
 (t) Costs incurred by Landlord in connection with the correction
of defects in design and original construction of the Building or Property; 
 (u) Expenses for the replacement of any item covered under
warranty, unless Landlord has not received payment under such warranty and it would not be fiscally prudent to pursue legal action to collect on such warranty; and 

(v) Fines or penalties incurred as a result of violation by Landlord of any applicable Laws. 

  
 B-3 

 (w) Costs of complying with hazardous waste and environmental laws, including, without
limitation, costs incurred in connection with any environmental clean-up, response action, or remediation on, in, under or about the Premises or the Building, including, but not limited to, costs and expenses associated with the defense,
administration, settlement,’ monitoring or management of such costs. 
 (x) Expenses for which Landlord is reimbursed by another source
(other than payments by tenants of the Building of their pro rata share of increases in Expenses). 
 (y) Expenses incurred in connection
with services or benefits provided solely for the benefit of another tenant or occupant of the Building which are not available to Tenant without the payment of a separate additional charge. 

(z) Executive salaries, expenses, fringe benefits and other compensation for executives above the level of Project Manager. 

(aa) Management fees for the Building in excess of four percent (4%) of gross revenues of the Building. 

(bb) Any expenses for repairs or maintenance which are covered by warranties guaranties and service contracts (excluding any deductible
thereunder). 
 (cc) Costs of repairs necessitated by Landlord’s negligence or willful misconduct or of correcting any latent defects or
original design defects in the Building, construction, materials (but not the cost relating to ordinary repair, replacement and maintenance). 

(dd) Replacement or contingency reserves or any bad debt loss, rent loss or reserves for bad debts or rent loss. 

2.03. If at any time during a calendar year the Building is not at least ninety-five percent (95%) occupied or Landlord is not supplying
services to at least ninety-five percent (95%) of the total Rentable Square Footage of the Building, Expenses shall be determined as if the Building had been ninety-five percent (95%) occupied and Landlord had been supplying services to
ninety-five percent (95%) of the Rentable Square Footage of the Building. If Expenses for a calendar year are determined as provided in the prior sentence, Expenses for the Base Year shall also be determined in such manner. Notwithstanding the
foregoing, Landlord may calculate the extrapolation of Expenses under this Section based on 100% occupancy and service so long as such percentage is used consistently for each year of the Term including, without limitation, the Base Year. The
extrapolation of Expenses under this Section shall be performed in accordance with the methodology specified by the Building Owners and Managers Association. 

2.04. Taxes. “Taxes” shall mean: (a) all real property taxes and other assessments on the Building and/or
Property, including, but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts, governmental charges, fees and assessments for police, fire, traffic mitigation or other governmental
service of purported benefit to the Property, taxes and assessments levied in substitution or supplementation in whole 

  
 B-4 

 
or in part of any such taxes and assessments and the Property’s share of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar
agreement as to the Property; (b) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Property; and (c) all costs and reasonable fees incurred in
connection with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation, any costs incurred by Landlord for compliance, review and appeal of tax liabilities, provided, however, that such costs shall
only be included in Taxes if Landlord is successful in obtaining a reduction in tax liabilities. If Landlord secures an abatement or refund of any Taxes for any tax period, Tenant shall receive Tenant’s Pro Rata Share of the amount of such
abatement or refund (i.e., the net amount remaining after paying all reasonable costs and expenses of securing the abatement or refund, including reasonable attorneys’ fees, provided that contingent attorneys’ fees shall be considered
reasonable), not to exceed the Tax Excess paid or payable by Tenant for such tax period. The provisions of the preceding sentence shall survive the expiration or earlier termination of this Lease. Without limitation, Taxes shall not include any
income, capital levy, transfer, capital stock, gift, estate or inheritance tax. If a change in Taxes is obtained for any year of the Term during which Tenant paid Tenant’s Pro Rata Share of any Tax Excess, then Taxes for that year will be
retroactively adjusted and Landlord shall provide Tenant with a credit, if any, based on the adjustment. Likewise, if a change is obtained for Taxes for the Base Year, Taxes for the Base Year shall be restated and the Tax Excess for all subsequent
years shall be recomputed. Tenant shall pay Landlord the amount of Tenant’s Pro Rata Share of any such increase in the Tax Excess within thirty (30) days after Tenant’s receipt of a statement from Landlord. If Landlord fails to
include any item of Taxes paid or incurred in any fiscal tax year, which failure continues for more than two (2) years after delivery of such Taxes statement to Tenant, then Landlord shall forfeit the right to include any such item(s) in Taxes
for such fiscal tax year. 
 3. Audit Rights. Tenant, within one hundred twenty (120) days after receiving
Landlord’s statement of Expenses, may give Landlord written notice (“Review Notice”) that Tenant intends to review Landlord’s records of the Expenses for the calendar year to which the statement applies. Within thirty
(30) days after receipt of the Review Notice, Landlord shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other than the
management office for the Building, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and shipping the records. If Tenant retains an agent to review Landlord’s records, the agent must be with
a CPA firm or another qualified professional licensed to do business in the Commonwealth of Massachusetts; provided, however, that no examiner or agent of Tenant shall be retained on a contingent fee basis. Tenant shall be solely responsible for all
costs, expenses and fees incurred for the audit. Within ninety (90) days after the records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable
detail any objection to Landlord’s statement of Expenses for that year. If Tenant fails to give Landlord an Objection Notice within the ninety- (90)-day period or fails to provide Landlord with a Review Notice within the one hundred twenty
(120) -day period described above, Tenant shall be deemed to have approved Landlord’s statement of Expenses and shall be barred from raising any claims regarding the Expenses for that year. The records obtained by Tenant shall be treated
as confidential. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any statement of Expenses unless Tenant has paid and continues to pay all Rent when due. However, notwithstanding the foregoing, if Landlord and
Tenant determine that Expenses for the Building for the year in 

  
 B-5 

 
question were less than stated by more than four percent (4%), Landlord, within thirty (30) days after its receipt of paid invoices therefor from Tenant, shall reimburse Tenant for the
reasonable amounts paid by Tenant to third parties in connection with such review by Tenant. 

  
 B-6 

 EXHIBIT C 

WORK LETTER 
 This
Exhibit is attached to and made a part of the Lease by and between NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company, (“Landlord”) and OXFORD IMMUNOTEC, INC., a Delaware corporation,
(“Tenant”) for space in the Building located at 700 Nickerson Road, Marlborough, Massachusetts 01752. 
 1.
Alterations and Allowance. 
 A. Tenant, following the delivery of the Premises by Landlord as per Section 3 of the Lease, and
the full and final execution and delivery of the Lease to which this Exhibit is attached and all prepaid rental and security deposits required under such agreement, shall have the right to perform alterations and improvements in the Premises (the
“Initial Alterations”). Notwithstanding the foregoing, Tenant and its contractors shall not have the right to perform Initial Alterations in the Premises unless and until Tenant has complied with all of the terms and conditions of
Section 9 of the Lease, including, without limitation, approval by Landlord of the final plans for the Initial Alterations and the contractors to be retained by Tenant to perform such Initial Alterations. Landlord shall, at Tenant’s
request, prior to the Execution Date of this Lease, pre-approve, or disapprove, as the case may be, the contractor to be retained by Tenant in the performance of the Initial Alterations. Landlord’s consent is solely for the benefit of Landlord,
and neither Tenant nor any third party shall have the right to rely on Landlord’s consent, or its approval of Tenant’s plans, for any purpose whatsoever. Tenant shall be responsible for all elements of the design of Tenant’s plans
(including, without limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of the premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s
approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design. Landlord’s approval of the contractors to perform the Initial Alterations shall not be unreasonably withheld. The parties agree that
Landlord’s approval of the general contractor to perform the Initial Alterations shall not be considered to be unreasonably withheld if any such general contractor (i) does not have trade references reasonably acceptable to Landlord,
(ii) does not maintain insurance as required pursuant to the terms of this Lease, (iii) does not have the ability to be bonded for the work in an amount of no less than 150% of the total estimated cost of the Initial Alterations,
(iv) does not provide current financial statements reasonably acceptable to Landlord, or (v) is not licensed as a contractor in the state/municipality in which the Premises is located. Tenant acknowledges the foregoing is not intended to
be an exclusive list of the reasons why Landlord may reasonably withhold its consent to a general contractor. 
 B. Provided Tenant is not
in Default, Landlord agrees to contribute the sum of Five Hundred Eighty-One Thousand Six Hundred Forty and 00/100 Dollars ($581,640.00) (the “Allowance”) toward the cost of performing the Initial Alterations in preparation of
Tenant’s occupancy of the Premises. Except as provided in the next sentence, the Allowance may only be used for hard costs in connection with the Initial Alterations. Notwithstanding the foregoing, Tenant shall have the right to apply up to
Fifty Thousand Eight Hundred Ninety- Three and 50/100 Dollars ($50,893.50) of the Allowance towards the soft costs incurred in connection with the Initial Alterations, including, without limitation, the costs of

  
 C-1 

 
telecommunications and furniture and equipment. The Allowance, less a 10% retainage (which retainage shall be payable as part of the final draw upon completion of the Initial Alterations), shall
be paid to Tenant or, at Landlord’s option, to the order of the general contractor that performs the Initial Alterations, in periodic disbursements within 30 days after receipt of the following documentation: (i) an application for payment
and sworn statement of contractor substantially in the form of AIA Document G-702 covering all work for which disbursement is to be made to a date specified therein; (ii) a certification from an AIA architect substantially in the form of the
Architect’s Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (iii) Contractor’s, subcontractor’s and material supplier’s waivers of liens which shall cover all Initial
Alterations for which disbursement is being requested and all other statements and forms required for compliance with the mechanics’ lien laws of the state in which the Premises is located, together with all such invoices, contracts, or other
supporting data as Landlord or Landlord’s Mortgagee may reasonably require; (iv) a cost breakdown for each trade or subcontractor performing the Initial Alterations; (v) plans and specifications for the Initial Alterations, together
with a certificate from an AIA architect that such plans and specifications comply in all material respects with all laws affecting the Building, Property and Premises; (vi) copies of all construction contracts for the Initial Alterations,
together with copies of all change orders, if any; and (vii) a request to disburse from Tenant containing an approval by Tenant of the work done and a good faith estimate of the cost to complete the Initial Alterations. Upon completion of the
Initial Alterations, and prior to final disbursement of the Allowance, Tenant shall furnish Landlord with: (1) general contractor and architect’s completion affidavits, (2) full and final waivers of lien from all subcontractors with
subcontracts in excess of $25,000.00, (3) receipted bills covering all labor and materials expended and used, (4) as-built plans of the Initial Alterations, and (5) the certification of Tenant and its architect that the Initial
Alterations have been installed in a good and workmanlike manner in accordance with the approved plans, and in accordance with applicable laws, codes and ordinances. In no event shall Landlord be required to disburse the Allowance more than one time
per month. If the Initial Alterations exceed the Allowance, Tenant shall be entitled to the Allowance in accordance with the terms hereof, but each individual disbursement of the Allowance shall be disbursed in the proportion that the Allowance
bears to the total cost for the Initial Alterations, less the 10% retainage referenced above. Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the Allowance during the continuance of an
uncured Default under the Lease, and Landlord’s obligation to disburse shall only resume when and if such Default is cured. 
 C.
Landlord shall have no obligation to pay the Allowance in respect of any request for payment submitted after November 30, 2014 (“Outside Date”). Tenant shall not be entitled to any unused portion of the Allowance after the
earlier to occur of substantial completion of the Initial Alterations and the Outside Date, other than to the next installment(s) of Base Rent due under the Lease, or toward the purchase of furniture. Tenant shall be responsible for all applicable
state sales or use taxes, if any, payable in connection with the Initial Alterations and/or Allowance. 
 D. Tenant agrees to accept the
Premises in its “as-is” condition and configuration, and the Building in its condition as required under the Lease, it being agreed that Landlord shall not be required to perform any work or, except as provided above with respect to the
Allowance (and Landlord’s Plan Contribution, as set forth below), incur any costs in connection with the construction or demolition of any improvements in the Premises. 

  
 C-2 

 E. This Exhibit shall not be deemed applicable to any additional space added to the Premises at
any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any
options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease. 
 2. Plans
Allowance. 
 Landlord shall contribute up to One Thousand Four Hundred Fifty-Four and 10/100 Dollars ($1,454.10) (i.e., $0.10 per
rentable square foot of the Premises) (“Landlord’s Plan Contribution”) towards the cost of a preliminary space plan for the purpose of test-fitting the Premises. Landlord shall, within thirty (30) days of receipt of
written demand from Tenant accompanied by third party invoices evidencing such cost, pay the Landlord’s Plan Contribution to Tenant. 

3. Tenant’s Right to Terminate. 

If (a) Tenant is not able to obtain a Building Permit for the Initial Alterations to the Premises within sixty (60) days of the
Execution Date as a result of a failure of Landlord to reasonably cooperate with Tenant’s efforts to secure such Building Permit (provided, however, that Landlord’s obligation to cooperate shall be limited to executing a building permit
application and related documentation that is consistent with the final plans approved by Landlord as provided herein), or (b) if Tenant is not able to secure an Occupancy Permit within (10) days after completion of the Initial Alterations
to the Premises as a result of a condition of the Building or Premises, other than the Initial Alterations, for which Landlord is responsible, then, in either such case, Tenant at its option may, at any time after the applicable deadline has expired
and before the applicable condition has been satisfied, elect to terminate this Lease by giving Landlord notice of such election, which notice shall specify in reasonable detail the reason(s) for such termination. If Tenant so elects, then this
Lease shall terminate on the date that is thirty (30) days after delivery of Tenant’s termination notice to Landlord with the same force and effect as if such date were the last day of the term hereof, unless, on or before the expiration
of such thirty-day period, Landlord cures the failure that was the ground of the termination, in which event Tenant’s election to terminate shall automatically become void. For purposes of this section, Landlord shall be deemed to have
reasonably cooperated if Landlord responds to requests from Tenant within 5 days of the date of the request. 

  
 C-3 

 EXHIBIT D 

COMMENCEMENT LETTER 
  

					
	Date	  	  	  	 
			
	Tenant	  	 	  	
	Address            	  	 	  	
		  	 	  	
		  	 	  	

  

	Re:	Commencement Letter with respect to that certain Lease dated as of the day of             ,
            , by and between                         , a
                        , as Landlord, and
                        , as Tenant, for         rentable square feet on the
            floor of the Building located at                     , Massachusetts,
                . 

 Dear
                    : 
 In accordance
with the terms and conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees: 
 1. The Commencement
Date of the Lease is                     ; 

2. The Termination Date of the Lease is
                    . 
 Please
acknowledge your acceptance of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement Letter in the space provided and returning 2 fully executed counterparts to my attention. 

Sincerely, 

	
	
	   

	Authorized Signatory

 Agreed and Accepted: 
  

					
	Tenant:	  	  	  	 
			
	 By:
	  	 	  	
	 Name:            
	  	 	  	
	 Title:
	  	 	  	
	 Date:
	  	 	  	

  
 D-1 

 EXHIBIT E 

BUILDING RULES AND REGULATIONS 

The following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking facilities (if any), the
Property and the appurtenances. In the event of a conflict between the following rules and regulations and the remainder of the terms of the Lease, the remainder of the terms of the Lease shall control. Capitalized terms have the same meaning as
defined in the Lease. 
  

	1.	Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from the Premises. No rubbish, litter,
trash, or material shall be placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenant’s employees to loiter in Common Areas or elsewhere about the Building or Property. 

 

	2.	Plumbing fixtures and appliances shall be used only for the purposes for which designed and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed in the fixtures or appliances. Damage
resulting to fixtures or appliances by Tenant, its agents, employees or invitees shall be paid for by Tenant and Landlord shall not be responsible for the damage. 

 

	3.	No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those of such color, size, style and in such places as are first approved in writing by Landlord.
Subject to Landlord’s approval for design and location, Tenant shall have the right to install a tenant identification and suite number on the left side of Tenant’s entrance door to the Premises. All tenant identification and suite numbers
shall be installed by Landlord, at Landlord’s cost and expense, using the standard graphics for the Building. Except in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted into
any part of the Premises or Building except by the Building maintenance personnel without Landlord’s prior approval, which approval shall not be unreasonably withheld. 

 

	4.	Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants and no other directory shall be permitted unless previously
consented to by Landlord in writing. 

  

	5.	Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld, and Landlord shall have the right at all times
to retain and use keys or other access codes or devices to all locks within and into the Premises. A reasonable number of keys to the locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Tenant’s cost and Tenant
shall not make any duplicate keys. All keys shall be returned to Landlord at the expiration or early termination of the Lease. 

  

	6.	 All contractors, contractor’s representatives and installation technicians performing repair, alteration or construction work in the Building
shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall be required to 

  
 E-1 

	 	
comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time. Notwithstanding anything to the contrary herein or in the Lease
contained, Landlord has no obligation to allow any particular telecommunication service provider to have access to the Building or to Tenant’s Premises, but Landlord shall not be unreasonable in denying such access. If Landlord permits such
access, Landlord may condition such access upon the payment to Landlord by the service provider of fees assessed by Landlord in its reasonable discretion. Provided that and so long as Tenant’s telecommunications service provider
(“Provider”) does not provide telecommunications service to any other tenant of the Building, Landlord shall not require such Provider to pay any fees for such access. 

 

	7.	Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators, stairways, lobby areas or loading dock areas, shall be
restricted to hours reasonably designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity, which approval shall not be unreasonably withheld. If approved by Landlord, the activity shall
be under the supervision of Landlord and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting from the activity. If equipment, property, or personnel of Landlord
or of any other party is damaged or injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage, loss or injury. 

 

	8.	Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises, which approval shall not be unreasonably withheld. Damage to the Building by the
installation, maintenance, operation, existence or removal of Tenant’s Property shall be repaired at Tenant’s sole expense. 

  

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

  

	10.	Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any way with other tenants or persons having business with them;
(2) solicit business or distribute or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the Building that might, in Landlord’s
sole opinion, constitute a nuisance. 

  

	11.	No animals, except those assisting handicapped persons, shall be brought into the Building or kept in or about the Premises. 

  

	12.	 No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building or about the Property, except
for those substances as are typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. Tenant shall not, without Landlord’s prior written
consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials or any solid, liquid or gaseous material now or

  
 E-2 

	 	
subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq., M.G.L. c. 21C, M.G.L. c. 2IE or any other applicable environmental Law which may now or
later be in effect. Tenant shall comply with all Laws pertaining to and governing the use of these materials by Tenant and shall remain solely liable for the costs of abatement and removal. 

 

	13.	Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or impair the present or future value of the Premises or the Building. Tenant shall not use, or permit any
part of the Premises to be used for lodging, sleeping or for any illegal purpose. 

  

	14.	Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute or interfere with Landlord’s or any other
tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall take the actions necessary to resolve the Labor Disruption, and shall have pickets
removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work to resume. Tenant shall have no claim for damages against Landlord
or any of the Landlord Related Parties nor shall the Commencement Date of the Term be extended as a result of the above actions. 

  

	15.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that would overload the electrical system beyond its capacity for proper, efficient and safe
operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electronic or gas heating devices, without Landlord’s prior written consent. Tenant shall not use
more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building. 

  

	16.	Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale
of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant’s employees and invitees. 

  

	17.	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord. 

 

	18.	Landlord may from time to time adopt systems and procedures for the security and safety of the Building, its occupants, entry, use and contents. Tenant, its agents, employees, contractors, guests and invitees shall
comply with Landlord’s systems and procedures. 

  

	19.	Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the reputation of the Building or its desirability. Upon
written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately. 

  
 E-3 

	20.	Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by Landlord,
nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right to designate the Building (including the Premises) as a nonsmoking building.

  

	21.	Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform exterior appearance. Tenant shall ensure, to the
extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun, 

  

	22.	Deliveries to and from the Premises shall be made only at the times in the areas and through the entrances and exits reasonably designated by Landlord. Tenant shall not make deliveries to or from the Premises in a
manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is inconsistent with good business practice. 

 

	23.	The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work may be done at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time. Tenant shall
provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service. Tenant shall have the right to employ a shredding/document destruction firm to service Tenant in the Premises. 

  
 E-4 

 EXHIBIT F 

ADDITIONAL PROVISIONS 

This Exhibit is attached to and made a part of the Lease by and between NORMANDY NICKERSON ROAD, LLC, a Delaware limited
liability company, (“Landlord”) and OXFORD IMMUNOTEC, INC., a Delaware corporation, (“Tenant”) for space in the Building located at 700 Nickerson Road, Marlborough, Massachusetts 01752. 

 

	1.	EXTENSION OPTION 

  

	 	A.	Grant of Option; Conditions. Tenant shall have, subject to the following terms and conditions, the right to extend the Term (the “Extension Option”) for one (1) additional period of five
(5) years, commencing on November 1, 2018, and ending on October 31, 2023 (the “Extension Term”), if: 

  

	 	(i)	Landlord receives notice of exercise (“Initial Extension Notice”) not later than February 1, 2018, and not earlier than November 1, 2017; and 

 

	 	(ii)	Tenant is not in Default under the Lease at the time that Tenant delivers its Initial Extension Notice, or at the time Tenant delivers its Binding Notice (as defined below); and 

 

	 	(iii)	More than 50% of the Premises is sublet (other than pursuant to a Permitted Transfer, as defined in Section 11 of the Lease) at the time that Tenant delivers its Initial Extension Notice, or at the time Tenant
delivers its Binding Notice. 

  

	 	B.	Terms Applicable to Premises During Extension Term. 

  

	 	(i)	The Lease of the Premises for the Extension shall be upon all of the same terms and conditions as set forth in the Lease for the initial Term, except that (a) Tenant shall have no further option to extend the Term,
and (b) the initial Base Rent rate per rentable square foot for the Premises during the Extension Term shall equal to the Prevailing Market rate (hereinafter defined) per rentable square foot for the Premises. Base Rent during the Extension
Term may increase in accordance with the increases assumed in the determination of Prevailing Market rate. Base Rent attributable to the Premises shall be payable in monthly installments in accordance with the terms and conditions of Section 4
of the Lease. 

  

	 	(ii)	Tenant shall pay Additional Rent (i.e., Taxes and Expenses) for the Premises during the Extension Term in accordance with the terms of Section 4 of the Lease, and the manner and method in which Tenant reimburses
Landlord for Tenant’s share of Taxes and Expenses and the Base Year, if any, applicable to such matter, shall be some of the factors considered in determining the Prevailing Market rate for the Extension Term. 

  
 F-5 

	 	C.	Initial Procedure for Determining Prevailing Market. Within thirty (30) days after receipt of Tenant’s Initial Extension Notice, Landlord shall advise Tenant of the applicable Base Rent rate for the
Premises for the Extension Term. Tenant, within fifteen (15) days after the date on which Landlord advises Tenant of the applicable Base Rent rate for the Extension Term, shall either (i) give Landlord final binding written notice
(“Binding Notice”) of Tenant’s exercise of its Extension Option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (the “Rejection Notice”).
If Tenant fails to provide Landlord with either a Binding Notice or Rejection Notice within such fifteen-(15)-day period, Tenant shall be deemed to have provided a Rejection Notice. If Tenant provides a Binding Notice, Landlord and Tenant shall
enter into the Extension Amendment (as defined below) upon the terms and conditions set forth herein. If Tenant provides or is deemed to have provided Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith to agree
upon the Prevailing Market rate for the Premises during the Extension Term. Upon agreement, Landlord and Tenant shall enter into the Extension Amendment in accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord
and Tenant fail to agree upon the Prevailing Market rate within thirty (30) days after the date Tenant provides Landlord with the Rejection Notice, then the Prevailing Market rate shall be determined in accordance with the arbitration
procedures described in Section D below. 

