Document:

EX-10.17

 Exhibit 10.17 

OFFICE LEASE 
 by and
between 
 CV LATITUDE 34 LLC 

a Delaware limited liability company 

(“Landlord”) 

and 
 THE HONEST
COMPANY, INC. 
 a Delaware corporation 

(“Tenant”) 

Dated as of 
 July 08,
2015 

 OFFICE LEASE 

THIS OFFICE LEASE (this “Lease”) is made between CV LATITUDE 34 LLC, a Delaware limited liability company
(“Landlord”), and the Tenant described in Item 1 of the Basic Lease Provisions. 
 LEASE OF PREMISES 

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, subject to all of the terms and conditions set forth herein, those
certain premises (the “Premises”) described in Item 3 of the Basic Lease Provisions and as shown in the drawing attached hereto as Exhibit A-1. The Premises are located in the Building
described in Item 2 of the Basic Lease Provisions. The “Project” is located on that certain land (the “Land”) more particularly described on Exhibit A-2 attached
hereto, which is improved with two (2) office buildings located at 12130 & 12180 Millennium Drive, related parking facilities, landscaping, and other improvements, fixtures and common areas and appurtenances now or hereafter placed,
constructed or erected on the Land (sometimes referred to herein as the “Project”). 
 BASIC LEASE PROVISIONS 

 

					
	1.	  	Tenant:	  	THE HONEST COMPANY, INC., a Delaware corporation (“Tenant”)
			
	2.	  	Building (individually and collectively):	  	 ijo at Playa Vista
 12130 Millennium Drive

Playa Vista, California 90094

			
	3.	  	Description of Premises	  	Suites: 400, 500 & 600
			
		  	Rentable Area:	  	(A) 83,288 square feet of Rentable Area, consisting of (i) that certain 39,933 square feet of Rentable Area designated as Suite 400 of the Building, (ii) that certain 24,304 square feet of Rentable Area designated as Suite
500 of the Building, (iii) that certain 19,051 square feet of Rentable Area designated as Suite 600 of the Building, and (B) that certain 218 square feet of space on the first floor of the Building as shown in Exhibit A-1 attached hereto (the “Storage Space”). Landlord and Tenant agree that the Storage Space shall not be included in calculating the Tenant’s Proportionate Share of Building, Tenant’s
Proportionate Share of Project, Tenant Improvement Allowance, Security Deposit or the number of parking passes Tenant is entitled or required to rent, as the case maybe. Base Rent for the Storage Space shall be $2.00 per square foot per month (i.e.
$436.00 per month) during the first twelve (12) months of the Lease Term, increasing by three percent (3%) per year.
			
		  	Building Size:	  	196,252 square feet of Rentable Area (subject to Paragraph 18)
			
		  	Project:	  	301,642 square feet of Rentable Area (subject to Paragraph 18)

  
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	4.	  	 Tenant’s Proportionate Share of Building:
  

Tenant’s Proportionate Share of Project:
	  	 42.4393% (83,288 rsf/ 196,252 rsf) (See Paragraph 3)
  

 
 27.6280% (83,288 rsf/ 301,462 rsf) (See Paragraph 3)

			
	5.	  	 Base Rent:
  

Months 1 to 12, inclusive
	  	 (See Paragraph 2)
  

$366,467.20* ($4.40/square foot of Rentable Area/month)
  

*Provided Tenant is not in default past applicable notice and cure periods, the monthly installment of Base Rent shall be abated for the initial ten
(10) months of the Lease Term.

			
		  	 Months 13 to 24. inclusive:
 Monthly
Installment:
	  	$377,461.22 (approximately $4.53/square foot of Rentable Area/month)
			
		  	 Months 25 to 36, inclusive:
 Monthly
Installment:
	  	 $388,785.05* (approximately $4.67/square foot of Rentable Area/month)

 
  
 *Provided Tenant
is not in default past applicable notice and cure periods, the monthly installment of Base Rent for Month 25 shall be abated.

			
		  	 Months 37 to 48, inclusive:
 Monthly
Installment:
	  	 $400,448.60* (approximately $4.81/square foot of Rentable Area/month)

 
  
 *Provided Tenant
is not in default past applicable notice and cure periods, the monthly installment of Base Rent for Month 37 shall be abated.

			
		  	 Months 49 to 60, inclusive:
 Monthly
Installment:
	  	 $412,462.06* (approximately $4.95/square foot of Rentable Area/month)

 
  
 *Provided Tenant
is not in default past applicable notice and cure periods, the monthly installment of Base Rent for Month 49 shall be partially abated in the amount of $366,467.20 so that the monthly installment of Base Rent payable by Tenant for such month shall
equal $45,994.86.

			
		  	 Months 61 to 72, inclusive:
 Monthly
Installment:
	  	 $424,835.92* (approximately $5.10/square foot of Rentable Area/month)

 
  
 *Provided Tenant
is not in default past applicable notice and cure periods, the monthly installment of Base Rent for Month 61 shall be partially abated in the amount of $366,467.20 so that the monthly installment of Base Rent payable by Tenant for such month shall
equal $58,36832

  
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		  	 Months 73 to 84, inclusive:
 Monthly
Installment:
	  	 $437,581.00* (approximately $5.25/square foot of Rentable Area/month)

 
  
 *Provided Tenant
is not in default past applicable notice and cure periods, the monthly installment of Base Rent for Month 73 shall be partially abated in the amount of $366,467.20 so that the monthly installment of Base Rent payable by Tenant for such month shall
equal $71,113.80.

			
		  	 Months 85 to 96, inclusive:
 Monthly
Installment:
	  	$450,708.43 (approximately $5.41/square foot of Rentable Area/month)
			
		  	 Months 97 to 108, inclusive:
 Monthly
Installment:
	  	$464,229.68 (approximately $5.57/square foot of Rentable Area/month)
			
		  	 Months 109 to 120, inclusive:
 Monthly
Installment:
	  	$478,156.58 (approximately $5.74/square foot of Rentable Area/month)
			
		  	 Months 121 to 132, inclusive:
 Monthly
Installment:
	  	$492,501.27 (approximately $5.91/square foot of Rentable Area/month)
			
	6.	  	Installment Payable Upon Execution:	  	$366,467.20 (to be applied towards the monthly installment of Base Rent first becoming due under this Lease)
			
	7.	  	Security Deposit Payable Upon Execution:	  	$6,331,786.00, in the form of a letter of credit (the “Security Deposit”), but subject to Paragraph 2(c) (See Paragraph 2(c))
			
	8.	  	 Base Year for Operating Expenses:
  

Base Year for Taxes:
	  	 2016 (See Paragraph 3)
  

2016 (See Paragraph 3)

			
	9.	  	Initial Term:	  	One hundred thirty-two (132) months, commencing on the Commencement Date and ending on the day immediately preceding the one hundred thirty-second (132nd) month anniversary of the
Commencement Date (the “Expiration Date”) (See Paragraph 1)
			
	10.	  	Commencement Date:	  	The Commencement Date shall occur on March 1, 2016, as such date is extended by Commencement Date Delays (as defined in the work letter attached hereto as Exhibit B).
			
	11.	  	Expiration Date:	  	See Item 9 above

  
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	12.	  	 Broker(s) (See Paragraph 19(k)):
  

Landlord’s Broker:
  

Tenant’s Broker:
	  	  
  

Lincoln Property Company
 915 Wilshire Boulevard, Suite 2050

Los Angeles, CA 90017
  

CRESA Los Angeles
 11726 San Vicente Boulevard, Suite 500

Los Angeles, California 90049

			
	13.	  	Number of Parking Passes:	  	Tenant shall have the right, but not the obligation except as specifically provided below, to lease up to (i) three hundred fifty-five (355) unreserved parking passes (the “Unreserved Passes”) and
(ii) ten (10) reserved parking passes for single self-park spaces in a location reasonably selected by Landlord in Landlord’s prime reserved parking area (the “Reserved Passes”; collectively the Unreserved Passes and
Reserved Passes being the “Tenant’s Parking Allocation”) in the Project’s garage. Subject to the further terms of this Item 13, the initial location of such ten (10) reserved parking spaces is shown in Exhibit N
attached hereto. if and when Landlord institutes a valet parking system at the Project, then (i) eight (8) of the Reserved Passes shall thereafter be automatically converted from Reserved Passes to valet assisted priority parking on the first
level of the parking garage (the “Nested Spaces”) and Landlord shall establish a call-down system for such Nested Spaces in order to permit the users of such Nested Spaces to call in advance for their automobiles, and (ii) the
other two (2) of the Reserved Passes shall continue to be single self-park passes and relocated to a location reasonably designated by Landlord (it being acknowledged that Landlord shall use reasonable efforts to locate such spaces close to the
Building but that the location of such parking spaces will depend upon the parking layout that Landlord and its parking vendor establish for the Building). Notwithstanding the foregoing to the contrary, at all times during the Lease Term Tenant
shall lease a minimum two hundred nineteen (219) unreserved parking passes (being equal to three (3) parking passes per 1,000 usable square feet in the Premises based on 72,905 usable square feet) (“Minimum Parking Pass
Floor”) out of Tenant’s Parking Allocation. During the initial twenty-four (24) months of the Initial Term, upon at least thirty (30) days prior written notice to Landlord and provided that Tenant does not lease less than the
Minimum Parking Pass Floor, Tenant shall be permitted to increase or decrease the number of unreserved parking passes in Tenant’s Parking Allocation, with such surrender or addition being effective on the first day of the next calendar month
following the date that is thirty (30) days after Landlord’s receipt of the Tenant’s surrender notice. After the initial twenty-four (24) months of the Initial

  
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		  		  	 Term, upon at least thirty (30) days prior written notice to Landlord and provided that Tenant does not lease less than the Minimum
Parking Pass Floor, Tenant shall be permitted to surrender any of the parking passes in Tenant’s Parking Allocation, with such surrender being effective on the first day of the next calendar month following the date that is thirty
(30) days after Landlord’s receipt of the Tenant’s surrender notice. In the event Tenant has surrendered any of the parking passes from Tenant’s Parking Allocation after such initial twenty-four (24) month period, then
Tenant shall be permitted to recapture any of its surrendered parking passes from Tenant’s Parking Allocation upon at least thirty (30) days prior written notice to Landlord, with such recapture being effective on the first day of the next
calendar month following the date that is thirty (30) days after Landlord’s receipt of the Tenant’s recapture notice. During the initial ten (10) months of the Initial Term and for Months 25 and 37 of the Initial Term, the
parking charges for Tenant’s Parking Allocation shall be abated. Except as set forth in the previous sentence, the parking charges shall be consistent with parking rates of comparable class A office buildings with structured parking in Playa
Vista, California area (“Comparable Buildings”), which as of the Effective Date of this Lease are stipulated to be $155.00 per unreserved pass per month, inclusive of taxes and fees, and $225.00 per reserved/nesting pass per month,
inclusive of taxes and fees, as such rates may be amended from time to time based on the rates at Comparable Buildings.
  

During the Initial Term, Tenant shall have the right to purchase visitor validations at a fifteen percent (15%) discount from Landlord’s then current rate
charged for such visitor validations
  
 Tenant’s use of the parking passes and the
parking facilities shall be pursuant to the provisions of Paragraph 18a) below. Landlord shall provide Tenant with 365 key cards free of charge following the execution and delivery of this Lease to be used for access to the garage and the
Building. Additional cards shall be provided upon Tenant’s written request at an additional charge of $25.00 for each access card.
  

As of the Effective Date of this Lease there are four (4) electric vehicle charging ports (two (2) charging stations with two (2) ports per
station); provided, however, Landlord may from time to time elect to remove and/or relocate any or all of such electric vehicle charging stations in Landlord’s reasonable judgment (e.g., due to any new technology innovations, such charging
stations being obsolete, or any changes in the parking system that Landlord may institute from time to time such as the creation of a valet assisted parking system).

  
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	14.	  	 Addresses for Notices:
  

To: TENANT:
  

Prior to occupancy of the Premises:
  

The Honest Company, Inc.
 2700 Pennsylvania Avenue, Suite 1200

Santa Monica, CA 90404
 Attention: Head of Facilities
	  	  
  

To: LANDLORD:
  

Project Management Office:
  

Lincoln Property Company
 12180 Millenium

Playa Vista, CA 90094
 Attention: Property Manager

			
		  	With a copy to:	  	With a copy to:
			
		  	 The Honest Company, Inc.
 2700 Pennsylvania
Avenue, Suite 1200
 Santa Monica, CA 90404
 Attention: General
Counsel
	  	 CV Latitude 34 LLC
 c/o Clarion Partners

601 South Figueroa Street, 34’ Floor
 Los Angeles, California
90017
 Attn: Asset Manager

			
		  	After occupancy of the Premises:	  	
			
		  	 The Honest Company, Inc.
 12130 Millennium
Drive
 Playa Vista, California 90094
 Attention: Head of
Facilities
	  	
			
		  	With a copy to:	  	
			
		  	 The Honest Company, Inc.
 12130 Millennium
Drive
 Playa Vista, California 90094
 Attention: General
Counsel
	  	
			
	15.	  	Address for Payment of Rent:	  	 All payments payable under this Lease shall be sent to Landlord at the following address:

 
 CV Latitude 34, LLC

PO Box 843845
 Los Angeles, California 90084-3845

 
 or to such other address as Landlord may designate in writing on at
least ten (10) business days prior written notice.

			
	16.	  	Intentionally Deleted	  	
			
	17.	  	Effective Date:	  	The date on the title page
			
	18.	  	Tenant Improvement Allowance:	  	Up to $5,830,160.00 (which is equal to $70.00 per square foot of Rentable Area in the Premises, but subject to Paragraph 19(hh) below) (See Exhibit B)
			
	19.	  	State:	  	California

  
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 This Lease consists of the foregoing introductory paragraphs and Basic Lease Provisions, the
provisions of the Standard Lease Provisions (the “Standard Lease Provisions”) (consisting of Paragraph 1 through Paragraph 19 which follow) and Exhibits A-1 through
Exhibit 4-2 and Exhibits B through Exhibit O. and the following Addenda: Addendum One Two Renewal Options at Market; Addendum
Two- Right of First Offer and Addendum Three-Cancellation Option, all of which are incorporated herein by this reference. In the event of any conflict between the provisions of the Basic Lease
Provisions and the provisions of the Standard Lease Provisions, the Standard Lease Provisions shall control. 

  
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 STANDARD LEASE PROVISIONS 

 

	1.	 TERM  

(a) The Initial Term of this Lease and the Rent (defined below) shall commence on March 1, 2016 (the “Commencement
Date”), subject to Item 10 of the Basic Lease Provisions. Unless earlier terminated in accordance with the provisions hereof, the Initial Term of this Lease shall be the period shown in Item 9 of the Basic Lease
Provisions. As used herein, “Lease Term” shall mean the Initial Term referred to in Item 9 of the Basic Lease Provisions, subject to any extension of the Initial Term hereof exercised in accordance with the terms and
conditions expressly set forth herein (the “Expiration Date”). Unless Landlord is terminating this Lease prior to the Expiration Date in accordance with the provisions hereof, Landlord shall not be required to provide notice to
Tenant of the Expiration Date. This Lease shall be a binding contractual obligation effective upon execution hereof by Landlord and Tenant, notwithstanding the later commencement of the Initial Term of this Lease. The terms “Tenant
Improvements” and “Substantial Completion” or “Substantially Completed” are defined in the attached Exhibit B Work Letter. 

(b) Commencing on the date that is ninety (90) days following mutual execution of this Lease (the “Anticipated Delivery Date”)
and ending on the day immediately preceding the Commencement Date (such period being referred to as the “Pre-Term Access Period”), Tenant, and Tenant’s contractors, subcontractors, consultants,
and architects reasonably approved by Landlord to the extent required by the Work Letter shall have the right to access and occupy the Premises (the “Pre-Term Access”) for the purpose of designing
and constructing the Tenant Improvements pursuant to the Work Letter, including, without limitation, installing Tenant’s furniture, equipment, computer and phone cabling and wiring systems, in the Premises, and for commencing business
operations from the Premises. Notwithstanding the foregoing, Tenant and its architects, consultants and engineers may access the Premises commencing on the mutual execution of this Lease in order to inspect the Premises in connection with the design
of the Tenant Improvements; provided, however, in no event shall Tenant commence construction (including but not limited to the installation of any cabling/wiring and/or installation of Tenant’s furniture, fixtures or equipment) of its Tenant
Improvements in the Premises prior to the Anticipated Delivery Date. Except for the payment of Base Rent, Additional Rent or charges for the parking passes (which Tenant and its contractors shall have the right to use during such Pre-Term Access period) under this Lease, all other terms, conditions, rules, regulations and obligations of Tenant with respect to the Premises, as set forth in this Lease but subject to the terms of the Work
Letter, shall apply during the Pre-Term Access Period. Any such Pre-Term Access shall be subject to Tenant providing to Landlord reasonably satisfactory evidence of the
insurance required to be carried by Tenant hereunder prior to the commencement of the Pre-Term Access Period, including such insurance from Tenant’s contractors, as is required by the Work Letter. Except
as otherwise expressly set forth herein, any delay in putting Tenant in possession of the Premises due to such Pre-Term Access Period shall not serve to extend the term of this Lease or to make Landlord liable
for any damages arising therefrom. During any such Pre-Term Access Period, Tenant hereby acknowledges that Landlord and its contractors, subcontractors and agents will be constructing that certain work further
described in Exhibit H attached hereto (the “Landlord’s Work”) and the Landlord Responsibility Rooftop Deck Work (as defined in Paragraph 19(hh) below). All of the Landlord’s Work will be completed by the
Anticipated Delivery Date other than items (vi), (vii), (viii) and (xi) listed on Exhibit H. In connection with Landlord’s Work not completed by the Anticipated Delivery Date and Landlord Responsibility Rooftop Deck Work, Tenant and
Landlord agree that their contractors, subcontractors, consultants, and architects will cooperate and work with the contractors, subcontractors, consultants and agents of the other in order to minimize any interference with each other’s work
and further agree to prioritize the Landlord Responsibility Rooftop Deck Work which may affect the design and construction of the Tenant Improvements so that such work is completed as early as reasonably possible after the execution and delivery of
the Lease. If Tenant or its contractors, subcontractors or agents interfere with the completion of the Landlord’s Work with respect to the Premises and Tenant and its contractors, subcontractors or agents fail to cease such interference within
two (2) business day after written notice by Landlord, then Landlord may require Tenant to temporarily cease construction activities in order for Landlord to complete such Landlord’s Work. Landlord and Tenant shall each use good faith
commercially reasonable efforts to cause their respective contractors to cooperate with each other in order to minimize any disruption with the completion of the Landlord’s Work and/or Tenant Improvements. Landlord shall deliver the Premises
“water tight” with all exterior doors secure and tied into Tenant’s security system (but only if Tenant has timely installed its security system on the schedule required by Landlord) with the Landlord’s Work (other than items
(vi), (vii), (viii) and (xi)) complete on or prior to the Anticipated Delivery Date. In the event Landlord cannot provide a temporary certificate of occupancy for the Building due to events out of Landlord’s control (i.e. weather, acts of God),
Landlord will provide a temporary egress plan and attempt to obtain the approval from the City 

  
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of Los Angeles for Tenant’s occupancy. In the event Landlord misses any of the dates set forth in this Section 1(b) and Landlord’s failure to meet any such dates causes an actual
delay in the completion of the Tenant Improvements with respect to the Premises (as evidenced by written proof furnished by Tenant), then for each day of delay, Tenant shall receive one (1) day of free Base Rent applicable to the Premises to be
applied after the Commencement Date; provided, however, all such dates shall be postponed one day for every day of Tenant Delay (as defined below) and Force Majeure Delays (as defined below). As used herein the term “Tenant Delay” shall
mean any delays in the completion of any of the foregoing work (i.e., the Landlord’s Work and the Landlord Responsibility Rooftop Deck Work) due to (i) interference by Tenant or its contractors, subcontractors or agents in the completion
of Landlord of any of the foregoing work, (ii) any alterations or modifications to the foregoing work required as a result of the design of the Tenant Improvements being constructed by Tenant, or (iii) any breach by Tenant of any of its
obligations under this Lease. “Force Majeure Delays” shall mean any delays in the performance of Landlord’s or Tenant’s obligations hereunder when caused by any of the following events to the extent beyond the Landlord’s or
Tenant’s reasonable control: strikes, lockouts, labor disputes, acts of God (which for purposes of the performance by Landlord of the Tenant Improvements shall include weather delays), inability to obtain labor or materials or reasonable
substitutes therefore, new governmental restrictions that are promulgated after the Effective Date, governmental controls that are enacted after the Effective Date, delay in inspections or the issuance of permits on an objective basis in excess of
normal time periods to receive such inspections or permits (provided that Landlord or Tenant complies with industry standard in the submittal process of such permits to the appropriate governmental authority), enemy or hostile governmental action,
civil commotion, and fire or other casualty. 
 (c) [Intentionally Deleted]. 

(d) Within six (6) months following the Commencement Date, Landlord shall deliver to Tenant a Tenant’s Commencement Letter
(“Commencement Letter”) in the form as set forth in Exhibit E, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within fifteen (i 5) business days
of receipt thereof (provided that if said notice is not factually correct, then Tenant shall make such changes as are necessary to make the notice factually correct and shall thereafter execute and return such notice to Landlord within such fifteen
(15) business day period). If Landlord fails to respond to Tenant’s revised notice within ten (10) days business days following Landlord’s receipt thereof, then Tenant shall request Landlord’s confirmation of Tenant’s
changes in writing (the “Request for Confirmation of Commencement Letter”), which Request for Confirmation of Commencement Letter shall state in bold print that Landlord’s failure to respond within five (5) business days
following Landlord’s receipt thereof shall be deemed to be Landlord’s approval of the Commencement Letter as revised by Tenant. Such modified Commencement Letter shall be binding unless Landlord within five (5) business days following
receipt of the Request for Confirmation of Commencement Letter sends a notice to Tenant rejecting Tenant’s changes, whereupon this procedure shall be repeated until the parties mutually agree upon the contents of the Commencement Letter. In the
event Landlord shall fail to send Tenant the Commencement Letter within six (6) months following the Commencement Date, Tenant may send to Landlord notice of the occurrence of the Commencement Date substantially in the form of the Commencement
Letter, which Commencement Letter Landlord shall acknowledge by executing a copy of the Commencement Letter and returning it to Tenant (provided that if said Commencement Letter is not factually correct, Landlord shall make such reasonable changes
to the Commencement Letter as are necessary to make such Commencement Letter factually correct, which revised Commencement Letter shall thereafter be subject to the procedure for finalization set forth in this Paragraph 1(d)). Once the
Commencement Letter is executed and delivered by Landlord and Tenant, the same shall be binding upon Landlord and Tenant. 
  

	2.	 BASE RENT AND SECURITY DEPOSIT 

(a) Tenant agrees to pay during each month of the Lease Term as Base Rent (“Base Rent”) for the Premises the sums shown for
such periods in Item 5 of the Basic Lease Provisions, except as otherwise provided herein. 
 (b) Except as expressly provided to the
contrary herein, Base Rent shall be payable in consecutive monthly installments, in advance, without demand, deduction or offset, commencing on the Commencement Date and continuing on the first day of each calendar month thereafter until the
expiration of the Lease Term. The first full monthly installment of Base Rent shall be payable upon Tenant’s execution of this Lease. The obligation of Tenant to pay Rent and other sums to Landlord and the obligations of Landlord under this
Lease are independent obligations. If 

  
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the Commencement Date is a day other than the first day of a calendar month, or the Lease Term expires on a day other than the last day of a calendar month, then the Rent for such partial month
shall be calculated on a per diem basis. In the event Landlord delivers possession of the Premises to Tenant prior to the Commencement Date, Tenant agrees it shall be bound by and subject to all terms, covenants, conditions and obligations of this
Lease during the period between the date possession is delivered and the Commencement Date, other than the payment of Base Rent, Additional Rent and parking charges, in the same manner as if delivery had occurred on the Commencement Date. 

(c) Simultaneously with the Tenant’s execution and delivery of this Lease, Tenant shall deliver to Landlord the Letter of Credit (as
defined below) as the Security Deposit hereunder. Landlord shall not be required to keep any proceeds of the Letter of Credit, to the extent drawn, separate from its general funds and Tenant shall not be entitled to interest thereon. With respect to
the Letter of Credit, it shall be in the form of a Letter of Credit (the “Letter of Credit”), substantially in the form and substance as set forth in Exhibit G attached hereto, from a bank acceptable to Landlord in
Landlord’s reasonable determination (which approval shall not be unreasonably withheld and shall be granted or denied within ten (10) business days) in the initial amount of the Security Deposit, as set forth in Item 7 of the Basic Lease
Provisions, as security for the performance of the provisions hereof by Tenant. As of the Date of this Lease, Landlord hereby approves City National Bank as the Bank if selected by Tenant. At a minimum the Letter of Credit shall provide for the
following: (i) it shall terminate no sooner than thirty days following the actual expiration date of the Lease Term, or, if it shall terminate earlier, the Letter of Credit shall provide that it will automatically renew or be replaced annually
unless Landlord (the beneficiary thereof) is notified in writing by the issuer at least thirty (30) days prior to the expiration date that the Letter of Credit will not be renewed or replaced; and if Landlord is so notified of such non-renewal/non-replacement and Tenant does not replace the Letter of Credit on or prior to the date which is thirty (30) days prior to the expiration of the current
Letter of Credit, Landlord (the beneficiary thereof) shall have the right to draw the full amount of such Letter of Credit prior to such earlier expiration date and the amounts so drawn shall be held by Landlord as a Security Deposit, and applied
and disbursed in accordance with the terms of the next following Paragraph (provided, however, Landlord shall deliver such proceeds to Tenant within ten (10) business days following Tenant’s posting of a new Letter of Credit which
complies with the terms of this Paragraph 2(b)); (b) it shall be irrevocable, and (c) it shall be transferable to any successor to Landlord’s entire interest under this Lease and the Building. If at any time during the Lease Term the bank
or financial institution that issues the letter of credit is declared insolvent, or is placed into receivership by the Federal Deposit Insurance Corporation or any other governmental or quasi-governmental institution, or if the bank or financial
institution that issues the letter of credit does not have a “Short Term Issuer Default” Fitch Rating of at least “F 1”, and a “Long Term Issuer Default” Fitch Rating of at least “A” (or in the event such
Fitch Ratings are no longer available, a comparable rating from Standard and Poor’s Professional Rating Service or Moody’s Professional Rating Service), then following written notice from Landlord, Tenant shall have thirty (30) days
to replace the Letter of Credit with a new letter of credit from a bank or financial institution acceptable to Landlord in Landlord’s reasonable discretion (which approval shall not be unreasonably withheld and shall be granted or denied within
ten (10) business days). If Tenant does not replace the Letter of Credit with a new letter of credit from a bank or financial institution reasonably acceptable to Landlord within such fifteen (15) business day period, then notwithstanding
anything in the Lease to the contrary, Landlord shall have the right to draw upon the Letter of Credit for the full amount of the Letter of Credit and retain and apply such proceeds from the Letter of Credit in accordance with the terms of this
Paragraph 2(c) regarding the Security Deposit. 
 Provided no event of default past applicable cure periods by the Tenant exists as
of the last day of the forty-eighth (48th) month of the Initial Term, then the amount of the Letter of Credit may be reduced on the first day of the forty-ninth (49th) month of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the
original Letter of Credit amount) so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $5,382,018.00. Provided no event of default past applicable cure periods by the Tenant exists as of the last day of the sixtieth
(60th) month of the Initial Term, then the amount of the Letter of Credit may be reduced on the first day of the sixty-first (61st) month of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the original Letter of Credit amount) so
that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $4,432,250.00. Provided no event of default past applicable cure periods by the Tenant exists as of the last day of the seventy-second (72nd) month of the Initial
Term, then the amount of the Letter of Credit may be reduced on the first day of the seventy-third (73rd) month of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the original Letter of Credit amount) so that the Letter of Credit
deposited with Landlord thereafter shall be in the sum of $3,482,482.00. Provided no event of default past applicable cure periods by the Tenant exists as of the last day of the eighty-fourth (84th) month of the Initial Term, then the amount of the
Letter of Credit may be reduced on the first day of the eighty-fifth (85th) month 

  
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of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the original Letter of Credit amount) so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of
$2,532,714.00. Provided no event of default past applicable cure periods by the Tenant exists as of the last day of the ninety-sixth (96th) month of the Initial Term, then the amount of the Letter of Credit may be reduced on the first day of the
ninety-seventh (97th) month of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the original Letter of Credit amount) so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $1,582,946.00. Provided no
event of default past applicable cure periods by the Tenant exists as of the last day of the one hundred eighth (108th) month of the Initial Term, then the amount of the Letter of Credit may be reduced on the first day of the one hundred ninth
(109th) month of the Initial Term by the sum of $949,768.00 (i.e., equal to 15% of the original Letter of Credit amount) so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $633,178.00. Provided no event of default
past applicable cure periods by the Tenant exists as of the last day of the one hundred twentieth (120th) month of the Initial Term, then the amount of the Letter of Credit may be reduced on the first day of the one hundred twenty-first (121st)
month of the Initial Term by the sum of $140,676.73 so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $492,501.27. 

Notwithstanding the preceding paragraph to the contrary, if prior to the first scheduled reduction of the Letter of Credit Tenant
satisfies all of the Financial Conditions (as defined below), then Landlord agrees that in lieu of the reduction schedule in the immediately preceding paragraph, the Letter of Credit shall be reduced by the sum of $949,768.00 (i.e., equal to 15% of
the original Letter of Credit amount) so that the Letter of Credit deposited with Landlord thereafter shall be in the sum of $5,382,018.00. Thereafter, on each anniversary of such reduction date and in lieu of the reduction schedule in the
immediately preceding paragraph, there shall be a further reduction of the Letter of Credit by the amount of $949,768.00, if all Financial Conditions are satisfied on such anniversary of the reduction date until such time as the Letter of Credit
amount is equal to the last month’s Base Rent amount of $492,501.27 (i.e., it being acknowledged that the final burn down in order to achieve a Letter of Credit amount equal to the last month’s Base Rent shall be in the amount of
$140,676.73). As used herein the term “Financial Conditions” shall mean that all of the following have occurred and are satisfied: (i) Tenant has conducted an initial public offering of its stock on a nationally recognized
public exchange and has a market capitalization of at least $1,100,000,000, (ii) Tenant has an annual EBITDA margin of at least twelve percent (12%) for the previous two (2) year period from the date of the proposed reduction of the Letter of
Credit, (iii) Tenant has an annual leverage ratio (i.e., Total debt-to-EBITDA) of two (2) times or less for the previous two (2) year period from the date
of the proposed reduction of the Letter of Credit, (iv) Tenant has cash reserves of at least $40,000,000 at all times for the entirety of the preceding two (2) year period from the date of the proposed reduction of the Letter of Credit and
(v) Tenant has annual revenues of at least $400,000,000 for each year in the preceding two (2) year period from the date of the proposed reduction of the Letter of Credit. 

If as of any date of reduction identified above, Tenant is then in default beyond applicable notice and cure periods, such reduction shall be
delayed until the date Tenant has cured all defaults under this Lease. In the event that Tenant complies with terms and conditions set forth in this Paragraph 2(c), then effective as of the date of the applicable date of reduction identified
above, Tenant shall have the right to reduce the amount of the Letter of Credit as set forth above via the delivery to Landlord of either (x) an amendment to the existing Letter of Credit (in form and content reasonably acceptable to Landlord
in accordance with this Paragraph 2(c)) modifying the Letter of Credit amount to the amount then required under this Paragraph 2(c), or (y) an entirely new Letter of Credit (in the form and content otherwise required in this
Paragraph 2(c)) in the total Letter of Credit amount then required under this Paragraph 2(c). Any reduction in the Letter of Credit amount shall be accomplished by Tenant providing Landlord, at Tenant’s expense, with a substitute
Letter of Credit or an amendment to the existing Letter of Credit in the reduced amount and otherwise in accordance with the terms and conditions of this Paragraph 2(c). Landlord agrees to execute any documents reasonably requested by the
issuer of the Letter of Credit (provided such documents are factually accurate and provided further that the subject reduction is permitted under the terms of this Paragraph 2(c)) within fifteen (15) business days after receipt of
written request from Tenant or such issuer in order to accomplish such reductions and Landlord’s failure to timely execute and deliver such documents shall be a default under this Lease upon the expiration of five (5) business days’
notice from Tenant that Landlord has failed to perform such obligation, which such second notice shall provide in bold, all-capital letters at the top of such second notice as follows: “LANDLORD’S
FAILURE TO EITHER (1) EXECUTE THE ATTACHED DOCUMENTATION REGARDING THE REDUCTION OF THE LETTER OF CREDIT IN ACCORDANCE WITH PARAGRAPH 2(C) OF THE LEASE OR (II) PROVIDE ITS WRITTEN OBLIGATIONS TO THE REQUEST TO EXECUTE THE ATTACHED
DOCUMENTATION, WITHIN FIVE (5) BUSINESS DAYS AFTER RECEIPT OF THIS SECOND NOTICE SHALL BE A DEFAULT BY LANDLORD UNDER THIS LEASE.” 

  
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 If Tenant defaults with respect to any provision of this Lease beyond applicable notice and
cure periods, including, without limitation, the provisions relating to the payment of Rent or the delivery condition of the Premises upon the termination of this Lease, or amounts which Landlord may be entitled to recover pursuant to the provisions
of Section 1951.2 of the California Civil Code, Landlord may draw down the Letter of Credit and use, apply or retain such portion of the proceeds from the Letter of Credit as may be necessary (i) for the payment of any Rent or any other
sum in default beyond applicable notice and cure periods, (ii) for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant’s default hereunder beyond applicable notice and cure periods, or
(iii) to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default hereunder beyond applicable notice and cure periods. The use or application of the proceeds from the Letter of Credit shall
not prevent Landlord from exercising any other right or remedy provided hereunder or under any Law and shall not be construed as liquidated damages. In the event Landlord draws down the Letter of Credit pursuant to the terms of this Lease, Landlord
shall not be required to keep the proceeds of the Letter of Credit separate from its general funds and Tenant shall not be entitled to interest thereon. 

If any portion of the Letter of Credit is so used or applied, Tenant shall, upon demand therefor, deposit cash with Landlord in an amount
sufficient to restore the Security Deposit or provide Landlord with a substitute Letter of Credit in the amount required hereunder within ten (10) business days to the appropriate amount, as determined hereunder. The Security Deposit or any
unapplied balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days following the expiration or sooner termination of this Lease. Tenant hereby
waives the provisions of Section 1950.7 of the California Civil Code. Tenant also waives all provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to
remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage caused by
the act or omission of Tenant or any Tenant Affiliates (as defined in Paragraph 6(g)(i) below). The Letter of Credit shall also provide that Landlord may, at any time and without notice to Tenant and without first obtaining Tenant’s
consent thereto, transfer (one or more times) its entire interest in and to the Letter of Credit to another party, person or entity that has an interest in the Project or this Lease (including any lender with an interest in the Project). In the
event of a transfer of Landlord’s interest in under this Lease, Landlord shall transfer the Letter of Credit, in whole only, to the transferee. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at
Tenant’s sole cost and expense, execute and submit to the bank such applications, documents and instruments as may be necessary to effectuate such transfer and Tenant shall be responsible for paying the bank’s transfer and processing fees
in connection with the first transfer and Landlord shall be responsible for paying the bank’s transfer and processing fees in connection with any subsequent transfer. 

(d) The parties agree that for all purposes hereunder the Premises, Building and Project shall be stipulated to contain the number of square
feet of Rentable Area described in Item 3 of the Basic Lease Provisions. Prior to the extension of the Lease Term, pursuant to the terms of Addendum One attached hereto, at Landlord’s option Landlord’s space planner shall verify the exact
number of square feet of Rentable Area in the Premises in accordance with any new standard promulgated by the Building Owners and Managers Association International or such other standard utilized at the time by institutional landlords of comparable
buildings. If there is a variation from the number of square feet specified in Item 3 of the Basic Lease Provisions, then in connection with any amendment to the Lease extending the Lease Term Landlord and Tenant shall make appropriate
adjustments based on such remeasurement. In no event shall any such remeasurement be applicable during the Initial Term of this Lease. Landlord calculated the Rentable Area of the Premises, Building and Project described in Item 3 of the Basic Lease
Provisions using the revised American National Standard for Measuring Floor Area in Office Buildings, published by the Building Owners and Managers Association International
(BOMA/ANSI-Z65.1-2010) as a guideline. 
  

	3.	 ADDITIONAL RENT 

(a) If after December 31, 2016, Operating Expenses (defined below) for the Project for any calendar year during the Lease Term exceed Base
Operating Expenses (defined below), Tenant shall pay to Landlord as additional rent (“Additional Rent”) an amount equal to Tenant’s Proportionate Share (defined below) of such excess in accordance with this Paragraph 3. If
after December 31, 2016, Taxes (defined below) for the Project for any calendar 

  
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year during the Lease Term exceed Base Taxes (defined below), Tenant shall pay to Landlord as Additional Rent an amount equal to Tenant’s Proportionate Share (defined below) of such excess
in accordance with this Paragraph 3. Without limitation on other obligations of Landlord and Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Paragraph 3 attributable to
the period of time prior to the Expiration Date or earlier termination of this Lease, and Landlord’s obligation to refund to Tenant any overpayments of such Additional Rent shall survive the expiration of the Lease Term; provided, however, that
any such payments made by Tenant of any Additional Rent or any refund to Tenant by Landlord of any overpayments of such Additional Rent shall not constitute a waiver by either Tenant or Landlord, as the case may be, of any amount that Tenant or
Landlord (as the case may be) contend are in dispute to the extent that any such payments or refunds are made “under protest” whether or not designated as such concurrently with any such payment and/or refund. Notwithstanding anything
herein to the contrary, the Additional Rent shall be abated for the initial twelve (12) months of the Initial Term. 
 (b)
“Tenant’s Proportionate Share” of the Building is, subject to the provisions of Paragraph 18, the percentage number described in Item 4 of the Basic Lease Provisions and represents, subject to the provisions of
Paragraph 18, a fraction, the numerator of which is the number of square feet of Rentable Area in the Premises and the denominator of which is the number of square feet of Rentable Area in the Building. “Tenant’s Proportionate
Share” of the Project is, subject to the provisions of Paragraph 18, the percentage number described in Item 4 of the Basic Lease Provisions and represents, subject to the provisions of Paragraph 18, a fraction, the numerator
of which is the number of square feet of Rentable Area in the Premises and the denominator of which is the number of square feet of Rentable Area in the Project. 

(c) “Base Operating Expenses” means all Operating Expenses incurred or payable by Landlord during the calendar year specified
as Tenant’s Base Year in Item 8 of the Basic Lease Provisions. “Base Year Taxes” means all Taxes incurred or payable by Landlord during the calendar year specified as Tenant’s Base Year in Item 8 of the Basic Lease
Provisions. 
 (d) The definitions of Operating Expenses and Taxes for purposes of calculating Tenant’s Additional Rent are set forth in
this Paragraph 3(d). 
 (i) “Operating Expenses” means, except as otherwise provided herein, all
costs, expenses and obligations incurred or payable by Landlord in connection with the operation, ownership, management, repair or maintenance of the Building and the Project during or allocable to the Lease Term, all as determined in accordance
with sound real estate accounting and management principles consistently applied, including without limitation, the following: 
 The cost
of services and utilities (including taxes and other charges incurred in connection therewith) provided to the Premises, the Building or the Project, including, without limitation, water, electrical, power, gas, sewer, waste disposal, telephone and
cable television facilities, fuel, supplies, equipment, tools, materials, service contracts, janitorial services, waste and refuse disposal, window cleaning, maintenance and repair of sidewalks and Building exterior and services areas (including any
exterior doors/windows whether or not located in the Premises), gardening and landscaping; the cost to operate, repair and maintain any Common Area amenity in the Project offered for free to occupants of the Project (e.g., a gymnasium, outdoor
cabanas, fire pits, or hammocks (provided that in no event shall Landlord be obligated to provide any such amenities)), subject to the provisions of this Paragraph 3(d)(i); the cost of compensation, including employment, welfare and social security
taxes, paid vacation days, disability, pension, medical and other fringe benefits of all persons (including independent contractors) who perform services connected with the operation, maintenance, repair or replacement of the Project, subject to the
provisions of this Paragraph 3(d)(i); any association assessments, costs, dues and/or expenses relating to the Project, personal property taxes on and maintenance and repair of equipment and other personal property used in connection with the
operation, maintenance or repair of the Project; repair of window coverings provided by Landlord in the premises of tenants in the Project; such reasonable auditors’ fees and legal fees as are incurred in connection with the operation,
maintenance or repair of the Project; a property management 

  
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fee (which fee may be imputed if Landlord has internalized management or otherwise acts as its own property manager), subject to the provisions of this Paragraph 3(d)(i); the maintenance of any
easements or ground leases benefiting the Project, whether by Landlord or by an independent contractor; license, permit and inspection fees; costs and expenses associated with a property management office for the Project, provided if such property
management office serves more than just the Project, then the costs of such property management office shall be prorated among the various projects that it serves; all costs and expenses required for any reason by any governmental or
quasi-governmental authority or by applicable law enacted following the Date of this Lease; the cost of any capital improvements, capital repairs and capital expenditures made to the Project by Landlord (i) required by any new (or change in)
laws, rules or regulations of any governmental or quasi-governmental authority which are enacted or made applicable to the Project after the Date of this Lease, (ii) intended to improve life-safety systems, or (iii) to reduce operating
expenses, but only to the extent that such operating expenses are actually reduced (such costs to be amortized over useful life together with interest thereon at the rate of eight percent per annum or such higher rate as may have been paid by
Landlord on funds borrowed for the purpose of funding such improvements) (collectively, the “Permitted Capital Expenditures”); the cost of air conditioning, heating, ventilating, plumbing, elevator
non-capital maintenance and repair (to include the replacement of components) and other mechanical and electrical systems non-capital repair and maintenance; sign
maintenance; non-capital Common Area (defined below) repair, resurfacing, operation and maintenance; the reasonable cost for temporary lobby displays and events commensurate with the operation of a similar
class building, and the cost of providing security services, if any, deemed appropriate by Landlord; and all costs incurred by Landlord incurred or payable by Landlord in connection with insurance for the Building or Project or portions thereof,
including, but not limited to, public liability, fire, property damage, wind, hurricane, earthquake, terrorism, flood, rental loss, rent continuation, boiler machinery, business interruption, contractual indemnification and All Risk or Causes of
Loss Special Form coverage insurance for up to the full replacement cost of the Project and such other insurance and with such deductibles not to exceed those as are customarily carried by operators of Comparable Buildings and the deductible portion
of any insured loss otherwise covered by such insurance (except as otherwise provided herein). 
 Notwithstanding the foregoing, for
purposes of this Lease, Operating Expenses shall not, however, include: 
 (A) other than with respect to any Common Area
amenity in the Project offered for free to occupants of the Project (which such costs and expenses are included in Operating Expenses), all costs and expenses of operation of any health club, restaurants and retail space in the Project; 

(B) cost of above standard cleaning or other services provided selectively to one or more tenants (other than Tenant) without
full reimbursement; 
 (C) wages, salaries, fees, and fringe benefits paid to executive personnel or officers or partners of
Landlord, or any other personnel located at Landlord’s corporate office, or to anyone above the level of senior Project general manager; 

(D) any charge for depreciation or amortization of the Project or equipment and any interest or other financing charge (except
that interest and amortization shall be included with respect to Permitted Capital Expenditures as provided herein); 
 (E)
all costs relating to activities for the marketing, solicitation and execution or renewal of leases of space in the Project, including, without limitation, advertising, printing costs and brochures, space planning, tenant allowances, leasehold
improvements and other tenant concessions; 
 (F) costs associated with the sale or refinancing of the Project, including,
without limitation, consulting or brokerage commissions, origination fees or points, and interest cost or charges; 

  
 B - 7 

 (G) costs associated with the acquisition, sale or financing of the fee,
ground lease, air rights or development rights with respect to the Project; 
 (H) cost of decorating, redecorating, or
tenant installations incurred in connection with preparing space for a new tenant (or retaining a tenant); 
 (I) all costs
for which Tenant or any other tenant in the Project is being charged other than pursuant to the operating expense clauses; 

(J) the cost of correcting defects in the initial construction of the Project; 

(K) the cost of any items for which Landlord is reimbursed by insurance or otherwise compensated by parties other than tenants
of the Project pursuant to clauses similar to this paragraph; 
 (L) costs of capital expenditures, except Permitted Capital
Expenditures as provided above; 
 (M) any operating expense representing any amount paid to a related corporation, entity,
or person which is in excess of the amount which would be paid to a qualified first class unaffiliated third party on a competitive basis; 

(N) the cost of any work or service performed for or facilities furnished to any tenant of the Project, without charge, to a
greater extent or in a manner more favorable to such tenant than that performed for or furnished to Tenant; 
 (O) the cost
of overtime or other expense to Landlord in curing its defaults; 
 (P) costs arising from the gross negligence or willful
misconduct of Landlord; 
 (Q) costs incurred relating to the removal, remediation or treatment of Hazardous Material; 

(R) fees payable by Landlord for management of the Project in excess of three and
one-half percent (3.5%) of Landlord’s gross rental revenues, adjusted and grossed up to reflect a one hundred percent (100%) occupancy of the Project, including base rent, pass-throughs, and parking fees
(but excluding the cost of after-hours services or utilities) from the Project for any calendar year or portion thereof; 

(S) penalties and interest charges as a result of not paying bills when due or within any grace period; 

(T) ground rent or similar payments to a ground lessor; 

(U) costs related to Landlord’s charitable or political contributions; 

(V) costs including attorney fees arising from claims, potential disputes or disputes between Landlord and tenants of the
Project; 
 (W) any profit related to the excess collection of Operating Expenses or collection of Operating Expenses in
excess of 100% of the actual Operating Expenses; 
 (X) legal fees related to construction, leasing, sale or litigation with
respect to the Project; 

  
 B - 8 

 (Y) accounting fees related to construction, sale or litigation with respect
to the Project (it being acknowledged that accounting fees in connection with leasing the Building or Project shall be included in Operating Expenses); 

(Z) penalties and fines of any kind including non-compliance with any applicable
building or fire code; 
 (AA) cost to purchase artwork or works of art for the decoration of any lobbies or common areas;

 (BB) any reserves; 

(CC) principal payments on mortgages and other debt costs, if any; 

(DD) brokerage fees incurred in connection with leasing of the Project; 

(EE) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(FF) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the
same are distinguished from the costs of operation of the Project, including partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of selling,
syndicating, financing, mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between
Landlord and other tenants or occupants; 
 (GG) the wages and benefits of any employee who does not devote substantially all
of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent
on matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of senior Project general manager;

 (HH) any compensation paid to clerks, attendants or other persons in commercial concessions (other than in connection with
the adjacent parking structure or in connection with any Common Area amenity in the Project offered for free to occupants of the Project) operated by or on behalf of the Landlord; 

(II) rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment
(i) which are not commercially reasonable either as to type or amount (based upon the practices of landlords of the Comparable Buildings), and (ii) which if purchased the cost of which would be excluded from Operating Expenses as a capital
cost, except equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to remedy or ameliorate an emergency condition in the Project;

 (JJ) all items and services for which Tenant or any other tenant in the Project is obligated to reimburse Landlord (other
than de minimus amounts) outside of base rent or additional rent, or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement; 

(KK) any finder’s fees, brokerage commissions, job placement costs or job advertising cost, other than with respect to a
receptionist or secretary in the Project office, once per year; 
 (LL) any above Building standard cleaning, including, but
not limited to construction cleanup; 

  
 B - 9 

 (MM) the cost of any training or incentive programs, other than for tenant
life safety information services; 
 (NN) legal fees and costs, settlements, judgments or awards paid or incurred because of
disputes between Landlord and Tenant, Landlord and other tenants or prospective occupants or prospective tenants/occupants or providers of goods and services to the Project; 

(OO) legal fees and costs concerning the negotiation and preparation of this Lease or any other lease in the Project or any
litigation between Landlord and Tenant; 
 (PP) costs for extra or after-hours HVAC, utilities or services which are provided
to Tenant and or any occupant of the Project and as to which either (x) Tenant is separately charged, or (y) the same is not offered or made available to Tenant at no charge; 

(QQ) insurance deductibles in excess of customary deductible amounts carried by landlords of the Comparable Buildings,
provided, however, that in connection with any insurance deductible amounts included in Operating Expenses as a result of an earthquake which are for items otherwise classified as capital items, such amounts shall be amortized into Operating
Expenses over a period of fifteen (15) years; 
 (RR) costs associated with material portions of the Common Areas
dedicated for the exclusive use of other tenants of the Project, except to the extent Tenant is given its pro-rata share (rentable square feet in the Premises in relation to rentable square feet in the
Project) of comparable Common Areas; 
 (SS) advertising and promotional expenses and costs of signs in or on the Building
identifying the owner of the Building or other tenants’ signs (provided, however, the maintenance costs of any multi-tenant signs can be included in Operating Expenses); 

(TT) costs due to violations of any easement, license, operating agreement, declaration, restrictive covenant, or instrument
pertaining to the sharing of costs by the Project (“Underlying Documents”), or to create any future Underlying Documents (as opposed to payments under any future Underlying Documents otherwise includable as an Operating Expense
hereunder); 
 (UU) the costs of any flowers, gifts, balloons, etc. provided to any prospective tenants, Tenant, other
tenants, and occupants of the Building; 
 (VV) costs reimbursed to Landlord under any warranty carried by Landlord for the
Building and.’or the Project, which warranties Landlord shall use commercially reasonable efforts to enforce and such costs of enforcements shall be included in Operating Expenses; 

(WW) any “validated” parking for any entity; 

(XX) costs of parties or events not open to all tenants of the Building; 

(YY) any dining or travel expenses not directly related to the management functions of the Project; 

(ZZ) costs of any “tap fees” or any sewer or water connection fees for the benefit of any particular tenant in
the Building or the Project; 
 (AAA) costs of magazine and newspaper subscriptions; 

(BBB) costs related to removal or treatment of asbestos or asbestos containing material and/or ground water contamination; and

  
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 (CCC) any costs (amortized or otherwise) relating to the Landlord’s
Work (as defined in Exhibit H attached hereto) or any initial Project renovations (the “Building Renovations”) currently underway as of the Effective Date of this Lease. 

