Document:

EX-10.13

 Exhibit 10.13 

COMMERCIAL LEASE 

CLIMACELL, INC. 
 280
SUMMER STREET 
 BOSTON, MA 02210 

SUBMISSION NOT AN OPTION 
 THE
SUBMISSION OF THIS LEASE FOR EXAMINATION AND NEGOTIATION DOES NOT CONSTITUTE AN OFFER TO LEASE. A RESERVATION OF, OR OPTION FOR, THE LEASED PREMISES SHALL VEST NO RIGHT IN ANY PARTY. TENANT OR ANYONE CLAIMING UNDER OR THROUGH TENANT SHALL HAVE THE
RIGHTS TO THE LEASED PREMISES AS SET FORTH HEREIN AND THIS LEASE BECOMES EFFECTIVE AS A LEASE ONLY AS A LEASE UPON EXECUTION, ACKNOWLEDGMENT AND DELIVERY THEREOF BY LANDLORD AND TENANT, REGARDLESS OF ANY WRITTEN OR VERBAL REPRESENTATION OF ANY
AGENT, MANAGER, OR EMPLOYEE OF LANDLORD TO THE CONTRARY. 
 FROM THE OFFICE OF: 

DOUGLAS L. JONES, ESQ. 

29 CRAFTS STREET, SUITE 360 

NEWTON, MA 02458 

  
 1 

 COMMERCIAL LEASE 

1. PARTIES 280 Holdings LLC, a Massachusetts limited liability company, as Landlord (“Landlord”), does hereby lease jointly and
severally to ClimaCell, Inc, a Delaware corporation, authorized to do business in the Commonwealth of Massachusetts, as Tenant (the “Tenant”), with a current mailing address of 179 South Street, 2nd floor, Boston, MA 02111, and Tenant hereby leases from Landlord the leased premises as described below. 

2. PREMISES Tenant hereby leases the following described premises: approximately 13,532 rentable square feet located on the eighth (8th) Floor of
the building and the lot (the “Lot”) (collectively the “Building”) located at 280 Summer Street, Boston, Massachusetts 02210 (referred to as the “leased premises,” the “premises,” or the “Premises”),
as more particularly described in Exhibit A attached hereto and made a part hereof, which square footage is an agreed upon number for all purposes, together with the right to use in common, with others entitled thereto, the hallways,
stairways, lobbies, sidewalks, common facilities, and other public portions of the Building; elevators, necessary for access to said leased premises; and lavatories nearest thereto. Exhibit A shall also be the conceptual plan of the leased premises
as more fully described in Exhibit B attached hereto and made a part hereof. 
 3. TERM The term of this lease shall be for Seven
(7) years commencing on the date of delivery of the premises (the “Commencement Date”). The target Commencement Date is January 15, 2019. The Landlord shall deliver the premises to Tenant on the Commencement Date following
substantial completion of Landlord’s work as shown on Exhibits A (a conceptual plan) and Exhibit B attached hereto and made a part hereof (“Landlord’s Work”). If Landlord’s Work is not substantially completed
by the target Completion Date, Tenant shall be entitled to one (1.0) days’ abatement in rent for each one (1) day of delay in delivery of the premises after the target Completion Date except for delays in the availability of materials
selected by Tenant. Provided that Landlord’s Work has been substantially completed by the Commencement Date, any “punch-list” items remaining shall be completed by Landlord as soon as commercially reasonable but no later than thirty
(30) days of the Commencement Date. The Base Rent and Additional Rent (as defined below) shall commence on either the date of delivery of the premises to the Tenant, or upon the substantial completion of Landlord’s Work and the delivery of
the premises by Landlord (the “Rent Commencement Date”), in accordance with a Rent Commencement Date letter written by Landlord to Tenant in the form of Exhibit F attached hereto and made a part hereof. Landlord shall use commercially
reasonable efforts to complete the construction by January 15, 2019, subject to the terms and conditions of Exhibits A and B. If Landlord is unable to give possession of the Premises on the Commencement Date, then the Rent Commencement Date
shall be delayed accordingly and Landlord shall have a right to extend the delivery date and Landlord shall have completed Landlord’s Work, and such failure in should not affect in any way the validity of this lease or the obligations of Tenant
hereunder. Tenant shall have right of early access to the premises of fifteen (15) days in coordination with Landlord for the installation of its furniture, telephone and data systems subject at all times to Landlord’s construction of the
premises as described in Exhibit B. 

  
 2 

 3.1 Option for Additional Space. 

(a) At any time after the end of the first anniversary date of this lease, when the lease of the current Tenant which is occupying the Offer
Space, as described below, is scheduled to terminate, Tenant shall have a one-time right to request in writing (the “Notice of Interest”) to Landlord to lease to Tenant space that is contiguous to
the Premises on the eighth (8th) floor of the Building (the “Offer Space”), provided, however, that such right is subordinate to existing tenants in the Building and all extension, expansion or option rights of such tenants of the Building
(as of the date of this Lease). 
 (b) Upon receipt of such Notice of Interest, or upon Landlord’s election, Landlord shall, as soon as
practicable, and prior to offering the Offer Space to any third parties, advise Tenant in writing (the “Landlord’s Offer Notice”) of the terms and conditions upon which Landlord is prepared to lease the Offer Space, which terms and
conditions shall include, without limitation, (i) a fair market rent (to be determined by the provisions of Exhibit XYZ, as attached hereto and made a part hereof, if Landlord and Tenant cannot agree to the base rent proposed in Landlord’s
Offer Notice), (b) the cost of any build-out, and (c) if after rental of the Offer Space, the Tenant will lease the entire eighth (8th) floor, the
extension of the remaining term of this lease for an additional agreed-upon term to be coterminous with the lease of the Offer Space. 
 (c)
Tenant shall notify Landlord in writing that it wishes to accept or reject the offer made in the Landlord’s Offer Notice within ten (10) days after the date of delivery of the Offer Notice. 

(d) If the offer is rejected, Landlord shall have no further duty to offer the Offer Space to Tenant. 

(e) If the Landlord’s Offer Notice is accepted, the parties shall enter into an amendment of this Lease within thirty (30) days of
the acceptance by Tenant (i) to reflect the changes in Base Rent, Additional Rent, Tenant inducements, build-out plans, other charges, and additional square footage of the Offer Space to be added to the
leased premises; and (ii) to negotiate the Base Rent for a new agreed-upon term for both the leased premises and the Offer Space. If the parties hereto cannot agree on the Base Rent for and extension term of this lease for the leased premises,
then the provisions of Exhibit XYZ shall apply to resolve the new Base Rent solely for the leased premises, provided, however, that the Base Rent for the leased premises for the initial term of this lease shall never be less than the Base Rent as
provided for the initial term of this lease. Tenant’s acceptance of the Offer Space shall not be effective until the parties hereto execute and deliver a lease amendment to this lease based on the terms and conditions stated herein and in the
Landlord’s Offer Notice. 
 4. RENT The Tenant shall pay to the Landlord base rent (“Base Rent”) as defined below, additional
rent (“Additional Rent”) as defined in this lease, and any other charges under this lease. Base Rent for the premises shall be payable as shown on the schedule below: 

 

													
	 Period
	  	$ per RSF
See psf
below	 	  	Rent per 12
month period	 	  	Rent per
month	 
	 *1-15-19 to 6-15-19 (RSF 6,000)
	  	$	52.00	 	  	$	312,000.00	 	  	$	26,000.00	 
	 6-16-19 to 11-15-19 (RSF 10,000)
	  	$	52.00	 	  	$	520,000.00	 	  	$	43,333.33	 
	 11-16-19 to 1-15-20 (RSF 13,532)
	  	$	52.00	 	  	$	703,664.00	 	  	$	58,638.67	 

  
 3 

													
	 1-16-20 to 1-15-21 (RSF 13,532 THROUGH THE TERM)
	  	$	53.00	 	  	$	717,196.00	 	  	$	59,766.33	 
	 1-16-21 to 1-15-22
	  	$	54.00	 	  	$	730,728.00	 	  	$	60,894.00	 
	 1-16-22 to 1-15-23
	  	$	55.00	 	  	$	744,260.00	 	  	$	62,021.67	 
	 1-16-23 to 1-15-24
	  	$	56.00	 	  	$	757,792.00	 	  	 	63,149.33	 
	 1-16-24 to 1-15-25
	  	$	57.00	 	  	$	771,324.00	 	  	$	64,277.00	 
	 1-16-25 to 1-15-26
	  	$	58.00	 	  	$	784,856.00	 	  	$	65,404.67	 

 In the event that the Commencement Date does not occur on January 15, 2019, the dates for payment of Base Rent will be
adjusted accordingly. 
 The Base Rent is payable in equal monthly installments, in advance, on the first day of every calendar month during the term hereof
as it may be extended, provided that if the Term begins or ends on a day other than the first or last day of a calendar month, the installment of Rent payable on the first day of the Term, or the first day of the last calendar month of the Term
shall be prorated for such first or last partial month on the basis of a 365 day year. Tenant will pay all rent (Base Rent, Additional Rent, as defined below, and any other charges incurred under this Lease) without
set-off, deduction, counterclaim or demand to Landlord at its address set forth below, or at such other place as is designated in writing from time to time by Landlord, maintenance questions should be
addressed to Park Property Management Group, LLC, 1963 Commonwealth Ave. #1, Brighton, MA 02135, (617) 789-3944, unless Tenant is notified otherwise in writing by Landlord; duplicate notifications concerning
the lease should be addressed to Samuel H. Slater, 10 Tremont Street 5th Floor, Boston, MA 02108, (617) 557-1799. Rent and other payments should be sent to280 HOLDINGS LLC using one of the methods shown below:

  

	 	•	 	 ACH INFORMATION 

Bank of America 
 100 Federal
Street 
 Boston, MA 02110 

Routing No. 011000138 

Account No. 0046 4048 1001 
 Or 

 

	 	•	 	 WIRE TRANSFER 

Bank of America 
 Account Name:
280 HOLDINGS LLC 
 Routing No. 026009593 

Account No. 0046 4048 1001 
 5.
SECURITY DEPOSIT Upon the execution of this lease, the Tenant shall pay to the Landlord a security deposit in the initial amount of $234,554.68, which shall be held as a security for the Tenant’s performance as herein provided. On each
of the last day of the twenty-fourth (24th) and thirtieth-sixth (36th) months’ anniversary from the Rent Commencement Date, the Landlord will refund to Tenant or credit against future Base
Rent payments, at Tenant’s option upon written notice to Landlord, the amount of $58,638.00, provided that Tenant is not in default under this lease beyond any grace or cure periods. Landlord will refund the security deposit to the Tenant,
within sixty (60) days of the end of this lease, without interest, subject to the Tenant’s satisfactory compliance with the conditions hereof. Landlord has no obligation to keep the security deposit separate and may commingle the security
deposit with other funds of Landlord. 

  
 4 

 6. RENT ADJUSTMENTS 

A. TAX ESCALATION. If, in any tax fiscal year during the Term commencing with the tax fiscal year 2020 (which tax fiscal year 2020
commences on July 1, 2019 and expires on June 30, 2020), the Real Estate Taxes (as defined below) are in excess of the amount of the Real Estate Taxes or the tax fiscal year 2020 (which tax fiscal year 2019 commences on July 1, 2018
and expires on June 30, 2019)(such tax fiscal year 2019 shall be the “Tax Base Year”), Tenant will pay to Landlord, as Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of Landlord’s written demand,
monthly estimated payments of 1/12 of Tenant’s Tax Share (as defined below) of the amount of such excess (such Tenant’s Tax Share of such excess amount being, hereinafter, “Tenant’s Tax Rent”), which written demand shall
include, with specificity, Landlord’s calculations of Tenant’s Tax Share and Tenant’s Tax Rent, as well as a copy of the invoice from the applicable municipal authorities of the bill(s) for the Real Estate Taxes applicable thereto as
follows: For purposes hereof, “Tenant’s Tax Share” or “Tenant’s Share” currently is deemed for all purposes to be a fraction, the numerator of which is the total rentable square feet of the Premises of 13,532 and the
denominator of which is the total rentable square feet of the Building of 130,000 rentable square feet as of the effective date of this lease, Tenant’s Tax Share is ten and 41/100 percent (10.41%) (and which shall not be modified during
the initial term of this lease unless either (i) the rentable square footage of the Premises increases or decreases, or (ii) the rentable square footage of the Building increases or decreases, and only by amendment of this Lease). If the
Landlord obtains an abatement of any such excess real estate tax, a proportionate share of such abatement, less one-third of the abatement obtained recovered in lieu of fees and costs incurred in obtaining the
same, if any, shall be refunded to the Tenant. For the manner of billing and payment, see Section 6(C), below. 
 In addition, Tenant
shall pay to Landlord, as Tenant’s Tax Share, specified in this Section of the amount of assessments, sales or use taxes imposed with respect to real estate taxes, rent, and other public charges which are in the nature of or similar to taxes
(which are limited to any other charge by a federal, state, county, or local government, special district, improvement district, or other political subdivision taxes, all levies or impositions of every kind and nature in connection with the
ownership, leasing and operation of the Building, whether foreseen or unforeseen, general, special, ordinary or extraordinary, including ad valorem taxes, transit taxes, use and occupancy taxes, taxes based on the receipt of rent, and value added
taxes relating to the Building) which may be placed on the leased premises or the Building, levied, assessed, or imposed at any time by any governmental authority upon or against the Building and personalty or taxes in lieu thereof in any lease year
or partial lease year. Notwithstanding the foregoing, none of Landlord’s gross receipts taxes, personal and corporate income taxes, inheritance and estate taxes, other business taxes and assessments, franchise, gift and transfer taxes, and all
other real estate taxes relating to a period or payable outside the term of the Lease shall be included in determining Tenant’s Tax Share. 