  

	 	D.	Arbitration Procedure. 

  

	 	(i)	 If Landlord and Tenant have failed to reach agreement as to the Prevailing Market rate within thirty (30) days after the date of the Rejection
Notice, then, within five (5) days after the expiration of such thirty-(30)-day period, Landlord and Tenant shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the
Premises during the Extension Term (collectively referred to as the “Estimates”). If the higher of such Estimates is not more than 105% of the lower of such Estimates, then Prevailing Market rate shall be the average of the two
Estimates. If the Prevailing Market rate is not resolved by the exchange of Estimates, then, within seven (7) days after the exchange of Estimates, Landlord and Tenant shall each select an appraiser to determine which of the two Estimates most
closely reflects the Prevailing Market rate for the Premises during the Extension Term. Each appraiser so selected shall be certified as an MAI appraiser or as an ASA appraiser and shall have had at least five (5) years’ experience within
the previous ten (10) years as a real estate appraiser working in the Boston MetroWest rental market, with working knowledge of current rental rates and practices. For purposes hereof, an “MAI” appraiser means an individual who
holds an MAI designation conferred by, and is an 

  
 F-6 

	 	
independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization and designation most
similar), and an “ASA” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is
no successor organization, the organization and designation most similar). 

  

	 	(ii)	Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market rate for the Premises. The Estimate
chosen by such appraisers shall be binding on both Landlord and Tenant as the Base Rent rate for the Premises during the Extension Term. If either Landlord or Tenant fails to appoint an appraiser within the seven-(7)-day period referred to above,
and such failure continues for three (3) Business Days after written notice thereof, the appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two
Estimates most closely reflects the Prevailing Market within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty-(20)-day period, the two appraisers shall select a third appraiser
meeting the aforementioned criteria. Once the third appraiser (i.e. arbitrator) has been selected as provided for above, then, as soon thereafter as practicable but in any case within fourteen (14) days, the arbitrator shall make his
determination of which of the two Estimates most closely reflects the Prevailing Market rate and such Estimate shall be binding on both Landlord and Tenant as the Base Rent for the Premises. If the arbitrator believes that expert advice would
materially assist him, he may retain one or more qualified persons to provide such expert advice. The parties shall share equally in the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any appraiser, counsel or
experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such appraiser, counsel or expert. 

  

	 	(iii)	If the Prevailing Market rate has not been determined by the commencement date of the Extension Term, Tenant shall pay Base Rent upon the terms and conditions in effect during the last month of the initial Term for the
Premises until such time as the Prevailing Market rate has been determined. Upon such determination, the Base Rent for the Premises shall be retroactively adjusted to the commencement of the Extension Term for the Premises. If such adjustment
results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of such underpayment within thirty (30) days after the determination thereof. 

  
 F-7 

	 	E.	Extension Amendment. If Tenant is entitled to and properly exercises its Extension Option, Landlord shall prepare an amendment (the “Extension Amendment”) to reflect changes in the Base Rent,
Term, Termination Date and other appropriate terms as mutually agreed by the parties. The Extension Amendment shall be sent to Tenant within a reasonable time after receipt of the Binding Notice, or Rejection Notice, as the case may be, and Tenant
shall execute and return the Extension Amendment to Landlord within fifteen (15) days after Tenant’s receipt of same, but, upon delivery of the Initial Extension Notice, an otherwise valid exercise of the Extension Option shall be fully
effective whether or not the Extension Amendment is executed. 

  

	 	F.	Prevailing Market. For purposes hereof, “Prevailing Market” shall mean the arm’s length fair market annual rental rate per rentable square foot under extension leases and amendments entered into on
or about the date on which the Prevailing Market is being determined hereunder for space comparable to the Premises in the Building and office buildings comparable to the Building in the Boston/MetroWest rental market. The determination of
Prevailing Market shall take into account any material economic differences between the terms of this Lease and any comparison lease or amendment, such as, but not limited to, rent abatements, construction costs and other concessions and the manner,
if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes. 

  

	2.	RIGHT OF FIRST REFUSAL 

  

	 	A.	Grant of Option; Conditions. Tenant shall have the one time right of first refusal (the “Right of First Refusal”) with respect to any space on the second (2nd) floor of the Building which is
adjacent to the Premises (the “Refusal Space”). Tenant’s Right of First Refusal shall be exercised as follows: when Landlord has a prospective tenant, other than the existing tenant in the Refusal Space, (the
“Prospect”) interested in leasing the Refusal Space, Landlord shall advise Tenant (the “Advice”) of the terms under which Landlord is prepared to lease the Refusal Space to such Prospect and Tenant may lease the
Refusal Space, under such terms, by providing Landlord with written notice of exercise (the “Notice of Exercise”) within five (5) Business Days after the date of the Advice, except that Tenant shall have no such Right of First
Refusal and Landlord need not provide Tenant with an Advice if: 

  

	 	(i)	Tenant is in Default under the Lease at the time that Landlord would otherwise deliver the Advice; or 

  

	 	(ii)	More than 25% of the Premises is sublet (other than pursuant to a Permitted Transfer, as defined in Section 11 of the Lease) at the time Landlord would otherwise deliver the Advice; or 

 

	 	(iii)	the Refusal Space is not intended for the exclusive use of Tenant during the Term. 

  
 F-8 

	 	B.	Terms of Refusal Space. 

  

	 	(i)	The term for the Refusal Space shall commence upon the commencement date stated in the Advice and thereupon such Refusal Space shall be considered a part of the Premises, provided that all of the terms stated in the
Advice, including the termination date set forth in the Advice, shall govern Tenant’s leasing of the Refusal Space and only to the extent that they do not conflict with the Advice, the terms and conditions of the Lease shall apply to the
Refusal Space. Tenant shall pay Base Rent and Additional Rent for the Refusal Space in accordance with the terms and conditions of the Advice. 

  

	 	(ii)	The Refusal Space (including improvements and personalty, if any) shall be accepted by Tenant in its condition and as-built configuration existing on the earlier of the date Tenant takes possession of the Refusal Space
or the date the term for such Refusal Space commences, unless the Advice specifies work to be performed by Landlord in the Refusal Space, in which case Landlord shall perform such work in the Refusal Space. If Landlord is delayed delivering
possession of the Refusal Space due to the holdover or unlawful possession of such space by any party, Landlord shall use reasonable efforts to obtain possession of the space, and the commencement of the term for the Refusal Space shall be postponed
until the date Landlord delivers possession of the Refusal Space to Tenant free from occupancy by any party. 

  

	 	C.	Termination of Right of First Refusal. The rights of Tenant hereunder with respect to the Refusal Space shall terminate on the earlier to occur of (i) Tenant’s failure to exercise its Right of First
Refusal within the five (5) Business Day period provided in Section A above; and (ii) the date Landlord would have provided Tenant an Advice if Tenant had not been in violation of one or more of the conditions set forth in Section A above.
Notwithstanding the foregoing, if Tenant fails to exercise its Right of First Refusal within the five (5) Business Day period provided in Section A above, Landlord shall not lease the Refusal Space to another party at a Net Effective Rent
(defined below) that is less than ninety-five percent (95%) of the Net Effective Rent set forth in the Advice without first giving Tenant another Advice at such lower net effective rent, in which event Tenant shall have an additional Right of
First Refusal as provided above with respect to such new Advice. As used herein, the term “Net Effective Rent” shall mean the net present value of the rent, additional rent, and other charges that would be payable to Landlord under
the terms of any proposed lease for the Refusal Space thereof, taking into account any construction allowance, the cost of any leasehold improvements proposed to be performed by Landlord, any free rent, and any other monetary inducements payable by
Landlord under such proposed lease. 

  
 F-9 

	 	D.	Refusal Space Amendment. If Tenant exercises its Right of First Refusal, Landlord shall prepare an amendment (the “Refusal Space Amendment”) adding the Refusal Space to the Premises on the terms
set forth in the Advice and reflecting the changes in the Base Rent, Rentable Square Footage of the Premises, Tenant’s Pro Rata Share and other appropriate terms. A copy of the Refusal Space Amendment shall be sent to Tenant within a reasonable
time after Landlord’s receipt of the Notice of Exercise executed by Tenant, and Tenant shall execute and return the Refusal Space Amendment to Landlord within fifteen (15) days thereafter, but an otherwise valid exercise of the Right of
First Refusal shall be fully effective whether or not the Refusal Space Amendment is executed. 

  

	 	E.	Subordination. Notwithstanding anything herein to the contrary, Tenant’s Right of First Refusal is subject and subordinate to (i) the renewal or extension rights of any tenant leasing all or any portion
of the Refusal Space, and (ii) the expansion rights (whether such rights are designated as a right of first offer, right of first refusal, expansion option or otherwise) of any tenant of the Building existing on the date hereof.

  

	3.	TERMINATION OPTION 

  

	 	A.	Tenant shall have the right (“Termination Right”) to terminate the Term of the Lease, effective as of September 30, 2016 (the “Effective Termination Date”), by giving Landlord a
written termination notice (“Tenant’s Termination Notice”) on or before January 1, 2016, and by paying to Landlord, at the time that Tenant gives Tenant’s Termination Notice, the Termination Fee, as hereinafter
defined. If Tenant timely and properly exercises its Termination Right, and pays to Landlord the Termination Fee, then the Term of the Lease shall terminate as of the Effective Termination Date, and Base Rent and other charges shall be apportioned
as of said Effective Termination Date. 

  

	 	B.	For the purposes hereof, the “Termination Fee” shall be equal to $392,920.76. 

  

	 	C.	If Tenant timely and properly exercises its Termination Right and pays to Landlord the Termination Fee, then the Term of the Lease shall terminate as of the Effective Termination Date, and Base Rent and other charges
shall be apportioned as of said Effective Termination Date. If Tenant fails timely to give Tenant’s Termination Notice, or to pay the Termination Fee, Tenant shall have no right to terminate the Term of the Lease, pursuant to this
Section 3. 

  

	4.	ROOF SPACE FOR DISH/ANTENNA 

  

	 	A.	 Tenant shall have the right, without payment of Rent by Tenant, to lease space on the roof of the Building for the purpose of installing (in
accordance with Section 9 of the Lease), operating and maintaining a twenty-four (24) inch dish/antenna or other communication device approved by the Landlord (the “Dish/Antenna”). The exact location of the space on
the roof to be leased by Tenant shall be designated by Landlord and shall not exceed ten (10) square feet (the “Roof Space”). Landlord reserves the right to relocate the Roof Space as reasonably necessary during the Term.
Landlord’s designation shall take into account 

  
 F-10 

	 	
Tenant’s use of the Dish/Antenna. Notwithstanding the foregoing, Tenant’s right to install the Dish/Antenna shall be subject to the approval rights of Landlord and Landlord’s
architect and/or engineer with respect to the plans and specifications of the Dish/Antenna, the manner in which the Dish/Antenna is attached to the roof of the Building and the manner in which any cables are run to and from the Dish/Antenna. The
precise specifications and a general description of the Dish/Antenna along with all documents Landlord reasonably requires to review the installation of the Dish/Antenna (the “Plans and Specifications”) shall be submitted to
Landlord for Landlord’s written approval no later than 20 days before Tenant commences to install the Dish/Antenna. Tenant shall be solely responsible for obtaining all necessary governmental and regulatory approvals and for the cost of
installing, operating, maintaining and removing the Dish/Antenna. Tenant shall notify Landlord upon completion of the installation of the Dish/Antenna. If Landlord determines that the Dish/Antenna equipment does not comply with the approved Plans
and Specifications, that the Building has been damaged during installation of the Dish/Antenna or that the installation was defective, Landlord shall notify Tenant of any noncompliance or detected problems and Tenant immediately shall cure the
defects. If the Tenant fails to immediately cure the defects, Tenant shall pay to Landlord upon demand the cost, as reasonably determined by Landlord, of correcting any defects and repairing any damage to the Building caused by such installation. If
at any time Landlord, in its sole discretion, deems it necessary, Tenant shall provide and install, at Tenant’s sole cost and expense, appropriate aesthetic screening, reasonably satisfactory to Landlord, for the Dish/Antenna (the
“Aesthetic Screening”). 

  

	 	B.	Landlord agrees that Tenant, upon reasonable prior written notice to Landlord, shall have access to the roof of the Building and the Roof Space for the purpose of installing, maintaining, repairing and removing the
Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, all of which shall be performed by Tenant or Tenant’s authorized representative or contractors, which shall be approved by Landlord, at Tenant’s sole cost and risk. It is
agreed, however, that only authorized engineers, employees or properly authorized contractors of Tenant, FCC (defined below) inspectors, or persons under their direct supervision will be permitted to have access to the roof of the Building and the
Roof Space. Tenant further agrees to exercise firm control over the people requiring access to the roof of the Building and the Roof Space in order to keep to a minimum the number of people having access to the roof of the Building and the Roof
Space and the frequency of their visits. 

  

	 	C.	It is further understood and agreed that the installation, maintenance, operation and removal of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, is not permitted to damage the Building or the
roof thereof, or interfere with the use of the Building and roof by Landlord. Tenant agrees to be responsible for any damage caused to the roof or any other part of the Building, which may be caused by Tenant or any of its agents or representatives.

  
 F-11 

	 	D.	If, in the sole judgment of Landlord, any electrical, electromagnetic, radio frequency or other interference shall result from the operation of any of the Dish/Antenna, Tenant agrees that Landlord may, at
Landlord’s option, shut down Tenant’s equipment upon 8 hours prior notice to Tenant; provided, however, if an emergency situation exists, which Landlord reasonably determines in its sole discretion to be attributable to the Dish/Antenna,
Landlord shall immediately notify Tenant orally, who shall act immediately to remedy the emergency situation. Should Tenant fail to so remedy said emergency situation, Landlord may then act to shut down Tenant’s equipment. Tenant shall
indemnify Landlord and hold it harmless from, and Tenant waives, all expenses, costs, damages, losses, claims or other liabilities arising out of said shutdown. Tenant agrees to cease operations (except for intermittent testing on a schedule
approved by Landlord) until the interference has been corrected to the satisfaction of Landlord. If such interference has not been corrected within 30 days, Landlord may require that Tenant immediately remove from the Roof Space the specific item of
equipment causing such interference, in which latter case the Dish/Antenna Payments shall be reduced by the portion of the fee applicable to such Dish/Antenna equipment for the remainder of the Term and all other terms and conditions of this
Amendment shall remain in full force and effect. 

  

	 	E.	 Tenant shall, at its sole cost and expense, and at its sole risk, install, operate and maintain the Dish/Antenna in a good and workmanlike manner, and
in compliance with all Building, electric, communication, and safety codes, ordinances, standards, regulations and requirements, now in effect or hereafter promulgated, of the Federal Government, including, without limitation, the Federal
Communications Commission (the “FCC”), the Federal Aviation Administration (“FAA”) or any successor agency of either the FCC or FAA having jurisdiction over radio or telecommunications, and of the state, city and
county in which the Building is located. Tenant shall cooperate generally with Landlord and other carriers to permit the Building’s rooftop to be and remain in compliance with all FCC and OSHA rules and regulations relating to radio frequency
emission levels and maximum permissible exposure, including but not limited to the rules and regulations adopted in FCC document OET 65 (which rules and regulations have also been adopted by OSHA). If applicable, Tenant shall (i) reimburse
Landlord for Tenant’s equitable share of the cost of conducting an initial survey to ensure that the Building’s rooftop is in compliance with all FCC and OSHA rules and regulations for all carriers (a “Rooftop Survey”),
and (ii) to the extent the Dish/Antenna or the operation thereof causes the Building’s rooftop (or any section thereof) to not be in compliance with such rules and regulations, Tenant shall promptly remedy any such non-compliance in
accordance with Landlord’s directions and at Tenant’s sole cost and expense. In the event that Tenant (x) relocates or makes any change to the Dish/Antenna located in the Roof Space or (y) makes any change to the Dish/Antenna or
operation thereof which directly or indirectly affects the operation of Dish/Antenna located in the Roof Space, Landlord may, at its option, require that a new Rooftop Survey be conducted at Tenant’s sole cost and expense by an EME firm
approved by Landlord in its reasonable discretion. If Tenant believes that the 

  
 F-12 

	 	
Dish/Antenna is excluded from coverage under FCC and OSHA rules and regulations, Tenant shall demonstrate to Landlord’s reasonable satisfaction that any such Dish/Antenna is so excluded.
Under this Lease, the Landlord and its agents assume no responsibility for the licensing, operation and/or maintenance of Tenant’s equipment. The Dish/Antenna shall be connected to Landlord’s power supply in strict compliance with all
applicable Building, electrical, fire and safety codes. Neither Landlord nor its agents shall be liable to Tenant for any stoppages or shortages of electrical power furnished to the Dish/Antenna or the Roof Space because of any act, omission or
requirement of the public utility serving the Building, or the act or omission of any other tenant, invitee or licensee or their respective agents, employees or contractors, or for any other cause beyond the reasonable control of Landlord, and
Tenant shall not be entitled to any rental abatement for any such stoppage or shortage of electrical power. Neither Landlord nor its agents shall have any responsibility or liability for the conduct or safety of any of Tenant’s representatives,
repair, maintenance and engineering personnel while in or on any part of the Building or the Roof Space. 

  

	 	F.	The Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, shall remain the personal property of Tenant, and shall be removed by Tenant at its own expense at the expiration or earlier termination of this
Lease or Tenant’s right to possession hereunder. Tenant shall repair any damage caused by such removal, including the patching of any holes to match, as closely as possible, the color surrounding the area where the equipment and appurtenances
were attached. Tenant agrees to maintain all of the Tenant’s equipment placed on or about the roof or in any other part of the Building in proper operating condition and maintain same in satisfactory condition as to appearance and safety in
Landlord’s sole discretion. Such maintenance and operation shall be performed in a manner to avoid any interference with any other tenants or Landlord. Tenant agrees that at all times during the Term, it will keep the roof of the Building and
the Roof Space free of all trash or waste materials produced by Tenant or Tenant’s agents, employees or contractors. 

  

	 	G.	In light of the specialized nature of the Dish/Antenna, Tenant shall be permitted to utilize the services of its choice for installation, operation, removal and repair of the Dish/Antenna, the appurtenances and the
Aesthetic Screening, if any, subject to the reasonable approval of Landlord. Notwithstanding the foregoing, Tenant must provide Landlord with prior written notice of any such installation, removal or repair and coordinate such work with Landlord in
order to avoid voiding or otherwise adversely affecting any warranties granted to Landlord with respect to the roof. If necessary, Tenant, at its sole cost and expense, shall retain any contractor having a then existing warranty in effect on the
roof to perform such work (to the extent that it involves the roof), or, at Tenant’s option, to perform such work in conjunction with Tenant’s contractor. In the event the Landlord contemplates roof repairs that could affect Tenant’s
Dish/Antenna, or which may result in an interruption of the Tenant’s telecommunication service, Landlord shall formally notify Tenant at least 30 days in advance (except in cases of an emergency) prior to the commencement of such contemplated
work in order to allow Tenant to make other arrangements for such service. 

  
 F-13 

	 	H.	Tenant shall not allow any provider of telecommunication, video, data or related services (“Communication Services”) to locate any equipment on the roof of the Building or in the Roof Space for any
purpose whatsoever, nor may Tenant use the Roof Space and/or Dish/Antenna to provide Communication Services to an unaffiliated tenant, occupant or licensee of another building, or to facilitate the provision of Communication Services on behalf of
another Communication Services provider to an unaffiliated tenant, occupant or licensee of the Building or any other building. 

  

	 	I.	Tenant acknowledges that Landlord may at some time establish a standard license agreement (the “License Agreement”) with respect to the use of roof space by tenants of the Building. Tenant, upon request
of Landlord, shall enter into such License Agreement with Landlord provided that such agreement does not materially alter the rights of Tenant hereunder with respect to the Roof Space. 

 

	 	J.	Tenant specifically acknowledges and agrees that the terms and conditions of Section 13 of the Lease (Indemnity and Waiver of Claims) shall apply with full force and effect to the Roof Space and any other portions
of the roof accessed or utilized by Tenant, its representatives, agents, employees or contractors. 

  

	 	K.	If Tenant defaults under any of the terms and conditions of this Section or the Lease, and Tenant fails to cure said default within the time allowed by Section 18 of the Lease, Landlord shall be permitted to
exercise all remedies provided under the terms of the Lease, including removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and restoring the Building and the Roof Space to the condition that existed prior to the
installation of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any. If Landlord removes the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, as a result of an uncured default, Tenant shall be liable for all
costs and expenses Landlord incurs in removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and repairing any damage to the Building, the roof of the Building and the Roof Space caused by the installation, operation or
maintenance of the Dish/Antenna, the appurtenances, and the Aesthetic Screening, if any. 

  
 F-14 

 EXHIBIT G 

FORM OF LETTER OF CREDIT 
  

			
	APPROVED BY OXFORD IMMUNOTEC INC:    	  	 
		  	AUTHORIZED SIGNATURE

 DATE:
                     
 WHEN
SIGNED, THIS EXHIBIT A WILL BECOME AN INTEGRAL PART OF THE ORRESPONDING STANDBY LETTER OF CREDIT APPLICATION AND AGREEMENT. 
  

			
		  	COMERICA BANK
		  	INTERNATIONAL TRADE SERVICES
	FAX NO: 310-297-2828	  	2321 ROSECRANS AVE., 5TH FLOOR
	SWIFT: MNBDUS6S LAX	  	EL SEGUNDO, CA 90245
		
		  	DATE OF ISSUE: MMDDYYYY
	BENEFICIARY:	  	
	NORMANDY NICKERSON ROAD LLC	  	
	C/O NORMANDY REAL ESTATE MANAGEMENT LLC	  	
	53 MAPLE AVENUE	  	
	MORRISTOWN, NEW JERSEY 07960	  	

 WE HEREBY OPEN OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. XXXXXX-XX IN YOUR FAVOR, FOR ACCOUNT OF OXFORD IMMUNOTEC INC., 2
MOUNT ROYAL AVE., SUITE 100, MARLBOROUGH, MA 01752, FOR A SUM NOT EXCEEDING USD112,000.00(ONE HUNDRED TWELVE THOUSAND AND NO/100 U.S. DOLLARS) AVAILABLE BY YOUR DRAFT(S) AT SIGHT DRAWN ON COMERICA BANK, WHEN ACCOMPANIED BY: 

1. THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT AND AMENDMENT(S) IF ANY. 

2. BENEFICIARY’S STATEMENT ON ITS LETTERHEAD DATED AND SIGNED BY AN OFFICER OF THE BENEFICIARY, INDICATING NAME AND TITLE OF THE SIGNER STATING ONE OF THE
FOLLOWING: 
 A. THE UNDERSIGNED HEREBY CERTIFIES THAT OXFORD IMMUNOTEC INC. IS IN DEFAULT OR THAT AN EVENT OF DEFAULT HAS OCCURRED UNDER ONE OR MORE OF THE
TERMS OF THAT CERTAIN LEASE AGREEMENT DATED [INSERT DATE] THAT EXISTS BETWEEN OXFORD IMMUNOTEC INC., AS TENANT AND NORMANDY NICKERSON ROAD, LLC, AS LANDLORD (THE “LEASE”). LANDLORD HAS GIVEN WRITTEN NOTICE TO TENANT TO CURE SUCH DEFAULT
PURSUANT TO THE TERMS OF THE LEASE, AND SUCH DEFAULT HAS NOT BEEN CURED UP TO THIS DATE OF DRAWING UNDER THIS STANDBY LETTER OF CREDIT AND THE TERMS AND CONDITIONS OF THE LEASE AUTHORIZE THE LANDLORD TO NOW DRAW DOWN ON THE STANDBY LETTER OF CREDIT.