(ii) “Taxes” shall mean any form of assessment, license fee, license tax, business license fee, commercial
rental tax, levy, charge, improvement bond, tax, water and sewer rents and charges, utilities and communications taxes and charges or similar or dissimilar imposition imposed by any authority having the direct power to tax, including any city,
county, state or federal government, or any school, agricultural, lighting, drainage or other improvement or special assessment district thereof, or any other governmental charge, general and special, ordinary and extraordinary, foreseen and
unforeseen, which may be assessed against any legal or equitable interest of Landlord in the Premises, Building, Common Areas or Project. Taxes shall also include, without limitation: 

(A) any tax on Landlord’s “right” to rent or “right” to other income from the Premises or as against
Landlord’s business of leasing the Premises; 
 (B) any assessment, tax, fee, levy or charge in substitution, partially
or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the
June, 1978 election and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services
formerly provided without charge to property owners or occupants. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies and charges be included within the definition of “Taxes” for the
purposes of this Lease; 
 (C) any assessment, tax, fee, levy or charge allocable to or measured by the area of the Premises
or other premises in the Building or the rent payable by Tenant hereunder or other tenants of the Project, including, without limitation, any gross receipts tax or excise tax levied by state, city or federal government, or any political subdivision
thereof, with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof but not on
Landlord’s other operations; 
 (D) any assessment, tax, fee, levy or charge upon this transaction or any document to
which Tenant is a party, creating or transferring an interest or an estate in the Premises; 
 (E) any assessment, tax, fee,
levy or charge by any governmental agency related to any governmentally mandated transportation plan, fund or system (including assessment districts) instituted within the geographic area of which the Project is a part; 

(F) any costs and expenses (including, without limitation, reasonable attorneys’ fees) incurred in attempting to protest,
reduce or minimize Taxes; and/or 
 (G) refunds of Taxes shall be credited against Taxes and refunded to Tenant regardless of
when received, based on the calendar year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such calendar year exceed the total amount paid by Tenant as Additional Rent under this
Paragraph 3(ii) for such calendar year. All special assessments which may be paid in installments shall be paid by Landlord in the maximum number of installments permitted by law and not included in Taxes except in the year in which the assessment
is actually paid; provided, however, that if the prevailing practice in Comparable Buildings is to pay such assessments on an early basis, and Landlord pays the same on such basis, such assessments shall be included in Taxes in the year paid by
Landlord. if Taxes for any period during the Lease Term or any extension thereof are increased or decreased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal
authorities, Tenant shall pay Landlord, within thirty (30) days following written demand by Landlord, Tenant’s Proportionate Share of any such increased Taxes included by Landlord as Taxes pursuant to the terms of this Lease, or Landlord
shall provide Tenant with a credit against Rent next coming due under the Lease in the amount of Tenant’s Proportionate Share of any such decreased Taxes included by Landlord 

  
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as Taxes pursuant to the terms of the Lease (until such amount has been fully credited to Tenant), as the case may be. Notwithstanding anything to the contrary contained in this Paragraph 3(ii),
there shall be excluded from Taxes (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, transfer taxes, excise taxes, special assessments levied against property other than real estate, inheritance and succession
taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project) unless any such income,
franchise, transfer or profit taxes are in substitution for any Taxes payable hereunder, (ii) any items included as Operating Expenses, and (iii) any items paid directly by Tenant or other occupants under this Lease or their lease,
(iv) tax penalties, interest or late charges, and (v) any amounts charged directly to Tenant or other tenants. 
 Notwithstanding the foregoing to
the contrary, in the event the Building is not fully occupied and assessed for Taxes during the entire Base Year, including with the Building Renovations (as defined in Paragraph 3(d)(i)(CCC)) constructed and assessed and because a portion of
the Building is in shell condition (as opposed to fully built-out with tenant improvements), then for purposes of calculating Tenant’s excess Taxes in years following the Base Year, the Taxes in the Base
Year shall be adjusted in order to take into account a fully occupied and assessed Building, as provided above. For example, in the event the Taxes for the 2016 Base Year are not based on a fully assessed and occupied Building, as provided above,
for the entire Base Year but the Building’s Taxes are fully assessed in the calendar year 2017, then for purposes of determining Tenant’s Proportionate Share of Taxes for the 2017 calendar year, the Taxes shall be determined based on the
statutory increase that was applied (e.g., two percent increase) from the 2016 calendar year. Commencing with the calculation of Tenant’s Proportionate Share of Taxes for the 2018 calendar year, the Taxes for the Base Year shall be adjusted to
the amount of Taxes for the 2017 calendar year (i.e., being on a fully occupied and assessed Building for the entire year). Once the Building is fully occupied and assessed for an entire year and the Base Year Taxes are adjusted accordingly, this
provision shall have no further force or effect with respect to any future re-assessments of the Building. Notwithstanding the foregoing to the contrary, in no event shall the Taxes in the Base Year be
adjusted due to a reassessment of the Taxes arising from or attributable to any of the following events: (i) any sale, refinancing, or change in ownership or deemed transfer of the Building or Project following the Base Year, (ii) Landlord
entering into a ground lease for the Building or Project following the Base Year, or (iii) any improvements of a capital nature (other than in connection with tenant improvements being made to first generation shell space in the Building for
purposes of improving such space for a tenant’s occupancy or with respect to the Building Renovations). Notwithstanding anything to the contrary set forth in this Lease, the amount of Taxes for any year within the Lease Term (including the Base
Year) shall be calculated without taking into account any decreases in real estate taxes obtained in connection with Proposition 8, and, therefore, the Taxes under this Lease may be greater than those actually incurred by Landlord, but shall,
nonetheless, be the Taxes due under this Lease; provided that (i) any costs and expenses incurred by Landlord in securing any Proposition 8 reduction shall not be deducted from Taxes for purposes of this Lease, and (ii) tax refunds under
Proposition 8 shall not be deducted from Taxes nor refunded to Tenant, but rather shall be the sole property of Landlord. 
 (e) Variable
components of Operating Expenses and Taxes for any calendar year, including the Base Year, during which actual occupancy of the Project is less than ninety-five percent (95%) of the Rentable Area of the Building or Project, as applicable, shall be
appropriately adjusted on a consistent basis to reflect ninety-five percent (95%) occupancy of the Rentable Area of the Building or Project, as applicable, during such period employing sound real estate accounting and management principles
consistently applied. In determining Operating Expenses and Taxes, if any services or utilities are separately charged to tenants of the Project or others, Operating Expenses and Taxes, shall be adjusted by Landlord on a consistent basis to reflect
the amount of expense which would have been incurred for such services or utilities on a full time basis for normal Project operating hours employing sound real estate accounting and management principles consistently applied. Operating Expenses for
the Base Year shall include market-wide cost increases due to extraordinary circumstances, including, but not limited to, boycotts and strikes, and utility rate increases due to extraordinary circumstances including., but not limited to, Force
Majeure, conservation surcharges, boycotts, embargoes or other shortages, or amortized costs relating to capital improvements; provided however, that at such time as any such particular cost increases or costs are no longer included in Operating
Expenses, such particular cost increases or costs shall be excluded from the Base Year calculation of Operating Expenses. Landlord shall not collect Operating Expenses and Taxes from Tenant and all other tenants/occupants in the Building in an
amount in excess of what Landlord incurred for the items included in Operating Expenses and Taxes. Any refunds or discounts actually received by Landlord for any category of Operating Expenses and Taxes shall reduce Operating Expenses and Taxes in
the applicable calendar year (pertaining to such category of Operating Expenses and 

  
 B - 12 

 
Taxes). In the event any facilities, services or utilities used in connection with the Project are provided from another building owned or operated by Landlord or vice versa, the costs incurred
by Landlord in connection therewith shall be allocated to Operating Expenses and Taxes by Landlord on a reasonably equitable and consistent basis. In addition, all assessments and premiums of Operating Expenses and Taxes which are not specifically
charged to Tenant because of what Tenant has done, which can be paid by Landlord in installments, shall be paid by Landlord in the maximum number of installments permitted by law (except to the extent inconsistent with the general practice of the
Comparable Buildings in the vicinity of the Building) and shall be included as Operating Expenses and Taxes in the year in which the assessment or premium installment is actually paid. In the event (i) the Commencement Date shall be a date
other than January 1, (ii) the date fixed for the expiration of the Lease Term shall be a date other than December 31, (iii) of any early termination of this Lease, or (iv) of any increase or decrease in the size of the Premises, then
in each such event, an appropriate adjustment in the application of this Paragraph 3 shall, subject to the provisions of this Lease, be made to reflect such event to be consistent with the principles underlying the provisions of this
Paragraph 3. In addition, Landlord shall have the right, from time to time, to equitably and consistently allocate and prorate some or all of the Operating Expenses and Taxes among different tenants and/or different buildings of the Project
and/or on a building-by-building basis (the “Cost Pools”), adjusting Tenant’s Proportionate Share as to each of the separately allocated costs
based on the ratio of the Rentable Area of the Premises to the Rentable Area of all of the premises to which such costs are allocated in Landlord’s reasonable and consistent discretion, in a manner consistent with the implementation of Cost
Pools at Comparable Buildings. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the Project, and the retail space tenants of a building of the Project. Subject to this Paragraph 3 above, the
Operating Expenses and Taxes within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable and consistent manner and shall not exceed, collectively between Cost Pools, one hundred percent (100%) of
all such costs. Any material category of expense (including any new form of insurance) which is not reflected in the categories of expenses included in the Base Year shall not be included in Operating Expenses for any calendar year following the
Base Year, unless (A) the Operating Expenses for the Base Year are appropriately adjusted to reflect the cost that would have been incurred for such categories of expense during the Base Year, if they had been provided or incurred during the
entire Base Year as determined in accordance with sound real estate accounting practices consistently applied, (B) the cost is the result of a change in laws, rules or regulations occurring after the date of this Lease, (C) incurring such
category of expense results in Operating Expenses being reduced by more than the cost incurred with respect to such category of expense, in which case such cost may be included in Operating Expenses, subject to the exclusions and limitations in
Paragraph 3(e) above, (D) the Tenant requested the additional category of expense, or (E) any unforeseen categories that arise due to the Building being fully occupied by tenants. If Landlord, in any year after the Base Year, discontinues
any category of expense that was provided in the Base Year, then for such period of time in which such category of expense is discontinued, Operating Expenses for the Base Year shall be decreased by the amount as determined in accordance with sound
real estate accounting practices consistently applied, incurred for such category of expense throughout the Base Year. 
 (f) Prior to the
commencement of each calendar year of the Lease Term following the Commencement Date, Landlord shall give to Tenant a written estimate of Tenant’s Proportionate Share of excess Operating Expenses and Taxes, if any, for the Project for the
ensuing year which shall state such expenses in reasonable detail by major categories. Tenant shall pay such estimated amount to Landlord in equal monthly installments, in advance on the first day of each month. On or before April 1 after the
end of each calendar year, Landlord shall furnish Tenant a statement indicating in reasonable detail such expenses by major general categories the excess of Operating Expenses and Taxes over the applicable Base Operating Expenses and Base Taxes for
such period and the parties shall, within thirty (30) days thereafter, make any payment or allowance necessary to adjust Tenant’s estimated payments to Tenant’s actual share of such excess as indicated by such annual statement. Any
payment due Landlord shall be payable by Tenant within thirty (30) days following demand from Landlord. Any amount due Tenant shall be credited against Rent installments next becoming due under this Lease or refunded to Tenant, if requested by
Tenant or if the Lease has expired or been terminated. The failure of Landlord to timely furnish the statement for any calendar year shall not prejudice Landlord (provided that in the event that such failure continues for a period of six
(6) months following receipt of notice from Tenant, Tenant may elect to seek specific performance) or Tenant from enforcing their rights under this Paragraph 3. Even though the Lease Term has expired and Tenant has vacated the Premises, when
the final determination is made of Tenant’s Proportionate Share of Operating Expenses and Taxes for the calendar year in which this Lease terminates, Tenant shall pay to Landlord Tenant’s Proportionate Share of Operating Expenses and Taxes
within thirty (30) days of Tenant’s receipt of an invoice therefor from Landlord, and if Tenant paid more as estimated Operating Expenses and Taxes than the actual Tenant’s Proportionate Share of Operating Expenses and Taxes, Landlord
shall, within thirty (30) days after Landlord’s calculation thereof, deliver a check payable to Tenant 

  
 B - 13 

 
in the amount of the overpayment. The provisions of this Paragraph 3 shall survive the expiration or earlier termination of the Lease Term. Notwithstanding the immediately preceding
sentence, Tenant shall not be responsible for Tenant’s Proportionate Share of any Operating Expenses and Taxes attributable to any calendar year which are first billed to Tenant more than two (2) calendar years after the earlier of the
expiration of the applicable calendar year or the Expiration Date, provided that in any event Tenant shall be responsible for Tenant’s Proportionate Share of Operating Expenses and Taxes levied by any governmental authority or by any public
utility companies at any time following the Expiration Date which are attributable to any calendar year (provided that Landlord delivers Tenant a bill for such amounts within two (2) years following Landlord’s receipt of the bill
therefor). 
 (g) [Intentionally Deleted]. 

(h) Tenant shall pay prior to delinquency, all taxes and assessments (i) levied against any personal property, above-standard Alterations,
above-standard tenant improvements (i.e., meaning a level of tenant improvements in excess of $71.35 per square foot of Rentable Area) or trade fixtures of Tenant in or about the Premises, and (ii) levied for any business, professional, or
occupational license fees. If any such taxes or assessments are levied against Landlord or Landlord’s property or if the assessed value of the Project is increased by the inclusion therein of a value placed upon such personal property or trade
fixtures, Tenant shall within thirty (30) days following demand reimburse Landlord for the taxes and assessments so levied against Landlord, or such taxes, levies and assessments resulting from such increase in assessed value. 

(i) Except as otherwise provided herein, any delay or failure of Landlord in (i) delivering any estimate or statement described in this
Paragraph 3, or (ii) computing or billing Tenant’s Proportionate Share of excess Operating Expenses and Taxes shall not constitute a waiver of its right to require an increase in Rent, or in any way impair the continuing obligations
of Tenant under this Paragraph 3. In the event that Tenant disputes the amount of Additional Rent set forth in any annual statement or supplemental statement delivered by Landlord, Tenant shall have the right to cause an independent certified
public accountant or lease audit firm (which accountant is a member of an accounting firm and is working on a non-contingency fee basis and such lease audit firm shall be subject to Landlord’s prior
written approval) (“Tenant’s Auditor”), to inspect, copy, review and audit Landlord’s accounting records for the calendar year (and Base Year at any time during the Lease Term but no more than oe time during the Lease
Term) covered by such statement or supplemental statement during normal business hours (“Tenant Review”). So long as the same is hired and works on a non-contingency fee basis, Landlord hereby
approves “Cyberlease,” “BDO” and/or similar lease audit firms as Tenant’s Auditor. As a condition precedent to any such inspection, Tenant shall cause such Tenant’s Auditor to follow Landlord’s reasonable rules and
regulations relating to such inspection that do not adversely affect the ability of Tenant’s Auditor to perform the audit in a reasonable manner, and, in any event, Tenant and the Tenant’s Auditor shall maintain in strict confidence any
and all information obtained in connection with the Tenant Review and shall not disclose such information to any person or entity other than to the management personnel, lawyers, accountants, assignees and/or subtenants of Tenant (subject to such
parties’ agreement to maintain such information confidential as set forth herein). Any Tenant Review shall take place in Landlord’s office at the Project or at such other location in Los Angeles County as Landlord may reasonably designate
(provided, however, if such records are not located in Los Angeles County, then Landlord will provide an electronic copy of such records to Tenant’s Auditor), and Landlord will provide Tenant with reasonable access to personnel as is reasonably
necessary for the Tenant Review, reasonable accommodations for such Tenant Review and reasonable use of such available office equipment, but may charge Tenant for telephone calls and photocopies at Landlord’s actual cost. Tenant shall provide
Landlord with not less than thirty (30) days’ notice of its desire to conduct such Tenant Review. In connection with the foregoing review, Landlord shall furnish Tenant with such reasonable supporting documentation relating to the subject
statement or supplemental statement as Tenant may reasonably request. In no event shall Tenant have the right to conduct such Tenant Review if Tenant is then in default under the Lease with respect to any of Tenant’s monetary obligations,
including, without limitation, the payment by Tenant of all Additional Rent amounts described in the statement which is the subject of Tenant’s Review, which payment, at Tenant’s election, may be made under dispute. In the event that
following Tenant’s Review, Tenant and Landlord continue to dispute the amounts of Additional Rent shown on Landlord’s statement or supplemental statement and Landlord and Tenant are unable to resolve such dispute, then upon Tenant’s
written request therefor, a certification as to the proper amount of Additional Rent and the amount due to or payable by Tenant shall be made by an independent certified public accountant (the “Independent CPA”) mutually agreed to
by Landlord and Tenant each acting in good faith; provided, however, if Landlord and Tenant are unable to agree then the parties shall select a certified public accountant who is a member of so called the “Big Four” certified public
accounting firms (i.e., Deloitte, PwC, Ernst & Young and KPMG) who: (i) 

  
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shall have practiced as a certified public accountant for at least ten (10) years; and (ii) has not represented Landlord or Tenant during the preceding ten (10) year period. The
decision of the Independent CPA shall be conclusive and binding upon both Landlord and Tenant. If the resolution of the parties’ dispute with regard to the Additional Rent shown on the statement or supplemental statement, pursuant to the
decision of the Independent CPA reveals an error in the calculation of Tenant’s Proportionate Share of Operating Expenses and Taxes to be paid for such calendar year, the parties’ sole remedy shall be for the parties to make appropriate
payments or reimbursements, as the case may be, to each other as are determined to be owing. Any such payments shall be made within thirty (30) days following the resolution of such dispute; provided that if Landlord fails to make such payment
within such time period, Tenant may treat any overpayments resulting from the foregoing resolution of such parties’ dispute as a credit against Rent until such amounts are otherwise paid by Landlord. Tenant shall be responsible for all costs
and expenses associated with Tenant’s Review, and Tenant shall be responsible for all reasonable audit fees of Tenant, as well as attorney’s fees and related costs of both Landlord and Tenant relating to the decision of the Independent CPA
(collectively, the “Costs”), provided that if the parties’ final resolution of the dispute involves the overstatement by Landlord of Operating Expenses and Taxes for such calendar year in excess of three percent (3%), then
Landlord shall be responsible for all Costs, up to a maximum amount of $7,500. In the event that, within one (1) year following receipt of any particular statement or supplemental statement, as applicable, Tenant shall fail to submit the
dispute to an Independent CPA as set forth above, then Tenant shall have no further right to conduct a Tenant Review with respect to the applicable statement or supplemental statement, as the case may be, or to dispute the amount of Additional Rent
set forth in the applicable statement or supplemental statement, as applicable; provided, however, that, that in no event shall the foregoing constitute a waiver by Tenant to pursue any fraud claims against Landlord pertaining to Operating Expenses
and Taxes to the extent allowable under applicable laws. Additionally, if following Tenant’s delivery to Landlord of a written request for a Tenant Review, Landlord fails to make its accounting records for the applicable calendar year
(including the Base Year but only in connection with the one-time audit that Tenant is permitted to undertake with respect to the Base Year) reasonably available for such purpose in accordance with the terms
above, then the review period set forth in this Paragraph 3 shall be extended one (1) day for each day that Tenant and/or Tenant’s Auditor, as the case may be, is so prevented from accessing such accounting records so long as Tenant
contemporaneously advises Landlord in writing of its assertion that Landlord has failed to make its accounting records available. In no event shall the payment by Tenant of any Operating Expense or Taxes payment, or any amount on account thereof,
preclude Tenant from exercising its rights under this Paragraph 3. 
 (j) Even though the Lease Term has expired and Tenant has vacated the
Premises, when the final determination is made of Tenant’s Proportionate Share of excess Operating Expenses and Taxes for the year in which this Lease terminates, Tenant shall within thirty (30) days following demand, pay any increase due
over the estimated Operating Expenses and Taxes paid, and conversely, any overpayment made by Tenant shall be refunded to Tenant by Landlord within thirty (30) days of calculation. 

(k) Tenant shall not be obligated to pay for Controllable Operating Expenses in any year to the extent they have increased by more than five
percent (5%) per annum, compounded annually on a cumulative basis from the first calendar year during the Lease Term. For purposes of this Lease, Controllable Operating Expenses shall mean all Operating Expenses except for the total property
management fee amount (to the extent such amount increases as a result of increases in rental as opposed to increases in the percentage used to determine the property management fee amount, which changes in such percentage shall be considered a
Controllable Operating Expense), Taxes, insurance premiums, wages and salaries affected by the minimum wage, and utility costs for the Building and the Project. Controllable Operating Expenses shall be determined on an aggregate basis and not on an
individual basis, and the cap on Controllable Operating Expenses shall be determined on Operating Expenses as they have been adjusted for vacancy or usage pursuant to the terms of the Lease. 

(l) The Base Rent, Additional Rent, late fees, and other amounts required to be paid by Tenant to Landlord hereunder (including the excess
Operating Expenses and Taxes) are sometimes collectively referred to as, and shall constitute, “Rent”. 
  

	4.	 IMPROVEMENTS AND ALTERATIONS 

(a) Except as expressly set forth in this Lease, including without limitation, the Work Letter, Landlord shall deliver the Premises to Tenant,
and Tenant agrees to accept the Premises from Landlord in its existing “AS-IS”, “WHERE-IS” and “WITH ALL FAULTS” condition, and Landlord
shall have no obligation to refurbish or otherwise 

  
 B - 15 

 
improve the Premises throughout the Lease Term; provided, however, and notwithstanding the foregoing to the contrary, to the extent not already completed as of the Effective Date of this Lease,
Landlord’s sole construction obligations with respect to the Premises shall be to complete those items of Landlord’s Work set forth in Exhibit H attached hereto and incorporated herein for all purposes and those obligations of
Landlord set forth in the Work Letter attached hereto as Exhibit B and any obligations expressly set forth in Paragraph 19(hh) below. Subject to Landlord’s reasonable regulations, restrictions and guidelines and applicable laws
and subject to Landlord’s reasonable approval with respect to location and specifications, Tenant may core drill between the floors of the Premises (including the floor of the fourth floor of the Building) to install and service wire, conduit
and cable that serve Tenant’s equipment in the Premises in accordance with, and subject to, the other terms and provisions of this Lease and Landlord’s rights hereunder with respect to such areas. Tenant shall be responsible for restoring
any such core drills at the expiration or earlier termination of the Lease. Subject to applicable laws, codes ordinances and regulations and Landlord’s prior written reasonable approval, Tenant shall be permitted to use the internal stairwells
in the Building between the floors of the Premises (including the right to install security on those doors such as card readers, provided that (i) such security installation is in compliance with all applicable laws, codes and ordinances,
(ii) Landlord approves the plans and specifications with respect to such security systems, (iii) Tenant being obligated to provide Landlord with access cards for such security systems, and (iv) upon the expiration or earlier
termination of the Lease Tenant shall be required to remove such security systems and restore the Building to the condition existing prior to such installation). Any costs associated with investigating code requirements and/or making improvements or
alterations required by code in order for Tenant to utilize the internal stairways and install security equipment shall be paid for by Tenant. 

(b) Any alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“Alterations”) shall be
subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld or conditioned and shall be granted or denied within fifteen (15) business days. Landlord’s consent shall be reasonably withheld with
respect to proposed Alterations that (i) fail to comply with all applicable laws, ordinances, rules and regulations; (ii) are not compatible with the Building and its mechanical, electrical, HVAC and life safety systems; (iii) will
interfere with the use and occupancy of any other portion of the Building by any other tenant or their invitees; (iv) adversely affects the structural portions of the Building; or (v) requires the construction of any other improvements or
alteration that is visible from the exterior of the Premises (collectively, a “Design Problem”). Notwithstanding, Tenant shall have the right, without Landlord’s consent but upon fifteen (15) business days’ prior
notice to Landlord, to make non-structural additions and alterations (“Non-Consent Alterations”) to the Premises, provided that such Non-Consent Alterations do not create a Design Problem and do not cost more than $75,000 in the aggregate in any calendar year. Tenant shall also have the right without prior notice at any time to install phone,
computer and telecommunications lines and cabling that do not affect the Building systems and are located entirely within the Premises. The construction of the initial improvements to the Premises shall be governed by the terms of the Work Letter
and not the terms of this Paragraph 4 unless otherwise expressly set forth in this Paragraph 4. In connection with the initial Tenant Improvements, Landlord hereby approves the space plan dated May 15, 2015 (the “Initial
Space Plan”) that was furnished by Tenant to Landlord prior to the execution of this Lease and agrees that Tenant shall not be required to restore any of the Tenant Improvements shown on such Initial Space Plan; provided, however, except as
otherwise provided in subparagraph (xi) of Exhibit H, Tenant hereby acknowledges and agrees that Tenant shall be solely responsible for all costs associated with or arising from the amount of occupants (or deemed occupancy per Laws) located on
each floor of the Premises to the extent such costs result from an occupancy (or deemed occupancy) in excess of five (5) persons per 1,000 rentable square feet, including without limitation, those required by applicable Laws including
ingress/egress requirements (whether such exiting requirements arise within the Premises or outside the Premises) except for item (xi) under Exhibit H which shall be Landlord’s responsibility, restroom upgrades (including, but not
limited to, additional fixtures), and any other upgrades or modifications made to the Building, Common Areas and base building systems (e.g., HVAC). In no event does Landlord make any representation or warranty with respect to the suitability of the
Initial Space Plan or if such Initial Space Plan complies with applicable Laws. Tenant shall cause, at its sole cost and expense, all Alterations to comply with commercially reasonable insurance requirements and with Laws and shall construct, at its
sole cost and expense, any alteration or modification required by Laws as a result of any Alterations. All Alterations shall be constructed at Tenant’s sole cost and expense, in a first class and good and workmanlike manner by contractors
reasonably acceptable to Landlord, which consent shall not be unreasonably withheld or conditioned and shall be granted or denied within fifteen (15) business days, and only good grades of materials shall be used consistent with the quality of
the Building. All plans and specifications for any Alterations shall be submitted to Landlord for its approval, which approval shall not be unreasonably withheld or denied within fifteen (15) business days. Landlord may monitor construction of
the Alterations and Tenant shall reimburse Landlord for its actual out-of-pocket costs incurred in connection with such monitoring as Landlord is

  
 B - 16 

 
required to pay in connection with its then existing contractual relationship with its property management or construction manager. Landlord’s right to review plans and specifications and to
monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable laws, codes, rules and regulations. Without limiting the other grounds upon
which Landlord may refuse to approve any contractor or subcontractor, Landlord may take into account the desirability of maintaining harmonious labor relations at the Project; provided, however, Landlord agrees that Tenant shall have the right to
cure any disharmony through maintenance of a duel gate system. Tenant shall not be required to engage union labor in connection with the Tenant Improvements or any Alterations; provided, however, if the identity of Tenant’s contractor creates
any labor disharmony at the Building or Project, then Landlord may require Tenant to cease its construction activities until such labor disharmony is resolved; provided, however, Landlord agrees that Tenant shall have the right to cure any
disharmony through maintenance of a dual gate system. Landlord may require that all life safety related work and mechanical, electrical and plumbing (ARC is hereby approved by Landlord) and roof related work to be performed by contractors reasonably
designated by Landlord; provided, however, if such Landlord designated contractors are not providing commercially reasonable prices or are not reasonably available, then Landlord agrees to consult with such contractors in order to resolve such
issues. Landlord shall have the right, in its sole discretion, to instruct Tenant to remove those improvements or Alterations from the Premises which (i) were not approved in advance by Landlord (except for
Non-Consent Alterations, provided, however, such Non-Consent Alterations shall not be specialized to Tenant otherwise Landlord can require their removal), or
(ii) were not built in substantial conformance with the plans and specifications approved by Landlord, as applicable. Furthermore, Landlord may, by written notice to Tenant at the time of consent and only for Alterations requiring
Landlord’s consent (or with respect to any specialized Non-Consent Alterations), require Tenant, at Tenant’s expense, to remove any Alterations in the Premises and to repair any damage to the
Premises and Building caused by such removal and return the affected portion of the Premises to the condition existing prior to Tenant’s installation of the subject Alteration and/or fixture; provided, however, that (i) in no event shall
Tenant be obligated to remove any general office Alterations or general office Tenant Improvements, and (ii) Landlord shall make such designation, if at all, concurrently with Landlord’s approval (if applicable) of the subject Alteration
or Tenant Improvement (not shown on the Initial Space Plan). Landlord may only require the removal of any Alterations and/or initial Tenant improvements not shown on the Initial Space Plan to the extent the same consist of non-typical general office use improvements (the “Non-General Office Improvements”). For purposes of this Paragraph 4(b), the following is a non-exhaustive list of examples of non-typical general office use improvements that Landlord can require Tenant to remove and restore: personal baths and showers, rolling file
systems, structural alterations, core drilled holes, server racks, security system, card access system, key pad door hardware, raised floor, heat pump, racking systems, classrooms, internal stairwell, high density filing systems, relocating call
buttons, built-in workstations, supplemental HVACs, safe and vault areas, and audio/visual studio/stage. Except as set forth in the proceeding sentences, Tenant shall not be obligated to remove such
Alterations at the expiration of this Lease. If at the time of consent to an Alteration and/or Tenant Improvement not shown on the Initial Space Plan, Landlord requires Tenant to remove such Alteration and/or Tenant Improvement not shown on the
Initial Space Plan from the Premises, then Tenant, at Tenant’s sole cost and expense, shall promptly remove such Alteration and/or Tenant Improvement not shown on the initial Space Plan upon the termination of this Lease and Tenant shall repair
and restore the Premises to its original condition as of the Commencement Date (or as of delivery with respect to any Tenant Improvements not shown on the Initial Space Plan), reasonable wear and tear and casualty excepted. Any Alterations remaining
in the Premises following the expiration of the Lease Term or following the surrender of the Premises from Tenant to Landlord, shall become the property of Landlord. If such Alterations will involve the use of or disturb Hazardous Materials existing
in the Premises, Tenant shall comply with Landlord’s reasonable non-discriminatory rules and regulations concerning such Hazardous Materials. Tenant shall provide Landlord with the identities and mailing
addresses of all persons performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law.
Tenant shall assure payment for the completion of all work free and clear of liens and shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company reasonably satisfactory to
Landlord and consistent with the requirements of landlords of Comparable Buildings, protecting Landlord against liability for bodily injury or property damage during construction. Upon completion of any Alterations and upon Landlord’s
reasonable request, Tenant shall deliver to Landlord final lien waivers from all such contractors and subcontractors. Additionally, upon completion of any Alteration, Tenant shall provide Landlord, at Tenant’s expense, with a complete set of
plans in reproducible form and specifications reflecting the actual conditions of the Alterations, together with a copy of such plans on diskette in the AutoCAD format or such other format as may then be in common use for computer assisted design
purposes. Tenant shall pay to Landlord, as additional rent, the reasonable third party costs of Landlord’s engineers and other consultants (but not Landlord’s in-

  
 B - 17 

 
house personnel) for any required technical review of all plans, specifications and working drawings for the Alterations, within thirty (30) days after Tenant’s receipt of invoices
either from Landlord or such consultants. In addition to such costs, Tenant shall pay to Landlord, within thirty (30) days after completion of any Alterations, the actual, reasonable extra costs incurred by Landlord for services rendered by
Landlord’s management personnel and engineers to coordinate and/or supervise any of the Alterations to the extent such services are provided in excess of or after the normal on-site hours of such
engineers and management personnel. 
 (c) Tenant shall keep the Premises, the Building and the Project free from any and all liens arising
out of any Alterations or Tenant Improvements, work performed, materials furnished, or obligations incurred by or for Tenant. In the event that Tenant shall not, within ten (10) business days following notice from Landlord of the imposition of
any such lien, cause the same to be released of record by payment or posting of a bond in a form and issued by a surety reasonably acceptable to Landlord, Landlord shall have the right, but not the obligation, to cause such lien to be released by
such means as it shall deem proper (including payment of or defense against the claim giving rise to such lien); in such case, Tenant shall reimburse Landlord for all amounts so paid by Landlord in connection therewith, together with all of
Landlord’s costs and expenses, with interest thereon at the Default Rate (defined below) and Tenant shall indemnify and defend each and all of the Landlord Indemnitees (defined below) against any damages, losses or costs arising out of any such
claim. Tenant’s indemnification of Landlord contained in this Paragraph shall survive the expiration or earlier termination of this Lease. Such rights of Landlord shall be in addition to all other remedies provided herein or by law. 

(d) NOTICE IS HEREBY GIVEN THAT LANDLORD SHALL NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIALS FURNISHED OR TO BE FURNISHED TO TENANT, OR TO
ANYONE HOLDING THE PREMISES THROUGH OR UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS SHALL ATTACH TO OR AFFECT THE INTEREST OF LANDLORD IN THE PREMISES. 

 

	5.	 REPAIRS 

(a) Landlord shall maintain and keep in good repair, condition (consistent with Comparable Buildings) and operating order as part of Basic
Services the structural portions of the Building, including the foundation, floor ceiling slabs, roof, curtain wall, sewer and water mains, exterior glass, glazing and mullions, exterior doors, columns, beams, shafts (including elevator shafts),
stairs (other than internal stairwells installed by Tenant, if any), parking areas, stairwells (excluding internal stairwells installed by Tenant), escalators, elevator cabs, plazas, pavement, sidewalks, curbs, entrances (other than the entrances to
a particular tenant’s premises), Common Area landscaping, men’s and women’s restrooms, Building mechanical, electrical and telephone closets and all Common Areas and the base building mechanical, electrical, life safety, plumbing,
sprinkler systems and HVAC systems (including all plumbing connected to said facilities or systems) and other building systems and equipment which were not constructed by, and are not for the exclusive use of, Tenant. The foregoing notwithstanding:
(i) Landlord shall not be required to repair damage to any of the foregoing to the extent caused by the negligence or willful misconduct of Tenant or it agents, employees or contractors, unless and except to the extent such damage is covered by
insurance carried or required to be carried by Landlord hereunder; and (ii) the obligations of Landlord pertaining to damage or destruction by casualty shall be governed by the provisions of Paragraph 9. Landlord shall have the right but
not the obligation to undertake work of repair that Tenant is required to perform under this Lease and that Tenant fails or refuses to perform within applicable notice and cure periods. All actual out of pocket costs incurred by Landlord in
performing any such repair for the account of Tenant, plus an administrative fee equal to ten percent (10%) of such costs, shall be repaid by Tenant to Landlord within thirty (30) days of following demand. Except as expressly provided in
Paragraph 9 of this Lease, there shall be no abatement of Rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to
any portion of the Premises, the Building or the Project. Tenant waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect (including the provisions of California Civil Code
Section 1942 and any successive sections or statutes of a similar nature). Landlord may install certain exterior clamshell or hangar doors (the “Exterior Window/Door”) on the exterior walls of the Building that can be opened
from the interior of the Building. Such Exterior Window/Doors may be installed in one or more spaces leased to tenants of the Building. In the event the Premises contains an Exterior Window/Door, Tenant shall use commercially reasonable efforts to
use and operate such Exterior Window/Door in accordance with the reasonable non-discriminatory rules and regulations adopted by Landlord for such Exterior Window/Doors from time to time;

  
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provided, however, Landlord shall be responsible for the repair and maintenance of the Exterior Window/Door (and Tenant shall pay for such repair and maintenance costs to the extent such repairs
or maintenance are due to Tenant’s misuse of such Exterior Window/Doors) and for insuring the same except as otherwise specifically provided herein. At all times outside of Business Hours (as defined in Paragraph 7(c)) and during any
inclement weather, Tenant shall close such Exterior Window/Doors that are located in its Premises. 
 (b) Tenant, at its expense,
(1) shall keep the non-structural interior portions of the Premises and all fixtures contained therein in good repair, condition (consistent with Comparable Buildings) and operating order, and
(ii) shall bear the cost of maintenance and repair, by contractors reasonably approved by Landlord (which approval shall not be unreasonably withheld and shall be granted within fifteen (15) business days), of all facilities which are not
expressly required to be maintained or repaired by Landlord and which are located in the Premises, including, without limitation, non-base building lavatory (if any exclusively serve the Premises), non-base building shower (if any exclusively serve the Premises), non-base building toilet (if any exclusively serve the Premises),
non-base building wash basin (if any exclusively serve the Premises) and kitchen facilities, and supplemental heating and air conditioning systems installed by Tenant or any sublessee or assignee of Tenant
(including all plumbing connected to said facilities or systems installed by or on behalf of Tenant). Tenant shall make all repairs to the Premises with replacements of any materials to be made by use of materials of consistent or better quality.
Tenant shall do all decorating, remodeling, alteration and painting required by Tenant during the Lease Term. Tenant shall pay for the cost of any repairs to the Premises, the Building or the Project made necessary by any negligence or willful
misconduct of Tenant or any of its assignees, subtenants, employees or their respective agents, representatives, contractors, unless and except to the extent such damage is covered by insurance carried or required to be carried by Landlord
hereunder. If Tenant fails to make such repairs or replacements within applicable notice and cure periods, Landlord may at its option make such repairs or replacements, and Tenant shall within thirty (30) days following demand pay Landlord for
the actual out-of-pocket cost thereof, together with an administration fee equal to ten percent (10%) of such costs. 

(c) Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Premises in a broom-clean condition, normal wear and
tear and casualty excepted, with any Alterations or Tenant Improvements required to be removed pursuant to Paragraph 4 above (and any repairs and restoration arising from such removal completed). In addition to all other rights Landlord may have, in
the event Tenant does not timely remove any such fixtures, furnishings or personal property, Tenant shall be deemed to have abandoned the same, in which case Landlord may store or dispose of the same at Tenant’s expense, appropriate the same
for itself, and/or sell the same in its discretion but in any event, in compliance with applicable Laws. 
  

	6.	 USE OF PREMISES 

(a) Tenant shall use the Premises only for general office consistent with a first class office building in the Playa Vista area and shall not
use the Premises or permit the Premises to be used for any other purpose. Landlord shall have the right to deny its consent to any change in the permitted use of the Premises in its sole and absolute discretion. Except when and where Tenant’s
right of access is specifically excluded as the result of (i) an emergency, (ii) a requirement by applicable Laws, or (iii) a specific provision set forth in this Lease, Tenant shall have the right of access to the Premises, the
Building, the Project and the parking structure twenty-four (24) hours per day, seven (7) days per week during the Lease Term. Notwithstanding the foregoing, Tenant shall have the right, subject to compliance with all applicable provisions
of this Lease, to use the Premises or portions thereof for the following specific purposes: (A) kitchens, pantries and dining rooms for the feeding of employees and guests of Tenant, but only to the extent consistent with typical general office
use by office tenants in first-class office building projects and no such kitchens, pantries or dining rooms shall require any venting or include the preparation of foods other than food that is suitable for heating in a microwave (it being
acknowledged that Tenant shall be responsible for any additional pest control that is necessary due to Tenant’s improper cleaning of such facilities); (B) recreation rooms for employees of Tenant; (C) vending machines and snack bars for
the sale of food, confections, nonalcoholic beverages, newspapers and other convenience items to employees of Tenant so long as such vending machine and snack bar is not visible from the outside of the Premises; (D) business and mailroom
machines, equipment for printing, producing and reproducing forms, circulars and other materials used in connection with the conduct of Tenant’s business; (E) libraries for employees of Tenant; (F) computer and other electronic data
processing; (0) boardrooms and conference rooms; (H) training and testing rooms for employees of Tenant; and (1) facilities for storage of equipment and supplies in connection with the foregoing. Notwithstanding the foregoing, in no
event shall any of the uses set forth in items (A) through (I), above, or any non-general office component of the permitted use, cause odors, sounds, sound-related

  
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vibrations or other odors, noise or vibrations to be smelled, heard or felt from outside the Premises in excess of the level of odors, noise and vibrations caused by typical general office use.
Landlord and Tenant acknowledge and agree that nothing in this Lease shall prohibit Tenant from removing any TVs, a/v equipment, specialty items, furniture, equipment, free-standing cabinet work and other articles of personal property owned by
Tenant or installed or placed by Tenant at its expense in the Premises, at any time throughout the Lease Term, including if attached to the wall or floor for stability purposes (provided that Tenant repairs any damage resulting therefrom). Subject
to Tenant, at its sole cost and expense, complying with all codes, ordinances, covenants, conditions, restrictions and applicable laws and obtaining any necessary permits or licenses related to the same, Tenant shall be permitted to serve alcoholic
beverages to its employees and invitees (but in no event to the general public) within the Premises. Tenant shall be responsible for all increased insurance costs arising from the serving of alcholoic beverages within the Premises. 

(b) Tenant shall not at any time use or occupy the Premises, or permit any act or omission in or about the Premises for any use in violation of
any law, statute, ordinance or any governmental rule, regulation or order (collectively, “Law” or “Laws”) and Tenant shall, upon written notice from Landlord, discontinue any use of the Premises which is declared by
any governmental authority to be a violation of Law. At its sole cost and expense, Tenant shall, except as otherwise expressly provided in this Lease or in the Work Letter, promptly comply with all such applicable Laws and make all alterations to
(A) the Premises, which alterations relate to (i) Tenant’s use of the Premises for other than general office purposes or (ii) the Tenant Improvements located in the Premises or any Alterations thereof, and (B) the base
building (i.e., the areas for which Landlord is responsible for repair and maintenance), but as to the base building, only to the extent such alterations are triggered by non-general office Alterations made by
Tenant to the Premises, or non-general office Tenant Improvements, or Tenant’s use of the Premises for a non-general office use. Landlord shall comply with all
applicable Laws relating to the Project and base building, provided that compliance with such applicable Laws is not the responsibility of Tenant under this Lease. This Lease shall be subject to and Tenant shall comply with all Underlying Documents
affecting the Premises, the Building or the Project of which have been provided to Tenant prior to execution of this Lease (provided, however, if Landlord fails to provide any Underlying Documents as of Tenant’s execution of this Lease, then
Tenant shall provide written notice to Landlord and Landlord shall thereafter provide such Underlying Documents within five (5) business days after receipt of such written notice from Tenant); provided, further however, no new Underlying
Documents or amendments entered into after the Date of this Lease to existing Underlying Documents shall materially, adversely (i) materially, adversely affect Tenant’s use of the Premises for the permitted use or use of or access to the
Premises, Building, Project or the parking structure, (ii) materially, adversely affect Tenant’s rights under this Lease, or (iii) increase Tenant’s obligations under this Lease. 

(c) Tenant shall not at any time use or occupy the Premises in violation of the certificates of occupancy issued for the Building or the
Premises, and in the event that any architectural control committee or department of the state or the city or county in which the Project is located shall at any time contend or declare that the Premises are used or occupied in violation of such
certificate or certificates of occupancy Tenant shall, upon fifteen (15) business days’ notice from Landlord or any such governmental agency, immediately discontinue such use of the Premises (and otherwise remedy such violation). The
failure by Tenant to timely discontinue such use shall be considered a default under this Lease and Landlord shall have the right to exercise any and all rights and remedies provided herein or by Law. Any statement in this Lease of the nature of the
business to be conducted by Tenant in the Premises shall not be deemed or construed to constitute a representation or guaranty by Landlord that such business is or will continue to be lawful or permissible under any certificate of occupancy issued
for the Building or the Premises, or otherwise permitted by Law. 
 (d) Tenant shall not do or permit to be done anything which may
invalidate any fire, All Risk, Causes of Loss—Special Form or other insurance policy covering the Building, the Project and/or property located therein, shall pay for any increase in costs thereof solely resulting from Tenant’s use of the
Premises, and shall comply with all rules, orders, regulations and requirements of the appropriate fire codes and ordinances or any other organization performing a similar function. In addition to all other remedies of Landlord, Landlord may require
Tenant, within thirty (30) days following demand, to reimburse Landlord for the full amount of any additional premiums charged for such policy or policies by reason of Tenant’s failure to comply with the provisions of this Paragraph
6. 
 (e) Tenant shall not in any way interfere with the rights or quiet enjoyment of other tenants or occupants of the Premises, the
Building or the Project. Tenant shall not use or allow the Premises to be used for any unlawful purpose or such other purpose inconsistent with the uses of tenants at Comparable Buildings, nor shall Tenant cause,

  
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maintain, or permit any nuisance in, on or about the Premises, the Building or the Project. Tenant shall not place weight upon any portion of the Premises exceeding the structural floor load (per
square foot of area) which such area was designated (and is permitted by Law) to carry or otherwise use any Building system in excess of its capacity or in any other manner which may damage such system or the Building. Tenant shall not create within
the Premises a working environment with a density of greater than the lesser of (i) that shown in the Initial Space Plan (but subject to the terms of Paragraph 4(b) regarding Tenant’s obligations with respect to the costs arising from an
occupancy (or deemed occupancy level) in excess of 5 persons per 1,000 rentable square feet per floor), or (ii) the maximum occupancy permitted by applicable Law. Business machines and mechanical equipment shall be placed and maintained by
Tenant, at Tenant’s expense, in locations and in settings sufficient to absorb and prevent vibration, noise and annoyance to emanate from the Premises. Tenant shall not commit or suffer to be committed any waste in, on, upon or about the
Premises, the Building or the Project. 
 (f) Tenant shall take all steps it deems necessary to adequately secure the Premises (as opposed to
the Building and Project) from unlawful intrusion, theft, fire and other hazards, and shall keep and maintain any and all security devices in or on the Premises in good working order, including, but not limited to, exterior door locks for the
Premises and shall reasonably cooperate with Landlord with respect to access control and other safety matters. 
 (g) As used herein, the
term “Hazardous Material” means any (a) oil or any other petroleum-based substance, flammable substances, explosives, radioactive materials, hazardous wastes or substances, toxic wastes or substances or any other wastes,
materials or pollutants which (i) pose a hazard to the Project or to persons on or about the Project or (ii) cause the Project to be in violation of any Laws; (b) asbestos in any form, urea formaldehyde foam insulation, transformers
or other equipment that contain dielectric fluid containing levels of polychlorinated biphenyls, or radon gas; (c) chemical, material or substance defined as or included in the definition of “hazardous substances”, “hazardous
wastes”, “hazardous materials”, “extremely hazardous waste”, “restricted hazardous waste”, or “toxic substances” or words of similar import under any applicable local, state or federal law or under the
regulations adopted or publications promulgated pursuant thereto, including, but not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9601, et seq.; the Hazardous Materials
Transportation Act, as amended, 49 U.S.C. §1801, et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. §1251, et seq.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §6901, et seq.; the Safe
Drinking Water Act, as amended, 42 U.S.C. §300, et seq.; the Toxic Substances Control Act, as amended, 15 U.S.C. §2601, et seq.; the Federal Hazardous Substances Control Act, as amended, 15 U.S.C. §1261, et seq.; and the Occupational
Safety and Health Act, as amended, 29 U.S.C. §651, et seq.; Sections 25115, 25117, 25122.7, 25140, 25249.8, 25281, 25316, 25501, and 25316 of the California Health and Safety Code; (d) other chemical, material or substance, exposure to
which is prohibited, limited or regulated by any governmental authority or may or could pose a hazard to the health and safety of the occupants of the Project or the owners and/or occupants of property adjacent to or surrounding the Project, or any
other Person coming upon the Project or adjacent property; and (e) other chemicals, materials or substances which may or could pose a hazard to the environment. The term “Permitted Hazardous Materials” shall mean Hazardous
Materials which are contained in ordinary office supplies and equipment of a type and in quantities typically used in the ordinary course of business within offices of similar size in the Comparable Buildings, but only if and to the extent that such
supplies are transported, stored and used in full compliance with all applicable laws, ordinances, orders, rules and regulations and otherwise in a safe and prudent manner. Hazardous Materials which are contained in ordinary office supplies and
equipment but which are transported, stored and used in a manner which is not in full compliance with all applicable laws, ordinances, orders, rules and regulations or which is not in any respect safe and prudent shall not be deemed to be
“Permitted Hazardous Materials” for the purposes of this Lease. 
 (i) Tenant, its assignees, subtenants, and their
respective agents, servants, employees, representatives and contractors (collectively referred to herein as “Tenant Affiliates”) shall not cause or permit any Hazardous Material to be brought upon, kept or used in or about the
Premises by Tenant or by Tenant Affiliates without the prior written consent of Landlord (which may be granted, conditioned or withheld in the sole discretion of Landlord), save and except only for Permitted Hazardous Materials, which Tenant or
Tenant Affiliates may bring, store and use in reasonable quantities for their intended use in the Premises, but only in full compliance with all applicable laws, ordinances, orders, rules and regulations. On or before the expiration or earlier
termination of this Lease, Tenant shall remove from the Premises all Hazardous Materials (including, without limitation, Permitted Hazardous Materials), regardless of whether such Hazardous Materials are present in concentrations which require
removal under applicable laws, except 

  
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to the extent that such Hazardous Materials were present in the Premises as of the Commencement Date and were not brought onto the Premises by Tenant or Tenant Affiliates. Tenant shall have no
obligation to investigate or remediate any Hazardous Materials located in or as part of the base building as of the Date of this Lease or in any areas of the Project located outside the Premises that were not placed thereon or therein, or damaged,
exacerbated (but only to the extent exacerbated) or disturbed by Tenant or any of Tenant’s agents, contractors, employees, licensees or invitees. Landlord covenants that during the Lease Term, Landlord shall not cause any Hazardous Materials to
be introduced in, on or under the Project by Landlord, its agents, employees or contractors in violation of applicable Laws in effect at the time of such introduction and Landlord shall comply with all applicable Laws with respect to Hazardous
Materials in accordance with, and as required by, the terms of this Lease. In addition, Operating Expenses shall not include the cost of remediation of any Hazardous Materials. For purposes of the preceding sentence, “costs of remediation”
shall mean the costs associated with the investigation, testing, monitoring, containment, removal, remediation, cleanup and/or abatement of any release of any such Hazardous Materials as necessary to comply with any applicable Laws. Landlord and
Tenant specifically agree that Tenant shall not be responsible or liable to Landlord or to other parties for any of Hazardous Materials which are released or brought in, on, under or about the Project by Landlord or Landlord’s agents,
employees, representatives of contractors or by any non-Tenant Affiliate party (including without limitation, any other tenants or occupants of the Project and their agents, invitees, employees and
contractors). 
 (ii) Tenant agrees to indemnify, defend and hold Landlord and its Affiliates (defined below) harmless for,
from and against any and all claims, actions, administrative proceedings (including informal proceedings), judgments, damages, punitive damages, penalties, fines, costs, liabilities, interest or losses, including reasonable attorneys’ fees and
expenses, court costs, consultant fees, and expert fees, together with all other costs and expenses of any kind or nature that arise during or after the Lease Term directly or indirectly from or in connection with the presence, suspected presence,
or release of any Hazardous Material in or into the air, soil, surface water or groundwater at, on, about, under or within the Premises, or any portion thereof caused by Tenant or Tenant Affiliates. 

(iii) In the event any investigation or monitoring of site conditions or any clean-up,
containment, restoration, removal or other remedial work (collectively, the “Remedial Work”) is required under any applicable federal, state or local Law, by any judicial order, or by any governmental entity as the result of
operations or actions of Tenant or Tenant Affiliates, Landlord shall perform or cause to be performed the Remedial Work in compliance with such Law or order at Tenant’s sole cost and expense. All Remedial Work shall be performed by one or more
contractors, selected and reasonably approved by Landlord, and under the supervision of a consulting engineer, selected by Tenant and reasonably approved in advance in writing by Landlord. All costs and expenses of such Remedial Work shall be paid
by Tenant, including, without limitation, the charges of such contractor(s), the consulting engineer, and Landlord’s reasonable attorneys’ fees and costs incurred in connection with monitoring or review of such Remedial Work. 

(iv) Each of the covenants and agreements of Tenant set forth in this Paragraph 6(g) shall survive the expiration or
earlier termination of this Lease. 
  