B. OPERATING COST ESCALATION. 

If, in any calendar year during the Term commencing with the calendar year 2020, the Operating Costs (as defined below) are in excess of the
amount of the Operating Costs for the calendar year 2019 (which calendar year 2019 shall be the “Operating Cost Base Year”), grossed up to reflect ninety-five percent (95%) occupancy, Tenant will pay to Landlord, as Additional Rent

  
 5 

 
hereunder, within thirty (30) days of Tenant’s receipt of the Operating Cost Statement (as defined below), the monthly, estimated 1/12 of Tenant’s Share of the amount of such
excess (such percentage of such excess amount being, hereinafter, “Operating Cost Rent”), which Operating Cost Statement shall include, with specificity, Landlord’s calculations of Tenant’s Share and Tenant’s Operating Cost
Rent, as well as a reasonable breakdown of the Operating Costs applicable thereto. 
 Operating Costs shall include all reasonable costs and
expenses of every kind and nature paid or incurred by the Landlord (including reasonable and appropriate reserves) in operating, managing, equipping, policing, lighting, repairing and maintaining the Building and the Lot, the parking areas, common
areas, utilities and facilities serving the Building; air conditioning servicing the Building, landscaping, and snow removal; costs of all roof and other maintenance, repairs and replacements performed by the Landlord; costs of the installation,
operating, maintenance, repair and replacement of any energy management system designed to reduce the energy consumption in the building; costs of the operation, maintenance, repair and replacement of any escalators or elevators; premiums for
liability, property damage, fire, workers’ compensation, and other insurance carried by Landlord on any structures on the Lot; wages, unemployment taxes, social security taxes, and personal property taxes and assessments; fees for required
licenses and permits; supplies and other equipment for the common areas; and reasonable administrative and management costs associated with the Building and the Lot; provided that (a) as to any improvement, repair or replacement included in
operating costs having a useful life of greater than one year, the charge added to Operating Costs in any given year shall be the amortized cost thereof calculated on a straight-line basis over the useful life of such improvement, repair or
replacement in accordance with generally accepted accounting principles), and (b) there shall be excluded from Operating Costs, all depreciation associated with the costs of the build-out of tenants, and
the leasing commissions, attorneys’ fees and other inducements associated with the leasing of space to any and all tenants, and those items specifically excluded from Operating Costs as stated below: 

1. all costs associated with the operation of the business of the entity which constitutes “Landlord” (as distinguished from the costs of Building
operations) including, but not limited to, Landlord’s general corporate overhead and general administrative expenses; 
 2. costs incurred by Landlord
in connection with the correction of defects in design and construction of the Building or Lot; 
 3. any costs of any services sold or provided to tenants
or other occupants for which Landlord is entitled to be reimbursed by such tenants (whether or not actually reimbursed) or other occupants as an additional charge or rental over and above the basic rent charged to such tenants or other occupants
(and escalations thereof); 
 4. expenses in connection with services or other benefits which are provided to another tenant or occupant and do not benefit
Tenant; 
 5. any cost or expense related to removal, cleaning, abatement or remediation of “hazardous material” in or about the Building or Lot,
including without limitation, hazardous substances in the ground water or soil not caused by Tenant or its employees or invitees; 
 6. advertising and
promotional costs including tenant relation programs and events; 

  
 6 

 7. Landlord’s gross receipts taxes, personal and corporate income taxes, inheritance and estate taxes,
other business taxes and assessments, franchise, gift and transfer taxes, and all other real estate taxes relating to a period or payable outside the term of the Lease; 

8. any fines, costs, penalties or interest resulting from the negligence, misconduct or omission of the Landlord or its agents, contractors, or employees; 

9. any costs, fees, dues, contributions or similar expenses for political, charitable, industry association or similar organizations; 

10. any rental and any associated costs, either actual or not, for the Landlord’s and/or Landlord’s management company and/or leasing office; 

11. acquisition costs for sculptures, paintings, or other objects of art; 

12. costs incurred in connection with upgrading the Building to comply with disability or life insurance requirements, or life safety codes, ordinances,
statutes, or other laws in effect prior to the Commencement Date, including without limitation the Americans With Disabilities Act, including penalties or damages incurred as a result of non-compliance; and

 13. costs for reserves of any kind. 
 C. TIME
AND MANNER OF PAYMENT OF TAX AND OPERATING COST RENT. 
 If requested by Landlord, Tenant shall pay to Landlord monthly in the same manner as
Base Rent is payable, Landlord’s reasonable estimate of Tenant’s Tax Share and Operating Cost Rent. Landlord, during the term, may furnish to Tenant a statement showing the amount of Tenant’s Tax Share and/or Operating Cost Rent
estimated by Landlord for the next twelve (12) months, payable monthly by Tenant. 
 Within ninety (90) days after the end of each
fiscal year or the anniversary date of the calendar year of the Lease, Landlord shall, in reasonable detail, set forth the computation of the Operating Cost Rent and/or Tenant’s Tax Share, if any, for the preceding billing period, stating any
balance due to Landlord or overpayments made by Tenant (the “Statement”); provided, however, that the failure of Landlord to furnish a Statement within the specified time frame shall not affect Tenant’s obligation to pay Tenant’s
Tax Share and/or Operating Cost Rent at such time as said statement is furnished. Upon receipt of Landlord’s notice, Tenant shall pay its Tenant’s Share (or Landlord shall credit to Tenant a refund, if applicable, as stated below) of the
total adjustment of Tenant’s Tax Share and/or Operating Cost Rent. Any payment due from Tenant on account of such end of year annual statement shall be due within sixty (60) days of Tenant’s receipt of the Statement or Landlord shall
give a credit for such Tenant’s Tax Share or Operating Cost Rent overpayments toward Tenant’s Tax Share or Operating Cost Rent due for the forthcoming year, or if at the end of the term, within ninety (90) days after the date of final
bills received by Landlord. Time and period of billing, whether annual, semi-annual, or otherwise for Tenant’s Tax Share and/or Operating Cost Rent on account of such end of year annual statement shall be in the reasonable discretion of the
Landlord and Tenant shall pay to Landlord the entire amount billed as stated above, except for monthly estimates, which will be paid monthly. 

  
 7 

 Tenant shall have the right to review the Statement and the calculations upon which the
Statement is based, exercisable within ninety (90) days following the delivery to Tenant of the Statement referred to herein and upon reasonable prior notice to Landlord, to inspect Landlord’s books and records relating to the Operating
Cost Rent and Tenant’s Tax Share for the relevant period in question covered by such Statement. Only employees of Tenant, or Tenant’s designated certified public accountant or accounting firm (provided that such accountant or accounting
firm is then responsible for Tenant’s general corporate accounting), may conduct any such inspection, which inspection shall occur at such place and time (during normal business hours) as Landlord may reasonably designate. Tenant shall pay for
all reasonable expenses incurred by Landlord in connection with, and relating directly to, Tenant’s inspection of Landlord’s books and records, provided that if such audit discloses an overpayment by Tenant of more than six percent (6%)
and in excess of $2,000.00, Landlord shall reimburse Tenant for its reasonable, hourly, third-party costs incurred in connection with the audit. In any event, Landlord shall credit Tenant the amount of any overpayment within sixty (60) days of
notice to Landlord of such overpayment. Except to the extent required to comply with federal, state and municipal laws, ordinances, regulations or other governmental requirements, Tenant must keep all information it obtains in any inspection of
Landlord’s records strictly confidential and may only use such information for the limited purpose this lease describes and for Tenant’s own account. 

7. UTILITIES The Tenant shall pay all bills for electricity, lights, outlets and air conditioning that are furnished to the leased premises as
Additional Rent, and Tenant’s use of such electricity shall be separately metered or submetered. Tenant shall pay for telephone, cable, internet, data and computer lines, and such other services to the leased premises. In addition, Tenant shall
pay the electrical costs and expenses incurred by Landlord for ventilation and air conditioning service solely provided to the Premises, which will be billed by Landlord monthly based on usage of such electricity as measured by a submetering device
that separately measures Tenant’s use of such electricity in the Premises and that currently is in use in the Premises known as the EMON system (or a reasonable replacement thereof) (the “Emon Bill”). The payments of the Emon Bill
shall constitute Additional Rent. Further, the Landlord agrees to furnish reasonably hot and cold water to the leased premises; reasonable heat and air conditioning to the leased premises (notwithstanding the fact that the same are furnished through
separately metered or submetered utilities or separate fuel tanks, as set forth above), and to the hallways, stairways, elevators, and lavatories and other common areas during normal business hours on regular business days (Monday — Friday 8am
— 6pm; Saturday 9am — 1pm, except legal holidays) during the heating and air conditioning seasons of each year; to furnish elevator service; and to light passageways, common areas and stairways during normal business hours, all subject to
interruption due to any accident, to labor difficulties, to trouble in obtaining fuel, electricity, service, or supplies from the sources from which they are usually obtained for the Building, or to any cause beyond the Landlord’s reasonable
control. 
 Tenant shall have access to the premises twenty-four (24) hours per day, seven (7) days per week, subject to maintenance, security and
emergency measures required by Landlord. The Building is open to the public Monday-Friday, excepting holidays, 8:00 a.m.-6:00 p.m. At all other times, Tenant’s authorized principals and employees shall
have key fob access to the Building. Guests of the Tenant who enter after business hours or on weekends contact Tenant directly for access. Landlord shall have no obligation to provide utilities or equipment, or pay for the cost of utilities and
equipment, other than the utilities and equipment within the premises as of the commencement date of this lease. In the event Tenant requires additional utilities or equipment, the installation and maintenance thereof shall be the Tenant’s sole
obligation, provided that such installation shall be subject to the written consent of the Landlord. The Building has a full-time building manager, 24-hour access by key fobs security cameras, and security
alarms in selected areas. 

  
 8 

 The Tenant shall comply with all reasonable and non-discriminatory
rules and regulations promulgated by the Landlord from time to time. The current rules and regulations are attached hereto as Exhibit D and E. 
 8.
USE OF LEASED PREMISES The Tenant shall use the leased premises only for the purpose of general office use and no other use or uses unless authorized by the Landlord in writing and in Landlord’s sole discretion. 

9. COMPLIANCE WITH LAWS The Tenant acknowledges that no trade or occupation shall be conducted in the leased premises or use made thereof which
will be unlawful, improper, noisy or offensive, or contrary to any law or any municipal by-law or ordinance in force in the city or town in which the premises are situated. Landlord represents that the use of
“general office purposes” does not violate the foregoing prohibition so long as it is used as an office for general business operations. Without limiting the generality of the foregoing (a) the Tenant shall not bring or permit (with
respect to those for whom Tenant is legally responsible, including clients of the Tenant or others claiming by, through or under Tenant) to be brought or kept in or on the leased premises or elsewhere on the Landlord’s property any hazardous,
toxic, inflammable, combustible or explosive fluid, material, chemical or substance, including, without limitation, any item defined as hazardous pursuant to Chapter 21E of the Massachusetts General Laws, as amended; and (b) the Tenant shall be
responsible for compliance with requirements imposed by the Americans with Disabilities Act with respect to Tenant’s particular use of the leased premises and any work performed by the Tenant therein. Notwithstanding the foregoing, Tenant may
store and use typical office cleaning supplies, in customary quantities, in accordance with all laws. 
 9.1 Hazardous Substances. Except as
otherwise provided for in this lease, Tenant agrees not to cause, permit or suffer any release or discharge onto or in the vicinity of the leased premises of any hazardous, toxic or radioactive material or substance, including without limitation oil
(collectively, “Hazardous Substances”) regulated by any local, state or Federal law or regulation (for example, the Federal Comprehensive Environmental Response Compensation Liability Act of 1980, the Massachusetts Hazardous Waste
Management Act and the Massachusetts Oil and Hazardous Material Release Prevention Act) now in existence or hereafter enacted (collectively, “Hazardous Substance Laws”) in violation of any such Hazardous Substance Laws. Tenant agrees, at
Tenant’s sole cost and expense, to remove from the leased premises and the air and buildings adjacent to, and land and water under and adjacent to, the leased premises any Hazardous Substance which may be released thereon in violation of any
such Hazardous Substance Laws by Tenant’s act, neglect or omission without regard to fault, provided such Hazardous Substances were introduced in the leased premises or the Building by Tenant, its employees, agents, invitees, subtenants, or
occupants. In the event that Tenant receives from any federal, state or local governmental agency any notice of violation or alleged violation of any hazardous Substance Law for acts, neglect, or omission of Tenant or as otherwise provided for
herein, Tenant agrees to forward to Landlord a copy of any such notice within five (5) business days of Tenant’s receipt thereof, and Tenant agrees to take all steps necessary to bring Tenant’s use of the Premises into compliance with
such Hazardous Substance Law and any other applicable law or regulation. Notwithstanding the foregoing, Tenant may store and use typical office cleaning supplies, in customary quantities, in accordance with all laws. 

  
 9 

 Tenant agrees to be solely responsible for and to indemnify Landlord, as Additional Rent,
against any and all liability arising from the breach of any of Tenant’s covenants and agreements under this Section 9, including without implied limitation reasonable attorneys’ fees and costs incurred by Landlord in connection
therewith, whenever such liability shall arise and for as long as Landlord remains so liable. Tenant shall be liable for any breach of Tenant’s obligations under this Section 9 without regard to fault. At Landlord’s request upon
reasonable cause to believe there was release of hazardous materials by Tenant, Landlord shall cause the leased premises and the Building and land, air and water related thereto to be inspected by a qualified professional satisfactory to Landlord
for the presence of any material or substance prohibited or regulated under any Hazardous Substance Law and to obtain and forward to Landlord the professional’s written report setting forth the scope and results of such inspection, with costs
to be paid by Tenant, and Tenant shall cooperate in the event any such inspection shall be required, giving proper access to the leased premises. 
 9.2.1
Landlord Hazardous Substances. Landlord shall protect, indemnify, defend, and hold harmless Tenant and its directors, officers, contractors, employees, agents, parents, subsidiaries, successors and assigns from and against any and all loss,
damage, cost, expense, or liability (including reasonable attorneys’ fees and costs) directly or indirectly arising out of any Hazardous Material on, under or about the Premises, the Building or the Lot on which the same are located (or off-site on property owned or operated by Landlord that affects the Premises) except if and to the extent the same was caused by Tenant, its invitees, or those for whom Tenant is responsible or other tenants of the
Building. This indemnity shall survive the termination of this Lease. 
 9.2 Fee Simple; Authority Landlord states that to its best knowledge
and belief, and without independent investigation, that (a) the Building and the leased premises are in material compliance with all applicable zoning, land use and environmental laws and agreements and the requirements of all easement and
encumbrance documents and Landlord agrees to keep the same in compliance throughout the Term; (b) the uses of the leased premises contemplated hereunder are permitted as of right at the leased premises; (c) Landlord holds fee simple title
to the Building, subject to no mortgage other than one referenced in Section 14 below; (d) Landlord has full power and authority to enter into this Lease and has obtained all consents and taken all actions necessary in connection
therewith; (e) no other party has any possessory right to the leased premises; and (f) provided that Tenant has complied with the provisions of Section 31 of this lease, Tenant has full power and authority to enter into this Lease and
has obtained all consents and taken all actions necessary in connection therewith. 
 10. FIRE INSURANCE The Tenant shall not permit any use of
the leased premises which will make voidable any insurance on the property of which the leased premises are a part, or on the contents of said property or regulation from time to time established by the New England Fire Insurance Rating Association,
or any similar body succeeding to its powers. The Tenant shall on demand reimburse the Landlord, and all other Tenants, all extra insurance premiums caused by the Tenant’s particular use of the premises, as opposed to office use, generally.

 11. MAINTENANCE The Tenant agrees to maintain the leased premises in as good condition as exists on delivery by Landlord, damage by fire and
other casualty, and taking by eminent domain and reasonable wear and tear only excepted. Tenant acknowledges that the leased premises are now in good order and the glass whole, subject to completion of Landlord’s Work as defined in Exhibit B
(provided that Landlord shall be responsible for repair or replacement of any external glass or windows, unless such replacement is due to the negligence or willful misconduct of Tenant). The Tenant shall not permit the leased premises to be
overloaded, damaged, stripped, or defaced, nor suffer any waste. 

  
 10 

 In accordance with the provisions of Section 6B, above, the Landlord agrees to maintain the structure,
roof, foundation, beams, load-bearing and exterior walls of the building of which the leased premises are a part, and all mechanical systems and equipment serving the leased premises and the common areas, including, but not limited to the plumbing,
electrical, elevator, emergency, heating and air conditioning, fire and life safety systems of the Building, and access to telecommunications systems services to the Building (which are provided solely by third party providers (the
“Systems”) in good working order and condition or as they may be put in during the term of this lease, reasonable wear and tear, damage by fire and other casualty (subject to the provisions hereof), and reasonable wear and tear only
excepted, provided that if such maintenance is required because of the actions or omissions of Tenant or those for whose conduct the Tenant is legally responsible, Landlord shall be entitled to indemnification from Tenant. Landlord, upon prior
notice to Tenant, shall have a right to enter the leased premises to make repairs to the Building and its systems if needed so long as said entry and repairs are done in a manner that is as minimally disruptive to Tenant’s operation at the
Premises as is possible, and, in the case of an emergency, immediately and without prior notice Tenant. Upon prior notice to Tenant, Landlord shall have the right to enter the premises to make repairs and to service pipes, conduits, wires in the
Building or which affect such pipes, conduits, and wires in the space of other tenants which may only be accessed through the premises. 