 OR 

  
 G-1 

 B. THE UNDERSIGNED HEREBY CERTIFIES THAT WE HAVE RECEIVED A WRITTEN NOTICE OF COMERICA BANK’S ELECTION NOT
TO EXTEND THEIR STANDBY LETTER OF CREDIT NO. XXXXXX-XX AND HAVE NOT RECEIVED A REPLACEMENT LETTER OF CREDIT OR ANY OTHER FINANCIAL ASSURANCE SATISFACTORY TO US. 

OR 
 C. THE UNDERSIGNED HEREBY CERTIFIES THAT IS HAS NOT RECEIVED
A REPLACEMENT LETTER OF CREDIT IN THE AMOUNT OF $67,000.00 ON OR BEFORE NOVEMBER 30, 2016, AS REQUIRED BY THE LEASE. 
 SPECIAL CONDITIONS: 

ALL SIGNATURES MUST BE MANUALLY EXECUTED IN ORIGINALS. 
 PARTIAL
DRAWINGS AND MULTIPLE PRESENTATIONS MAY BE MADE UNDER THIS STANDBY LETTER OF CREDIT, PROVIDED, HOWEVER, THAT EACH SUCH DEMAND THAT IS PAID BY US SHALL REDUCE THE AMOUNT AVAILABLE UNDER THIS STANDBY LETTER OF CREDIT. 

IT IS A CONDITION OF THIS LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR A PERIOD OF ONE YEAR FROM THE PRESENT OR ANY
FUTURE EXPIRATION DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION DATE WE SEND YOU NOTICE BY OVERNIGHT COURIER THAT WE ELECT NOT TO EXTEND THIS CREDIT FOR ANY SUCH ADDITIONAL PERIOD. SAID NOTIFICATION WILL BE SENT TO THE ADDRESS
INDICATED ABOVE, UNLESS A CHANGE OF ADDRESS IS OTHERWISE NOTIFIED BY YOU TO US IN WRITING BY RECEIPTED MAIL OR COURIER. ANY NOTICE TO US WILL BE DEEMED EFFECTIVE ONLY UPON ACTUAL RECEIPT BY US AT OUR DESIGNATED OFFICE. 

IN NO EVENT, AND WITHOUT FURTHER NOTICE FROM OURSELVES, SHALL THE EXPIRATION DATE BE EXTENDED BEYOND A FINAL EXPIRATION DATE OF DECEMBER 31, 2016. 

IN THE EVENT A DRAWING IS PAID UNDER THIS STANDBY LETTER OF CREDIT PRIOR TO A SCHEDULED DECREASE, THE AMOUNTS OF THE SUCCEEDING SCHEDULED DECREASE(S) SHALL BE
REDUCED BY THE AMOUNT OF THE PAYMENT IN THE ORDER OF OCCURRENCE OF SUCH DECREASES UNTIL THE AMOUNT OF SUCH PAYMENT HAS BEEN FULLY PAID. 
 THIS LETTER OF
CREDIT IS TRANSFERABLE SUCCESSIVELY IN ITS ENTIRETY (BUT NOT IN PART) ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF A NOMINATED TRANSFEREE (“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THE
APPLICABLE LAWS AND REGULATIONS, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S) IF ANY, MUST BE
SURRENDERED TO US TOGETHER WITH OUR TRANSFER FORM (AVAILABLE UPON REQUEST) AND PAYMENT OF OUR CUSTOMARY TRANSFER COMMISSION. 
 ALL DRAFTS REQUIRED UNDER
THIS STANDBY LETTER OF CREDIT MUST BE MARKED: “DRAWN UNDER COMERICA BANK STANDBY LETTER OF CREDIT NO. XXXXXX-XX.” 
 IF CANCELLATION OF THIS
LETTER OF CREDIT IS REQUIRED BY THE BENEFICIARY BEFORE THE CURRENT EXPIRATION DATE, THE ORIGINAL OF THIS LETTER OF CREDIT AND ANY AMENDMENTS, THERETO MUST BE RETURNED TO US ACCOMPANIED BY A LETTER SIGNED BY BENEFICIARY REQUESTING ITS CANCELLATION.

  
 G-2 

 THIS STANDBY LETTER OF CREDIT SETS FORTH IN FULL THE TERMS OF OUR UNDERTAKING AND SUCH UNDERTAKING SHALL NOT BE
IN ANY WAY MODIFIED, AMENDED OR AMPLIFIED BY REFERENCE TO ANY DOCUMENT, INSTRUMENT OR AGREEMENT REFERRED TO HEREIN OR IN WHICH THIS STANDBY LETTER OF CREDIT IS REFERRED TO OR TO WHICH THIS STANDBY LETTER OF CREDIT RELATES, AND ANY SUCH REFERENCE
SHALL NOT BE DEEMED TO INCORPORATE HEREIN BY REFERENCE ANY DOCUMENT, INSTRUMENT OR AGREEMENT. 
 WE HEREBY ENGAGE WITH YOU THAT ALL DOCUMENT(S) DRAWN UNDER
AND IN COMPLIANCE WITH THE TERMS OF THIS STANDBY LETTER OF CREDIT WILL BE DULY HONORED IF DRAWN AND PRESENTED FOR PAYMENT AT OUR OFFICE LOCATED AT COMERICA BANK INTERNATIONAL TRADE SERVICES, 2321 ROSECRANS AVE., 5TH FL., EL SEGUNDO, CA 90245, ATTN:
STANDBY LETTER OF CREDIT DEPT., ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT, DECEMBER 31, 2014 OR ANY AUTOMATICALLY EXTENDED DATE. 
 EXCEPT SO FAR AS
OTHERWISE EXPRESSLY STATED HEREIN, THIS STANDBY LETTER OF CREDIT IS SUBJECT TO THE “INTERNATIONAL STANDBY PRACTICES” (ISP 98) INTERNATIONAL CHAMBER OF COMMERCE (PUBLICATION NO. 590). 

  
 G-3 

 EXHIBIT H 

FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT 

AGREEMENT 
  

 
 (Lender) 

- and - 
  

 
 (Tenant) 

 
  

SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 
  

 
  

					
		 	Date:	 	
			
		 	Location:	 	
			
		 	Section:	 	
		 	Block:	 	
		 	Lot:	 	
		 	County:	 	
			
		 	PREPARED BY AND UPON	 	
		 	RECORDATION RETURN TO:	 	
			
		 	  
	 	
		 	  
	 	
		 	  
	 	
		 	Attention:	 	
			
		 	File No.:	 	
		 	Title No	 	

  
 H-1 

 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement’) is made as of the
            day of             , 20            by and between
[LENDER], having an address at [LENDER’S ADDRESS] (“Lender”) and
                            , having an address at
                            (“Tenant”). 

RECITALS: 
 A. Lender has made a
loan in the approximate amount of $            to Landlord (defined below), which Loan is given pursuant to the terms and conditions of that certain Loan Agreement dated
            , 20    , between Lender and Landlord (the “Loan Agreement”). The Loan is evidenced by a certain Promissory Note dated
            , 20    , given by Landlord to Lender (the “Note”) and secured by a certain [Mortgage] [Deed of Trust] and Security Agreement dated
            , 20    , given by Landlord to Lender (the “Mortgage”), which encumbers the fee estate of Landlord in certain premises described in Exhibit
A attached hereto (the “Property”); 
 B. Tenant occupies a portion of the Property under and pursuant to the provisions of a
certain lease dated             ,             between             ,
as landlord (“Landlord”) and Tenant, as tenant (the “Lease”); and 
 C. Tenant has agreed to subordinate the Lease to
the Mortgage and to the lien thereof and Lender has agreed to grant non-disturbance to Tenant under the Lease on the terms and conditions hereinafter set forth, 

AGREEMENT: 
 For good and
valuable consideration, Tenant and Lender agree as follows: 
 1. Subordination. Tenant agrees that the Lease and all of the terms,
covenants and provisions thereof and all rights, remedies and options of Tenant thereunder are and shall at all times continue to be subject and subordinate in all respects to the Mortgage and to the lien thereof and all terms, covenants and
conditions set forth in the Mortgage and the Loan Agreement including without limitation all renewals, increases, modifications, spreaders, consolidations, replacements and extensions thereof and to 41 sums secured thereby with the same force and
effect as if the Mortgage and Loan Agreement had been executed, delivered and (in the case of the Mortgage) recorded prior to the execution and delivery of the Lease. 

2. Non-Disburbance. Lender agrees that if any action or proceeding is commenced by Lender for the foreclosure of the Mortgage or the
sale of the Property, Tenant shall not be named as a party therein unless such joinder shall be required by law, provided, however, such joinder shall not result in the termination of the Lease or disturb the Tenant’s possession or use of the
premises demised thereunder, and the sate of the Property in any such action or proceeding and the exercise by Lender of any of its other rights under the Note, the Mortgage and the Loan 

  
 H-2 

 
Agreement shall be made subject to all rights a Tenant under the Lease, provided that at the time of the commencement of any such action or proceeding or at the time of any such sale or exercise
of any such other rights (a) the term of the Lease shall have commenced pursuant to the provisions thereof, (b) Tenant shall be in possession of the premises demised under the Lease, (c) the Lease shall be in full force and effect and
(d) Tenant shall not be in default under any of the terms, covenants or conditions of the Lease or of this Agreement at Tenant’s part to be observed or performed beyond the expiration of any applicable notice or grace periods. 

3. Attornment. Lender and Tenant agree that upon the conveyance of the Property by reason of the foreclosure of the Mortgage or the
acceptance of a deed or assignment in lieu of foreclosure or otherwise, the Lease shall not be terminated or affected thereby (at the option of the transferee of the Property (the “Transferee”) if the conditions set forth in
Section 2 above have not been met at the time of such transfer) but shall continue in full force and effect as a direct lease between the Transferee and Tenant upon all of the terms, covenants and conditions set forth in the Lease and in
that event, Tenant agrees to attorn to the Transferee and the Transferee shall accept such attornment, provided, however, that the provisions of the Mortgage and the Loan Agreement shall govern with respect to the disposition of any casualty
insurance proceeds or condemnation awards and the Transferee shall not be (a) obligated to complete any construction work required to be done by Landlord pursuant to the provisions of the Lease or to reimburse Tenant for any construction work
done by Tenant, (b) liable (i) for Landlord’s failure to perform any of its obligations under the Lease which have accrued prior to the date on which the Transferee shall become the owner of the Property, or (ii) for any act or
omission of Landlord, whether prior to or after such foreclosure or sale, (c) required to make any repairs to the Property or to the premises demised under the Lease required as a result of fire, or other casualty or by reason of condemnation
unless the Transferee shall be obligated under the Lease to make such repairs and shall have received sufficient casualty insurance proceeds or condemnation awards to finance the completion of such repairs, (d) required to make any capital
improvements to the Property or to the premises demised under the Lease which Landlord may have agreed to make, but had not completed, or to perform or provide any services not related to possession or quiet enjoyment of the premises demised under
the Lease, (e) subject to any offsets, defenses, abatements or counterclaims which shall have seemed to Tenant against Landlord prior to the date upon which the Transferee shall become the owner of the Property, (f) liable for the return
of rental security deposits, if any paid by Tenant to Landlord in accordance with the Lease unless such sums are actually received by the Transferee, (g) bound by any payment of rents, additional rents or other sums which Tenant may have paid
more than one (1) month in advance to any prior Landlord unless (i) such sums are actually received by the Transferee or (ii) such prepayment shall have been expressly approved of by the Transferee, (h) bound to make any payment
to Tenant which was required under the Lease, or otherwise, to be made prior to the time the Transferee succeeded to Landlord’s interest, (i) bound by any agreement amending, modifying or terminating the Lease made without the
Lender’s prior written consent prior to the time the Transferee succeeded to Landlord’s interest or (j) bound by any assignment of the Lease or sublease of the Property, or any portion thereof, made prior to the time the Transferee
succeeded to Landlord’s interest other that if pursuant to the provisions of the Lease. 

  
 H-3 

 4. Notice to Tenant. After notice is given to Tenant by Lender that the Landlord is in
default under the Note and the Mortgage and that the rentals under the Lease should be paid to Lender pursuant to the terms of the assignment of leans and rents executed and delivered by Landlord to Lender in connection therewith, Tenant shall
thereafter pay to Lender or as directed by the Lender, all rentals and all other monies due or to become due to Landlord under the Lease and Landlord hereby expressly authorizes Tenant to make such payments to Lender and hereby releases and
discharges Tenant time any liability to Landlord on account of any such payments. 
 5. Lender’s Consent. Tenant shall not
without obtaining the prior written consent of Lender, (a) enter into any agreement amending, modifying or terminating the Lease, (b) prepay any of the rents, additional rents or other sums due under the Lease for more than one
(1) month in advance of the due dates thereof, (c) voluntarily surrender the premises demised under the Lease or terminate the Lease without cause or shorten the term thereof, or (d) assign the Lease or sublet the premises demised
under the Lease or any part thereof other than penman to the provisions of the Lease; and any such amendment, modification, termination, prepayment, voluntary surrender, assignment or subletting, without Leader’s prior consent, shall not be
binding upon Lender. 
 6. Lender to Receive Notices. Tenant shall provide Lender with copies of all written notices sent to Landlord
pursuant to the Lease simultaneously with the transmission of each notices to the Landlord. Tenant shall notify Lender of any default by Landlord under the Lease which would entitle Tenant to cancel the Lease or to an abatement of the rents,
additional rents or other sums payable thereunder, and agrees that, notwithstanding any provisions of the Lease to the contrary, no notice of cancellation thereof or of such an abatement shall be affective unless Lender shall have received notice of
default giving rise to such cancelation or abatement and shall have failed within sixty (60) days after receipt of such notice to cure such default, or if such default cannot be cured within sixty (60) days shall have failed within sixty
(60) days after receipt of such notice to commence and thereafter diligently pursue any action necessary to cure such default 
 7.
Notices. All notices or other written communications hereunder shall be deemed to have been properly given (i) upon delivery, if delivered in person or by facsimile transmission with receipt acknowledged by the recipient thereof and
confirmed by telephone by sender, (ii) one (1) Business Day (hereinafter defined) after having been deposited for overnight delivery with any reputable overnight courier service, or (iii) three (3) Business Days after having been
deposited in any mail office or mail depository regularly maintained by the U.S. Postal Service and sent by registered or certified mail, postage prepaid, return receipt requested, addressed as follows: 

 

											
	If to Tenant:	 		 		  	                                   
                                         
                                         
     	  	
		 		 		  	                                    
                                         
                                         
    	  	
		 		 		  	                                    
                                         
                                         
    	  	
		 		 		  	  
 Attention:
	  	 	  	
		 		 		  	  
 Facsimile No.
	  	 	  	
					
	It to Lender:	 		 		  	  
 [Lender’s Notice]
	  	
					
	With a copy to:	 		 		  	 	  	
		 		 		  	 	  	
		 		 		  	 	  	
		 		 		  	Attention:	  	 	  	
		 		 		  	Facsimile No.	  	 	  	

  
 H-4 

 or addressed as such party may from time to time designate by written notice to the other parties. For purposes
of this Section, The term “Business Day” shall mean a day on which commercial banks are not authorized or required by law to close in New York, New York. 

Either party by notice to the other may designate additional or different addressees for subsequent notices or communications. 

8. Joint and Several Liability. If Tenant consists of more than one person, the obligations and liabilities of each such person
hereunder shall be joint and several. This Agreement shall be binding upon and inure to the benefit of Lender and Tenant and their respective successors and assigns. 

9. Definitions. The team “Lender” as used herein shall include the successors and assigns of Lender and any person, party or
entity which shall became the owner of the Property by reason of a foreclosure of the Mortgage or the acceptance of a deed or assignment in lieu of foreclosure or otherwise. The term “Landlord” as used herein shall mean and include the
present landlord under the Lease and such landlord’s predecessors and successors in interest under the Lease, but shall not mean or include Lender. The term “Property” as used herein shall mean the Property, the improvements now or
hereafter located thereon and the estates therein encumbered by the Mortgage. 
 10. No Oral Modifications. This Agreement may not be
modified in any manner or terminated except by an instrument in writing executed by the parties hereto. 
 11. Governing Law. This
Agreement shall be deemed to be a contract entered into pursuant to the laws of the State where the Property is located and shall in all respects be governed, construed, applied and unforced in accordance with the laws of the State where the
Property is located, 
 12. Inapplicable Provisions. If any term, covenant or condition of this Agreement is held to be invalid,
illegal or unenforceable in any respect, this Agreement shall be construed without such provision. 
 13. Duplicate Originals;
Counterparts. This Agreement may be executed in any number of duplicate originals and each duplicate original shall be deemed to be an original. This Agreement may be executed in several counterparts, each of which counterpart shall be deemed an
original instrument and all of which together shall constitute a single Agreement. The failure of any party hereto to execute this Agreement, or any counterpart hereof, shall not relieve the other signatories from their obligations hereunder. 

14. Number and Gender. Whenever the context may require, any pronouns used herein shall include the corresponding masculine, feminine or
neuter forms, and the singular form of nouns and pronouns shall include the plural and vice versa. 

  
 H-5 

 15. Transfer of Loan. Lender may sell, transfer and deliver the Note and assign the
Mortgage, this Agreement and the other documents executed in connection therewith to one or more investors in the secondary mortgage market (“Investors”). In connection with such sale, Lender may retain or assign responsibility for
servicing the loan, including the Note, the Mortgage, this Agreement and the other documents executed in connection therewith, or may delegate some or all of such responsibility and/or obligations to a servicer including, but not limited to, any
subservicer or master servicer, on behalf of the Investors. All references to Lender herein shall refer to and include any such servicer to the extent applicable. 

16. Further Acts. Tenant will, at the cost of Tenant, and without expense to Lender, do, execute, acknowledge and deliver all and every
such further acts and assurances as Lender shall, from time to time, require, for the better assuring and confirming unto Lender the property and rights hereby intended now or hereafter so to be, or for carrying out the intention or facilitating the
performance of the terms of this Agreement or for filing, registering or recording this Agreement, or for complying with all applicable laws. 

17. Limitations on Lender’s Liability. Tenant acknowledges that Lender is obligated only to Landlord to make the Loan upon the
terms and subject to the conditions set forth in the Loan Agreement. In no event shall Lender or any purchaser of the Property at foreclosure sale or any grantee of the Property named in a deed-in-lieu of foreclosure, nor any heir, legal
representative, successor, or assignee of Lender or any such purchaser or grantee (collectively the Lender, such purchaser, grantee, heir, legal representative, successor or assignee, the “Subsequent Landlord’) have any personal liability
for the obligations of Landlord under the Lease and should the Subsequent Landlord succeed to the interests of the Landlord under the Lease, Tenant shall look only to the estate and property of any such Subsequent Landlord in the Property for the
satisfaction of Tenant’s remedies For the collection of a judgment (or other judicial process) requiring the payment of money in the event of any default by any Subsequent Landlord as landlord under the Lease, and no other property or assets of
any Subsequent Landlord shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under or with respect to the Lease; provided, however, that the Tenant may exercise any other right or remedy
provided thereby or by law in the event of any failure by Subsequent Landlord to perform any such material obligation. 

  
 H-6 

 IN WITNESS WHEREOF, Lender and Tenant have duly executed this Agreement as of the date first
above written. 
  

			
	LENDER:
	
	[Lender]
		
	By:	 	 
	Name:	 	
	Title:	 	
	
	TENANT:
	
	 
	a	 	 
		
	By:	 	 
	Name:	 	
	Title:	 	

  

			
	The undersigned accepts and agrees to die provisions of Section 4 hereof:
	
	LANDLORD:
	
	 
	a	 	 
		
	By:	 	 
	Name:	 	
	 Title:
	 	

  

  
 H-7 

 EXHIBIT I 

W-9 
  

 

  
 I-1 

  
 

 

  
 I-2 

  
 

 

  
 I-3 

  
 

 

  
 I-4 

 EXHIBIT J 

CLEANING SPECIFICATIONS 
  

 

  
 J-1 

  
 

 

  
 J-2 

  
 

 

  
 J-3 

 EXHIBIT K 

FORM OF NOTICE OF LEASE 

[[TO BE INSERTED]] 

  
 K-1 

 NOTICE OF LEASE 

Notice is hereby given pursuant to Massachusetts General Laws, Chapter 183, Section 4 of the following lease (the
“Lease”): 
  

			
	1. Landlord:	  	NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company
		
	2. Tenant:	  	OXFORD IMMUNOTEC, INC., a Delaware corporation
		
	3. Date of Lease:	  	Lease dated as of March 1, 2013
		
	4. Premises:	  	14,541 rentable square feet on the second (2nd) floor of the building known as Building 700 in Marlborough Technology, Park, located at 700 Nickerson Road, Marlborough,
Massachusetts (the “Building”), as shown on Exhibit A attached to the Lease.
		
		  	
		
	5. Term:	  	June 15, 2013, through October 31, 2018
		
	6. Rent Commencement Date:	  	October 1, 2013
		
	7. Extension Option:	  	One (1) option to extend the term for five (5) years on the terms and conditions provided for in the Lease
		
	8. Right of First Refusal:	  	Tenant has a one-time right of first refusal with respect to any space on the second (2nd) floor of the Building which is adjacent to the Premises on the terms and conditions
provided for in the Lease
		
	9. Termination Right:	  	Tenant has Termination Right to terminate the Term of the Lease effective as of September 30, 2016, on the terms and conditions provided for in the Lease
		
	10. Guarantor:	  	Oxford Immunotec, Limited

  
 K-2 

 The foregoing is a summary of certain terms of the Lease for purposes of giving notice thereof,
and shall not be deemed to modify or amend the terms of the Lease. In the event of a conflict between the terms hereof and those of the Lease, the terms of the Lease shall control. 

This Notice is executed under seal this             day of
            , 2013. 
  

			
	 LANDLORD:

	
	 NORMANDY NICKERSON ROAD, LLC,
 a
Delaware limited liability company

		
	By:	 	 
		 	Name:
		 	Title:
	
	TENANT:
	
	 OXFORD IMMUNOTEC, INC.,
 a Delaware
corporation

		
	By:	 	 
		 	Name:
		 	Title:

  
 K-3 

 LANDLORD NOTARY 

COMMONWEALTH OF MASSACHUSETTS 
 County of 

On this             day of
            , 2013, before me, the undersigned notary public, personally appeared             ,
            of NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company, proved to me through satisfactory evidence of identification, which were
            , to be the same person whose name is signed on the preceding or attached document, and acknowledged to me that he/she signed it voluntarily for its stated purpose in his
capacity aforesaid. 