	7.	 UTILITIES AND SERVICES 

(a) Landlord shall operate and manage the Project in a manner substantially consistent with Comparable Buildings and shall furnish, or cause to
be furnished to the Premises, the utilities and services described in this Paragraph 7(a) on all days and at all times (unless otherwise stated below) during the Lease Term (collectively the “Basic Services”): 

(i) City water from the regular Building outlets for drinking, drinking fountains (if any), lavatory and toilet purposes and
for typical office kitchens within the Premises (“Water Service”) (it being agreed that the plumbing lines for distribution of such water from the point of supply on each floor to such other water fixtures being the responsibility
of Tenant); 

  
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 (ii) Subject to limitations imposed by all governmental rules, regulations
and guidelines applicable thereto, Landlord shall provide heating, air conditioning and ventilating (“HVAC Service”) when necessary for normal comfort for normal office use in the Premises and in compliance with applicable Law, from
8:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the “Business Hours”), except for the date of observation of New Year’s Day, President’s Day, Independence Day,
Labor Day, Memorial Day, Thanksgiving Day and Christmas Day (collectively, the “Holidays”), which, subject to the terms of Paragraph 4(b). HVAC Service shall be operational and reasonably consistent with the HVAC service provided to
Comparable Buildings assuming that all exterior openings of the Building are permanently closed; 
 (iii) Routine
maintenance, repairs, structural and exterior maintenance (including, without limitation, exterior doors, glass and glazing), painting and electric lighting service for all Common Areas of the Project in the manner and to the extent consistent with
the standards set forth in this Lease, subject to the limitation contained in Paragraph 5(a) above; 
 (iv) Janitorial
service on a five (5) day week basis, excluding Holidays, in and about the Premises, substantially in accordance with the specifications attached hereto as Exhibit K and made a part hereof (subject to changes so long as such changes are
reasonably consistent with janitorial services being provided at Comparable Buildings) and Landlord shall provide exterior window washing services in a matter at least twice annually; 

(v) Adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment,
provided that (i) the consumed electricity resulting from the incidental use equipment does not exceed an average of five (5) watts per rentable square foot of the Premises, calculated during Building Hours, on a monthly basis, and the
electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) two hundred eight (208) volts, and (ii) the consumed electricity resulting from Tenant’s lighting fixtures does not exceed an
average of one and one-half (1.5) watts per rentable square foot of the Premises, calculated during Building Hours, upon a monthly basis, and the electricity so furnished for Tenant’s lighting will be at
a nominal two hundred seventy-seven (277) volts, which electrical usage shall be subject to applicable laws and regulations (“Electrical Service”). Replacement of lamps, starters and ballasts for Building standard lighting
fixtures within the Premises shall be included in Operating Expenses. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises;

 (vi) Public elevator service serving the floors on which the Premises are situated, at all times (other than with respect
to any temporary shutdowns required for routine and customary maintenance or due to applicable Laws); 
 (vii) Landlord shall
provide reasonable access control services for the Building seven (7) days per week, twenty-four (24) hours per day, in a manner consistent with the Landlord’s operations standard and Comparable Buildings; provided, however, the
Project shall have manned security officers at the Building for sixteen (16) hours each day Monday—Friday (excluding Holidays). Access to the Building is monitored with a key card system, which must be scanned at the elevator cabs.
Landlord shall have the roving security guard available, after Building Hours (excluding Holidays) for the Project, which security guard shall upon request and subject to availability escort employees and invitees of Project occupants from the
Building to the adjacent parking structure and such escort service shall be based on the availability of such person (provided that Landlord shall use commercially reasonable efforts to make such person available) and offered to Project occupants on
a reasonably equitable basis. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or Project of any person.. In
addition, if Tenant requests security in addition to the security set forth in this Paragraph 7(a)(vii), then Tenant shall pay all costs associated with any such additional security (and if any other tenant or occupant requests the substantially
additional security measures, then Landlord shall equitably prorate the additional costs of such additional security based on the respective Rentable Area being leased by each such tenant); and 

(viii) Landlord shall provide Tenant with appropriate contact information that Tenant may contact in the event of an emergency
at the Premises or Building twenty-four (24) hours per day, seven (7) days per week (whether or not during Business Hours). 

  
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 (b) Landlord shall provide to Tenant, upon written request and at Tenant’s sole cost
and expense (and subject to the limitations hereinafter set forth) the following extra services (collectively the “Extra Services”): 

(i) Such extra cleaning and janitorial services requested by Tenant, and agreed to by Landlord, for special improvements or
Alterations; 
 (ii) Subject to Paragraph 7(d) below, additional air conditioning and ventilating capacity required by
reason of any equipment or areas of Premises requiring supplemental systems; 
 (iii) Electric service in excess of that
which Landlord is obligated to supply as part of Basic Services at Landlord’s actual cost thereof, without markup for profit or overhead; 

(iv) Heating, ventilation, or air conditioning provided by Landlord to Tenant (i) during hours other than Business Hours,
(ii) on Saturdays (after Business Hours), Sundays, or Holidays, said heating, ventilation and air conditioning to be furnished at Tenant’s sole control on demand and Tenant shall pay to Landlord Landlord’s standard charge for overtime
HVAC on an hourly basis (which such standard charge being equal to $75.00 per hour per floor, as such charge may increase based on the actual percentage increase in Landlord’s costs to provide such overtime HVAC (i.e., the cost of electricity
and associated labor, etc.). There shall be no minimum usage requirement, no start up charges and such after-hours HVAC services can be requested without advance notice to Landlord; 

(v) Any Basic Service in amounts exceeding the amounts required to be provided above, but only if Landlord elects to provide
such additional or excess service. Tenant shall pay Landlord the cost of providing such additional services (or an amount equal to Landlord’s reasonable estimate of such cost, if the actual cost is not readily ascertainable) together with an
administration fee equal to five percent (5%) of such cost, within thirty (30) days following presentation of an invoice therefore by Landlord to Tenant; provided, however, there shall be no administrative fee charged with respect to
(i) any after hours HVAC service requested or used by Tenant, (ii) any excess electricity usage utilized by Tenant, or (iii) any additional service that is on a recurring basis (i.e., meaning that if Tenant requests an additional
service to be performed automatically on a recurring basis, then the administrative fee shall be charged for the initial request, however, with respect to each automatic occurrence of such additional service in the future being performed without an
additional request from Tenant, there shall be no administrative fee charged). The cost chargeable to Tenant for all extra services shall constitute Additional Rent; and 

(vi) So long as Tenant does not create a Design Problem and subject to the terms and conditions of this Paragraph 7(b)(v),
Tenant, at its cost and expense, shall be permitted to install stand alone supplemental HVAC equipment (i.e., such equipment shall not be tied into the Building HVAC system and shall not receive chilled or condenser water) in the Premises (the
“Supplemental HVAC”). Such Supplemental HVAC shall be delineated on plans and specifications first submitted to and approved by Landlord, such approval of Landlord to be granted or withheld in Landlord’s reasonable discretion
so long as the Supplemental HVAC does not create a Design Problem, and Tenant shall be solely responsible for the cost thereof. To the extent approved by Landlord on the plans and specifications presented by Tenant and so long as no Design Problem
is created, no Building system is adversely affected and adequate space is available, Tenant shall be permitted to install such Supplemental HVAC either in a mechanical room constructed by Tenant within the Premises or on the roof of the Building
and any such rooftop installation shall be subject to the restrictions and conditions set forth in Paragraph 19(nn) below (Tenant hereby acknowledges that it has been advised that there is no room available in the mechanical room of the Building so
that Tenant cannot install its Supplemental HVAC equipment in such rooms). In the event Tenant desires any Supplemental HVAC, Landlord may, at its option but at Tenant’s cost and expense, install and maintain a submeter or lapse time meter or
similar device for such Supplemental HVAC (the “Supplemental HVAC Submeter”). If so installed, Tenant shall pay to Landlord the actual cost of electrical service provided to such Supplemental HVAC. Throughout the Lease Term, Tenant
shall install, use, operate and maintain the Supplemental HVAC and Supplemental HVAC Submeter, all at Tenant’s sole cost and expense. All rights and remedies of Landlord under this Lease shall apply in the event Tenant fails to perform
Tenant’s obligations hereunder with respect to such Supplemental HVAC. Tenant shall reimburse Landlord, within thirty (30) days after receipt of an invoice, for all of the costs incurred by Landlord in connection with the

  
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installation of the Supplemental HVAC and Supplemental HVAC Submeter. The Supplemental HVAC Submeter shall be read periodically and Tenant shall be responsible for and shall pay Landlord for all
electrical costs incurred based on the readings of the Supplemental HVAC Submeter, said payment to be due and payable within ten (10) days following each demand therefor. 

(c) Tenant agrees to reasonably cooperate at all times with Landlord and to comply with all reasonable
non-discriminatory regulations and requirements which Landlord may from time to time prescribe for the use of the utilities and Basic Services described herein, so long as Landlord does not decrease the Basic
Services required hereunder or increase Tenant’s costs (other than as expressly permitted hereunder). Landlord shall not be liable to Tenant for the failure of any other tenant, or its assignees, subtenants, employees, or their respective
invitees, licensees, agents or other representatives to comply with such regulations and requirements but Landlord shall use commercially reasonable efforts to ensure compliance. 

(d) If Tenant requires utilities or services in quantities greater than or at times other than that required to be furnished by Landlord as set
forth above, Tenant shall pay to Landlord, upon receipt of a written statement therefor, Landlord’s actual charge for such use without markup for profit or overhead (except as otherwise expressly permitted herein). In the event that Tenant
shall require additional electric current, water or gas for use in the Premises and if, in Landlord’s reasonable judgment, such excess requirements cannot be furnished unless additional risers, conduits, feeders, switchboards and/or
appurtenances are installed in the Building, subject to the conditions stated below, Landlord shall proceed to install the same at the sole cost of Tenant, payable within thirty (30) days following demand. The installation of such facilities
shall be conditioned upon Landlord’s reasonable consent, and a determination that the installation and use thereof (i) shall be permitted by applicable Law and insurance regulations, (ii) shall not cause permanent damage or injury to
the Building or adversely affect the value of the Building or the Project, and (iii) shall not cause or create a dangerous or hazardous condition or interfere with or disturb other tenants in the Building. In the case of any additional
utilities or services to be provided hereunder, Landlord may require a switch and metering system to be installed so as to measure the amount of such additional utilities or services. The actual cost of installation, maintenance and repair thereof
shall be paid by Tenant within thirty (30) days following demand. Notwithstanding the foregoing, Landlord shall have the right to contract with any utility provider it deems appropriate to provide utilities to the Project. 

(e) Except as otherwise provided in Paragraph (1) below, Landlord shall not be liable for, and Tenant shall not be entitled to, any
damages, abatement or reduction of Rent, or other liability by reason of any failure to furnish any services or utilities described herein for any reason (other than Landlord’s sole negligence or willful misconduct), including, without
limitation, when caused by accident, breakage, water leakage, flooding, repairs, Alterations or other improvements to the Project, strikes, lockouts or other labor disturbances or labor disputes of any character, governmental regulation, moratorium
or other governmental action, inability to obtain electricity, water or fuel, or any other cause beyond Landlord’s control. Landlord shall be entitled to cooperate with the energy conservation efforts of governmental agencies or utility
suppliers to the extent consistent with Comparable Buildings. Except as otherwise provided in Paragraph (f) below, no such failure, stoppage or interruption of any such utility or service shall be construed as an eviction of Tenant, nor shall
the same relieve Tenant from any obligation to perform any covenant or agreement under this Lease. In the event of any failure, stoppage or interruption thereof, Landlord shall use commercially reasonable efforts to attempt to restore all services
promptly and to minimize interference with Tenant’s business in the Premises in connection with the performance of any non-emergency work and further agree to provide Tenant with at least twenty-four
(24) hours prior written notice of any planned shutdowns of electrical power within the Building or any planned shutdowns by the utility serving the Building (to the extent Landlord has notice thereof) excluding emergency shut downs for which
Landlord is unable to provide such notice). Subject to the covenants set forth in Paragraph 7(a)(ii) and Exhibit H hereof (which in no event shall such provisions be deemed to contain any representations of Landlord), no representation is made by
Landlord with respect to the adequacy or fitness of the Building’s ventilating, air conditioning or other systems to maintain temperatures as may be required for the operation of any computer, data processing or other special equipment of
Tenant. Tenant hereby waives the provisions of California Civil Code Section 1932(1) or any other applicable existing or future law, ordinance or governmental regulation permitting the termination of this Lease due to an interruption, failure
or inability to provide any services. 
 (f) The term “Essential Services” shall mean: (a) Water Service, (b) HVAC
Service, (c) Electrical Service, (d) at least one method of access at all times to the Premises by Tenant’s employees, and (e) at least one (1) functional elevator that provides access to the floors on which the Premises are
located. If: (i) Landlord ceases to 

  
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furnish any Essential Service to the Premises for a period in excess of five (5) consecutive business days after Tenant notifies Landlord of such cessation (the “Interruption
Notice”); (ii) such cessation of an Essential Service is either (A) caused by an event in Landlord’s reasonable control or (B) is otherwise caused by an event covered by Landlord’s rent loss insurance, and in either such
case not the result of any breach of this Lease by Tenant or other negligent or otherwise wrongful act or omission of Tenant; (iii) such cessation of an Essential Service is not caused by a fire or other casualty (in which case Paragraph
9 shall control); and (iv) as a result of such cessation of an Essential Service, the Premises, or a material portion thereof, is rendered untenantable, then Tenant, as its sole and exclusive remedy, shall be entitled to receive an
abatement of Rent payable hereunder during the period beginning on the sixth (6th) consecutive business day of such cessation and ending on the day when the Essential Service in question has been restored; provided that in the event the entire
Premises has not been rendered untenantable by the cessation in Essential Service, the amount of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises (which shall be based on a ratio of the square
feet of Rentable Area rendered untenantable to all of the Rentable Area leased by Tenant) so rendered untenantable. 
  

	8.	 NON-LIABILITY AND INDEMNIFICATION OF LANDLORD; INSURANCE

 (a) Except to the extent caused by Landlord or Landlord’s Affiliates’ negligence or willful misconduct and
subject to the waiver of subrogation, Landlord shall not be liable for any injury, loss or damage suffered by Tenant or to any person or property occurring or incurred in or about the Premises, the Building or the Project from any cause. Without
limiting the foregoing, except to the extent caused by Landlord’s or Landlord’s Affiliates’ negligence or willful misconduct and subject to the waiver of subrogation, neither Landlord nor any of its partners, officers, trustees,
affiliates, directors, employees, contractors, agents or representatives (collectively, “Affiliates”) shall be liable for and there shall be no abatement of Rent (except in the event of a casualty loss or a condemnation as set forth
in Paragraph 9 and Paragraph 10 of this Lease and except as otherwise provided in this Lease, including Paragraph 7(f)) for (i) any damage to Tenant’s property stored with or entrusted to Affiliates of Landlord,
(ii) loss of or damage to any property by theft or any other wrongful or illegal act, or (iii) any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, water or rain which may
leak from any part of the Building or the Project or from the pipes, appliances, appurtenances or plumbing works therein or from the roof, street or sub-surface or from any other place or resulting from
dampness or any other cause whatsoever or from the acts or omissions of other tenants, occupants or other visitors to the Building or the Project or from any other cause whatsoever, (iv) any diminution or shutting off of light, air or view by
any structure which may be erected on lands adjacent to the Building, whether within or outside of the Project, or (v) except as otherwise provided in this Lease, any latent or other defect in the Premises, the Building or the Project, except
for damage to property which Landlord insures or is required to insure pursuant to the terms and conditions of this Lease and except for injury to persons to the extent caused by the negligence or willful misconduct of the Landlord or Landlord
Affiliates. To the extent Landlord does not have knowledge of the same, Tenant shall give prompt notice to Landlord in the event of (i) the occurrence of a fire or accident in the Premises or in the Building, or (ii) the discovery of a
defect therein or in the fixtures or equipment thereof. This Paragraph 8(a) shall survive the expiration or earlier termination of this Lease. 

(b) Tenant hereby agrees to indemnify, protect, defend and hold harmless Landlord and its designated property management company, and their
respective partners, members, affiliates and subsidiaries, and all of their respective officers, trustees, directors, shareholders, employees, servants, partners, representatives, insurers and agents (collectively, “Landlord
Indemnitees”) for, from and against all liabilities, claims, fines, penalties, costs, damages or injuries to persons, damages to property, losses, liens, causes of action, suits, judgments and expenses (including court costs,
attorneys’ fees, expert witness fees and costs of investigation), of any nature, kind or description of any person or entity (“Claims”), directly or indirectly arising out of, caused by, or resulting from (in whole or
part) (1) Tenant’s construction of, or use, occupancy or enjoyment of, the Premises, (2) any activity, work or other things done, permitted or suffered by Tenant and its agents and employees in or about the Premises, (3) any
breach or default in the performance of any of Tenant’s obligations under this Lease, (4) any negligence or willful misconduct of Tenant or any of its agents, contractors, employees, business invitees or licensees, or (5) any damage
to Tenant’s property, or the property of Tenant’s agents, employees, contractors, business invitees or licensees, located in or about the Premises (collectively, “Liabilities”), provided that the terms of the foregoing
indemnity shall not apply to the negligence or willful misconduct of Landlord or the Landlord’s Indemnitees in connection with Landlord’s or Landlord’s Indemnitees’ activities in the Building or the Project (except for damage to
the Tenant Improvements, Alterations, and/or Tenant’s personal property, fixtures, furniture and equipment in the Premises, to the extent Tenant is required to obtain the requisite insurance coverage pursuant to this Lease for any such Tenant
Improvements, Alterations or 

  
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personal property, fixtures, furniture or equipment), and Landlord hereby so indemnifies, defends, protects and holds Tenant and Tenant’s Affiliates harmless from any such claims and from
claims to the extent resulting from a breach of the terms of this Lease by Landlord; provided further that because Landlord is required to maintain property insurance on the Building and the Project and Tenant compensates Landlord for such property
insurance as part of Tenant’s Proportionate Share of Operating Expenses and because of the existence of waivers of subrogation set forth in this Lease, Landlord hereby indemnifies, defends, protects and holds Tenant harmless from any Claim to
any property to the extent such Claim is covered by such Landlord’s property insurance (or would have been covered if Landlord had carried the property insurance required hereunder), even if resulting from the negligent acts, omissions, or
willful misconduct of the Tenant’s Affiliates. Similarly, since Tenant must carry insurance pursuant to this Paragraph 8 to cover its personal property within the Premises, the Tenant Improvements, and the Alterations, Tenant hereby
indemnifies and holds Landlord harmless from any Claim to any property within the Premises, to the extent such Claim is covered by such insurance (or would have been covered if Tenant had carried the insurance required hereunder), even if resulting
from the negligent acts, omissions or willful misconduct of the Landlord or Landlord Affiliates. Pursuant to this Paragraph 8, Tenant’s agreement to indemnify, defend, protect and hold Landlord harmless, and Landlord’s agreement to
indemnify, defend, protect and hold Tenant harmless are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Landlord or Tenant, respectively, pursuant to this Lease to the extent
such policies cover the results of such acts, omissions or willful misconduct. Should Landlord or Tenant be named as a defendant in connection with a Claim which the subject party is to be indemnified by the other party pursuant to the terms hereof,
the indemnifying party shall pay the indemnified party’s actual and reasonable costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable appraisers’, accountants’ and
attorneys’ fees. Notwithstanding anything in this Lease to the contrary, nothing in this Lease shall impose any obligations upon Landlord or Tenant to be responsible or liable for, and each hereby releases the other from all liability for,
consequential damages, other than those consequential damages incurred by Landlord in connection with (i) a holdover of the Premises by Tenant after the expiration or earlier termination of this Lease, and (ii) any repair, physical
construction or improvement work performed by or on behalf of Tenant in the Project. This Paragraph 8(b) shall survive the expiration or earlier termination of this Lease. 

(c) Tenant shall promptly advise Landlord in writing of any action, administrative or legal proceeding or investigation as to which this
indemnification may apply, and Tenant, at Tenant’s expense, shall assume on behalf of each and every Landlord Indemnitee and conduct with due diligence and in good faith the defense thereof with counsel reasonably approved by Landlord;
provided, however, that any Landlord Indemnitee shall have the right, at its option, to be represented therein by advisory counsel of its own selection and at its own expense. In the event of failure by Tenant to fully perform in accordance with
this Paragraph within applicable notice and cure periods, Landlord, at its option, and without relieving Tenant of its obligations hereunder, may so perform, but all costs and expenses so incurred by Landlord in that event shall be reimbursed by
Tenant to Landlord, together with interest on the same at the interest rate equal to the floating commercial loan rate announced from time to time by Wells Fargo Bank, a national banking association, or its successor, as its prime rate, plus 2% per
annum (the “Interest Rate”) from the date any such expense was paid by Landlord until reimbursed by Tenant. Landlord shall promptly advise Tenant in writing of any action, administrative or legal proceeding or investigation as to
which this indemnification may apply, and Landlord, at Landlord’s expense, shall assume on behalf of each and every Tenant indemnitee and conduct with due diligence and in good faith the defense thereof with counsel reasonably approved by
Tenant; provided, however, that any Tenant indemnitee shall have the right, at its option, to be represented therein by advisory counsel of its own selection and at its own expense. In the event of failure by Landlord to fully perform in accordance
with this Paragraph within applicable notice and cure periods, Tenant, at its option, and without relieving Landlord of its obligations hereunder, may so perform, but all costs and expenses so incurred by Tenant in that event shall be reimbursed by
Landlord to Tenant, together with interest on the same at the Interest Rate from the date any such expense was paid by Tenant until reimbursed by Landlord. The indemnification provided in Paragraph 8(b) shall not be limited to damages,
compensation or benefits payable under insurance policies, workers’ compensation acts, disability benefit acts or other employees’ benefit acts. 

(d) Insurance. 

  
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 (i) Tenant Insurance Requirement. Tenant, at Tenant’s expense,
agrees to keep in force during the Term of this Lease: 
 (A) Commercial general liability insurance which insures against
claims for bodily injury, personal injury, advertising injury, property damage and liquor liability coverage based upon, involving, or arising out of the use, occupancy, or maintenance of the Premises and the Project. Such insurance shall afford, at
a minimum, the following limits: 
  

					
	 Each Occurrence
	  	$	1,000,000	 
	 General Aggregate
	  	 	2,000,000	 
	 Products/Completed Operations Aggregate
	  	 	1,000,000	 
	 Personal and Advertising Injury Liability
	  	 	1,000,000	 
	 Fire Damage Legal Liability
	  	 	100,000	 
	 Medical Payments
	  	 	5,000	 

 Any general aggregate limit shall apply on a per location basis. Tenant’s commercial general liability
insurance shall include Landlord, its trustees, officers, directors, members, agents, and employees, Landlord’s mortgagees, and Landlord’s representatives, as additional insureds. This coverage shall be written on the most current ISO CGL
form (or its equivalent), shall include contractual liability, premises-operations and products-completed operations and shall contain an exception to any pollution exclusion which insures damage or injury arising out of heat, smoke, or fumes from a
hostile fire. Such insurance shall be written on an occurrence basis and contain a standard separation of insureds provision. Such insurance shall cover any claims arising from any dogs brought onto the Project by any of Tenant’s employees,
agents or sublessees. 
 (B) Business automobile liability insurance covering owned, hired and
non-owned vehicles with minimum limits of $1,000,000 combined single limit per occurrence. 

(C) Workers’ compensation insurance in accordance with the laws of the state in which the Premises are located with
employer’s liability insurance in an amount not less than $1,000,000. 
 (D) Umbrella/excess liability insurance, on an
occurrence basis, that applies excess of the required commercial general liability, business automobile liability, and employer’s liability policies with the following minimum limits: 

 

					
	 Each Occurrence
	  	$	4,000,000	 
	 Annual Aggregate
	  	$	4,000,000	 

 Umbrella/Excess liability policies shall contain an endorsement stating that any entity qualifying as an
additional insured on the insurance stated in the Schedule of Underlying Insurance shall be an additional insured on the umbrella/excess liability policies, and that they apply immediately upon exhaustion of the insurance stated in the Schedule of
Underlying Insurance as respects the coverage afforded to any additional insured. The umbrella/excess liability policies shall also provide that they apply before any other insurance, whether primary, excess, contingent or on any other basis,
available to an additional insured on which the additional insured is a named insured (which shall include any self-insurance), and that the insurer will not seek contribution from such insurance. 

(E) Property insurance “the equivalent of causes of loss special form” including flood, windstorm, theft, sprinkler
leakage, earthquake sprinkler leakage ($500,000 limit) and boiler and machinery coverage (i) on all of Tenant’s trade fixtures, furniture, inventory and other personal property in the Premises, and (ii) on any alterations, additions,
or improvements made by Tenant upon the Premises all for the full replacement cost thereof. Notwithstanding the foregoing, in no event shall Landlord be liable for any damages to Tenant’s trade fixtures, furniture, inventory and other personal
property in the Premises, and on any alterations, additions, or improvements made by Tenant upon the Premises arising from any earthquake or similar casualty. Tenant shall use the proceeds from such insurance under item (ii) for the restoration
of Tenant’s improvements, alterations, and additions to the Premises. Landlord shall be named as loss payee with respect to alterations, additions, or improvements on the Premises where the tenant cannot remove at the end of the lease term
wherein ownership then reverts to the landlord. 

  
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 (F) Business income and extra expense insurance with limits not less than
one hundred percent (100%) of all income and charges payable by Tenant under this lease for a period of twelve (12) months. 

(G) Landlord and Tenant acknowledge that Tenant shall have the right to cover its insurance requirements set forth in this
Paragraph 8(d)(i) with a combination of general liability, umbrella insurance and blanket coverages, provided that the amounts (based upon the general liability policy and the allocations of the umbrella policy) and other conditions required to be
satisfied by the terms of this Paragraph 8 are satisfied by such coverages. 
 (ii) Insurer Rating; Certificates of
Insurance. All policies required to be carried by Tenant hereunder shall be issued by an insurance company licensed or authorized to do business in the state in which the Property is located with a rating of at least
“A-: X” or better as set forth in the most current issue of Best’s Insurance Reports, unless otherwise approved by Landlord. Tenant shall not do or permit anything to be done that would
invalidate the insurance policies required herein. Liability insurance maintained by Tenant shall be primary coverage on behalf of Landlord, its trustees, officers, directors, members, agents, and employees, Landlord’s mortgagees, and
Landlord’s representatives and any policies of Landlord, its trustees, officers, directors, members, agents, and employees, Landlord’s mortgagees, and Landlord’s representatives shall be non contributory. Certificates of insurance,
reasonably acceptable to Landlord, evidencing the existence and amount of each insurance policy required hereunder shall be delivered to Landlord prior to delivery or possession of the Premises and ten (10) days following each renewal date.
Certificates of insurance shall evidence that Landlord, its trustees, officers, directors, members, agents, and employees, Landlord’s mortgagees, and Landlord’s representatives are included as additional insureds on liability policies and
that Landlord is included as loss payee on the property insurance as stated in Paragraph 8(d)(E) above. Tenant shall give Landlord and each of the other additional insureds at least ten (10) days prior written notice of cancellation, non-renewal or material change in coverage. 
 (A) In the event that Tenant fails to
provide evidence of insurance required to be provided by Tenant in this Lease, prior to the Commencement Date and thereafter during the Lease Term, within ten (10) days following Landlord’s request thereof, and ten (10) days prior to
the expiration of any such coverage, Landlord shall be authorized (but not required) to procure such coverage in the amount stated with all costs thereof to be chargeable to Tenant and payable within thirty (30) days of receipt of written
invoice thereof. 
 (B) The limits of insurance required by this Lease, or as carried by Tenant and Landlord hereunder, shall
not limit the liability of Landlord or Tenant or relieve Landlord or Tenant of any obligation thereunder, except to the extent provided for under Paragraph 8(e) below. Any deductibles selected by Tenant shall be the sole responsibility of
Tenant, except as otherwise provided herein. 
 (C) Tenant insurance requirements set forth in this Paragraph 8(d) are
based upon current industry standards. Landlord reserves the right to require additional coverage or to increase limits as industry standards change, but in no event in excess of the amounts and types of insurance then being required by landlords of
Comparable Buildings from tenants comparable in size to Tenant. 
 (D) Should Tenant engage the services of any contractor to
perform work in the Premises, Tenant shall ensure that such contractor carries commercial general liability, business automobile liability, umbrella/excess liability, worker’s compensation and employers liability coverages in substantially the
same forms as required of the Tenant under this Lease and in amounts reasonably approved by Landlord and/or Landlord’s property manager and consistent with the requirements of Comparable Buildings. Contractor shall include Landlord, its
trustees, officers, directors, members, agents and employees, Landlord’s mortgagees and Landlord’s representatives as additional insureds on the liability policies required hereunder. 

All policies required to be carried by any contractor shall be issued by and binding upon an insurance company licensed or authorized to do
business in the state in which the Project is located with a rating of at least “A-: X” or better as set forth in the most current issue of Best’s Insurance Reports, unless otherwise

  
 B - 29 

 
approved by Landlord. Certificates of insurance, acceptable to Landlord, evidencing the existence and amount of each insurance policy required hereunder shall be delivered to Landlord prior to
the commencement of any work in the Premises. Further, Tenant shall give Landlord and each of the other additional insureds with at least thirty (30) days’ prior written notice of any cancelation,
non-renewal or material change in Tenant’s insurance coverage. The above requirements shall apply equally to any subcontractor engaged by contractor. 

(iii) Landlord Insurance. Landlord shall procure and maintain the following: 

(A) Property insurance “the equivalent of causes of loss special form” on the Project; provided, however, any
Landlord who is not the originally named Landlord hereunder shall provide such property insurance on the Project (including the base building) and the Project during the Lease Term against loss or damage due to fire and other casualties covered
within the classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler leakage, water damage and special extended coverage and all other risks normally covered under “special form” policies as well as
commercial general liability insurance including a commercial broad form endorsement or the equivalent in the amount of at least Five Million Dollars ($5,000,000.00) against claims of bodily injury, personal injury or property damage arising out of
Landlord’s operations, assumed liabilities (including the liabilities assumed by Landlord under this Lease), contractual liabilities, or use of the Building, Project, Common Areas and adjacent parking structure. Such coverage shall be in such
amounts, from such companies, and on such other terms and conditions, as Landlord may from time to time reasonably determine, provided that to the extent consistent with the practices of landlords of Comparable Buildings, such coverage shall
(i) be for full replacement of the Building and the Project in compliance with all then existing applicable Laws; (ii) provide for rent continuation insurance equal to not less than twelve (12) months’ rent; and (iii) be
with companies and have policies meeting the criteria set forth in Paragraph 8(ii) of this Lease. Notwithstanding the foregoing provisions of this Paragraph 8(iii), the coverage and amounts of insurance carried by Landlord in
connection with the Building shall at a minimum be comparable to the coverage and amounts of insurance which are carried by reasonably prudent landlords of Comparable Buildings. Landlord shall not be obligated to insure any furniture, equipment,
trade fixtures, machinery, goods, or supplies which Tenant may keep or maintain in the Premises or any alteration, addition, or improvement which Tenant may make upon the Premises. In addition, Landlord may elect to secure and maintain rental income
insurance. If the annual cost to Landlord for such property or rental income insurance exceeds the standard rates because of the nature of Tenant’s operations, Tenant shall, upon receipt of appropriate invoices, reimburse Landlord for such
increased cost. 
 (B) Commercial general liability insurance, which shall be in addition to, and not in lieu of, insurance
required to be maintained by Tenant. Tenant shall not be included as an additional insured on any policy of liability insurance maintained by Landlord. 

(e) Mutual Waivers of Recovery. Landlord, Tenant, and all parties claiming under them, each mutually release and discharge each other
from responsibility for that portion of any loss or damage paid or reimbursed by an insurer of Landlord or Tenant under any fire, extended coverage or other property insurance policy maintained by Tenant with respect to its Premises or by Landlord
with respect to the Building or the Project (or which would have been paid had the insurance required to be maintained hereunder been in full force and effect), no matter how caused, including negligence, and each waives any right of recovery from
the other including, but not limited to, claims for contribution or indemnity, which might otherwise exist on account thereof. Any fire, extended coverage or property insurance policy maintained by Tenant with respect to the Premises, or Landlord
with respect to the Building or the Project, shall contain, in the case of Tenant’s policies, a waiver of subrogation provision or endorsement in favor of Landlord, and in the case of Landlord’s policies, a waiver of subrogation provision
or endorsement in favor of Tenant, or, in the event that such insurers cannot or shall not include or attach such waiver of subrogation provision or endorsement, Tenant and Landlord shall obtain the approval and consent of their respective insurers,
in writing, to the terms of this Lease. The mutual releases, discharges and waivers contained in this provision shall apply EVEN IF THE LOSS OR DAMAGE TO WHICH THIS PROVISION APPLIES IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF LANDLORD OR
TENANT. If either party fails to carry the amounts and types of insurance required to be carried by it pursuant to this Paragraph 8, in addition to any remedies the other party may have under this Lease, such failure shall be deemed to be a covenant
and agreement by such party to self-insure with respect to the type and amount of insurance which such party so failed to carry, with full waiver of subrogation with respect thereto (provided that nothing contained herein shall be construed as
granting Landlord or Tenant the right to self-insure the obligations set forth in this Paragraph 8). 

  
 B - 30 

 (f) Business Interruption. Landlord shall not be responsible for, and Tenant releases
and discharges Landlord from, and Tenant further waives any right of recovery from Landlord for, any loss for or from business interruption or loss of use of the Premises suffered by Tenant in connection with Tenant’s use or occupancy of the
Premises, EVEN IF SUCH LOSS IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF LANDLORD. 
 (g) Adjustment of Claims. Tenant shall
reasonably cooperate with Landlord and Landlord’s insurers in the adjustment of any insurance claim pertaining to the Building or the Project or Landlord’s use thereof. 

(h) Increase in Landlord’s Insurance Costs. Tenant agrees to pay to Landlord any increase in premiums for Landlord’s insurance
policies solely resulting from Tenant’s non-general office use or occupancy of the Premises (including, without limitation, any increase in insurance costs relating to the construction and use of the
Kitchen Area (as defined in Paragraph 19(rr) below) and any improvements being constructed on the Rooftop Deck (as defined in Paragraph 19(hh) below)). 

(i) Failure to Maintain Insurance. Any failure of Tenant to obtain and maintain the insurance policies and coverages required hereunder
or failure by Tenant to meet any of the insurance requirements of this Lease shall constitute an event of default hereunder if not cured within five (5) business days, and such failure shall entitle Landlord to pursue, exercise or obtain any of
the remedies provided for in Paragraph 12(b), and Tenant shall be solely responsible for any loss suffered by Landlord as a result of such failure. In the event of failure by Tenant to maintain the insurance policies and coverages required by
this Lease or to meet any of the insurance requirements of this Lease within the applicable five (5) business day period set forth in this Paragraph 8(i), Landlord, at its option, and without relieving Tenant of its obligations hereunder, may
obtain said insurance policies and coverages or perform any other insurance obligation of Tenant, but all costs and expenses incurred by Landlord in obtaining such insurance or performing Tenant’s insurance obligations shall be reimbursed by
Tenant to Landlord, together with interest on same from the date any such cost or expense was paid by Landlord until reimbursed by Tenant, at the Default Rate. 

9. FIRE OR CASUALTY  
 (a) Subject
to the provisions of this Paragraph 9, in the event the Premises, or access thereto, is wholly or partially destroyed by fire or other casualty, Landlord shall (to the extent permitted by Law and covenants, conditions and restrictions then
applicable to the Project) rebuild, repair or restore the Premises and access thereto to substantially the same condition as existing immediately prior to such destruction (excluding Tenant’s Alterations, trade fixtures, equipment and personal
property, which Tenant shall be required to restore, except as provided in Paragraph 9(b) below) and this Lease shall continue in full force and effect. Notwithstanding the foregoing, Landlord’s obligation to rebuild, repair or restore the
Premises shall not apply to any personal property or other similar items installed or contained in the Premises. 
 (b) To the extent
Landlord does not have actual knowledge of same, Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises, the base building or any Common Areas serving or providing access to the
Premises or adjacent parking structure shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject
to all other terms of this Paragraph 9(b), restore the base building and such Common Areas. Such restoration shall be to substantially the same condition of the base building and the Common Areas prior to the casualty, except for
modifications required by zoning and building codes and other applicable Laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed reasonably desirable by Landlord, which are consistent with
the character of the Project, provided that access to the Premises, the adjacent parking structure and any common restrooms serving the Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, upon notice (the
“Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Paragraph
8(d)(i)(E) of this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements and Alterations installed in the Premises and shall return such Tenant Improvements and Alterations to their original condition; provided that if
the actual cost of such repair by Landlord (based on competitive pricing without any profit or mark-up to Landlord or its affiliates 

  
 B - 31 

 
but subject to Landlord’s reasonable, actual out-of-pocket management fee) exceeds the amount of insurance
proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the excess cost of such repairs shall be paid by Tenant to Landlord on a progress payment basis during Landlord’s repair of the damage. Tenant’s
insurance proceeds shall be disbursed for all costs and expenses incurred by Landlord in connection with the repair of any such damage to the Tenant Improvements and Alterations pursuant to a disbursement procedure mutually approved by Landlord and
Tenant. As long as the Tenant Improvements and Alterations in the Premises are rebuilt, Tenant shall be entitled to retain any portion of the proceeds of its insurance described in Paragraph 8(d)(i) in excess of the cost of such restoration.
Landlord shall use commercially reasonable efforts to minimize any such inconvenience, annoyance or interference to Tenant resulting from Landlord’s repair of any damage. In the event that Landlord does not deliver the Landlord Repair Notice
within sixty (60) days following the date the casualty becomes known to Landlord, if this Lease does not terminate pursuant to this Paragraph 9, Tenant shall, at its sole cost and expense, repair any injury or damage to the Tenant
Improvements and the Alterations installed in the Premises and shall return such Tenant Improvements and Alterations to their original condition. Whether or not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction,
if this Lease does not terminate pursuant to Paragraph 9 below or for any other reason, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord
shall select the non-affiliated independent third party contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or the Tenant parties, or injury
to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary for Tenant to reasonably conduct Tenant’s
permitted use, and the Premises (or a portion thereof) are not occupied by Tenant as a result thereof, then during the time and to the extent the Premises are unfit for the permitted use, the Rent shall be abated (including, in the event that Tenant
performs such repairs, abatement during a commercially reasonable period of build-out time (not to exceed ninety (90) days plus sixty (60) days for planning and permitting) and a weekend to move-in) in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for the permitted use bears to the total rentable square feet of the Premises; provided, further, if the
Premises is damaged such that the remaining portion thereof is not sufficient to allow Tenant to conduct its business operations from such remaining portion and Tenant does not conduct its business operations therefrom, Landlord shall allow Tenant a
total abatement of Rent during the time and to the extent the Premises are unfit for occupancy for the permitted use, and not occupied by Tenant as a result of the subject damage (including, in the event that Tenant performs such repairs, abatement
during a commercially reasonable period of build-out time (not to exceed ninety (90) days plus sixty (60) days for planning and permitting) and a weekend to
move-in). In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall terminate as of the date Tenant should have
completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. Notwithstanding the terms of Paragraph 9 of this Lease above, Landlord may elect not to rebuild and/or restore the Premises, Building
and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination date giving Tenant ninety (90) days
to vacate the Premises, but Landlord may so elect only if (a) the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, (b) Landlord elects to terminate the leases of all other
tenants of the Project similarly affected by the damage and destruction and (c) one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within three hundred
sixty-five (365) days after the date of discovery of the damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the
Building or Project shall require that the insurance proceeds or any portion thereof in excess of the “Landlord Contribution,” as that term is defined below, be used to retire the mortgage debt, or shall terminate the ground lease, as the
case may be; (iii) the damage is not fully covered, except for the Landlord Contribution, by Landlord’s insurance policies (or by the insurance Landlord is required to carry under this Lease); or (iv) if, after good-faith due diligent
efforts, Landlord has not obtained appropriate governmental approvals for reconstruction of the Project, Building or Premises; provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right
as provided above, and the repairs cannot, in the reasonable opinion of a licensed architect or contractor reasonably selected by Landlord (the “Restoration Estimate”), be completed within three hundred sixty-five (365) days
after the damage or destruction is discovered (which period shall be subject to extension for up to sixty (60) days as a result of an event of force majeure), Tenant may, within thirty (30) days following Landlord’s election to
rebuild and/or restore the Premises, Building and/or Project, elect to terminate this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than ninety
(90) days after the date such notice is given by Tenant. Furthermore, if neither Landlord nor Tenant has terminated this Lease, and the repairs are not actually completed within the later of three

  
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hundred sixty five (365) days following the date of discovery of the damage or the timeframe set forth in the Restoration Estimate, Tenant shall have the right to terminate this Lease during
the first five (5) business days of each calendar month following the end of such period until such time as the repairs are complete, by notice to Landlord (the “Damage Termination Notice”), effective as of a date set forth in
the Damage Termination Notice (the “Damage Termination Date”), which Damage Termination Date shall not be less than ten (10) business days nor more than ninety (90) days following the end of each such month. At any time,
from time to time, after the date occurring sixty (60) days after the date the damage is discovered, Tenant may request that Landlord provide Tenant with a certificate from the architect or contractor described above setting forth such
architect’s or contractor’s reasonable opinion of the date of completion of the repairs and Landlord shall respond to such request within fifteen (15) business days. For purposes of this Paragraph 9, the “Landlord
Contribution” shall mean $2,000,000.00. In the event that the Premises or the Building is destroyed or damaged to any substantial extent during the last twelve (12) months of the Lease Term, and, in the reasonable judgment of Landlord,
the damage or destruction to the Premises or Building cannot be repaired by the date which occurs fifty percent (50%) of the way through the then remaining Lease Term, then notwithstanding anything contained in this Paragraph 9, either
Landlord or Tenant shall have the option to terminate this Lease by giving written notice to the other party of the exercise of such option within thirty (30) days after such damage or destruction, in which event this Lease shall cease and
terminate one hundred twenty (120) days after the date of such notice, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such date of damage, and both parties hereto shall thereafter be freed and discharged of all
further obligations hereunder, except as provided for in provisions of this Lease which by their terms survive the expiration or earlier termination of the Lease Term. This Lease shall be considered an express agreement governing any case of damage
to or destruction of the Premises, the Building or the Project. This Lease sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of
California Civil Code Section 1932, Subsection 2, and Section 1933, Subsection 4 (and any successor statutes thereof permitting the parties to terminate this Lease as a result of any damage or destruction). 

 

	10.	 EMINENT DOMAIN  

In the event the whole of the Premises, the Building or the Project shall be taken under the power of eminent domain, or sold to prevent the
exercise thereof (collectively, a “Taking”), this Lease shall automatically terminate as of the date of such Taking. In the event a Taking of a portion of the Project, the Building or the Premises shall, in the reasonable opinion of
Landlord, substantially interfere with Landlord’s operation thereof, Landlord may terminate this Lease upon thirty (30) days’ written notice to Tenant given at any time within sixty (60) days following the date of such Taking;
provided, however, that (i) Landlord shall only have the right to terminate this Lease as provided herein if Landlord terminates the leases of all tenants in the Building similarly affected by the taking, and (ii) to the extent that the
Premises are not adversely affected by such taking and Landlord continues to operate the Building as an office building, Landlord shall not terminate this Lease. For purposes of this Lease, the date of Taking shall be the earlier of the date of
transfer of title resulting from such Taking or the date of transfer of possession resulting from such Taking. In the event that a portion of the Premises is so taken and this Lease is not terminated, Landlord shall, to the extent of proceeds paid
to Landlord as a result of the Taking, with reasonable diligence, use commercially reasonable efforts to proceed to restore (to the extent permitted by Law and covenants, conditions and restrictions then applicable to the Project) the Premises
(other than Tenant’s personal property and fixtures, and above-standard tenant improvements) to a complete, functioning unit. In such case, the Base Rent and Additional Rent shall be reduced proportionately based on the portion of the Premises
so taken. If all or any portion of the Premises is the subject of a temporary Taking of less than one hundred eighty (180) days, this Lease shall remain in full force and effect and Tenant shall continue to perform each of its obligations under
this Lease; in such case, Tenant shall be entitled to receive the entire award allocable to the temporary Taking of the Premises. If more than twenty-five percent (25%) of the rentable square feet of the Premises is taken or if access to
Tenant’s Premises is permanently blocked as a result of such Taking, Tenant, by providing written notice within thirty (30) days following the notice of such Taking, shall have the option to terminate this Lease effective as of the date
possession is required to be surrendered to the authority. Except as provided herein, Tenant shall not assert any claim against Landlord or the condemning authority for, and hereby assigns to Landlord, any compensation in connection with any such
Taking, and Landlord shall be entitled to receive the entire amount of any award therefor, without deduction for any estate or interest of Tenant. All Rent shall be apportioned as of the date of such termination. Nothing contained in this
Paragraph 10 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the condemning authority for the Taking of personal property, fixtures, above standard tenant improvements of Tenant or for
relocation or moving expenses recoverable by Tenant from the condemning authority. This Paragraph 10 shall be Tenant’s sole and exclusive remedy 

  
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in the event of a Taking. This Lease sets forth the terms and conditions upon which this Lease may terminate in the event of a Taking. Accordingly, the parties waive the provisions of the
California Code of Civil Procedure Section 1265.130 and any successor or similar statutes permitting the parties to terminate this Lease as a result of a Taking. 
  

	11.	 ASSIGNMENT AND SUBLETTING  

(a) Except as otherwise provided herein, Tenant shall not directly or indirectly, voluntarily or involuntarily, by operation of law or
otherwise, assign, sublet, mortgage or otherwise encumber all or any portion of its interest in this Lease or in the Premises or grant any license for any person other than Tenant or its employees to use or occupy the Premises or any part thereof
without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld and shall be granted or denied within twenty (20) business days. Any such attempted assignment, subletting, license, mortgage, other
encumbrance or other use or occupancy without the consent of Landlord shall, at Landlord’s option, be null and void and of no effect. Except as otherwise provided herein, any mortgage, or encumbrance of all or any portion of Tenant’s
interest in this Lease or in the Premises and any grant of a license for any person other than Tenant or its employees to use or occupy the Premises or any part thereof shall be deemed to be an “assignment” of this Lease. Notwithstanding
anything to the contrary contained in this Lease, (A) an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant or an affiliate
of Tenant (“Tenant Affiliate”)), (B) a sale of corporate shares of capital stock in Tenant or in a Tenant Affiliate in connection with an initial public offering of Tenant’s or such Tenant Affiliate’s stock on a
nationally-recognized stock exchange, (C) an assignment of the Lease to an entity which acquires all or substantially all of the stock, interests or assets of Tenant or in a Tenant Affiliate, or (D) an assignment of the Lease to an entity
which is the resulting entity of a merger, consolidation or other reorganization of Tenant or a Tenant Affiliate during the Lease Term, shall not be deemed a transfer requiring Landlord’s consent under this Paragraph 11 or be subject to
this Paragraph 11(e) (any such assignee or sublessee described in items (A) through (D) of this Paragraph 11 hereinafter referred to as a “Transfer Assignee”), provided that (i) Tenant notifies Landlord at
least thirty (30) days following the effective date of any such assignment or sublease and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such transfer or Transfer Assignee as set forth
above, (ii) Tenant is not in monetary default, beyond any applicable notice and cure period, and such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease, (iii) no assignment or sublease relating
to this Lease, whether with or without Landlord’s consent, shall relieve Tenant from any liability under this Lease, (iv) the liability of such Transfer Assignee under either an assignment or sublease shall be joint and several with
Tenant, and (v) the tangible net worth (exclusive of good will) of such Transfer Assignee is at least equal to the tangible net worth of the Tenant immediately prior to the date of such transfer. An assignee of Tenant’s entire interest in
this Lease who qualifies as a Transfer Assignee may also be referred to herein as a “Transfer Assignee.” “Control,” as used in this Paragraph 11, shall mean the ownership, directly or indirectly, of more than
fifty percent (50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of more than fifty percent (50%) of the voting interest in, any person or entity. 

(b) No assignment or subletting shall relieve Tenant of its obligation to pay the Rent and to perform all of the other obligations to be
performed by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any subletting or assignment. Consent by Landlord to one
subletting or assignment shall not be deemed to constitute a consent to any other or subsequent attempted subletting or assignment. If Tenant desires at any time to assign this Lease or to sublet the Premises or any portion thereof, it shall first
notify Landlord of its desire to do so and shall submit in writing to Landlord all pertinent information reasonably requested by Landlord relating to the proposed assignee or sublessee, all pertinent information reasonably requested by Landlord
relating to the proposed assignment or sublease, and all such financial information as Landlord may reasonably request concerning the Tenant and proposed assignee or subtenant. Within twenty (20) business days after receipt of such pertinent
information, Landlord shall either (i) provide its consent with respect to such proposed assignment or sublease, or (ii) reasonably withhold its consent of such proposed assignment or sublease. Any assignment or sublease shall be expressly
subject to the terms and conditions of this Lease. 
 (c) [Intentionally Deleted]. 

  
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 (d) Tenant acknowledges that it shall be reasonable for Landlord to withhold its consent to
a proposed assignment or sublease in any of the following instances: 
 (i) The assignee or sublessee (or any affiliate of
the assignee or sublessee) is not, in Landlord’s reasonable opinion, sufficiently creditworthy to perform the obligations such assignee or sublessee will have under this Lease; 

(ii) The intended use of the Premises by the assignee or sublessee is not for the permitted use hereunder; 

(iii) The intended use of the Premises by the assignee or sublessee would materially increase the pedestrian or vehicular
traffic to the Premises or the Building or materially adversely affect any Building system or otherwise create a density on any given floor in the Premises that is greater than the density as set forth in the Initial Space Plan (i.e., the densities
on each floor in the Initial Space Plan are different and Landlord shall be permitted to reasonably deny its consent if the density on a particular floor will increase from what is shown in the Initial Space Plan for such floor); 

(iv) Occupancy of the Premises by the assignee or sublessee would, in the good faith judgment of Landlord, violate any
agreement binding upon Landlord, the Building or the Project with regard to the identity of tenants, usage in the Building, or similar matters (provided, that if Landlord asserts this basis as the reason for denying its consent then Landlord shall
advise Tenant of such fact and, subject to applicable confidentiality agreements binding on Landlord, shall provide Tenant with the applicable excerpt of such agreement); 

(v) The assignee or sublessee (or any affiliate of the assignee or sublessee) is then negotiating with Landlord or has
negotiated with Landlord within the previous nine (9) months, or is a current tenant or subtenant within the Building or Project, and Landlord has comparable space in the Project available for lease (or will have such space available for lease
in the next nine (9) months); 
 (vi) The transferee is of a character or reputation or engaged in a business which is
not consistent with the quality of the Building or the Project as reflected by the then-existing tenants of the Project and Comparable Buildings with respect to comparable space; 

(vii) The proposed sublease would result in more than seven (7) subleases of separately demised portions of the Premises
(provided, however, in no event shall any floor (other than the fourth (411) floor of the Building which may be subject to three (3) subleases) be subject to more than two (2) subleases) being in effect at any one time during the
Lease Term or require the installation of more than one common area corridor in the aggregate (it being acknowledged that in the case any common area corridor is constructed that Tenant shall be responsible for all costs associated with such common
area corridor and, in the event Tenant exercises its cancellation option in accordance with Addendum Three attached hereto, Landlord shall have the right to require Tenant to remove the common area corridor at the expiration of the Lease) and
require Tenant to restore the Premises to the condition prior to the installation of such common area corridor); 
 (viii) In
the case of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in the sublease; or 

(ix) The proposed assignee or sublessee intends to use the Premises as offices of any agency or bureau of the United States or
any state or political subdivision thereof or offices or agencies of any foreign government or political subdivision thereof. 
 The
foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment or sublease. Notwithstanding any contrary provision of this Lease, Tenant shall not be entitled to receive monetary damages based
upon a claim that Landlord unreasonably withheld its consent to a proposed assignment or sublease and Tenant’s sole remedy shall be an action to enforce any such provision through specific performance or declaratory judgment or the expedited
arbitration procedure specified in the Paragraph below. Any attempted sublease or assignment in violation of this Paragraph 11 is voidable at Landlord’s option. 