Landlord shall also provide: (i) cleaning and janitorial services to the leased premises (Monday-Friday, holidays excluded), provided the
same are kept in order by Tenant, all in accordance with the cleaning standards set forth in Exhibit C attached hereto; and (ii) snow and ice removal services, including plowing all sidewalks and areas adjacent to the Building and Lot as
needed. 
 12. ALTERATIONS/ADDITIONS The Tenant shall not make structural alterations or additions to the leased premises, but may make non-structural alterations provided the Landlord consents thereto in writing prior to commencement of such work, which consent shall not be unreasonably withheld or delayed. Alterations of a purely decorative
nature, such as hanging paintings or other artwork, which do not require a building permit or impact the Building’s systems, façade or structural elements shall not require Landlord’s approval, but shall be subject to compliance
with all other provisions of this Section 12. All such allowed alterations shall be at Tenant’s sole cost and expense and shall be in quality at least equal to the present construction. Tenant shall not permit any mechanics’ liens, or
similar liens, to remain upon the leased premises for labor and material furnished to Tenant or claimed to have been furnished to Tenant in connection with work of any character performed or claimed to have been performed at the direction of Tenant
and shall cause any such lien to be released of record forthwith without cost to Landlord. Any alterations or improvements made by the Tenant shall become the property of the Landlord at the termination of occupancy as provided herein (unless
otherwise agreed to in writing by Landlord and Tenant), and Tenant shall not be responsible for the removal or restoration of any alterations made to the leased premises, provided that such alterations were completed by Landlord or with the
Landlord’s written consent except as herein provided for. 
 13. ASSIGNMENT/SUBLEASING The Tenant shall not assign, sublet, sub-sublet, or license the whole or any part of the leased premises without Landlord’s prior written consent which shall not be unreasonably withheld or delayed; provided, however, that Landlord, except as
provided for below in Section 13.3, shall have the right (a) to receive and approve (in Landlord’s reasonable discretion) reasonable business, financial, and/or credit information of any proposed assignee or subtenant, and
(b) evidence that the proposed use is consistent with the permitted use of Tenant as defined in 

  
 11 

 
Section 8 of this lease, and (c) only at the then current market rents for similar rental space and of comparable term at comparable buildings in Boston all prior to granting of
Landlord’s consent. Tenant shall not have the right to assign or sublet, or license the leased premises to another tenant in the Building unless Landlord is not able to provide such tenant with comparable size space in the Building or a
prospective tenant currently in negotiations with the Landlord for space in the Building. Notwithstanding such consent as described above, Tenant shall remain liable to Landlord for the payment of all rent and for the full performance of the
covenants and conditions of this lease unless otherwise agreed by Landlord in Landlord’s sole discretion. The granting of consent to an assignment, a subletting, or a license of the premises in one instance does not automatically grant the
Tenant the right to assign or sublet the premises in another instance. 
 13.1 Excess Rent to Landlord In the event that Landlord shall give
its consent to a proposed assignment or subletting of all or a portion of the leased premises, Landlord shall be paid by Tenant or its successors and assigns 50 percent of any excess Base Rent and/or Additional Rent charged in any assignment or
subletting: over the Base Rent and/or Additional Rent payable hereunder (after deduction by Tenant of the following reasonable expenses incurred in connection with such assignment or subletting: brokerage fees and attorney’s fees and
construction expenses; provided, that Tenant shall be required to provide to Landlord an accounting of such expenses), with Tenant having the right to retain 50 percent; provided, however, Tenant shall remain fully liable for all obligations
under the Lease. Tenant shall reimburse Landlord for its reasonable attorney’s fees for review and approval at any assignment, sublease, or sub-sublease payable in advance to Landlord up to a maximum of
$1,500 per request. 
 13.2 [intentionally deleted] 

13.3 Permitted Assignment/Subleasing Notwithstanding anything to the contrary contained in this Lease, Tenant may, without Landlord’s prior
written consent, but upon written notice to Landlord, including copies of all applicable documentation, assign or sublet all or any portion of the leased premises and Tenant’s interest in this Lease to: (i) a subsidiary, affiliate, parent
or other entity to Tenant which controls, is controlled by, or is under common control with, Tenant; (ii) a successor entity to Tenant resulting from merger, consolidation, non-bankruptcy reorganization,
or government action; or (iii) a purchaser of all or any significant portion of Tenant’s stock or assets; provided that such assignee, sublessee, or transferee has a net worth of at least equal to the Tenant as of the date of this lease.
“Control” means ownership of at least fifty-one percent (51%) of the voting rights of such subsidiary, affiliate, parent or other entity. 

14. SUBORDINATION This lease shall be subject and subordinate to any and all mortgages, deeds of trust and other instruments in the nature of a
mortgage, now or at any time hereafter, and the Tenant shall, when requested, promptly execute and deliver such commercially reasonable written instruments as shall be necessary to show the subordination of this lease to said mortgages, deeds of
trust or other such instruments in the nature of a mortgage, deeds of trust or other such instruments in the nature of a mortgage. 
 Tenant agrees to use
reasonable efforts to provide the holder of the first mortgage (“First Mortgagee”) with a copy of any notice of default given to Landlord under this lease at the same time such notice of default is given to Landlord. In the event of any
default by Landlord under this lease, First Mortgagee shall have the right to cure such default during the same time provided to the Landlord. Notwithstanding the foregoing, First Mortgagee shall have no obligation to cure any default under this
lease. Tenant acknowledge that as of the date of this lease, First Mortgagee is 

  
 12 

 
Nationwide Life Insurance Company, One Nationwide Plaza, Columbus, Ohio 43215, Attention: Real Estate Investments
1-05-701. First Mortgagee, any transferee who acquires Landlord’s interest in the premises, the Building of this lease, by foreclosure, deed in lieu of foreclosure
or otherwise, and the successors and assigns of such transferees shall not be liable for any acts, obligations or debts of the former Landlord(s) prior to the time such acquiring landlord acquired the premises or any prepaid rent, security deposit
or other prepaid charges not actually received by such transferee. 
 Landlord agrees, within thirty (30) days of the Effective Date of this Lease, to
request a subordination, non-disturbance and recognition agreement (“SNDA”) from the First Mortgagee on the First Mortgagee’s standard form recognizing the rights of Tenant under this Lease.
Tenant understands and agrees that the First Mortgagee only gives SNDA’s to tenants with over 15,000 rentable square feet. Tenant understands and agrees that the policy of the First Mortgagee with respect to an SNDA is not grant to it tenants
of the Building with less than the rentable square footage identified above for duration of the term of Tenant’s lease. 
 15. SIGNAGE;
LANDLORD’S ACCESS On or about the Commencement Date, the Landlord shall provide, install and pay for Tenant’s name on the electronic building directory. The Tenant shall install at its sole cost and expense a sign for its business in
common lobby on the lobby floor of the Building, after prior written approval by Landlord of Tenant’s proposed signage, which consent shall not be unreasonably withheld or delayed. At no time is a sign of the Tenant permitted on the exterior of
the Building. The Landlord or agents of the Landlord may, at reasonable times and upon reasonable advance notice (except in the event of an emergency), enter to view the leased premises and may remove placards and signs not approved and affixed as
herein provided, and make repairs and alterations as Landlord is permitted to do hereunder and (during the last twelve (12) months of the term) may show the leased premises to others so long as any said entry is done in a manner during normal
business hours that is least disruptive to Tenant’s operations at the leased premises. 
 16. LANDLORD’S DEFAULT. Landlord shall not
be deemed to be in default hereunder unless its default shall continue for sixty (60) days, or such additional time as is reasonably required to correct its default, after written notice thereof has been given by Tenant to Landlord specifying
the nature of the alleged default. The obligations of Landlord hereunder shall be binding upon Landlord and each succeeding owner of Landlord’s interest hereunder only during the period of such ownership and Landlord and each succeeding owner
shall have no liability whatsoever except for their obligations during each such respective period (other than its obligation terminate any Letter of Credit or to return any security deposit held hereunder in accordance with the terms of this lease,
or to transfer the remaining balance of any such security deposit to any successor Landlord). Tenant hereby agrees for itself and each succeeding holder of Tenant’s interest, or any portion thereof, hereunder, that, in accordance with
Section 27 hereof, any judgment, decree or award, if any, obtained against Landlord, or any succeeding owner of Landlord’s interest, which is in any manner related to this Lease, the leased premises, or Tenant’s use or occupancy of
the leased premises or the common areas, whether at law or in equity, shall be satisfied out of Landlord’s equity in the Building and lot to the extent then owned by Landlord, or such applicable insurance, or such succeeding owner, and further
so agrees to look only to such assets and to no other assets of Landlord, or such succeeding owner, for satisfaction. In no event shall Landlord ever be liable to Tenant for any indirect or consequential damages or for lost profits of the Tenant for
any reason whatsoever. 

  
 13 

 17. CASUALTY INSURANCE Landlord shall keep the leased premises and the Building insured
against loss or damage by fire and other hazards included within usual “Special Form” coverage, in such amounts and with such deductibles as Landlord deems appropriate insurance as follows: (a) commercial general liability in the
amount of $1,000,000 per occurrence, and $2,000,000 aggregate, excess liability of $5,000,000, covering bodily injury, personal injury and property damage; and (b) “Special Form” insurance in a 100% full replacement cost. 

17.1 Tenant’s Casualty Insurance Tenant shall keep all of Tenant’s fixtures, furniture, furnishings, equipment and stock in trade
insured against loss or damage by fire and other hazards included so-called “Special Form” insurance, in an amount not less than one hundred percent (100%) of the full insurable replacement thereof,
without deduction for depreciation, but in any event in an amount sufficient to prevent Tenant from becoming a co-insurer under the applicable policies. 

17.2 Tenant’s Public Liability Insurance Tenant shall maintain public liability insurance (including, without limitation, contractual
liability insurance) in an amount not less than One Million Dollars ($1,000,000.00) per occurrence for bodily injury, death and property damage occurring in, on or about the leased premises, combined single limit, and to submit and maintain copies
of such certificates with the Landlord prior to the date of occupancy, access, or for commencement of Tenant’s work and annually thereafter. The aggregate coverage during the term of this Lease shall be not less than Two Million Dollars
($2,000,000.00). The insurers under all policies of Tenant shall be reasonably satisfactory to Landlord and such policies shall name as insured parties Landlord and Tenant and any party holding an interest to which this Lease may be subordinated
pursuant to this lease, as their interests may appear, and shall provide at least twenty (20) days prior written notice to Landlord on lapse or cancellation. 

17.3 Waiver of Subrogation Landlord and Tenant hereby release each other and each other’s officers, directors, members, managers, employees
and agents, from liability or responsibility for any loss or damage to their respective property covered by valid and collectible all-risk insurance, or which would have been covered but for a party’s
failure to comply with the provisions of Sections 17, 17.1, 17.2, and 17.3, above. This release shall apply not only to liability and responsibility of the parties to each other, but also shall extend to liability and responsibility for any one
claiming through or under the parties by way of subrogation or otherwise. This release shall apply even if the fire or other casualty shall have been caused by the fault or negligence of a party or anyone for whom a party may be responsible.
However, this release shall apply only with respect to loss or damage actually recovered from an insurance company, or which would have been recovered but for a party’s failure to comply with the provisions of Section 17, 17.1, 17.2, or
17.3 above. This release shall be applicable and in force and effect only with respect to loss or damage occurring during such time as the releasor’s policies shall contain a clause or endorsement to the effect that any such release shall not
adversely affect or impair said policies or prejudice the right of the releasor to recover thereunder. Landlord and Tenant each hereby agree that their respective policies will include such a clause or endorsement to the extent each party can obtain
such clause or endorsement at a commercially reasonable cost. 
 17.4 Indemnity and Liability Insurance Tenant shall save Landlord harmless and
indemnified, to the extent permitted by law, from and against any and all claims, actions, loss, damages, liability and expense asserted in connection with loss of life, bodily injury, personal injury and/or damage to property arising out of or
resulting from any occurrence in, upon or at the Premises or the occupancy or use of the Premises or any part thereof, or in, upon or at the Building or the Lot, or anywhere if caused wholly or in part by any act or omission of Tenant, its officers,
agents, employees, subtenants, licensees, concessionaires, others occupying space in the Premises or any customers and those doing business with Tenant, exclusive of negligence or willful misconduct by Landlord, or its

  
 14 

 
employees or agents. If Landlord shall be threatened with or made a party to any litigation commenced by or against Tenant or any of the aforementioned parties, or with respect to any matter
described above, then Tenant shall protect and hold Landlord harmless and indemnified and shall defend Landlord with counsel reasonably acceptable to Landlord or, at Tenant’s option, shall instead advance all costs, expenses and reasonable
attorney’s fees incurred or paid by Landlord in connection with such litigation. 
 Landlord shall save Tenant harmless and indemnified, to the extent
permitted by law, from and against any and all claims, actions, loss, damages, liability and expense asserted in connection with loss of life, bodily injury, personal injury and/or damage to property arising out of or resulting from any occurrence
in, upon or at the Premises or the occupancy or use of the Premises or any part thereof, or in, upon or at the Building or the Lot, or anywhere if caused wholly or in part by any act or omission of Landlord, its officers, agents, employees,
subtenants, licensees, concessionaires, others for whom Landlord is legally responsible, exclusive of negligence by or willful misconduct or Tenant, or its employees or agents. If Tenant shall be threatened with or made a party to any litigation
commenced by or against Landlord or any of the aforementioned parties, or with respect to any matter described above, then Landlord shall protect and hold Tenant harmless and indemnified and shall defend Tenant with counsel reasonably acceptable to
Tenant or, at Landlord’s option, shall advance all costs, expenses and reasonable attorney’s fees incurred or paid by Tenant in connection with such litigation. 

17.5 Non-Liability of Landlord Except as required by applicable law or any successor statute, or due to
the negligence or willful misconduct of Landlord, Landlord shall not be responsible or liable to Tenant for any loss or damage caused by other Tenants of the Building and Lot, or by their visitors, guests, invitees, employees, agents, contractors,
or any other persons occupying or visiting any portion of the Building and Lot. Except as required by applicable law or any successor statute or due to the negligence or willful misconduct of Landlord, neither Landlord, its agents, or employees
shall be liable for any injury or damage to persons or property resulting from leaks of steam, gas, electricity, water, or any other substance from pipes, wires or other conduits, or from the bursting or stoppage thereof; or from leaks of water,
snow, or rain from the plumbing, roof, other parts of the Building, or any other place; or for wetness or dampness caused for any reason whatsoever. Tenant acknowledges that it shall be Tenant’s responsibility to obtain insurance to protect it
from any and all such hazards. 
 17.6 Theft Losses Except as required by applicable law or due to Landlord’s (or any of its agent’s
or employee’s) negligence or willful misconduct, Landlord shall not be liable for any damage to, removal of, or loss of any property of Tenant occasioned by any theft, burglary, robbery, larceny, or vandalism of any kind (hereinafter called
“Theft”). Tenant shall carry sufficient insurance for its own protection and for the protection of the leased premises and adjacent portions of the Building and lot in connection with damage or loss arising from any such Theft. Tenant
shall repair at its own cost and expense any damage or loss caused to the leased premises as a result of any such Theft. A report of any such Theft to police or other proper authorities shall be deemed conclusive evidence that such an event occurred
or an attempt was made. 
 17.7 Worker’s Compensation Tenant shall maintain worker’s compensation, disability, and other similar
insurance covering all persons employed in connection with Tenant’s Work or by Tenant with respect to whom death or bodily injury claims could be asserted against Tenant or Landlord as may be required by applicable law. 