	
	   

	(affix official signature and seal of notary)

 TENANT NOTARY 

COMMONWEALTH OF MASSACHUSETTS 
 County of
                                        

 On this             day of
            , 2013, before me, the undersigned notary public, personally appeared             ,
            of OXFORD IMMUNOTEC, INC., a Delaware corporation, proved to me through satisfactory evidence of identification, which were
            , to be the same person whose name is signed on the preceding or attached document, and acknowledged to me that he/she signed it voluntarily for its stated purpose in his
capacity aforesaid. 
 (affix official signature and seal of notary) 

	
	   

	(affix official signature and seal of notary)

  
 K-4 

 EXHIBIT L 

FLOOR PLAN 
  

 

  
 1 

 GUARANTY 

FOR VALUE RECEIVED and in consideration for and as an inducement to NORMANDY NICKERSON ROAD, LLC, a Delaware limited liability company
(“Landlord”) to lease certain real property to OXFORD IMMUNOTEC, LIMITED, a Delaware corporation, as tenant (“Tenant”), pursuant to a lease dated as of March 1, 2013 (the “Lease”) by and between
Landlord and Tenant, the undersigned, OXFORD IMMUNOTEC, LIMITED, a United Kingdom company (“Guarantor”), does hereby unconditionally and irrevocably guarantee to Landlord the punctual payment of all Rent (as such term is defined in
the Lease) payable by Tenant under the Lease throughout the term of the Lease and any and all renewals and extensions thereof in accordance with and subject to the provisions of the Lease, and the full performance and observance of all other terms,
covenants, conditions and agreements therein provided to be performed and observed by Tenant under the terms of the Lease, for which the undersigned shall be jointly and severally liable with Tenant. If any Default on the part of Tenant shall occur
under the Lease, the undersigned does hereby covenant and agree to pay to Landlord in each and every instance such sum or sums of money and to perform each and every covenant, condition and agreement under the Lease as Tenant is and shall become
liable for or obligated to pay or perform under the Lease, together with the costs reasonably incurred by Landlord in connection therewith, including, without limitation, reasonable attorneys’ fees. Such payments of Rent and other sums shall be
made monthly or at such other intervals as the same shall or may become payable under the Lease, including any accelerations thereof, all without requiring any notice from Landlord (other than any notice required by the Lease) of such non-payment or
non performance, all of which the undersigned hereby expressly waives. 
 The maintenance of any action or proceeding by Landlord to recover
any sum or sums that may be or become due under the Lease and to secure the performance of any of the other terms, covenants and conditions of the Lease shall not preclude Landlord from thereafter instituting and maintaining subsequent actions or
proceedings for any subsequent Default or Defaults of Tenant under the Lease. The undersigned does hereby consent that without affecting the liability of the undersigned under this Guaranty and without notice to the undersigned, time may be given by
Landlord to Tenant for payment of Rent and such other sums and performance of said other terms, covenants and conditions, or any of them, and such time extended and indulgence granted, from time to time, or Tenant may be dispossessed or Landlord may
avail itself of or exercise any or all of the rights and remedies against Tenant provided by law or by the Lease, and may proceed either against Tenant alone or jointly against Tenant and the undersigned or against the undersigned alone without
first prosecuting or exhausting any remedy or claim against Tenant. The undersigned does hereby further consent to any subsequent change, modification or amendment of the Lease as agreed by the parties in any of its terms, covenants or conditions,
or in the Rent payable thereunder, or in the premises demised thereby, or in the term thereof, and to any assignment or assignments of the Lease, and to any subletting or sublettings of the premises demised by the Lease, and to any renewals or
extensions thereof, all of which may be made without notice to or consent of the undersigned and without in any manner releasing or relieving the undersigned from liability under this Guaranty. 

  
 1 

 The undersigned does hereby agree that the bankruptcy of Tenant shall have no effect on the
obligations of the undersigned hereunder. The undersigned does hereby further agree that in respect of any payments made by the undersigned hereunder, the undersigned shall not have any rights based on suretyship, subrogation or otherwise to stand
in the place of Landlord so as to compete with Landlord as a creditor of Tenant, unless and until all claims of Landlord under the Lease shall have been fully paid and satisfied. 

Neither this Guaranty nor any of the provisions hereof can be modified, waived or terminated, except by a written instrument signed by
Landlord. The provisions of this Guaranty shall apply to, bind and inure to the benefit of the undersigned and Landlord and their respective heirs, legal representatives, successors and assigns. The undersigned, if there be more than one, shall be
jointly and severally liable hereunder, and for purposes of such several liability the word “undersigned” wherever used herein shall be construed to refer to each of the undersigned parties separately, all in the same manner and with the
same effect as if each of them had signed separate instruments, and this Guaranty shall not be revoked or impaired as to any of such parties by the death of another party or by revocation or release of any obligations hereunder of any other party.
If Landlord should retain counsel and/or institute any suit against Guarantor to enforce this Guaranty or any covenants or obligations hereunder, then Guarantor shall pay to Landlord, upon demand, all reasonable attorneys’ fees, costs and
expenses, including, without limitation, court costs, filing fees, recording costs, and all other costs and expenses incurred in connection therewith (all of which are referred to herein as “Enforcement Costs”), in addition to all other
amounts due hereunder. This Guaranty shall be governed by and construed in accordance with the internal laws of the state where the premises demised by the Lease are located. For the purpose solely of litigating any dispute under this Guaranty, the
undersigned submits to the jurisdiction of the courts of said state. 
 Any notice or other communication to be given to Landlord or the
undersigned hereunder shall be in writing and sent in accordance with the notice provisions of the Lease. Notices to Landlord shall be delivered to Landlord’s address as set forth in the Lease. Notices to the undersigned shall be addressed as
follows: Oxford Immunotec, Limited, 94C Milton Park, Abingdon, Oxfordshire, OX14 4RZ, U.K. If Guarantor’s notice address as set forth above changes, Guarantor agrees to provide written notice to Landlord of such change in address. 

  
 2 

 IN WITNESS WHEREOF, the undersigned has executed this Guaranty as of the date of the Lease. 

 

									
	  
  

ATTEST/WITNESS:
	 		 	 GUARANTOR:
  

OXFORD IMMUNOTEC, LIMITED,
 a United Kingdom Company

					
		 	 	 		 	By:	 	/s/ Simon Turner
		 	Name
(print):                                      
                                         
          	 		 	Name:	 	Simon Turner
		 	 	 		 	Title:	 	VP Finance
		 	Name
(print):                                      
                                         
          	 		 		 	

  
 3EX-10.33

 Exhibit 10.33 

STANDARD COMMERCIAL LEASE 

ARTICLE 1.00 BASIC LEASE TERMS 

1.01. Parties. This lease agreement (“Lease”) is entered into by and between the following Landlord and Tenant, effective on
the date last executed below (“Effective Date”): 
 OMC Investment Venture, a Tennessee general partnership
(“Landlord”). 
 Oxford Immunotec, Inc., a Delaware corporation (“Tenant”). 

1.02. Leased Premises. In consideration of the rents, terms, provisions and covenants of this Lease, Landlord hereby leases, lets and
demises to the Tenant the following described premises (“Leased Premises”): 
 Land comprising approximately 3.182 acres and all
improvements thereon, including a building containing approximately 34,560 square feet, located at 5846 Distribution Drive, Memphis, Tennessee 38141, as generally depicted on the site plan attached hereto as Exhibit A, 

for the Term specified herein, all upon and subject to the terms and conditions set forth herein. 

Tenant acknowledges that the square footage of the Leased Premises is as set forth above. 

1.03. Term. The term (the “Term”) of this Lease shall commence on October 24, 2011 (the “Commencement Date”)
and terminate on December 31, 2016 (the “Termination Date”). Any occupancy of the Leased Premises by Tenant prior to the Commencement Date shall be subject to all obligations of Tenant under this Lease. 

1.04. Base Rent and Security Deposit. 

a) Base Rent per month for the Leased Premises shall be as follows but subject to adjustment in accordance with Section 6.01: 

 

					
	 Commencement Date through December 31, 2011
	  	$	 0.00	  
	 January 1, 2012 through December 31, 2012
	  	$	6,000.00	  
	 January 1, 2013 through December 31, 2013
	  	$	7,250.00	  
	 January 1, 2014 through December 31, 2016
	  	$	12,140.00	  

 b) The Security Deposit to be deposited by Tenant shall be: $ 12,140.00 

 1.05. Addresses. 

 

			
	 Landlord:
	  	Tenant:
		
	 Mailing Address:
 P.O. Box
17847
 Memphis, TN 38187-0847
 Physical
Address:
 1755 Kirby Parkway

Suite 320
 Memphis, TN
38120
	  	 Mailing and Physical Address:

2 Mount Royal
 Suite
100
 Marlborough, MA 01752

 1.06. Permitted Use. Tenant shall use the Leased Premises for clinical testing laboratory, general
office, storage and other related purposes. 
 ARTICLE 2.00 RENT 

2.01. Base Rent. Tenant agrees to pay monthly as Base Rent during the Term without notice, demand, deduction, counter-claim, set-off,
or abatement (except as other expressly provided in Sections 7.01, 7.02, 8.01 and 8.02 of this Lease), the sum of money set forth in Section 1.04 of this Lease. Tenant shall pay one monthly installment of Base Rent on the date of execution of
this Lease by Tenant for the Base Rent for January 2012 and a like monthly installment shall be due and must be paid on or before the first day of each calendar month thereafter, commencing February 1, 2012. No payment by Tenant or receipt by
Landlord of a lesser amount than the amount of Base Rent due will be deemed to be other than on account of the earliest past due installment of Base Rent required to be paid hereunder. Tenant agrees that no endorsement or statement on any check or
in any letter accompanying any check or payment of Base Rent constitutes an accord and satisfaction and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of Base Rent then due or to pursue
any remedy available under this Lease, at law or in equity. 
 2.02. Security. 

i. Security Deposit. Tenant shall deliver the Security Deposit to Landlord on the date of execution of the Lease by Tenant. The Security
Deposit will be held by Landlord without liability for interest and as security for the performance of Tenant’s covenants and obligations under this Lease, it being expressly understood that it is not an advance payment of Base Rent, Taxes and
Insurance (as defined in Section 2.04), or a measure of Landlord’s damage upon an Event of Default (as defined in Section 11.01). Landlord may commingle the Security Deposit with its other funds. Upon the occurrence of any Event of
Default (as defined in Section 11.01), Landlord may, from time to time, without prejudice to any other remedy, use the Security Deposit, to the extent necessary, to make good any arrears of Base Rent, Taxes and Insurance, or pay any expense or
liability incurred by Landlord as a result of the Event of Default. Provided Tenant delivers the Leased Premises to Landlord as required herein upon expiration or earlier termination of this Lease, Landlord shall return any remaining balance of the
Security Deposit to Tenant within forty-five (45) days following such expiration or termination of this Lease. If any 

  
 2 

 
portion of the Security Deposit is so used or applied, Tenant shall upon twenty (20) days written notice from Landlord, deposit with Landlord by cash or cashier’s check an amount
sufficient to restore the Security Deposit to its original amount. If Landlord transfers its interest in the Leased Premises during the Term, Landlord shall assign the Security Deposit to the transferee and, upon assumption of Landlord’s
obligations hereunder, have no further liability for the return of, or any matter relating to, such Security Deposit. 
 ii. Letter of
Credit. As additional security for the performance of its obligations under the Lease, within ten (10) days after the Effective Date, Tenant shall deliver to Landlord an irrevocable, unconditional, transferable, standby letter of credit
issued in favor of Landlord, as beneficiary, and issued for Tenant, as account party in the amount of Three Hundred Fifty-eight Thousand, Six Hundred & xx/100 Dollars ($358,600.00), in substantially the form attached hereto as Schedule I
(the “Letter of Credit”). 
 (i) Requirements of the Letter of Credit. The Letter of Credit shall be, among other things:

 (1) In form and content satisfactory to Landlord in its reasonable discretion, 

(2) Issued by a United States commercial bank satisfactory to Landlord and that is a member of the New York Clearing House Association, 

(3) Subject to the International Standby Practices 1998, International Chamber of Commerce Publication No. 590, 

(4) Conditioned for payment solely upon presentation of the Letter of Credit and a sight draft, and 

(5) Transferable one or more times by Landlord without the consent of Tenant if Landlord’s interest in the Premises is sold or otherwise
transferred and the obligations of Landlord under this Lease assumed in writing by such transferee. 
 (ii) Permitted Reductions in
Letter of Credit. Provided no uncured Event of Default exists on each the following dates (“Default Compliance Date”), the Letter of Credit shall be reduced to the following amounts effective the following January 1 (“LOC
Reduction Date”): 
  

									
	 Default Compliance Date
	  	Reduced
Letter of Credit Amount	 	  	LOC Reduction Date	 
	 November 30, 2012
	  	$	286,600.00	  	  	 	January 1, 2013	  
	 November 30, 2013
	  	$	199,600.00	  	  	 	January 1, 2014	  
	 November 30, 2014
	  	$	 53,900.00	  	  	 	January 1, 2015	  

 Notwithstanding the foregoing, in the event Landlord has delivered written notice to Tenant of an event that
will constitute an Event of Default if not timely cured in accordance with Section 11.01 of this Lease, and Tenant has not cured such event on or before fifteen (15) days prior to any LOC Reduction Date, Landlord may draw the LOC without
any further notice to Tenant. 

  
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 (iii) Expiration/Replacement of Letter of Credit. The original Letter of Credit shall not
expire earlier than December 31, 2012. If Tenant does not deliver an amendment to or substitute for the Letter of Credit extending the expiration of the letter of credit for an additional twelve (12) months on or before December 1,
2012, December 1, 2013 and December 1, 2014, respectively, such failure shall be deemed an Event of Default, and Landlord shall provide written notice to Tenant of such Event of Default. If Tenant fails to deliver an amendment to or
substitution of the Letter of Credit within ten (10) days of the date of such notice, Landlord shall have the right to draw the full amount of the existing Letter of Credit and hold such amount as additional Security Deposit as set forth in
Section 2.02, until receipt of a replacement Letter of Credit consistent with the requirements of this Section 2.02. So long as no Event of Default exists at November 30, 2015, the Letter of Credit may expire on December 31,
2015. 
 (iv) Draws against Letter of Credit. 

(1) Landlord may only draw the Letter of Credit and use, apply, or retain the proceeds thereof to the same extent that Landlord may use, apply
or retain the Security Deposit, as set forth in Section 2.02. 
 2.03. Additional Rent. For purposes of this Lease, Additional
Rent shall include Taxes and Insurance and all other amounts due Landlord from Tenant pursuant to the terms of this Lease. 

2.04. Taxes and Insurance. Tenant agrees to pay without notice, demand, counter-claim, deduction, set-off or abatement of any kind all
real property taxes and installments of special assessments (including dues and assessments by means of deed restrictions and/or owners associations) lawfully levied or assessed against the Leased Premises, and any and all insurance required herein
or as Landlord deems reasonably necessary (specifically including fire and casualty, commercial general liability and rent loss [a/k/a business income] insurance) (collectively “Taxes and Insurance”). Landlord shall invoice Tenant monthly
(in advance) for Taxes and Insurance commencing on the Commencement Date and such billings will be based upon Landlord’s estimate of Taxes and Insurance for the current calendar year, provided, that in the event Landlord is required under a
mortgage, deed of trust, underlying lease or loan agreement covering the Leased Premises to escrow Taxes and Insurance, Landlord may but will not be obligated, to use the amount required to be escrowed as a basis for its estimate. To the extent the
Commencement Date or Termination Date of the Lease is not on the first day of the calendar year or last day of the calendar year respectively, Tenant’s liability for Taxes and Insurance is subject to a pro rata adjustment based on the number of
days of any such year during which the Term is in effect. Landlord shall contest or appeal any value assessment rendered by applicable taxing authorities that is deemed to be in excess of fair market value or the value of comparable properties and
if such efforts result in a reduction of the real property taxes for any period during the Term, Landlord shall refund Tenant the amount of such reduction less the fees of the Landlord’s third party property tax consultants for obtaining such
reduction. In no event shall Tenant be liable for any income or franchise taxes imposed upon Landlord unless such taxes are in substitution of the taxes set forth above. 

  
 4 

 2.05. Intentionally omitted.  

2.06. Intentionally omitted. 

2.07. Reconciliation. Within one hundred twenty (120) days of the close of each calendar year, Landlord shall provide Tenant an
accounting showing in reasonable detail all computations of Taxes and Insurance due under Section 2.04. If the accounting shows that the total of the monthly payments made by Tenant exceeds the amount of Taxes and Insurance due by Tenant, such
amount will be credited against the next required payment of Taxes and Insurance. If the accounting shows that the total of the monthly payments made by Tenant is less than the amount due by Tenant, such accounting will be accompanied by an invoice
for the additional amount. If this Lease terminates on a day other than the last day of a calendar year, the amount of any Taxes and Insurance payable by Tenant applicable to the year in which such termination occurs will be prorated on the ratio
that the number of days from the commencement of the calendar year to and including the Termination Date bears to 365. 
 2.08.
Late Payment Charge. Other remedies for nonpayment of Base Rent and Additional Rent notwithstanding, if the monthly Base Rent, Taxes and Insurance, and other payments are not in Landlord’s possession on or before the tenth (10th) day of the month for which such amounts are due, or if payment of any other Additional Rent payments due Landlord by Tenant is not received by Landlord on or before the tenth (10th) day of the month next following the month in which Tenant was invoiced, such amount shall bear interest at the lesser of (i) the highest lawful rate per annum or (ii) the rate of one
and one-half percent (11/2%) per month until paid. In lieu of interest on past due amounts, Landlord may charge a late fee equal to 5% of the amount past due to cover the extra expense
involved in collecting past due amounts. In addition, (i) Landlord is entitled to charge one-hundred dollars ($100.00) for each check or payment which is not honored by Tenant’s bank, said charge to be in addition to any other amounts owed
under this Lease, and (ii) if any Base Rent or Additional Rent payments are late two or more times in any calendar year, Landlord may require all future payments be made by certified bank check. 

2.09. Holding Over. If Tenant does not vacate the Leased Premises upon the expiration or termination of this Lease, such holding over
shall constitute, and be construed as, a tenancy at will at a daily rental equal to one-thirtieth (1/30th of an amount equal to, in addition to Additional Rent, one and one-half (11/2) times the Base Rent being paid by Tenant immediately prior to the expiration or termination of the Lease, and all other terms and provisions of this Lease shall apply during such holdover
period (with the exclusion of any expansion or renewal options). During such holdover period, Tenant agrees to vacate and deliver the Leased Premises to Landlord within thirty (30) days of Tenant’s receipt of notice from Landlord to
vacate. Landlord may give such notice pursuant to the notice provisions of Section 14.07 herein or by e-mail or facsimile transmission. Tenant agrees to pay the rental payable during the holdover period to Landlord on demand. No holding over by
Tenant, whether with or without the consent of Landlord and notwithstanding receipt by Tenant of an invoice from Landlord for holdover rent, will operate to extend the Term. Additionally, Tenant shall pay to Landlord all damages 

  
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sustained by Landlord as a result of such holding over by Tenant without Landlord’s consent. For purposes hereof, Tenant shall considered to have vacated the Leased Premises only at such
time as it has delivered the Leased Premises to Landlord in the condition required by Section 5.05. 
 ARTICLE 3.00 OCCUPANCY AND USE

 3.01. Use. The Leased Premises shall be used and occupied only for the purpose set forth in Section 1.06. Tenant shall
occupy the Leased Premises, conduct its business and control its agents, employees, invitees and visitors in such a manner as is lawful, reputable, will not create a nuisance or affect the structural integrity, or design capabilities of the Leased
Premises. Tenant shall not conduct any auction, liquidation or going out of business sale. Outside storage is prohibited unless approved by Landlord. Tenant shall neither permit any waste on the Leased Premises nor allow the Leased Premises to be
used in any way which would, in the opinion of the Landlord, be extra hazardous on account of fire or which would in any way increase or render void the fire insurance on the Leased Premises. If at any time during the Term the State Board of
Insurance or other insurance authority disallows any of Landlord’s sprinkler credits or imposes an additional penalty or surcharge in Landlord’s insurance premiums solely because of Tenant’s original or subsequent placement or use of
storage racks or bins, method of storage or nature of Tenant’s inventory or any other act of Tenant, Tenant agrees to pay as Additional Rent the directly associated increase in Landlord’s insurance premiums. Notwithstanding anything set
forth in this Section 3.01, in no way does Landlord warrant or represent, either expressly or impliedly, that Tenant’s use of the Leased Premises is in accordance with applicable codes or ordinances of the municipality within which the
Leased Premises is located. 
 3.02. Signs. No sign (which shall include balloons, flags, pennants, banners, etc.) of any type
or description visible from outside the Leased Premises may he erected, placed or painted on or about the Leased Premises by Tenant, except those signs submitted to Landlord in writing and approved by Landlord in writing, and which signs are in
conformance with all Legal Requirements (the “Permitted Signs”). Such permitted signs shall be installed at Tenant’s sole cost and expense and must be removed by Tenant upon expiration or termination of the Lease. Any damage from such
removal shall be repaired at Tenant’s sole cost and expense. 
 3.03. Compliance with Laws, Rules and Regulations.
Tenant, at Tenant’s sole cost and expense, shall comply with all laws, ordinances, orders, rules and regulations now in effect or enacted subsequent to the date hereof (“Legal Requirements”) of state, federal, municipal or other
agencies or bodies having jurisdiction over Tenant or the Tenant’s occupancy of the Leased Premises. Tenant shall comply with the rules and regulations of the Leased Premises adopted by Landlord which are set forth on Schedule H attached to
this Lease (“Rules and Regulations”). Landlord is entitled, at all times, to change and amend the Rules and Regulations in any reasonable manner as Landlord deems advisable for the safety, care, cleanliness, preservation of good order and
operation or use of the Leased Premises. All such changes and amendments to the Rules and Regulations must be in writing and sent to Tenant at the Leased Premises and must thereafter be carried out and observed by Tenant. 

  
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 3.04. Warranty of Possession and Covenant of Quiet Enjoyment. Landlord warrants that it
has the right and authority to execute this Lease, and Tenant, upon compliance with the terms, conditions, covenants and agreements contained in this Lease, will be entitled to possession of the Leased Premises during the Term as well as any
extension or renewal thereof. Landlord shall warrant and defend Tenant in the quiet enjoyment and possession of the Leased Premises during the Term, provided, Landlord is not responsible for the acts of any third-party not under Landlord’s
control. 
 3.05. Inspection. Landlord or its authorized agents may, at any and all reasonable times with reasonable advance
notice (except in the event of an emergency, when notice is not required), enter the Leased Premises to inspect the same, conduct tests, environmental audits or other procedures to determine Tenant’s compliance with the terms hereof; to supply
any other service to be provided by Landlord; to show the Leased Premises to prospective purchasers, mortgagees or within the last six (6) months of the Term, prospective tenants; to alter, improve or repair the Leased Premises or for any other
purpose Landlord deems necessary. Landlord shall use its commercially reasonable efforts to minimize any interruption or disturbance to Tenant’s use or occupancy of the Leased Premises. Tenant shall not change Landlord’s lock system or in
any other manner prohibit Landlord from entering the Leased Premises. Landlord is entitled to use any and all means which Landlord may deem proper to open any door in an emergency. During the final one hundred eighty (180) days of the Term,
Landlord or its authorized agents have the right to erect or maintain on or about the Leased Premises customary signs advertising the Leased Premises for lease, provided such does not materially interfere with Tenant’s use or occupancy of the
Leased Premises. 
 Landlord acknowledges that Tenant may from time to time possess and keep in the Leased Premises individually identifiable health
information relating to the Tenant’s clients or their patients (“Protected Health Information” or “PHI”) which is a necessary part of Tenant’s use of the Leased Premises. If Landlord should enter onto the Leased
Premises, it may come in contact with such PHI, and if so, then Landlord shall not use or disclose any PHI. Further, Landlord agrees that it shall (i) hold the PHI confidentially and not use or disclose the PHI, and (ii) to notify Tenant
immediately of any instances of which it becomes aware in which the confidentiality of the PHI is breached. 
 3.06. Hazardous,
Biological & Medical Waste 
 (a) Hazardous Waste. The term “Hazardous Substances,” as used in this
Lease means pollutants, contaminants, toxic or hazardous wastes, or any other substances, the presence or use of which is regulated, restricted or prohibited by any “Environmental
Law,” which term means any federal, state or local law, ordinance or other statute of a governmental or quasi-governmental authority relating to pollution or protection of the environment. Tenant hereby agrees that (i) no activity will be
conducted on the Leased Premises that will produce any Hazardous Substance, except for such activities that are part of the ordinary course of Tenant’s business activities and of which Landlord has been notified in writing (the “Permitted
Activities”), provided said Permitted Activities are conducted in accordance with all Environmental Laws; Tenant shall obtain all required permits and pay all fees and provide any testing required by any governmental agency; (ii) the
Leased Premises will not be used by Tenant, its agents, employees, contractors, invitees or licensees (each and collectively a “Tenant Party”) in any manner for the storage of any Hazardous Substances except for the temporary storage of
such materials that are used in the ordinary course of Tenant’s business and of which  

  
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Landlord has been notified in writing (the “Permitted Materials”), provided such Permitted Materials are properly stored in a manner and location meeting all Environmental Laws; Tenant
shall obtain any required permits and pay any fees and provide any testing required by any governmental agency; (iii) no portion of the Leased Premises will be used by Tenant (or any Tenant Party) as a landfill or a dump; (iv) Tenant will
not install any underground or above ground tanks of any type; (v) Tenant will not allow any surface or subsurface conditions to exist or come into existence that constitute, or with the passage of time may constitute a public or private
nuisance; (vi) Tenant will not permit any Hazardous Substances to be brought onto the Leased Premises, except for the Permitted Materials, and if so brought or found located thereon, the same must be immediately removed, with proper disposal,
and all required cleanup procedures must be diligently undertaken pursuant to all Environmental Laws. 
 Landlord or Landlord’s representative have the
right but not the obligation to enter the Leased Premises for the Purpose of inspection to ensure compliance with all Environmental Laws. Should Landlord determine, in Landlord’s opinion, that any Hazardous Substances, including Permitted
Materials, are being improperly stored, used, or disposed of, or any Permitted Activities are being improperly conducted, then Tenant shall immediately take such corrective action as required by Landlord. Should Tenant fail to take such corrective
action within twenty-four (24) hours, Landlord is entitled to perform such work and Tenant shall promptly reimburse Landlord for any and all costs associated with said work. If at any time during or after the Term, the Leased Premises are found
to be so contaminated or subject to said conditions, and said conditions did not exist on the Commencement Date, Tenant shall diligently institute proper and thorough cleanup procedures at Tenant’s sole cost. Before taking any action to comply
with Environmental Laws or to clean up Hazardous Substances contaminating the Leased Premises, Tenant shall submit to Landlord a plan of action, including all plans and documents required by any Environmental Law to be submitted to a governmental
authority (collectively a “plan of action”). Such plan of action must be implemented by a licensed environmental contractor. Before Tenant begins the actions necessary to comply with Environmental Laws or to clean up contamination from
Hazardous Substances, Landlord must (1) approve the nature, scope and timing of the plan of action, and (2) approve any and all covenants and agreements to affect the plan of action. 