  
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 In the event Tenant claims that Landlord unreasonably withheld its consent to a proposed
sublease or assignment by Tenant, Tenant shall send Landlord a written notice within five (5) business days of Landlord’s decision to withhold consent (the “Dispute Notice”), specifying the grounds on which Tenant claims
the consent was unreasonably withheld and electing to have the dispute resolved by arbitration as hereinbelow provided (the “Expedited Arbitration”). In the Dispute Notice, Tenant shall designate an arbitrator of its selection who
meets the qualifications provided below. Within five (5) business days after receipt of the Dispute Notice, Landlord shall notify Tenant of its selection of an arbitrator who meets the qualifications provided below. Landlord’s and
Tenant’s arbitrators shall then select a third, neutral arbitrator who meets the qualifications provided below. The Expedited Arbitration shall be held at such neutral arbitrator’s office. Each of the arbitrators shall (1) have at
least ten (10) years’ experience in either managing Class A office buildings or representing owners in the leasing of Class A office buildings, (2) not have represented Landlord or Tenant during the preceding five years, and
(3) have general experience and competence in determining the issue at hand. The Expedited Arbitration shall be held on a mutually agreeable date which shall be no less than ten (10) business days and no more than twenty (20) business
days after Landlord’s receipt of the Dispute Notice. The Expedited Arbitration shall be conducted in accordance with the rules of the American Arbitration Association and the scope of the arbitrators’ inquiry and determination shall be
strictly limited to whether Landlord has been reasonable in withholding its consent to the proposed sublease or assignment. The determination of the majority of the arbitrators shall be conclusive and binding upon the parties and shall be made
within five (5) business days after completion of the hearing. The unsuccessful party shall pay all of the fees and expenses of the three (3) arbitrators charged in connection with the Expedited Arbitration but each party shall be
responsible to pay its own legal fees and costs. In the event the arbitrators find that Landlord unreasonably withheld its consent to the proposed sublease or assignment, Tenant may proceed with the proposed sublease or assignment provided Tenant
complies with all the terms and conditions of this Lease. The arbitrators’ decision may be entered as a final judgment in the court records of the applicable jurisdiction. 

(e) Except as otherwise provided herein, if any Tenant is a corporation, partnership or other entity that is not publicly traded on a
recognized national stock exchange, any transaction or series of related or unrelated transactions (including, without limitation, any dissolution, merger, consolidation or other reorganization, any withdrawal or admission of a partner or change in
a partner’s interest, or any issuance, sale, gift, transfer or redemption of any capital stock of or ownership interest in such entity, whether voluntary, involuntary or by operation of law, or any combination of any of the foregoing
transactions) resulting in the transfer of control of such Tenant, shall be deemed to be an assignment of this Lease subject to the provisions of this Paragraph 11. The term “control” as used in this Paragraph 11(e)
means the power to directly or indirectly direct or cause the direction of the management or policies of Tenant. Any transfer of control of a subtenant which is a corporation or other entity shall be deemed an assignment of any sublease, subject to
the terms of this Paragraph 11. Notwithstanding anything to the contrary in this Paragraph 11(e), if the original Tenant under this Lease is a corporation, partnership or other entity, a change or series of changes in ownership of
stock or other ownership interests which would result in direct or indirect change in ownership of less than fifty percent (50%) of the outstanding stock of or other ownership interests in such Tenant as of the date of the execution and delivery of
this Lease shall not be considered a change of control. 
 (f) Notwithstanding any assignment or subletting, Tenant and any guarantor (if
any) or surety of Tenant’s obligations under this Lease (if any) shall at all times during the Initial Term and any subsequent renewals or extensions remain fully responsible and liable for the payment of the rent and for compliance with all of
Tenant’s other obligations under this Lease. If Landlord consents to a transfer (specifically excluding events under Paragraph 11(a) for which consent is not required), as a condition thereto which the parties hereby agree is reasonable, Tenant
shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Paragraph 11(f), actually received by Tenant from such transferee. “Transfer Premium” shall mean all rent,
additional rent or other consideration payable (in lieu or in addition to rent) by such transferee in connection with the transfer (as opposed to the sale of Tenant’s business) in excess of the Rent and Additional Rent payable by Tenant under
this Lease during the term of the transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (a) any improvement allowance or other economic
concession (space planning allowance, moving expenses, etc.,) paid to the sublessee or assignee or the cost of improvements constructed by Tenant in connection therewith; (b) any broker’s commission incurred by Tenant in connection with
the transfer; (c) reasonable attorneys’ fees incurred by Tenant in connection with the negotiation and documentation of the transfer; (d) any lease takeover costs incurred by Tenant in connection with the transfer; (e) any fees
charged by Landlord and incurred by Tenant in connection with the transfer; and (f) costs of advertising and marketing such subject space incurred by Tenant in connection with the transfer (collectively, “Subleasing Costs”).
“Transfer Premium” shall also 

  
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include, but not be limited to, key money, bonus money or other cash consideration paid by transferee to Tenant in connection with such transfer (as opposed to the sale of Tenant’s
business), and any payment in excess of fair market value for services rendered by Tenant to transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to transferee in connection with such transfer. The
determination of the amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration is received by Tenant under the transfer. Notwithstanding anything contained herein to the
contrary, under no circumstances shall Landlord be paid any Transfer Premium until Tenant has recovered all Subleasing Costs for such subject space, it being understood that if in any year the gross revenues, less the deductions set forth and
included in Subleasing Costs, are less than any and all costs actually paid in assigning or subletting the affected space (collectively, “Transaction Costs”), the amount of the excess Transaction Costs shall be carried over to the
next year and then deducted from net revenues with the procedure repeated until a Transfer Premium is achieved 
 (g) If this Lease is
assigned or if the Premises is subleased (whether in whole or in part), or in the event of the mortgage or pledge of Tenant’s leasehold interest, or grant of any concession or license within the Premises, or if the Premises are occupied in
whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder beyond applicable notice and cure periods, Landlord may collect Rent from the assignee, sublessee, mortgagee, pledgee, concessionee or licensee or other occupant
and, except to the extent set forth in the preceding paragraph, apply the amount collected to the next Rent payable hereunder; and all such Rent collected by Tenant shall be held in deposit for Landlord and immediately forwarded to Landlord. No such
transaction or collection of Rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder. 

(h) if Tenant effects an assignment or sublease or requests the consent of Landlord to any proposed assignment or sublease, then Tenant shall,
within thirty (30) days following demand and as a condition to Landlord’s consent (if Landlord provides such consent), pay Landlord any reasonable attorneys’ and paralegal fees and costs incurred by Landlord in connection with such
assignment or sublease or request for consent not to exceed $2,500.00 in aggregate per request. Acceptance of reimbursement of Landlord’s attorneys’ and paralegal fees shall in no event obligate Landlord to consent to any proposed
assignment or sublease. 
 (i) Notwithstanding any provision of this Lease to the contrary, in the event this Lease is assigned to any person
or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other consideration payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and remain the exclusive
property of Landlord and shall not constitute the property of Tenant or Tenant’s estate within the meaning of the Bankruptcy Code. All such money and other consideration not paid or delivered to Landlord shall be held in trust for the benefit
of Landlord and shall be promptly paid or delivered to Landlord. 
 (j) The joint and several liability of the Tenant named herein and any
immediate and remote successor-in-interest of Tenant (by assignment or otherwise), and the due performance of the obligations of this Lease on Tenant’s part to be
performed or observed, shall not in any way be discharged, released or impaired by any (a) agreement that modifies any of the rights or obligations of the parties under this Lease, (b) stipulation that extends the time within which an
obligation under this Lease is to be performed, (c) waiver of the performance of an obligation required under this Lease, or (d) failure to enforce any of the obligations set forth in this Lease. 

(k) Notwithstanding anything in this Lease to the contrary, Tenant may from time to time and upon at least ten (10) days prior written
notice to Landlord but without Landlord’s consent, subject to all of the provisions of the Lease, permit up to 10,000 square feet of the Rentable Area of the Premises to be used or occupied by individuals or entities having a relationship with
Tenant (each such desk or office space user, a “Desk Space User”); provided, that (A) each Desk Space User shall use the Premises in accordance with all of the provisions of this Lease (including providing evidence that
each such Desk Space User carries the insurance reasonably required by Landlord), and only for the use expressly permitted pursuant to the Lease, (B) in no event shall the use of any portion of the Premises by a Desk Space User create or be
deemed to create any right, title or interest of such Desk Space User in any portion of the Premises or the Lease (other than that as a licensee or sublessee) and in no event shall the space of such Desk Space User be separately demised,
(C) such “desk sharing” arrangement shall terminate automatically upon the termination of the Lease, and (D) Tenant shall receive no rent or other payment or consideration for the use or occupancy of any space in the
Premises by any Desk Space User in excess of an allocable share of the Rent payable by Tenant under the Lease, provided, however, Tenant may receive payment in excess of such allocable share to the 

  
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extent relating to additional services being sold by Tenant to such Desk Space User. Notwithstanding anything in this Paragraph 11(k) to the contrary, in no event shall Tenant permit an
individual or entity to occupy the Premises as a Desk Space User as a subterfuge to avoid the requirements of this Paragraph 11 with respect to requesting Landlord’s consent for a particular sublease. 

 

	12.	 DEFAULT 

(a) Events of Default. The occurrence of any one or more of the following events shall constitute an “event of default” or
“default” (herein so called) under this Lease by Tenant: (i) Tenant shall fail to pay Rent or any other rental or sums payable by Tenant hereunder within five (5) business days after Landlord notifies Tenant of such nonpayment;
(ii) the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than monetary failures as specified in Paragraph 12(a)(i) above, where such
failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided, however, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably required
for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (15) day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later than ninety
(90) days from the date of such notice from Landlord; (iii) the making by Tenant of any general assignment for the benefit of creditors, (iv) the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or a
petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days), (v) the appointment of a trustee or receiver to take
possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within sixty (60) days, (vi) the attachment, execution or other judicial
seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease where such seizure is not discharged within sixty (60) days; or (vii) Tenant shall be liquidated or dissolved or shall
begin proceedings towards its liquidation or dissolution which are not halted or reversed within sixty (60) days. 
 Any notice sent by
Landlord to Tenant pursuant to this Paragraph 12(a) shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161. 

(b) Landlord’s Remedies: Termination. In the event of any event of default by Tenant beyond applicable notice and cure periods, in
addition to any other remedies available to Landlord under this Lease, at law or in equity, Landlord shall have the immediate option to terminate this Lease and all rights of Tenant hereunder and Landlord shall have all the rights and remedies of a
Landlord provided by Section 1951.2 of the California Civil Code. In the event that Landlord shall elect to so terminate this Lease, then Landlord may recover from Tenant: 

(i) the worth at the time of award of any unpaid rent which had been earned at the time of such termination; plus 

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

(iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award
exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus 
 (iv) any other amount
necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which, in the ordinary course of things, would be likely to result therefrom, as allowed under
applicable Laws. 
 As used in subparagraph (i) and subparagraph (ii) of Paragraph 12(b) above, the
“worth at the time of award” is computed by allowing interest at the Default Rate (as defined below). As used in subparagraph (iii) of Paragraph 12(b) above, the “worth at the time of award” is computed
by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

  
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 (c) Landlord’s Remedies; Re-Entry
Rights. In the event of any event of default by Tenant beyond applicable notice and cure periods, in addition to any other remedies available to Landlord under this Lease, at law or in equity, Landlord shall also have the right, with or without
terminating this Lease, to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of pursuant to Paragraph 5(c) of this Lease
or any other procedures permitted by applicable Law. No re-entry or taking possession of the Premises by Landlord pursuant to this Paragraph 12(c), and no acceptance of surrender of the Premises or
other action on Landlord’s part, shall be construed as an election to terminate this Lease unless a written notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. 

(d) Continuation of Lease. Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue
lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on
account of any event of default by Tenant beyond applicable notice and cure periods, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all Rent as
it becomes due. 
 (e) Landlord’s Right to Perform. Except as specifically provided otherwise in this Lease, all covenants and
agreements by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement or offset of Rent. If Tenant shall fail to pay any sum of money (other than Base Rent) or perform any other act on
its part to be paid or performed hereunder and such failure shall continue beyond applicable notice and cure periods (except in case of emergencies, in which such case, such shorter period of time as is reasonable under the circumstances), Landlord
may, without waiving or releasing Tenant from any of Tenant’s obligations, make such payment or perform such other act on behalf of Tenant. All sums so paid by Landlord and all necessary incidental costs incurred by Landlord in performing such
other acts shall be payable by Tenant to Landlord within thirty (30) days after demand therefor as Additional Rent. 
 (f)
Interest. If any monthly installment of Rent or Operating Expenses or Taxes, or any other amount payable by Tenant hereunder is not received by Landlord by the date when due, it shall bear interest at the Default Rate from the date due until
paid. All interest, and any late charges imposed pursuant to Paragraph 12(g) below, shall be considered Additional Rent due from Tenant to Landlord under the terms of this Lease. The term “Default Rate” as used in this Lease
shall mean the lesser of (A) the rate announced from time to time by Wells Fargo Bank or, if Wells Fargo Bank ceases to exist or ceases to publish such rate, then the rate announced from time to time by the largest (as measured by deposits)
chartered bank operating in the State, as its “prime rate” or “reference rate”, plus five percent (5%), or (B) the maximum rate of interest permitted by Law. 

(g) Late Charges. Tenant acknowledges that, in addition to interest costs, the late payments by Tenant to Landlord of any monthly
installment of Base Rent, Additional Rent or other sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impractical to fix. Such other costs
include, without limitation, processing, administrative and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage, deed to secure debt, deed of trust or related loan documents encumbering the Premises, the
Building or the Project. Accordingly, if any monthly installment of Base Rent, Additional Rent or any other amount payable by Tenant hereunder is not received by Landlord within five (5) days following notice same is past the due date thereof,
Tenant shall pay to Landlord an additional sum of five percent (5%) of the overdue amount as a late charge, but in no event more than the maximum late charge allowed by law. The parties agree that such late charge represents a fair and reasonable
estimate of the costs that Landlord will incur by reason of any late payment as hereinabove referred to by Tenant, and the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for
the use of Landlord’s money by Tenant, while the payment of late charges is to compensate Landlord for Landlord’s processing, administrative and other costs incurred by Landlord as a result of Tenant’s delinquent payments. Acceptance
of a late charge or interest shall not constitute a waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease or at law or in
equity now or hereafter in effect. 
 (h) Rights and Remedies Cumulative. All rights, options and remedies of Landlord contained in
this Paragraph 12 and elsewhere in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive of the other, and Landlord shall have the right to pursue any one or all of such remedies or any other remedy or
relief which may be provided by law or in equity, whether or not stated in this Lease. Nothing in this Paragraph 12 shall be deemed to limit or otherwise affect Tenant’s indemnification of Landlord pursuant to any provision of this
Lease. 

  
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 (i) Tenant’s Waiver of Redemption. Tenant hereby waives and surrenders for
itself and all those claiming under it, including creditors of all kinds, (i) any right and privilege which it or any of them may have under any present or future law to redeem any of the Premises or to have a continuance of this Lease after
termination of this Lease or of Tenant’s right of occupancy or possession pursuant to any court order or any provision hereof, and (ii) the benefits of any present or future law which exempts property from liability for debt or for
distress for Rent. 
 (j) Costs Upon Default and Litigation. Tenant shall pay to Landlord and its mortgagees as Additional Rent all
the expenses incurred by Landlord or its mortgagees in connection with any default by Tenant hereunder or the exercise of any remedy by reason of any default by Tenant hereunder, including reasonable attorneys’ fees and expenses. If Landlord or
its mortgagees shall be made a party to any litigation commenced against Tenant or any litigation pertaining to this Lease or the Premises, at the option of Landlord and/or its mortgagees, Tenant, at its expense, shall provide Landlord and/or its
mortgagees with counsel reasonably approved by Landlord and/or its mortgagees and shall pay all costs incurred or paid by Landlord and/or its mortgagees in connection with such litigation. 

 

	13.	 ACCESS; CONSTRUCTION  

Subject to the terms of this Lease, Landlord reserves from the leasehold estate hereunder, in addition to all other rights reserved by Landlord
under this Lease, the right to use the roof and exterior walls of the Premises and the area beneath, adjacent to and above the Premises. Subject to the terms of this Lease, Landlord also reserves the right to install, use, maintain, repair, replace
and relocate equipment, machinery, meters, pipes, ducts, plumbing, conduits and wiring through the Premises, which serve other portions of the Building or the Project in a manner and in locations which do not unreasonably interfere with
Tenant’s use of or access to the Premises. In addition, subject to the terms of this Lease, Landlord shall have free access to any and all mechanical installations of Landlord or Tenant, including, without limitation, machine rooms, telephone
rooms and electrical closets. Tenant agrees that there shall be no construction of partitions or other obstructions which materially interfere with or which threaten to materially interfere with Landlord’s free access thereto, or materially
interfere with the moving of Landlord’s equipment to or from the enclosures containing said installations. Landlord shall at all reasonable times, and upon twenty-four (24) hours written notice to Tenant (or oral notice to Tenant’s
office manager), except in the case of an emergency in which case no notice shall be required, and during the last four (4) months of the Lease Term only one (1) hour prior notice is required to enter the Premises to (1) inspect them;
(ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices
of non-responsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the Building or the Building systems. Notwithstanding
anything to the contrary contained in this Paragraph 13, Landlord may enter the Premises at any time to (A) perform standard services required of Landlord, including janitorial service; (B) take possession due to a default by Tenant
in the manner provided herein; and (C) subject to the terms of Paragraph 12(e), above, perform any covenants of Tenant which Tenant fails to perform. Landlord may take such reasonable steps as required to accomplish the stated purposes;
provided, however, except for emergencies, any such entry shall be performed in an expeditious manner so as not to unreasonably interfere with Tenant’s use of the Premises. Landlord use commercially reasonable efforts to schedule entries into
the Premises under this Paragraph 13 with Tenant (except entries under items (A) and (B), above) so that Tenant, at Tenant’s option, may provide a representative to accompany Landlord. Landlord agrees to take no photographs of any
active work areas in the Premises without Tenant’s prior consent and agrees that any information obtained by any entry into the Premises by Landlord or its employees, agents or contractors shall be kept strictly confidential. Even in an
emergency situation, Landlord shall use commercially reasonable efforts to minimize any disruption to Tenant’s business operations. For such purposes, subject to the terms of this Paragraph 13, Landlord may also erect scaffolding and
other necessary structures where reasonably required by the character of the work to be performed. For each of such purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises
(excluding Tenant’s vaults and safes and Secured Areas (as defined below), access to which shall be provided by Tenant upon Landlord’s reasonable request). Landlord shall have the right to use any and all reasonable means which Landlord
may deem reasonably proper in an emergency in order to obtain entry to the Premises or any portion thereof, and Landlord shall have the right, at any time during the Lease Term, to provide 

  
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whatever access control measures it deems reasonably necessary to the Project, without any interruption or abatement in the payment of Rent by Tenant except as otherwise expressly provided
herein. Any entry into the Premises obtained by Landlord by any of such means shall not under any circumstances be construed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises or any
portion thereof. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, Alterations or decorations to the Premises or the Project except as otherwise expressly agreed to be performed by Landlord pursuant to the
provisions of this Lease. Tenant shall be granted access to the Premises twenty-four (24) hours per day, every day of the year, provided that such access shall: (i) be in accordance with all reasonable security measures as may be imposed
by Landlord from time to time and as are generally applicable to tenants of the Project and their invitees; and, (ii) be subject to restrictions on access recommended or imposed as a result of an emergency. Notwithstanding anything to the
contrary set forth in this Paragraph 13, subject to Landlord’s reasonable approval as to the size of the areas, Tenant may designate certain limited areas of the Premises as “Secured Areas” should Tenant require such
areas for the purpose of securing certain valuable property or confidential information. In connection with the foregoing, Landlord shall not enter such Secured Areas except in the event of an emergency or in connection with alterations to the
premises of another tenant of the Building subject to Landlord’s compliance with the terms of this Paragraph 13. Landlord shall not clean any area designated by Tenant as a Secured Area and shall only maintain or repair such secured
areas to the extent (i) such repair or maintenance is required in order to maintain and repair the Building structure and/or the Building systems; (ii) as required by applicable Laws, or (iii) in response to specific requests by
Tenant and in accordance with a schedule reasonably designated by Tenant, subject to Landlord’s reasonable approval. 
  

	14.	 Intentionally Deleted. 

 

	15.	 Intentionally Deleted. 

 

	16.	 SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES 

(a) Concurrently with Landlord’s and Tenant’s execution and delivery of this Lease, Landlord shall deliver to Tenant a fully executed
non-disturbance agreement in the form of Exhibit F attached hereto and made a part hereof from all existing ground lessors, if any, and mortgagees. Landlord and Tenant agree that the form of non-disturbance agreement attached hereto as Exhibit F is a commercially reasonable form, and that the provision of the same to Tenant will satisfy the obligation set forth in the prior sentence. Subject to
Tenant’s receipt of such non-disturbance agreement, as well as the non-disturbance agreements below, Tenant agrees that this Lease and the rights of Tenant
hereunder shall be subject and subordinate to any and all deeds to secure debt, deeds of trust, security interests, mortgages, master leases, ground leases or other security documents and any and all modifications, renewals, extensions,
consolidations and replacements thereof (collectively, “Security Documents”) which now or hereafter constitute a lien upon or affect the Project, the Building or the Premises. Such subordination shall be effective without the
necessity of the execution by Tenant of any additional document for the purpose of evidencing or effecting such subordination. In addition, subject to the terms of this Paragraph 16, Landlord shall have the right to subordinate or cause to be
subordinated any such Security Documents to this Lease and in such case, in the event of the termination or transfer of Landlord’s estate or interest in the Project by reason of any termination or foreclosure of any such Security Documents,
Tenant shall, notwithstanding such subordination, attorn to and become the Tenant of the successor-in-interest to Landlord at the option of such successor-in-interest. Furthermore, subject to the terms of this Paragraph 16, Tenant shall within fifteen (15) days of demand therefor execute any commercially
reasonable instruments or other documents which may be reasonably required by Landlord or the holder of any Security Document and specifically shall execute, acknowledge and deliver within fifteen ( 15) days of demand therefor a commercially
reasonable subordination of lease or subordination of deed of trust or mortgage; the failure to do so by Tenant within such time period shall be a default hereunder; provided, however, the new landlord or the holder of any Security Document shall
agree that Tenant’s quiet enjoyment of the Premises shall not be disturbed as long as Tenant is not in default under this Lease beyond applicable notice and cure periods. Notwithstanding anything to the contrary contained in this Paragraph 16,
in consideration of, and as a condition precedent to, Tenant’s agreement to permit its interest pursuant to this Lease to be subordinated to any particular future ground or underlying lease of the Building or the Project or to the lien of any
mortgage or trust deed, first encumbering the Building or the Project following the date of this Lease and to any renewals, extensions, modifications, consolidations and replacements thereof, Landlord shall deliver to Tenant a commercially
reasonable non-disturbance agreement executed by the landlord under such ground lease or underlying lease or the holder of such mortgage or trust deed. 

  
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 (b) If any proceeding is brought for default under any ground or master lease to which this
Lease is subject or in the event of foreclosure or the exercise of the power of sale under any mortgage, deed of trust or other Security Document made by Landlord covering the Premises, at the election of such ground lessor, master lessor or
purchaser at foreclosure, Tenant shall attorn to and recognize the same as Landlord under this Lease, provided such successor expressly agrees in writing to be bound to all future obligations by the terms of this Lease, and if so requested, Tenant
shall enter into a new lease with that successor on the same terms and conditions as are contained in this Lease (for the unexpired term of this Lease then remaining). Subject to the terms of this Paragraph 16, Tenant hereby waives its rights under
any current or future law which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the event of any such foreclosure proceeding or sale. 

(c) [Intentionally Deleted]. 
 (d)
Tenant shall, upon not less than ten (10) business days’ prior notice by Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying to those facts for which certification has been requested by Landlord or any
current or prospective purchaser or investor, holder of any Security Document, ground lessor or master lessor, including, but without limitation, that (i) this Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as modified and stating the modifications), (ii) the dates to which the Base Rent, Additional Rent and other charges hereunder have been paid, if any, and (iii) whether or not to the
actual knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default of which Tenant may have knowledge. The form of the statement attached
hereto as Exhibit D-1 is hereby approved by Tenant for use pursuant to this subparagraph (d); however, at Landlord’s option, Landlord shall have the right to use other commercially
reasonable forms for such purpose. Tenant’s failure to execute and deliver such statement within such time shall, at the option of Landlord, constitute a default under this Lease and, in any event, shall be conclusive upon Tenant that this
Lease is in full force and effect without modification except as may be represented by Landlord in any such certificate prepared by Landlord and delivered to Tenant for execution. Any statement delivered pursuant to this Paragraph 16 may be
relied upon by any prospective purchaser of the fee of the Building or the Project or any mortgagee, ground lessor or other like encumbrances thereof or any assignee of any such encumbrance upon the Building or the Project. 

(e) Landlord shall, upon not less than ten (10) business days’ prior notice by Tenant, execute, acknowledge and deliver to Tenant a
statement in writing certifying to those facts for which certification has been requested by Tenant or any current or prospective purchaser or investor, holder of any Security Document, ground lessor or master lessor, including, but without
limitation, that (1) this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications), (ii) the dates to which the Base Rent,
Additional Rent and other charges hereunder have been paid, if any, and (iii) whether or not to the actual knowledge of Landlord, Tenant is in default in the performance of any covenant, agreement or condition contained in this Lease and, if
so, specifying each such default of which Landlord may have knowledge. The form of the statement attached hereto as Exhibit D is hereby approved by Landlord for use pursuant to this subparagraph (d); however, at Tenant’s
option, Tenant shall have the right to use other commercially reasonable forms for such purpose. If Landlord fails to execute such certificate within such ten (10) business day period, then Tenant shall send a second written notice (the
“Estoppel Second Notice”) to Landlord specifying in bold, ail-capital typeface at the top of such notice as follows: “LANDLORD’S FAILURE TO RESPOND TO THE REQUEST FOR AN ESTOPPEL
CERTIFICATE WITHIN FIVE (5) BUSINESS DAYS AFTER THIS SECOND NOTICE SHALL BE A LANDLORD DEFAULT UNDER THE TERMS OF THIS LEASE.” If Landlord fails to execute and deliver such statement within such time shall constitute a default under this
Lease. 
  

	17.	 SALE BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY 

 (a) In the event of a sale or conveyance by Landlord of the Building or the Project, Landlord shall be released from
any and all liability under this Lease thereafter arising to the extent such obligations have been assured by the transferee. If the Security Deposit has been deposited by Tenant to Landlord prior to such sale or conveyance, Landlord shall transfer
the Security Deposit to the purchaser, and upon delivery to Tenant of notice thereof, Landlord shall be discharged from any further liability in reference thereto. 

  
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 (b) Landlord shall not be in default of any obligation of Landlord hereunder unless Landlord
fails to perform any of its obligations under this Lease within thirty (30) days after receipt of written notice of such failure from Tenant (unless another time period is set forth in this Lease); provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be in default if Landlord commences to cure such default within the thirty (30) day period and thereafter diligently
prosecutes the same to completion. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Project and not thereafter. All obligations of Landlord hereunder shall be construed as
covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

Notwithstanding anything in this Lease to the contrary, provided that Tenant is not in default beyond applicable notice and cure periods, in
the event either (a) there occurs a default by Landlord hereunder (following the applicable notice and cure period provided in the preceding Paragraph above) which materially impairs or interferes with Tenant’s use of the Premises or
(b) Landlord defaults under its obligations hereunder and such default creates an emergency condition (i.e., meaning a condition that creates an imminent and substantial risk of personal injury or substantial property damage) and Landlord fails
to commence to cure such emergency condition within five (5) business days after written notice (the “Emergency Notice”) from Tenant identifying such emergency condition, then, provided Tenant has given Landlord written notice
in addition to any notice required in the preceding Paragraph with respect to non-emergency conditions or the Emergency Notice with respect to emergency conditions (“Landlord’s Second
Notice”) specifying in reasonable detail such default and containing in bold upper case letters (in 16 point font or larger) the phrase “FINAL REQUEST • TENANT ENTITLED TO SELF HELP REMEDY UNDER LEASE”),
and Landlord either (i) fails to commence to cure such default within fifteen (15) business days for non-emergency conditions or two (2) business days for emergency conditions (plus any number
of days that Landlord’s ability to commence such cure is delayed or interrupted by Tenant or by Force Majeure) after receipt of Landlord’s Second Notice, or (ii) commences to cure such default within fifteen (15) business days
for non-emergency conditions or two (2) business days for emergency conditions (plus any number of days that Landlord’s ability to commence such cure is delayed or interrupted by Tenant or by Force
Majeure) after receipt of Landlord’s Second Notice but thereafter fails to diligently (subject to delays or interruptions caused by Tenant or occasioned by Force Majeure) prosecute such cure to completion, then and in such event, or
(iii) fails to dispute in good faith (with reasons stating the basis of its dispute) Tenant’s rights to self-help within fifteen (15) business days for non-emergency conditions or two
(2) business days for emergency conditions after receipt of the Landlord’s Second Notice, Tenant may take commercially reasonable actions to cure such a default by Landlord, in which event Landlord shall reimburse Tenant for the reasonable
out-of-pocket costs and expenses incurred and paid by Tenant in connection therewith (“Tenant’s Self-Help Costs”) within thirty (30) days
after Tenant’s delivery to Landlord of an invoice therefor, together with reasonable supporting documentation for such reasonable costs and expenses. The Landlord’s Second Notice described above shall not be delivered until after the
expiration of the cure period set forth in the preceding Paragraph above. The above self-help right shall not apply to any circumstance to which Paragraph 9 of this Lease is applicable, and shall only be applicable so long as the tenant
hereunder is the Tenant who originally executed this Lease, or a Transfer Assignee. Tenant shall not be entitled to enter into the premises of any other tenants of the Project in connection with the exercise of Tenant’s herein provided
self-help right, and Tenant shall be responsible for the costs of repairing any damage to the Project, and for the costs of any adverse impact on any warranty covering the Project, that Tenant causes by exercising Tenant’s remedies under this
Paragraph 17(b). Any costs that Tenant owes pursuant to the immediately preceding sentence shall be reimbursed to Landlord by Tenant within thirty (30) days after Tenant receives written notification of such costs. 

In the event that the obligations of Landlord under this Lease are not performed during the pendency of a bankruptcy or insolvency proceeding
involving Landlord as the debtor, or following the rejection of this Lease in accordance with Section 365 of the Bankruptcy Code, then notwithstanding any provision of this Lease to the contrary, Tenant shall have the right to set off against
the Rent next due and owing under this Lease (a) any and all damages caused by such non-performance of Landlord’s obligations under this Lease by Landlord, debtor-in-possession, or the bankruptcy trustee, and (b) any and all damages caused by the non-performance of Landlord’s obligations under this Lease
following any rejection of this Lease in accordance with Section 365 of the Bankruptcy Code. 
 (c) Notwithstanding anything contained
in this Lease to the contrary, the obligations of Landlord under this Lease (including any actual or alleged breach or default by Landlord) do not constitute personal obligations of the individual partners, directors, officers, trustees, members or
shareholders of Landlord or Landlord’s members or 

  
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partners, and Tenant shall not seek recourse against the individual partners, directors, officers, trustees, members or shareholders of Landlord or against Landlord’s members or partners or
against any other persons or entities having any interest in Landlord, or against any of their personal assets for satisfaction of any liability with respect to this Lease. Any liability of Landlord for a default by Landlord under this Lease, or a
breach by Landlord of any of its obligations under the Lease, shall be limited solely to its interest in the Project (including rent, sales, condemnation and insurance proceeds), and in no event shall any personal liability be asserted against
Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord, its partners, directors, officers, trustees, members, shareholders or any other persons or entities having any interest in Landlord.
Tenant’s sole and exclusive remedy for a default or breach of this Lease by Landlord shall be either (i) an action for damages, or (ii) an action for injunctive relief; Tenant hereby waiving and agreeing that Tenant shall have no
offset rights or right to terminate this Lease on account of any breach or default by Landlord under this Lease. Under no circumstances whatsoever shall Landlord ever be liable for punitive, consequential or special damages under this Lease and
Tenant waives any rights it may have to such damages under this Lease in the event of a breach or default by Landlord under this Lease. 

(d) As a condition to the effectiveness of any notice of default given by Tenant to Landlord, Tenant shall also concurrently give such notice
under the provisions of Paragraph 17(b) to each beneficiary under a Security Document encumbering the Project of whom Tenant has received written notice (such notice to specify the address of the beneficiary). In the event Landlord shall fail
to cure any breach or default within the time period specified in subparagraph (b), then prior to the pursuit of any remedy therefor by Tenant (except for the remedies set forth in Paragraph 7(f) and the second and third paragraphs of
Paragraph 17(b)), each such beneficiary shall have an additional thirty (30) days within which to cure such default, or if such default cannot reasonably be cured within such period, then each such beneficiary shall have such additional time as
shall be necessary to cure such default, provided that within such thirty (30) day period, such beneficiary has commenced and is diligently pursuing the remedies available to it which are necessary to cure such default (including, without
limitation, as appropriate, commencement of foreclosure proceedings). 
  

	18.	 PARKING; COMMON AREAS 

(a) Tenant shall have the right, but not the obligation except as set forth in Item 13 of the Basic Lease Provisions, to rent the
number of parking passes located in the parking areas of the Project specified in Item 13 of the Basic Lease Provisions for the parking of operational motor vehicles used by Tenant, its officers, employees, sublessees and assignees only.
Except as otherwise provided herein, Landlord reserves the right, at any time upon written notice to Tenant, to designate the location of Tenant’s parking passes as determined by Landlord in its reasonable and
non-discriminatory discretion. The use of such passes shall be subject to the reasonable and non-discriminatory rules and regulations adopted by Landlord from time to
time for the use of the parking areas. Landlord further reserves the right to make such reasonable non-discriminatory changes to the parking system as Landlord may deem necessary or reasonable from time to
time; i.e., Landlord may provide for one or a combination of parking systems, including, without limitation, self-parking, single or double stall parking spaces, and valet assisted parking. Except as otherwise expressly agreed to in this Lease,
Tenant agrees that Tenant, its officers and employees shall not be entitled to park in any reserved or specially assigned areas reasonably designated by Landlord from time to time in the Project’s parking areas. Landlord may require execution
of a commercially reasonable agreement with respect to the use of such parking areas by Tenant and/or its officers, employees, sublessees and assignees in form reasonably satisfactory to Landlord as a condition of any such use by Tenant, its
officers and employees and other users permitted under this Lease. A default by Tenant, its officers or employees in the payment of such charges, the compliance with such rules and regulations, or the performance of such agreement(s) shall
constitute a default by Tenant hereunder, subject to applicable notice and cure periods. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s officers, employees, suppliers, shippers, customers or
invitees to be loaded, unloaded or parked in areas other than those reasonably designated by Landlord for such activities. If Tenant repeatedly permits or allows any of the prohibited activities described in this Paragraph, then Landlord shall have
the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable within thirty (30) days following
demand by Landlord. 
 (b) Subject to subparagraph (c) below and the remaining provisions of this Lease, Tenant shall have the
nonexclusive right, in common with others, to the use of such entrances, lobbies, fire vestibules, restrooms (excluding restrooms on any full floors leased by a tenant), mechanical areas, ground floor corridors, elevators and elevator

  
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foyers, electrical and janitorial closets, telephone and equipment rooms, loading and unloading areas, the Project’s plaza areas, if any, ramps, drives, stairs, and similar access ways and
service ways and other common areas and facilities in and adjacent to the Building and the Project as are reasonably designated from time to time by Landlord for the general nonexclusive use of Landlord, Tenant and the other tenants of the Project
and their respective employees, agents, representatives, licensees and invitees (“Common Areas”). The use of such Common Areas shall be subject to the reasonable and non-discriminatory rules
and regulations contained herein and the provisions of any covenants, conditions and restrictions affecting the Building or the Project, subject to the terms of this Lease. Tenant shall keep all of the Common Areas free and clear of any obstructions
created by Tenant or resulting from Tenant’s operations, and shall use the Common Areas only for normal activities, parking and ingress and egress by Tenant and/or subtenant or assignee and its and/or their employees, agents, representatives,
licensees and invitees to and from the Premises, the Building or the Project. Nothing herein shall affect the rights of Landlord at any time to remove any such unauthorized persons from said areas or to prevent the use of any of said areas by
unauthorized persons. Landlord reserves the right in good faith to make such changes, alterations, additions, deletions, improvements, repairs or replacements in or to the Building, the Project (including the Premises) and the Common Areas as
Landlord may reasonably deem necessary or desirable, including, without limitation, constructing new buildings and making changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading areas,
landscaped areas and walkways; provided, however, that (1) there shall be no unreasonable permanent obstruction of access to or use of the Premises resulting therefrom, and (ii) Landlord shall use commercially reasonable efforts to
minimize any interruption with Tenant’s use of or access to the Premises, Building, Project or parking structure; provided, further, however, that any such additions shall not increase Tenant’s monetary andlor materially increase
Tenant’s non-monetary obligations under this Lease unless such additions are required by applicable Laws, or intended to help improve the security and/or safety of the tenants of, or the visitors to, the
Project. Except as otherwise provided in this Lease, the manner in which the Common Areas are maintained and operated shall be at the reasonable discretion of Landlord, provided that Landlord shall maintain and operate the same substantially
consistent with the Comparable Buildings and the use thereof shall be subject to such reasonable, non-discriminatory rules, regulations and restrictions as Landlord may make from time to time, which rules and
regulations shall not be unreasonably or discriminatorily modified or enforced in a manner which shall materially interfere with the conduct of Tenant’s permitted use from the Premises or Tenant’s use of or access to the Premises or the
adjacent parking structure. So long as Landlord provides Tenant with prior written notice (provided that such notice shall not be required in the event of an Emergency), Landlord, in Landlord’s reasonable discretion, reserves the right to close
temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas, so long as such changes do not change the nature of the Project to something other than a first class office building project or
materially affect Tenant’s use of the Premises for the permitted use. Notwithstanding any provision of this Lease to the contrary, the Common Areas shall not in any event be deemed to be a portion of or included within the Premises leased to
Tenant and the Premises shall not be deemed to be a portion of the Common Areas. This Lease is granted subject to the terms hereof, the rights and interests of third parties under existing liens, ground leases, easements and encumbrances affecting
such property, all zoning regulations, rules, ordinances, building restrictions and other laws and regulations now in effect or hereafter adopted by any governmental authority having jurisdiction over the Project or any part thereof. 

(c) Notwithstanding any provision of this Lease to the contrary, Landlord specifically reserves the right to redefine the term
“Project” for purposes of allocating and calculating Operating Expenses and Taxes so as to include or exclude areas as Landlord shall from time to time reasonably determine in a manner consistent with Comparable Buildings and so
long as consistently applied with respect to Operating Expenses and Taxes and so long as Tenant’s obligations under this Lease are not increased as a result thereof (including any appropriate gross-up of
the Base Year). In addition, Landlord shall have the right to contract or otherwise arrange for amenities, services or utilities (the cost of which is included within Operating Expenses and Taxes) to be on a common or shared basis to both the
Project (i.e., the area with respect to which Operating Expenses and Taxes are determined) and adjacent areas not included within the Project, so long as the basis on which the cost of such amenities, services or utilities is allocated to the
Project is determined on an arms-length basis or some other basis reasonably determined by Landlord in a manner consistent with Comparable Buildings and so long as consistently applied with respect to Operating Expenses and Taxes and so long as
Tenant’s obligations under this Lease are not increased as a result thereof (including any appropriate gross-up of the Base Year). In the case where the definition of the Project is revised for purposes
of the allocation or determination of Operating Expenses and Taxes, Tenant’s Proportionate Share shall be appropriately revised to equal the percentage share of all Rentable Area contained within the Project (as then defined) represented by the
Premises. Landlord shall have the reasonable right to determine which portions of the Project and other areas, if any, shall be served by common management, operation, maintenance and repair so long as it is in a manner consistent with Comparable
Buildings and so long as consistently applied with respect to Operating Expenses and Taxes and so long as Tenant’s obligations under this Lease are not increased as a result thereof. 

  
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	19.	 MISCELLANEOUS 

(a) Attorneys’ Fees. In the event of any legal action or proceeding brought by either party against the other arising out of this
Lease, the prevailing party shall be entitled to recover reasonable attorneys’ fees and costs (including, without limitation, court costs and expert witness fees) incurred in such action. Such amounts shall be included in any judgment rendered
in any such action or proceeding. 
 (b) Waiver. No waiver by Landlord or Tenant of any provision of this Lease or of any breach by
Landlord or Tenant hereunder shall be deemed to be a waiver of any other provision hereof, or of any subsequent breach by Landlord or Tenant. Landlord’s or Tenant’s consent to or approval of any act by the other requiring Landlord’s
or Tenant’s consent or approval under this Lease shall not be deemed to render unnecessary the obtaining of their consent to or approval of any subsequent act of the other. No act or thing done by Landlord or Landlord’s agents during the
term of this Lease shall be deemed an acceptance of a surrender of the Premises, unless in writing signed by Landlord. The delivery of the keys to any employee or agent of Landlord shall not operate as a termination of the Lease or a surrender of
the Premises. The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall not constitute a waiver by Landlord of such breach or any other breach unless such waiver is expressly stated in a writing signed by Landlord.
Tenant’s payment of any Rent hereunder shall not constitute a waiver by Tenant of any breach or default by Landlord under this Lease nor shall Landlord’s payment of monies due Tenant hereunder constitute a waiver by Landlord of any breach
or default by Tenant under this Lease. 
 (c) Notices. Any notice, demand, request, consent, approval, disapproval or certificate
(“Notice”) required or desired to be given under this Lease shall be in writing and given by certified mail, return receipt requested, by personal delivery or by a nationally recognized overnight delivery service (such as Federal
Express or UPS) providing a receipt for delivery. Notices may not be given by facsimile. The date of giving any Notice shall be deemed to be the date upon which delivery is actually made by one of the methods described in this
Section 19(c) (or attempted if said delivery is refused or rejected). If a Notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. All notices, demands, requests,
consents, approvals, disapprovals, or certificates shall be addressed at the address specified in Item 14 of the Basic Lease Provisions or to such other addresses as may be specified by written notice from Landlord to Tenant and if to Tenant,
at the Premises. Either party may change its address by giving reasonable advance written Notice of its new address in accordance with the methods described in this Paragraph; provided, however, no notice of either party’s change of address
shall be effective until fifteen (15) days after the addressee’s actual receipt thereof. For the purpose of this Lease, Landlord’s counsel may provide Notices to Tenant on behalf of Landlord and such notices shall be binding on Tenant
as if such notices have been provided directly by Landlord. 
 (d) Access Control. Subject to Paragraph 7(a)(vii) above, Landlord
shall be the sole determinant of the type and amount of any access control or courtesy guard services to be provided to the Project, if any. IN ALL EVENTS, LANDLORD SHALL NOT BE LIABLE TO TENANT, AND TENANT HEREBY WAIVES ANY CLAIM AGAINST LANDLORD,
FOR (I) ANY UNAUTHORIZED OR CRIMINAL ENTRY OF THIRD PARTIES INTO THE PREMISES, THE BUILDING OR THE PROJECT, (II) ANY DAMAGE TO PERSONS, OR (III) ANY LOSS OF PROPERTY IN AND ABOUT THE PREMISES, THE BUILDING OR THE PROJECT, BY OR FROM
ANY UNAUTHORIZED OR CRIMINAL ACTS OF THIRD PARTIES, REGARDLESS OF ANY ACTION, INACTION, FAILURE, BREAKDOWN, MALFUNCTION AND/OR INSUFFICIENCY OF THE ACCESS CONTROL OR COURTESY GUARD SERVICES PROVIDED BY LANDLORD, IF ANY. Tenant shall provide such
supplemental security services and shall install within the Premises such supplemental security equipment, systems and procedures as may reasonably be required for the protection of its employees and invitees, provided that Tenant shall coordinate
such services and equipment with any security provided by Landlord. The determination of the extent to which such supplemental security equipment, systems and procedures are reasonably required shall be made in the sole judgment, and shall be the
sole responsibility, of Tenant. Tenant acknowledges that it has neither received nor relied upon any representation or warranty made by or on behalf of Landlord with respect to the safety or security of the Premises or the Project or any part
thereof or the extent or effectiveness of any security measures or procedures now or hereafter provided by Landlord, and further acknowledges that Tenant has made its own independent determinations with respect to all such matters. 

  
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 (e) Storage. Any storage space at any time leased to Tenant hereunder shall be used
exclusively for storage. Notwithstanding any other provision of this Lease to the contrary, (i) Landlord shall have no obligation to provide heating, cleaning, water or air conditioning therefor, and (ii) Landlord shall be obligated to
provide to such storage space only such electricity as will, in Landlord’s reasonable judgment, be adequate to light said space as storage space. 

(f) Holding Over. If Tenant retains possession of the Premises after the termination or expiration of the Lease Term, then Tenant shall,
at Landlord’s election made within ten (10) business days of the commencement of such holdover become a month-to-month tenant (and Landlord’s failure to
make any such election shall mean that Tenant is a tenant at sufferance terminable at will by Landlord provided, however, the remainder of this Paragraph 19(f) shall apply), such possession shall be subject to termination by Landlord or Tenant with
thirty (30) days written notice to the other, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that
Tenant shall pay Landlord from time to time, upon demand, as Base Rent (i) for the initial two (2) months of such holdover period, an amount equal to one hundred twenty-five percent (125%) of the Base Rent in effect on the termination
date, computed on a monthly basis for each month or part thereof during such holding over, and (ii) after such initial two (2) month period an amount equal to one hundred fifty percent (150%) of the Base Rent in effect on the termination
date, computed on a monthly basis for each month or part thereof during such holding over. All other payments (including payment of Additional Rent) shall continue under the terms of this Lease. In addition, in the event Tenant holds over in the
Premises for more than two (2) months past the termination or expiration of the Lease Term, then Tenant shall be liable for all damages incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without
consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Paragraph shall not be construed as consent for Tenant to retain possession of the Premises. 

(g) Condition of Premises. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE (INCLUDING WITHOUT LIMITATION ALL EXHIBITS HERETO),
LANDLORD HEREBY DISCLAIMS ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED PURPOSE OR USE, WHICH DISCLAIMER IS HEREBY ACKNOWLEDGED BY TENANT. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS
LEASE (INCLUDING WITHOUT LIMITATION ALL EXHIBITS HERETO), THE TAKING OF POSSESSION BY TENANT SHALL BE CONCLUSIVE EVIDENCE THAT TENANT: 

(i) ACCEPTS THE PREMISES, THE BUILDING AND LEASEHOLD IMPROVEMENTS AS SUITABLE FOR THE PURPOSES FOR WHICH THE PREMISES WERE
LEASED; 
 (ii) ACCEPTS THE PREMISES AND PROJECT AS BEING IN GOOD AND SATISFACTORY CONDITION; 

(iii) WAIVES ANY DEFECTS IN THE PREMISES AND ITS APPURTENANCES EXISTING NOW OR IN THE FUTURE, EXCEPT THAT TENANT’S TAKING
OF POSSESSION SHALL NOT BE DEEMED TO WAIVE LANDLORD’S COMPLETION OF MINOR FINISH WORK ITEMS THAT DO NOT INTERFERE WITH TENANT’S OCCUPANCY OF THE PREMISES; AND 

(iv) WAIVES ALL CLAIMS BASED ON ANY IMPLIED WARRANTY OF SUITABILITY OR HABITABILITY. 

(h) Quiet Possession. Upon Tenant’s paying the Rent reserved hereunder and observing and performing all of the covenants,
conditions and provisions on Tenant’s part to be observed and performed hereunder within applicable notice and cure periods, Tenant shall have quiet possession of the Premises for the term hereof without hindrance or ejection by any person
lawfully claiming under Landlord, subject to the provisions of this Lease and to the provisions of any (i) covenants, conditions and restrictions, (ii) master lease, or (iii) Security Documents to which this Lease is subordinate or
may be subordinated. 
 (i) Matters of Record. Except as otherwise provided herein, this Lease and Tenant’s rights hereunder are
subject and subordinate to all matters affecting Landlord’s title to the Project recorded in the Real Property Records of the County in which the Project is located, prior to and subsequent to the date hereof including, without limitation,

  
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all covenants, conditions and restrictions. Tenant agrees for itself and all persons in possession or holding under it that it will comply with and not violate any such covenants, conditions and
restrictions or other matters of record. Landlord reserves the right, from time to time, to grant such easements, rights and dedications as Landlord deems necessary or desirable, and to cause the recordation of parcel maps and covenants, conditions
and restrictions affecting the Premises, the Building or the Project, as long as such easements, rights, dedications, maps, and covenants, conditions and restrictions do not materially interfere with the use of the Premises by Tenant. At
Landlord’s request, Tenant shall join in the execution of any of the aforementioned documents if commercially reasonable. 
 (j)
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. Tenant shall attorn to each purchaser, successor or assignee of Landlord upon the terms of this Lease. 

(k) Brokers. Each party warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of
this Lease, excepting only the brokers named in Item 12 of the Basic Lease Provisions and that it knows of no other real estate broker or agent who is or might be entitled to a commission in connection with this Lease. Landlord shall pay all fees
due the brokers pursuant to separate written agreements between Landlord and the brokers. Each party hereby agrees to indemnify, defend and hold the other party harmless for, from and against all claims for any brokerage commissions, finders’
fees or similar payments by any persons claiming through them other than those listed in Item 12 of the Basic Lease Provisions and all costs, expenses and liabilities incurred in connection with such claims, including reasonable
attorneys’ fees and costs. 
 (l) Project or Building Name and Signage. Subject to the terms of this Lease, Landlord shall have
the right at any time to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or
Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of
Landlord. Additionally, Landlord shall have the exclusive right at all times during the Lease Term to change, modify, add to or otherwise alter the name, number, or designation of the Building and/or the Project, and Landlord shall not be liable for
claims or damages of any kind which may be attributed thereto or result therefrom. 
 (m) Examination of Lease. Submission of this
instrument for examination or signature by Tenant does not constitute a reservation of or option for lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

(n) Time. Time is of the essence of this Lease and each and all of its provisions. Whenever in this Lease a payment is required to be
made by one party to the other, but a specific date for payment is not set forth or a specific number of days within which payment is to be made is not set forth, or the words “immediately,” “promptly,” and/or
“on demand,” or their equivalent, are used to specify when such payment is due, then such payment shall be due fifteen (15) days after the date that the party which is entitled to such payment sends notice to the other party demanding
such payment. 
 (o) Defined Terms and Marginal Headings. The words “Landlord” and “Tenant” as used
herein shall include the plural as well as the singular and for purposes of Articles 5, 7, 13 and 18, the term Landlord shall include Landlord, its employees, contractors and agents. The marginal headings and titles to the articles of this
Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
 (p) Conflict of
Laws; Prior Agreements; Separability. This Lease shall be governed by and construed pursuant to the laws of the State of California. 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. The illegality, invalidity or unenforceability of any provision of this Lease shall in no way impair or invalidate any other provision of this Lease, and such remaining provisions shall remain in full
force and effect. 

  
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 (q) Authority. If Tenant is a corporation or limited liability company, Tenant hereby
covenants and warrants that Tenant is a duly authorized and existing corporation or limited liability company, that Tenant has and is qualified to do business in the State, that the corporation or limited liability company has full right and
authority to enter into this Lease, and that each person signing on behalf of the corporation is authorized to do so. Tenant shall provide Landlord within thirty (30) days following demand with such evidence of such authority as Landlord shall
reasonably request, including, without limitation, resolutions and certificates. This Lease shall not be construed to create a partnership, joint venture or similar relationship or arrangement between Landlord and Tenant hereunder. 

(r) Joint and Several Liability. If two or more individuals, corporations, partnerships or other business associations (or any
combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other business association to pay Rent and perform all other obligations hereunder shall be deemed to be joint
and several, and all notices, payments and agreements given or made by, with or to any one of such individuals, corporations, partnerships or other business associations shall be deemed to have been given or made by, with or to all of them. In like
manner, if Tenant shall be a partnership or other business association, the members of which are, by virtue of statute or federal law, subject to personal liability, then the liability of each such member shall be joint and several. 