  
 15 

 17.8 Certificates of Insurance Each policy of insurance which Tenant is required to maintain under
the provisions of this Section 17 shall be with companies qualified to do business in the Commonwealth of Massachusetts and reasonably acceptable to Landlord, and shall name Landlord, and if Landlord so requests, Landlord’s mortgagee(s),
as insured parties. Tenant shall deposit with Landlord certificates of such insurance on or prior to the Commencement Date or prior to access for Tenant’s work and thereafter new certificates not later than thirty (30) days prior to the
expiration of the policies. The policies shall provide (and the certificates shall evidence) that they shall not expire, be cancelled, or be materially modified without at least thirty (30) days prior written notice to Landlord and, if Landlord
so requests, to Landlord’s mortgagee(s). 
 18. FIRE, CASUALTY, EMINENT DOMAIN Should a substantial portion of the leased premises or of
the property of which they are a part (but only if all leases similarly situated are also terminated), be substantially damaged by fire or other casualty, or be taken by eminent domain, the Landlord may elect to terminate this lease. When such fire,
casualty, or taking renders the leased premises substantially unsuitable for their intended use, a just and proportionate abatement of rent shall be made. The Landlord may elect to terminate this lease as permitted above upon written notice to
Tenant within forty-five (45) days of the casualty. The Tenant may elect to terminate this lease if: (a) The Landlord fails to give written notice within forty-five (45) days of intention to restore leased premises, or (b) The
Landlord fails to restore the leased premises to a condition substantially suitable for their intended use within one hundred twenty (120) days of said fire, casualty or taking. The Landlord reserves, and the Tenant grants to the Landlord, all
rights which the Tenant may have for damages or injury to the leased premises for any taking by eminent domain, except for damage to the Tenant’s fixtures, property, or equipment and moving expenses provided they do not reduce Landlord’s
award. 
 Notwithstanding the foregoing, if the leased premises are substantially damaged by fire or other casualty, Base Rent and Additional Rent payable
by Tenant shall abate proportionately for the period in which, by reason of such damage, having regard to the extent to which Tenant may be required to discontinue Tenant’s use of all or a portion of the leased premises, but such abatement or
reduction shall end if and when Landlord shall have substantially restored the leased premises to the condition in which they were before such damage. If the leased premises are affected by any exercise of the power of eminent domain, Base Rent and
Additional payable by Tenant shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant and Tenant may pursue a claim for the lost value of its leasehold interest. 

19. DEFAULT AND BANKRUPTCY; DAMAGES 

Section 19.1 Any one of the following after notice and opportunity to cure as provided for below shall be deemed to be an “Event
of Default”: 
 A. Failure on the part of the Tenant to make payment of rent or any other monetary amount due under this lease within
five (5) business days after the Landlord has sent to the Tenant notice of such default. 
 B. With respect to a non-monetary default under this lease, failure of the Tenant to cure the same within thirty (30) days after the Landlord has sent to the Tenant notice of such default, or if such failure is of such a nature
that Tenant cannot reasonably remedy the same within such thirty (30) day period, Tenant shall commence promptly to remedy the same and to prosecute such remedy to completion with diligence and continuity. The Tenant shall be obligated to
commence forthwith and to complete as soon as possible the curing of such default; and if the Tenant fails so to do as provided herein, the same shall be deemed to be an Event of Default. 

  
 16 

 C. Subject to subparagraph D below, the commencement of any of the following proceedings by
one or more creditors of Tenant, with such proceeding not being dismissed within sixty (60) days after it has begun: (i) any material asset of the Tenant or the estate hereby created being taken, attached or levied upon on execution or by
other process of law; (ii) the Tenant being judicially declared bankrupt or insolvent according to law; (iii) an involuntary assignment being made of the property of the Tenant for the benefit of creditors; (iv) a receiver, guardian,
conservator, trustee in involuntary bankruptcy or other similar officer being appointed to take charge of all or any substantial part of the Tenant’s property by a court of competent jurisdiction; or (v) a petition being filed
involuntarily against the Tenant under the Bankruptcy Code or any similar federal or state laws now or hereafter enacted. 
 D. The Tenant
(i) filing a petition under, or otherwise availing itself of any provisions of, the Bankruptcy Code, (ii) making an assignment of some or all of the property of the Tenant for the benefit of creditors, (iii) instituting proceedings to
have Tenant adjudicated as bankrupt or insolvent, (iv) commencing a reorganization, liquidation, rearrangement, adjustment, winding-up, dissolution, composition, liquidation or other relief, or requesting the
appointment of a receiver or custodian of some or all of the property of the Tenant, in equity or under any federal or state law now or hereafter enacted relating to bankruptcy, insolvency, reorganization, compromise of debts or relief of debtors,
(v) colluding in or taking any action in furtherance of the filing of an involuntary petition against Tenant under the Bankruptcy Code, the appointment of a receiver or trustee or the assignment of property of Tenant for the benefit of creditors, or
(vi) consenting to or taking any action in furtherance of any of the foregoing. 
 Section 19.2 Should any Event of Default
occur then, notwithstanding any license of any former breach of covenant or waiver of the benefit hereof or consent in a former instance, the Landlord lawfully may, in addition to any remedies available to the Landlord under applicable statutes or
case law, or otherwise, immediately or at any time thereafter, and after applicable notice and demand, enter peaceably and in accordance with all applicable laws, into and upon the demised premises or any part thereof in the name of the whole and
repossess the same as of the Landlord’s former estate, and expel the Tenant and those claiming through or under it and remove its or their effects without being deemed guilty of any manner of trespass, and without prejudice to any remedies
which might otherwise be used for arrears of rent or preceding breach of covenant and/or the Landlord may send written notice to the Tenant terminating the term of this lease; and upon the first to occur of: (i) entry as aforesaid; or
(ii) the fifth (5th) day following the sending of such notice of termination, the term of this lease shall terminate. 

Section 19.3 The Tenant covenants and agrees, notwithstanding any termination of this lease as aforesaid or any entry or re-entry by the Landlord, whether by notice to quit, summary proceedings, termination, or otherwise, to pay and be liable for on the days originally fixed herein for the payment thereof amounts equal to the several
installments of rent and other charges reserved as they would, under the terms of this lease, become due if this lease had not been terminated or if the Landlord had not entered or re-entered, as aforesaid,
and whether the demised premises be relet or remain vacant, in whole or in part, or for a period less than the remainder of the term, and for the whole thereof; but in the event the demised premises be relet by the Landlord, the Tenant shall be
entitled to a credit in the net amount of rent received by the Landlord in reletting, after deduction of all expenses incurred in reletting the demised premises (including, without limitation, remodeling costs, brokerage fees, attorney’s fees
and expenses, and the like), and in collecting the rent in connection therewith. It is specifically understood and agreed that the Landlord shall be entitled to take into account in connection with any reletting of the demised premises all relevant
factors which would be taken into account by an experienced landlord in securing a replacement tenant for the demised premises, such as, but not limited to, matters of tenant mix, the type of operation proposed to be conducted by any such
replacement tenant, and the financial responsibility of any such replacement tenant. 

  
 17 

 Section 19.4. As an alternative, at the election of the Landlord, the
Tenant will upon such termination pay to the Landlord, as damages, such a sum as at the time of such termination represents the amount of the excess, if any, of the then value of the total rent and other benefits which would have accrued to the
Landlord under this lease for the remainder of the lease term if the lease terms had been fully complied with by the Tenant over and above the then cash rental value (in advance) of the premises for the balance of the term discounted to the net
present value thereof at the time of calculation of a discount rate equal to five percent (5%) per annum. 
 Section 19.5. To
induce the Landlord to enter into this lease, the Tenant hereby waives any right to trial by jury in any action, proceeding or counterclaim brought by the Landlord against the Tenant on any matter whatsoever arising out of or in any way connected
with this lease, the relationship of the Landlord and the Tenant and the Tenant’s use and occupancy of the demised premises and/or any claim of injury or damage. In the event of default, Tenant shall be responsible to pay for the reasonable
attorney’s fees and expenses of Landlord. 
 20. PATRIOT ACT. As an inducement to Landlord to enter into this lease, Tenant hereby
represents and warrants that: (i) Tenant is not, nor is it owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the United States Department of
the Treasury (“OFAC”) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a terrorist, “Specially Designated National and Blocked
Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is it owned, controlled, directly or indirectly, by any person,
group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) from and after the effective date of the above-referenced Executive Order, Tenant (and any person, group, or entity which
Tenant controls, directly or indirectly) has not conducted nor will conduct business nor has engaged nor will engage in any transaction or dealing with any Prohibited Person in violation of the U.S. Patriot Act or any OFAC rule or regulation,
including without limitation any assignment of this lease or any subletting of all or any portion of the demised premises or the making or receiving of any contribution of funds, goods or services to or for the benefit of a Prohibited Person in
violation of the U.S. Patriot Act or any OFAC rule or regulation. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the foregoing representations and warranties shall be deemed an Event of
Default by Tenant under Section 19 of this lease and shall be covered by the indemnity provisions of Section 17.4 above, and (y) the representations and warranties contained in this subsection
shall be continuing in nature and shall survive the expiration or earlier termination of this lease. 
 21. NOTICE Any notice from either party
hereunder to the other party relating to this lease shall be deemed duly served, if delivered by registered, by overnight mail delivery such as Federal Express, or certified mail, return receipt requested, postage prepaid, and addressed to such
party hereunder at the address specified below, or such other address as may be designated from time to time by such party in writing and delivered to the other party in accordance with the terms hereof: 

  
 18 

 
			
	Landlord:	  	 Park Property Management Group, LLC
 1963
Commonwealth Ave. #1

		  	Brighton, MA 02135
		
	With a copy to:	  	 Samuel H. Slater
 10 Tremont Street 5th
Floor
 Boston, MA 02108

		
	Tenant:	  	 ClimaCell, Inc.
 280 Summer Street, Boston

MA 02210

		
	With a copy to:	  	 Pearl Cohen Zedek Latzer Baratz LLC
 50 Congress
Street
 Boston, MA 02109
 Attention: Oded Kadosh,
Esq.

 Notices given under this Section 21 shall be deemed received on the earlier of
(i) three (3) business days after sent or (ii) upon actual receipt (or the date attempted if said delivery is refused or rejected, if applicable). If a Notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received
on the next business day. 
 22. SURRENDER The Tenant shall at the expiration or other termination of this Lease, remove all of Tenant’s
goods and effects from the leased premises, and all of Tenant’s tel/data cabling and specialty finishes specifically identified by Landlord in writing upon review of Tenant’s plans (including, without hereby limiting the generality of the
foregoing, all signs and lettering affixed or painted by the Tenant, either inside or outside the leased premises, except for the signage in the Building directory provided by Landlord). Tenant shall deliver to the Landlord the leased premises and
all keys, locks thereto, and other fixtures connected therewith and all alterations and additions made to or upon the leased premises (except as otherwise agreed at the time of construction or installation), in the condition required under
Section 11 hereof, damage by fire or other casualty, reasonable wear and tear, and taking by eminent domain only excepted. In the event of the Tenant’s failure to remove any of Tenant’s property from the premises, Landlord is hereby
authorized, without liability to Tenant for loss or damage thereto, and at the sole risk of Tenant, to remove and store any of the property at Tenant’s expense, or to retain same under Landlord’s control or to sell at public or private
sale, without notice any or all of the property not so removed and to apply the net proceeds of such sale to the payment of any sum due hereunder, or to destroy such property. In the event that Tenant does not move from the leased premises at the
end of the term (as may be extended), the Base Rent shall be the then existing Base Rent multiplied by 150% for the first thirty (30) days, then 200 percent, and Tenant shall be considered a Tenant at sufferance. 

23. BROKERAGE The Brokers named herein, Brown & Wagner, LLC and Feudenheim Partners, warrant that they are duly licensed as such by the
Commonwealth of Massachusetts, and to any amendments or modifications of such provisions to which they agree in writing. Landlord agrees to pay the above-named Brokers pursuant to the Broker’s agreements with Landlord. The Tenant and Landlord
each warrant and represent that it has dealt with no other broker entitled to claim a commission in connection with this transaction other than the Brokers named herein and shall indemnify the other from and against any such claim, including without
limitation reasonable attorneys’ fees incurred by the other in connection therewith. 

  
 19 

 24. CONDITION OF PREMISES Except as may be otherwise expressly set forth herein, the Tenant
shall accept (and Landlord shall deliver) the leased premises broom-clean, free of all Tenants, occupants and personal property, but otherwise “as is” in their condition as of the commencement of the term of this lease, and the Landlord
shall be obligated to perform no work whatsoever in order to prepare the leased premises for occupancy by the Tenant, except for the provisions stated in Exhibit B attached hereto and made a part hereof and any remaining punch list items.

 25. FORCE MAJEURE Except in connection with the payment of rent or other sums payable hereunder by Tenant, in the event that the Landlord or
Tenant is prevented or delayed from making any repairs or performing any other covenant hereunder by reason of any cause reasonably beyond the control of the Landlord or Tenant, as applicable, the Landlord or Tenant shall not be liable to the other
therefore nor, except as expressly otherwise provided in case of casualty or taking as described above, shall the Tenant be entitled to any abatement or reduction of rent by reason thereof, nor shall the same give rise to a claim by the Tenant that
such failure constitutes actual or constructive eviction from the leased premises or any part thereof. 
 26. LATE CHARGE If rent or any other
sum payable hereunder remains outstanding for a period often (10) days after notice that such sums are due, the Tenant shall pay to the Landlord a late charge equal to one percent (1.0%) of the amount due for each month or portion thereof
during which the arrearage continues irrespective of when notice of such nonpayment is given by Landlord. 
 27. LIABILITY OF OWNER No owner of
the property of which the leased premises are a part shall be liable hereunder except for breaches of the Landlord’s obligations occurring during the period of such ownership. The obligations of the Landlord shall be binding upon the
Landlord’s interest in said property but not upon other assets of the Landlord, and no individual partner, agent, trustee, stockholder, officer, manager, member, director, employee, attorney or beneficiary of the Landlord shall be personally
liable for performance of the Landlord’s obligations hereunder. In no event shall Landlord ever be liable to Tenant for any indirect or consequential damages or for lost profits of Tenant for any reason whatsoever. 