(b) Landlord’s Obligations. 

(i) Landlord represents and warrants that to its knowledge, without independent investigation, on the Commencement Date the Leased
Premises will be in compliance with all Environmental Laws. Landlord shall be solely responsible, at Landlord’s cost, for removing or otherwise remediating all Hazardous Substances existing on the Commencement Date within the Leased Premises in
violation of Environmental Laws, and in full compliance with all Environmental Laws. 
 (ii) If Tenant incurs any costs, fees, and/or
expenses, in connection with removal of Hazardous Substances existing within the Leased Premises on the Commencement Date in violation of Environmental Laws, Landlord shall pay such costs, fees and/or expenses within thirty (30) days of a
written request from Tenant, along with documentation of all costs, fees and/or expenses incurred by Tenant. Furthermore, Landlord shall indemnify, protect, defend and hold Tenant harmless from and against any and all costs,

  
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fees, and/or expenses in any way related to the removal of Hazardous Substances existing within the Leased Premises on the Commencement Date in violation of Environmental Laws. If any action or
proceeding is brought against Tenant by reason of the existence of Hazardous Substances within the Leased Premises on the Commencement Date in violation of Environmental Laws, Landlord, upon written notice from Tenant, shall defend the same at
Landlord’s expense by counsel reasonably satisfactory to Tenant. 
 (c) Biological and Medical Waste Contaminants and Materials.

 (iii) Tenant represents and warrants that it shall handle and dispose of all blood, urine, fecal, tissues and other biological and
medical waste, contaminants and materials (collectively, the “Biohazardous Substances”) in a manner that is in accordance with all federal, state and local laws and ordinances 41:1 regulations (collectively, the “Biohazardous
Regulations”). Tenant hereby agrees to save, indemnify, defend and hold Landlord harmless from any and all claims, actions, causes of actions and losses, including attorneys’ and consultants’ fees and expenses, resulting from the
release or threatened release of any Biohazardous Substances on or about the Leased Premises, which occurs while Tenant is occupying the Leased Premises, or from Tenant’s failure to strictly abide by the Biohazardous Regulations. This warranty,
representation and indemnification shall survive the expiration or other termination of this Lease. 
 (iv) Prior to the expiration
of this Lease or within thirty (30) days after a termination of this Lease or within thirty (30) days after Tenant ceases to occupy the Lease Premises, Tenant shall cause the entire Leased Premises to be decontaminated in accordance with
all Biohazardous Regulations and shall bear all costs and expenses related to such decontamination. Within thirty (30) days after the decontamination is completed, Tenant shall furnish Landlord written evidence from a nationally recognized
third party biohazardous testing firm that the Leased Premises have been completely decontaminated of all Biohazardous Substances in accordance with all Biohazardous Regulations. Failure to timely furnish such third party written evidence to
Landlord as specified herein or if the furnished evidence is not reasonably satisfactory to Landlord shall constitute an Event of Default and Landlord, in addition to any other remedies provided for in this Lease, may take such other action as is
lawful, including, but not limited to, having the entire Leased Premises decontaminated in accordance with all Biohazardous Regulations, and Tenant shall reimburse Landlord for the total cost thereof plus any additional costs of Landlord as a result
of enforcing this provision, including, but not limited to attorneys’ fees and expenses. Tenant’s obligation in this regard shall constitute an independent obligation to indemnify Landlord and such indemnity obligations shall survive the
expiration or other termination of this Lease. 
 (v) Tenant represents and warrants that it has not been previously cited for any
environmental or biohazardous violations by any applicable governmental agency. 
 3.07. Parking, Road Use and Improvements by Landlord.
Tenant is granted the license and right to use, for the benefit of Tenant, its employees, customers, invitees and licensees, 1) the parking areas on an unassigned, unreserved and exclusive basis, and 2) the roadways, in each case subject to
reasonable regulation by Landlord. No parking is permitted on any common drive areas by Tenant or any of Tenant’s employees, customers, invitees or  

  
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licensees. No driving or parking of any vehicles on non-paved areas is permitted. With respect to the parking and parking lots serving the Leased Premises, Landlord (i) shall not) block
or restrict the parking available to the Tenant, (ii) shall make such parking and parking lot available for Tenant’s use at all times during this Lease, and (iii) shall not change or reconfigure the parking or parking lots.
LANDLORD WILL HAVE NO LIABILITY TO TENANT, ITS EMPLOYEES, AGENTS OR INVITEES FOR ANY CLAIMS OR LIABILITIES ARISING FROM SUCH PARTIES’ USE OF THE PARKING AREAS AND TENANT WILL INDEMNIFY AND HOLD LANDLORD HARMLESS AGAINST ALL SUCH CLAIMS AND
LIABILITIES UNLESS CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD. 
 3.08. Permits. Tenant shall, at its sole
cost, be responsible for all permits with respect to the operation of its business and use and occupancy of the Leased Premises by Tenant and will provide copies of such permits from time to time upon the written request of Landlord. 

ARTICLE 4.00 UTILITIES AND SERVICE 

4.01. Services. Landlord shall provide at its sole cost and expense on the Commencement Date (a) water and sewer service
connections to the Leased Premises, (b) electricity service connections to the electrical box mounted on the outside of the Leased Premises, and (c) telephone service connections to the telephone box adjacent to the Leased Premises (the
“Essential Building Services”). The Essential Building Services shall be provided by the applicable utility providers in manner, quantity and quality equal to utility services provided to buildings of comparable size, use and location.
Tenant shall arrange for connection to such services and pay directly to the appropriate supplier all cost of utility services to the Leased Premises, including, but not limited to, security deposits, initial connection charges, taxes, penalties,
surcharges or the like, all charges for gas, electricity, telephone, water, sprinkler monitoring devices, sanitary and storm sewer service, and security systems. Tenant shall pay all costs caused by Tenant introducing excessive pollutants or solids
other than ordinary human waste into the sanitary sewer system, including permits, fees and charges levied by any governmental subdivision for any such pollutants or solids. Tenant shall be responsible for the installation and maintenance of any
dilution tanks, holding tanks, settling tanks, sewer sampling devices, sand traps, grease traps or similar devices as may be required by any governmental subdivision for Tenant’s use of the sanitary sewer system. Except as set forth herein,
Landlord shall not be required to pay for any utility services, supplies’ or upkeep in connection with the Leased Premises. 

Tenant agrees that Landlord shall not be liable to Tenant in any respect for damages to either person, property or business on account of any
interruption or failure of utility services. No such interruption or failure may be construed as an eviction of Tenant or entitle Tenant to (i) any abatement of rent unless the interruption or failure of utilities is the result of the gross
negligence or willful misconduct of Landlord or any Landlord Party, (ii) terminate the Lease, or (iii) be relieved from fulfilling any covenant or agreement contained herein. Should any malfunction of the improvements or facilities to the
Leased Premises (which by definition do not include any improvements or facilities of Tenant above standard improvements for the Leased Premises) occur for any reason, Landlord shall use reasonable diligence to see that such malfunction is corrected
promptly. 

  
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 4.02. Telecommunications. Tenant, at its sole cost, may order and use telephone and other
wired telecommunications services in accordance with rules and regulations adopted by Landlord from time to time, but Tenant must obtain Landlord’s prior written consent to Tenant’s use of services of a telephone or telecommunications
service provider who is not then providing service to the Leased Premises. Unless Landlord otherwise requests or consents in writing, Tenant’s telecommunications equipment must be located in the Leased Premises. Landlord has no obligation to
maintain Tenant’s telecommunications equipment, wiring, or other infrastructure, and if any such service is interrupted, curtailed, or discontinued, Landlord will have no obligation or liability to Tenant. Landlord shall not build or erect any
structure on or about the Leased Premises which may or interfere with such telecommunications equipment. 
 (a) Landlord, upon
reasonable prior notice to Tenant, will be entitled to interrupt or turn off telecommunications facilities for any emergency, to repair the Leased Premises. Landlord shall use commercially reasonable efforts to make any such repairs during
non-business hours, minimizing the interruption to Tenant. 
 (b) Upon expiration or termination of this Lease, Tenant, at its sole cost,
will remove all telecommunications equipment and other facilities for telecommunications transmittal (including wiring) installed in the Leased Premises for Tenant’s use. 

4.03. Security Service. Tenant acknowledges and agrees that Landlord is not providing any security services with respect to the Leased
Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the
Leased Premises or any other breach of security with respect to the Leased Premises, unless caused by the gross negligence or willful misconduct of Landlord, or its agents, employees, contractors, invitees or licenses (each and collectively, a
“Landlord Party”). Tenant shall, at all times, secure the Leased Premises to prevent unlawful or uninvited entry thereon. 

ARTICLE 5.00 REPAIRS AND MAINTENANCE 

5.01. Existing Conditions. Tenant accepts the Leased Premises as of the date hereof, subject to all recorded matters, laws, ordinances,
and governmental rules, regulations and orders. Tenant acknowledges that except as set forth in Section 14.20, neither Landlord nor any agent of Landlord has made any warranty or representation of any kind, either express or implied as to the
condition of the Leased Premises or the suitability of the Leased Premises for Tenant’s intended use. Tenant’s execution of Landlord’s Standard Tenant Acceptance of Premises form will be conclusive evidence that Tenant accepts the
Leased Premises, that the Leased Premises have been completed in accordance with Section 6.01 and were in good and satisfactory condition at the time such possession was so taken. Prior to taking occupancy of the Leased Premises, Tenant shall
sign a copy of the space plan of the Leased Premises acknowledging its condition on the date thereof (unless Landlord waives such requirement) and execute Landlord’s Standard Tenant Acceptance of Premises form accepting such condition.

 5.02. Landlord Repairs and Maintenance. Landlord is not required to maintain or make any repairs or replacements of any kind
or character to the Leased Premises during the Term except as are set forth in this Section 5.02. Landlord shall maintain in good repair and  

  
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condition, except for reasonable wear and tear, only the structural components of the roof, foundation, surfaces and structural soundness of exterior walls (excluding windows, window glass, plate
glass, doors, store fronts, uninsured losses and damages caused by Tenant or any third party). Landlord’s costs of maintaining the items set forth in this section are not subject to the Additional Rent provisions in Section 2.03. Tenant is
not entitled to any abatement or reduction of rent by reason of any maintenance, repairs, replacement or alterations made by Landlord under this Lease, unless Tenant is unable to conduct its business within the Leased Premises as a result of the
gross negligence or willful misconduct of Landlord, or any Landlord Party, while performing its obligations under this Section 5.02. 

5.03. Tenant Repairs and Maintenance. Tenant shall, at its sole cost and expense, maintain, repair and replace all other parts of the
Leased Premises in good repair and condition (reasonable wear and tear excepted), including, but not limited to windows, window glass, plate glass, doors, store fronts, floor covering, interior walls, partitions and finish work, interior side of
structural walls, water closets, kitchens, interior plumbing, electrical systems, heating, ventilating and air-conditioning systems, down spouts, fire sprinkler system, dock bumpers, levelers, lights, truck and rail doors, pest control and
extermination and trash pick-up and removal, lawn and landscaping, the landscaping irrigation system and the common areas (i.e. parking lot and sidewalks). Tenant shall repair and pay for any damage caused by any act or omission of Tenant or Tenant
Party. Repairs and replacements shall be done in a good and workmanlike manner and in accordance with all Legal Requirements. If Tenant fails to maintain, repair or replace as required herein, Landlord may, at its option, perform on Tenant’s
behalf and charge the cost of such performance to Tenant as Additional Rent which is due and payable by Tenant within thirty (30) days from receipt of Landlord’s invoice with accompanying description of services. Costs under this section
are the total responsibility of Tenant. 
 Notwithstanding the foregoing, provided Tenant complies with Section 5.06 below,
Landlord shall reimburse Tenant for (i) 100% of the cost of any repairs to or replacement of the HVAC, plumbing or electrical systems through March 31, 2012. Tenant shall notify Landlord in writing of the need for such repairs or
replacement no less than ten (10) days prior to such repairs or replacements being made to allow Landlord to confirm that such repairs or replacements are necessary. Reimbursement required hereunder shall be made within fifteen (15) days
of receipt of the vendor invoice detailing the costs of repair or replacement incurred by Tenant. 
 Landlord agrees that Tenant may receive
the benefit of all guaranties and warranties owned by Landlord on items for which Tenant is responsible for repair and maintenance, provided Tenant complies with all conditions established in any such guaranty or warranty. 

5.04. Request for Repairs. All requests for repairs or maintenance that are the responsibility of Landlord pursuant to any provision of
this Lease must be made in writing to Landlord at the address in Section 1.05 and delivered pursuant to Section 14.07. Notices sent by facsimile are not considered proper notice for purposes hereof. If Tenant shall promptly give Landlord
written notice of any need for repairs or maintenance for which Landlord is responsible under this Lease, and if Landlord shall fail to conduct such repairs or maintenance in accordance with this Lease within sixty (60) days of Tenant’s
notification, or such shorter time as is reasonable if expedited repair or maintenance is needed to avoid personal injury or property damage, or such longer time as is reasonable if necessary to conduct such repair or maintenance, 

  
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Tenant shall have the option to conduct such repair or maintenance, and Landlord shall pay to Tenant all reasonable costs and expenses incurred with respect thereto within thirty (30) days
after receipt of Tenant’s invoice therefore, which invoice shall be accompanied by reasonably sufficient documentation evidencing the amount required to be paid. Notwithstanding the foregoing, any repair or maintenance work performed by Tenant
pursuant to this Section 5.04 shall be done in accordance with all warranties and in a manner that will not invalidate any warranties. 

5.05. Tenant Damages. Tenant shall not cause any damage (or allow any damage by a Tenant Party) to any portion of the Leased Premises,
and at the termination of this Lease Tenant shall deliver the Leased Premises to Landlord in good condition and repair, ordinary wear and tear and damage from insured casualty excepted. For purposes of this Section 5.05, “good condition
and repair” shall mean, at a minimum, broom-clean, carpet vacuumed, light fixtures working properly, electrical outlets working properly, HVAC systems working properly, plumbing fixtures working properly, hot water heaters working properly,
doors opening and closing properly, damage to sheet rock repaired, dock doors working properly, and all damaged plate-glass repaired. Tenant shall remove all personal property from the Leased Premises, including laboratory benches and vents for
hooded equipment, and shall repair any damages to the Leased Premises due to such removal. 
 Tenant shall notify Landlord in writing
prior to vacating the Leased Premises and arrange to meet with Landlord for a joint inspection immediately prior to evacuation. The cost and expense of any repairs necessary to restore the condition of the Leased Premises to the condition required
herein shall be borne by Tenant. Should Landlord be required to expend any sums to ensure compliance with this Section 5.05, Tenant shall reimburse Landlord within thirty (30) days of receipt of notice from Landlord. 

5.06. Maintenance Contract. Tenant shall, at its sole cost and expense, during the Term maintain a regularly scheduled preventative
maintenance/service contract on an annual basis with a maintenance contract for the servicing of all heating, ventilation and air conditioning systems and equipment within or servicing to Leased Premises, including the UPS system and diesel
generator. The maintenance contractors and contracts must be reasonably approved by Landlord and must include all services suggested by the equipment manufacturer. A copy of the service contract shall be provided to Landlord within thirty
(30) days following the Commencement Date. In the event the service contracts are not provided, then Landlord shall have the right, but not the obligation to have the work done and the cost therefor shall be charged to Tenant as Additional Rent
and shall become payable by Tenant with the payment of the rent next due hereunder. 
 ARTICLE 6.00 ALTERATIONS AND IMPROVEMENTS

 6.01. Landlord Improvements. 

(a) On the Commencement Date, Landlord will deliver the Leased Premises to Tenant in a broom clean condition, and, along with the lighting,
electrical (excluding the UPS system and the diesel generator), mechanical and plumbing fixtures, plumbing systems, dock doors and HVAC servicing the Leased Premises, hot water, doors and plate-glass, will be delivered to Tenant in good condition
and repair, as defined in Section 5.05 above. 

  
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 (b) After receipt of the Letter of Credit and any required building permit, Landlord will
commence and diligently pursue to completion, the construction of the improvements to the Leased Premises (the “Landlord Improvements”), in accordance with plans and specifications as shown in Exhibit B, subject to approval by local
regulatory authorities (the “Plans”), which Plans are made a part of this Lease by reference. Any changes or modifications to the Plans must be made and accepted by written change order or agreement signed by Landlord and Tenant and will
constitute an amendment to this Lease. Any Landlord Improvements made by Landlord are the property of Landlord and must be surrendered to Landlord upon the termination of this Lease without credit to Tenant. Upon completion of any Landlord
Improvements and issuance of a final certificate of occupancy (to be applied for by Landlord’s general contractor) and certification from Landlord’s general contractor certifying to Tenant that all Landlord Improvements have been completed
in accordance with the Plans (the “General Contractor’s Certificate”), thereafter Landlord shall provide and Tenant shall acknowledge receipt and acceptance of “as-built plans” of all work done in accordance with this
Section 6.01. 
 (c) Landlord shall furnish an allowance of up to $172,800.00 (One hundred seventy-two thousand, eight hundred dollars)
(“Landlord Improvement Allowance”) to be credited against the cost of the construction of the Landlord Improvements. If the actual cost of construction of the Landlord Improvements is less than the Landlord Improvement Allowance
(“Allowance Overage”), Tenant shall have no right or claim to such difference; provided however, that if there is an Allowance Overage, Landlord, upon submission of supporting documentation by Tenant, will reimburse Tenant for any third
party costs of low voltage wiring and laboratory benches for the Leased Premises, but such reimbursement shall not exceed the lesser of the Allowance Overage or 69,120.00 (Sixty-nine thousand, one hundred twenty & xx/100 dollars). If the
actual cost of construction of the Landlord Improvements exceeds the Landlord Improvement Allowance, Tenant shall pay such excess cost to Landlord within ten (10) business days after receipt of supporting documentation and the General
Contractor’s Certificate,. 
 (d) Notwithstanding anything contained in Section 6.01 (c) above, within 30 days after the
issuance of the General Contractor’s Certificate, Landlord will determine the sum of (i) the actual cost of the Landlord Improvements, plus (ii) if any, the actual costs submitted by Tenant towards the Contingent Allowance, and the
product of the calculation shall be rounded to the next $1,000.00 (One Thousand Dollars). If the resultant amount is less than the Landlord Improvement Allowance, Landlord shall reduce the monthly Base Rent by $20.25 (“Base Rent Reduction
Factor”) for each whole $1,000.00 (One Thousand Dollars) of such amount effective January 1, 2012. If it is determined that the monthly Base Rent is to be reduced and if Tenant has already paid Base Rent in a pre-reduction amount, Landlord
shall give Tenant credit for any such excess payment, and reduction in monthly Base Rent shall be memorialized in an amendment to this Lease. In the event that the monthly Base Rent is reduced in accordance with this Section 6.01(d), there
shall be no reduction in the Security Deposit Amount or in the requirements set forth for the Letter of Credit. 

  
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 The following example illustrates the intentions of the parties hereto as to computation of any reduction of the
monthly Base Rent: 
 Assumptions: 
  

	 	1.	Actual cost of the Landlord Improvements: $100,000.00 

  

	 	2.	Actual cost of qualifying costs for Contingent Allowance: $50,500.00 

 Total cost of Landlord Improvements and
Contingent Allowance Costs: ($100,000.00 + $50,500.00) = $150,500.00 
 Determination of reduction in monthly Base Rent: 

 

					
	 Total Landlord Improvement Allowance
	  	$	172,800.00	  
	 Less total cost of Landlord Improvements and contingent costs
	  	 	150,500.00	  
		  	  
	  
	 
		  	$	22300.00	  
		  	  
	  
	 
	 Rounded to next $1,000.00 (One Thousand Dollars)
	  	$	23,000.00	  
	 Divided by $1,000.00 (One Thousand Dollars)
	  	 	1,000.00	  
		  	  
	  
	 
		  	 	23.00	  
	 Base Rent Reduction Factor
	  	 	20.25	  
		  	  
	  
	 
	 Reduction in monthly Base Rent
	  	$	465.75	  
		  	  
	  
	 

 (e) In addition to the Landlord Improvements, Landlord, at Landlord’s sole cost and expense, shall have
the following additional work performed on the Leased Premises prior to delivery of possession to Tenant, such work to be coordinated with the construction of the Landlord Improvements: 

 

	 	(i)	Replace all stained, damaged or missing ceiling tiles, 

  

	 	(ii)	Paint all walls in the Leased Premises, the color to be designated by Tenant, 

  

	 	(iii)	Replace all vinyl floor tiles in the open laboratory area as shown in Exhibit C, 

  

	 	(iv)	Shampoo all carpets in the office areas and hallways and 

  

	 	(v)	Any existing water supply or drainage pipes in the open lab area that are not initially utilized by Tenant shall be capped and made reasonably flush with the floor, but such capping shall allow for those pipes to be
tapped by Tenant for future use. 

  

	 	(vi)	Re-caulk all perimeter flashing; install new pads under all gas line blocking; repair any loose or open curb or wall flashing; repack all pitch pans; repair any open joints on gravel guard; repair any loose scupper
flashing; clean, prime and install EPDM peel and stick tape to all roof side tilt wall joints; clean all debris from around drains and entire roof; install Kranak 97 asbestos free aluminum coating to entire roof surface 

 

	 	(vii)	Repair any existing alligator or pothole areas. 