(s) Rental Allocation. For purposes of Section 467 of the Internal Revenue Code of 1986, as amended from time to time, Landlord and
Tenant hereby agree to allocate all Rent to the period in which payment is due, or if later, the period in which Rent is paid. 
 (t)
Rules and Regulations. Tenant agrees to comply with all reasonable non-discriminatory rules and regulations of the Building and the Project imposed by Landlord as set forth on Exhibit C
attached hereto, as the same may be changed in a reasonable and non-discriminatory manner from time to time upon reasonable notice to Tenant so long as such changes do not materially adversely affect
Tenant’s use of or access to the Premises, Building, Project or parking structure. Landlord shall not be liable to Tenant for the failure of any other tenant or any of its assignees, subtenants, or their respective agents, employees,
representatives, invitees or licensees to conform to such rules and regulations; provided, however, that Landlord shall use commercially reasonable efforts (but not including the institution of legal proceedings) to enforce such non-performance against the other occupants and tenants of the Project, to the extent such non-performance has a material adverse effect on Tenant’s use of or access to
the Premises. 
 (u) Joint Product. This Agreement is the result of arms-length negotiations between Landlord and Tenant and their
respective attorneys. Accordingly, neither party shall be deemed to be the author of this Lease and this Lease shall not be construed against either party. 

(v) Financial Statements. At any time during the Lease Term, but not more often than two (2) times during any twelve
(12) month period in connection with the sale or refinance of the Project, Landlord may require Tenant to provide Landlord with a current financial statement prepared in the ordinary course of business and financial statements prepared in the
ordinary course of business of the two (2) years prior to the current financial statement year (collectively, “Financial Statements”); provided, however, as a condition precedent to Tenant’s delivery, Landlord requesting
such information shall execute a commercially reasonable form of confidentiality agreement with respect thereto. Such statements shall be as prepared in Tenant’s ordinary course of business and certified as true and correct by Tenant’s
chief financial officer. 
 (w) Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of
God, acts of war, terrorism, terrorist activities, inability to obtain services, labor, or materials or reasonable substitutes therefore, governmental actions, civil commotions, fire, flood, earthquake or other casualty, and other causes beyond the
reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant and Landlord pursuant to this Lease and except as to Tenant’s obligations under
Article 6 and Article 8 of this Lease and Section 19(f) of this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the
performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any
delay in such party’s performance caused by a Force Majeure. 

  
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 (x) Counterparts. This Lease may be executed in several counterparts, each of which
shall be deemed an original, and all of which shall constitute but one and the same instrument. 
 (y) Waiver of Right to Jury Trial.
LANDLORD AND TENANT WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY OF ANY CONTRACT OR TORT CLAIM, COUNTERCLAIM, CROSS-COMPLAINT, OR CAUSE OF ACTION IN ANY ACTION, PROCEEDING, OR HEARING BROUGHT BY EITHER PARTY AGAINST THE OTHER ON ANY MATTER
ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, OR TENANT’S USE OR OCCUPANCY OF THE LEASED PREMISES, INCLUDING WITHOUT LIMITATION ANY CLAIM OF INJURY OR DAMAGE OR THE ENFORCEMENT OF ANY REMEDY
UNDER ANY CURRENT OR FUTURE LAW, STATUTE, REGULATION, CODE, OR ORDINANCE. Landlord and Tenant agree that this Paragraph constitutes a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure
Section 631(a)(2), and Tenant does hereby authorize and empower Landlord to file this Paragraph and/or this Lease, as required, with the clerk or judge of any court of competent jurisdiction as a written consent to waiver of jury trial. 

(z) Office and Communications Services. Landlord has advised Tenant that certain office and communications services may be offered to
tenants of the Building by a concessionaire under contract to Landlord (“Provider”). Tenant shall be permitted to contract with Provider for the provision of any or all of such services on such terms and conditions as Tenant and
Provider may agree. Tenant acknowledges and agrees that: (i) Landlord has made no warranty or representation to Tenant with respect to the availability of any such services, or the quality, reliability or suitability thereof; (ii) the
Provider is not acting as the agent or representative of Landlord in the provision of such services, and Landlord shall have no liability or responsibility for any failure or inadequacy of such services, or any equipment or facilities used in the
furnishing thereof, or any act or omission of Provider, or its agents, employees, representatives, officers or contractors; (iii) Landlord shall have no responsibility or liability for the installation, alteration, repair, maintenance,
furnishing, operation, adjustment or removal of any such services, equipment or facilities; and (iv) any contract or other agreement between Tenant and Provider shall be independent of this Lease, the obligations of Tenant hereunder, and the
rights of Landlord hereunder, and, without limiting the foregoing, no default or failure of Provider with respect to any such services, equipment or facilities, or under any contract or agreement relating thereto, shall have any effect on this Lease
or give to Tenant any offset or defense to the full and timely performance of its obligations hereunder, or entitle Tenant to any abatement of rent or additional rent or any other payment required to be made by Tenant hereunder, or constitute any
accrual or constructive eviction of Tenant, or otherwise give rise to any other claim of any nature against Landlord. Subject to any rules and regulations that may be uniformly imposed by Landlord, Tenant shall have reasonable access to its pro rata
share of the Building shaftways reasonably necessary for Tenant’s communications installations, wiring and equipment. Provided that Tenant complies with all applicable laws, covenants, conditions and restrictions affecting the Building and
coordinates with Landlord’s designated Provider, Tenant shall be permitted to contract with such additional providers of office and communications service providers reasonably acceptable to Landlord by contracting and coordinating with
Landlord’s designated Provider. 
 (aa) OFAC Compliance. 

(i) Certification. Tenant certifies, represents, warrants and covenants that: 

(A) It is not acting and will not act, directly or indirectly, for or on behalf of any person, group, entity, or nation named
by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated National and Blocked Person”, or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule, or
regulation that is enforced or administered by the Office of Foreign Assets Control; and 
 (B) It is not engaged in this
transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or nation. 

(ii) Indemnity. Tenant hereby agrees to defend (with counsel reasonably acceptable to Landlord), indemnify and hold
harmless Landlord and the Landlord Indemnitees from and against any and all Claims arising from or related to any such breach of the foregoing certifications, representations, warranties and covenants. 

  
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 (bb) No Easement For Light. Air And View. This Lease conveys to Tenant no rights for
any light, air or view. No diminution of light, air or view, or any impairment of the visibility of the Premises from inside or outside the Building, by any structure or other object that may hereafter be erected (whether or not by Landlord) shall
entitle Tenant to any reduction of Rent under this Lease, constitute an actual or constructive eviction of Tenant, result in any liability of Landlord to Tenant, or in any other way affect this Lease or Tenant’s obligations hereunder.
Notwithstanding anything to the contrary, Landlord agrees that Landlord shall not install any bus wrap signage over any of Tenant’s windows. Tenant shall be prohibited from installing any bus wrap signage at the Project. 

(cc) Nondisclosure of Lease Terms. Tenant agrees that the terms of this Lease are confidential and constitute proprietary information of
Landlord, and that disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate with other tenants. Tenant hereby agrees that Tenant and its partners, officers, directors, employees, agents, real estate brokers and
sales persons and attorneys shall not disclose the terms of this Lease to any other person without Landlord’s prior written consent, except to any accountants of Tenant in connection with the preparation of Tenant’s financial statements or
tax returns, to an assignee of this Lease or subtenant of the Premises, or to an entity or person to whom disclosure is require by applicable law or in connection with any action brought to enforce this Lease. 

(dd) Intentionally Deleted. 

(ee) ERISA. Tenant is not an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security Act
of 1974 (“ERISA”), which is subject to Title I of ERISA, or a “plan” as defined in Section 4975(e)(1) of the Internal Revenue Code of 1986, which is subject to Section 4975 of the Internal Revenue Code of 1986;
and (b) the assets of Tenant do not constitute “plan assets” of one or more such plans for purposes of Title I of ERISA or Section 4975 of the Internal Revenue Code of 1986; and (c) Tenant is not a “governmental
plan” within the meaning of Section 3(32) of ERISA, and assets of Tenant do not constitute plan assets of one or more such plans; or (d) transactions by or with Tenant are not in violation of state statutes applicable to Tenant
regulating investments of and fiduciary obligations with respect to governmental plans. 
 (ff) Intentionally Deleted. 

(gg) CASp Disclosure. Pursuant to California Civil Code Section 1938, Landlord hereby notifies Tenant that, as of the Effective
Date of this Lease, to Landlord’s knowledge the Premises has not undergone inspection by a Certified Access Specialist (CASp). 
 (hh)
Rooftop Deck. 
 (i) Subject to the further terms of this Paragraph and all applicable laws, ordinances, restrictions,
rules and regulations, as well as all applicable covenants, restrictions or deed restrictions affecting the Project (collectively, the “Applicable Rules and Restrictions”), Tenant shall have the exclusive use of the Fifth Floor
rooftop deck (the “Rooftop Deck”), as further shown on Exhibit A-1 attached hereto and incorporated herein for all purposes, but all costs to design, engineer, permit, construct,
structurally reinforce and provide proper exiting (including design and construction of additional and/or expanded stairs and/or any Staircase Work (as defined below)) for said Rooftop Deck (the “Rooftop Deck Work”) shall be
Tenant’s responsibility. Tenant hereby has elected to construct the Rooftop Deck and Landlord agrees to provide an additional allowance equal to $416,440.00 (which is equal to $5.00 per square foot of Rentable Area of the Premises) (the
“Rooftop Allowance”) towards the cost of such Rooftop Deck Work, which such additional allowance shall be added to and considered to be part of the Tenant Improvement Allowance defined in Item 18 of the Basic Lease Provisions
of the Lease. Except as set forth below with respect to the Staircase Work, the plans for such Rooftop Deck Work shall be prepared by Tenant and approved by Landlord in accordance with the terms of Exhibit B attached hereto; provided,
however, notwithstanding anything herein to the contrary, Landlord and its designated contractor shall construct, at Tenant’s cost and expense but subject to the application of the Rooftop Allowance, all infrastructure and other structural
aspects of such Rooftop Deck Work (including, without limitation, any water proofing, exiting, life safety related 

  
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work and other applicable code related work relating to such infrastructure or structural aspects) (the “Landlord Responsibility Rooftop Deck Work”) and the costs incurred by
Landlord in connection with such Rooftop Deck Work and Landlord’s Responsibility Rooftop Deck Work (including a Landlord’s management fee with respect to such Rooftop Deck Work equal to two percent (2%) of the cost of the Landlord
Responsibility Rooftop Deck Work and one percent (1%) of the cost of the portion of the Rooftop Deck Work being performed by Tenant) shall be deducted from the Rooftop Allowance and, if such allowance is insufficient to satisfy such costs, payable
by Tenant within thirty (30) days after demand. All other Rooftop Deck Work not included within the Landlord Responsibility Rooftop Deck Work shall be performed by Tenant at its cost (but subject to the application of the Rooftop Allowance). In
connection with the Landlord Responsibility Rooftop Deck Work, Landlord agrees to enforce that the chosen contractor bid it to three (3) subcontractors per trade, with Tenant selecting one (1) of such subcontractors (which such
subcontractor shall be subject to Landlord’s reasonable approval) and Landlord selecting the other two (2) subcontractors per trade. Landlord shall utilize the lowest qualifying subcontract bid for each applicable trade. Tenant shall be
permitted to utilize its own contractors (which are reasonably approved by Landlord and otherwise in compliance with the terms of Exhibit B hereof) for any cosmetic components of the Rooftop Work (which such cosmetic components shall be subject to
Landlord’s reasonable approval) inclusive of finished deck wood/pedestals, deck railing and exterior window wall modifications. Landlord’s contractors and Tenant’s contractors may be performing their respective construction work
concurrently and both parties agree to use reasonable efforts in order to minimize interference with the other party’s work. The disbursement of said additional allowance and the design, approval and construction of all such Rooftop Deck Work
(including Landlord’s approval thereof) shall be performed in accordance with the terms of Exhibit B attached hereto and incorporated herein for all purposes with respect to the completion of the Tenant Improvements. If Tenant fails to
utilize such Rooftop Allowance within six (6) months after the Commencement Date (subject to extension on a day for day basis for Force Majeure Delays and Landlord Caused Delays) for the Rooftop Deck Work then Tenant shall forfeit all rights to
said Rooftop Allowance. In no event shall Tenant be permitted to use such Rooftop Allowance for anything other than the Rooftop Deck Work, including all associated structural modifications and addition of the staircase required for egress. In the
event any machinery, equipment or facilities of the Building are required to be modified or relocated as a result of Tenant’s use of the Rooftop Deck, Tenant shall be responsible for all costs associated with any such modifications or
relocations. In no event, however, shall Tenant be permitted to use the Rooftop Deck or complete the Rooftop Deck Work in a manner that would interfere with any other tenant or occupant of the Building (including, without limitation, any alteration
or improvement that would be visible from or take any other tenant’s space or that would impact the space of any other tenant) with the exception of the access staircases which may impact other floors and may require modifications to the
façade and interior spaces for fire rated walls (the “Staircase Work”). Tenant will indemnify and hold Landlord harmless from any claims arising from any existing tenants or occupants due to the installation of the Staircase
Work. The Staircase Work shall be designed by Landlord’s architect and shall be considered part of the Landlord Responsibility Rooftop Deck Work; provided, however, notwithstanding anything herein to the contrary, Tenant shall pay for all costs
associated with the Staircase Work as set forth in Exhibit O attached hereto (the “Baseline Staircase Work”) and in the event Landlord makes any changes to the Baseline Staircase Work that results in an aggregate increase
cost to complete the Staircase Work, then Landlord shall pay for the incremental increase in costs arising from the modifications to the Baseline Staircase Work (however, it is acknowledged by Tenant that if Landlord makes any change or changes to
the Baseline Staircase Work that are cost neutral or create a reduction in the costs then Tenant shall be responsible for all such costs even though it is a change in the Baseline Staircase Work and the determination of whether there are any
increase in costs in the Baseline Staircase Work shall be made on an aggregate basis over all changes made rather than on an individual basis). The Staircase Work shall include a certain type of railing/deck stairs. Notwithstanding anything herein
to the contrary, in no event shall Tenant be required to remove any portion of the Rooftop Deck Work at the expiration or earlier termination of the Lease; provided, however, Tenant shall remove its personal property, furniture, fixtures and
equipment from the Rooftop Deck at the expiration or earlier termination of the Lease. Tenant shall be permitted to place a barbeque, cabanas, firepit, artificial lawn, decorations, tables, chairs and furniture within such Rooftop Deck, provided,
however, the aesthetics, size and location of such barbeque, cabanas, firepit, artificial lawn, decorations, tables, chairs and furniture shall be subject to Landlord’s prior written approval, which such approval shall be in Landlord’s
sole discretion. At all times, Tenant shall use its commercially reasonable efforts and due diligence to keep the Rooftop Deck in a neat, clean and safe condition at Tenant’s sole cost and expense. No smoking of any tobacco or other materials
shall be permitted 

  
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in the Rooftop Deck. For so long as Tenant is allowed the use of the Rooftop Deck, all provisions of this Lease (including, without limitation, the insurance and indemnity obligations of Tenant
under this Lease), other than the payment of rent attributable to the square footage located within the Rooftop Deck, shall apply to the Rooftop Deck in the same manner and to the same extent as if said Rooftop Deck were included within the
definition of the Premises. Tenant, at its cost, shall comply with all relevant state, municipal or local codes, ordinances and regulations applicable to its operations in the Rooftop Deck, and shall obtain and maintain at its sole cost and expense
all necessary permits or licenses for the same. In no event shall Tenant be charged any Base Rent with respect to the square footage of the Rooftop Deck and Tenant’s Proportionate Share of the Building and Project do not include the square
footage of the Rooftop Deck. 
 (ii) Landlord shall use commercially reasonable efforts to complete that portion of the
Landlord Responsibility Rooftop Deck Work that impacts the interior portions of the Premises within one hundred eighty (180) days following the Date of this Lease (the “Rooftop Structure Work Outside Date”) and thereafter
Landlord shall use commercially reasonable efforts to deliver the Rooftop Deck with the Landlord Responsibility Rooftop Deck Work completed within two hundred fifty (250) days following the Date of this Lease (the “Landlord
Responsibility Rooftop Deck Work Outside Date”); provided, however, the Rooftop Structure Work Outside Date and Landlord Responsibility Rooftop Deck Work Outside Date shall each be postponed one day for every day of Tenant Delay and Force
Majeure Delays. Tenant Delays for purposes of completion of the Landlord Responsibility Rooftop Deck Work shall include, without limitation, any actual delays in completion of the Landlord’s Responsibility Rooftop Deck Work arising from
Tenant’s failure to provide permittable plans as of the Effective Date of this Lease to the applicable governmental authorities for the Tenant’s portion of the Rooftop Deck Work. Tenant has been advised that the permitting authority will
require review of the plans for the Landlord Responsibility Rooftop Deck Work and Tenant’s architectural plans for the Rooftop Deck Work contemporaneously and accordingly Landlord cannot proceed with the Landlord’s Responsibility Rooftop
Deck Work until Tenant has submitted such plans to the applicable authorities. Notwithstanding the foregoing to the contrary, in no event shall Landlord be in default of this Lease nor shall Tenant have the right to receive any damages or make any
claims against Landlord or receive any rental abatement in the event Landlord fails to complete the applicable portions of the Rooftop Deck Work by the applicable outside dates set forth in this Paragraph. 

(iii) Subject to (i) all applicable codes, ordinances, covenants, conditions and restrictions affecting the Project, and
(ii) Landlord’s prior written approval with respect to aesthetics, design and location, Tenant shall be permitted to install an urban garden, fire pits, cabanas, barbeque and heat lamps on the Rooftop Deck. Notwithstanding the foregoing,
Tenant acknowledges that Landlord shall have the right to disapprove of the installation of any of the foregoing in the event such installation would, in the reasonable opinion of Landlord, adversely affect any roof warranty or otherwise result in
an increase in insurance costs; provided, however, the foregoing shall not be a limitation of other reasonable grounds that Landlord may disapprove of the installation of the same. 

(iv) Landlord has previously received (i) a certain letter dated June 2, 2015 from Brookfield Residential approving
the Rooftop Deck on the Building and (ii) a certain email dated May 27, 2015 from John Ollen with Tishman Speyer approving the Rooftop Deck. Tenant has been furnished with copies of each of the foregoing. Other than as set forth in this
Paragraph 19(hh)(iv) but subject to all matters disclosed in that certain title report for the Project dated March 27, 2014 from First American Title Company (a copy of which, including all exception documents listed therein, has been
previously provided to Tenant), to Landlord’s actual knowledge Landlord is not aware of any other third party architectural committee or declarant under applicable covenants, conditions or restrictions affecting the Project that are required to
approve the Rooftop Deck. The term “to Landlord’s knowledge” shall mean the actual knowledge of Khalid Rashid, without any duty of inquiry or investigation. 

(ii) Intentionally Deleted. 

(jj) Signage. 

(i) Suite, Lobby and Way Finding Signage. Tenant shall be entitled throughout the Lease Term to (i) Tenant’s pro-rata share of listings on the Building’s electronic directory (“Directory Listing”), (ii) one 

  
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(1) interior building standard suite sign located outside of (but near the entrance to) the entrance to each separately demised portion of the Premises, the location of which suite sign shall be
reasonably designated by Landlord (“Suite Entry Signage”), (iii) with the exception of the Ground Floor, to the extent Tenant leases the entirety of a floor in the Building, elevator lobby signage on such floor (“Elevator
Lobby Signage”), and (iv) to certain signage in the Ground Floor lobby of the Building as more particularly described in Exhibit M attached hereto (the “Ground Floor Signage”), provided, however, Landlord’s
approval of the Ground Floor Signage is only as the signage itself and is not approval as to any background aesthetics behind such sign (it being acknowledged that any such background aesthetics are subject to Landlord’s sole and absolute
discretion). Tenant, if the Premises or a portion of the Premises comprise an entire floor of the Building (other than the first floor, in which case any such signage shall be subject to Landlord’s prior written approval), at its sole cost and
expense (provided that such cost may be reimbursed from the Tenant Improvement Allowance), may install signage anywhere in that portion of the Premises which comprises of an entire floor of the Building (other than the first floor as noted above),
including in the elevator lobby of the such portion, provided that such signs are not visible from the exterior of the Building. If other tenants occupy space on the floor on which the Premises is located, Tenant’s identifying signage shall be
reasonably approved by Landlord. Landlord shall pay for the initial Directory Listing and Suite Entry Signage and Tenant shall be responsible for all costs associated with the replacement of any such signage. Subject to the Tenant Improvement
Allowance, Tenant shall pay for all costs associated with any Elevator Lobby Signage and Ground Floor Signage and for the cost of all replacements or repairs thereto. All such signage shall be subject to Landlord’s prior written approval, not
to be unreasonably withheld or conditioned and shall be granted or denied within fifteen (15) business days. In connection with any way finding signage for the common areas, such way finding signage shall be consistently applied with respect to
all of the tenants at the Project (i.e., the size of Tenant’s way finding signage shall be the same size as the other tenants or occupants irrespective of the size of the space leased by such other tenant or occupants, however, Landlord agrees
that with respect to any multi-tenant way finding signage relating to the Building (as opposed to the other office building in the Project), such signage shall include Tenant’s name at the top above the other names listed in such signage). With
respect to any such way finding signage, Landlord agrees that the background color for the way finding signs shall be in the color (blue) that was previously presented to Landlord for approval. 

(ii) Monument Sign. Provided that (x) Tenant is The Honest Company, Inc. or a Tenant Affiliate or a Transfer
Assignee, (y) Tenant or a Tenant Affiliate or a Transfer Assignee has not actually vacated and/or subleased in excess of 43,614 square feet of Rentable Area of the Premises initially demised under this Lease, and (z) no event of material
default beyond applicable notice and cure periods has occurred and is continuing, Landlord, at Tenant’s sole cost and expense, shall install Tenant’s signage on the upper two (2) panels of the multi-tenant monument sign of the
Building located in the northern part of the Project, as such sign is more particularly shown in Exhibit J attached hereto and incorporated herein for all purposes (collectively the “Tenant’s Sign”). Notwithstanding the
foregoing sentence, Tenant’s Sign (and the installation thereof) shall be subject to and in compliance with all laws, applicable conditions, covenants and restrictions affecting the Building and any commercially reasonable and non-discriminatory signage criteria adopted by Landlord for the Project. Tenant shall be solely responsible for the cost and expense of obtaining and maintaining any necessary permits for Tenant’s Sign and any
sign licenses related thereto, and for the cost and expense of maintenance and utilities for Tenant’s Sign (including all metered electrical usage). Additionally, Tenant shall maintain Tenant’s Sign in a first class manner. The style,
type, color, size, and design of Tenant’s Sign and the means and method of attachment of Tenant’s Sign shall be subject to Landlord’s prior written approval, which approval shall be in Landlord’s sole discretion. All rights and
remedies of Landlord under the Lease (including, without limitation, Landlord’s self-help remedies) shall apply in the event Tenant fails to maintain Tenant’s Sign as herein required. Upon the expiration or earlier termination of the
Lease, Tenant shall pay all costs associated with the removal of Tenant’s Sign and restoration to the monument sign and/or exterior of the Building reasonably required by Landlord as a result of such removal. The terms and provisions of this
Paragraph 19(jj) shall survive the expiration or earlier termination of this Lease. 
 (iii) Exterior Sign. Provided
that Tenant is The Honest Company, Inc. or a Tenant Affiliate or a Transfer Assignee, subject to all applicable codes, ordinances, laws, covenants, conditions and restrictions affecting the Building and the Project, Tenant shall have the non-exclusive right to install one sign on the upper fascia of the Building (“Fascia Sign”) provided that Landlord, acting reasonably, approves the Fascia

  
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Sign (including all structural engineering and aesthetic aspects thereof) and the exact location where the same is to be installed. The Fascia Sign will be located on the north facade of the
Building in an exact location to be agreed to by Landlord and Tenant. Landlord hereby approves the logo, location and name as shown in the Fascia Sign depiction attached hereto as Exhibit L; provided, however, the actual size of such Fascia
Sign shown in Exhibit L will be subject to applicable Laws and covenants, conditions and restrictions. To the extent permitted by applicable codes, ordinances, laws, covenants, conditions and restrictions, the Fascia Sign may be back lit.
Notwithstanding anything herein to the contrary, in no event shall Tenant ever be permitted more than one Fascia Sign. Any such Fascia Sign, subject to the Tenant Improvement Allowance, shall be at Tenant’s sole cost and expense, and the style,
type, color, size, and design of such Fascia Sign and the means and method of attachment of such Fascia Sign shall be subject to Landlord’s prior written approval, which approval shall be in Landlord’s sole discretion. Upon the expiration
or earlier termination of the Lease, Tenant shall pay all costs associated with the removal such Fascia Sign and restoration to the exterior of the Building reasonably required by Landlord as a result of such removal. Any such Fascia Sign must
comply with all Applicable Rules and Restrictions and any signage criteria adopted by Landlord for the Project. 
 (kk) Tenant’s
Security System. Landlord hereby covenants and agrees that Landlord shall not unreasonably withhold or condition its consent (which consent shall be granted or denied within fifteen (15) business days) to a proposal by Tenant to install,
maintain and replace from time to time, at Tenant’s sole cost and expense, subject to the Tenant Improvement Allowance, Tenant’s own security system in the Premises (“Tenant’s Security System”); provided, however, and
notwithstanding the foregoing, Landlord shall have the right to access the Premises in the event of an emergency and otherwise in accordance with Paragraph 13 hereof and Tenant shall provide Landlord with the necessary access codes, keys or similar
means necessary for Landlord to be able to access the Premises. Notwithstanding the foregoing, Tenant’s Security System shall be subject to, and in compliance, with all applicable governmental laws, applicable conditions, covenants and
restrictions affecting the Building. Tenant shall be solely responsible for the cost and expense of obtaining and maintaining any necessary permits for Tenant’s Security System and any licenses related thereto, and for the cost and expense of
maintenance and utilities for Tenant’s Security System, if any. Tenant’s Security System shall be installed in accordance with all applicable governmental laws, codes, ordinances, covenants, conditions and restrictions relating to the
Building. The means and method of installation of Tenant’s Security System in the Building shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or conditioned (which approval shall be
granted or denied within fifteen (15) business days). Tenant shall be responsible for the repair of any damage to any portion of the Premises and/or Building caused by Tenant’s installation, use or removal of Tenant’s Security System.
All rights and remedies of Landlord under the Lease (including, without limitation, Landlord’s self-help remedies) shall apply in the event Tenant fails to install and/or maintain Tenant’s Security System as herein required. Upon the
expiration or earlier termination of this Lease, Tenant shall pay all costs associated with the removal of Tenant’s Security System and the restoration of the Premises (or any area in the Building outside of the Premises) where Tenant’s
Security System is located to as near its original condition as may then be reasonably required by Landlord. The terms and provisions of this Paragraph 19(kk) shall survive the expiration or earlier termination of this Lease. 

(ll) Dog Visitation. Subject to compliance with the Dog Visitation Policy described on Exhibit I attached hereto, Tenant’s
employees may bring dogs into the Premises. Tenant shall protect, defend, indemnify and hold harmless Landlord from and against claims, damages, liabilities, costs and expenses of every kind and nature, including attorneys’ fees, incurred by or
asserted against Landlord arising in connection with the rights granted to Tenant’s employees pursuant to this Paragraph 19(ll). 

(mm) Calendar Days. All references made in this Lease to the word “days,” whether for notices, schedules or other
miscellaneous time limits, shall at all times herein be deemed to mean calendar days, unless specifically references as “business” or “working” days. Business or working days shall mean the days Monday-Friday, excluding Holidays.

 (nn) Roof Rights. Subject to the terms of this Paragraph 19(nn), Tenant shall be permitted to use its pro rata portion of the area
of the roof of the Building designated by Landlord for tenant-installed equipment in order to install, maintain and replace from time to time certain equipment (the “Rooftop Equipment”) provided that (i) Landlord reasonably
approves the plans, specifications, size, location, and method of attachment of the Rooftop Equipment, (ii) Tenant shall comply with all applicable laws, codes, ordinances, covenants, conditions and restrictions affecting the Project,
(iii) Tenant shall comply with any roof bond anchor warranty marinated by Landlord on the 

  
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Building (including, without limitation, being required to use Landlord’s designated roofing contractor), (iv) the Rooftop Equipment shall not be visible from street level, and (v) the
Rooftop Equipment shall not interfere with any existing rooftop equipment or Building systems. Tenant shall be responsible for the repair of any damage to any portion of the Building caused by Tenant’s installation, use or removal of the
Rooftop Equipment. The Rooftop Equipment shall remain the exclusive property of Tenant, and Tenant shall have the right to remove same at any time during the term of the Lease. Upon the expiration or earlier termination of the Lease Term, Tenant
shall be required to remove the Rooftop Equipment (and any associated cabling and wiring) and to restore any portion of the Building affected thereby to the condition existing prior to the installation of such Rooftop Equipment. Tenant shall
protect, defend, indemnify and hold harmless Landlord from and against any and all claims, damages, liabilities, costs or expenses of every kind and nature (including without limitation reasonable attorney’s fees) imposed upon or incurred by or
asserted against Landlord arising out of Tenant’s installation, maintenance, use or removal of the Rooftop Equipment, which indemnity shall survive the expiration or earlier termination of the Lease. 

(oo) Gym. During the initial Lease Term, Landlord shall operate a gymnasium as a common area amenity (the “Gym”) and
permit Tenant’s authorized employees to use the Gym and its facilities throughout the Lease Term at no additional charge (other than with respect to the inclusion of costs of the Gym as Operating Expenses) to Tenant, in accordance with and
subject to the rules and regulations of the Gym that are imposed in a non-discriminatory manner upon the tenants utilizing the facility, as such rules and regulations are amended by Landlord from time to time.
Landlord shall have no obligation to provide any services (e.g., personal trainer or towel service) with respect to the Gym, and, in the event Landlord provides any services to the Gym, Landlord shall not have any liability whatsoever in the event
of any interruption or cessation of any of such services so provided. Landlord hereby agrees to continue operating the Gym for the initial Lease Term; provided, however, thereafter Landlord, at Landlord’s sole discretion, shall have the right
to cease providing availability to the Gym to tenants of the Project. Additionally, in no event shall Tenant have any right to permit any third party to use the Gym, without Landlord’s prior written consent, and Tenant shall be responsible for
any and all costs required to repair any damage to the Gym caused by Tenant’s (or its employees) use thereof and not caused by reasonable wear and tear. All costs of operating, maintaining and repairing the Gym shall be an Operating Expense of
the Project. 
 (pp) Non-Disclosure Covenants. 

(i) Landlord agrees that all proprietary or confidential information provided or made available to Landlord (the
“Proprietary Information”) from Tenant or any Affiliates of Tenant during the Lease Term or otherwise in connection with this Lease, including without limitation, ideas, materials, artwork, designs, drawings, and any information
relating to works in progress, trade secrets, scripts, plots, characters, software, notes, models, games, patent, trademark and copyright applications, business plans, finances or employees or any other matter relating to the artistic creations or
business of Tenant, or any Affiliate of Tenant, whether tangible or intangible, shall not be used by Landlord or its employees (and Landlord or its employees shall not authorize others to use such Proprietary Information) other than for the limited
purposes of entering into and performing its obligations under this Lease or for the operation, maintenance, repair, sale or financing of a Building and/or the Project (“Authorized Purposes”). For purposes of this Paragraph,
Proprietary Information does not include information: (1) that was already in the possession of, or that was available on a non-confidential basis prior to the time of disclosure to, Landlord (but not by
way of entry into the Premises; all items learned through entry into the Premises shall be deemed Proprietary Information); (2) obtained by Landlord from a third person (other than Landlord’s agents, employees or contractors through entry into
the Premises) which, insofar as is known to Landlord, is not subject to any legal, contractual, or fiduciary prohibition or obligation against disclosure; (3) which was or is independently developed by Landlord without violating its obligations
hereunder; or (4) which was or becomes generally available to the public through no fault of Landlord. 
 (ii) In the
event any Proprietary Information is disclosed by Tenant to Landlord, Landlord shall use commercially reasonable efforts to hold such Proprietary Information in confidence (except for those of Landlord’s officers, directors, partners,
employees, agents, representatives advisors, accountants, attorneys, consultants, prospective lenders, prospective purchasers, successors, and assigns who have a need to know in connection with the Authorized Purposes and who have agreed to comply
with this Paragraph). All Proprietary Information disclosed hereunder shall remain the property of Tenant and Landlord shall not obtain any right or license of any kind to the Proprietary Information so disclosed. 

  
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 (iii) Without Tenant’s prior written consent but except as otherwise
provided in this Paragraph, Landlord will not communicate with the press regarding this Lease and will neither issue nor authorize the dissemination of any publicity or news story relating to Tenant’s or any of Tenant’s Affiliate’s
Proprietary Information; provided Landlord may disclose in a press release that Tenant is a tenant of a Building and provide non-financial information concerning the terms of the Lease. 

(iv) Landlord shall refer all outside inquiries in any way relating to Tenant’s or any of Tenant’s Affiliate’s
business to Tenant’s publicity department. Landlord shall acquire no right under this Lease to use, and shall not use, any fanciful characters or designs of Tenant or any Affiliate: (1) in any advertising, publicity or promotion; nor
(2) to express or imply any endorsement by Tenant or any Affiliate; nor (3) or in any other manner whatsoever (whether or not similar to the uses hereinabove specifically prohibited). The provisions of this Paragraph shall survive the
expiration or early termination of this Lease. 
 (v) This Paragraph shall not affect the Landlord’s rights to use or
disclose Proprietary Information, which: (1) is required to be disclosed pursuant to governmental law or judicial process, or the rules of any national or international securities exchange, provided that notice of such process is promptly given
to Tenant so it may have a reasonable opportunity to intercede in such process to contest such disclosure before such disclosure occurs; or (2) in connection with any action or proceeding involving this Paragraph or any subsequent
agreement between Tenant and Landlord, or any disputes arising thereunder or in connection therewith. 
 (vi) Unless
otherwise agreed by Landlord in writing or as expressly provided herein, Landlord shall not be required to institute any special procedures for the collection and disposal of recycling or trash or the performance of janitorial or other routine
services. In the event that Tenant’s requirements or requests regarding Proprietary Information cause Landlord to incur expenses in providing services that are materially in excess of the costs for providing similar services to ordinary office
tenants at the Project and at Comparable Buildings, Landlord shall so advise Tenant in writing, and, unless Tenant withdraws such requirement or request, Landlord shall be entitled to charge Tenant for the reasonable amount of such excess cost as
Additional Rent. 
 (qq) Janitorial Products. So long as there is no labor disharmony as a result thereof, Tenant, at its option,
shall have the right to require its products be used in any bathrooms of the Building that are for the exclusive use of Tenant; provided, however, Tenant shall furnish the stock of supplies to Landlord’s janitorial vendor at no additional cost
and Tenant shall be responsible for any increased costs (including any costs charged by Landlord’s janitorial vendor) as a result of the use of such Tenant’s products. 

(rr) Kitchen. So long as Tenant does not create a Design Problem and subject to the terms and conditions of this Paragraph
19(rr), Tenant shall be permitted to install a small kitchen area in the Premises (the “Kitchen Area”). Such Kitchen Area shall be delineated on plans and specifications first submitted to and approved by Landlord, such approval
of Landlord to be granted or withheld in Landlord’s reasonable discretion so long as the Kitchen Area does not create a Design Problem, and Tenant shall be solely responsible for the cost thereof. Throughout the Lease Term, Tenant shall
install, use, operate and maintain the Kitchen Area at Tenant’s sole cost and expense. All rights and remedies of Landlord under this Lease shall apply in the event Tenant fails to perform Tenant’s obligations hereunder with respect to
such Kitchen Area. Tenant shall be responsible for any requirements of applicable law, codes or ordinances triggered by the installation of the Kitchen Area or any improvements therein. In addition, to the extent Tenant is required to install a vent
for such Kitchen Area requiring a roof penetration, then such roof penetration shall be subject to the following conditions: (i) Landlord shall have the right to supervise such roof penetrations and may require Tenant to use Landlord’s
designated roofing contractor in connection with such roof penetrations, (ii) Landlord shall be permitted to deny consent to such roof penetrations if it would have an adverse effect on any roof warranty or roof bond currently in place,
(iii) Tenant shall indemnify Landlord for any and all claims arising from such roof penetrations and, to the extent any roof warranty or roof bond is affected as a result of such roof penetration, Tenant shall reimburse Landlord for all costs
incurred as a result of such roof warranty or bond being affected, (iv) Tenant, at its sole cost and expense and subject to Landlord’s approval, shall screen any such rooftop installation from view, and (v) Landlord may, at its
option, require Tenant to remove and restore any such Kitchen Area and roof penetration at the expiration or earlier termination of the Lease Term. In the event the kitchen program and/or the appropriate authorities require a grease interceptor for
the operation of the Kitchen Area, Landlord agrees that Tenant, at its sole 

  
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cost and expense, shall be permitted to install such grease interceptor but the location, size, appearance, design and specifications of any such grease interceptor shall be subject to
Landlord’s sole discretion and prior approval in writing. Tenant shall be responsible for all costs associated with the installation, operation and maintenance of such grease interceptor and Landlord may require removal of such grease
interceptor at the expiration or earlier termination of the Lease and any restoration work required due to such removal. Tenant, at its sole cost and expense, shall maintain such grease interceptor in a first class manner and shall ensure that no
obnoxious odors emanate into the Common Areas or any space of other tenants or occupants. Landlord may, at its option, elect to perform the maintenance of such grease interceptor in lieu of Tenant performing such maintenance and in such case Tenant
shall reimburse Landlord within thirty (30) days after receipt of an invoice for all costs incurred by Landlord in connection with the maintenance of such grease interceptor. 

(ss) Loading Dock. Throughout the Lease Term, as extended, but subject to the terms of this Paragraph 19(ss),Tenant shall have
the right to the non-exclusive use the loading dock of the Building, including during Business Hours. Subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or
delayed, Tenant shall be permitted to build a door (single or double) from the Storage Space to the corridor on the north side of the Storage Space. Tenant shall also have the right to store a lift in its Storage Space. Notwithstanding the foregoing
to the contrary, Tenant acknowledges that such loading dock is used for Building operations (including, without limited, with respect to receiving deliveries for other tenant or occupants, for storing and locating dumpsters for trash collection and
disposal, and with respect to the trash vendor’s collection of such trash from the dumpsters) and that the Landlord’s use of the loading dock shall be primary as it relates to Tenant’s use of the loading dock. Tenant hereby agrees
that in connection with its use of the loading dock it will not interfere with Landlord’s use of the loading dock and that it shall not store any items in the loading dock area that could affect the access to such loading dock area by
Landlord’s vendors or the placement of dumpsters by Landlord. In no event shall Tenant be permitted to park any trucks or other vehicles in such loading dock area other than when items are being actively loaded and/or unloaded from such truck.
Tenant’s use of the loading dock may be subject to such other rules and regulations that may be imposed from Landlord from time to time and Tenant acknowledges that such use of the loading dock is in common with the use of the loading dock by
other occupants or tenants of the Building and therefore may be subject to scheduling or availability. 
 (SIGNATURE PAGE TO FOLLOW)

  
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 SIGNATURE PAGE TO OFFICE LEASE 

BY AND BETWEEN CV LATITUDE 34 LLC, AS LANDLORD, 

AND THE HONEST COMPANY, INC AS TENANT 

IN WITNESS WHEREOF, the parties have executed this Lease to be effective as of the Date of this Lease. 

 

									
	“LANDLORD”:	 		 	“TENANT”:
			
	 CV LATITUDE 34 LLC,
 a
Delaware limited liability company
	 		 	 THE HONEST COMPANY, INC.,

a Delaware corporation

				
	By: Clarionvalue, LLC, its Sole Member	 	            	 		 	
				
	By: Clarion Partners, LLC, its Manager	 		 		 	
					
	By:	 	 /s/ Khalid Rashad
	 		 	By:	 	 /s/ Brian Lee

	Name: Khalid Rashad	 		 	Name: Brian Lee
	Title: Authorized Signatory	 		 	Title: Chief Executive Officer

  
 S-1 

 SIGNATURE PAGE TO OFFICE LEASE 

BY AND BETWEEN CV LATITUDE 34 LLC, AS LANDLORD, 

AND THE HONEST COMPANY, INC AS TENANT 

IN WITNESS WHEREOF, the parties have executed this Lease to be effective as of the Date of this Lease. 

 

			
	 “TENANT”:
  

THE HONEST COMPANY, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ David Parker

	 Name: David L. Parker

Title:   CFO

  
 S-1 

 EXHIBIT A-1 

FLOOR PLAN OF THE PREMISES & ROOFTOP DECK 
  

 

  
 A1 - 1 

 

 

  
 A1 - 2 

 

 

  
 A1 - 3 

 EXHIBIT A-2 

LEGAL DESCRIPTION OF THE PROJECT 
  

	
	 PARCEL 1

	
	 LOTS 2 AND 30 OF TRACT NO. 49104-04, IN THE CITY OF LOS

	
	 ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS

	
	 PER MAP FILED IN BOOK 1236 PAGES 41 TO 55 INCLUSIVE OF MAPS,

	
	 IN THE OFFICE OF THE COMP, RECORDER Of SAID COUNTY.

	
	 PARCEL 2:

	
	 PARCEL A, AS SHOWN ON CERTIFICATE OF COMPLIANCE AS

	
	 EVIDENCED BY DOCUMENT RECORDED JUNE 05, 2013 AS

	
	 INSTRUMENT NO. 2013-840625 OF OFFICIAL RECORDS. MORE

	
	 PARTICULARLY DESCRIBED AS FOLLOWS:

	
	 PORTIONS OF LOTS 4, 5, 6 AND 7 OF TRACT NO. 57092, IN THE CITY

	
	 OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF

	
	 CALIFORNIA. AS PER MAP FILED IN BOOK 1236, PAGES 56

	
	 THROUGH 63, INCLUSIVE. OF MAPS, RECORDS OF SAID COUNTY

	
	 EXCEPTING —THEREFROM THAT PORTION OF SAID LOT 4 LYING

	
	 NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF

	
	 THE NORTHEASTERLY LINE OF LOT 7 OF SAID TRACT NO 52092

	
	 ALSO EXCEPTING THEREFROM THOSE PORTIONS OF SAID LOTS 5, 6

	
	 AND 7 LYING SOUTHEASTERLY OF THE FOLLOWING DESCRIBED

	
	 LINE

	
	 BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF SAID

	
	 LOT 5, DISTANT THEREON SOUTH 27” 44’ 00’ EAST 31 45 FEET FROM

	
	 THE MOST SOUTHERLY CORNER OF LOT 4 OF SAID TRACT NO.

	
	 52092:

	
	 THENCE NORTH 88” 51’ 23” EAST 11.18 FEET TO A LINE WHICH

	
	 BEARS NORTH 62’ 17’ 52” EAST AND WHICH PASSES THROUGH A

	
	 POINT ON SAID SOUTHWESTERLY LINE OF LOT 5

	
	 DISTANT THEREON SOUTH 27’ 44 00” EAST 36.45 FEET FROM SAID

	
	 MOST SOUTHERLY CORNER OF LOT 4, THE NCF NORTH 62’ 17’ 52’

	
	 EAST 661 19 FEET TO THE NORTHEASTERLY

  
 A2 - 1 

	
	 LINE OF LOT 7 OF SAID TRACT NO. 52092

	
	 PARCEL 3:

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS WITH RESPECT TO PORTIONS OF LOTS 27 AND 29 OF TRAC5

	
	 NO. 49104-4 AS PROVIDED IN THAT CERTAIN EASEMENT

	
	 AGREEMENT (ACCESS) PARCELS IV AND V) DATED JUNE 08, 2006

	
	 BY PLAYA PHASE I COMMERCIAL LAND COMPANY, LLC, IN FAVOR

	
	 OF LINCOLN ASB PLAYA VISTA, LLC, WHICH WAS RECORDED ON

	
	 JUNE 08, 2006 AS INSTRUMENT NO. 06.1258448 AND AMENDED

	
	 RECORDED FEBRUARY 08, 2007 AS INSTRUMENT NO 2070276032, OF

	
	 OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 PARCEL 4

	
	 EASEMENTS FOR VEHICULAR AND PEDESTRIAN TRAFFIC OVER

	
	 PRIVATE STREETS AND WALKWAYS, MAINTENANCE AND REPAIR

	
	 OF UTILITY SERVICES, DRAINAGE Of WATER, ACCESS TO

	
	 PERFORM NECESSARY MAINTENANCE AND REPAIR OF

	
	 IMPROVEMENTS, MINOR ENCROACHMENTS, ENVIRONMENTAL

	
	 MEDIATION, ACCESS TO METHANE MONITORING EQUIPMENT AND

	
	 OTHER EASEMENTS AS PROVIDED IN THAT CERTAIN AMENDED

	
	 AND RESTATED DECLARATION OF COVENANTS, , CONDITIONS,

	
	 RESTRICTIONS AND RESERVATIONS OF EASEMENTS FOR THE

	
	 CAMPUS AT PLAYA VISTA, WHICH WAS RECORDED ON JUNE 08.

	
	 2006 AS INSTRUMENT NO, 06-1258435 OF OFFICIAL RECORDS OF

	
	 LOS ANGELES COUNTY, CALIFORNIA.

	
	 EXCEPTING THERE FROM THOSE PORTIONS OF MILLENIUM LYING

	
	 SOUTHWESTERLY OF THE NORTH EASTERLY LINE OF CAMPUS

	
	 CENTER DRIVE, ALSO SO EXCEPTING ANY PORTIONS LYING

	
	 WITHIN CAMPUS CENTER DRIVE, BLUFF CREEK DRIVE AND WEST

	
	 LAWN AVENUE.

	
	 PARCEL 5

  
 A2 - 2 

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS WITH RESPECT TO PORTIONS OF MILLENNIUM ROAD AS

	
	 PROVIDED IN THAT CERTAIN EASEMENT AGREEMENT

	
	 (ACCESS) (PARCEL IV AND V) BY PLAYA PHASE I COMMERCIAL

	
	 LAND COMPANY, IN FAVOR OF LINCOLN ASB PLAYA VISTA LLC,

	
	 WHICH WAS RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-

	
	 1258449 OF OFFICIAL RECORDS OF LOS ANGELES CALIFORNIA.

	
	 PARCEL 6.

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS AND FIRE LANE PURPOSES WITH RESPECT TO PORTIONS

	
	 OF CERTAIN PROPERTY MORE PARTICULARLY DESCRIBED IN

	
	 THAT CERTAIN EASEMENT AGREEMENT (COMMON DRIVEWAY)

	
	 (PARCEL IV AND V) BY PLAYA PHASE 1 COMMERCIAL LAND

	
	 COMPANY, LLC, AND LINCOLN ASB PLAYA VISTA LLC,. WHICH

	
	 WAS RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-1258450

	
	 OF OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 PARCEL 7

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS AND FIRE LANE PURPOSES WITH RESPECT TO PORTIONS

	
	 OF CERTAIN PROPERTY MORE PARTICULARLY DESCRIBED IN

	
	 TCHAT CERTAIN EASEMENT AGREEMENT (COMMON DRIVEWAY)

	
	 (PARCELS I AND II) BY PLAYA PHASE I COMMERCIAL LAND

	
	 COMPANY, LLC AND LINCOLN ASB PLAYA VISTA LLC. WHICH WAS

	
	 RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-1258440, OF

	
	 OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA.

	
	 PARCEL 8:

	
	 EASEMENTS WITH RESPECT TO PORTIONS OF CERTAIN PROPERTY

	
	 AND FOR THOSE PURPOSES AS MORE PARTICULARLY DESCRIBED

	
	 IN THAT CERTAIN “DECLARATION OF COVENANTS. CONDITIONS

	
	 AND RESTRICTIONS FOR HORIZON AT PLAYA VISTA” BY LINCOLN

	
	 ASB PLAYA VISTA PHASE I. LLC AND LINCOLN ASB PLAYA VISTA,

  
 A2 - 3 

	
	 LLC WHICH WAS RECORDED ON SEPTEMBER 2, 2008 AS

	
	 INSTRUMENT NO. 20081576067 AND AS AMENDED BY THAT CERTAIN

	
	 “AMENDMENT TO DECLARATION OF COVENANTS, CONDITIONS

	
	 AND RESTRICTIONS FOR HORIZON AT PLAYA VISTA” RECORDED

	
	 OCTOBER 31, 2008 AS INSTRUMENT NO 20081936205

	
	 OF OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 AS FURTHER AMENDED BY THAT CERTAIN SECOND AMENDMENT

	
	 TO DECLARATION OF COVENANTS, CONDITIONS AND

	
	 RESTRICTIONS FOR HORIZON AT PLAYA VISTA RECORDED

	
	 FEBRUARY 2, 2011 AS INSTRUMENT NO. 20110171572

	
	 THIS DESCRIPTION WILL BE DELETED FROM THE POLICY

	
	 PROVIDED A PROPER FORM OF TERMINATION IS RECORDED PRIOR

	
	 TO OR AT THE TIME OF CLOSING,

	
	 PARCEL 9:

	
	 EASEMENTS FOR UNDERGROUND ELECTRIC POWER AND

	
	 TELEPHONE LINES AS DISCLOSED BY EASEMENT COVENANT FOR

	
	 PUBLIC UTILITY PURPOSES MORE PARTICULARLY DESCRIBED IN

	
	 DOCUMENT RECORDED OCTOBER 9, 2008 AS INSTRUMENT NO.

	
	 20081812888 OF OFFICIAL RECORDS.

	
	 APN #

	
	 4211-010-041 (Affects LOT 2 of Parcel 1)

	
	 4211-010-053 (Affects Lot 30 of Parcel 1.)

	
	 4211-010-111 (Affects Parcel 2)

  
 A2 - 4 

 EXHIBIT B 

WORK LETTER 
 THIS
WORK LETTER is attached as Exhibit B to the Office Lease between CV LATITUDE 34 LLC, a Delaware limited liability company, as Landlord, and THE HONEST COMPANY, INC., a Delaware corporation, as Tenant, and constitutes the further
agreement between Landlord and Tenant as follows: 
 (a) Tenant Improvements; Tenant Improvement Allowance. The leasehold improvements
to be constructed by Tenant (the “Tenant Improvements”), at Tenant’s sole cost and expense (except for the Tenant Improvement Allowance, as specified in Item 18 of the Basic Lease Provisions), shall be constructed
in accordance with the Final Plans to be submitted by Tenant and reviewed and approved by Landlord in accordance with the provisions of Paragraph (b) of this Exhibit B. 