28. COVENANT OF QUIET ENJOYMENT; OTHER PROVISIONS. Provided Tenant observes and performs all material obligations, terms, covenants and
conditions of this lease on its part to be observed and performed, Tenant shall peaceably and quietly have and enjoy possession and use of the leased premises and use of the common areas during the term hereof, without any encumbrance or hindrance
by, from or through Landlord. The various rights and remedies contained in this lease and reserved to each of the parties shall not be exclusive of any other right or remedy of such party, but shall be construed as cumulative and shall be in
addition to every other remedy now or hereafter existing at law, in equity, or by statute. No delay or omission or the right to exercise any power by either party shall be construed by the other party as a waiver of a subsequent breach of the same
covenants, terms or conditions. Acceptance by Landlord of a lesser sum than the Rent then due shall be deemed to be an account of the earliest installment of such Rent, and endorsements or statements on checks or letters accompanying any check or
payment as Rent shall not be deemed as accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or pursue any other remedy provided in this Lease.
The consent or approval of either party to or of any act by the other party of a nature requiring consent or approval shall not be deemed to waive or render unnecessary consent to or approval of any subsequent similar act. 

  
 20 

	 	1.	 All amounts payable by Tenant to Landlord under any provision of this Lease, other than those of Base Rent
shall be deemed to be additional rent, sometimes referred to as “Additional Rent,” for the use of the leased premises, and Landlord shall have the same remedies for the nonpayment of such amounts as for the nonpayment of other rents.

  

	 	2.	 Where the words “Landlord” and “Tenant” are used in this Lease they shall
include the terms “Lessor” and “Lessee” and shall apply to persons, both men and women, associations, partnerships and corporations, and in reading this Lease the necessary grammatical changes required to make the provisions
hereof mean and apply to them shall be made in the same if written into the Lease. 

  

	 	3.	 The invalidity of one or more of the provisions of this Lease shall not affect the remaining portions of this
Lease, and, if any one or more of the provisions of this Lease should be declared invalid by final order, decree or judgment of a court of competent jurisdiction, this Lease shall be construed as if such invalid provisions had not been included in
this Lease. 

 29. CONFIDENTIALITY. For good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, each of Tenant and Landlord warrant and represent that it will not disclose any of the terms and conditions of this Lease except, if necessary, to such party’s attorney, insurance company, lender, or agent, for purposes of
preparation of taxes, in connection with a potential assignment or sublease, as may be required by a governmental or quasi-governmental body, or in the event the terms of this lease become generally known in the public domain through no fault of
such party, or otherwise without the consent of the other party, which consent shall not be unreasonably withheld or delayed. 
 30. COUNTERPARTS.
This Lease may be executed in any number of counterparts, and any one of such counterparts may be introduced in evidence or used for any purpose without production of the other counterparts 

31. AUTHORITY. Tenant warrants and represents that it is organized under the laws of the State of Delaware and is qualified to do business in the
Commonwealth of Massachusetts, that all of its Annual Reports have been filed with such state of organization and the Office of the Secretary of State of the Commonwealth of Massachusetts and is current and shall remain current during the term of
this lease in such filings. 
 32. TELECOMMUNICATIONS. Tenant has investigated the premises and determined that the premises provide sufficient
telecommunications capacity for its needs. Landlord shall not be obligated to provide additional telecommunications for Tenant and shall provide reasonable cooperation to permit Tenant to install additional telecommunications equipment in the leased
premises required by Tenant in accordance with the provisions of Exhibit B. 
 33. MOVE IN/OUT REGULATIONS. Provided that Landlord shall have
provided Tenant with copies of Landlord’s rules and regulations, Tenant shall comply with commercially reasonable rules of the Landlord regarding moving into and out of the Building and access by contractors, workmen, and delivery people and
rules regarding location of smoking in designated areas outside of the Building as stated in Exhibits D and E attached hereto and made a part hereof. 

  
 21 

 35. SUCCESSORS AND ASSIGNS. Except as otherwise provided in this lease, all of the covenants,
conditions and provisions of this lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns. 

36. GOVERNING LAW; PRIOR AGREEMENTS. This lease shall be governed by and construed pursuant to the Laws of the Commonwealth of Massachusetts.
This lease contains all of the agreements of the parties hereto with respect to any matter covered or mentioned in this lease. No prior agreement, understanding or representation pertaining to any such matter shall be effective for any purpose. No
provision of this lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 

37. PARKING. During the Term, commencing on the Commencement Date, Landlord shall provide in its sole discretion either two (2) single
parking spaces or one (1) tandem space at the Building for the term of this Lease as it may be extended or renewed. Parking shall be by separate agreement between the property manager and Tenant. Parking is subject to reasonable regulation by
property manager and all government regulations. In the event that this lease is subleased pursuant to Section 13, above, the parking agreements are not included with the lease without the prior consent of the Landlord. The initial monthly cost
of parking for a single space is $295.00 per month and for a tandem space is $595.00 per month, and may be increased periodically after the first year of this lease upon written notice to Tenant. The parking area under the Building is not open to
the public. 
 [Signature page follows below] 

  
 22 

 IN WITNESS HEREOF, the said parties hereunto set their hands and seals this 23rd day of August, 2018. 

 

									
	TENANT:	 		 		 	
		 		 	LANDLORD:
	CLIMACELL, INC.	 		 		 	
		 		 		 	280 HOLDINGS LLC
				
	 /s/ Shimon Elkabetz
	 		 	BY:	 	TREMONT ASSET
	By:	 	Shimon Elkabetz	 		 	MANAGEMENT LLC,
	Its:	 	CEO	 		 	ITS MANAGER
				
		 		 		 	 /s/ Samuel H. Slater

		 		 		 	By:	 	Samuel H. Slater, Manager

  
 23EX-10.14

 Exhibit 10.14 

SUBLEASE AGREEMENT 
 This
Sublease Agreement (the “Sublease”) is made as of October 26, 2020 (the “Effective Date”), by and between CLIMACELL, INC., a Delaware corporation (“Sublandlord”) and
CLARION HEALTHCARE, LLC, a Massachusetts limited liability company (“Subtenant”), in the following factual context: 

A. 280 HOLDINGS LLC, a Massachusetts limited liability company (“Master Landlord”) and Sublandlord are the parties to
that certain Commercial Lease dated as of August 23, 2018 (the “Master Lease”). The Master Lease covers certain office space consisting in the aggregate of 13,532 rentable square feet of space (the
“Premises”) in that certain building located at 280 Summer Street, Boston, Massachusetts (the “Building”), as more particularly described in the Master Lease. 

B. Sublandlord desires to sublease to Subtenant and Subtenant desires to sublease from Sublandlord the Premises on the eighth (8th) floor of the Building and approximately as shown on the diagram attached as Exhibit A (the “Subleased Space”), on the terms
and conditions set forth in this Sublease. The parties agree that the Subleased Space comprises the entirety of the 13,532 rentable square feet in the Premises, and that such figure is not subject to remeasurement or modification. 

NOW THEREFORE, for valuable consideration, the receipt and sufficiency of which is acknowledged, the parties agree as follows: 

1. Sublease 
 1.1
Grant. Sublandlord hereby subleases the Subleased Space to Subtenant and Subtenant hereby subleases the Subleased Space from Sublandlord on the terms and conditions set forth in this Sublease and the Master Lease. Except to the extent
directly contradicted by the provisions of this Sublease, any capitalized terms not otherwise defined in this Sublease shall have the meanings ascribed thereto in the Master Lease. 

1.2 Incorporation of Master Lease by Reference 

(a) A true and partially redacted copy of the Master Lease is attached hereto as Exhibit B. Except to the extent such terms and
provisions are inconsistent with or are specifically contrary to the express written provisions of this Sublease and except as provided in this Section 1.2, all of the terms, covenants and conditions of the Master Lease are by this reference
incorporated herein and made a part of this Sublease with the same force and effect as if fully set forth herein, provided, however, that for purposes of such incorporation, (i) the term “Lease” as used in the Master
Lease shall refer to this Sublease; (ii) the term “Landlord” (and other defined terms containing the term “Landlord” or any derivative thereof) as used in the Master Lease, and subject to the limitations of
Sublandlord’s responsibilities to Subtenant under the Master Lease set forth in Section 5 below of this Sublease, shall refer to Sublandlord; (iii) the term “Tenant” (and other defined terms containing the term
“Tenant” or any derivative thereof) as used in the Master Lease shall refer to Subtenant; (iv) the term “Term” as used in the Master Lease shall refer to the Term defined herein; (v) the term “Premises,” as
used in the Master Lease shall refer to the Subleased Space; and (vi) the term “Base Rent” as used in the Master Lease shall refer to the Base Rent due under this Sublease. In the event of

  
 Page 1 of 19 

 
any inconsistency between the provisions set forth in this Sublease and the provisions of the Master Lease, as incorporated herein, the provisions of this Sublease shall control as between
Sublandlord and Subtenant. Notwithstanding the foregoing, the following provisions of the Master Lease are expressly not incorporated into this Sublease: (1) the definitions of Term, Commencement Date, Rent Commencement Date, Security Deposit,
Brokers, and any and all definitions or terms which are defined in or included in any of the Excluded Master Lease Provisions (as hereinafter defined) set forth in the Master Lease (except to the extent used or referred to in this Sublease), (2)
Sections 3 and 3.1, the Base Rent amounts in Section 4, the payment address and ACH and wire transfer information in Section 4, Sections 5, 9.2, any interpretation of Section 14 that would require Subtenant to provide a mortgagee of
Sublandlord with notice or would require Sublandlord to obtain an SNDA from such mortgagee, the terms of Sections 16 and 27 that would limit Sublandlord’s liability to its interest in the property and proceeds therefrom, and Exhibits B, F and
XYZ; (3) such other terms of the Master Lease which are inapplicable, inconsistent with, or specifically modified by the terms of this Sublease (collectively, the “Excluded Master Lease Provisions”). Any reference to an
allowance in the Master Lease is not incorporated herein. Subtenant shall be obligated to abide by those Move-In/Out & Large Deliveries Procedures and Smoking Policy of Master Landlord, included here
as Exhibit D and made a part hereof. During the Term, Sublandlord shall not exercise the Option for Additional Space set forth in Section 3.1 of the Master Lease without Subtenant’s prior written consent (which may be
withheld in Subtenant’s sole and absolute discretion). Any such exercise made without Subtenant’s prior written consent shall constitute an incurable default by Sublandlord, and Sublandlord shall be solely responsible for all costs arising
out of any such exercise made without Subtenant’s prior written consent. 
 (b) Sublandlord shall have all of the same rights and
remedies with respect to the Subleased Space as Master Landlord has with respect thereto under the Master Lease. This Sublease is expressly subject and subordinate to any mortgages or deeds of trust and all matters of record, ground leases and
underlying leases to which the Master Lease is now or hereafter subject and subordinate pursuant to the Master Lease without the requirement of delivering any subordination, attornment and non-disturbance
agreement or other agreements to Subtenant. 
 (c) With respect to any of Subtenant’s obligations to be performed under this Sublease,
when the Master Lease grants Sublandlord a specific number of days to perform its corresponding obligation thereunder before the failure to perform constitutes an Event of Default, Subtenant shall perform such obligation not later than the date that
is three (3) days prior to the date Sublandlord is obligated under the Master Lease to perform such obligation. In the event of any conflict between the provisions of the Master Lease and this Sublease, the Master Lease shall govern and control
except to the extent directly contradicted by the provisions of this Sublease. 
 2. Term. The term of this Sublease (the
“Term”) shall commence on the date (the “Term Commencement Date”) that is the later of (i) December 1, 2020, (ii) the date Sublandlord shall deliver the Subleased Space to Subtenant in broom
clean condition and otherwise free of all tenants and occupants, with all of Sublandlord’s personal property removed therefrom (other than the Purchased Furniture described by Section 9 hereof), and (iii) the date Sublandlord receives
a fully executed Master Landlord’s Consent to this Sublease. The Term shall expire at 11:59 p.m. EST on January 30, 2026 (the “Termination Date”), unless sooner 

  
 Page 2 of 19 

 
terminated pursuant to any provision of the Master Lease or this Sublease. This Sublease shall immediately terminate as of the date the Master Lease is terminated, for any reason, prior to the
Termination Date. Notwithstanding the foregoing or anything in this Sublease to the contrary, if the Term Commencement Date does not occur on or prior to February 15, 2021, Subtenant shall receive a credit against subtenant’s obligation to
pay Rent hereunder, on a per diem basis, for each day between February 15, 2021 and the Term Commencement Date. In addition, if the Term Commencement Date does not occur on or before the Outside Termination Date (as hereinafter defined), then
Subtenant shall have the right to terminate this Sublease, which shall be exercisable by written notice given thirty (30) days prior to the effective date of termination and delivered to Sublandlord at any time prior to the occurrence of the
Term Commencement Date; provided that if the Term Commencement Date occurs prior to the end of such thirty (30) day period, Subtenant’s termination notice shall be deemed to be void and of no force or effect. For the purposes hereof, the
“Outside Termination Date” shall be defined as March 15, 2021. 
 3. Rent 

3.1 Base Rent.  

(a) Commencing on the date (the “Rent Commencement Date”) that is two (2) months after the Term Commencement
Date, Subtenant shall pay to Sublandlord, base rent (“Base Rent”) in the amount of Six Hundred Fifteen Thousand, Seven Hundred Six and 00/100 Dollars ($615,706.00) per annum, payable in equal monthly installments of Fifty-One Thousand, Three Hundred Eight and 83/100 Dollars ($51,308.83) per month, which Base Rent is $45.50 per rentable square foot in the Subleased Space. The Base Rent payable by Subtenant shall increase by
$1.00 per rentable square foot per annum on each anniversary of the Rent Commencement Date during the Term. 
 (b) Base Rent and recurring
payments of Additional Rent shall be payable in equal monthly installments, in advance, on the first day of each and every calendar month during the term of this Sublease. Payments of Base Rent shall be paid to Sublandlord at Sublandlord’s
address set forth above or at such other place as Sublandlord shall from time to time designate, in immediately available funds, without notice, demand, deduction or offset, but subject to Sections 3.7 and 5.4(a) hereof. Base Rent and Additional
Rent for any partial month shall be pro-rated on a daily basis. Notwithstanding anything herein to the contrary, Subtenant shall deliver the first monthly installment of Base Rent due hereunder to Sublandlord
simultaneously with Subtenant’s execution and delivery of this Sublease. 
 3.2 Real Estate Taxes. From and after the Rent
Commencement Date, Subtenant shall pay, as Additional Rent, Tenant’s Tax Share (as defined in the Master Lease) of the amount that Real Estate Taxes for each tax fiscal year after the Tax Base Year exceed the Real Estate Taxes for the Tax Base
Year. Tenant shall pay Tenant’s Tax Share of such excess, as estimated by Sublandlord (based on written estimates received from Master Landlord), on a monthly basis, subject to annual reconciliation. As used herein, the Tax Base Year is tax
fiscal year 2021 (July 1, 2020 to June 30, 2021); and 
 3.3 Operating Costs. From and after the Rent Commencement Date,
Subtenant shall pay, as Additional Rent, Tenant’s Share (as defined in the Master Lease) of the amount that Operating Costs for each calendar year after the Operating Cost Base Year exceed the Operating Costs for the Operating Cost Base Year,
as grossed up to reflect ninety-five percent (95%) occupancy. Tenant shall pay Tenant’s Share of such excess, as estimated by Landlord (based on written estimates received from Master Landlord), on a monthly basis, subject to annual
reconciliation. As used herein, the Operating Cost Base Year is calendar year 2021. 