  
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 6.02. Tenant Improvements. Tenant shall not make or allow to be made any structural
alterations or physical additions in or to the Leased Premises (“Tenant Alterations”) without complying with all Legal Requirements and without first obtaining the written consent of Landlord. Consent may be conditioned upon review and
approval of plans and specifications and monitoring of construction by Landlord, Landlord’s consultants or any manufacturer providing any original components of the Leased Premises. Landlord’s review of Tenant’s plans and
specifications and monitoring of construction shall be solely for Landlord’s benefit and shall impose no duty or obligation on Landlord to confirm that the plans and specifications and/or construction comply with any Legal Requirements. Any
Tenant Alterations shall be made or performed at Tenant’s sole cost and expense by a contractor or contractors acceptable to Landlord and in a good, workmanlike and lien free manner. All Tenant Alterations are the property of Landlord and must
be surrendered to Landlord upon the termination of this Lease without credit to Tenant; provided, however, Landlord, at its option, at the time Landlord’s consent is granted, may designate in writing to Tenant that Tenant remove certain Tenant
Alterations in order to restore the Leased Premises to the condition existing at the time Tenant took possession, all costs of removal to be borne by Tenant. This clause does not apply to moveable equipment, fixtures or furniture owned by Tenant,
which may be removed by Tenant at the end of the Term, provided such removal can he accomplished without material damage to the Leased Premises. Upon completion of any Tenant Alterations, Tenant shall provide Landlord with “as built plans”
(on CAD form), copies of all construction contracts and proof of payment for all labor and materials (including lien waivers). To defer the cost to Landlord associated with Tenant Alterations and confirming that such improvements are in accordance
with the terms of this Lease and comply with all Legal Requirements, Tenant shall reimburse Landlord within thirty (30) days after notice and supporting documentation, as Additional Rent, any sums expended by Landlord for third party
examination of the architectural, mechanical, electrical and plumbing plans for any Tenant Alterations.  
 Tenant, at its own cost
and expense and without Landlord’s prior approval, may erect such shelves, machinery and trade fixtures (collectively “Trade Fixtures”) in the ordinary course of its business provided that such items do not alter the basic character
of the Leased Premises, do not overload or damage the Leased Premises, may be removed without injury to the Leased Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with Landlord’s
requirements set forth above. Upon expiration or earlier termination or this Lease, Tenant shall remove its Trade Fixtures and shall repair any damage caused by such removal. 

6.03. Alterations By Landlord. With respect to Landlord’s ability to alter the Leased Premises after completion of the Landlord
Improvements, Landlord covenants not to make any changes, additions, or alterations which materially and adversely affect the Leased Premises, Tenant’s business operations thereat, access to the Leased Premises, visibility of the Leased
Premises or Tenant’s signs, or the proximity of and convenient access between the parking areas and the Leased Premises; without first obtaining Tenant’s written consent, which consent may be withheld if any such changes, alterations or
additions materially and adversely affect Tenant’s business operations; otherwise Tenant’s consent shall not be unreasonably withheld or delayed. 

  
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 ARTICLE 7.00 CASUALTY AND INSURANCE 

7.01. Substantial Destruction. If the Leased Premises or any part thereof are damaged by fire or other casualty, Tenant shall give
prompt written notice thereof to Landlord: 1) If the Leased Premises are totally destroyed by fire or other casualty, 2) if the Leased Premises are damaged so that rebuilding cannot reasonably be completed within one hundred eighty (180) days
after the date of written notification by Tenant to Landlord of the destruction, 3) if the Leased Premises are substantially destroyed (even though the Leased Premises are not totally or substantially destroyed), 4) if the Leased Premises are
damaged by fire or other casualty and applicable law would prevent rebuilding to substantially the condition prior to such fire or casualty, 5) if any mortgagee requires the insurance proceeds payable as a result of such casualty to be applied to
the payment of the mortgage debt, or 6) the Leased Premises are materially damaged and less than one (1) year remain on the Term on the date of such casualty, Landlord may at its option terminate this Lease by providing Tenant written notice
thereof within sixty (60) days of such casualty and abate Base Rent and Additional Rent for the unexpired portion of the Term effective as of the date of the casualty. 

7.02. Partial Destruction. If this Lease is not terminated under Section 7.01, Landlord shall proceed with reasonable diligence to
rebuild or repair the Leased Premises and Landlord Improvements, if applicable, to substantially the same condition in which they existed prior to the damage, provided, Tenant agrees that Landlord has no obligation to repair or rebuild any Tenant
Alterations or Tenant’s furniture, fixtures or personal property. If the Leased Premises are to be rebuilt or repaired and are untenantable in whole or in part following the damage, Landlord and Tenant agree to adjust the Base Rent and
Additional Rent payable under this Lease during the period for which the Leased Premises are untenantable to such an extent as may be fair and reasonable under the circumstances. If Landlord elects to repair or rebuild the Leased Premises and fails
to complete such repair or rebuilding to substantially the same condition in which they existed prior to the damage (excluding the Tenant items set forth above) within one hundred eighty (180) days from the date of written notice by Tenant to
Landlord of such damage by fire or other casualty, and the damage is not the result of any act or omission by Tenant or any Tenant Party, then Tenant may terminate this Lease by providing written notice to Landlord. 

7.03. Property Insurance. Landlord shall at all times during the Term of this Lease maintain All Risk of Physical Loss Insurance with
the premiums paid in advance, issued by and binding upon an insurance company with an A.M. Best rating of A- or better, insuring the Leased Premises, and Landlord Improvements, if applicable, in an amount equal to the full replacement cost of the
Leased Premises and Landlord Improvements, if applicable, as of the date of the loss (exclusive of excavation and foundation costs, costs of underground items and costs of parking lot paving and landscaping); provided, Landlord shall not be
obligated in any way or manner to insure any Tenant Alterations or any personal property (including, but not limited to, any furniture, machinery, goods or supplies) of Tenant upon or within the Leased Premises, or any fixtures installed or paid for
by Tenant upon or within the Leased Premises. Tenant shall have no right in or claim to the proceeds of any policy of insurance maintained by Landlord even if the cost of such insurance is borne by Tenant as set forth in Article 2.00. 

  
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 7.04. Waiver of Subrogation. ANYTHING IN THIS LEASE TO THE CONTRARY NOTWITHSTANDING,
LANDLORD AND TENANT HEREBY WAIVE AND RELEASE EACH OTHER OF AND FROM ANY AND ALL RIGHT OF RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION, AGAINST EACH OTHER, THEIR AGENTS, OFFICERS, EMPLOYEES OR ANY PARTY CLAIMING BY, THROUGH OR UNDER LANDLORD OR TENANT,
FOR ANY LOSS OR DAMAGE THAT MAY OCCUR TO THE LEASED PREMISES, IMPROVEMENTS TO THE LEASED PREMISES, OR PERSONAL PROPERTY WITHIN THE LEASED PREMISES, BY REASON OF FIRE, EXPLOSION, OR ANY OTHER OCCURRENCE, REGARDLESS OF CAUSE OR ORIGIN, INCLUDING
NEGLIGENCE OF LANDLORD OR TENANT AND THEIR AGENTS, OFFICERS AND EMPLOYEES WHICH LOSS OR DAMAGE IS (OR WOULD HAVE BEEN, HAD THE INSURANCE REQUIRED BY THIS LEASE BEEN MAINTAINED) COVERED BY INSURANCE. LANDLORD AND TENANT AGREE IMMEDIATELY TO GIVE
THEIR RESPECTIVE INSURANCE COMPANIES WHICH HAVE ISSUED POLICIES OF INSURANCE COVERING ALL RISK OF DIRECT PHYSICAL LOSS, WRITTEN NOTICE OF THE TERMS OF THE MUTUAL WAIVERS CONTAINED IN THIS SECTION AND TO HAVE THE INSURANCE POLICIES PROPERLY ENDORSED,
IF NECESSARY, TO PREVENT THE INVALIDATION OF THE INSURANCE COVERAGES BY REASON OF THE MUTUAL WAIVERS. 
 7.05. Hold Harmless. TENANT
AGREES THAT LANDLORD IS NOT, AND DURING THE TERM HEREOF WILL NOT BE, LIABLE TO TENANT OR TENANT’S EMPLOYEES, AGENTS, INVITEES, LICENSEES OR VISITORS, OR TO ANY OTHER PERSON, CLAIMING BY, THROUGH OR UNDER TENANT FOR AN INJURY TO PERSON OR DAMAGE
TO PROPERTY ON OR ABOUT THE LEASED PREMISES OR FOR LOSS OF OR DAMAGE TO TENANT’S BUSINESS CAUSED BY ANY ACT OR OMISSION OF TENANT OR LANDLORD THEIR RESPECTIVE AGENTS, SERVANTS OR EMPLOYEES, ANY TENANT IN THE LEASED PREMISES, OR OF ANY OTHER
PERSON ENTERING UPON THE LEASED PREMISES UNDER EXPRESS OR IMPLIED INVITATION BY TENANT, EXCEPT TO THE EXTENT CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ANY LANDLORD PARTY. TENANT AGREES TO INDEMNIFY AND HOLD HARMLESS
LANDLORD OF AND FROM ANY LOSS, ATTORNEY’S FEES, EXPENSES OR CLAIMS ARISING OUT OF ANY SUCH DAMAGE OR INJURY. 
 7.06.
Tenant’s Insurance. 
 A. At all times commencing on and after the earlier of the Commencement Date and the date Tenant or
its agents, employees or contractors enters the Leased Premises for any purpose, Tenant shall carry and maintain, at its sole cost and expense: 

1. Commercial General Liability Insurance covering the Leased Premises, its appurtenances and Tenant’s actions therein,
providing, on an occurrence basis, with a combined single limit, including umbrella coverage, of not less than Two Million and No/100 Dollars. Coverage shall include premises and operations, products and completed operations, independent contractors
and blanket contractual liability; 

  
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 2. All Risks of Physical Loss Insurance written at full replacement cost value
and with a replacement cost endorsement covering (i) damage to Tenant’s personal property and the Tenant Alterations in the Leased Premises, resulting from fire or other casualty, and (ii) all damage to the Landlord Improvements
resulting from theft, burglary or vandalism; 
 3. Workers’ Compensation Insurance as required by the state in which the
Leased Premises is located and in amounts as may be required by applicable statute, and Employers’ Liability Coverage of One Million Dollars ($1,000,000.00) per occurrence; 

4. Business interruption or loss of income insurance for at least six (6) months of Tenant’s income and expenses; and

 5. Should Landlord’s Mortgagee require additional insurance coverage or different types of insurance in connection
with the Leased Premises or Tenant’s use and occupancy thereof, Tenant shall, upon request, obtain such insurance at Tenant’s expense and provide Landlord with evidence thereof. 

B. Before any repairs, alterations, additions, improvements, or construction are undertaken by or on behalf of Tenant, Tenant shall carry and
maintain, at its expense, or Tenant shall require any contractor performing work on the Leased Premises to carry and maintain, at no expense to Landlord, in addition to Workers’ Compensation Insurance, All Risk Builder’s Risk Insurance in
the amount of the full replacement cost of any alterations, additions or improvements and Commercial General Liability Insurance (including, without limitation, Contractor’s Liability coverage, Contractual Liability coverage, Completed
Operations coverage, Automobile Liability coverage ) written on an occurrence basis with a minimum combined single limit of Two Million Dollars ($2,000,000.00) and adding “the named Landlord hereunder (or any successor thereto), and its
respective members, principals, beneficiaries, partners, officers, directors, employees, agents and any Mortgagee(s)”, and other designees of Landlord as the interest of such designees appear, as additional insureds (collectively referred to as
the “Additional Insureds”). 
 C. Any company writing any insurance which Tenant is required to maintain or cause to be maintained
pursuant to the terms of this Lease (all such insurance as well as any other insurance pertaining to the Leased Premises or the operation of Tenant’s business therein being referred to as “Tenant’s Insurance”), as well as the
form of such insurance, are at all times subject to Landlord’s reasonable approval, and each such insurance company must have an A.M. Best rating of “A-” or better and be licensed and qualified to do business in the state in which the
Leased Premises are located. All policies evidencing Tenant’s Insurance (except for Workers’ Compensation Insurance) must specify Tenant as named insured and the Additional Insureds as additional insureds. Provided that the coverage
afforded Landlord and any designees of Landlord is not reduced or otherwise adversely affected, all of Tenant’s Insurance may be carried under a blanket policy covering the Leased Premises and any other of Tenant’s locations. All policies
of Tenant’s Insurance must contain endorsements requiring that the insurer(s) give 

  
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Landlord and its designees at least thirty (30) days’ advance written notice of any change, cancellation, termination or lapse of said insurance. Tenant shall be solely responsible for
payment of premiums for all of Tenant’s Insurance. Tenant shall deliver to Landlord at least three (3) business days prior to the time Tenant’s Insurance is first required to be carried by Tenant, and upon renewals as soon as
reasonably possible prior to the expiration of any such insurance coverage (but in no event after termination or expiration of the Policy), certificates evidencing all policies procured by Tenant in compliance with its obligations under this Lease.
The limits of Tenant’s Insurance do not in any manner limit Tenant’s liability under this Lease. 
 D. Tenant shall not do or fail
to do anything in, upon or about the Leased Premises which will (1) violate the terms of any of Landlord’s insurance policies which have been provided to Tenant; (2) prevent Landlord from obtaining policies of insurance acceptable to
Landlord or any Mortgagees; or (3) result in an increase in the rate of any insurance on the Leased Premises, any other property of Landlord or of others within the Leased Premises. In the event of the occurrence of any of the events set forth
in this Section, Tenant shall pay Landlord within thirty (30) days of receipt of notice and supporting documentation, as Additional Rent, the cost of the amount of any increase in any such insurance premium, provided that the acceptance by
Landlord of such payment may not be construed to be a waiver of any rights by Landlord in connection with a default by Tenant under the Lease. If Tenant fails to obtain the insurance coverage required by this Lease, Landlord may, at its option,
obtain such insurance for Tenant, and Tenant shall pay, as Additional Rent, the cost of all premiums thereon and all of Landlord’s costs associated therewith. 

ARTICLE 8.00 CONDEMNATION 

8.01. Substantial Taking. If all or a substantial portion of the Leased Premises are taken for any public or quasi-public use under any
governmental law, ordinance or regulation, or by right of eminent domain or by purchase in lieu thereof, and the taking would prevent or materially interfere with the use of the Leased Premises for the purpose for which it is then being used, then
either Landlord or Tenant may, but is not required to, terminate this Lease and abate Base Rent and Additional Rent during the unexpired portion of this Lease effective on the date title or physical possession is taken by the condemning authority,
whichever occurs first. 
 8.02. Partial Taking. If a portion of the Leased Premises are taken as set forth in
Section 8.01 above and this Lease is not terminated as provided above, Landlord shall, at Landlord’s sole risk and expense, restore and reconstruct the Leased Premises and Landlord Improvements, if applicable, to the extent necessary to
make it tenantable and suitable for use and occupancy by Tenant for the Permitted Use, provided, if the damages received by Landlord are insufficient to cover the costs of restoration, Landlord may terminate this Lease. Landlord shall have no
obligation to restore any Tenant Alterations, however should any portion of the award paid to Landlord be applicable to the Tenant Alterations, Landlord shall pay such amount to Tenant for use by Tenant in the restoration of such Tenant Alterations.
The Base Rent and Additional Rent payable under this Lease during the unexpired portion of the Term will be adjusted to such an extent as is fair and reasonable under the circumstances. 

  
 20 

 8.03. In the event of any taking as set forth above, Tenant may seek a separate award for
any loss of improvements made or paid for by Tenant, including the Tenant Alterations, its personal property, and its moving expenses (so long as no such claim diminishes Landlord’s claim or award), but all other claims of any nature shall
belong to Landlord. In the event Tenant does not receive such a separate award, Landlord shall be entitled to receive any and all sums awarded for the taking. 

8.04. Notwithstanding anything herein to the contrary, if the holder of any indebtedness secured by a mortgage or deed of trust
covering the Leased Premises requires that the condemnation proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days
after such requirement is imposed. 
 ARTICLE 9.00 ASSIGNMENT OR SUBLEASE 

9.01. Landlord Assignment. Landlord is entitled to sell, transfer or assign, in whole or in part, its rights and obligations under this
Lease and in the Leased Premises provided such transferee assumes all obligations of Landlord under this Lease. Any such sale, transfer or assignment shall, upon assumption by the transferee of Landlord’s obligations hereunder, release Landlord
from all liabilities under this Lease arising after the date of such sale, assignment or transfer, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligation. 

9.02. Tenant Assignment. Tenant shall not assign, in whole or in part, this Lease, or allow it to be assigned, in whole or in part, by
operation of law or otherwise (including without limitation, if Tenant’s voting securities are not traded on any national securities exchange, by transfer of more than a fifty percent (50%) interest in Tenant in a single transaction or in
a series of transactions, which transfer will be deemed an assignment) or mortgage or pledge the same or sublet the Leased Premises, in whole or in part, without the prior written consent of Landlord which consent may, in Landlord’s sole
discretion, be withheld. This prohibition shall not apply to an initial public offering of Tenant’s stock on a nationally recognized stock exchange. Notwithstanding the foregoing, provided no Event of Default exists, Tenant may, without
Landlord’s prior written consent, assign this Lease, sublet the Leased Premises and grant concessions and licenses for the occupancy of the Leased Premises, to (i) any successor or assignee of Tenant resulting from any merger,
consolidation or reorganization, (ii) any corporation which is the parent, affiliate or wholly owned subsidiary of Tenant, (iii) any assignee which acquires all, or substantially all, of the business assets of Tenant located at the Leased
Premises and used in connection with Tenant’s use of the Leased Premises, and assumes all obligations of Tenant set forth in this Lease, or (iv) any assignee which acquires all, or substantially all, of the business assets of Tenant and
assumes all, or substantially all, obligations of Tenant, including those set forth in the Lease (in each case a “Permitted Assignment”). Evidence reasonably satisfactory to Landlord of any Permitted Assignment shall be provided within ten
(10) days of the completion of such transaction. In no event will any assignment or sublease ever release Tenant from any obligation or liability hereunder, provided, however, in the event of a Permitted Assignment, Landlord agrees to consider,
in good faith, a release of Tenant from its obligations under this Lease. Such consideration shall be based upon an evaluation by Landlord of the financial status of Tenant and the Permitted Assignee on the date of the Permitted Assignment, and the
three (3) full calendar years prior thereto, including, but not limited to, an evaluation of the net worth, cash position, liquidity, short and long term debt, and  

  
 21 

 
profitability of each party during such time period. Tenant shall provide Landlord with all financial information requested by Landlord to perform such evaluation. Tenant acknowledges that
notwithstanding Landlord’s agreement to consider a release, the decision will be made by Landlord in its sole and absolute discretion. 

9.03. Conditions of Assignment. With the exception of a Permitted Assignment, if Tenant desires to assign or sublet all or any part of
the Leased Premises it must so notify Landlord at least thirty (30) days in advance of the date on which Tenant desires to make such assignment or sublease. Tenant shall provide Landlord with a copy of the proposed assignment or sublease and
such information as Landlord might request concerning the proposed subtenant or assignee to allow Landlord to make informed judgments as to the financial condition, reputation, operations and general desirability of the proposed subtenant or
assignee. Within fifteen (15) days after Landlord’s receipt of Tenant’s proposed assignment or sublease and all required information concerning the proposed subtenant or assignee, Landlord is entitled to exercise any of the following
options: (1) consent to the proposed assignment or sublease, pursuant to a Consent Agreement on a form approved by Landlord in its reasonable discretion, and, if the rent due and payable by any assignee or subtenant under any such permitted
assignment or sublease (or a combination of the rent payable under such assignment or sublease plus any bonus or any other consideration or any payment incident thereto) exceeds the rent payable under this Lease for such space, Tenant shall pay to
Landlord one-half (1/2) of such excess rent and other excess consideration immediately upon receipt thereof by Tenant, or (2) refuse, in its sole and absolute discretion and judgment, to consent to the proposed assignment or sublease,
which refusal will be deemed to have been exercised unless Landlord gives Tenant written notice providing otherwise. If Landlord exercises option (1) above, and thereafter an Event of Default occurs, Landlord, in addition to any other remedies
provided by this Lease or provided by law, may, at its option, collect directly from the assignee or subtenant all rents becoming due to Tenant by reason of the assignment or sublease. Tenant agrees that any collect collection directly by Landlord
from the assignee or subtenant may not be construed as, or constitute, a novation or a release of Tenant or any guarantor from the further performance of its obligations under this Lease. As a condition to a request for Landlord’s review of any
assignment or sublease, Tenant must pay Landlord all legal fees and expenses incurred by Landlord in connection with the review by Landlord of Tenant’s requested assignment or sublease together with any legal fees and disbursements incurred in
the preparation and/or review of any documentation required by the requested assignment or sublease within thirty (30) days of demand with supporting documentation for payment thereof. 

9.04. Subordination. Tenant accepts this Lease subject and subordinate to any recorded mortgage or deed of trust lien or assignment of
leases and rents presently existing or hereafter created upon the Leased Premises (provided, however, that any such mortgagee may, at any time, subordinate such mortgage, deed of trust or other lien or assignment of leases and rents to this Lease)
and to any renewals thereof. Tenant agrees that this clause is self-operative and no further instrument of subordination is required to effect such subordination. Tenant also agrees within fifteen (15) business days of demand to execute
additional instruments subordinating this Lease as Landlord may require, provided such instruments include the non-disturbance of Tenant’s rights and tenancy under this Lease as long as no Event of Default exists. If the interests of Landlord
under this Lease are transferred by reason of foreclosure or other proceedings for enforcement of any first mortgage or deed of trust lien or assignment of leases  

  
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and rents on the Leased Premises, and provided such Purchaser assumes the obligations of Landlord under this Lease after the date of such transfer, Tenant agrees to be bound to the transferee
(sometimes called the “Purchaser”), under the terms, covenants and conditions of this Lease for the balance of the term remaining, including any extensions or renewals, with the same force and effect as if the Purchaser were Landlord under
this Lease, and, if requested by the Purchaser, Tenant agrees to attorn to the Purchaser, including the first mortgagee under any such mortgage if it be the Purchaser, as its landlord. Upon transfer of Landlord’s interest to Purchaser,
Purchaser shall not be 1) subject to any credit, demand, claim, counterclaim, offset or defense which theretofore accrued to Tenant against Landlord nor 2) liable for any previous act or omission of Landlord. 