Landlord shall have no obligation to construct or to pay for the design and construction of the Tenant Improvements, except as otherwise
provided in this Lease, Exhibit B and/or Exhibit H. However, upon satisfaction of all conditions of this Lease, including the Letter of Credit, Landlord agrees to contribute toward the cost of construction of the Tenant Improvements the cash
sum of up to the Tenant Improvement Allowance (as defined in Item 18 of the Basic Lease Provisions). In addition, separate and apart from the Tenant Improvement Allowance, and whether or not this Lease is executed, Landlord shall
reimburse Tenant’s architect for a preliminary space plan up to a maximum amount of $7,500. Notwithstanding anything in this Lease or in this Work Letter to the contrary, Tenant Improvement Allowance shall be used only for the design and
construction of the Tenant Improvements and such other costs expressly permitted under this Exhibit B, and if construction of the Tenant Improvements is not completed by December 31, 2016 (the “Construction Termination
Date”), then Landlord’s obligation to provide any unused portion of the Tenant Improvement Allowance as of such date, as specified in Item 18 of the Basic Lease Provisions, shall terminate and become null and void, and Tenant shall be
deemed to have waived its rights in and to said unused portions of the Tenant Improvement Allowance. The Tenant Improvement Allowance will be reduced by any reasonable actual
out-of-pocket consulting fees incurred by Landlord in connection with any required peer review for structural, life safety and MEP designs; provided, however, such peer
review shall only be permitted if Tenant is not utilizing the Landlord’s designated subcontractors and in such event Landlord shall advise Tenant as to the reasons why Landlord is engaging in such peer review. Except as otherwise set forth in
this Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs and, except as otherwise specifically and expressly provided in this Work Letter or the Lease, Landlord shall not deduct any
other expenses from the Tenant Improvement Allowance. The Tenant Improvement Allowance shall be used to reimburse, including, without limitation, the following costs: 

(l) Payment of the fees of the “Space Planner”, and fees of Tenant’s consultants for project management and engineers and
‘or consultants for design, construction and move into the Premises, including payment of the out-of-pocket fees incurred by Landlord and Landlord’s
consultants in connection with the review of the Final Plans; 
 (2) The payment of plan check, plan check expeditor, permit and license fees
relating to construction of the Tenant Improvements; 
 (3) The cost of construction of the Tenant Improvements, and including, without
limitation, demolition, testing and inspection costs, utility hook-up charges (if any), hoisting and trash removal costs, and contractors’ fees and general conditions; 

(4) The cost of any changes in the base building when such changes are required by the Final Plans (except in the event such changes are
included in the scope of work in Exhibit H or required due to a violation of laws with respect to such base building (provided, however, in the event any such changes in the base building are due to Tenant installing any non-general office use improvement, then Tenant shall be responsible for such costs), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 

(5) The cost of any changes to the Final Plans or Tenant Improvements required by all applicable building codes (the “Code”),
but to the extent Landlord did not complete the work described in Exhibit H attached hereto, then Tenant shall provide written notice to Landlord of such failure and Landlord shall thereafter promptly cure any such deficiency to the extent
Landlord agrees that it failed to complete such Exhibit H work; 

  
 B - 1 

 (6) The cost of connection of the Premises to the Building’s energy management systems,
and for chilled water hook-up fees, if applicable, for the Premises; 
 (7) Sales and use taxes and
Title 24 fees, art fees and taxes, gross receipts taxes and any other taxes imposed on or pertaining to the Tenant Improvements; 
 (8) Costs
of voice and data communication cabling costs and associated permits and signage, security systems (access control, alarm and CCTV), relocation costs, and telephone, computer and other operating systems; and 

(9) A construction management fee payable to Landlord (which Landlord shall be entitled to deduct from the Tenant Improvement Allowance) equal
to one percent (1%) of the total hard construction costs of the Tenant Improvements. 
 No other costs, fees or expenses of the Tenant
Improvements shall be reimbursable out of the Tenant Improvement Allowance. If the actual cost of the Tenant Improvements is less than the Tenant Improvement Allowance, then Tenant shall not receive any credit whatsoever for the difference between
the actual cost of the Tenant Improvements and Tenant Improvement Allowance. 
 Landlord shall disburse such amounts paid to Landlord by
Tenant and the Tenant Improvement Allowance in accordance with the disbursement procedures set forth below: 
 (i) Disbursements shall be
made in monthly progress payments based on Disbursement Requests (defined below) delivered to Landlord not more often than once per calendar month and shall be submitted prior to the twentieth day of each such calendar month. Except for the final
disbursement of the Tenant Improvement Allowance as described in Paragraph (a)(x), in no event will monthly disbursements exceed ninety percent (90%) of the amount requested in a Disbursement Request. In the event the Construction Estimate (as
defined below) exceeds the amount of the Tenant Improvement Allowance, Landlord and Tenant shall make each monthly payment of the Disbursement Requests pro rata according to the following percentages: (a) Landlord shall pay a percentage equal
to ninety percent (90%) of the Tenant Improvement Allowance divided by the Construction Estimate and (b) Tenant shall pay the remaining amount. 

(ii) Tenant (or its architect or Tenant’s contractor) shall have given Landlord a written request for any desired disbursement (a
“Disbursement Request”), specifying the amount of the requested disbursement and accompanied by a written statement by Tenant describing the expenses to be paid from such disbursement. 

(iii) In the event Tenant’s contractor makes a Disbursement Request, Tenant and its architect shall both confirm by signature to Landlord
their consent and approval of the amounts requested in the Disbursement Request and the completion of the Tenant Improvements for which such Disbursement Request relates and such evidence shall be supplied to Landlord. 

(iv) Tenant (or its architect or Tenant’s Contractor) shall have delivered to Landlord (A) evidence satisfactory to Landlord in its
reasonable judgment (which may include, without limitation, conditional and/or unconditional lien waivers, as appropriate) demonstrating that the amount of the requested disbursement is for permissible costs for work theretofore performed and for
which no previous disbursement from the Tenant Improvement Allowance was made, (B) evidence satisfactory to Landlord in its reasonable judgment (which for the purposes of this clause (B) it shall be deemed satisfactory if Landlord is
supplied with unconditional lien waivers) that all previous disbursements from the Tenant Improvement Allowance have been properly applied to pay for those costs for which such previous disbursements were made and that to the extent required Tenant
has made its pro rata share of payments in connection with each disbursement request as set forth in item (i) above, and (C) such evidence as Landlord may reasonably require (which may include an inspection by Landlord or its
representative) to verify that the subject of any such Disbursement Request and any other work has been completed. 
 (v) Provided that
Tenant has submitted the Disbursement Request with all applicable requirements set forth herein as of the twentieth (20th) day of each calendar month, then Landlord shall make the requested disbursement to the payee designated by Tenant by no later
than the fifteenth (l 5th) day of the following calendar month. 

  
 B - 2 

 (vi) There shall be no event of default by Tenant under the Lease beyond any applicable
notice and cure periods provided for in the Lease. 
 (vii) Landlord shall not have any responsibility to Tenant (A) to see that any
work for which reimbursement is requested hereunder is constructed in accordance with applicable plans and specifications, or that such work will be completed, or that sufficient funds (above and beyond the Tenant Improvement Allowance) are
available for completion, (B) for mechanics’ liens or claims by contractors, subcontractors, materialmen or any others hired by Tenant to do work in the Premises, subject to Landlord’s obligations hereunder to disburse the Tenant
Improvement Allowance, or (C) Landlord shall not be required to disburse funds in excess of the Tenant Improvement Allowance, except as otherwise provided in this Exhibit B and Exhibit H. 

(viii) All conditions to Landlord’s obligation to disburse the Tenant Improvement Allowance are for the exclusive benefit of Landlord. Any
or all such conditions may be waived or relaxed at any time or times by Landlord, at its sole and exclusive option. No such waiver or relaxation in any particular instance shall affect Landlord’s discretion in dealing with any such condition in
any other instance. 
 (ix) Except for the final disbursement of the Tenant Improvement Allowance, in no event will monthly disbursements
exceed ninety percent (90%) of the amount requested in a Disbursement Request. At the time of Substantial Completion and upon satisfaction of the foregoing conditions, receipt of final lien waivers and Tenant’s receipt of a final signed
inspection record for the Premises or its legal equivalent, Landlord shall disburse the final ten percent (10%) of the Tenant Improvement Allowance that Tenant or Tenant’s contractor is otherwise entitled to have disbursed hereunder. 

(x) To the extent that Landlord fails to pay from the Tenant Improvement Allowance amounts due to Tenant’s Contractor, Space Planner,
engineers and Tenant’s agents in accordance with the terms hereof, and such amounts remain unpaid for thirty-five (35) days after notice form Tenant and Landlord does not dispute that the Disbursement Request (including all applicable
documentation required hereunder) has been properly and timely submitted hereunder, then without limiting Tenant’s other remedies under the Lease, Tenant may, after Landlord’s failure to pay such amounts within five (5) business days
after Tenant’s delivery of a second notice from Tenant delivered after the expiration of such 35-day period (with such second notice providing in bold, all-capital
typeface at the top of such notice that “LANDLORD’S FAILURE TO MAKE THE REQUESTED DISBURSEMENTS FROM THE TENANT IMPROVEMENT ALLOWANCE REQUESTED IN CONNECTION WITH THE ENCLOSED DISBURSEMENT REQUEST MAY RESULT IN TENANT BEING PERMITTED TO
OFFSET RENT DUE UNDER THE LEASE”), pay same and deduct the amount thereof from the Rent next due and owning under the Lease, including interest at the Interest Rate from the due date until the date of the Rent offset. Notwithstanding the
foregoing, if during either the 35-day or 5-day period set forth above, Landlord (i) delivers notice to Tenant that it disputes any portion of the amounts claimed
to be due (the “Allowance Dispute Notice”), Tenant shall have no right to offset any amounts against rent unless and until Tenant initiates an arbitration procedure in accordance with the terms of this Paragraph in order to
determine whether Tenant has satisfied all requirements set forth in this Exhibit B in order to be entitled to the requested disbursement. In the event Tenant claims that Tenant has satisfied all of the requirements in order to receive a
disbursement from the Tenant Improvement Allowance and, therefore, that Landlord’s Allowance Dispute Notice is not correct, then Tenant shall send Landlord a written notice within thirty (30) days of Landlord’s issuance of such
Allowance Dispute Notice (the “Offset Dispute Notice”), specifying the grounds on which Tenant asserts that the Allowance Dispute Notice was factually incorrect (provided, however, Tenant shall only be permitted to rely upon
materials and documentation furnished to Landlord prior to the date that Landlord issued the applicable Allowance Dispute Notice) and electing to have the dispute resolved by arbitration as hereinbelow provided (the “Expedited
Arbitration”). In the Offset Dispute Notice, Tenant shall designate an arbitrator of its selection who meets the qualifications provided below. 

Within fifteen (15) business days after receipt of the Offset Dispute Notice, Landlord shall notify Tenant of its selection of an
arbitrator who meets the qualifications provided below. Landlord’s and Tenant’s arbitrators shall then select a third, neutral arbitrator who meets the qualifications provided below. The Expedited Arbitration shall be held at such neutral
arbitrator’s office. Each of the arbitrators shall (1) have at least ten (10) years’ experience in either 

  
 B - 3 

 
managing Class A office buildings or representing owners in the leasing of Class A office buildings, (2) not have represented Landlord or Tenant during the preceding five years,
and (3) have general experience and competence in determining the issue at hand. The Expedited Arbitration shall be held on a mutually agreeable date which shall be no less than thirty (30) days and no more than sixty (60) days after
Landlord’s receipt of the Offset Dispute Notice. The Expedited Arbitration shall be conducted in accordance with the rules of the American Arbitration Association and the scope of the arbitrators’ inquiry and determination shall be
strictly limited to whether Landlord’s Dispute Notice was factually correct based on the documentation and information furnished by Tenant at the time that Landlord provided such Landlord’s Allowance Dispute Notice. The determination of
the majority of the arbitrators shall be conclusive and binding upon the parties and shall be made within five (5) business days after completion of the hearing. The unsuccessful party shall pay all of the fees and expenses of the three
(3) arbitrators charged in connection with the Expedited Arbitration. In the event the arbitrators find that Landlord’s Allowance Dispute Notice was factually incorrect as set forth herein, Tenant may proceed with the proposed offset
against future rent for the amount that Landlord was required to pay to Tenant but failed to timely do so; provided, however, if Landlord subsequently disburses such amount to Tenant then Tenant shall not have the right to offset with respect to
such amount. The arbitrators’ decision may be entered as a final judgment in the court records of the applicable jurisdiction. 
 (b)
Preparation and Review of Plans for Tenant Improvements. Tenant has retained a space planner (the “Space Planner”), and the Space Planner has prepared (or will prepare) certain plans, drawings and specifications (the
“Temporary Plans”) for the construction of the Tenant Improvements in the Premises to be installed in the Premises by a general contractor selected by Tenant pursuant to this Work Letter. Landlord hereby approves Rapt Studio as
Tenant’s Space Planner. Tenant shall deliver the Temporary Plans to Landlord within thirty (30) days after the execution of this Lease by Tenant. Landlord shall have seven (7) business days after Landlord’s receipt of the
proposed Temporary Plans to review the same and notify Tenant in writing of any comments or required changes, or to otherwise give its approval or disapproval of such proposed Temporary Plans. If Landlord fails to give written comments to or approve
the Temporary Plans within such seven (7) business day period, then Tenant may provide a second written notice to Landlord (the “Temporary Plans Second Notice”), which such second notice shall provide in bold, all-capital typeface at the top of such notice as follows: “LANDLORD’S FAILURE TO PROVIDE COMMENTS TO OR APPROVE OF THE PROPOSED TEMPORARY PLANS WITHIN THREE (3) BUSINESS DAYS AFTER RECEIPT OF THIS
SECOND NOTICE SHALL CONSTITUTE LANDLORD’S ACCEPTANCE OF THE PROPOSED TEMPORARY PLANS.” If Landlord fails to give written comments to or approve the Temporary Plans within three (3) business days after receipt of the Temporary Plans
Second Notice, then Landlord shall be deemed to have approved the Temporary Plans as submitted. Tenant shall following its receipt of Landlord’s comments and objections, redraw the proposed Temporary Plans in compliance with Landlord’s
request and to resubmit the same for Landlord’s final review and approval or comment within seven (7) business days of Landlord’s receipt of such revised plans. Such process shall be repeated until such time as final approval by
Landlord of the proposed Temporary Plans has been obtained. Once Landlord has approved the Temporary Plans, the Tenant shall prepare working drawings which shall be thereafter known as the “Final Plans”. The Final Plans shall
include the complete and final layout, plans and specifications for the Premises showing all doors, light fixtures, electrical outlets, telephone outlets, wall coverings, plumbing improvements (if any), data systems wiring, floor coverings, wall
coverings, painting, any other improvements to the Premises beyond the shell and core improvements provided by Landlord and any demolition of existing improvements in the Premises. The improvements shown in the Final Plans shall (i) be of
quality equal to or better than the existing building materials, (ii) be compatible with the shell and core improvements and the design, construction and equipment of the Premises, and (iii) comply with all applicable laws, rules,
regulations, codes and ordinances. Tenant, using the Space Planner, shall prepare or cause to be prepared and submitted the Final Plans, concurrently, and in each case by receipted courier or delivery service, to Landlord’s construction
representative, Matthew Howell (“Landlord’s Construction Representative”), and Landlord’s offices for Landlord’s review and approval, which shall be consistent with the description of the Tenant Improvements set forth
in the Temporary Plans. 
 Each set of proposed Final Plans furnished by Tenant shall include at least two (2) sets of prints. The
Final Plans shall be compatible with the design, construction, and equipment of the Building, and shall be capable of logical measurement and construction. Unless Landlord shall otherwise agree in writing, the Final Plans shall be signed/stamped by
the Space Planner, and shall include (to the extent relevant or applicable) such additional plans reasonably requested by Landlord related to the Tenant Improvements, including, without limitation, any and all additional plans related to
Tenant’s specific use of the Premises, or as may be required by local city ordinance or building code. 

  
 B - 4 

 Tenant shall submit all Final Plans concurrently to Landlord’s construction
representative and offices, as designated above, for Landlord’s review and approval. Landlord shall have five (5) business days after Landlord’s receipt of the proposed Final Plans to review the same and notify Tenant in writing of
any comments or required changes, or to otherwise give its approval or disapproval of such proposed Final Plans. If Landlord fails to give written comments to or approve the Final Plans within such five (5) business day period, then Tenant may
provide a second written notice to Landlord (the “Final Plans Second Notice”), which such second notice shall provide in bold, all-capital typeface at the top of such notice as follows:
“LANDLORD’S FAILURE TO PROVIDE COMMENTS TO OR APPROVE OF THE PROPOSED FINAL PLANS WITHIN THREE (3) BUSINESS DAYS AFTER RECEIPT OF THIS SECOND NOTICE SHALL CONSTITUTE LANDLORD’S ACCEPTANCE OF THE PROPOSED FINAL PLANS.” If
Landlord fails to give written comments to or approve the Final Plans within three (3) business days after receipt of the Final Plans Second Notice, then Landlord shall be deemed to have approved the Final Plans as submitted. Tenant shall
following its receipt of Landlord’s comments and objections to redraw the proposed Final Plans in compliance with Landlord’s request and shall resubmit the same for Landlord’s final review and approval or comment within five
(5) business days of Landlord’s receipt of such revised plans. Such process shall be repeated as necessary until final approval by Landlord of the proposed Final Plans has been obtained. Landlord may at any time by written notice given in
accordance with the notice provisions of the Lease change the name and/or address of the designated Landlord’s construction representative to receive plans delivered by Tenant to Landlord. In the event that Tenant disagrees with any of the
changes to the proposed Final Plans required by Landlord, then Landlord and Tenant shall consult with respect thereto and each party shall use all reasonable efforts to promptly resolve any disputed elements of such proposed Final Plans. If such
Final Plans are not resolved by Landlord and Tenant, then Tenant shall accept Landlord’s final changes to the proposed Final Plans. For purposes hereof, “business days” shall be all calendar days except Saturdays and Sundays
and holidays observed by national banks in the State in which the Premises are situated. Notwithstanding anything herein to the contrary, upon Landlord’s review and approval of the construction drawings related to the initial Tenant
Improvements, Landlord shall advise Tenant at the time of such approval if any portion of the Tenant Improvements shall be required to be removed at the expiration or earlier termination of the Lease, subject to the provisions of Paragraph 4(b) of
the Lease. 
 Notwithstanding the preceding provisions of this Paragraph (b), under no circumstances whatsoever shall (i) any
combustible materials be utilized above finished ceiling or in any concealed space, (ii) any structural load, temporary or permanent, be placed or exerted on any part of the Building without the prior written approval of Landlord, or
(iii) any holes be cut or drilled in any part of the roof or other portion of the Building shell without the prior written approval of Landlord. 

In the event that Tenant proposes any material changes to the Final Plans (or any portion thereof) or any changes that would create a Design
Problem as set forth in Paragraph 4(b) after the same have been approved by Landlord, Landlord shall not unreasonably withhold its consent to any such changes and shall approve or disapprove such requests within five (5) business days, provided
the changes do not, in Landlord’s reasonable opinion, adversely affect the Building structure, systems, or equipment, or the external appearance (other than the construction of the Rooftop Deck) of the Premises. 

As soon as the Final Plans (or a portion thereof sufficient to permit commencement of construction or installation of the Tenant Improvements,
if Tenant elects to proceed with a “fast track” construction) are mutually agreed upon, Tenant shall use diligent efforts to obtain all required permits, authorizations, and licenses from appropriate governmental authorities for
construction of the Tenant Improvements (or such portion thereof, as applicable). Tenant shall be solely responsible for obtaining any business or other license or permit required for the conduct of its business at the Premises; provided, however,
that Landlord, at no cost to Landlord, shall cooperate with Tenant in executing permit applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. Landlord shall
cooperate with Tenant and timely provide any necessary documentation required for Tenant to obtain required permits, including ADA path of travel and restroom drawings and, to the extent Landlord currently has any such files or drawings in its
possession, CAD files of the Building. 
 (c) Construction of the Tenant Improvements. Construction or installation of the Tenant
Improvements shall be performed by a licensed general contractor or contractors selected by Tenant and approved by Landlord, such approval not to be unreasonably withheld or conditioned and shall be approved or denied within five (5) business
days (the “Tenant’s Contractor,” whether one or more), pursuant to a written construction contract negotiated and entered 

  
 B - 5 

 
into by and between the Tenant’s Contractor and Tenant and reasonably approved by Landlord. Landlord hereby approves of the following contractors if selected by Tenant for the Tenant
Improvements: (i) Howard Building Corporation, (ii) Clune, (iii) Corporate Contractors, (iv) Environmental, (v) Sierra Pacific, and (vi) KPRS. In addition, Landlord approves of ARC as the engineer for MEP work in connection with
the Tenant Improvements. Landlord agrees that Tenant shall not be required to hire any union labor in connection with the Tenant Improvements; provided, however, Tenant hereby agrees that it shall not retain (or cause to be retained through its
general contractor) any general contractor or subcontractor that will create any labor disharmony or disruption at the Building or Project and that Landlord shall be permitted to either disapprove of such general contractors or subcontractors and/or
direct Tenant to immediately cease using any such general contractors and/or subcontractors that create any such labor disharmony or disruption; provided, however, Landlord agrees that Tenant shall have the right to cure any disharmony or disruption
through maintenance of a dual gate system. Each such contract shall (i) obligate Tenant’s Contractor to comply with all non-discriminatory rules and regulations of Landlord relating to construction
activities in the Building (a copy of the current construction rules and regulations being attached hereto as Exhibit B-1), (ii) name Landlord as an additional indemnitee under the provisions of the
contract whereby the Tenant’s Contractor holds Tenant harmless from and against any and all claims, damages, losses, liabilities and expenses arising out of or resulting from the performance of such work, (iii) name Landlord as a
beneficiary of (and a party entitled to enforce) all of the warranties of the Tenant’s Contractor with respect to the work performed thereunder and the obligation of the Tenant’s Contractor to replace defective materials and correct
defective workmanship for a period of not less than one (1) year following final completion of the work under such contract, and (iv) evidence the agreement of the Tenant’s Contractor that the provisions of the Lease shall control
over the provisions of the contract with respect to distribution or use of insurance proceeds, in the event of a casualty during construction. Prior to commencement of construction of the Tenant Improvements, Tenant’s Contractor shall provide
Tenant with an estimate of the total cost to construct and install the Tenant Improvements (the “Construction Estimate”). 

Tenant acknowledges and understands that all roof penetrations involved in the construction of the Tenant Improvements must be performed by
the Landlord’s Building roofing contractor; provided, however, if such Landlord designated contractors are not providing commercially reasonable prices or are not reasonably available, then Landlord agrees to consult with such contractors in
order to resolve such issues. All costs, fees and expenses incurred with such contractor in performing such work shall be a cost of the Tenant Improvements, payable in accordance with the provisions of this Exhibit B. Tenant or Tenant’s
Contractor or any of Tenant’s other agents shall not be responsible for the costs of parking, loading docks, water, gas, electricity, sewer or other utilities used or consumed at the Premises during the construction of the Tenant Improvements
and Tenant’s initial move into the Premises; provided, however, Landlord shall be permitted to charge Tenant for heating, ventilation and air conditioning furnished at Tenant’s request outside of normal Business Hours at Landlord’s
standard charge for such overtime HVAC on an hourly basis (which such standard charge being equal to $75.00 per hour, as such charge may increase in accordance with the Lease). Tenant shall not be charged for the use of the restrooms during the
construction of the Tenant Improvements. 
 Tenant specifically agrees to carry, or cause the Tenant’s Contractor to carry, during all
such times as the Tenant’s work is being performed, insurance in accordance with the requirements of Paragraph 8(d) of this Lease. Tenant shall not commence construction of the Tenant Improvements until Landlord has issued to Tenant a written
authorization to proceed with construction (which Landlord shall be obligated to provide within five (5) business days) after Tenant has delivered to Landlord’s construction representative (i) certificates of the insurance policies
described above, (ii) copies of all permits required for construction of the Tenant Improvements and a copy of the permitted Final Plans as approved by the appropriate governmental agency, and (iii) a copy of each signed construction
contract or a letter of intenat for the Tenant Improvements (a copy of each subsequently signed contract shall be forwarded to Landlord’s construction representative without request or demand, promptly after execution thereof and prior to the
performance of any work thereunder). All of the construction work shall be the responsibility of and supervised by Tenant. 
 (d)
Requirements for Tenant’s Work. All of Tenant’s construction with respect to the Premises shall be performed in substantial compliance with this Exhibit B and the Final Plans therefor previously approved in writing by
Landlord (and any changes thereto approved by Landlord as herein provided), and in a good and workmanlike manner, utilizing only new materials. All such work shall be performed by Tenant in strict compliance with all applicable building codes,
regulations and all other legal requirements. All materials utilized in the construction of Tenant’s work must be confined to within the Premises. All trash and construction debris not located wholly within the Premises must be removed each day
from the Project at the sole cost and expense of Tenant. Landlord shall have 

  
 B - 6 

 
the right at all times to monitor the work for compliance with the requirements of this Exhibit B. If Landlord determines that any such requirements are not being strictly complied with,
Landlord may immediately require the cessation of all work being performed in or around the Premises or the Project until such time as Landlord is satisfied that the applicable requirements will be observed. Any approval given by Landlord with
respect to Tenant’s construction or the Temporary Plans or Final Plans therefor, and/or any monitoring of Tenant’s work by Landlord, shall not make Landlord liable or responsible in any way for the condition, quality or function of such
matters or constitute any undertaking, warranty or representation by Landlord with respect to any of such matters. 
 (e) [Intentionally
Deleted]. 
 (f) Substantial Completion. “Substantial Completion” of construction of the Tenant Improvements
shall be defined as the date upon which all of the following occur (i) Landlord’s Construction Representative (or other consultant engaged by Landlord) determines that the Tenant Improvements have been substantially completed in accordance
with the Final Plans, (ii) a temporary certificate of occupancy (or its equivalent) is issued for the Premises by the appropriate governmental authority, and (iii) final unconditional lien waivers are provided with respect to the Tenant
Improvements. After the completion of the Tenant Improvements, Tenant shall, upon demand, execute and deliver to Landlord a letter of acceptance of improvements performed on the Premises. The failure of Tenant to take possession of or to occupy the
Premises shall not serve to relieve Tenant of obligations arising on the Commencement Date or delay the payment of Rent by Tenant. 
 (g)
No Miscellaneous Costs. Subject to Landlord’s reasonable and non-discriminatory scheduling requirements, Landlord shall permit Tenant and Tenant’s Contractor to use free of charge the
Building’s elevators and related facilities of the Building to the extent the same is reasonably necessary for Tenant, Tenant’s agents and/or the Tenant’s Contractor to construct the Tenant Improvements, and for Tenant’s initial
move into the Premises, including the installation of Tenant’s furniture, fixtures, and equipment. 
 (h) No Bond Required.
Notwithstanding anything to the contrary set forth in this Lease, Tenant shall not be required to obtain or provide any completion or performance bond in connection with any Tenant Improvement work performed by or on behalf of Tenant. 

(i) Cleaning of Premises; Window Washing. Following the Substantial Completion of the Tenant Improvements, and following the removal
from the Premises of all construction equipment and materials by Tenant’s agents, and the Premises having been cleaned by the Tenant’s Contractor as normally provided upon completion of construction, Landlord shall (i) cause the
Premises to be cleaned by the Building’s standard janitorial service using Building standard methods and (ii) professionally wash all exterior windows of the Premises. 

(j) Reimbursement of Increased Construction Costs. Subject to the terms and provisions of this Work Letter, in the event that
Tenant’s actual cost of constructing the Tenant Improvements (provided such Tenant Improvements are normal and customary general office use improvements) is increased as a result of the failure of the base building to comply with code as
required under the terms of this Work Letter or Exhibit H (a “Code Compliance Violation”), Landlord shall be required to reimburse Tenant in an amount equal to the actual, reasonable documented increase in Tenant’s cost
of designing and constructing the Tenant Improvements resulting from such Code Compliance Violation (the “Code Compliance Reimbursement”). 

(k) Commencement Date Delays. The Commencement Date shall occur as provided in this Lease, provided that the Commencement Date shall be
extended by the number of days of actual delay of the Substantial Completion of the Tenant Improvements and/or Tenant’s move into the Premises to the extent caused by a “Commencement Date Delay,” as that term is defined below.
As used herein, the term “Commencement Date Delay” shall mean only a Force Majeure Delay (as defined in the Lease) or a Landlord Caused Delay. As used herein, the term “Landlord Caused Delay” shall mean the
following to the extent actually causing delays in the completion of the Tenant Improvements (i) failure of Landlord to timely approve or disapprove any Final Plans or change orders or any other items set forth in this Work Letter requiring
Landlord’s approval within time periods set forth in this Work Letter or this Lease, as applicable, or otherwise within a reasonable period of time (except to the extent deemed approved); (ii) delays due to the wrongful acts or failures to act
of Landlord or its property management company, including, without limitation, with respect to payment of the Tenant Improvement Allowance even though all disbursement requests have been satisfied; (iii) material and unreasonable interference
by Landlord, its agents or Landlord Affiliates 

  
 B - 7 

 
(except as otherwise allowed under this Work Letter) with the Substantial Completion of the Tenant Improvements and which objectively preclude or delay the construction of tenant improvements in
the Building by any person, which interference relates to access by Tenant, or Tenant’s Contractor or Tenant’s agents to the Building or any Building facilities (including loading docks and elevators but in each case subject to the
availability of such loading docks and elevators and Landlord’s scheduling requirements with respect thereto) or service and utilities (including temporary power and parking areas as provided herein) during normal construction hours, or the use
thereof during normal construction hours; (iv) Landlord’s failure to deliver the Premises in Base Building Condition as and when required or to timely complete any work required to be completed by Landlord; (v) delays due to Material
Latent Defects; and (vi) the discovery by Tenant of Hazardous Materials in the Premises that were not brought into the Premises by Tenant or its agents, contractors, subcontractors or employees. If Tenant contends that a Commencement Date Delay
has occurred, Tenant shall notify Landlord in writing of (i) the event which constitutes such Commencement Date Delay and (ii) the date upon which such Commencement Date Delay is anticipated to end. In connection with any Commencement Date
Delays, if such actions, inaction or circumstance described in the Notice (the “Delay Notice”) are not cured by Landlord within two (2) business days of Landlord’s receipt of the Delay Notice and if such action, inaction
or circumstance otherwise qualify as a Commencement Date Delay, then a Commencement Date Delay shall be deemed to have occurred commencing as of the date that is three (3) business days following Landlord’s receipt of the Delay Notice and
ending as of the date such delay ends. 

  
 B - 8 

 EXHIBIT B-1 

CONSTRUCTION 
 RULES 

AND 
 REGULATIONS 

12130, 12150 and 12180 Millennium 

Playa Vista, CA 90094 
 Please contact
The Office of the Building at least 24 hours in advance of scheduling work so that we can make sure we have received all of the required paperwork. You must abide by the following construction rules & regulations at all times. 

Property Information: 
 Property Owner:

 CV Latitude 34 LLC 

Property Management Company: 

LPC West, LLC 
 Office of
the Building 
 12180 Millennium 

Suite 120 
 Playa Vista, CA 90094

 310 862 9490 Office 
 310 862
9491 Facsimile 
 Email: eleon@1pc.com 

itadeo-porter@ipc.con-i 

General: 
 Normal Business Hours: 8
am to 6 pm 
 No work may occur during normal business hours that will be considered disruptive (noise or VOC related) to other
occupants 
  

	 	Building 	 Access: This is a secured facility locked downed from 7:00 pm to 7:00 am you will need to coordinate
building access with the Property Management office i f you require access outside those parameters; tenant or subtenant premise access is with the tenant or subtenant. We do not provide premise access to any tenanted space under any circumstance.

  

	 	You will 	 provide for appropriate protection for building corridors, doors and elevators (if applicable). Elevators
pads are available from the Building. 

 We will not accept any delivery for you; you must have someone
present to accept delivery. 
 Access for construction workers or delivery personnel must be requested daily for after-hours
building access. 
 We do require a daily sign in for ALL construction personnel at the security console regardless of time of
day. 

  
 B-1 - 1 

 Rules and Regulations 

 

	A)	 Supervision - contractor shall provide a full time supervisor or representative on site at all times
whenever construction is being performed. 

  

	B)	 Work Areas - contractor shall contain all operations within the premises of their space and such other space as
Landlord may specifically permit. Common areas, public corridors, service corridors and exterior of Landlord’s building must be kept clear of General equipment, merchandise, fixtures and trash at all times. 

 

	C)	 Construction Power - Temporary electrical facilities for “normal” construction power
requirements shall be available from Landlord. Excess electrical power consumption shall not be tolerated; Landlord does not warrant that all power requirements of contractor shall be delivered; only that power sufficient to meet the requirements of
normal construction equipment is available. 

  

	D)	 Deliveries - All deliveries are to be made during off hours so long as the building is not occupied by any
other tenant or occupant at such time. Any other delivery time must be pre-approved by Property Manager. The Contractor is responsible for cleaning up any tracked dust or debris on common areas after delivery
is completed. 

  

	E)	 Parking Workmen are to park in designated areas, vehicles parked in tenant parking will be subject to towing at
the owners expense. 

  

	F)	 Construction Noise Any work involving saw cutting, boring or drilling that creates excessive noise levels,
shall be performed during non-business hours. This is to insure that neighboring Tenants are not disturbed. A fine of $250.00 will be imposed for each occurrence to the extent any such neighboring tenants
exist at such time. 

  

	G)	 Trash Removal - Trash is the responsibility of the general contractor. At no time shall contractors use the
Building trash compactors or containers. Contact the Property Management Office to obtain the name of the Refuse Company that services the Property. Coordinate with the Property Management Office on the location of a trash container for your job.
The container must be removed immediately after use. The surrounding area of the container must remain clear of debris, and the area must be clean after the final removal of the container. All disposal of hazardous waste shall be in accordance with
ail local, state and federal regulations. Contractor is responsible for damage to parking surfaces and common areas caused by Contractors’ roll-off or storage box containers. 

 

	H)	 Safety General Contractor shall comply will all applicable safety regulations and will be responsible for the
conduct of all employees or sub-contractors working on job site. Work is monitored by Building Staff and Security with regard to performance of work and general safety. Alcohol consumption is NOT permitted
in or about the Property. Smoking is only permitted in the areas identified in or about the property. Please inform the management office if individuals will need to be directed to the approved smoking areas. 

 

	1)	 Hazardous Materials - Contractor must provide proper ventilation and MSDS forms for any chemical or items
noted below: 

  

	 	1.	 Asbestos containing materials (if applicable) 

 

	 	2.	 Toxic Chemicals 

  

	 	3.	 Epoxies or Glues 

  

	 	4.	 Vinyl or sheet flooring, mirror and roof mastic 

 

	 	5.	 Paint, Lacquer Urethanes, or any materials requiring special ventilation. 

 

	J)	 Roof Access - Access to the Building roof is restricted to authorized personnel and all contractors must sign-in and out at the Security Console with no exceptions. Proof of insurance and a valid Driver’s License are required. Ladders will not be permitted on the side of the building for roof access. Under no
circumstances will any Air or Crane lifts of HVAC equipment be allowed without prior approval from the Property Manager. A forty-eight (48) hour notice is required. 

 

	K)	 Work Hours All work at the site is typically limited to Monday through Saturday, from 7:00 am to 6:00 pm.
However, certain exceptions can be accommodated with a minimum 48 hour advance notification to the Property Management Office. 

  

	L)	 Damage Repair General contractor shall be responsible for the repair and/or replacement of any damages caused
by General Contractor or sub-contractors to the Property or surrounding tenants. All damage must be repaired within a twenty-four (24) hour time period (or must be commenced within such twenty-four
(24) hour period and promptly repaired if such damage cannot be feasibly repaired within such twenty-four (24) hour period), or the Landlord will complete all necessary repairs at the sole cost and expense of the General Contractor.

  
 B-1 - 2 

	M)	 Compliance/Closeout Paperwork - General Contractor shall deliver to the Property Manager within ten
(10) days of completion of General work (or such later time as Landlord and/or Property Manager may reasonably approve): 

  

	 	1.	 Building Permit 

  

	 	2.	 Notice of Completion 

 

	 	3.	 Certificate of Occupancy 

 

	 	4.	 Letter from Structural engineer certifying that all Electrical, Mechanical (HVAC) & Plumbing Equipment is
adequately supported. 

  

	 	5.	 Lien Releases 

  

	 	6.	 Itemized Statement of improvement costs 

 

	 	7.	 As-Built Plans for Architectural, Mechanical, Plumbing,
Fire-Protection, and Electrical systems. 

  

			
	Exhibits:	  	A Contractor Check List
		
		  	B Certificate of Insurance Requirements
		
		  	C Designated Parking
		
		  	D Contractor Information Form
		
		  	E Sub-Contractor List

 Management reserves the right to make changes to the aforementioned rules & regulations of construction with
or without notice to contractor. 

  
 B-1 - 3 

 EXHIBIT A 

CONTRACTOR CHECK LIST: 
  

					
	  
	 	    	  	Copy of Building Permit
			
		 		  	Building Department Stamped Plans
			
		 		  	 Certificate of Insurance —In General - Please check with Management Office to confirm appropriate coverage amounts for your project
and scope of work
  

•  Five Million ($5,000,000) Combined Single Limit

 
 •  Additional Insured

 
 •  30 Day Termination Notice

 
 •  One Million ($1,000,000) Auto
Liability

			
	  
	 		  	Schedule of Work
			
	  
	 		  	24-Hour Phone Number of General Contractor
			
	  
	 		  	 List of:
  

•  All Sub-contractors & Phone Numbers

 
 •  All Suppliers &
Phone Numbers

			
	  
	 		  	Permits on file in Management Office
			
	  
	 		  	Material Safety Data Sheet
			
	  
	 		  	Notice of Non-Responsibility
			
	  
	 		  	Dumpster
			
	  
	 		  	Portable Port-A-Potty
			
	Following completion of Build-Out:	 		  	
			
	  
	 		  	BUILDING PERMIT
			
	  
	 		  	NOTICE OF COMPLETION
			
	  
	 		  	CERTIFICATE OF OCCUPANCY
			
	  
	 		  	LEIN RELEASES
			
		 		  	CERTIFIED AIR BALANCE REPORT
			
		 		  	AS- BUILT PLANS

  
 B-1 - 4 

 EXHIBIT B 

Certificate of Insurance Requirements 

[To be provided after Lease execution] 

  
 B-1 - 5 

 EXIHBIT C 

Designated Parking 
 [To
be provided after Lease execution] 

  
 B-1 - 6 

 EXHIBIT D 

CONTRACTORS INFORMATION FORM 
  

					
	Tenant
Name:                                        
                             Space
#                                         
                                         
  
	
	Contractor’s Name:
                                         
                                         
                                         
                               
	
	Address:
                                         
                                         
                                         
                                         
        
	
	Phone:
                                         
                                      Fax:
                                         
                                         
      
	
	Individual in Charge:
                                         
                                         
                                         
                             
	
	Building Permit Number:
                                         
                                         
                                         
                      
			
	Plans Approved	  	Yes                     	  	            No                     
	Certificate of Insurance received	  	Yes                     	  	            No                     
	List of Sub-Contractors	  	Yes                     	  	            No                     
	
	Date Plans Submitted to Building Department:
                                         
                                         
                             
	
	Construction Started:
                                         
                                         
                                         
                             
	
	Scheduled Completion Date:
                                         
                                         
                                         
                 
	
	Contractor’s Rules & Regulations — Received & Acknowledged by:
	
	Contractor:
                                         
                                         
                                         
                                         
    
	
	Superintendent:
                                         
                                         
                                         
                                      
	
	24-Hour Emergency Number:
                                         
                                         
                                         
               
	
	Signature:
                                         
                                         
                                         
                                         
      
	
	Date:
                                         
                                     

  
 B-1 - 7 

 EXHIBIT E 

SUB-CONTRACTOR LIST 
  

					
	 TRADES:
	  	 CONTRACTORS:
	  	 PHONE NUMBER:

	DEMO	  		  	
			
	FRAMING, DRYWALL	  		  	
			
	ELECTRIC	  		  	
			
	HVAC	  		  	
			
	PLUMBING	  		  	
			
	SPRINKLER	  		  	
			
	CEILING GRID	  		  	
			
	PAINTING	  		  	
			
	CARPET	  		  	
			
	CERMIC	  		  	
			
	FIXTURING, CARPENTRY	  		  	
			
	GLASS/MIRRORS	  		  	
			
	SIGN	  		  	
			
	CLEANING	  		  	
			
	DUMPSTER	  		  	
			
	AIR/CRANE OPERATOR	  		  	

  
 B-1 - 8 

 EXHIBIT C 

BUILDING RULES AND REGULATIONS 

Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of
this Lease, the latter shall control. 
 1. The sidewalks, entrances, passages, courts, elevators, vestibules, stairways and corridors of
halls shall not be obstructed or used for any purpose other than ingress and egress. Except for Tenant’s right to use the Rooftop Deck, the halls, passages, entrances, elevators, stairways, balconies and roof are not for the use of the general
public, and the Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence, in the reasonable judgment of the Landlord, shall be prejudicial to the safety, character, reputation and interests of
the Building and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom the Tenant normally deals only for the purpose of conducting its business in the Premises (such as clients,
customers, office suppliers and equipment vendors, and the like) unless such persons are engaged in illegal activities. No tenant and no employees of any tenant shall go upon the roof (as opposed to the Rooftop Deck) of the Building without the
written consent of Landlord. 
 2. Except for Tenant’s right to use the Rooftop Deck, no awnings or other projections shall be attached
to the outside walls of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard window coverings. All electrical ceiling
fixtures hung in offices or spaces along the perimeter of the Building must be of a quality, type, design and bulb color reasonably approved by Landlord. Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened
without the written consent of Landlord. 
 3. Except as provided in the Lease, no sign, advertisement, notice or handbill shall be
Exhibited, distributed, painted or affixed by any tenant on, about or from any part of the Premises, the Building or the Project without the prior written consent of the Landlord. If the Landlord shall have given such consent at the time, whether
before or after the execution of this Lease, such consent shall in no way operate as a waiver or release of any of the provisions hereof or of this Lease, and shall be deemed to relate only to the particular sign, advertisement or notice so
consented to by the Landlord and shall not be construed as dispensing with the necessity of obtaining the specific written consent of the Landlord with respect to each and every such sign, advertisement or notice other than the particular sign,
advertisement or notice, as the case may be, so consented to by the Landlord. In the event of the violation of the foregoing by any tenant, Landlord may remove or stop same without any liability, and may charge the expense incurred in such removal
or stopping to such tenant. 
 4. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into halls,
passageways or other public places in the Building shall not be covered or obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the window sills. Tenant shall see that the windows, transoms and doors of the
Premises are closed and securely locked before leaving the Building and must observe strict care not to leave windows open when it rains. Tenant shall not tamper with or change the setting of any thermostats or temperature control valves. 

5. The toilet rooms, water and wash closets and other plumbing fixtures shall not be used for any purpose other than those for which they were
considered, and no sweepings, rubbish, rags or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by the tenant who, or whose subtenants, assignees or any of their servants, employees,
agents, visitors or licensees shall have caused the same. 
 6. Except with respect to hanging of art work or in connection with an approved
Alteration, no tenant shall mark, paint, drill into, or in any way deface any part of the Premises, the Building or the Project. No boring, cutting or stringing of wires or laying of linoleum or other similar floor coverings shall be permitted,
except with the prior written consent of the Landlord and as the Landlord may direct. 

  
 C - 1 

 7. Except for any dogs that are brought into the Premises in compliance with the
Project’s Dog Visitation Policy (which is attached hereto as Exhibit I) or otherwise are certified animal assist dogs, no vehicles, birds or animals of any kind shall be brought into or kept in or about the Premises, and, except as expressly
provided in the Lease, no cooking shall be done or permitted by any tenant on the Premises, except that the preparation of coffee, tea, hot chocolate and similar items (including those suitable for microwave heating) for tenants and their employees
and invitees shall be permitted, provided that the power required therefor shall not exceed that amount which can be provided by a 30 amp circuit. No tenant shall cause or permit any unusual or objectionable odors to be produced or permeate the
Premises. Smoking or carrying lighted cigars, cigarettes or pipes in the Building is prohibited. Bicycles may be brought to the Project so long as such usage complies with the reasonable non-discriminatory
rules promulgated by property management from time to time and such bicycles shall be stored and/or kept in designated areas. Notwithstanding the foregoing, bicycles shall not be ridden in the Common Areas. In all events, Landlord shall not be
liable for and Tenant hereby waives any claim against Landlord for any stolen bicycles. 
 8. The Premises shall not be used for
manufacturing or for the storage of merchandise except as such storage may be incidental to the permitted use of the Premises. No tenant shall occupy or permit any portion of the Premises to be occupied as an office for a public stenographer or
typist, or for the manufacture or sale of liquor, narcotics, or tobacco (except by a cigarette vending machine for use by Tenant’s employees) in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau,
without the express written consent of Landlord. The Premises shall not be used for lodging or sleeping or for any illegal purposes. 
 9. No
tenant shall make, or permit to be made any disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph,
unusual noise, or in any other way. No tenant shall throw anything out of doors, windows or skylights or down the passageways. 
 10. No
tenant, subtenant or assignee nor any of their servants, employees, agents, visitors or licensees shall at any time bring or keep upon the Premises any inflammable, combustible or explosive fluid, chemical or substance, except to the extent
contained in normal office products and equipment maintained in compliance with Laws. 
 11. Except as set forth in the Lease, no additional
locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing locks or the mechanisms thereof, without the prior written consent of Landlord, not to be unreasonably withheld or
delayed. Each tenant must, upon the termination of his tenancy, restore to Landlord all keys of stores, offices, and toilet rooms in Tenant’s possession. 

12. Except for Tenant’s ability to receive pallets of product during Business Hours subject to the terms of Paragraph 19(ss) of the Lease
and move such pallets and product to the Storage Space, all removals, or the carrying in or out of any safes, freight, furniture, or bulky matter of any description must take place during the hours which Landlord shall reasonably determine from time
to time, without the express written reasonable consent of Landlord. Except for Tenant’s ability to receive pallets of product during Business Hours subject to the terms of Paragraph 19(ss) of the Lease and move such pallets and product to the
Storage Space, the moving of safes or other fixtures or bulky matter of any kind must be done upon previous notice to the Project Management Office and under its supervision, and the persons employed by any tenant for such work must be reasonably
acceptable to the Landlord. Except for Tenant’s ability to receive pallets of product during Business Hours subject to the terms of Paragraph 19(ss) of the Lease and move such pallets and product to the Storage Space, Landlord reserves the
right to inspect all safes, freight or other bulky articles to be brought into the Building and to exclude from the Building all safes, freight or other bulky articles which violate any of these Rules and Regulations or the Lease of which these
Rules and Regulations are a part. Landlord reserves the right to reasonably prescribe the weight and position of all safes, which must be placed upon supports approved by Landlord to distribute the weight. 

13. No tenant shall purchase janitorial maintenance or other similar services from any third party vendor not reasonably approved by Landlord
but Tenant may use its employees as day porters (it being acknowledged and agreed that Landlord may reasonably disapprove any such third party vendor if it would create or is creating labor disharmony at the Project). 

  
 C - 2 

 14. Landlord reserves the right to exclude from the Building between the hours of 6:00 P.M.
and 7:00 A.M. and at all hours on Saturday, Sunday and legal holidays all persons who do not present a pass or card key to the Building approved by the Landlord. Each tenant shall be responsible for all persons who enter the Building with or at the
invitation of such tenant and shall be liable to Landlord for all acts of such persons. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of an
invasion, mob riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right, without abatement of Rent, to require all persons to vacate the Building and to prevent access to
the Building during the continuance of the same for the safety of the tenants, the protection of the Building, and the property in the Building. 

15. Any persons employed by any tenant to do janitorial work shall, while in the Building and outside of the Premises, be subject to and under
the reasonable control and direction of the Project Management Office (but not as an agent or servant of said Office or of the Landlord), and such tenant shall be responsible for all acts of such persons. 

16. All doors opening onto public corridors shall be kept closed, except when in use for ingress and egress. In addition, Tenant shall close
all Exterior Window: Doors (as defined in the Lease) during non-Business Hours. 
 17. The
requirements of Tenant will be attended to only upon application to the Project Management Office. 
 18. Canvassing, soliciting and peddling
in the Building are prohibited and each tenant shall report and otherwise cooperate to prevent the same. 
 19. All office equipment of any
electrical or mechanical nature shall be placed by Tenant in the Premises in settings reasonably approved by Landlord, to absorb or prevent any vibration, noise or annoyance. 

20. Except as otherwise provided in the Lease, no air conditioning unit or other similar apparatus shall be installed or used by any tenant
without the written consent of Landlord. 
 21. There shall not be used in any space, or in the public halls of the Building, either by any
tenant or others, any hand trucks, except those equipped with rubber tires and rubber side guards. 
 22. No vending machine shall be
installed, maintained or operated upon the Premises without the written reasonable consent of Landlord. Landlord hereby acknowledges that Tenant intends to install certain vending machines in the Premises for use by its employees and invitees and
Landlord will reasonably approve the location of such vending machines upon written request by Tenant. 
 23. The scheduling of tenant move-ins shall be subject to the reasonable non-discriminatory discretion of Landlord. 

24. If the Tenant desires telephone connections, the Landlord will direct electricians as to where and how the wires are to be introduced. No
boring or cutting for wires or otherwise shall be made without direction from the Landlord. 
 25. The Building is a non-smoking building. Smoking is prohibited at all times within the entire Building, including all leased premises, as well as all public/common areas and parking areas for the Building, including any attached
parking garage structure. This prohibition applies during business and non-business hours to restrooms, elevators, elevator lobbies, first floor lobby, stairwells, common hallways, the lunch room and any other
public/common area, as well as to all areas within the Leased Premises by Tenants. Smoking is only permitted in the designated smoking area outside the Building and away from the entrances to the Building. 

26. The Building and Project is a weapons free environment. No tenant, owner of a tenant, officer or employee of a tenant, visitor of tenant,
contractor or subcontractor of tenant, or any other party shall carry weapons (concealed or not) of any kind in the building, or parking areas. This prohibition applies to all public areas, including without limitation, restrooms, elevators,
elevator lobbies, first floor lobby, stairwells, common hallways, all areas within the leased premises of tenants, all surface parking areas and the surrounding land related to the building. 

  
 C - 3 

 EXHIBIT D 

FORM TENANT ESTOPPEL CERTIFICATE 
  

							
	TO:	 	                                    
     (“Landlord”)	 	
		 	                                      
  	 		 	
		 	                                      
  	 		 	
				
	and:	 		 		 	
			
		 	                                    
     (“Third Party”)	 	
		 	                                      
  	 		 	
		 	                                      
  	 		 	
				
	Re:	 	Property Address:	 		 	
	Lease Date:
                                         
               	 		 	
	Between
                                         
                                         
              	 	, Landlord and	 	
	                                    
                                         
                                   	 	, Tenant	 	
	Square Footage Leased:
                                         
                                  	 	
	Suite No.
                                         
                        	 	
	Floor:
                                         
                              	 	

 The undersigned tenant (“Tenant”) hereby certifies to Third Party and Landlord as follows:

 1. The above-described Lease has not been canceled, modified, assigned, extended or amended except
                                      
                          . 

2. Base Rent has been paid to the first day of the current month and all additional rent has been paid and collected in a current manner. There
is no prepaid rent except $                        , and the amount of the security deposit/letter of credit is
$                        . 

3. Base Rent is currently payable in the amount of $         monthly exclusive of Tenant’s
Proportionate Share of Operating Expenses and Taxes. 
 4. The Lease terminates on
                        , 20     subject to any renewal option(s) set forth in the Lease. 

5. All Landlord work to be performed for Tenant under the Lease in connection with Tenant’s initial occupancy has been performed as
required and has been accepted by Tenant, except
                                        
                                         
                                         
                                         
           
 6. The Lease is: (a) in full force and effect;
(b) to Tenant’s actual knowledge, free from default; and (c) to Tenant’s actual knowledge, Tenant has no claims against the Landlord or offsets against rent. 

7. The Base Year for Operating Expenses, as defined in the said Lease, is
                                         
    The Base Year for Taxes, as defined in the said Lease, is
                                         
   . 
 8. The undersigned has no right or option pursuant to the said Lease or otherwise to purchase all or any part of
the Premises or the Building of which the Premises are a part. 
 9. There are no other agreements written or oral between the undersigned
and the Landlord with respect to the Lease and/or the Premises and Building. 

  
 D - 1 

 10. The statements contained herein may be relied upon by the Landlord and by any
prospective purchaser of the property of which the Premises is a part and its mortgage lender. 
 If a blank in this document is not filled
in, the blank will be deemed to read “none”. 
 If Tenant is a corporation, the undersigned signatory is a duly appointed
Officer of the corporation. 
  

					
	Dated this              day of                     ,
20_.
		