  
 Page 3 of 19 

 3.4 Calculations. Except as set forth herein to the contrary, Tenant’s Tax
Share, Tenant’s Share, Real Estate Taxes and Operating Costs and Subtenant’s payments thereof shall be determined and calculated in accordance with Article 6 of the Master Lease. Such Additional Rent for Real Estate Taxes and Operating
Costs and all other amounts payable by Subtenant under this Sublease are hereinafter referred to collectively as “Additional Rent.” Base Rent and Additional Rent may be referred to collectively as
“Rent.” 
 3.5 Utilities. Commencing on the Term Commencement Date, and continuing throughout the remainder
of the Term or such later date as Subtenant or anyone claiming by, through or under Subtenant remains in occupancy, Subtenant shall pay to Sublandlord, as Additional Rent, all amounts payable for utilities and other charges pursuant to
Section 7 of the Master Lease within fourteen (14) days after delivery to Subtenant of an invoice therefor; provided, however, in the event the any utility is separately metered and the utility is provided directly to Subtenant from a
service provider, Subtenant shall be responsible for the payment of any utility invoice directly to such provider rather than to Sublandlord. 

3.6 Additional Charges. Subtenant shall also be responsible for its own telephone, facsimile transmitter, internet access, photocopier,
and its other business expenses. In addition, if Subtenant shall procure any additional services from Master Landlord, including without limitation after-hours HVAC, or if additional rent or other sums are incurred for Subtenant’s sole benefit,
including, without limitation, extra janitorial services, repairs and replacements to the Subleased Space caused or permitted by Subtenant, Subtenant shall make such payment to Sublandlord within thirty (30) days after Subtenant’s receipt
of invoice. Notwithstanding the foregoing, Sublandlord shall be solely responsible for any fees or reimbursements payable to Master Landlord in connection with Subtenant’s request for Master Landlord’s consent to this Sublease. Any rent or
other sums payable by Subtenant to Sublandlord under this Section 3.4 shall constitute and be due as “Additional Rent.” 

3.7 Abatement of Rent Under Master Lease. Notwithstanding anything in this Sublease to the contrary, if the rent due under the Master
Lease with respect to the Subleased Space is abated in whole or in part during the Term pursuant to any applicable provision of the Master Lease, then the Base Rent and Additional Rent due under this Sublease shall abate for the same period and to
the same extent as the rent for the Premises is abated pursuant to the Master Lease. 
 4. Use. The Subleased Space shall be used for
general office use and in accordance with the terms of the Master Lease. The Subleased Space shall not be used for any other purpose. 

  
 Page 4 of 19 

 5. Master Lease 

5.1 Compliance. Except to the extent otherwise provided in this Sublease, Subtenant covenants and agrees to assume, perform and observe
all the terms, covenants and conditions required to be performed by Sublandlord, as Tenant under the Master Lease, with respect to the Subleased Space during the Term and to the extent such Master Lease provisions are incorporated herein, except to
the extent such terms, covenants and conditions conflict with the terms of this Sublease. Subtenant further agrees that Subtenant’s performance of all such obligations shall be performed by Subtenant for the benefit of Sublandlord as well as
for the benefit of Master Landlord, and that, except as otherwise provided herein, Sublandlord shall have, with respect to Subtenant, this Sublease and the Subleased Space, all of the rights and benefits provided to Master Landlord by the Master
Lease. 
 5.2 Subordination. Subtenant covenants and agrees that this Sublease is expressly made subject and subordinate in all
respects to (i) the Master Lease and to all of its terms, covenants and conditions (including without limitation those provisions not incorporated herein by reference, as set forth in Section 1.2 above of this Sublease); and (ii) any
and all matters to which the tenancy of Sublandlord, as tenant under the Master Lease, is or may be subordinate. Subtenant shall not do, or permit or suffer to be done, any act or omission by Subtenant, its agents, employees, contractors or invitees
which is prohibited by the Master Lease, or which would constitute a violation or default thereunder, or result in a forfeiture or termination of the Master Lease or render Sublandlord liable for damages, fines, or penalties under the Master Lease.
Subject to Subtenant’s performance of its obligations hereunder, Sublandlord shall not default the Master Lease, or perform any act which would constitute a violation or default thereunder, or result in a forfeiture or termination of the Master
Lease or render Sublandlord liable for damages, fines, or penalties payable to Master Landlord. Should the Master Lease expire or terminate during the Sublease Term for any reason, this Sublease shall terminate on the date of such expiration or
termination of the Master Lease, with the same force and effect as if such expiration or termination date had been specified in this Sublease as the Termination Date and Sublandlord shall have no liability to Subtenant in the event of any such
expiration or termination unless the Master Lease is being terminated by Master Landlord solely by reason of a default by Sublandlord that is not in any way attributable to a default by Subtenant hereunder (a “Sublandlord-Caused Master Lease
Termination”). 
 5.3 Benefits of Master Lease. As long as this Sublease is in full force and effect, Subtenant shall be
entitled, with respect to the Subleased Space, to the benefit of Master Landlord’s obligations and agreements to furnish utilities and other services to the Subleased Space (and to the tenant thereof) and to repair and maintain the Building and
all other obligations of Master Landlord under the Master Lease. Notwithstanding anything provided herein or the Master Lease to the contrary, including the incorporation into this Sublease of the relevant sections of the Master Lease, Subtenant
acknowledges and agrees that Sublandlord shall not be obligated to furnish any services or utilities of any nature whatsoever or be responsible for the performance of any of Master Landlord’s covenants or obligations under the Master Lease, and
shall not be liable in damages or otherwise for any negligence of Master Landlord or for any damage or injury suffered by Subtenant as a result of any act or failure to act by Master Landlord, or any default by Master Landlord in the performance of
its obligations under the Master Lease. Sublandlord shall not be bound by and expressly does not make any of the indemnifications, representations or warranties, if any, made by Master Landlord under the Master Lease. If Master Landlord shall
default in the performance of its obligations under the Master Lease, Sublandlord, upon receipt of written notice thereof from Subtenant, shall use commercially reasonable efforts promptly and timely and in consultation with Subtenant to cause
Master Landlord to perform its obligations under the Master Lease and to enforce the terms thereof, provided such commercially reasonable efforts shall not require Sublandlord to expend any money or commence any litigation to cause Master Landlord
to perform its obligations under the Master Lease. 

  
 Page 5 of 19 

 5.4 Liability of Sublandlord. 

(a) Except for direct damages caused by a Sublandlord-Caused Master Lease Termination, Sublandlord shall not incur any liability whatsoever to
Subtenant for any injury, inconvenience, incidental or consequential damages incurred or suffered by Subtenant as a result of the exercise by Master Landlord of any of the rights reserved to Master Landlord under the Master Lease, nor shall such
exercise constitute a constructive eviction or a default by Sublandlord hereunder. Except as otherwise set forth herein, Subtenant’s obligations to pay Base Rent, Additional Rent and any other charges due under this Sublease shall not be
reduced or abated in the event that Master Landlord fails to provide any service, to perform any maintenance or repairs, or to perform any other obligation of Master Landlord under the Master Lease, except if and only to the extent that
Sublandlord’s obligation to pay Base Rent, Additional Rent and other charges under the Master Lease with respect to the Subleased Space is actually reduced or abated as a result of Master Landlord’s failure. 

(b) Notwithstanding anything contained in this Sublease to the contrary, Sublandlord shall not be liable to Subtenant in connection with any
matter arising from or relating to this Sublease for any consequential, punitive, special or indirect damages. Sublandlord shall be liable for any direct damages suffered by Subtenant as a direct result of a Sublandlord-Caused Master Lease
Termination. 
 5.5 Approvals and Consents. In all provisions of the Master Lease requiring the approval or consent of, or notice to,
Master Landlord, Subtenant shall be required to obtain the approval or consent of, or provide notice to, both Master Landlord and Sublandlord. If Sublandlord is obligated to be reasonable with respect to any approval or consent required under the
terms of this Sublease, in addition to and without limitation of any reasons set forth in the Master Lease for which Sublandlord may withhold consent, Sublandlord shall not be deemed to be unreasonable in withholding such consent if Master Landlord
withholds its consent thereto and Sublandlord shall have no liability to Subtenant for any loss, damage or injury in the event that Master Landlord withholds its consent. In the event Subtenant requires consent from Master Landlord, Sublandlord
agrees to make commercially reasonable efforts to obtain the same, provided such commercially reasonable efforts shall not require Sublandlord to expend any money to third parties (including Master Landlord, unless Subtenant agrees to pay such
amounts to Sublandlord in advance), or increase its obligations or decrease its rights under the Master Lease. If Subtenant desires to continue occupying the Subleased Space beyond the Termination Date pursuant to a direct lease with Master
Landlord, Sublandlord agrees to not interfere with Subtenant’s efforts to negotiate and enter into such a direct lease. 
 5.6 Quiet
Enjoyment. Sublandlord covenants that, subject to the terms and conditions of the Master Lease and this Sublease, so long as Subtenant is not in default beyond the expiration of any applicable cure period, Subtenant shall not be disturbed in the
enjoyment of the Subleased Space by Sublandlord or by anyone claiming by, through or under Sublandlord. 

  
 Page 6 of 19 

 5.7 Copies of Notices. Whenever a notice is given or received pursuant to the Master
Lease or SNDA executed by Sublandlord in connection therewith by or to Sublandlord or Subtenant which has relevance to the Subleased Space, Sublandlord and Subtenant each agree promptly to provide the other with a copy of such notice. 

6. Signage and Telecommunications. 

6.1 Signage. Subtenant, at Sublandlord’s sole cost and expense, shall be entitled to building standard signage, provided the same
is in accordance with Master Landlord’s signage program and subject to Sublandlord’s and Master Landlord’s prior written consent, which consent of Sublandlord will not be unreasonably withheld. Sublandlord shall promptly submit to
Master Landlord Subtenant’s request for signage in accordance with this Section 6.1. All signage shall comply with the terms of the Master Lease and with all federal, state and local rules, regulations, statutes, and ordinances at all
times during the Term. 
 6.2 Telecommunications. Subtenant shall be responsible, at Subtenant’s sole cost and expense, for
arranging for all telecommunications and data transmission services to the Subleased Space with the approved service providers for the Building. Subtenant shall, at Subtenant’s sole cost and expense, remove all wiring, cabling and other
installations made by or on behalf of Subtenant in the Building on or before the expiration or earlier termination of the Term of this Sublease but shall have no obligation to perform or pay for the removal of any wiring, cabling or other
installations that existed within the Subleased Space prior to the Term Commencement Date. 
 7. Security Deposit. 

7.1 Amount. Upon execution of this Sublease by Subtenant, Subtenant shall deliver to Sublandlord readily available funds in the amount
of $102,617.66 (the “Security Deposit”). 
 7.2 Use. If Subtenant defaults and/or fails to
perform with respect to any provision of this Sublease in either case in excess of applicable notice and cure periods, Sublandlord may (but shall not be obligated to) use, apply, or retain all or any portion of the Security Deposit to: (a) pay
any sum for which Subtenant is obligated; (b) compensate Sublandlord for any loss or damage which Sublandlord may suffer thereby including, without limitation, any future cost to repair damage to the Subleased Space or to clean the Subleased
Space at the end of the Term; or (c) pay or reimburse Sublandlord for any other loss or damage caused by such default and/or failure. Any use, application, or retention of the Security Deposit shall not constitute a waiver by Sublandlord of its
rights to enforce its other remedies under this Sublease, at law, or in equity. 
 7.3 Restoration. If any portion of the Security
Deposit is so used or applied, Subtenant shall, within ten (10) Business Days after delivery of written demand from Sublandlord, restore the Security Deposit to its original amount. Subtenant’s failure to do so shall constitute a material
breach of this Sublease, and in such event Sublandlord may elect, in addition to other remedies, to terminate this Sublease. 
 7.4 No
Interest; Return. Sublandlord shall not be a trustee of the Security Deposit, and shall not be required to keep the Security Deposit separate from its other accounts. Sublandlord alone shall be entitled to any interest or earnings thereon and
Sublandlord shall have the free use of same. If Subtenant fully and faithfully performs all of its obligations under this Sublease, then so much of the Security Deposit as remains shall be returned to Subtenant (without payment of interest or
earnings thereon) within thirty (30) days after expiration of the Term or sooner termination of this Sublease. 

  
 Page 7 of 19 

 8. Delivery Condition of the Subleased Space. 

8.1 AS IS. Subject only to Section 2 hereof, Sublandlord delivers the Subleased Space to Subtenant in its “AS IS”
condition with all faults and without any obligation on the part of Sublandlord to modify, improve or otherwise prepare the Subleased Space for Subtenant’s occupancy or to pay any money to prepare the Subleased Space for Subtenant’s
occupancy. Subtenant acknowledges that Sublandlord has made no warranty or representation, express or implied, as to the present or future condition of the Subleased Space or the fitness and availability of the Subleased Space for any particular use
or any other matter relating to this Sublease by Sublandlord, Master Landlord, Sublandlord’s or Subtenant’s brokers or any other parties and Subtenant has relied upon its own examination of the Subleased Space in entering into this
Sublease. By taking possession of the Subleased Space, Subtenant accepts the Subleased Space in its “AS IS” condition, subject to all applicable zoning, municipal, county, state and federal laws, ordinances, and regulations governing and
regulating the use of the Subleased Space and any covenants or restrictions of record. 
 9. Furniture. On the Term Commencement
Date, Sublandlord shall convey, assign and transfer for a purchase price of One Dollars ($1.00) the Sublandlord owned furniture in the Subleased Space and identified on Exhibit C (the “Purchased Furniture”), exclusive of
(i) any IT/server related items and (ii) any items of furniture that Subtenant desires not to purchase as indicated by a notice to Sublandlord on or before November 1, 2020. Any furniture that Subtenant so notifies Sublandlord that
Subtenant does not desire to purchase shall be removed from the Subleased Space by Sublandlord before the Term Commencement Date. The Purchased Furniture shall be transferred to Subtenant in its “AS IS,” where is, condition. Such Purchased
Furniture shall be sold to Subtenant under separate Bill of Sale in the form and substance reasonably acceptable to Sublandlord and Subtenant. Subtenant shall be required remove the Purchased Furniture from the Subleased Space at the end of the Term
or earlier expiration thereof. 
 10. Repairs; Alterations 

10.1 Approval Required. Subtenant at its own cost shall keep the Subleased Space in good condition and repair and in accordance with
the applicable terms of the Master Lease. Subtenant shall not perform or cause to be performed any interior or exterior improvements to the Subleased Space (“Subtenant Alterations”) without the prior written consent of Master
Landlord (in accordance with the terms of the Master Lease) and Sublandlord, to be granted or withheld in Sublandlord’s reasonable discretion if approved by Master Landlord. Subtenant shall reimburse Master Landlord and Sublandlord for all
costs they may incur in connection with reviewing any Subtenant Alterations, including, without limitation, Master Landlord’s and Sublandlord’s reasonable engineers’, architects’, attorneys’ and other consultants’ fees
and costs. 