9.05. Estoppel Certificates. Tenant agrees to furnish, from time to time (but not more often than two times during any calendar year),
within twenty (20) days after receipt of a request from Landlord, Landlord’s mortgagee or any potential purchaser of the Leased Premises, a statement certifying, if applicable, the following: Tenant is in possession of the Leased Premises;
the Landlord Improvements were completed in accordance with the Plans; the Lease is in full force and effect; the Lease is unmodified; Tenant claims no present charge, lien, or claim of offset against Base Rent; the Base Rent is paid for the current
month, but is not prepaid for more than one month and will not be prepaid for more than one month in advance; Tenant has no knowledge of any default by reason of some act or omission by Landlord; and such other matters as may be reasonably required
by Landlord, Landlord’s mortgagee or any potential purchaser. Tenant’s failure to deliver such statement, will be deemed to establish conclusively that this Lease is in full force and effect except as declared by Landlord, that Landlord is
not in default of any of its obligations under this Lease and that Landlord has not received more than one month’s Base Rent in advance. Any notice and cure provisions set forth in any other part of this Lease does not apply to a default of
this Section 9.05. 
 ARTICLE 10.00 INTENTIONALLY OMITTED 

ARTICLE 11.00 DEFAULT AND REMEDIES 

11.01. Default by Tenant. In addition to other events stipulated to be Events of Defaults elsewhere in the Lease, the following events
also constitute an Event of Default by Tenant under this Lease: 
 (a) Tenant fails to pay when due any installment of Base Rent,
Taxes and Insurance or Additional Rent within ten (10) days of receipt of written notice thereof from Landlord provided that if Landlord has delivered two (2) such notices in the preceding 12-month period, then Landlord shall not be
obligated to deliver notice of late payment and the failure to pay within ten (10) days after the due date any installment of Base Rent, Taxes and Insurance, Operating Expenses or Additional Rent shall automatically be deemed an Event of
Default; 
 (b) Tenant fails to comply with any term, provision or covenant of this Lease, other than the payment of Base Rent or Additional
Rent within thirty (30) days after receipt of written notice from Landlord specifying such failure or such shorter time as reasonable if expedited action is needed to avoid personal injury or property damage, or such additional time as may be
reasonably necessary provided Tenant commences and diligently prosecutes cure of such failure, but in no event in excess of sixty (60) days; 

  
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 (c) Tenant or any guarantor of Tenant’s obligations hereunder files, causes to be filed or
has filed against it a petition in bankruptcy or is adjudged bankrupt or insolvent under any applicable federal or state bankruptcy or insolvency law, or admits that it cannot meet its financial obligations as they become due; or a receiver or
trustee is appointed for all or substantially all of the assets of Tenant or such guarantor; or Tenant or any guarantor of Tenant’s obligations hereunder makes a transfer in fraud of creditors or makes an assignment for the benefit of
creditors; or 
 (d) Tenant does or permits to be done any act which results in a lien (of any nature) being filed against the Leased
Premises which is not otherwise bonded around or released within ten (10) business days of notice thereof. 
 11.02. Remedies for
Tenant’s Default. Upon the occurrence of any Event of Default, Landlord is entitled to pursue any one or more of the remedies set forth herein (provided such remedies are permitted pursuant to applicable Legal Requirements) without any
notice or demand. 
 (a) Without declaring the Lease terminated, Landlord may enter upon and take possession of the Leased Premises,
by picking or changing locks if necessary, and lock out, expel or remove Tenant and any other person who may be occupying all or any part of the Leased Premises without being liable for any claim for damages, and relet the Leased Premises on behalf
of Tenant and receive the rent directly by reason of the reletting. Tenant agrees to pay Landlord on demand any deficiency that may arise by reason of any reletting of the Leased Premises; further, Tenant agrees to reimburse Landlord for any
expenditures made by it in order to secure possession of and relet the Leased Premises, including, but not limited to, advertising costs, leasing commissions, lease incentives, remodeling and repair costs and reasonable attorney’s fees and
disbursements. 
 (b) Without declaring the Lease terminated, Landlord may enter upon the Leased Premises, by picking or changing locks if
necessary, without being liable for any claim for damages, and do whatever Tenant is obligated to do under the terms of this Lease. Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in effecting compliance with
Tenant’s obligations under this Lease including reasonable attorney’s fees and disbursements. 
 (c) Landlord may terminate this
Lease, in which event Tenant shall immediately surrender the Leased Premises to Landlord, and if Tenant fails to surrender the Leased Premises, Landlord may, without prejudice to any other remedy which it may have for possession or arrearage in
rent, enter upon and take possession of the Leased Premises, by picking or changing locks if necessary, and lock out, expel or remove Tenant and any other person who may be occupying all or any part of the Leased Premises without being liable for
any claim for damages. Tenant agrees to pay on demand the amount of all loss and damage which Landlord may suffer by reason of the termination of this Lease under this section, including without limitation, loss and damage due to the failure of
Tenant to maintain and or repair the Leased Premises as 

  
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required hereunder and/or due to the inability to relet the Leased Premises on terms satisfactory to Landlord or otherwise, and any expenditures made by Landlord in order to secure possession of
and relet the Leased Premises, including, but not limited to, advertising costs, leasing commissions, repair costs and reasonable attorney’s fees and disbursements. In addition, upon termination Landlord may collect from Tenant the value of all
future rentals required to be paid under this Lease from the date Landlord terminates the Lease until the original Termination Date in accordance with applicable law. Notwithstanding anything contained in this Lease to the contrary, this Lease may
be terminated by Landlord only by mailing or delivering written notice of such termination to Tenant, and no other act or omission of Landlord constitutes a termination of this Lease. 

(d) If Landlord exercises its remedy to lock out Tenant in accordance with any provision of this Lease, Tenant agrees that no notice is
required to be posted by Landlord on any door to the Leased Premises (or elsewhere) disclosing the reason for such action or any other information, and that Landlord is not obligated to provide a key to the changed lock to Tenant unless Tenant has
first: 
 (i) brought current all payments due to Landlord under this Lease (unless Landlord has permanently repossessed the Leased Premises
or terminated this Lease, in which event payment of all past due amounts will not obligate Landlord to provide a key); 
 (ii) fully cured
and remedied to Landlord’s satisfaction all other Events of Default (unless Tenant has abandoned or vacated the Leased Premises following an Event of Default), in which event Landlord is obligated to provide the new key to Tenant under any
circumstances); and 
 (iii) provided Landlord with additional security deposit and assurances satisfactory to Landlord that Tenant intends
to and is able to meet and comply with its future obligations under this Lease, both monetary and non-monetary. 
 Upon
compliance with the foregoing, Landlord shall, upon written request by Tenant, at Landlord’s convenience, upon receipt by Landlord of an amount necessary to reimburse itself for time and expense in providing such service, and upon Tenant’s
execution and delivery of such waivers and indemnifications as Landlord may require at Landlord’s option either: (x) escort Tenant or its specifically authorized employees or agents to the Leased Premises to retrieve personal belongings of
Tenant’s employees and property of Tenant that is not subject to a Security Interest provided in this Lease, or (y) obtain from Tenant a list of such property and arrange for such items to be removed from the Leased Premises and made
available to Tenant at such place at such time as Landlord may designate, provided however, that Tenant must pay in cash in advance to Landlord the estimated costs that Landlord may incur upon moving and storage charges theretofore incurred by
Landlord with respect to such property. 
 (e) IN EXERCISING ITS RIGHTS HEREUNDER, LANDLORD SHALL AT ALL TIMES COMPLY AND ACT IN
ACCORDANCE WITH APPLICABLE LAWS. 

  
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 (f) Notwithstanding any other remedy set forth in this Lease, if Landlord has made rent
concessions of any type or character, provided any tenant improvement allowance which has not yet been spent or applied to the Landlord Improvements, or waived any Base Rent (i.e. allowed any rental abatement), and Tenant fails to take possession of
the Leased Premises on the Commencement Date or otherwise allows an Event of Default to exist at any time during the Term, any such rent concessions, tenant improvement allowance which has not yet been spent or applied to the Landlord Improvements,
or abatement of Base Rent, are automatically canceled and the amount of any of the foregoing will be due and payable immediately as if no rent concessions, tenant improvement allowance which has not yet been spent or applied to the Landlord
Improvements or waiver of Base Rent had ever been granted, A rent concession or waiver of the Base Rent, does not relieve Tenant of any obligation to pay any other charge due and payable under this Lease including without limitation any sums due
under section 2.04 or 2.05 herein. 
 (g) Tenant hereby expressly waives any and all rights of redemption granted by or under any present or
future laws in the event of Tenant being evicted or dispossessed for any cause, or in the event of Landlord obtaining possession of the Leased Premises by reason of the violation by Tenant of any of the covenants and conditions of this Lease or
otherwise. 
 (h) All of Landlord’s rights and remedies set forth herein are cumulative and pursuit of any remedy specified in this
Lease will not constitute an election to pursue that remedy only, nor preclude Landlord from pursuing any other remedy available at law or in equity, nor constitute a forfeiture or waiver of any rent or other amount due to Landlord as described
herein. 
 (i) If Tenant or any guarantor of Tenant’s obligations hereunder is the subject of any insolvency, bankruptcy, receivership,
dissolution, reorganization or similar proceeding, federal or state, voluntary or involuntary, under any present or future law or act, Landlord is entitled to the automatic and absolute lifting of any automatic stay as to the enforcement of its
remedies under this Lease, including specifically the stay imposed by Section 362 of the United States Federal Bankruptcy Code, as amended. 

11.03. Landlord’s Default. Landlord shall not be in default of this Lease unless Landlord fails to perform any of its obligations
hereunder within thirty (30) days after receipt of written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of thirty (30) days, then after
such period of time as is reasonably necessary), with notice to Landlord’s mortgagee as provided in Section 14.12. In the event of a Landlord default, Tenant shall have all rights and remedies available at law or in equity. Any liability
of Landlord under this Lease shall be limited solely to its interest in the Leased Premises, and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property
or assets of Landlord, its affiliates or any officer, director or employee of the foregoing. 
 ARTICLE 12.00 INDEMNITIES 

12.01. TENANT’S INDEMNITIES. TO THE FULL EXTENT PERMITTED BY LAW AND THIS LEASE, TENANT WILL INDEMNIFY AND DEFEND LANDLORD AGAINST ALL
LIABILITIES AND CLAIMS AND THE COSTS AND EXPENSES 

  
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THEREOF, ARISING OUT OF (I) ANY ACT OR OMISSION OF TENANT, INCLUDING WITHOUT LIMITATION TENANT’S CONDUCT OF BUSINESS IN THE LEASED PREMISES, (II) ANY ALLEGED OR ACTUAL VIOLATION OR
FAILURE TO COMPLY WITH ANY LEGAL REQUIREMENT, (III) ANY BREACH, VIOLATION OR NON-PERFORMANCE OF ANY OBLIGATION OF TENANT UNDER THIS LEASE, OR (IV) ANY MISREPRESENTATION CONNECTED WITH THE LEASE MADE BY TENANT OR ANY GUARANTOR. 

12.02. LANDLORD’S INDEMNITIES. TO THE FULL EXTENT PERMITTED BY LAW AND THIS LEASE AND EXCEPT TO THE EXTENT RELEASED BY SECTION 7.04
AND 7.05, LANDLORD WILL INDEMNIFY AND DEFEND TENANT AGAINST ALL LIABILITIES AND CLAIMS AND THE COSTS AND EXPENSES THEREOF, ARISING OUT OF (I) ANY ACT OR OMISSION OF LANDLORD, INCLUDING WITHOUT LIMITATION LANDLORD’S CONDUCT OF BUSINESS IN
THE LEASED PREMISES, (II) ANY ALLEGED OR ACTUAL VIOLATION OR FAILURE TO COMPLY WITH ANY LEGAL REQUIREMENT, (III) ANY BREACH, VIOLATION OR NON-PERFORMANCE OF ANY OBLIGATION OF LANDLORD UNDER THIS LEASE, OR (IV) ANY MISREPRESENTATION CONNECTED WITH
THE LEASE MADE BY LANDLORD. 
 ARTICLE 13.00 RESERVED 

ARTICLE 14.00 MISCELLANEOUS 

14.01. Waiver. Failure of a party to declare an Event of Default immediately upon its occurrence, or delay in taking any action
(including enforcement of remedies) in connection with an Event of Default, does not constitute and shall not be deemed a waiver of the Event of Default, and such party is entitled to declare the Event of Default at any time and take such action as
is lawful or authorized under this Lease. 
 No act or thing done by Landlord or its agents during the Term may be deemed an
acceptance of an attempted surrender of the Leased Premises, and no agreement to accept a surrender of the Leased Premises will be valid unless made in writing and signed by Landlord. No reentry or taking possession of the Premises by Landlord may
be construed as an election on its part to terminate this Lease, unless a written notice of such intention, signed by Landlord, is given by Landlord to Tenant. Notwithstanding any such reletting or reentry or taking possession, Landlord may at any
time thereafter elect to terminate this Lease for a previous uncured Event of Default. Tenant and Landlord agree that Landlord’s acceptance of rent following an Event of Default hereunder will not constitute Landlord’s waiver of such Event
of Default. The failure of Landlord to enforce any of the Rules and Regulations against Tenant will not constitute a waiver of any such Rules and Regulations. No waiver of any provision of this Lease is effective unless such waiver is in writing and
signed by the parties. 
 14.02. Act of God or Force Majeure. An “act of God” or “force majeure” is defined for
purposes of this Lease as strikes, lockouts, sitdowns, material or labor restrictions by any governmental authority, unusual transportation delays, riots, floods, washouts, explosions, earthquakes, fire, storms, weather (including wet grounds or
inclement weather which prevents  

  
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construction), acts of the public enemy, acts of terrorism, wars, insurrections and any other cause not reasonably within the parties control and which by the exercise of due diligence is unable,
wholly or in part, to prevent or overcome. Neither Landlord nor Tenant is required to perform any non-financial covenant or obligation in this Lease, or be liable in damages, so long as the performance or nonperformance of the covenant or obligation
is delayed, caused or prevented by an act of God, force majeure or by the other party. 
 14.03. Attorney’s Fees. The prevailing
party in any litigation between the parties with respect to the terms, covenants, agreements or conditions of this Lease, shall be entitled to recover as part of its judgment, reasonable attorney’s fees and costs and expenses incurred
therein. 
 14.04. Successors. This Lease applies to, is binding upon and inures to the benefit of Landlord and Tenant and
their respective heirs, personal representatives, successors and assigns. 
 14.05. Rent/Margin Tax. If applicable in the
jurisdiction where the Leased Premises are situated, Tenant shall pay and be liable for all taxes based on rents and/or revenues received by a landlord pursuant to a lease of real property or other similar taxes thereto, if any, levied or imposed on
the Building or Project by any city, state, county or other governmental body having authority, such payments to be in addition to all other payments required to be paid to Landlord by Tenant under the terms of this Lease. Any such payment musts be
paid concurrently with the payment of the Base Rent, Taxes and Insurance, Operating Expenses or other charges upon which the tax is based as set forth above. The foregoing shall not apply to any franchise tax or excise tax levied by the State of
Tennessee. 
 14.06. Captions. The captions appearing in this Lease are inserted only as a matter of convenience and in no way
define, limit, construe or describe the scope or intent of any section. 
 14.07. Notice. All rent and other payments required
to be made by Tenant shall be paid to Landlord at the address set forth in Section 1.05 or at such other address within the continental United States as Landlord may specify from time to time by written notice. All payments required to be made
by Landlord to Tenant are payable to Tenant at the address set forth in Section 1.05 or at any other address within the continental United States as Tenant may specify from time to time by written notice. For purposes hereof, any notice or
document required or permitted to be delivered by the terms of this Lease (other than delivery of rental payments) will be deemed to be delivered upon the earlier of actual receipt or (whether or not actually received) the next business day after
being deposited with a nationally recognized overnight courier service, or the second business day after being deposited in the United States Mail, postage prepaid, certified mail, return receipt requested, addressed to the parties at the respective
addresses set forth in Section 1.05. Rental payments are deemed received only upon actual receipt. Unless specifically authorized herein, any notice delivered via facsimile transmission or via email will not satisfy a requirement to give notice
under the terms of this Lease. 
 14.08. Submission of Lease. Submission of this Lease to Tenant for signature does not
constitute a reservation of space or an option or offer to lease. This Lease is not deemed effective until execution by and delivery to both Landlord and Tenant. 

  
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 14.09. Representations, Warranties and Covenants of Tenant. Tenant represents, warrants
and covenants that it is now in a solvent condition; that no bankruptcy or insolvency proceedings are pending or contemplated by or against Tenant or any guarantor of Tenant’s obligations under this Lease; that all reports, statements and other
data furnished by Tenant to Landlord in connection with this Lease are true and correct in all material respects; that the execution and delivery of this Lease by Tenant does not contravene, result in a breach of, or constitute a default under any
contract or agreement to which Tenant is a party or by which Tenant may be bound and does not violate or contravene any law, order, decree, rule or regulation to which Tenant is subject; and that there are no judicial or administrative actions,
suits, or proceedings pending or threatened against or affecting Tenant or any guarantor of Tenant’s obligations under this lease. If Tenant is a corporation, limited liability company or partnership, each of the persons executing this lease on
behalf of Tenant represents and warrants that Tenant is duly organized and existing, is qualified to do business in the state in which the Leased Premises are located, has full right and authority to enter into this Lease, that the persons signing
on behalf of Tenant are authorized to do so by appropriate corporate, company or partnership action and that the terms, conditions and covenants in this Lease are enforceable against Tenant. If Tenant is a corporation, limited liability company or
partnership, Tenant, upon Landlord’s request, will deliver evidence satisfactory to Landlord that the execution and delivery of this Lease has been duly authorized and properly executed. 

14.10. Severability. If any provision of this Lease or the application thereof to any person or circumstance is rendered invalid or
unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall remain unaffected thereby and shall continue to be enforced to the greatest extent permitted by law. 

14.11. Survival. All obligations of the parties hereunder not fully performed as of the expiration or earlier termination of the Term
shall survive the expiration or earlier termination of the Term, including, without limitation, all payment obligations and all obligations concerning the condition of the Leased Premises. 

14.12. Notice to Mortgagees. Provided Landlord notifies Tenant of the name and address of Landlord’s existing or proposed
mortgagee, Tenant agrees to obtain the written consent of such mortgagee to any amendment of the Lease that either (a) reduces the Base Rent due hereunder, (b) shortens the Term hereof, or (c) releases any guarantor from any of its
obligations hereunder. Any such amendment executed without such mortgagee’s written consent shall be of no force or effect. In addition, Tenant shall serve written notice of any claimed default or breach by Landlord under this Lease upon any
such mortgagee, and no notice to Landlord will be effective unless such notice is served upon said mortgagee; notwithstanding anything to the contrary contained herein, Tenant agrees to allow such mortgagee the same period following receipt of such
notice to cure such default or breach as is afforded Landlord; provided, in the event it is necessary for said mortgagee to foreclose on the property of which the Leased Premises are a part in order to cure such default, such mortgagee will be
entitled to such additional time as is necessary to cure such default provided such default is cured within sixty (60) days of the last day for cure originally set forth in this Lease. 

14.13. No Recordation. Tenant shall not record this Lease without the prior written consent of Landlord. 

  
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 14.14. Counterparts. This Lease may be executed in two or more counterparts, and it is not
necessary that any one of the counterparts be executed by all of the parties hereto. Each fully or partially executed counterpart constitutes an original, but all such counterparts taken together constitute but one and the same instrument.

 14.15. Governing Law/Venue. THIS LEASE MUST BE CONSTRUED UNDER AND IN ACCORDANCE WITH THE LAWS OF THE STATE OF TENNESSEE AND THE
LAWS OF THE UNITED STATES OF AMERICA AS APPLICABLE TO TRANSACTIONS WITHIN THE STATE OF TENNESSEE. TENANT HEREBY SUBMITS TO THE JURISDICTION OF ANY COURT OF COMPETENT JURISDICTION SITTING IN SHELBY COUNTY, TENNESSEE. 

14.16. Broker. Tenant represents and warrants that Tenant has dealt with no broker except Richards Barry Joyce & Partners, LLC
(“Broker”), and that, insofar as Tenant knows, no other broker negotiated this Lease for Tenant or is entitled to any commission in connection herewith. Landlord agrees to indemnify and hold Tenant harmless from and against any liabilities
or claims arising with respect to Broker or any other broker or similar parties whose claim arises by, through or on behalf of Landlord. Tenant agrees to indemnify and hold Landlord harmless from and against any liabilities or claims (and costs of
defending against and investigating such claims) of any other broker or similar parties whose claim arises by, through or on behalf of Tenant. 

14.17. Publication. Tenant hereby agrees that Landlord may, but is not required, at no cost to Tenant, to publicize and/or advertise
the execution of this Lease and the related transaction. 
 14.18. DTPA Waiver. TENANT WAIVES ITS RIGHTS UNDER THE DECEPTIVE TRADE
PRACTICES—CONSUMER PROTECTION ACT, SECTION 17.41 ET SEQ., BUSINESS & COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANT’S OWN SELECTION, TENANT VOLUNTARILY
CONSENTS TO THIS WAIVER WITH RESPECT TO THIS LEASE AND THE PROPERTY LEASED UNDER THIS LEASE. TENANT IS VOLUNTARILY AGREEING TO THE WAIVER OF CONSUMER RIGHTS PROVISION AND CONSIDERS IT BINDING AND ENFORCEABLE; NO STATEMENT OR REPRESENTATION BY
LANDLORD, OR ANY ATTORNEY OR OTHER REPRESENTATIVE ACTING ON ITS BEHALF, HAS INFLUENCED OR INDUCED TENANT TO AGREE TO THE WAIVER OF CONSUMER RIGHTS PROVISION. 

14.19. Construction of Lease. Tenant declares that Tenant has read and understands all parts of this Lease, including all printed parts
hereof. it is agreed that, in the construction and interpretation of the terms of this Lease, the rule of construction that a document is to be construed most strictly against the party who prepared the same will not be applied, it being agreed that
both parties hereto have participated in the preparation of the final form of this Lease. Wherever in this Lease provision is made for liquidated damages, it is because the parties hereto acknowledge and agree that the determination of actual
damages (of which such liquidated damages are in lieu) is speculative and difficult to determine; the parties agree that liquidated damages herein are not a penalty. 

  
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 14.20. Representations, Warranties and Covenants of Landlord. Landlord represents to and
covenants with Tenant that: 
 (a) Landlord is the fee simple owner of the Property; 

(b) Landlord has obtained all consents or approvals which Landlord may require from any and all third parties or governmental agencies and as
needed to fulfill its obligations to Tenant under this Lease; 
 (c) There are no agreements, restrictions, restrictive covenants or the
like, whether of record or not, to which Landlord is a party which would materially and adversely affect Tenant’s use of the Leased Premises for the Permitted Use, and Tenant’s quiet and peaceful possession thereof; 

(d) As of the date of execution of this Lease, there are no mortgages or other lienholders having any interest in the Property, Building or the
Leased Premises; 
 (e) Landlord agrees to indemnify Tenant from and against any and all loss and damage, including any court costs or
reasonable attorneys’ fees, that may be incurred by Tenant on account of any failure or defect in Landlord’s title to the Leased Premises or right to enter into this Lease. 

(f) Notwithstanding Tenant’s acceptance of delivery of the Leased Premises, if Tenant discovers any latent defect in the Leased Premises,
which existed on the Commencement Date including, but not limited to discovery that any structural element or exterior surface is not sound and water tight, or the roof, roof covering and membrane are not water tight, or that the structural system
walls, concrete slab, footings or foundations are not structurally sound, or that any system serving the Leased Premises, including the electrical and plumbing systems to the Leased Premises, are not in proper working order, Tenant shall notify
Landlord and Landlord shall, provided it receives such notice within ninety (90) days of the Commencement Date, immediately repair the same, at Landlord’s sole cost and expense. 

14.21. Time of Essence. With respect to all required acts of Tenant, time is of the essence of this Lease. Notwithstanding the
foregoing, if the last day of any time period stated herein shall fall on a Saturday, Sunday or legal holiday, then the duration of such time period shall be extended so that it shall end on the next succeeding day which is not a Saturday, Sunday or
legal holiday. 
 14.22. Consent and Expenses. Unless otherwise expressly stated in this Lease, any consent shall not be
unreasonably withheld, conditioned or delayed, and any cost, fee or expense charged to a party shall be the actual, reasonable and documented cost, fee or expense. 

14.23. Name and Address of Leased Premises. Landlord reserves the right at any time to change the name by which the Leased Premises are
designated and its address, provided Landlord shall pay for all costs or expenses incurred by Tenant as a result of such name change or address change of the Leased Premises. 