	Tenant:	 	
                     
    

		
	By:	 	
                     
    

	Name:	 	  

	Title:	 	  

  
 D - 2 

 EXHIBIT D 

FORM LANDLORD ESTOPPEL CERTIFICATE 
  

							
	TO:	 	                                    
     (“Tenant”)	 	
		 	                                      
  	 		 	
		 	                                      
  	 		 	
				
	and:	 		 		 	
			
		 	                                    
     (“Third Party”)	 	
		 	                                      
  	 		 	
		 	                                      
  	 		 	
				
	Re:	 	Property Address:	 		 	
	Lease Date:
                                         
               	 		 	
	Between
                                         
                                         
              	 	, Landlord and	 	
	                                    
                                         
                                   	 	, Tenant	 	
	Square Footage Leased:
                                         
                                  	 	
	Suite No.
                                         
                        	 	
	Floor:
                                         
                              	 	

 The undersigned landlord (“Landlord”) hereby certifies to Third Party and Landlord as
follows: 
 1. The above-described Lease has not been canceled, modified, assigned, extended or amended except
                                        
                        . 

2. Base Rent has been paid to the first day of the current month and all additional rent has been paid and collected in a current manner. There
is no prepaid rent except $                        , and the amount of the security deposit/letter of credit is
$                        . 

3. Base Rent is currently payable in the amount of
$                         monthly exclusive of Tenant’s Proportionate Share of Operating Expenses and Taxes. 

4. The Lease terminates on
                    , 20     subject to any renewal option(s) set forth in the Lease. 

5. The Lease is: (a) in full force and effect; (b) to Landlord’s actual knowledge, free from default; and (c) to
Landlord’s actual knowledge, Landlord has no claims against the Tenant. 
 6. The Base Year for Operating Expenses, as defined in the
said Lease, is                                      The Base
Year for Taxes, as defined in the said Lease, is
                                    . 

7. There are no other agreements written or oral between the undersigned and the Tenant with respect to the Lease and/or the Premises and
Building. 
 If a blank in this document is not filled in, the blank will be deemed to read “none”. 

If Landlord is a corporation, the undersigned signatory is a duly appointed Officer of the corporation. 

  
 D-1 - 1 

 
					
	Dated this              day of                     ,
20_.
		
	Tenant:	 	
                     
    

		
	By:	 	
                     
    

	Name:	 	  

	Title:	 	  

  
 D-1 - 2 

 EXHIBIT E 

TENANT’S COMMENCEMENT LETTER 
  

					
	TO:	 	  
	 	(“Landlord”)
	Date:	 	  
	 	

 Tenant’s Commencement Letter 

The undersigned, as the Tenant under that certain Office Lease (the “Lease”) dated
                                        ,
made and entered into
between                                     , a
                                     as Landlord, and the
undersigned, as Tenant, hereby certifies that: 
  

	 	1.	 The undersigned has accepted possession and entered into occupancy of the Premises described in the Lease.

  

	 	2.	 The Commencement Date of the Lease was
                                        .

  

	 	3.	 The expiration date of the Lease is
                                        .

  

	 	4.	 The Lease is in full force and effect and has not been modified or amended. 

 

	 	5.	 Landlord has performed all of its obligations to improve the Premises for occupancy by the undersigned, except
as follows:
                                         
        

  

			
	Very truly yours,
	
	                                    
                                         
        ,
	a
                                         
                                        

		
	By:	 	                                      
                                  
	Name:	 	  

	Title:	 	  

  
 E - 1 

 EXHIBIT F TO LEASE 

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT 

 

RECORDING REQUESTED 

BY AND WHEN 
 RECORDED RETURN TO:

 Associate General Counsel 

Real Estate Investments 

Metropolitan Life Insurance Company 

Law Department 
 425 Market
Street, Suite 1050 
 San Francisco, California 94105 

SUBORDINATION 
 NONDISTURBANCE 

AND ATTORNMENT AGREEMENT 
  

			
	 NOTICE:
	  	THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS IN YOUR LEASEHOLD ESTATE IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY
INSTRUMENT.

 DEFINED TERMS 

 

 

	
	 Execution Date: As of
                                         
                           , 2015

 

	
	 Beneficiary & Address:

Metropolitan Life Insurance Company, a New York corporation, and its affiliates, as applicable

10 Park A venue

Morristown, New Jersey 07962

Attn: Senior Vice President

Real Estate Investments
  

with a copy to:
  

Metropolitan Life Insurance Company 425 Market Street, Suite I 050

San Francisco, California 94105

Attn: Vice President
  

and to:
  

Metropolitan Life Insurance Company 333 South Hope Street, Suite 3650 Los Angeles, California 90071

Attn: Regional Director

	 
	 Tenant & Address:

  

  
 F - 1 

 
	
	 The Honest Company, Inc., a Delaware corporation

12130 Millennium Drive

Playa Vista, California 90094

	
	 Landlord & Address:

CV Latitude 34 LLC, a Delaware limited liability company

c/o Clarion Partners
 601
South Figueroa Street, 34th Floor
 Los Angeles, California 90017

Attn: Asset Manager
  

with a copy to:
  

Lincoln Property Company

12180 Millennium
 Playa
Vista, CA 90094
 Attn: Property Manager

	 
	 Loan: A first mortgage loan in the original principal amount of
$102,000,000.00 from Beneficiary to Landlord.

	
	 Note: A Promissory Note executed by Landlord in favor of Beneficiary (as
successor in interest to BREF IV Series A, LLC, a Delaware limited liability company) in the amount of the Loan dated as of July 1, 2014.

	
	 Deed of Trust: A Deed of Trust, Assignment of Rents and Leases,
Collateral Assignment of Property Agreements, Security Agreement and Fixture Filing dated as of July 1, 2014 executed by Landlord, to First American Title Insurance Company, as Trustee, for the benefit of Beneficiary (as successor in interest
to BREF IV Series A, LLC, a Delaware limited liability company) securing repayment of the Note recorded in the records of the County in which the Property is located.

	
	 Lease and Lease Date: The lease entered into by Landlord and Tenant
dated as of                                 , 2015 covering the
Premises.

	
	   Property: 12130 Millennium Drive

Playa Vista, California 90094
  

The Property is more particularly described on Exhibit A.

 
 THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (the “Agreement”) is made
by and among Tenant, Landlord, and Beneficiary and affects the Property described in Exhibit A. Certain terms used in this Agreement are defined in the Defined Terms. This Agreement is entered into as of the Execution Date with reference to
the following facts: 
 A. Landlord and Tenant have entered into the Lease covering certain space in the improvements located in and upon the
Property (the “Premises”). 
 B. Beneficiary has made or is making the Loan to Landlord evidenced by the Note. The Note is secured,
among other documents, by the Deed of Trust. 
 C. Landlord, Tenant and Beneficiary all wish to subordinate the Lease to the lien of the Deed
of Trust. 
 D. Tenant has requested that Beneficiary agree not to disturb Tenant’s rights in the Premises pursuant to the Lease in the
event Beneficiary forecloses the Deed of Trust, or acquires the Property pursuant to the trustee’s power of sale contained in the Deed of Trust or receives a transfer of the Property by a conveyance in lieu of foreclosure of the Property
(collectively, a “Foreclosure Sale”) but only if Tenant is not then in default under the Lease beyond the expiration of any applicable notice and cure period set forth in the Lease and Tenant attorns to Beneficiary or a third party
purchaser at the Foreclosure Sale (a “Foreclosure Purchaser”). 

  
 F - 2 

 NOW THEREFORE, in consideration of the premises and the mutual covenants contained herein,
the parties agree as follows: 
 1. Subordination. The Lease and the leasehold estate created by the Lease and all of Tenant’s
rights under the Lease are and shall remain subordinate to the Deed of Trust and the lien of the Deed of Trust, to all rights of Beneficiary under the Deed of Trust and to all renewals, amendments, modifications and extensions of the Deed of Trust.

 2. Acknowledgments by Tenant. Tenant agrees that: (a) Tenant has notice that the Lease and the rent and all other sums due
under the Lease have been or are to be assigned to Beneficiary as security for the Loan. In the event that Beneficiary notifies Tenant of a default under the Deed of Trust and requests Tenant to pay its rent and all other sums due under the Lease to
Beneficiary, Tenant shall pay such sums directly to Beneficiary or as Beneficiary may otherwise request and Landlord hereby irrevocably authorizes Tenant to comply with Beneficiary’s request notwithstanding any contrary instruction by Landlord
and agrees that any such payments shall be credited against Tenant’s obligations under the Lease. (b) Tenant shall send a copy of any notice or statement under the Lease to Beneficiary which pertains to (i) a change to Tenant’s
notice address(es), and/or (ii) a default on the part of Landlord under the Lease, at the same time Tenant sends such notice or statement to Landlord. (c) This Agreement satisfies any condition or requirement in the Lease relating to the
granting of a nondisturbance agreement. 
 3. Foreclosure and Sale. In the event of a Foreclosure Sale, 

(a) So long as Tenant complies with this Agreement and is not in default under any of the provisions of the Lease beyond the expiration of any
applicable notice and cure period set forth in the Lease, the Lease shall continue in full force and effect as a direct lease between Beneficiary and Tenant, and Beneficiary will not disturb the possession of Tenant, subject to this Agreement. To
the extent that the Lease is extinguished as a result of a Foreclosure Sale, a new lease shall automatically go into effect upon the same provisions as contained in the Lease between Landlord and Tenant, except as set forth in this Agreement, for
the unexpired term of the Lease. Tenant agrees to attorn to and accept Beneficiary as landlord under the Lease and to be bound by and perform all of the obligations imposed by the Lease, or, as the case may be, under the new lease, in the event that
the Lease is extinguished by a Foreclosure Sale, and Beneficiary agrees to recognize Tenant as tenant under the Lease, subject to the terms of this Agreement. Upon Beneficiary’s acquisition of title to the Property (the date on which
acquisition first occurs shall be referred to in this Agreement as the “Transfer Date”), Beneficiary will perform all of the obligations imposed on the Landlord by the Lease except as set forth in this Agreement; provided, however, that
Beneficiary shall not be: (i) liable for any act or omission of a prior landlord (including Landlord) except for an express default by such prior landlord (including Landlord) under any repair or maintenance obligation of Landlord set forth in
the Lease which is continuing after the Transfer Date, provided that Tenant has reasonably and diligently pursued all of its available remedies against any such prior landlord (including Landlord) (except that Tenant shall have no obligation
hereunder to file a lawsuit or pursue any litigation-based remedies against any such prior landlord), Beneficiary has received actual written notice (in accordance with Paragraph 7 below) of any such repair or maintenance default prior to the
Transfer Date and only after the expiration of any applicable cure period provided for in the Lease (which cure period as applied to Beneficiary shall commence no earlier than the Transfer Date), provided, however, that in such event,
Beneficiary’s liability shall be determined as if such default had first arisen on the day Beneficiary acquired title to the Property; or (ii) subject to any offsets or defenses that Tenant might have against any prior landlord (including
Landlord); or (iii) bound by any rent or additional rent which Tenant might have paid in advance to any prior landlord (including Landlord) for a period in excess of one month or by any security deposit, cleaning deposit or other sum that
Tenant may have paid in advance to any prior landlord (including Landlord) unless such sum or deposit was transferred to and actually received by Beneficiary; or (iv) bound by any amendment or modification of the Lease which has the effect of
decreasing or otherwise modifying the rent due under the Lease, modifying the term of the Lease (except for an amendment to memorialize an extension of the term of the Lease pursuant to Tenant’s exercise of the renewal option as set forth in
Addendum One to the Lease, but only to the extent that any such amendment actually serves to memorialize the exercise of the renewal option by Tenant, such as setting forth the extension of the term and the rent applicable to such extension, and not
with respect to any other matters set forth in any such amendment) or otherwise modifying or otherwise affecting the economic obligations under the Lease (except 

  
 F - 3 

 
for an amendment to memorialize the addition of the Offered Space (as such term is defined in Addendum Two to the Lease) to the Premises pursuant to Tenant’s exercise of the right of first
refusal as set forth in Addendum Two to the Lease, but only to the extent that any such amendment actually serves to memorialize the addition of the Offered Space to the Premises, such as setting forth the addition of the Offered Space and the rent
applicable to such Offered Space, and not with respect to any other matters forth in any such amendment), other than to a de minimis extent or increasing the obligations of the Landlord under the Lease or decreasing the obligations of the Tenant
under the Lease, other than to a de minimis extent, made after the Execution Date without the written consent of Beneficiary, or any assignment or termination of the Lease made after the Execution Date without the written consent of Beneficiary
(except for an assignment that is expressly permitted under the Lease without Landlord’s consent as more particularly set forth in Section 11(a) of the Lease and except for any termination right of Tenant that is expressly set forth in the
Lease); (v) obligated or liable with respect to any representations, warranties or indemnities contained in the Lease; provided, however, that Beneficiary shall be obligated to indemnify Tenant solely as set forth in Paragraph 3(c)(iii) below; or
(vi) liable to Tenant or any other party for any conflict between the provisions of the Lease and the provisions of any other lease affecting the Property which is not entered into by Beneficiary. 

(b) Upon the written request of Beneficiary after a Foreclosure Sale, the parties shall execute a lease of the Premises upon the same
provisions as contained in the Lease between Landlord and Tenant, except as set forth in this Agreement, for the unexpired term of the Lease. 

(c) Notwithstanding any provisions of the Lease to the contrary, from and after the date that Beneficiary acquires title to the Property as a
result of a Foreclosure Sale, (i) Beneficiary will not be obligated to expend any monies to restore casualty damage in excess of available insurance proceeds; provided, however, that Tenant shall retain all of its rights to terminate the Lease
under Section 9(b) of the Lease in the event of a casualty; (ii) tenant shall not have the right to make repairs and deduct the cost of such repairs from the rent without a judicial determination that Beneficiary is in default of its
obligations under the Lease; (iii) in no event will Beneficiary be obligated to indemnify Tenant, except where Beneficiary is in breach of its obligations under the Lease or where Beneficiary has been actively negligent in the performance of
its obligations as landlord; and (iv) other than determination of fair market value and determinations as to whether consent has been unreasonably withheld pursuant to Section 11(d) of the Lease, no disputes under the Lease shall be
subject to arbitration unless Beneficiary and Tenant agree to submit a particular dispute to arbitration. 
 4. Subordination and Release
of Purchase Options. Tenant represents that it has no right or option of any nature to purchase the Property or any portion of the Property or any interest in the Landlord. To the extent Tenant has or acquires any such right or option, these
rights or options are acknowledged to be subject and subordinate to the Deed of Trust and are waived and released as to Beneficiary and any Foreclosure Purchaser. 

5. Acknowledgment by Landlord. In the event of a default under the Deed of Trust, at the election of Beneficiary, Tenant shall and is
directed to pay all rent and all other sums due under the Lease to Beneficiary in accordance with Paragraph 2 above. 
 6. Construction of
Improvements. Beneficiary shall not have any obligation or incur any liability with respect to the completion of tenant improvements for the Premises, except with respect to, subject to the provisions of Paragraph 3(c)(i) of this Agreement, the
performance of any restoration in the event of a casualty which Landlord is expressly obligated to perform pursuant to Article 9 of the Lease, but only in the event that Beneficiary acquires title to the Property. 

7. Notice. All notices under this Agreement shall be deemed to have been properly given if delivered by overnight courier service or
mailed by United States certified mail, with return receipt requested, postage prepaid to the party receiving the notice at its address set forth in the Defined Terms (or at such other address as shall be given in writing by such party to the other
parties) and shall be deemed complete upon receipt or refusal of delivery. 
 8. Miscellaneous. Beneficiary shall not be subject to
any provision of the Lease that is inconsistent with this Agreement. Nothing contained in this Agreement shall be construed to derogate from or in any way impair or affect the lien or the provisions of the Deed of Trust. This Agreement shall be
governed by and construed in accordance with the laws of the State of in which the Property is located. 

  
 F - 4 

 9. Liability and Successors and Assigns. In the event that Beneficiary acquires title
to the Premises or the Property, Beneficiary shall have no obligation nor incur any liability in an amount in excess of $5,000,000 and Tenant’s recourse against Beneficiary shall in no extent exceed the amount of $5,000,000. This Agreement
shall run with the land and shall inure to the benefit of the parties and, their respective successors and permitted assigns including a Foreclosure Purchaser. If a Foreclosure Purchaser acquires the Property or if Beneficiary assigns or transfers
its interest in the Note and Deed of Trust or the Property, all obligations and liabilities of Beneficiary under this Agreement shall terminate and be the responsibility of the Foreclosure Purchaser or other party to whom Beneficiary’s interest
is assigned or transferred; provided, however, that with respect to any obligations and liabilities of Beneficiary which accrue during any period in which Beneficiary holds title to the Property, only those obligations and liabilities of Beneficiary
under this Agreement which arise after such assignment or transfer of the Property by Beneficiary shall terminate and be the responsibility of the party to whom Beneficiary’s interest in the Property is assigned or transferred. The interest of
Tenant under this Agreement may not be assigned or transferred except in connection with an assignment of its interest in the Lease which has been consented to by Beneficiary. 

10. OFAC Provisions. Tenant and Beneficiary hereby represent, warrant and covenant to each other, either that (i) it is regulated
by the SEC, FINRA or the Federal Reserve (a “Regulated Entity”), or is a wholly-owned subsidiary or affiliate of a Regulated Entity or (ii) neither it nor any person or entity that directly or indirectly (a) controls it or
(b) has an ownership interest in it of twenty-five percent (25%) or more, appears on the list of Specially Designated Nationals and Blocked Persons (“OFAC List”) published by the Office of Foreign Assets Control
(“OFAC”) of the U.S. Department of the Treasury. 
 [SIGNATURE PAGES FOLLOW] 

  
 F - 5 

 IN WITNESS WHEREOF, the parties have executed this Subordination, Nondisturbance and
Attornment Agreement as of the Execution Date. 
 IT IS RECOMMENDED THAT THE PARTIES CONSULT WITH THEIR ATTORNEYS PRIOR TO THE EXECUTION OF THIS
SUBORDINATION, NONDISTURBANCE AND ATTORNM ENT AGREEMENT. 
  

							
	BENEFICIARY:	 		 	METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation
				
		 		 	By	 	
                     
                

				
		 		 	Its	 	
                     
                        

 ACKNOWLEDGEMENT 

 

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which
this certificate is attached, and not the truthfulness, accuracy, or validity of that document. 

 STATE OF
CALIFORNIA             ) 

                          
                               ) ss. 

COUNTY
OF                                  ) 

On
                                      
                                         
      before me,
                                         
                       , a Notary Public, personally appeared
                                         
                who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me
that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing Paragraph is true and correct. 

WITNESS my hand and official seal. 

Signature                        
                                         
            (Seal) 

  
 F - 6 

							
	TENANT:	 		 	 THE HONEST COMPANY, INC.,

a Delaware corporation

				
		 		 	By	 	
                     
                

				
		 		 	Its	 	
                     
                        

 ACKNOWLEDGEMENT 

 

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which
this certificate is attached, and not the truthfulness, accuracy, or validity of that document. 

 STATE OF
CALIFORNIA             ) 

                          
                               ) ss. 

COUNTY
OF                                  ) 

On
                                        
                                        
         before me,
                                         
                       , a Notary Public, personally appeared
                                         
                    who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument
and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the
instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing Paragraph is true and correct. 

WITNESS my hand and official seal. 

Signature                        
                                         
            (Seal) 

  
 F - 7 

							
	LANDLORD:	 	CV LATITUDE 34, LLC,
		 	a Delaware limited liability company
			
		 	By:	 	CLARIONVALUE, LLC,
		 	Its:	 	Sole Member
				
		 		 	By:	 	CLARION PARTNERS, LLC,
		 		 	Its:	 	Manager
			
		 	By	 	  

			
		 	Its	 	  

 ACKNOWLEDGEMENT 

 

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which
this certificate is attached, and not the truthfulness, accuracy, or validity of that document. 

 STATE OF
CALIFORNIA             ) 

                          
                               ) ss. 

COUNTY
OF                                  ) 

On
                                      
                                       before me,
                                         
                                       , a Notary
Public, personally appeared
                                         
        who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing Paragraph is true and correct. 

WITNESS my hand and official seal. 

Signature                        
                                         
            (Seal) 

  
 F - 8 

 EXHIBIT A 
  

	
	 PROPERTY DESCRIPTION

	
	 PARCEL 1

	
	 LOTS 2 AND 30 OF TRACT NO. 49104-04, IN THE CITY OF LOS

	
	 ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS

	
	 PER MAP FILED IN BOOK 1236 PAGES 41 TO 55 INCLUSIVE OF MAPS,

	
	 IN THE OFFICE OF THE COMP, RECORDER Of SAID COUNTY.

	
	 PARCEL 2:

	
	 PARCEL A, AS SHOWN ON CERTIFICATE OF COMPLIANCE AS

	
	 EVIDENCED BY DOCUMENT RECORDED JUNE 05, 2013 AS

	
	 INSTRUMENT NO. 2013-840625 OF OFFICIAL RECORDS. MORE

	
	 PARTICULARLY DESCRIBED AS FOLLOWS:

	
	 PORTIONS OF LOTS 4, 5, 6 AND 7 OF TRACT NO. 52092, IN THE CITY

	
	 OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF

	
	 CALIFORNIA. AS PER MAP FILED IN BOOK 1236, PAGES 56

	
	 THROUGH 63, INCLUSIVE. OF MAPS, RECORDS OF SAID COUNTY

	
	 EXCEPTING —THEREFROM THAT PORTION OF SAID LOT 41 LYING

	
	 NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF

	
	 THE NORTHEASTERLY LINE OF LOT 7 OF SAID TRACT NO 52092

	
	 ALSO EXCEPTING THEREFROM THOSE PORTIONS OF SAID LOTS 5, 6

	
	 AND 7 LYING SOUTHEASTERLY OF THE FOLLOWING DESCRIBED

	
	 LINE

	
	 BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF SAID

	
	 LOT 5, DISTANT THEREON SOUTH 27” 44’ 00’ EAST 31.45 FEET FROM

	
	 THE MOST SOUTHERLY CORNER OF LOT 4 OF SAID TRACT NO.

	
	 52092:

	
	 THENCE NORTH 88” 51’ 23” EAST 11.18 FEET TO A LINE WHICH

	
	 BEARS NORTH 62’ 17’ 52” EAST AND WHICH PASSES THROUGH A

	
	 POINT ON SAID SOUTHWESTERLY LINE OF LOT 5

  
 F - 9 

	
	 DISTANT THEREON SOUTH 21’ 44 00” EAST 36.45 FEET FROM SAID

	
	 MOST SOUTHERLY CORNER OF LOT 4, THE NCF NORTH 62’ 17’ 52’

	
	 EAST 661.19 FEET TO THE NORTHEASTERLY

	
	 LINE OF LOT 7 OF SAID TRACT NO. 52092

	
	 PARCEL 3:

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS WITH RESPECT TO PORTIONS OF LOTS 27 AND 29 OF TRACT

	
	 NO. 49104-4 AS PROVIDED IN THAT CERTAIN EASEMENT

	
	 AGREEMENT (ACCESS) PARCELS IV AND V) DATED JUNE 08, 2006

	
	 BY PLAYA PHASE I COMMERCIAL LAND COMPANY, LLC, IN FAVOR

	
	 OF LINCOLN ASB PLAYA VISTA, LLC, WHICH WAS RECORDED ON

	
	 JUNE 08, 2006 AS INSTRUMENT NO. 06.1258448 AND AMENDED

	
	 RECORDED FEBRUARY 08, 2007 AS INSTRUMENT NO 2070276032, OF

	
	 OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 PARCEL 4

	
	 EASEMENTS FOR VEHICULAR AND PEDESTRIAN TRAFFIC OVER

	
	 PRIVATE STREETS AND WALKWAYS, MAINTENANCE AND REPAIR

	
	 OF UTILITY SERVICES, DRAINAGE Of WATER, ACCESS TO

	
	 PERFORM NECESSARY MAINTENANCE AND REPAIR OF

	
	 IMPROVEMENTS, MINOR ENCROACHMENTS, ENVIRONMENTAL

	
	 MEDIATION, ACCESS TO METHANE MONITORING EQUIPMENT AND

	
	 OTHER EASEMENTS AS PROVIDED IN THAT CERTAIN AMENDED

	
	 AND RESTATED DECLARATION OF COVENANTS, , CONDITIONS,

	
	 RESTRICTIONS AND RESERVATIONS OF EASEMENTS FOR THE

	
	 CAMPUS AT PLAYA VISTA, WHICH WAS RECORDED ON JUNE 08.

	
	 2006 AS INSTRUMENT NO, 06-1258435 OF OFFICIAL RECORDS OF

	
	 LOS ANGELES COUNTY, CALIFORNIA.

	
	 EXCEPTING THERE FROM THOSE PORTIONS OF MILLENIUM LYING

	
	 SOUTHWESTERLY OF THE NORTH EASTERLY LINE OF CAMPUS

	
	 CENTER DRIVE, ALSO SO EXCEPTING ANY PORTIONS LYING

  
 F - 10 

	
	 WITHIN CAMPUS CENTER DRIVE, BLUFF CREEK DRIVE AND WEST

	
	 LAWN AVENUE.

	
	 PARCEL 5

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS WITH RESPECT TO PORTIONS OF MILLENNIUM ROAD AS

	
	 PROVIDED IN THAT CERTAIN EASEMENT AGREEMENT

	
	 (ACCESS) (PARCEL IV AND V) BY PLAYA PHASE I COMMERCIAL

	
	 LAND COMPANY, IN FAVOR OF LINCOLN ASB PLAYA VISTA LLC,

	
	 WHICH WAS RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-

	
	 1258449 OF OFFICIAL RECORDS OF LOS ANGELES CALIFORNIA.

	
	 PARCEL 6.

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS AND FIRE LANE PURPOSES WITH RESPECT TO PORTIONS

	
	 OF CERTAIN PROPERTY MORE PARTICULARLY DESCRIBED IN

	
	 THAT CERTAIN EASEMENT AGREEMENT (COMMON DRIVEWAY)

	
	 (PARCEL IV AND V) BY PLAYA PHASE 1 COMMERCIAL LAND

	
	 COMPANY, LLC, AND LINCOLN ASB PLAYA VISTA LLC, WHICH

	
	 WAS RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-1258450

	
	 OF OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 PARCEL 7

	
	 EASEMENTS FOR PEDESTRIAN AND VEHICULAR INGRESS AND

	
	 EGRESS AND FIRE LANE PURPOSES WITH RESPECT TO PORTIONS

	
	 OF CERTAIN PROPERTY MORE PARTICULARLY DESCRIBED IN

	
	 TCHAT CERTAIN EASEMENT AGREEMENT (COMMON DRIVEWAY)

	
	 (PARCELS I AND II) BY PLAYA PHASE I COMMERCIAL LAND

	
	 COMPANY, LLC AND LINCOLN ASB PLAYA VISTA LLC. WHICH WAS

	
	 RECORDED ON JUNE 08, 2006 AS INSTRUMENT NO 06-12584140, OF

	
	 OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA.

	
	 PARCEL 8:

	
	 EASEMENTS WITH RESPECT TO PORTIONS OF CERTAIN PROPERTY

	
	 AND FOR THOSE PURPOSES AS MORE PARTICULARLY DESCRIBED

  
 F - 11 

	
	 IN THAT CERTAIN “DECLARATION OF COVENANTS. CONDITIONS

	
	 AND RESTRICTIONS FOR HORIZON AT PLAYA VISTA” BY LINCOLN

	
	 ASB PLAYA V STA PHASE I. LLC AND LINCOLN ASB PLAYA VISTA,

	
	 LLC WHICH WAS RECORDED ON SEPTEMBER 2, 2008 AS

	
	 INSTRUMENT NO. 20081576067 AND AS AMENDED BY THAT CERTAIN

	
	 “AMENDMENT TO DECLARATION OF COVENANTS, CONDITIONS

	
	 AND RESTRICTIONS FOR HORIZON AT PLAYA VISTA” RECORDED

	
	 OCTOBER 31, 2008 AS INSTRUMENT NO 20081936205

	
	 OF OFFICIAL RECORDS OF LOS ANGELES COUNTY, CALIFORNIA

	
	 AS FURTHER AMENDED BY THAT CERTAIN SECOND AMENDMENT

	
	 TO DECLARATION OF COVENANTS, CONDITIONS AND

	
	 RESTRICTIONS FOR HORIZON AT PLAYA VISTA RECORDED

	
	 FEBRUARY 1, 2011 AS INSTRUMENT NO. 20110171572

	
	 THIS DESCRIPTION WILL BE DELETED FROM THE POLICY

	
	 PROVIDED A PROPER FORM OF TERMINATION IS RECORDED PRIOR

	
	 TO OR AT THE TIME OF CLOSING,

	
	 PARCEL 9:

	
	 EASEMENTS FOR UNDERGROUND ELECTRIC POWER AND

	
	 TELEPHONE LINES AS DISCLOSED BY EASEMENT COVENANT FOR

	
	 PUBLIC UTILITY PURPOSES MORE PARTICULARLY DESCRIBED IN

	
	 DOCUMENT RECORDED OCTOBER 9, 2008 AS INSTRUMENT NO.

	
	 20081812888 OF OFFICIAL RECORDS.

	
	 APN #

	
	 4211-010.041 (Affects LOT 2 of Parcel 1)

	
	 4211.010-053 (Affects Lot 30 of Parcel 1.)

	
	 4211-010-111 (Affects Parcel 2)

  
 F - 12 

 EXHIBIT G 

FORM LETTER OF CREDIT 

[BANK] 
 (CITY NATIONAL BANK
LETTERHEAD) 
 ISSUE DATE:
                                        
             
 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER:
                                        
                                     

 

			
	BENEFICIARY:	  	CV LATITUDE 34 LLC
		  	C/O CLARION PARTNERS
		  	601 SOUTH FIGUEROA STREET, 34TH FLOOR
		  	LOS ANGELES, CALIFORNIA 90017
		  	ATTN: ASSET MANAGER
		
	APPLICANT:	  	THE HONEST COMPANY, INC.
		  	2700 PENNSYLVANNIA AVENUE, SUITE 1200
		  	SANTA MONICA, CALIFORNIA 90404
		  	ATTN: GENERAL COUNSEL

 AMOUNT:         USD
                            
            (
                                        
                                DOLLARS) 

 

	EXPIRY 	 DATE AND PLACE: AT CITY NATIONAL BANK, INTERNATIONAL DEPT., 555 SOUTH FLOWER STREET, 24TH FLOOR LOS ANGELES, CA
90071 

 LADIES/GENTLEMEN: 
 WE HEREBY
ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT, EFFECTIVE IMMEDIATELY, IN FAVOR OF THE ABOVE NAMED BENEFICIARY AVAILABLE BY PAYMENT OF YOUR DRAFT(S) AT SIGHT IN THE FORM ATTACHED HERETO AS EXHIBIT 1 WITH APPROPRIATE INSERTIONS AND ACCOMPANIED BY
DOCUMENTS AS SPECIFIED BELOW: 
  

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

 

	2.	 BENEFICIARY’S SIGNED AND DATED STATEMENT WORDED AS FOLLOWS: 

“THE UNDERSIGNED, AN AUTHORIZED OFFICER OF CV LATITUDE 34 LLC, (HEREINAFTER REFERRED TO AS ‘LANDLORD’) HEREBY REQUESTS PAYMENT
OF (INSERT AMOUNT OF SIGHT DRAFT) PURSUANT TO CITY NATIONAL BANK LETTER OF CREDIT NUMBER (LC NUMBER) DATED (DATE OF LC). 
 IN CONNECTION
WITH SUCH REQUEST, THE LANDLORD HEREBY CERTIFIES THAT TENANT HAS NOT COMPLIED WITH THE TERMS AND CONDITIONS OF THAT CERTAIN LEASE DATED (INSERT DATE) 2015, ENTERED INTO BY AND BETEWEEN LANDLORD AND THE HONEST COMPANY, INC., AS TENANT. 

CV LATITUDE 34, LLC 
  

			
	BY:	 	  

		 	(SIGNATURE)
		
	NAME:	 	  

		 	(PRINTED NAME)
		
	TITLE:	 	  

  
 G - 1 

 SPECIAL CONDITIONS: 

1. PARTIAL DRAWINGS ARE ALLOWED. IF YOUR DEMAND REPRESENTS A PARTIAL DRAW, WE WILL ENDORSE THE ORIGINAL LETTER OF CREDIT OF SUCH PAID PARTIAL DRAW AND RETURN
THE ORIGINAL LETTER OF CREDIT TO YOU FOR ANY FUTURE DRAWS. DRAWINGS PAID BY US UNDER THIS LETTER OF CREDIT WILL AUTOMATICALLY DECREASE THE AVAILABLE AMOUNT OF THIS LETTER OF CREDIT. 

2. MULTIPLE PRESENTATIONS ARE ALLOWED. 
 3, IT IS A CONDITION OF
THIS LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR AN ADDITIONAL PERIOD OF ONE (1) YEAR FROM THE EXPIRY DATE HEREOF OR ANY FUTURE EXPIRY DATE, UNLESS AT LEAST THIRTY (30) DAYS PRIOR TO ANY EXPIRATION
DATE, WE SHALL NOTIFY THE BENEFICIARY BY OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS, THAT WE ELECT NOT TO EXTEND THIS LETTER OF CREDIT FOR ANY SUCH ADDITIONAL PERIOD. IN NO EVENT SHALL THIS LETTER OF CREDIT BE EXTENDED BEYOND
                    , THE FINAL EXPIRATION DATE. 

4. UPON CITY NATIONAL BANK’S RECEIPT OF BENEFICIARY’S ORIGINAL WRITTEN CONSENT TO AN AMENDMENT ISSUED BY CITY NATIONAL BANK AT THE REQUEST OF THE
APPLICANT REDUCING THE LETTER OF CREDIT AMOUNT, THE LETTER OF CREDIT AMOUNT WILL BE REDUCED. 
 5. THIS LETTER OF CREDIT IS TRANSFERABLE IN ITS ENTIRETY BY
THE BENEFICIARY. TRANSFER OF THIS LETTER OF CREDIT IS SUBJECT TO CITY NATIONAL BANK’S RECEIPT OF AND AGREEMENT TO THE BENEFICIARY’S INSTRUCTIONS IN THE FORM ATTACHED HERETO AS EXHIBIT ‘A’, ACCOMPANIED BY THE ORIGINAL OF THIS
LETTER OF CREDIT AND AMENDMENT(S, IF ANY. SUCH TRANSFER REQUEST BY THE BENEFICIARY SHALL BE EFFECTIVE BY CITY NATIONAL BANK’S ENDORSEMENT OF THE TRANSFER ON THE ORIGINAL LETTER OF CREDIT AND ITS DELIVERY BY US TO THE TRANSFEREE. TRANSFER FEES
ARE FOR ACCOUNT OF THE APPLICANT FOR THE FIRST TRANSFER AND ANY SUBSEQUENT TRANSFERS ARE FOR ACCOUNT OF THE BENEFICIARY. OUR CURRENT TRANSFER FEES ARE 1⁄4 OF THE
TRANSFERRED AMOUNT WITH A MINIMUM OF $300.00 PLUS $35.00 COURIER. 
 WE HEREBY AGREE WITH YOU THAT IF DRAWING DOCUMENTS, INCLUDING THE SIGHT DRAFT, ARE
PRESENTED TO CITY NATIONAL BANK, AT THE BELOW ADDRESS IN LOS ANGELES AND PROVIDED THAT SUCH DRAWING DOCUMENTS PRESENTED CONFORM WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE MADE BY CITY NATIONAL BANK IN IMMEDIATELY
AVAILABLE FUNDS ON OR BEFORE OUR CLOSE OF BUSINESS ON THE 3RD BUSINESS DAY AFTER PRESENTMENT. AS USED IN THIS LETTER OF CREDIT, “BUSINESS DAY” SHALL MEAN ANY DAY OTHER THAN A SATURDAY, SUNDAY OR A DAY ON WHICH BANKING INSTITUTIONS
IN THE STATE OF CALIFORNIA ARE AUTHORIZED OR REQUIRED BY LAW TO CLOSE. 
 CITY NATIONAL BANK WILL HONOR THIS LETTER OF CREDIT WITHOUT INQUIRY AS TO THE
ACCURACY, GENUINENESS OR EFFECT OF ANY DOCUMENT PRESENTED UNDER THIS LETTER OF CREDIT FOR A DRAW REQUEST, THE AUTHORITY OF THE INDIVIDUAL SIGNING THE DRAW REQUEST, AND REGARDLESS OF WHETHER APPLICANT DISPUTES THE CONTENT OF THE DRAW REQUEST. 

THE OBLIGATION OF CITY NATIONAL BANK UNDER THIS LETTER OF CREDIT IS THE INDIVIDUAL OBLIGATION OF CITY NATIONAL BANK AND IS IN NO WAY CONTINGENT UPON
REIMBURSEMENT WITH RESPECT THERETO 
 DRAWING DOCUMENTS, INCLUDING THE SIGHT DRAFT, MAY BE PRESENTED TO CITY NATIONAL BANK FOR PAYMENT AT THE BELOW STATED
LOS ANGELES ADDRESS BY HAND, OVERNIGHT COURIER SERVICE OR REGISTERED MAIL WITH RETURN RECEIPT REQUESTED. 
 THIS LETTER OF CREDIT SETS FORTH IN FULL OUR
UNDERTAKING AND SUCH UNDERTAKING SHALL NOT IN ANY WAY BE MODIFIED, AMENDED, AMPLIFIED OR LIMITED BY REFERENCE TO ANY DOCUMENT, INSTRUMENT OR AGREEMENT REFERRED TO HEREIN; AND ANY SUCH REFERENCE SHALL BE LIMITED TO THE MATTER REFERRED TO AND SHALL
NOT BE DEEMED TO INCORPORATE HEREIN BY REFERENCE ANY SUCH DOCUMENT, INSTRUMENT OR AGREEMENT. 

  
 G - 2 

 WE HEREBY ENGAGE WITH YOU THAT ALL SIGHT DRAFTS DRAWN UNDER AND IN COMPLIANCE WITH THE TERMS AND CONDITIONS
OF THIS LETTER OF CREDIT SHALL BE DULY HONORED IF PRESENTED FOR PAYMENT AT THE OFFICE OF CITY NATIONAL BANK, INTERNATIONAL DEPARTMENT, 555 SOUTH FLOWER STREET, 24” FLOOR, LOS ANGELES, CALIFORNIA 90071 ON OR BEFORE THE EXPIRATION DATE OF THIS
LETTER OF CREDIT. 
 THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES 1998 (“ISP98”), INTERNATIONAL CHAMBER OF
COMMERCE PUBLICATION NO. 590 AND TO THE EXTENT NOT INCONSISTENT WITH THE ISP98, ARTICLE 5 OF THE UNIFORM COMMERCIAL CODE OF THE STATE OF CALIFORNIA. 

SHOULD YOU HAVE OCCASION TO COMMUNICATE WITH US REGARDING THIS LETTER OF CREDIT, KINDLY DIRECT YOUR COMMUNICATION TO THE ATTENTION OF OUR STANDBY LETTER OF
CREDIT DEPARTMENT AT THE ABOVE ADDRESS OR PHONE (213) 673-8640, MAKING SPECIFIC REFERENCE TO OUR LETTER OF CREDIT NUMBER (LC NUMBER). 

SINCERELY, 

  
 G - 3 

 THIS EXHIBIT 1 IS AN INTEGRAL PART OF IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER
                                         
        
 SIGHT DRAFT 

DATED:                         

  

	TO:	 CITY NATIONAL BANK 

555 SOUTH FLOWER STREET, 24” FLOOR 

LOS ANGELES, CALIFORNIA 90071 

ATTN: INTERNATIONAL DEPARTMENT 
 AT SIGHT, PAY TO
THE ORDER OF:
                                        
                                         
                    
 THE SUM OF
                                         
                                         
                                   U.S. DOLLARS 

(USD                         
                                         
          ) 
 DRAWN UNDER LETTER OF CREDIT NO. (LC NUMBER) OF CITY NATIONAL BANK, LOS ANGELES,
CALIFORNIA. 
 (INSERT NAME OF BENEFICIARY; 
  

					
	                	 	BY:	 	          

		 	(SIGNATURE)
		 	NAME:	 	          

		 	(PRINTED NAME)
		 	TITLE:	 	          

 PAYMENT OF THE AMOUNT SPECIFIED IN THIS DRAFT SHOULD BE MADE BY WIRE TRANSFER TO THE ACCOUNT OF BENEFICIARY AT: 

NAME OF BANK:
                                        
                                         
   WITH ABA NUMBER:
                                     

ACCOUNT NAME OF BENEFICIARY:
                                        
                 
 ACCOUNT NUMBER OF BENEFICIARY:
                                        
           

  
 G- 4 

 EXHIBIT ‘A’ 

THIS EXHIBIT IS AN INTEGRAL PART OF CITY NATIONAL BANK IRREVOCABLE STANDBY LETTER OF CREDIT NO. 

TRANSFER INSTRUCTIONS FORM 
 TO:
                                         
                                         
                  DATE: 
 City National Bank 

International Department 
 555 South Flower Street, 24th Floor

 Los Angeles, California 90071 
 RE: City National Bank
Letter of Credit No.
                                         
   Dated 
 Ladies/Gentlemen: 
 For value
received, the undersigned beneficiary hereby irrevocably transfers to: 
 (Name of Transferee) 

(Address of Transferee) 
 all rights of the
undersigned beneficiary to draw under the above-referenced Letter of Credit in its entirety. 
 By this transfer, all rights of the
undersigned beneficiary in such Letter of Credit are transferred to the transferee and the transferee shall have the sole rights as beneficiary thereof, including sole rights relating to any amendments whether increases or extensions or other
amendments and whether now existing or hereafter made. All amendments are to be advised direct to the transferee without necessity of any consent of or notice to the undersigned beneficiary. 

The original of the Letter of Credit is returned herewith together with any and all amendments, and we ask you to endorse the transfer on the
reverse of the Letter of Credit, and forward it direct to the transferee with your customary notice of transfer. 
  

					
	Beneficiary name:	 		  	
Signature Guaranteed**
 The
beneficiary’s signature with title conforms with that on file with us and as such is authorized for the execution of this document.

	 Authorized
Signature:
  
	 		  	Name of Bank:
	 Name of signer:

 
	 		  	Authorized Signature:
	 Title of signer:

 
	 		  	Name of signer:
		 		  	 Title of signer:

 

		 		  	 Telephone number:

 

 **In lieu of a signature guaranty, Beneficiary may provide an incumbency certificate. 

  
 G- 5 

 EXHIBIT H 

LANDLORD’S WORK 
 Landlord shall take
such action as shall be required, at Landlord’s sole cost and expense, to have constructed, and to have caused the “base building” of the Building to be structurally sound, in compliance with Law, substantially completed and in good
working order and in the condition required by this Exhibit H (collectively, the “Base Building Condition”) on the date that is ninety (90) days following mutual execution of this Lease by Landlord and Tenant (the
“Delivery Date”), except as provided below. The Base Building Condition shall have been constructed in a good and workmanlike manner, be in good condition and working order and repair and, subject to the terms of Paragraph 4(b)
regarding the Initial Space Plan and Tenant’s responsibilities arising from an occupancy (or deemed occupancy level) in excess of five (5) persons per 1,000 rentable square feet, in compliance with applicable Laws to allow Tenant, subject
to Tenant’s construction of the Tenant Improvements in accordance with applicable Laws, to obtain a certificate of occupancy, temporary certificate of occupancy, or its equivalent allowing the legal occupancy of the Premises for the general
office space, including without limitation, any work triggered by Tenant’s occupancy of the Premises for general office use or general office Tenant Improvements. Notwithstanding anything herein to the contrary, as set forth Paragraph 4(b),
Tenant is solely responsible for all costs associated with or arising from the amount of occupants (or deemed occupants per Laws) located on each floor of the Premises to the extent such costs result from an occupancy (or deemed occupancy) in excess
of five (5) persons per 1,000 rentable square feet, including without limitation, those required by applicable Laws including ingress/egress requirements (whether such exiting requirements arise within the Premises or outside the Premises)
except for item (xi) under this Exhibit H which shall be Landlord’s responsibility, restroom upgrades (including, but not limited to, additional fixtures), and any other upgrades or modifications made to the Building, Common Areas and base
building systems (e.g., HVAC). In no event does Landlord make any representation or warranty with respect to the suitability of the Initial Space Plan or if such Initial Space Plan complies with applicable Laws. Additionally, Landlord shall provide
the following items (i), (ii), (iii), (iv), (v), (ix) and (x) by the Delivery Date and the remaining items (other than item (xi) as noted below) by the Commencement Date: 

 

	 	(i)	 the main HVAC distribution loop (and secondary loop if it is a dual duct system) is in proper working order;

  

	 	(ii)	 the fire sprinkler system fully operational per code for vacant space; 

 

	 	(iii)	 the floors level within industry standards suitable for installation of tenant improvements and furniture
systems; 

  

	 	(iv)	 as of the date that the Tenant Improvements have been Substantially Completed, all Common Areas, including
restrooms, and path of travel located on the fourth, fifth and sixth floors of the Building compliant with all applicable codes, including without limitation, the Americans with Disabilities Act, which are in effect as of the Delivery Date of this
Lease; 

  

	 	(v)	 power panels and transformers (fused to current code) and life safety panels operable and ready for
distribution of Tenant’s lighting, power, and life safety equipment; 

  

	 	(vi)	 Men’s and Women’s toilet rooms constructed to satisfy current ADA and Title 24 Building codes, All
fixture counts shall meet the latest edition of the Uniform Plumbing Code, including any modifications required by any building inspector (note that the 5th floor women’s restroom may not be to code regarding the height of the counter and
Landlord shall correct to the same to the extent required by the building inspector); 

  

	 	(vii)	 Landlord shall be responsible for all code required upgrades to the Common Areas of the Building, unless if
such code upgrades are due to the extent such alterations are triggered by non-general office Alterations made by Tenant to the Premises, or non-general office Tenant
Improvements, or Tenant’s use of the Premises for a non-general office use or due to an occupancy (or deemed occupancy level) in excess of five (5) persons per 1,000 rentable square feet, in which
case Tenant shall be responsible for the costs of all such code upgrades (and it shall not deemed to be a Landlord Caused Delay for delays in completing such code upgrades and Tenant shall not be entitled to any delay penalties for delays in
completing such code upgrades); 

  
 H- 1 

	 	(viii)	 the exterior Building standard window coverings installed (provided, however, such installation shall not be
installed until Substantial Completion of the Tenant Improvements being constructed by Tenant pursuant to Exhibit B hereof); 

  

	 	(ix)	 for full floors, core walls, the area above and below windows, all in paint ready condition;

  

	 	(x)	 install drywall along the curtain walls above and below windows on all floors, around columns on all floors and
along the concrete stem wall around roof area on 6th floor; and 

  

	 	(xi)	 a third means of egress from the fourth (4th) floor. With respect to this item (xi), Landlord shall use
commercially reasonable efforts to complete this item by no later than the Egress Completion Date (as defined below), and if Landlord is unable to complete the work in this item (xi) by the Egress Completion Date and as a result thereof Tenant
is unable to legally occupy the Premises as of the Commencement Date solely due to the fact that the work in this item (xi) is not completed, then Tenant’s sole and exclusive remedy shall be a deferral of the Commencement Date (and a
corresponding deferral of the Expiration Date) on a day for day basis for each day following the Egress Completion Date until the work in this item (xi) is completed. In no event shall Tenant be entitled to any other remedy, damages, rent
abatement or termination right due to any delay in completion of the work described in this item (xi). As used herein the term “Egress Completion Date” shall mean February 15, 2016; provided, however, such date shall be
deferred on a day for day basis for any Tenant Delays and Force Majeure Delays. 

 Notwithstanding the foregoing provisions of this
subparagraph (g), Landlord agrees that if Tenant notifies Landlord in writing within three hundred sixty-five (365) days following the Effective Date of this Lease (the “365 Day Period”) of any latent defects in the Base
Building Condition discovered by Tenant (and not caused by Tenant, its employees, agents, contractors or business invitees), which materially affect the use, occupancy or aesthetic appearance of the Premises or cause any increased cost to Tenant
(“Material Latent Defects”), then Landlord, at its sole expense, shall repair such Material Latent Defects within thirty (30) days after receipt of such notice from Tenant, provided that if more than thirty (30) days is
needed to adequately repair such Material Latent Defect, then as long as Landlord diligently proceeds with such repairs, Landlord shall have such additional time as is necessary to complete such repairs. Tenant covenants to Landlord that it shall
notify Landlord promptly of Tenant’s or its agents, representatives or contractor’s discovery of any Material Latent Defects in the Base Building Condition, and hereby agrees that it will waive any claims for damages against Landlord due
to such Material Latent Defects if Tenant does not timely and within the 365 Day Period notify Landlord of the same. 
 In the event Landlord fails to
complete its obligations under this Exhibit H, then Tenant’s self-help rights in Paragraph 17(b) shall be applicable provided that Tenant complies with all requirements in connection with such self-help rights, including, without limitation,
the notice requirements set forth therein. 

  
 H - 2 

 EXHIBIT I 

Dog Visitation Policy 
 Dog Visit
Policy 
 Bringing a dog to work is a privilege and requires complete responsibility on the part of the person bringing the dog to work (each, an
“Owner”). Owners must recognize that (I) not all employees and/or visitors and/or other occupants of the Project appreciate dogs in the office, and (2) certain employees and or visitors and/or other occupants of the
Project may have intolerance to dogs, such as allergy, fear of, or phobia. This policy does not apply to the use of service animals at work, and appropriate arrangements will be determined in such cases. Owners are required to follow these rules
when bringing a dog to the Project and such other rules as may be implemented by Landlord and/or Tenant from time to time. 
 Prerequisites for a Dog to
be at the Project 
 • Properly licensed and vaccinated with proof of such license and vaccination available upon request. 

• Free from contagious illness and internal and external parasites including fleas. 

• Exhibits appropriate office behavior: Walks beside you on a leash; reliably housebroken; remains calm when left alone; well socialized to people,
places, sounds, and objects; enjoys being around people. 
 • Does not Exhibit inappropriate office behavior (including but not limited to): aggression,
growling, barking, chasing, biting, nipping, over-exuberance, dominance, territorialism, running away, having accidents (i.e., urinating indoors), chewing or damaging office furniture or equipment, whining, howling, or otherwise interfering with an
employee’s ability to do their work. In appropriate office behavior by a dog will result in the animal no longer being allowed in the Building as reasonably determined by Landlord. 

• Dogs must be washed regularly. 
 Dog Boundaries at
Work 
 • Dogs must be on a leash or confined to a crate while entering and leaving the Project and may not be left alone in any Common Area.

 • Dogs must not be in or near the employee cafeteria, break rooms, bathrooms, or conference rooms. 

• Dogs must be taken to relieve themselves in the designated fenced area only and shall not relieve themselves in any other area in the Project. If a dog
relieves itself in any other areas in the Project other than the area designated by Landlord, then Tenant shall immediately notify property management in order for property management to clean the areas affected. In such case Tenant shall pay all
charges associated with cleaning and removing any waste generated by such dogs. 
 • In no event shall Tenant or its employees collectively bring at any
one time to the Project more than the lesser of (i) one ( 1 ) dog per 12,000 square feet of Rentable Area then leased by Tenant or (ii) seven (7) dogs. Any dogs that are brought to the Project must be registered with the property manager
and, in connection with such registration, the dog owner shall provide evidence of liability insurance for the dog, vaccination records and any other information reasonably requested by Landlord. 

 

	Expectations	 of Dog Owners 

• Owners must supervise their dogs at all times, or appoint a willing and able watcher. 

• Owners must clean up after their dogs and bring supplies such as pet waste bags. 

• Owners should maintain adequate liability insurance coverage against dog mishaps and take full responsibility. 

  
 I- 1 

 EXHIBIT J 

MONUMENT SIGNAGE DEPICTION 
  

 

  
 J- 1 

 EXHIBIT K 

JANITORIAL SPECIFICATIONS 

GENERAL CLEANING FOR THE PREMISES 
 NIGHTLY 

General Offices: 
  

	 	1.	 An hard surfaced flooring to be swept employing dust control techniques. 

 

	 	2.	 Carpet sweep all carpets, moving only light furniture (desks, file cabinets, etc. not to be moved).

  

	 	3.	 Hand dust and wipe clean all furniture, fixtures and window sills to the extent such furniture, fixtures and
window sills are clear. 