  
 Page 8 of 19 

 10.2 Sublandlord Conditions to Approval. If Master Landlord and Sublandlord do
approve any Subtenant Alterations, then, in addition to all the requirements of the Master Lease, Sublandlord may impose as a condition to its consent such requirements as Sublandlord may deem reasonable and desirable, including without limitation
the requirement that Subtenant’s contractors and subcontractors of all tiers be approved by Sublandlord and that Subtenant and/or Subtenant’s contractor(s) post a payment and/or completion bond to guarantee the performance of its
construction obligations. Subtenant shall pay the full cost of designing and constructing any Subtenant Alterations and shall keep the Subleased Space and the Building free from any liens arising out of work performed, materials furnished or
obligations incurred by or on behalf of Subtenant. Subtenant shall provide Master Landlord and Sublandlord with: (a) copies of all permits obtained by Subtenant in connection with performing the Subtenant Alterations, prior to commencing
construction; and (b) meet all requirements provided for in the Master Lease or as may be provided by Master Landlord for construction rules and regulations. If any mechanic’s lien is filed against the Subleased Space, or the real property
of which the Subleased Space is a part, for work claimed to have been furnished to Subtenant, within seven days after Subtenant receives written notice thereof (or Subtenant’s knowledge thereof, if earlier), Subtenant shall discharge such lien
by the payment in full thereof or by posting a bond under applicable law. Subtenant and Sublandlord shall each indemnify, defend and hold harmless Master Landlord from and against any and all claims, loss, expenses and damages resulting from or
arising out of any alterations, additions or improvements in the Subleased Space or the Building by or on behalf of Subtenant or related filing of any mechanic’s lien against the Subleased Space, or the real property of which the Subleased
Space is a part (including, among other things, reasonable attorneys’ fees and costs). 
 10.3 Removal. Prior to expiration of
the Term or earlier termination of this Sublease, if Sublandlord so directs in writing at the time of Sublandlord’s approval thereof, Subtenant shall remove all Subtenant Alterations and restore the Subleased Space to the same condition as of
the Term Commencement Date, ordinary wear and tear excepted (this exception will not apply to any condition resulting from misuse or improper care or maintenance of the Subleased Space by Subtenant or its agents, employees, contractors or invitees).
If Subtenant fails to remove the Subtenant Alterations and restore the Subleased Space, then Sublandlord shall have the right to do so, and charge Subtenant the actual costs therefor, plus a service charge of ten percent (10%) of the costs incurred
by Sublandlord. 
 11. Assignment or Subleasing 

11.1 Consent Required. Notwithstanding any provision of the Master Lease to the contrary, Subtenant shall have no right to assign this
Sublease or further sublease the Subleased Space without the written consent of Sublandlord and Master Landlord (in accordance with the terms of the Master Lease), which consent may be granted or withheld in Sublandlord’s and Master
Landlord’s sole discretion. Sublandlord shall have the rights set forth in Article 13 of the Master Lease with respect to any assignment or sublease of the Subleased Space. 

11.2 Form of Document. Every assignment or sublease, if any, shall contain such terms and conditions as shall be reasonably requested
by Sublandlord’s and Master Landlord’s attorneys, and recite that: (a) it is and shall be subject and subordinate to the provisions of this Sublease and the Master Lease; (b) the assignee or subtenant assumes Subtenant’s
obligation hereunder; and (c) the termination of this Sublease shall, at Sublandlord’s sole election, constitute a termination of every such assignment or sublease. 

  
 Page 9 of 19 

 11.3 No Release of Subtenant. Regardless of Sublandlord’s and Master
Landlord’s consent, no subletting or assignment shall release Subtenant of Subtenant’s obligation or alter the primary liability of Subtenant to pay the Rent and to perform all other obligations to be performed by Subtenant under this
Sublease. The acceptance of Rent by Sublandlord from any other person shall not be deemed to be a waiver by Sublandlord of any provision of this Sublease. In the event of default by Subtenant or any successor or assignee which remains uncured after
any applicable notice and cure periods, if any, Sublandlord may proceed directly against Subtenant without the necessity of exhausting remedies against such assignee, subtenant or successor. 

11.4 Default. Notwithstanding anything herein to the contrary, an assignment which does not have Master Landlord’s and
Sublandlord’s consent shall constitute a Default by Subtenant and in such event Sublandlord may elect, in addition to other remedies, to terminate this Sublease. If this Sublease is terminated, it shall not be treated as an asset of Subtenant.

 12. Insurance. Subtenant, at its sole cost and expense, shall procure and maintain during the Term all insurance types and
coverages required to be maintained by the Tenant under Article 17 of the Master Lease with respect to the Subleased Space. Sublandlord and Master Landlord shall be named as additional insureds on all such insurance policies. Subtenant hereby agrees
that the property damage insurance carried by Subtenant hereunder shall provide for the waiver by the insurance carrier of any right of subrogation against Sublandlord and Master Landlord, and Subtenant further agrees that, with respect to any
damage to property, the loss of which is covered by insurance carried by Subtenant or which would have been covered by the insurance coverages required to be carried by Subtenant under this Sublease, Subtenant releases Sublandlord and Master
Landlord from any and all claims with respect to such loss to the extent of the insurance proceeds paid with respect thereto. 
 13.
Indemnity. Subtenant’s indemnity obligations under the Master Lease which are incorporated by reference herein shall protect both Sublandlord and the other parties referenced in the Master Lease. Sublandlord shall indemnify, defend and
hold Subtenant harmless from all claims, liabilities, losses and expenses, including reasonable attorney’s fees and costs, resulting from a Sublandlord-Caused Master Lease Termination. 

14. Default 
 14.1
Default Described. The occurrence of any of the following shall constitute a material breach of this Sublease and a “Default” by Subtenant: (a) failure to pay Rent or any other amount within three
(3) Business Days after the date it is due (a “monetary default”); (b) all those items of default set forth in the Master Lease and required to be performed by Subtenant hereunder which remain uncured after the cure
period provided in the Master Lease, less three (3) Business Days; and/or (c) Subtenant’s failure to perform timely and subject to any cure periods any other material provision of this Sublease or the Master Lease as incorporated
herein. Notwithstanding the provisions of clause (a) above to the contrary, Sublandlord agrees that, with respect to the first instance per calendar year on which there is a monetary default, Sublandlord will provide Subtenant with a written
notice that such payment was not received and such failure will not constitute a Default of Subtenant unless such failure to pay is not cured within three (3) Business Days after receipt of such notice from Sublandlord. Other than the first
monetary default per calendar year, Sublandlord will not be required to provide Subtenant with a notice of nonpayment as to any other monetary default by Subtenant during that same calendar year before such monetary default will constitute a Default
by Subtenant under this Sublease. 

  
 Page 10 of 19 

 14.2 Sublandlord’s Remedies. Sublandlord shall have, on account of any Default
by Subtenant, all of the rights and remedies set forth in the Master Lease as if Sublandlord is Master Landlord. These remedies are not exclusive; they are cumulative and in addition to any remedies now or later allowed by law. Subtenant hereby
expressly waives any and all rights of redemption to which it may be entitled by or under any present or future laws in the event Sublandlord or Master Landlord shall obtain a judgment for possession of the Subleased Space. 

14.3 No Waiver. Sublandlord may accept Subtenant’s payments without waiving any rights under the Sublease, including rights under
a previously served notice of default. No payment by Subtenant or receipt by Sublandlord of a lesser amount than any installment of Rent or other sums due shall be deemed as other than a payment on account of the amount due, nor shall any
endorsement or statement on any check or accompanying any check or payment be deemed an accord and satisfaction; and Sublandlord may accept such check or payment without prejudice to Sublandlord’s right to recover the balance of such Rent or
other sums, or pursue any other remedy provided in this Sublease, at law or in equity. If Sublandlord accepts payments after serving a notice of default, Sublandlord may nevertheless commence and pursue an action to enforce rights and remedies under
the previously served notice of default without giving Subtenant any further notice or demand. Furthermore, Sublandlord’s acceptance of Rent from Subtenant when Subtenant is holding over without express written consent does not convert
Subtenant’s tenancy from a tenancy at sufferance to a month-to-month tenancy. No waiver of any provision of this Sublease shall be implied by any failure of
Sublandlord to enforce any remedy for the violation of that provision, even if that violation continues or is repeated. Any waiver by Sublandlord of any provision of this Sublease must be in writing. Such waiver shall affect only the provisions
specified and only for the time and in the manner stated in the writing. No delay or omission in the exercise of any right or remedy by Sublandlord shall impair such right or remedy or be construed as a waiver thereof by Sublandlord. No act or
conduct of Sublandlord, including, without limitation the acceptance of keys to the Subleased Space shall constitute acceptance or the surrender of the Subleased Space by Subtenant before the Termination Date. Only written notice from Sublandlord to
Subtenant of acceptance shall constitute such acceptance or surrender of the Subleased Space. Sublandlord’s consent to or approval of any act by Subtenant which requires Sublandlord’s consent or approval shall not be deemed to waive or
render unnecessary Sublandlord’s consent to or approval of any subsequent act by Subtenant. 
 14.4 Right to Cure. If Subtenant
shall at any time during the Term fail to perform any of the obligations, conditions or covenants of this Sublease or the Master Lease within any applicable notice and cure period, Sublandlord shall have the right, but not the obligation, to
immediately perform any such obligation, condition or covenant in order to protect Sublandlord’s leasehold interest. In the event Sublandlord suffers any cost or expense as a result of such performance, Subtenant shall reimburse Sublandlord for
all such cost or expense, and any sum not paid within ten (10) days after Subtenant receives written demand for reimbursement shall bear interest at the interest rate set forth in Section 4.01 the Master Lease from the expiration of such
ten (10) day period to the date of reimbursement by Subtenant. 

  
 Page 11 of 19 

 14.5 Sublandlord Default. For purposes of this Sublease, Sublandlord shall not be
deemed in default hereunder unless and until Subtenant shall first deliver to Sublandlord thirty (30) days’ prior written notice, and Sublandlord shall fail to cure said default within such thirty (30) day period, or in the event
Sublandlord shall reasonably require in excess of thirty (30) days to cure such default, shall fail to commence said cure with such thirty (30)) day period, and thereafter diligently to prosecute the same to completion. 

15. Brokers. Sublandlord and Subtenant each represent and warrant to the other that it has had no dealings with any real estate brokers
or agents in connection with this Sublease other than Lincoln Property Company and Freudenheim (the “Brokers”), and it knows of no real estate broker or agent who is entitled to a commission, finder’s fee or similar
compensation in connection with this Sublease other than the Brokers, who shall be compensated by Sublandlord pursuant to separate agreement. Except for the Brokers, Sublandlord and Subtenant each shall defend, indemnify and hold the other harmless
from and against all liabilities and expenses (including reasonable attorney’s fees and costs) arising from any claims for a commission, finder’s fees or similar compensation based on the indemnitor’s dealings or contacts in
connection with this Sublease. 
 16. Notices. All notices, demands, statements, designations, approvals or other communications
(collectively, “Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing and shall be: (a) sent by United States certified or registered mail, postage prepaid, return
receipt requested (“Mail”); (b) transmitted by electronic mail (“email”), if such email is promptly (but no later than on the next following Business Day) followed by a Notice sent by one of the
other methods permitted hereunder; (c) delivered by a nationally recognized overnight courier; or (d) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Subtenant at the addresses set forth
below, or to such other place as Subtenant may from time to time designate in a Notice to Sublandlord, or to Sublandlord at the addresses set forth below, or to such other places as Sublandlord may from time to time designate in a Notice to
Subtenant. Any Notice will be deemed given: (i) five (5) days after the date it is posted if sent by Mail; (ii) the first (1st) Business Day after the date the email is
transmitted, provided that if the email is received on a day other than a Business Day or after 5:00 p.m. local time at the destination, it shall be deemed delivered on the next following Business Day; (iii) the date the overnight courier
delivery is made; or (iv) the date personal delivery is made, provided that if the personal delivery is effected on a day other than a Business Day or after 5:00 p.m. local time at the destination, it shall be deemed delivered on the next
following Business Day. Any Notice given by an attorney on behalf of Sublandlord shall be considered as given by Sublandlord and shall be fully effective. Any Notice given by an attorney on behalf of Subtenant shall be considered as given by
Subtenant and shall be fully effective. As of the date of this Sublease, any Notices to Sublandlord must be sent, transmitted, or delivered, as the case may be, to the following addresses: 

  
 Page 12 of 19 

	
	 Prior to the Term Commencement Date: –
  

CLIMACELL, INC.
 280
Summer Street, 8th Floor
 Boston, Massachusetts 02210

E-Mail:
  

From and after the Term Commencement Date:
  

CLIMACELL, INC.
 Platinum
Tower
 21 Ha’Arba’a St. 20th Floor

Tel Aviv, Israel 6473921
 E-Mail:
  
  

 As of the date of this Sublease, any Notices to Subtenant must be sent, transmitted, or delivered, as the case may be, to the
following addresses: 
  

	
	 Prior to the Term Commencement Date:
  

CLARION HEALTHCARE, LLC
 1
Financial Center, Suite 1610
 Boston, MA 02111

E-Mail:
  

	 and following the Term Commencement Date:
  

At the Subleased Space,
 E-Mail:

 Each party to this Sublease shall send to the other party copies of any and all notices and other
communications it shall send to and receive from Master Landlord relating to the Subleased Space. Either party may designate different addresses for notice to such party by delivery of written notification of such changes to the other party in
accordance with the notice provisions of this Sublease. 
 17. Surrender. Subtenant shall keep the Subleased Space, and every part
thereof, in good order and repair and Subtenant shall surrender the Subleased Space at the expiration or earlier termination of the Term of this Sublease in the same condition as when received, excepting only ordinary wear and tear (this exception
will not apply to any condition resulting from misuse or improper care or maintenance of the Subleased Space by Subtenant or its agents, employees, contractors or invitees), damage or loss by casualty or condemnation and repairs for which Subtenant
is not responsible under the terms of this Sublease. Subtenant shall remove all of the Subtenant Alterations designated by Sublandlord pursuant to Section 10.3 of this Sublease and restore the Subleased Space to the same condition as of the
Term Commencement Date. If Subtenant fails to remove the Subtenant Alterations and restore the Subleased Space, then Sublandlord shall have the right to do so, and charge Subtenant the actual costs therefor, plus a service charge of ten percent
(10%) of the costs incurred by Sublandlord. 

  
 Page 13 of 19 

 
Notwithstanding anything to the contrary contained herein, but without requiring Subtenant to incur any
out-of-pocket expense or vacate the Subleased Space or any portion thereof, Subtenant agrees to cooperate with Sublandlord in the event Sublandlord is obligated by
Master Landlord to remove any Alterations or Cabling at the end of the Term or earlier termination thereof. Sublandlord represents to Subtenant that all alterations made to the Subleased Space in connection with the Master Lease prior to the
Effective Date have either been completed by Landlord or made with Landlord’s written consent.     
 18. Master
Landlord’s Consent. This Sublease is expressly conditioned upon Master Landlord’s written consent to this Sublease and the transfer of the right to either two (2) single parking spaces or one (1) tandem space at the Building,
as provided in Section 37 of the Master Lease (the “Master Landlord’s Consent”). 
 19.
Miscellaneous 
 19.1 Time of Essence. Time is of the essence with respect to the performance of every provision of this
Sublease in which time of performance is a factor, including, without limitation, the giving of any Notice required to be given under this Sublease or by law, the time periods for giving any such Notice and for taking of any action with respect to
any such Notice. 
 19.2 Partial Invalidity. If any term, provision or condition contained in this Sublease shall, to any extent, be
invalid or unenforceable, the remainder of this Sublease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and
each and every other term, provision and condition of this Sublease shall be valid and enforceable to the fullest extent possible permitted by law; provided that, if a material provision is adjudged void or unenforceable, the parties shall
negotiate, in good faith, an equitable adjustment to such other provisions of this Sublease as may be necessary or appropriate to effectuate as closely as possible the parties’ intent as evidenced by this Sublease. 