  
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 14.24. Taxes and Tenant’s Property. Tenant is solely liable for all taxes levied or
assessed against personal property, furniture or fixtures placed by Tenant in the Leased Premises. If any such taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property and if Landlord elects to pay the
same or if the assessed value of Landlord’s property is increased by inclusion of personal property, furniture or fixtures placed by Tenant in the Leased Premises, and Landlord elects to pay the taxes based on such increase, Tenant shall pay
Landlord upon demand that part of such taxes for which Tenant is primarily liable hereunder. 
 14.25. Constructive Eviction.
Tenant is not entitled to claim a constructive eviction from the Leased Premises unless Tenant has first notified Landlord in writing of the condition giving rise thereto, and Landlord has failed to remedy such conditions within reasonable time
after receipt of said notice. 
 14.26. Exhibits. All exhibits, attachments, riders and addenda referred to in this Lease are
incorporated herein and made a part hereof for all intents and purposes. 
 ARTICLE 15.00 AMENDMENT AND LIMITATION OF WARRANTIES

 15.01. Entire Agreement. IT IS EXPRESSLY AGREED, AS A MATERIAL CONSIDERATION FOR THE EXECUTION OF THIS LEASE, THAT THIS LEASE,
WITH THE SPECIFIC REFERENCES TO WRITTEN EXTRINSIC DOCUMENTS, IS THE ENTIRE AGREEMENT OF THE PARTIES; THAT THERE ARE, AND WERE, NO VERBAL REPRESENTATIONS, WARRANTIES, UNDERSTANDINGS, STIPULATIONS, AGREEMENTS OR PROMISES PERTAINING TO THIS LEASE OR TO
THE EXPRESSLY MENTIONED WRITTEN EXTRINSIC DOCUMENTS NOT INCORPORATED IN WRITING IN THIS LEASE. 
 15.02. Amendment. THIS LEASE
MAY NOT BE ALTERED, WAIVED, AMENDED OR EXTENDED EXCEPT BY AN INSTRUMENT IN WRITING SIGNED BY LANDLORD AND TENANT AND BY ANY MORTGAGEE AS TO THE ITEMS DESCRIBED IN SECTION 14.12. 

15.03. Limitation of Warranties. LANDLORD AND TENANT EXPRESSLY AGREE THAT THERE ARE NO IMPLIED WARRANTIES OF MERCHANTABILITY,
HABITABILITY, FITNESS FOR PARTICULAR PURPOSE OR OF ANY OTHER KIND ARISING OUT OF THIS LEASE, AND THERE ARE NO WARRANTIES WHICH EXTEND BEYOND THOSE EXPRESSLY SET FORTH IN THIS LEASE. 

15.04. Waiver of Jury Trial. LANDLORD AND TENANT HEREBY AGREE NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND
WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT NOW OR HEREAFTER EXISTS WITH REGARD TO THIS LEASE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY LANDLORD AND TENANT, AND IS INTENDED TO
ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE. LANDLORD OR TENANT IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER.

  
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 ARTICLE 16.00 OTHER PROVISIONS 

16.01. Renewal Options 

(a) Provided no uncured Event of Default exists at the time of notice of renewal or at the end of the Term, Tenant, but not any unaffiliated
third party assignee or subtenant of Tenant, shall have the right and option to renew this Lease for two (2) additional periods of five (5) years each (each described as a “Renewal Term”), next immediately ensuing after the
expiration of the initial Term of this Lease and the subsequent renewal periods by notifying Landlord in writing not less than one hundred eighty (180) days before the expiration of the immediately preceding initial Term or subsequent renewal
Term of this Lease of Tenant’s intention to exercise its option to renew this Lease. In the event that Tenant so elects to extend this Lease, then, for such Renewal Term, all of the terms, covenants and conditions of this Lease shall continue
to be, and shall be, in full force and effect during such extended period of the Term hereof, except for the Base Rent, which shall be escalated as described below. Should Tenant fail to give Landlord timely notice of its election to renew under
this section, all remaining Renewal Options shall become null and void. 
 (b) For purposes of this section “Price Index” shall
mean the “Consumer Price Index for All Urban Consumers (CPI-U), U.S. City Average, All Items, Base Index 1982-84=100” published by the Bureau of Labor Statistics of the United States Department of Labor. 

(c) First Renewal Term. Effective as of January 1, 2017, the monthly Base Rent payable hereunder shall escalate as follows: The
Price Index for September 2011 and the Price Index for November 2016 shall be determined. The product of 100% (one hundred percent) plus the percentage change between the beginning index and the ending index (“Escalation Factor”) shall be
multiplied times $8,640.00 (Eight thousand, six hundred forty & xx/100 dollars), and such amount shall become the monthly Base Rent payable by Tenant for the period January 1, 2017 through December 31, 2021 (“First Renewal
Term Monthly Base Rent”). 
 The following example illustrates the intentions of the parties hereto as to computation of the escalation of monthly Base
Rent for the First Renewal Term: 
 Price Index Assumptions: September 2011 - 200.00;
                    November 2016 - 220.00 

• Monthly Base Rent for First Renewal Term is $9,504.00, calculated as follows: 

(Percentage Increase = 220.0 divided by 200.0 [110.0%]) X $8,640.00 = $9,504.00 

(d) Second Renewal Term. Effective as of January 1, 2022, the monthly Base Rent payable hereunder shall escalate as follows:
The product of 100% (one hundred percent) plus the percentage change between the beginning index and the ending index (“Escalation Factor”) shall be multiplied times the First Renewal Term Monthly Base Rent, and such amount shall become
the monthly Base Rent payable by Tenant for the period January 1, 2022 through December 31, 2026. 

  
 33 

 The following example illustrates the intentions of the parties hereto as to computation of the escalation of
monthly Base Rent for the Second Renewal Term: 
 Price Index Assumptions: November 2016 -
220.00;                     November 2021 - 242.0 

First Renewal Term Monthly Base Rent Assumption: $9,504.00 

• Monthly Base Rent for Second Renewal Term is $10,454.40, calculated as follows: 

(Percentage Increase 2242.0 divided by 220.0 [110.0%]) X $9,504.00 = $10,454.40 

(e) If the Bureau of Labor Statistics revises the manner in which such Price Index is determined, Landlord may adjust the revised index to
produce results equivalent, as nearly as possible, to those which would have been obtained if the CPI had not been so revised. If the 1982-84 average shall no longer be used as an index of 100, such change shall constitute a revision. If the CPI
shall become unavailable to the public because publication is discontinued, or otherwise, Landlord will substitute therefor a comparable index based upon changes in the cost of living or purchasing power of the consumer dollar published by any other
governmental agency or, if no such index shall be available then a comparable index published by a major bank or other financial institution. 

(f) No subsequent adjustments or recalculations, retroactive or otherwise, shall be made to the Price Index due to any revision that may later
be made to the first published figure of the Price Index for any month. 
 (g) Notwithstanding anything contained herein to the contrary,
regardless of the results of the calculation, in no event shall the monthly Base Rent in any renewal term be less than the monthly Base Rent for the immediately preceding term. 

(h) Acknowledging that the Price Index for any given month is not released until after such month’s end, Tenant shall continue to make
monthly Base Rent payments to Landlord based on the monthly Base Rent for the prior Lease Year until Landlord obtains the Price Index and calculates the escalated monthly Base Rent and Tenant shall reimburse Landlord for any difference. 

  
 34 

 ARTICLE 17.00 SIGNATURES / DATE OF EXECUTION 

 

											
	LANDLORD:	 		 	TENANT:
	OMC Investment Venture	 		 	Oxford Immunotec, Inc.
	By: Vantage Properties, Ltd.,	 		 	
	 A Texas limited partnership Managing
	 		 	
	 General Partner By: Vantage Companies,
	 		 	By:	 	/s/ Jeff Schroeder
		 	 A Texas Corporation
	 		 	Name:	 	Jeff Schroeder
		 	 General Partner
	 		 	Title:	 	President, North America
						
		 	    By:	 	/s/ Michael M. Caldwell	 		 		 	
		 		 	Michael M. Caldwell	 		 		 	
		 		 	Vice President	 		 		 	
					
	Date:	 	10/17/11	 		 	Date:	 	10/7/11
					
		 		 		 		 	Federal Employer
		 		 		 		 	Identification Number 20-8528566

 Schedule I — Letter of Credit 

Schedule II — Rules and Regulations 
 Exhibit A — Site
Plan—Leased Premises 
 Exhibit B — Tenant Improvements Plans and Specifications 

Exhibit C — Open Lab Area 

  
 35 

 SCHEDULE I 

Letter of Credit 

  
 36 

			
	BANK OF AMERICA—CONFIDENTIAL	  	PAGE: 1

 DATE: 
 IRREVOCABLE STANDBY
LETTER OF CREDIT NUMBER. 
  

			
		  	ISSUING BANK
		  	BANK OF AMERICA, N.A.
		  	ONE FLEET WAY
		  	PA6-580-02-30
		  	SCRANTON, PA 18507-1999
		
	BENEFICIARY	  	APPLICANT
	OMC INVESTMENT VENTURE	  	OXFORD IMMUNOTEC, INC
	P.O. BOX 178847	  	2 MOUNT ROYAL AVE
	MEMPHIS, TN 38187-0847	  	SUITE 100
		  	MARLBOROUGH, MA 01752

 AMOUNT 
 NOT
EXCEEDING USD 358,600.00 
 NOT EXCEEDING THREE HUNDRED FIFTY EIGHT THOUSAND SIX HUNDRED AND 00/100’S US DOLLARS 

EXPIRATION 
 DECEMBER, 31, 2012 AT OUR COUNTERS

 WE HEREBY ISSUE THIS IRREVOCABLE LETTER OF CREDIT NO.
                     IN YOUR FAVOR, FOR THE ACCOUNT OF APPLICANT, FOR UP TO AN AGGREGATE AMOUNT OF USD 358,600.00 AVAILABLE BY YOUR DRAFT(S) DRAWN ON
US AT SIGHT, ACCOMPANIED BY THE FOLLOWING: 
  

	1.	THE ORIGINAL LETTER OF CREDIT AND ALL AMENDMENTS THERETO, IF ANY. 

  

	2.	A DATED STATEMENT SIGNED BY AN AUTHORIZED OFFICER OF THE BENEFICIARY ON BENEFICIARY’S LETTERHEAD READING AS FOLLOWS: 

QUOTE 
 WE DRAW IN THE AMOUNT OF
                     DUE TO A DEFAULT THAT HAS OCCURRED UNDER THAT CERTAIN STANDARD COMMERCIAL LEASE BETWEEN BENEFICIARY (AS LANDLORD) AND APPLICANT
(AS TENANT) DATED SEPT, 2011 (THE LEASE) AND ALL APPLICABLE NOTICE AND CURE PERIODS SET FORTH IN THE LEASE HAVE EXPIRED WITHOUT CURE. 
 UNQUOTE 

  
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 THE AMOUNT DRAWABLE UNDER THIS LETTER OF CREDIT MAY BE DRAWN IN WHOLE OR IN PART, FROM TIME TO TIME. 

IT IS A CONDITION OF THIS LETTER OF CREDIT THAT IT IS DEEMED TO BE AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR PERIOD (S) OF ONE YEAR EACH FROM THE
CURRENT EXPIRY DATE HEREOF, OR ANY FUTURE EXPIRATION DATE, UNLESS AT LEAST THIRTY (30) DAYS PRIOR TO ANY EXPIRATION DATE, WE NOTIFY YOU BY REGISTERED MAIL OR OVERNIGHT COURIER AT THE ABOVE LISTED ADDRESS THAT WE ELECT NOT TO CONSIDER THIS
LETTER OF CREDIT. 
 THIS IS AN INTEGRAL PART OF LETTER OF CREDIT NUMBER:
                     
 EXTENDED FOR ANY SUCH ADDITIONAL
PERIOD. 
 IT IS A CONDITION OF THIS LETTER OF CREDIT THAT THE AMOUNT AVAILABLE HEREUNDER SHALL BE AUTOMATICALLY REDUCED, WITHOUT AMENDMENT, ACCORDING TO
THE FOLLOWING SCHEDULE: 
  

									
	DATE	  	REDUCTION AMOUNT	 	  	AVAILABLE AMOUNT	 
	 JANUARY 1, 2013
	  	USD	72,000,00	  	  	USD	286,600.00	  
	 JANUARY 1, 2014
	  	USD	87,000,00	  	  	USD	199,600.00	  
	 JANUARY 1, 2015
	  	USD	145,700.00	  	  	USD	53,900.00	  

 HOWEVER, IN THE EVENT THAT A DRAWING(S) EFFECTED HEREUNDER SHOULD, AT THE TIME OF SUCH DRAWING, REDUCE THE ACTUAL AVAILABLE
AMOUNT HEREUNDER BELOW THAT AMOUNT AVAILABLE AS SHOWN IN THE ABOVE SCHEDULE, THEN THE AMOUNT AVAILABLE HEREUNDER SHALL REMAIN AT THE THEN CURRENT AVAILABLE AMOUNT, IRRESPECTIVE OF THE ABOVE SCHEDULE, UNTIL SUCH TIME THAT THE THEN CURRENT AVAILABLE
AMOUNT SHALL EXCEED THE CORRESPONDING AMOUNT PER THE ABOVE SCHEDULE. 
 THIS LETTER OF CREDIT IS TRANSFERABLE IN FULL AND NOT IN PART. ANY TRANSFER MADE
HEREUNDER MUST CONFORM STRICTLY TO THE TERMS HEREOF AND TO THE CONDITIONS OF RULE 6 OF THE INTERNATIONAL STANDBY PRACTICES (ISP98) FIXED BY THE INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. SHOULD YOU WISH TO EFFECT A TRANSFER UNDER THIS
CREDIT, SUCH TRANSFER WILL BE SUBJECT TO THE RETURN TO US OF THE ORIGINAL CREDIT INSTRUMENT, ACCOMPANIED BY OUR FORM OF TRANSFER, PROPERLY COMPLETED AND SIGNED BY AN AUTHORIZED SIGNATORY OF YOUR FIRM, BEARING YOUR BANKERS STAMP AND SIGNATURE
AUTHENTICATION AND PAYMENT OF OUR TRANSFER FEE, SUCH TRANSFER FORM IS AVAILABLE UPON REQUEST. 
 DRAFT(S) MUST STATE ‘DRAWN UNDER OF BANK OF AMERICA,
N.A. STANDBY LETTER OF CREDIT NUMBER              DATED                     . 

  
 38 

 DRAFT(S) AND DOCUMENTS MAY BE PRESENTED AT OUR OFFICES AT BANK OF AMERICA, N.A., 1 FLEET WAY, SCRANTON, PA
18507-1999, ATTN: GLOBAL TRADE OPERS.—STANDBY UNIT. 
 EXCEPT AS SPECIFICALLY STATED HEREIN, THE OBLIGATION OF THE ISSUING BANK TO MAKE PAYMENTS IN
ACCORDANCE WITH THIS LETTER OF CREDIT IS AND UNCONDITIONAL. 
 THIS CREDIT IS ISSUED SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98), INTERNATIONAL
CHAMBER OF COMMERCE PUBLICATION NO. 590. 
 IF YOU REQUIRE ANY ASSISTANCE OR HAVE ANY QUESTIONS REGARDING THIS TRANSACTION, PLEASE CALL 1-800-370-7519 OPT
1. 
 THIS IS AN INTEGRAL PART OF LETTER OF CREDIT NUMBER:
                     
 AUTHORIZED SIGNATURE 

THIS DOCUMENT CONSISTS OF 3 PAGES 

  
 39 

 SCHEDULE II 

Rules and Regulations 
  

	1.	Landlord agrees to furnish Tenant all necessary initial keys and locks without charge. Additional keys will be furnished at a nominal charge. Tenant shall not change locks or install additional locks on doors without
prior written consent of Landlord. Tenant shall not make or cause to be made duplicates of keys procured from Landlord without prior approval of Landlord. All keys to Leased Premises shall be surrendered to Landlord upon the expiration or earlier
termination of this Lease. 

  

	2.	Tenant will refer all contractors, contractor’s representatives and installation technicians rendering any service on or to the Leased Premises for Tenant to Landlord for Landlord’s approval before performance
of any contractual service. Tenant’s contractors and installation technicians shall comply with Landlord’s rules and regulations pertaining to construction and installation. This provision shall apply to all work performed on or about the
Leased Premises, including installation of telephones, satellite equipment, telegraph equipment, electrical devices and attachments and installations of any nature affecting roofs, floors, walls, woodwork, trim, windows, ceilings and equipment or
any other physical portion of the Leased Premises. 

  

	3.	Tenant shall not at any time occupy any part of the Leased Premises as sleeping or lodging quarters. 

  

	4.	Tenant shall not place, install or operate on the Leased Premises any engine, stove or machinery, or conduct mechanical operations or cook thereon or therein (with the exception of microwave ovens for preparation of
meals during work hours), or place or use in or about the Leased Premises any explosives, gasoline, kerosene, oil, acids, caustics, or any flammable, explosive or hazardous material without written consent of Landlord. 

 

	5.	Landlord will not be responsible for lost, stolen or damaged personal property, equipment, money or jewelry from the Leased Premises regardless of whether such loss occurs when the area is locked against entry or not.

  

	6.	No dogs, cats, fowl, or other animals shall be brought into or kept in or about the Leased. 

  

	7.	Employees of Landlord shall not receive or carry messages for or to any Tenant or other person or contract with or render free or paid services to any Tenant or to any of Tenant’s agents, employees or invitees.

  

	8.	None of the parking, truck courts or truck loading areas, recreation or lawn areas, entries, exits, passages, doors, sidewalks, stairways or landings shall be blocked or obstructed or any rubbish, litter, trash,
pallets, or material of any nature placed, emptied or thrown into these areas or such area used by Tenant’s agents, employees or invitees at any time for purposes inconsistent with their designation by Landlord. It shall be the responsibility
of Tenant, at its sole cost and expense, to provide trash removal or dumpster service. All dumpsters shall be placed in areas designated by Landlord. 

  
 40 

	9.	The water closets and other water fixtures shall not be used for any purpose other than those for which they were constructed, and any damage resulting to them from misuse, including improper disposal of any materials,
or by the defacing or injury of any part of the Leased Premises shall be borne by the person who shall occasion it. No person shall waste water by interfering with the faucets or otherwise. 

 

	10.	Tenant and its employees, agents and invitees shall park their vehicles only in those parking areas designated by Landlord. Tenant shall not leave any vehicle in a state of disrepair (including without limitation, flat
tires, out of date inspection stickers or license plates) on the Leased Premises. If Tenant or its employees, agents or invitees park their vehicles in areas other than the designated parking areas or leave any vehicle in a state of disrepair,
Landlord, (i) after giving written notice to Tenant of such violation or (ii) placing notice of such violation on such vehicle, shall have the right to remove such vehicles at Tenant’s expense. 

 

	11.	Parking in a parking area shall be in compliance with all parking rules and regulations established by Landlord from time to time, including any sticker or other identification system established by Landlord. Failure to
observe the rules and regulations shall subject the vehicle in violation of the parking rules and regulations to removal. Removal of a vehicle shall not create any liability on Landlord or be deemed to interfere with Tenant’s right to
possession of its Leased Premises. Vehicles must be parked entirely within the stall lines and all directional signs, arrows and posted speed limits must be observed. Parking is prohibited in areas not striped for parking, in aisles, where “No
Parking” signs are posted, on ramps, in cross hatched areas, and in other areas as may be designated by Landlord. Every person is required to park and lock his vehicle. All responsibility for damage to vehicles or persons is assumed by the
owner of the vehicle or its driver. Servicing, repairing or washing vehicles in parking areas of the Leased Premises is prohibited. No parking of boats, trailers, campers, recreational vehicles or similar vehicles of any kind will be permitted in
parking areas of the Leased Premises. 

  

	12.	Movement in or out of the Leased Premises of furniture or office supplies and equipment, or dispatch or receipt by Tenant of any merchandise or materials shall be done in such a manner as to not block or hinder the flow
of vehicular traffic. Tenant assumes, and shall indemnify Landlord against, all risks and claims of damage to persons and properties arising in connection with any said movement. 

 

	13.	Tenant shall not lay floor covering within the Leased Premises without written approval of the Landlord. The use of cement or other similar adhesive materials not easily removed with water is expressly prohibited.

  

	14.	It is Landlord’s desire to maintain in the Leased Premises the highest standard of dignity and good taste consistent with comfort and convenience for Tenant. Any action or condition not meeting this high standard
should be reported directly to Landlord. Your cooperation will be mutually beneficial and sincerely appreciated. Landlord reserves the right to make such other and further reasonable rules and regulations as in its judgment may from time to time be
necessary, for the safety, care and cleanliness of the Leased Premises and for the preservation of good order therein. 

  
 41 

	15.	Tenant will not be permitted to place or install any types of signs, displays, banners or materials of any kind on the glass, roofs, exterior walls, or doors of the Leased Premises without the Landlord’s express
written consent. 

  

	16.	Tenant will not be permitted to display any merchandise or promotional items of any kind on the sidewalk, parking lot, lawn areas, entries, exits, loading areas, or any other areas other than within the interior walls
of the Leased Premises without Landlord’s express written consent. 

 IN THE EVENT ANY OF THE TERMS OF THE RULES AND REGULATION
CONFLICT WITH ANY OF THE TERMS OF THE LEASE, THE TERMS OF THE LEASE SHALL CONTROL. 

  
 42 

 EXHIBIT A 

Site Plan—Leased Premises 
  

 

  
 43 

 EXHIBIT B 

Tenant Improvement Plans & Specifications 

Oxford Immunotec 
 Project No. 11023 

Issued for Design Development 09.20.11 
 5846 Distribution Drive

 Memphis, TN 38141 
 ahp Architects, Inc. 

20 Chelmsford Street 
 Chelmsford, MA 01824 

Client 
 Oxford Immunotec 

2 Mount Royal Ave. 
 Marlborough, MA 01752 

  
 44 

  
 

 

  
 45 

  
 

 

  
 46 

  
 

 

  
 47 

  
 

 

  
 48 

  
 

 

  
 49 

  
 

 

  
 50 

 EXHIBIT C 

Open Lab Area 

(Highlighted in Yellow) 
  

 

  
 51 

 ACKNOWLEDGMENTS FOR LANDLORD AND TENANT 

LANDLORD: 
  

			
	 STATE OF TENNESSEE
	  	)
		  	 ) ss.

	 COUNTY OF SHELBY
	  	)

 BEFORE ME, the undersigned Notary Public in and for the State and County aforesaid, duly commissioned and qualified,
personally appeared Michael M. Caldwell with whom I am personally acquainted (or proved to me on the basis of satisfactory evidence) who, upon oath, acknowledged himself to be the Vice President of Vantage Companies, a Texas corporation, the within
named bargainor, and that he as such Vice President, being duly authorized so to do, executed the foregoing instrument for the purposes therein contained, by signing the name of the corporation by himself as such Vice President. 

WITNESS my hand and Official Seal at this 17 day of October 2011 

 

	
	/s/ Notary Public
	Notary Public

 My Commission Expires: 8/8/12 

TENANT: 
  

			
	 STATE OF MASSACHUSETTS
	  	)
		  	 ) ss.

	 COUNTY OF MIDDLESEX
	  	)

 BEFORE ME, the undersigned Notary Public in and for the State and County aforesaid, duly commissioned and qualified,
personally appeared Jeff Schroeder with whom I am personally acquainted (or proved to me on the basis of satisfactory evidence) who, upon oath, acknowledged himself to be the President of Oxford Immunotec, Inc., the within named bargainor, a
Delaware corporation, and that he as such (Officer) President, being duly authorized so to do, executed the foregoing instrument for the purposes therein contained, by signing the name of the corporation by himself as such President. 

WITNESS my hand and Official Seal at this 7th day of October 2011 

 

	
	/s/ Notary Public
	 Notary Public

 My Commission Expires: March 22, 2013 

  
 52

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