19.3 Entire Agreement. There are no oral agreements between the parties hereto affecting this Sublease and this Sublease (including its
exhibits, schedules, agreements and other documents referred to therein) constitutes the parties’ entire agreement with respect to the leasing of the Subleased Space and supersedes and cancels any and all previous negotiations, arrangements,
letters of intent, agreements and understandings, if any, between the parties, and none thereof shall be used to interpret or construe this Sublease. The foregoing shall not affect the continued validity and effectiveness of any confidentiality or non-disclosure agreement between the parties. None of the terms, covenants, conditions or provisions of this Sublease may be modified, deleted or added to except in writing signed by the parties. 

20. Authority. Each of Subtenant and Sublandlord represents and warrants that it is duly formed in Delaware or Massachusetts (as
applicable), and is an existing entity qualified to do business in the Commonwealth of Massachusetts and that it has full right and authority to execute, deliver and perform this Sublease. Each party represents and warrants to the other party that
neither its execution, delivery of performance of this Sublease shall cause it to be in violation of any agreement, instrument, contract, law, rule or regulation by which it is legally bound, and either party shall protect, defend, indemnify and
hold the other party harmless against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from a breach of this representation and warranty by it.

  
 Page 14 of 19 

 20.1 Attorneys’ Fees. In the event that either Sublandlord or Subtenant should
bring suit for the possession of the Subleased Space, for the recovery of any sum due under this Sublease, or because of the breach of any provision of this Sublease or for any other relief against the other, then all costs and expenses, including
reasonable attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party. In any case where Subtenant requests permission from Sublandlord to assign, sublet, make alterations, or receive any other consent or obtain
any waiver from or modification to the terms of this Sublease, Subtenant shall reimburse Sublandlord for Sublandlord’s reasonable attorney’s fees incurred by Sublandlord in reviewing such request. References to a party’s
attorney’s fees under this Sublease will include the reasonable fees of each party’s in-house attorneys at their normal billing rates. 

20.2 Governing Law; WAIVER OF TRIAL BY JURY. This Sublease shall be construed and enforced in accordance with the internal laws
of the Commonwealth of Massachusetts. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, SUBLANDLORD AND SUBTENANT HEREBY BY CONSENT TO: (A) THE JURISDICTION OF ANY FEDERAL, STATE, COUNTY OR MUNICIPAL COURT SITTING IN THE COMMONWEALTH OF
MASSACHUSETTS; (B) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY MASSACHUSETTS LAW; AND (C) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO
AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS SUBLEASE, THE RELATIONSHIP OF SUBLANDLORD AND SUBTENANT, SUBTENANT’S USE OR OCCUPANCY OF THE SUBLEASED SPACE, AND/OR ANY CLAIM FOR INJURY
OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. 
 20.3 Confidentiality. Subtenant and Sublandlord each acknowledges that the
content of this Sublease and of the Master Lease and any related documents are confidential information and agrees that it shall keep such confidential information strictly confidential and shall not disclose such confidential information to any
person or entity other than its and its affiliates’ employees, directors, officers and their financial, legal, and space planning consultants and its and its affiliates’ current and potential lenders and investors, all of whom shall be
subject to this confidentiality provision, and as otherwise required by law. 
 20.4 Holding Over. Subtenant shall have no right to
holdover. If Subtenant does not surrender and vacate the Subleased Space at the expiration of the Term or earlier termination of this Sublease, Subtenant shall be a tenant at sufferance and Rent shall be at the rate set forth in Article 22 of the
Master Lease, plus, all other Additional Rent and other charges payable by Sublandlord under this Sublease for the entire Subleased Space during such period and (ii) the additional holdover charge (if any) that Sublandlord actually pays
to Master Landlord in accordance with Section 22 of the Master Lease on account of Subtenant’s holdover. In connection with the foregoing, Sublandlord and Subtenant agree that the reasonable rental value of the Subleased Space following
the Termination Date or earlier termination of the Sublease shall be the amounts set forth above. Sublandlord and Subtenant acknowledge and agree that, under the circumstances existing as of the Effective Date, it is impracticable and/or

  
 Page 15 of 19 

 
extremely difficult to ascertain the reasonable rental value of the Subleased Space and that the reasonable rental value established in this Section 20.4 is a reasonable estimate of the
damage that Sublandlord would suffer as the result of Subtenant’s failure to timely surrender possession of the Subleased Space. The parties acknowledge that the liquidated damages established herein is not intended as a forfeiture or penalty.
Notwithstanding the foregoing, and in addition to all other rights and remedies on the part of Sublandlord if Subtenant fails to surrender the Subleased Space upon the termination or expiration of this Sublease, in addition to any other liabilities
to Sublandlord accruing therefrom, Subtenant shall indemnify, defend and hold Sublandlord and Master Landlord harmless from all claims, liabilities, losses and expenses, including reasonable attorney’s fees and costs, resulting from such
failure. 
 20.5 Successors and Assigns. Subject to the limitations set forth in Section 11, this Sublease shall be binding upon
each of the parties and their respective successors and assigns. 
 20.6 Interpretation. Preparation of this Sublease has been a
joint effort of the parties and the resulting document shall not be construed more severely against one of the parties than against the other. 

20.7 Exhibits and Attachments. All Exhibits and attachments to this Sublease are a part hereof. 

20.8 Counterparts. This Sublease may be executed in counterparts with the same effect as if both parties had executed the same
document. Both counterparts shall be construed together and shall constitute a single lease. Pages may be transmitted by facsimile or electronically and each of will be deemed an original. The signature pages of counterpart copies may be assembled
to form one instrument. 
 20.9 Limited Liability. In no event shall the partners, principals, members, officers, stockholders,
directors, employees or agents of either party be personally liable for the performance of the such party’s obligations under this Sublease. 

20.10 Business Day. Any reference to the term “Business Day” in this Sublease mean any day other than a
Saturday, a Sunday, or days when banks located in the Commonwealth of Massachusetts are closed for a legal holiday. 
 20.11 Memorandum
of Record. Neither this Sublease, nor any memorandum hereof, shall be recorded. 
 [Signatures appear on the following page.] 

  
 Page 16 of 19 

 The parties have executed this Sublease as of the Effective Date. 

 

							
		 	Sublandlord:	 	CLIMACELL, INC., a Delaware corporation
				
		 		 	By:	 	 /s/ Shimon Elkabetz

		 		 	Name & Title: Shimon Elkabetz, CEO
			
		 	Subtenant:	 	CLARION HEALTHCARE, LLC, a Massachusetts limited liability company
				
		 		 	By:	 	 /s/ Bart Lombardi

		 		 	Name & Title: Bart Lombard, Managing Director & Founder

  
 Page 17 of 19 

 EXHIBIT A 

DIAGRAM OF SUBLEASED SPACE 

See Exhibit A to Master Lease 

 Exhibit B 

MASTER LEASE 

 Exhibit C 

FURNITURE SCHEDULE 
  

					
	 Object
	  	Amount	 
	 small desk
	  	 	17	 
	 large desk
	  	 	50	 
	 mesh desk chair
	  	 	44	 
	 leather & mesh desk chair
	  	 	1	 
	 grey conference room chair
	  	 	19	 
	 black executive conference room leather chairs (small)
	  	 	34	 
	 black executive conference room leather chairs (big)
	  	 	1	 
	 black leather conference room chair striped back
	  	 	32	 
	 black leather conference room chair round back
	  	 	12	 
	 coffee tables
	  	 	2	 
	 white boards (not mounted)
	  	 	2	 
	 white folding chairs
	  	 	12	 
	 white/blue kitchen chairs
	  	 	12	 
	 tall white kitchen chairs
	  	 	6	 
	 tall kitchen tables
	  	 	3	 
	 kitchen table (wood and orange top)
	  	 	4	 
	 small (round or square) conference room table
	  	 	7	 
	 large conference room tables
	  	 	3	 
	 tv on stands
	  	 	2	 
	 tv on walls
	  	 	2	 
	 mounted conference room TVs
	  	 	8	 
	 built in bookshelves
	  	 	1	 
	 filing cabinet
	  	 	4	 
	 couch
	  	 	3	 
	 bean bag lounge chairs
	  	 	2	 
	 rolling lounge
	  	 	2	 
	 nice chairs (grey, tan)
	  	 	6	 
	 partitions in relaxation room (connected)
	  	 	9	 
	 whiteboard on walls
	  	 	8	 
	 white storage units connected to walls
	  	 	5	 
	 coffee tables
	  	 	2	 
	 reception tables
	  	 	2	 
	 cubby storage in relaxation room
	  	 	1	 
	 storage in relxation room (silver rack)
	  	 	1	 
	 easel-style white board
	  	 	1	 
	 office plants
	  	 	16	 

					
	 dish rack
	  	 	1	 
	 microwave
	  	 	1	 
	 small round accent tables
	  	 	3	 
	 brown mini desk in conference room
	  	 	1	 
	 standing fan in conference room
	  	 	1	 

 Exhibit D 

MOVE-IN/OUT & LARGE DELIVERY PROCEDURES AND SMOKING POLICY 

 
 

 
 PARK PROPERTY MANAGEMENT GROUP LLC 1963 Commonwelth Avenue Suite1 Brighton MA 02135 P 617 789 3944 F 617 789 3962 SMOKING POLICY Smoking
is prohibited within thirty (30) feet of the front entrance of 280 Summer Street, Under no circumstance will smoking be permitted in any unassigned area of the building. Effective Immediately, the only permitted smoking area will be located at
the exterior of the the lower lobby, rear entry/exit of the building. Temporary “non-smoking” signs will be posted in the front of the building untill façade renovations are completed. During
this time, and at all times thereafter, these areas will be monitored for compliance. We again thank you in advance for your cooperation. Please do not hesitate to contact our office at 617.789.3944 with any questions or concerns you may have.

 

 
 PARK PROPERTY MANAGEMENT GROUP LLC 1963 Commonwealth Avenue. Suite 1 •Brighton. MA 02135 P 617.789.3944 • f: 617.789.3962
• info@par0fng.com MOVE-IN/OUT &LARGE DELIVERIES PROCEDURES A written request fourteen (14) prior to anticipated move-in/out date must be provided to
Park Property Management Group LLC (“PPMG”) via fax to 617.789.3962, or via email to info@parkpmg.com.Lessor will approve requested date and time within three (3) business days of receipt, provided that a move in or out time is
available. In addition to move-in/out, any activity not related to moving in or moving out that may require interruption of entranceways, hallways, and/or elevator service, i.e. contractors performing work
inside an office space, furniture delivery, etc, must be approved by PPMG fourteen (14) days in advance, and compliance with this form is required. Any activity not approved by PPMG will result in management denying access and/or delivery, as
well as subjecting the Lessee to a fine imposed by Management No Lessee shall cause, or permit others to cause, any interruption in the normal service of the elevators. Any movement of furniture, freight or other personal property requires a
reservation for use of the elevator and must be approved by PPMG no less than fourteen (14) days in advance. Any move by a Lessee having unique or special requirements must be approved in advance by management Lessees MUST notify management of
large deliveries and MUST also be present to meet the delivery person(s). Upon written confirmation of said date, a non-refundable monitoring fee in the amount of $175.00 made payable to RETALS LLC must be
submitted to the PPMG office at 1963 Commonwealth Avenue, Suite 1, Brighton, MA 02135, fourteen (14) days in advance by said Lessee in order to reserve the elevator for any moving activity. Upon completion of the move, the Lessee will be
required to sign out with the monitor as stated below: The cost of a move monitor, assigned by PPMG to oversee the moving activity while on the 280 Summer Street premises, is $35.00 per hour: minimum of five (5) hours, additional hours will be
billed in one (1) hour increments; i. You must sign out with the move monitor upon completion of the move, which will serve as confirmation of time for final billing as well as any damages to common areas as a result of move activity, if
applicable—SEE ATTACHED. Moving activity is allowred only during the following hours: Monday—Friday 6:00pm - 11:00pm Saturday 9:00am—4:00pm Sunday & Holiday 10:00am - 4:00pm NO MOVE IS TO COMMENCE UNLESS THE MONITOR IS
PRESENT TO CHECK IN. Version 11/24714 Subject to revision 

 

 
 D-1 1 ACTIVE/73527519.4 ACTIVE/105300284.6 PARK PROPERTY MANAGEMENT GROUP LLC 1963 Commonwealth
Avenue. Suite 1 •Brighton. MA 02135 P 617.7B9.3944 • f: 617.7B9.3962 • info@par0mg.com If a move has not been completed by 11:00pm, Monday through Friday, the move can continue; however there will be an additional monitoring charge.
Upon arrival, you must check-in with the assigned monitor prior to the commencement of the move. The monitor will install elevator pads, as well as post signs informing other occupants the elevator is being
used for a move. Although we will do our best to have the elevator available for you at the arranged time, there may be delays due to time over-runs or breakdowns. Lessees MUST be present for movers. Lessees are responsible for seeing that their
movers or deliverers remove all moving boxes, contents, etc, and related moving & personal materials. Moving boxes should not be left on site. These must be removed from the premises. THIS PROVISION OF THE MOVING POLICY WILL BE STRICTLY
ENFORCED AND SUBJECT TO CHARGES. Lessees will be responsible for paying for the removal/disposal of any items left behind. Elevator dimensions: 7’ W x 45” D x 8’ 3” H Door opening: 41 W x 95” H The Lessor and its Agents
shall not be liable for resulting injury, loss or damage. Further, a Certificate of Insurance for the moving company must be provided seven [7] days prior to the scheduled move. NO MOVE OR DELIVERY MAY OCCUR WITHOUT LESSEE SENDING A CERTIFICATE OF
INSURANCE TO PPMG WITH LIABILITY COVERAGE OF SI,000,000 AND WORKMEN’S COMPENSATION COVERAGE SEVEN (7) DAYS PRIOR TO THE MOVE OR DELIVERY. PPMG shall have the right to take all such reasonable measures as it may deem advisable for the
security of the building and its occupants. Failure to abide by any of the aforementioned will result in a $500 fine plus damages, if any. I HAVE READ AND ACCEPT THE MOVE-IN/OUT &LARGE DELIVERIES
PROCEDURES OUTLINED ABOVE SIGNATURE DATS Version 11/24714 Subject to revision 

 

 
 ACTIVE/105300284.6 PARK PROPERTY MANAGEMENT GROUP LLC 1963 Commonwealth Avenue. Suite 1 •Brighton. MA 02135 P 617.789.3944 •
f: 617.789.3962 • info@par0mg.com LESSEE CONTACT INFORMATION NAME: PHONE No.: INSURANCE Co.: MOVING COMPANY CONTACT INFORMATION NAME Co.: PHONE No.: INSURANCE Co.: MOVING INFORMATION DATE OF MOVE: MOVE START TIME: MOVE END TIME: DAMAGES: LESSEE
DATE ASSIGNED MONITOR CATE Version 11/24714 Subject to revision ACTIVE/105300284.6

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00339-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00339-of-00352.parquet"}]]