  

	 	4.	 Empty all waste receptacles and remove wastepaper. Clean and reline when needed. Remove material to designated
areas. 

  

	 	5.	 Wash and sanitize all Building water fountains and coolers. 

 

	 	6.	 Sweep all private stairways and uncarpeted floors, employing dust control techniques. 

 

	 	7.	 Remove recycling material when container is full. 

 

	 	8.	 Spot clean carpets to remove light spillage. Report large spills and stains to supervisor.

  

	 	9.	 Assure all designated locked doors are closed after area has been cleaned. 

 

	 	10.	 Activate all alarm systems as instructed by occupant (if applicable). 

 

	 	11.	 Arrange chairs at desk and conference room tables and turn off lights upon existing. 

 

	 	12.	 Clean conference room tables to the extent such tables are clear. 

 

	 	13.	 Clean and sweep all lunchroom/eating areas. Wash and wipe tables and counter tops and clean sinks but only to
the extent such sinks are clear and empty. 

  

	 	14.	 Remove scuff marks on floors when needed. 

 

	 	15.	 Remove all finger marks and smudges from all vertical surfaces, including doors, door frames, around light
switches, entry and partition glass. 

  

	 	16.	 Damp wipe and polish all glass furniture tops. 

 

	 	17.	 Damp mop hard surface floors and/or uncarpeted surface floors. 

 

	 	18.	 Dust and wipe clean chair bases and arms, telephones cubicle shelves, window sills, ledges and all other
horizontal surfaces as needed to maintain clean appearance. 

  

	 	19.	 Edge vacuum all carpeted areas, as needed and spot vacuum as needed. 

  
 K- 1 

 Lavatories: 
  

	 	1.	 Sweep and wash all floors, using proper disinfectants. 

 

	 	2.	 Wash and polish all mirrors, shelves, bright work and enameled surfaces. 

 

	 	3.	 Wash and disinfect all basins, bowls, toilet seats, and urinals. 

 

	 	4.	 Clean flushometers, piping toilet seat hinges and other metal. 

 

	 	5.	 Hand dust and damp wipe all partitions, tile walls, dispensers and receptacles in lavatories and restrooms.

  

	 	6.	 Empty paper receptacles, fill receptacles and remove wastepaper. 

 

	 	7.	 Fill toilet tissue holders and sanitary napkin dispensers. 

 

	 	8.	 Empty and clean sanitary disposal receptacles. 

 

	 	9.	 Replace trash liners. 

 

	 	10.	 Damp wipe all walls, partitions, doors and other surfaces, as needed. 

AT LEAST TWICE DAILY 
  

	 	1.	 Building lavatories to be checked, cleaned and stocked, as needed. 

WEEKLY 
  

	 	1.	 Vacuum all carpeting and rugs. 

 

	 	2.	 Dust all door louvers and other ventilating louvers within a person’s normal reach. 

 

	 	3.	 Wipe clean all brass and other bright work. 

 

	 	4.	 Flush water through P-trap to ensure elimination of odor in lavatory.

 MONTHLY 
  

	 	1.	 Dust all pipes, ducts, high moldings and light fixtures. 

 

	 	2.	 Machine scrub floors in lavatories 

AT LEAST 3 TIMES PER YEAR 
 High dust premises
complete including the following: 
  

	 	1.	 Dust all pictures, frames, charts, graphs and similar wall hangings not reached in nightly cleaning.

  

	 	2.	 Dust all vertical surfaces, such as walls, partitions, doors, door frames and other surfaces not reached in
nightly cleaning. 

  

	 	3.	 Dust all venetian blinds. 

2 TIMES PER YEAR 

  
 K - 2 

	 	1.	 Wash all exterior windows. 

ANNUALLY 
  

	 	1.	 Wash all interior windows. 

OTHER 
  

	 	1.	 Landlord shall shampoo the carpeted areas of the Common Areas periodically and in a manner that is consistent
with landlords of Comparable Buildings. 

  
 K - 3 

 EXHIBIT L 

FASCIA SIGN DEPICTION 
  

 

  
 L- 1 

 

 

  
 L- 1 

 EXHIBIT M 

GROUND FLOOR SIGN DEPICTION 
  

 

  
 M- 1 

 EXHIBIT N 

INITIAL LOCATION OF RESERVED SPACES 

  
 N- 1 

 

 

  
 N- 2 

 EXHIBIT O 

BASELINE STAIRCASE WORK 
  

 

  
 O- 1 

 

 

  
 O- 2 

 ADDENDUM ONE 

TWO RENEWAL OPTIONS AT MARKET 

ATTACHED TO AND A PART OF THE LEASE AGREEMENT 

BY AND BETWEEN 
 CV
LATITUDE 34 LLC 
 and 

THE HONEST COMPANY, INC. 

(a) Provided that as of the time of the giving of the First Extension Notice and the Commencement Date of the First Extension Term (as such
terms are defined below), (i) Tenant is the Tenant originally named herein or a Transfer Assignee (as defined in Paragraph 11(a)), (ii) Tenant or a Transfer Assignee has not actually vacated and/or subleased in excess of twenty-five percent (25%) of
the Premises initially demised under this Lease and any space added to the Premises, and (iii) no Event of Default exists; then Tenant shall have the right to extend the Lease Term for an additional term of five (5) years (such additional
term is hereinafter called the “First Extension Term”) commencing on the day following the expiration of the Lease Term (hereinafter referred to as the “Commencement Date of the First Extension Term”). Tenant must
give Landlord notice (hereinafter called the “First Extension Notice”) of its election to extend the term of the Lease Term at least twelve (12) months, but not more than fifteen (15) months, prior to the scheduled
expiration date of the Lease Term. In the event Landlord elects to re-measure the Premises pursuant to Paragraph 2(d) in connection with the First Extension Term, Landlord shall be required to provide the
updated square footage to Tenant within thirty (30) days after the date that Landlord receives the First Extension Notice from Tenant and, in the event Landlord elects to so re-measure in accordance with
Paragraph 2(d) and such re-measurement increases the Rentable Area of the Premises, then within fifteen (15) days after receipt of the re-measurement Tenant shall
be permitted to irrevocably rescind in writing its First Extension Notice. Tenant’s failure to rescind the First Extension Notice within such fifteen (15) day period shall be deemed to constitute Tenant’s acceptance of the re-measurement. 
 (b) Provided that as of the time of the giving of the Second Extension Notice and the
Commencement Date of the Second Extension Term (as such terms are defined below), (i) Tenant is the Tenant originally named herein or a Transfer Assignee (as defined in Paragraph 11(a)), (ii) Tenant or a Transfer Assignee has not actually vacated
and/or subleased in excess of twenty-five percent (25%) of the Premises initially demised under this Lease and any space added to the Premises, and (iii) no Event of Default exists; then Tenant shall have the right to extend the Lease Term for
an additional term of five (5) years (such additional term is hereinafter called the “Second Extension Term”) commencing on the day following the expiration of the First Extension Term (hereinafter referred to as the
“Commencement Date of the Second Extension Term”). Tenant must give Landlord notice (hereinafter called the “Second Extension Notice”) of its election to extend the term of the Lease Term at least twelve
(12) months, but not more than fifteen (15) months, prior to the scheduled expiration date of the First Extension Term. In the event Landlord elects to re-measure the Premises pursuant to Paragraph
2(d) in connection with the Second Extension Term, Landlord shall be required to provide the updated square footage to Tenant within thirty (30) days after the date that Landlord receives the Second Extension Notice from Tenant and, in the
event Landlord elects to so re-measure in accordance with Paragraph 2(d) and such re-measurement increases the Rentable Area of the Premises, then within fifteen
(15) days after receipt of the re-measurement Tenant shall be permitted to irrevocably rescind in writing its Second Extension Notice. Tenant’s failure to rescind the Second Extension Notice within
such fifteen (15) day period shall be deemed to constitute Tenant’s acceptance of the re-measurement 

(c) Base Rent payable by Tenant to Landlord during the First Extension Term andlor Second Extension Term shall be the Fair Market Rent, as
defined and determined pursuant to Paragraph (d), Paragraph (e), and Paragraph (f) below. 

  
 Addendum One - 1 

 (d) The term “Fair Market Rent” shall mean the then-prevailing fair market
value rental rate charged to tenants for space of comparable size and conditions, in comparable Class “A” institutionally-owned buildings of at least 100,000 square feet with similar class tenants within the Playa Vista market area
excluding projects north of Jefferson Boulevard other than The Reserve (13031 W. Jefferson) and Water’s Edge (5510 and 5570 Lincoln Boulevard), plus the to-be built building adjacent to such existing
buildings, taking into consideration all relevant factors. In addition to its obligation to pay Base Rent (as determined herein), Tenant shall continue to pay and reimburse Landlord as set forth in the Lease with respect to such operating expenses
and other items with respect to the Premises during the First Extension Term and/or Second Extension Term. The arbitration process described below shall be limited to the determination of the Base Rent and shall not affect or otherwise reduce or
modify the Tenant’s obligation to pay or reimburse Landlord for such operating expenses and other reimbursable items. 
 (e) Landlord
shall notify Tenant of its determination of the Fair Market Rent (which shall be made in Landlord’s sole discretion) within sixty (60) days after receipt of Tenant’s renewal notice, and Tenant shall advise Landlord of any objection
within thirty (30) days of receipt of Landlord’s notice. Failure to respond within the thirty (30) day period shall constitute Tenant’s objection of such Fair Market Rent. If Tenant objects or is deemed to have objected to
Landlord’s determination of Fair Market Rent, Landlord and Tenant shall commence negotiations to attempt to agree upon the Fair Market Rent within thirty (30) days of Landlord’s receipt of Tenant’s notice or deemed objection. If
the parties cannot agree, each acting in good faith but without any obligation to agree, then the Lease Term shall not be extended and shall terminate on its scheduled termination date and Tenant shall have no further right hereunder or any remedy
by reason of the parties’ failure to agree unless Tenant or Landlord invokes the arbitration procedure provided below to determine the Fair Market Rent. 

(f) Arbitration to determine the Fair Market Rent shall be in accordance with the Real Estate Valuation Arbitration Rules of the American
Arbitration Association. Either party may elect to arbitrate by sending written notice to the other party and the Regional Office of the American Arbitration Association within five (5) days after the thirty (30) day negotiating period
provided in Paragraph (d), invoking the binding arbitration provisions of this Paragraph. Landlord and Tenant shall each appoint one qualified real estate appraiser, who shall (1) be a member of the Appraisal Institute, (2) have been
engaged as their primary profession in appraising office space in Class A multi-story office buildings in the Playa Vista market for not less than the previous ten (10) years and (3) not have been employed by either Landlord or Tenant
within the previous five (5) year period. Each such appraiser shall be appointed within twenty (20) days after the expiration of the thirty (30) day negotiating period provided in Paragraph (e). Landlord and Tenant shall each submit
to the two appraisers their respective proposal of Fair Market Rent. The two (2) appraisers shall each meet for thirty (30) days (the “Thirty Day Period”) thereafter in order to select either the Landlord’s rent
determination or Tenant’s rent determination. If the two (2) appraisers are unable to mutually select, in such Thirty Day Period, either the Landlord’s rent determination or the Tenant’s rent determination, then the two
appraisers so appointed shall within fifteen (15) days after the expiration of the Thirty Day Period agree upon and appoint an independent third party real estate appraiser (the “Independent Arbitrator”) who shall (1) be a
member of the Appraisal Institute, (2) have been engaged as their primary profession in appraising office space in Class A multi-story office buildings in the Santa Monica/Playa Vista market for not less than the previous ten
(10) years and (3) not have been employed by either Landlord or Tenant within the previous five (5) year period. The parties shall pay the fees of their respective appraisers and shall share equally in the fees of the Independent
Arbitrator. If an Independent Arbitrator has not been so appointed by the end of such fifteen (15) day period, then either party, on behalf of both, may request such appointment by the Los Angeles office of the American Arbitration Association
(or any successor thereto), or in the absence, failure, refusal or inability of such entity to act, then either party may apply to the presiding judge of the Los Angeles Superior Court, for the appointment of such an Independent Arbitrator, and the
other party shall not raise any question as to the court’s full power and jurisdiction to make the appointment. Within five (5) days following notification of the identity of the Independent Arbitrator, Landlord and Tenant shall submit
copies of Landlord’s rent determination and Tenant’s rent determination to the Independent Arbitrator. The Independent Arbitrator shall select either Landlord’s rent determination or Tenant’s rent determination as the Fair Market
Rent and notify Landlord and Tenant thereof, and shall have no right to propose a middle ground or to modify either of the two determinations or the provisions of this Lease. The Independent Arbitrator shall attempt to render a decision within
thirty (30) days after appointment of the Independent Arbitrator. In any case, the Independent Arbitrator shall render a decision within forty five (45) days after appointment of the Independent Arbitrator. The decision of the Independent
Arbitrator shall be final and binding upon the parties, and may be enforced in accordance with the provisions of California law. In the event of the failure, refusal or inability of the Independent Arbitrator to act, a successor shall be appointed
in the manner that applied to the selection of the member being replaced. Each party shall pay one half of the fees and 

  
 Addendum One - 2 

 
expenses of the Independent Arbitrator and the expenses incident to the proceedings (excluding attorneys’ fees and similar expenses of the parties which shall be borne separately by each of
the parties). Each party may submit any written materials to the Independent Arbitrator within ten (10) Business Days of selection of the Independent Arbitrator. No witnesses or oral testimony (i.e. no hearing) shall be permitted in connection
with the Independent Arbitrator’s decision unless agreed to by both parties. The Independent Arbitrator is authorized to walk both the Premises and any comparable space. If the Independent Arbitrator has not determined the Fair Market Rent as
of the end of the Term of the Lease with respect to the First Extension Term or as of the end of the First Extension Term with respect to the Second Extension Term, Tenant shall pay the Base Rent in effect under the Lease as of the end of the Term
or First Extension Term, as applicable, until the Fair Market Rent is determined as provided herein. Upon such determination, Landlord and Tenant shall make the appropriate adjustments to the payments between them. 

(g) The parties consent to the jurisdiction of any appropriate court to enforce the arbitration provisions of this Addendum One and to enter
judgment upon the decision of the arbitrator. 
 (h) Except for the Base Rent as determined above and any
re-measurement of the Premises by Landlord pursuant to Paragraph 2(d) of the Lease, Tenant’s occupancy of the Premises during the First Extension Term shall be on the same terms and conditions as are in
effect immediately prior to the expiration of the initial Lease Term; provided, however, unless otherwise agreed to by Landlord and Tenant in writing, Tenant shall have no further right to extend the Lease Term pursuant to this addendum (other than
in connection with the Second Extension Term) or to any allowances, credits or abatements or options to expand, contract, renew or extend the Lease (but such facts shall be taken into consideration when determining Fair Market Rent). Except for the
Base Rent as determined above and any re-measurement of the Premises by Landlord pursuant to Paragraph 2(d) of the Lease, Tenant’s occupancy of the Premises during the Second Extension Term shall be on
the same terms and conditions as are in effect immediately prior to the expiration of the First Extension Term; provided, however, unless otherwise agreed to by Landlord and Tenant in writing, Tenant shall have no further right to extend the Lease
Term pursuant to this addendum or to any allowances, credits or abatements or options to expand, contract, renew or extend the Lease (but such facts shall be taken into consideration when determining Fair Market Rent). 

(i) If Tenant does not send the First Extension Notice within the period set forth in Paragraph (a) above, Tenant’s right to extend
the Lease Term for the First Extension Term and Second Extension Term shall automatically terminate. If Tenant does not send the Second Extension Notice within the period set forth in Paragraph (b) above, Tenant’s right to extend
the Lease Term for the Second Extension Term shall automatically terminate. Time is of the essence as to the giving of the First Extension Notice and Second Extension Notice. 

(j) Landlord shall have no obligation to refurbish or otherwise improve the Premises for the First Extension Term and/or Second Extension Term.
The Premises shall be tendered on the Commencement Date of the First Extension Term and Commencement Date of the Second Extension Term in “as-is”,
“where-is”, and “with all faults” condition. 
 (k) If the Lease is
extended for the First Extension Term and/or Second Extension Term, then Landlord shall prepare and Tenant shall execute an amendment to the Lease in a form mutually agreed to confirming the extension of the Lease Term and the other provisions
applicable thereto (the “Amendment”) but the effectiveness of the First Extension Term and/or Second Extension Term shall not be conditioned upon the execution and delivery of the Amendment. 

(I) If Tenant exercises its right to extend the term of the Lease for the First Extension Term and/or Second Extension Term pursuant to this
Addendum One, the term “Lease Term” as used in the Lease, shall be construed to include, when practicable, the First Extension Term and/or Second Extension Term. 

  
 Addendum One - 3 

 ADDENDUM TWO 

RIGHT OF FIRST OFFER 

ATTACHED TO AND A PART OF THE LEASE AGREEMENT 

BY AND BETWEEN 
 CV
LATITUDE 34 LLC 
 THE HONEST COMPANY, INC. 

(a) “Offered Space” shall mean second generation leasable space located on the Third Floor of the Building (i.e., meaning
that this Right of First Offer shall not be effective until such time as Landlord has leased the entire rentable area on the Third Floor to another tenant or tenants (such tenants being a “First Generation Tenant”) and thereafter
the Third Floor is vacant (or scheduled to be vacant due to the Landlord and such First Generation Tenant not agreeing to extend the term with respect to its lease) and available for Lease). 

(b) Provided that as of the date of the giving of the First Offer Notice, (i) Tenant is the Tenant originally named herein or a Transfer
Assignee, (ii) Tenant or a Transfer Assignee has not actually vacated and/or subleased in excess of twenty-five percent (25%) of the Premises originally demised under this Lease and any space added to the Premises, (iii) no Event of
Default exists and (iv) Landlord has leased the Offered Space to a First Generation Tenant and such First Generation Tenant has vacated (or up to twelve (12) months prior to the date that Landlord anticipates such First Generation Tenant
is scheduled to be vacated) the Premises, if at any time during the Lease Term any portion of the Offered Space is vacant (or up to twelve (12) months prior to the date that Landlord anticipates such Offered Space is scheduled to be vacant),
then Landlord, before offering such Offered Space to anyone, other than the tenant then occupying such space (or its affiliates), shall offer to Tenant the right to include the Offered Space within the Premises at the Fair Market Rent (as defined in
Addendum One hereto) and on such other terms and conditions upon which Landlord intends to offer the Offered Space for lease. Notwithstanding anything to the contrary in the Lease, the right of first offer granted to Tenant under this Addendum Two
shall be subject and subordinate to the herein reserved right of Landlord to renew or extend the term of any lease with the tenant then occupying such space (or any of its affiliates) (including any First Generation Tenant), whether pursuant to a
renewal or extension option in such lease or otherwise. 
 (c) Such offer shall be made by Landlord to Tenant in a written notice
(hereinafter called the “First Offer Notice”) which offer shall designate the space being offered and shall specify the terms which Landlord intends to offer with respect to any such Offered Space. Tenant may provide written notice
(hereinafter called “Tenant’s Notice”) within ten (10) business days after delivery by Landlord of the First Offer Notice to Tenant either (i) accepting the offer set forth in the First Offer Notice or
(ii) agreeing to lease the Offered Space set forth in the First Offer Notice but disputing Landlord’s determination of Fair Market Rent set forth in such First Offer Notice. If Tenant fails to give notice to Landlord within such ten
(10) business day period, Tenant shall be deemed to have rejected such offer. Time shall be of the essence with respect to the giving of Tenant’s Notice. If Tenant does not accept (or fails to timely accept) an offer made by Landlord
pursuant to the provisions of this Addendum Two with respect to the Offered Space designated in the First Offer Notice, then Landlord shall be under no further obligation with respect to such space by reason of this Addendum Two until the Offered
Space once again is vacant and becomes available following Landlord’s next leasing of the Offered Space (i.e., after Landlord has leased the Offered Space following Tenant’s failure to accept the Offered Space). In the event Tenant’s
Notice is an objection to Landlord’s determination of Fair Market Rent, Landlord and Tenant shall commence negotiations to attempt to agree upon the Fair Market Rent within fifteen (15) days of Landlord’s receipt of Tenant’s
Notice. If the parties cannot agree, then the parties agree to submit the determination of Fair Market Rent with respect to the Offered Space to the arbitration mechanism set forth in this Paragraph. Arbitration to determine the Fair Market Rent
shall be in accordance with the Real Estate Valuation Arbitration Rules of the American Arbitration Association. Promptly following the expiration of such fifteen (15) day negotiating period, Landlord and Tenant shall each appoint one qualified
real estate appraiser. who shall (1) be a member of the Appraisal Institute, (2) have been engaged as their primary profession in appraising office space in Class A multi-story office buildings in the Playa Vista market for not less
than the previous ten (10) years and (3) not have been employed by either Landlord or Tenant within the previous five (5) year period. Each such appraiser shall 

  
 Addendum Two - 1 

 
be appointed within twenty (20) days after the expiration of the fifteen (15) day negotiating period provided in Paragraph (e). Landlord and Tenant shall each submit to the two
appraisers their respective proposal of Fair Market Rent. The two (2) appraisers shall each meet for thirty (30) days (the “Thirty Day Period”) thereafter in order to select either the Landlord’s rent determination or
Tenant’s rent determination. If the two (2) appraisers are unable to mutually select, in such Thirty Day Period, either the Landlord’s rent determination or the Tenant’s rent determination, then the two appraisers so appointed
shall within fifteen (15) days after the expiration of the Thirty Day Period agree upon and appoint an independent third party real estate appraiser (the “Independent Arbitrator”) who shall (1) be a member of the Appraisal
Institute, (2) have been engaged as their primary profession in appraising office space in Class A multi-story office buildings in the Santa Monica/Playa Vista market for not less than the previous ten (10) years and (3) not have
been employed by either Landlord or Tenant within the previous five (5) year period. The parties shall pay the fees of their respective appraisers and shall share equally in the fees of the Independent Arbitrator. If an Independent Arbitrator
has not been so appointed by the end of such fifteen (15) day period, then either party, on behalf of both, may request such appointment by the Los Angeles office of the American Arbitration Association (or any successor thereto), or in the
absence, failure, refusal or inability of such entity to act, then either party may apply to the presiding judge of the Los Angeles Superior Court, for the appointment of such an Independent Arbitrator, and the other party shall not raise any
question as to the court’s full power and jurisdiction to make the appointment. Within five (5) days following notification of the identity of the Independent Arbitrator, Landlord and Tenant shall submit copies of Landlord’s rent
determination and Tenant’s rent determination to the Independent Arbitrator. The Independent Arbitrator shall select either Landlord’s rent determination or Tenant’s rent determination as the Fair Market Rent and notify Landlord and
Tenant thereof, and shall have no right to propose a middle ground or to modify either of the two determinations or the provisions of this Lease. The Independent Arbitrator shall attempt to render a decision within thirty (30) days after
appointment of the Independent Arbitrator. In any case, the Independent Arbitrator shall render a decision within forty five (45) days after appointment of the Independent Arbitrator. The decision of the Independent Arbitrator shall be final
and binding upon the parties, and may be enforced in accordance with the provisions of California law. In the event of the failure, refusal or inability of the Independent Arbitrator to act, a successor shall be appointed in the manner that applied
to the selection of the member being replaced. Each party shall pay one half of the fees and expenses of the Independent Arbitrator and the expenses incident to the proceedings (excluding attorneys’ fees and similar expenses of the parties
which shall be borne separately by each of the parties). Each party may submit any written materials to the Independent Arbitrator within ten (10) Business Days of selection of the Independent Arbitrator. No witnesses or oral testimony (i.e. no
hearing) shall be permitted in connection with the Independent Arbitrator’s decision unless agreed to by both parties. The Independent Arbitrator is authorized to walk both the Offered Space and any comparable space. The arbitration process
herein shall be limited to the determination of the Fair Market Rent for the Offered Space and all other terms with respect to the Offered Space shall be as set forth in the First Offer Notice. The parties consent to the jurisdiction of any
appropriate court to enforce the arbitration provisions of this Addendum Two and to enter judgment upon the decision of the arbitrator 
 (d)
Tenant must accept all Offered Space offered by Landlord at any one time if it desires to accept any of such Offered Space and may not exercise its right with respect to only part of such space; provided, however, in the event Tenant declines to
accept the Offered Space offered pursuant to the First Offer Notice and thereafter prior to entering into a lease with a third party for the Offered Space Landlord intends to demise the Offered Space into more than one (1) demised premises,
then Landlord shall again reoffer the contemplated demised portions of the Offered Space to Tenant, in which case Tenant shall have a four (4) business day period to elect to exercise its right of first offer with respect to such separately
demised spaces. In addition, if Landlord desires to lease more than just the Offered Space to one tenant, Landlord may offer to Tenant pursuant to the terms hereof all such space which Landlord desires to lease, and Tenant must exercise its rights
hereunder with respect to all such space and may not insist on receiving an offer for just the Offered Space. 
 (e) If Tenant at any time
declines any Offered Space offered by Landlord, Tenant shall be deemed to have irrevocably waived all further rights under this Addendum Two until the Offered Space once again is vacant and becomes available following Landlord’s next leasing of
the Offered Space (i.e., after Landlord has leased the Offered Space following Tenant’s failure to accept the Offered Space), and Landlord shall be free to lease the Offered Space to third parties including on terms which may be less favorable
to Landlord than those offered to Tenant. 
 (f) In the event that Tenant exercises its rights to any Offered Space pursuant to this Addendum
Two, 

  
 Addendum Two - 2 

 then Landlord shall prepare, and Tenant shall execute, an amendment to the Lease which
confirms such expansion of the Premises and the other provisions applicable thereto (the “Amendment”), but the effectiveness of the Tenant’s exercise of the right of first offer shall not be conditioned upon the execution and
delivery of the Amendment. 

  
 Addendum Two - 3 

 ADDENDUM THREE 

CANCELLATION OPTION 

ATTACHED TO AND A PART OF THE LEASE AGREEMENT 

BY AND BETWEEN 
 CV
LATITUDE 34 LLC 
 and 

THE HONEST COMPANY, INC. 

Provided no event of default shall then exist past applicable notice and cure periods, Tenant shall have the right at any time on or before
the last day of the seventy-second (72nd) full calendar month of the Lease Term to send Landlord irrevocable written notice (the “Termination Notice”) that Tenant has elected to terminate this Lease, effective on the last day of the
eighty-fourth (84th) full calendar month of the Lease Term (“Termination Date”). 
 If Tenant elects to terminate this
Lease pursuant to the immediately preceding sentence, the effectiveness of such termination shall be conditioned upon Tenant paying to Landlord, simultaneously with Tenant’s delivery of the Termination Notice to Landlord, a termination fee
equal to the sum of (i) the unamortized portion of the (A) Tenant Improvement Allowance, (B) leasing commissions paid by Landlord in connection with this Lease, and (C) any rental abatement provided to Tenant (excluding the
rental abatement provided for months 49, 61 and 73 which relates to the construction of the Roof Deck), as such amounts are amortized on a straight-line basis over the initial Lease Term, plus interest on all such amortized amounts payable at a rate
of eight percent per annum, plus (ii) Base Rent due for months 85 through 90 of the Lease Term (collectively the “Termination Fee”). The Termination Fee is currently estimated to be $9,248,614.00; provided, however, if Tenant
elects not to construct the Rooftop Deck and as a result waives its rights to the Rooftop Allowance and the three (3) months of Base Rent abatement conditioned on such Rooftop Deck as set forth in Item 5 of the Basic Lease Provisions of the
Lease, then, upon Tenant’s written request Landlord shall provide a revised calculation of the Termination Fee in order to account for the waiver of such Rooftop Allowance and conditional Base Rent abatement. Such Termination Fee is
consideration for Tenant’s option to terminate and shall not be applied to Rent or any other obligation of Tenant. Except as otherwise expressly set forth in this Lease, Landlord and Tenant shall be relieved of all obligations accruing under
this Lease after the Termination Date, but not any obligations accruing under the Lease prior to the effective date of such termination. Both Landlord and Tenant acknowledge and agree that it would be impracticable or extremely difficult to affix
damages if Tenant terminates this Lease and that the Termination Fee set forth above represents a reasonable estimate of Landlord’s damages in the event Tenant terminates this Lease under this Addendum. If Tenant does not timely deliver the
Termination Notice or Termination Fee to Landlord, then this termination option shall become null and void and the Lease shall continue in full force and effect. In the event Tenant exercises the Right of First Offer set forth in Addendum Two hereof
or otherwise expands the Premises, then the Termination Fee shall be increased by the unamortized costs and Base Rent attributable to the expansion premises. 

  
 Addendum Three - 1 

							
	LEASE OF PREMISES	  	 	1	 
	BASIC LEASE PROVISIONS	  	 	1	 
	STANDARD LEASE PROVISIONS	  	 	1	 
	 1.
	 	 TERM
	  	 	1	 
	 2.
	 	 BASE RENT AND SECURITY DEPOSIT
	  	 	2	 
	 3.
	 	 ADDITIONAL RENT
	  	 	5	 
	 4.
	 	 IMPROVEMENTS AND ALTERATIONS
	  	 	15	 
	 5.
	 	 REPAIRS
	  	 	18	 
	 6.
	 	 USE OF PREMISES
	  	 	19	 
	 7.
	 	 UTILITIES AND SERVICES
	  	 	22	 
	 8.
	 	 NON-LIABILITY AND INDEMNIFICATION OF LANDLORD;
INSURANCE
	  	 	26	 
	 9.
	 	 FIRE OR CASUALTY
	  	 	31	 
	 10.
	 	 EMINENT DOMAIN
	  	 	33	 
	 11.
	 	 ASSIGNMENT AND SUBLETTING
	  	 	34	 
	 12.
	 	 DEFAULT
	  	 	38	 
	 13.
	 	 ACCESS; CONSTRUCTION
	  	 	40	 
	 14.
	 	 Intentionally Deleted
	  	 	41	 
	 15.
	 	 Intentionally Deleted
	  	 	41	 
	 16.
	 	 SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES
	  	 	41	 
	 17.
	 	 SALE BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY
	  	 	42	 
	 18.
	 	 PARKING; COMMON AREAS
	  	 	44	 
	 19.
	 	 MISCELLANEOUS
	  	 	46	 

 LIST OF EXHIBITS 
  

					
	            	 	Exhibit A-1	  	Floor Plan(s)
		 	Exhibit A-2	  	Legal Description of the Project
		 	Exhibit B	  	Work Letter
		 	Exhibit C	  	Building Rules and Regulations
		 	Exhibit D	  	Form of Tenant Estoppel Certificate
		 	Exhibit D-1	  	Form of Landlord Estoppel Certificate
		 	Exhibit E	  	Tenant’s Commencement Letter
		 	Exhibit F	  	Form of SNDA
		 	Exhibit G	  	Form of Letter of Credit
		 	Exhibit H	  	Landlord’s Work
		 	Exhibit I	  	Dog Visitation Policy
		 	Exhibit J	  	Monument Signage Depiction
		 	Exhibit K	  	Janitorial Specifications
		 	Exhibit L	  	Fascia Sign Depiction
		 	Exhibit M	  	Ground Floor Sign Depiction
		 	Exhibit N	  	Initial Location of Reserved Spaces
		 	Exhibit O	  	Baseline Staircase Work

 Addendum One Two Renewal Options at Market 

Addendum Two Right of First Offer 

Addendum Three Cancellation Option 

  
 -i-EX-10.18

 Exhibit 10.18 

Warehouse Lease Agreement 

PHI Donovan Land, LLC, a Nevada limited liability company — Landlord 

and 
 The Honest
Company, Inc., a Delaware corporation — Tenant 
 Dated as of November 16, 2016 

 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
		
	 DEFINITIONS
	  	 	1	 
		
	 BASIC TERMS
	  	 	1	 
		
	 ARTICLE 1 — LEASE OF PREMISES AND LEASE TERM
	  	 	3	 
			
	 1.1
	 	Premises	  	 	3	 
			
	 1.2
	 	Term; Commencement; Late Delivery; Commencement Date Memorandum.	  	 	3	 
		
	 1.2.1 Term; Commencement
	  	 	3	 
		
	 1.2.2 Late Delivery
	  	 	3	 
		
	 1.2.3 Commencement Date Memorandum
	  	 	4	 
			
	 1.3
	 	Access Prior to Substantial Completion	  	 	4	 
			
	 1.4
	 	Quiet Enjoyment	  	 	5	 
			
	 1.5
	 	Common Area	  	 	5	 
			
	 1.6
	 	Extension of Term	  	 	5	 
		
	 1.6.1 Rent Appraisal
	  	 	5	 
		
	 ARTICLE 2 — RENTAL AND OTHER PAYMENTS
	  	 	6	 
			
	 2.1
	 	Basic Rent	  	 	6	 
			
	 2.2
	 	Additional Rent	  	 	6	 
			
	 2.3
	 	Delinquent Rental Payments	  	 	7	 
			
	 2.4
	 	No Accord and Satisfaction	  	 	7	 
			
	 2.5
	 	Rent Tax	  	 	7	 
		
	 ARTICLE 3 — PROPERTY EXPENSES
	  	 	7	 
			
	 3.1
	 	Payment of Property Expenses	  	 	7	 
			
	 3.2
	 	Estimation of Tenant’s Share of Property Expenses	  	 	7	 
			
	 3.3
	 	Payment of Estimated Tenant’s Share of Property Expenses	  	 	7	 
			
	 3.4
	 	Confirmation of Tenant’s Share of Property Expenses	  	 	8	 
			
	 3.5
	 	Tenant’s Inspection and Audit Rights	  	 	8	 
			
	 3.6
	 	Personal Property Taxes	  	 	9	 
			
	 3.7
	 	Landlord’s Right to Contest Property Taxes	  	 	9	 
		
	 ARTICLE 4 — TENANT’S USE
	  	 	9	 
			
	 4.1
	 	Permitted Use	  	 	9	 
			
	 4.2
	 	Acceptance of Premises	  	 	10	 
			
	 4.3
	 	Laws/Property Rules	  	 	10	 
			
	 4.4
	 	Claims Arising From Tenant’s Use	  	 	10	 
			
	 4.5
	 	Increased Insurance	  	 	10	 
			
	 4.6
	 	Parking	  	 	11	 

  
 -i- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 4.7
	 	Signage	  	 	11	 
			
	 4.8
	 	Tenant’s Security System	  	 	11	 
			
	 4.9
	 	Roof Rights	  	 	12	 
		
	 ARTICLE 5 — HAZARDOUS MATERIALS
	  	 	12	 
			
	 5.1
	 	Compliance with Hazardous Materials Laws	  	 	12	 
			
	 5.2
	 	Notice of Actions	  	 	13	 
			
	 5.3
	 	Hazardous Materials Indemnification	  	 	13	 
			
	 5.4
	 	Landlord’s Representation and Warranty	  	 	13	 
			
	 5.5
	 	Landlord’s Indemnification	  	 	13	 
		
	 ARTICLE 6 — SERVICES AND UTILITIES
	  	 	14	 
			
	 6.1
	 	Services and Utilities	  	 	14	 
			
	 6.2
	 	Garbage and Rubbish Disposal	  	 	14	 
		
	 ARTICLE 7 — MAINTENANCE AND REPAIR
	  	 	15	 
			
	 7.1
	 	Landlord’s Obligations	  	 	15	 
			
	 7.2
	 	Tenant’s Obligations.	  	 	15	 
		
	 7.2.1 Maintenance of Premises
	  	 	15	 
		
	 7.2.2 Tenant Damage
	  	 	15	 
		
	 7.2.3 Alterations Required by Laws
	  	 	16	 
		
	 7.2.4 Notice to Landlord
	  	 	16	 
		
	 ARTICLE 8 — ALTERATIONS
	  	 	16	 
			
	 8.1
	 	Landlord Approval	  	 	16	 
			
	 8.2
	 	Tenant Responsible for Cost and Insurance	  	 	17	 
			
	 8.3
	 	Construction Obligations; Ownership of Alterations	  	 	17	 
			
	 8.4
	 	Liens	  	 	18	 
			
	 8.5
	 	Indemnification	  	 	18	 
			
	 8.6
	 	Labor Obligations	  	 	18	 
		
	 ARTICLE 9 — RIGHTS RESERVED BY LANDLORD
	  	 	19	 
			
	 9.1
	 	Landlord’s Entry	  	 	19	 
			
	 9.2
	 	Control of Property	  	 	19	 
			
	 9.3
	 	Common Area	  	 	19	 
			
	 9.4
	 	Right to Cure	  	 	20	 

  
 -ii- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
		
	ARTICLE 10 — INSURANCE	  	 	20	 
			
	 10.1
	 	Tenant’s Insurance	  	 	20	 
		
	 10.1.1 Liability Insurance
	  	 	20	 
		
	 10.1.2 Property Insurance
	  	 	20	 
		
	 10.1.3 Other Insurance
	  	 	21	 
			
	 10.2
	 	Landlord’s Insurance	  	 	21	 
		
	 10.2.1 Property Insurance
	  	 	21	 
		
	 10.2.2 Liability Insurance
	  	 	21	 
			
	 10.3
	 	Waivers and Releases of Claims and Subrogation.	  	 	21	 
		
	 10.3.1 Tenant’s Waiver and Release
	  	 	21	 
		
	 10.3.2 Landlord’s Waiver and Release
	  	 	22	 
		
	 10.3.3 Limitation on Waivers of Claims
	  	 	22	 
			
	 10.4
	 	Tenant’s Failure to Insure	  	 	22	 
			
	 10.5
	 	No Limitation	  	 	22	 
		
	ARTICLE 11 — DAMAGE OR DESTRUCTION	  	 	22	 
			
	 11.1
	 	Tenantable Within 270 Days	  	 	22	 
			
	 11.2
	 	Not Tenantable Within 270 Days	  	 	22	 
			
	 11.3
	 	[Intentionally Omitted]	  	 	23	 
			
	 11.4
	 	Insufficient Proceeds	  	 	23	 
			
	 11.5
	 	Landlord’s Repair; Rent Abatement	  	 	23	 
			
	 11.6
	 	Rent Abatement if Lease Terminates	  	 	23	 
			
	 11.7
	 	Exclusive Casualty Remedy	  	 	24	 
			
	 11.8
	 	Notice to Landlord	  	 	24	 
		
	ARTICLE 12 — EMINENT DOMAIN	  	 	24	 
			
	 12.1
	 	Termination of Lease	  	 	24	 
			
	 12.2
	 	Landlord’s Repair Obligations	  	 	24	 
			
	 12.3
	 	Tenant’s Participation	  	 	25	 
			
	 12.4
	 	Exclusive Taking Remedy	  	 	25	 
		
	ARTICLE 13 — TRANSFERS	  	 	25	 
			
	 13.1
	 	Restriction on Transfers	  	 	25	 
			
	 13.2
	 	Costs	  	 	25	 
			
	 13.3
	 	Landlord’s Consent Standards	  	 	25	 
			
	 13.4
	 	Transfers to Affiliates	  	 	26	 

  
 -iii- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
		
	 ARTICLE 14 — DEFAULTS; REMEDIES
	  	 	26	 
			
	 14.1
	 	Events of Default	  	 	26	 
		
	 14.1.1 Failure to Pay Rent
	  	 	26	 
		
	 14.1.2 Failure to Perform
	  	 	26	 
		
	 14.1.3 Misrepresentation
	  	 	26	 
		
	 14.1.4 Other Defaults
	  	 	27	 
			
	 14.2
	 	Remedies	  	 	27	 
		
	 14.2.1 Termination of Tenant’s
Possession/Re-Entry and Reletting Right
	  	 	27	 
		
	 14.2.2 Termination of Lease
	  	 	28	 
		
	 14.2.3 Other Remedies
	  	 	28	 
			
	 14.3
	 	Costs	  	 	28	 
			
	 14.4
	 	Waiver of Re-Entry Claims	  	 	28	 
			
	 14.5
	 	Landlord’s Default	  	 	28	 
			
	 14.6
	 	No Waiver	  	 	29	 
		
	 ARTICLE 15 — CREDITORS; ESTOPPEL CERTIFICATES
	  	 	29	 
			
	 15.1
	 	Subordination	  	 	29	 
			
	 15.2
	 	Attornment	  	 	29	 
			
	 15.3
	 	Mortgagee Protection Clause	  	 	29	 
			
	 15.4
	 	Estoppel Certificates.	  	 	30	 
		
	 15.4.1 Contents
	  	 	30	 
		
	 15.4.2 Failure to Deliver
	  	 	30	 
		
	 ARTICLE 16 — SURRENDER; HOLDING OVER
	  	 	30	 
			
	 16.1
	 	Surrender of Premises	  	 	30	 
			
	 16.2
	 	Holding Over	  	 	31	 
		
	 ARTICLE 17 — TENANT’S IMPROVEMENTS
	  	 	31	 
			
	 17.1
	 	Tenant’s Improvements	  	 	31	 
		
	 17.1.1 Design; Compliance with Laws
	  	 	31	 
		
	 17.1.2 Issued for Construction Plans
	  	 	31	 
			
	 17.2
	 	Change Orders	  	 	32	 
		
	 17.2.1 Change Order Payments
	  	 	32	 
			
	 17.3
	 	Allowance	  	 	33	 

  
 -iv- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 17.4
	 	Tenant’s Representative	  	 	33	 
			
	 17.5
	 	Substantial Completion	  	 	33	 
			
	 17.6
	 	Punch List	  	 	33	 
			
	 17.7
	 	Construction Warranty	  	 	33	 
			
	 17.8
	 	Tenant Finish Work	  	 	33	 
			
	 17.9
	 	Milestone Dates	  	 	34	 
		
	 ARTICLE 18 — LETTER OF CREDIT
	  	 	34	 
			
	 18.1
	 	Letter of Credit	  	 	34	 
			
	 18.2
	 	Transfer; Fees	  	 	35	 
			
	 18.3
	 	Draw Event	  	 	35	 
			
	 18.4
	 	Draw and Use of Proceeds; Replacement Letter of Credit	  	 	35	 
			
	 18.5
	 	Renewal and Replacement	  	 	36	 
			
	 18.6
	 	Issuer Quality Event	  	 	37	 
			
	 18.7
	 	Additional Agreements of Tenant	  	 	37	 
			
	 18.8
	 	Restrictions on Tenant Actions	  	 	37	 
			
	 18.9
	 	Cancellation After End of Term	  	 	38	 
			
	 18.10
	 	Reductions	  	 	38	 
		
	 ARTICLE 19 — MISCELLANEOUS PROVISIONS
	  	 	38	 
			
	 19.1
	 	Notices	  	 	38	 
			
	 19.2
	 	Transfer of Landlord’s Interest	  	 	38	 
			
	 19.3
	 	Successors	  	 	39	 
			
	 19.4
	 	Captions and Interpretation	  	 	39	 
			
	 19.5
	 	Relationship of Parties	  	 	39	 
			
	 19.6
	 	Entire Agreement; Amendment	  	 	39	 
			
	 19.7
	 	Severability	  	 	39	 
			
	 19.8
	 	Landlord’s Limited Liability	  	 	39	 
			
	 19.9
	 	Survival	  	 	39	 
			
	 19.10
	 	[Intentionally Omitted]	  	 	39	 
			
	 19.11
	 	Brokers	  	 	39	 
			
	 19.12
	 	Tenant’s Waiver	  	 	40	 
			
	 19.13
	 	Governing Law	  	 	40	 
			
	 19.14
	 	Time is of the Essence	  	 	40	 

  
 -v- 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 19.15
	 	Joint and Several Liability	  	 	40	 
			
	 19.16
	 	Independent Obligations	  	 	40	 
			
	 19.17
	 	Tenant’s Authority	  	 	40	 
			
	 19.18
	 	Force Majeure	  	 	40	 
			
	 19.19
	 	Management	  	 	40	 
			
	 19.20
	 	Financial Statements	  	 	41	 
			
	 19.21
	 	No Recording	  	 	41	 
			
	 19.22
	 	Nondisclosure of Lease Terms	  	 	41	 
			
	 19.23
	 	Construction of Lease and Terms	  	 	41	 
			
	 19.24
	 	No Exculpation for Negligence	  	 	41	 
			
	 19.25
	 	Anti-Terrorism Representation	  	 	41	 

  

					
	 Exhibits
	  	 	1	 
	 Exhibit A Definitions
	  	 	1	 
	 Exhibit B Legal Description of Land
	  	 	1	 
	 Exhibit C Site Plan
	  	 	1	 
	 Exhibit D Commencement Date Memorandum
	  	 	1	 
	 Exhibit E Property Rules
	  	 	1	 
	 Exhibit F Preliminary Outline Specifications
	  	 	1	 
	 Exhibit G Form of Letter of Credit
	  	 	1	 
	 Exhibit H Repair/Restoration Specifications
	  	 	1	 
	 Exhibit I Current Rules and Regulations for Third-Party Contractors, Subcontractors and
Suppliers
	  	 	1	 

  
 -vi- 

 Warehouse Lease Agreement 

This Warehouse Lease Agreement is made and entered into as of the Effective Date by and between PHI Donovan Land, LLC, a Nevada limited
liability company, as Landlord, and The Honest Company, Inc., a Delaware corporation, as Tenant. 
 Definitions 

Capitalized terms used in this Lease and not defined elsewhere have the meanings given them on the attached Exhibit A. 

Basic Terms 
 The
following Basic Terms are applied under and governed by the particular section(s) in this Lease pertaining to the following information: 
  

							
	1.	  	Premises:	  	The Premises consist of approximately 570,810 rentable square feet located within the Building as depicted on the site plan set forth on the attached Exhibit C (“Site Plan”).(See
Section 1.1)
			
	2.	  	Building:	  	A warehouse/distribution building located on Donovan Way, North Las Vegas, Nevada, as generally depicted on the Site Plan, consisting of approximately 570,810 rentable square feet.
			
	3.	  	Lease Term:	  	124 months (See Section 1.2)
			
	4.	  	Delivery Date:	  	August 15, 2017
			
	5.	  	Basic Rent:	  	

  

									
	 Months
	  	Annual Basic Rent/Annual
Basic Rent per rentable
square foot of the Premises
(See Section 2.1)	 	  	Monthly Installments of
Basic Rent	 
	 Months 1 through 4 (Subject to Section 2.1)
	  	 	$-0-/$-0-  	 	  	 	$-0	 
	 Months 5 through 16
	  	 	$2,722,763.70/$4.77	 	  	 	$226,896.98	 
	 Month 17 through 28
	  	 	$2,791,260.90/$4.89	 	  	 	$232,605.08	 
	 Months 29 through 40
	  	 	$2,859,758.10/$5.01	 	  	 	$238,313.18	 
	 Months 41 through 52
	  	 	$2,933,963.40/$5.14	 	  	 	$244,496.95	 
	 Months 53 through 64
	  	 	$3,008,168.70/$5.27	 	  	 	$250,680.73	 
	 Months 65 through 76
	  	 	$3,082,374.00/$5.40	 	  	 	$256,864.50	 
	 Months 77 through 88
	  	 	$3,156,579.30/$5.53	 	  	 	$263,048.28	 
	 Months 89 through 100
	  	 	$3,236,492.70/$5.67	 	  	 	$269,707.73	 
	 Months 101 through 112
	  	 	$3,316,406.10/$5.81	 	  	 	$276,367.18	 
	 Months 113 through 124
	  	 	$3,402,027.60/$5.96	 	  	 	$283,502.30	 

					
			
	6.	  	Initial Tenant’s Share of Property Expenses Percentage:	  	100%
			
	7.	  	Permitted Use:	  	Warehouse, assembly, manufacturing and distribution (with related office and administration uses) and other lawful related uses in accordance with M-2 zoning requirements.
			
	8.	  	Credit Enhancement:	  	Letter of Credit (See Article 18)
			
	9.	  	Allowance:	  	$1.00 per rentable square foot of the Premises (See Section 17.3)
			
	10.	  	 Current Property
 Manager/Rent
Payment
 Address:
	  	 VanTrust Real Estate, LLC
 4900 Main Street,
Suite 400
 Kansas City, Missouri 64112
 Attn: Jeff Smith, Vice
President Asset Management
 Telephone: (816) 480-4444

			
	11.	  	Address of Landlord for Notices:	  	 c/o VanTrust Real Estate, LLC
 Suite 880

2525 East Camelback Road
 Phoenix, Arizona 85016

Attn: Sandy Broadfoot, Vice President and General Counsel

			
		  	With a copy to:	  	 VanTrust Real Estate, LLC
 4900 Main Street,
Suite 400
 Kansas City, Missouri 64112
 Attn: Jeff Smith, Vice
President Asset Management

			
		  	With a copy to:	  	 O’Rourke, Hogan, Fowler & Dwyer, LLC

Suite 3700
 10 South LaSalle Street

Chicago, Illinois 60603
 Attn: W. Craig Fowler

			
		  	With a copy to:	  	Property Manager at the address described above in the Basic Terms.
			
	12.	  	Address of Tenant for Notices:	  	 The Honest Company, Inc.
 12130 Millennium
Drive
 Playa Vista, California 90094
 Attention: Head of
Facilities

			
		  	With a copy to:	  	 The Honest Company, Inc.
 12130 Millennium
Drive
 Playa Vista, California 90094
 Attention: General
Counsel

  
 2 

					
	13.	  	Broker(s):	  	 Cresa Partners (Matthew Miller and Marc Bretter) and REP Realty Advisors (Dean Krieger) — for Tenant

 
 CBRE, Inc. — for Landlord

 
 (See Section 19.11)

 Article 1 — Lease of Premises and Lease Term 

1.1 Premises. In consideration of the covenants and agreements set forth in this Lease and other good and valuable consideration,
Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord, upon and subject to the terms and conditions set forth in this Lease. Subject to this Section 1.1, the estimated sizes of the Premises and Building,
respectively, are as set forth in the Basic Terms for determining Rent and for all other purposes under this Lease. Prior to or upon Substantial Completion, Landlord will cause Landlord’s architect to measure the Premises and the Building. Both
the Premises and the Building will be measured from the exterior surface of exterior walls of the Building (as the Premises constitute the entire Building). Following receipt of such measurements, Tenant shall have the right to confirm such
measurements with an architect or engineer of its choosing (which architect or engineer shall be subject to Landlord’s reasonable approval). Following such confirmation (or, to the extent there is a disagreement, the resolution of such
measurements by the parties, acting reasonably and in good faith), the square footages so determined, together with the Basic Rent and Tenant’s Share of Property Expenses Percentage will be specified in the Commencement Date Memorandum executed
as provided in Section 1.2. 
 1.2 Term; Commencement; Late Delivery; Commencement Date Memorandum. 

1.2.1 Term; Commencement. The Term of this Lease is the period stated in the Basic Terms. The Term commences on the Commencement
Date and expires at 5:00 p.m. on the last day of the last calendar month of the Term. Landlord will tender possession of the Premises to Tenant upon Substantial Completion of Tenant’s Improvements pursuant to Article 17. 

1.2.2 Late Delivery. Subject to this Section 1.2.2, in the event that the Commencement Date has not occurred by
September 30, 2017, as such date may be extended by the number of days of delay due to Tenant Delays or other Force Majeure (“First Outside Date”), then, as Tenant’s sole and exclusive remedy in connection therewith
(except as expressly provided in the immediately succeeding sentence), Tenant shall receive a credit equal to one day’s Basic Rent for each day after the First Outside Date until the Commencement Date has occurred; provided, however, that the
maximum amount of such credit will be 76 days of Basic Rent. In addition, and also subject to this Section 1.2.2, in the event that the Commencement Date has not occurred by December 15, 2017, as such date may be extended by the number of
days of delay due to Tenant Delays or other Force Majeure (“Second Outside Date”), then as Tenant’s sole and exclusive remedy (in lieu of the Basic Rent abatement set forth in the immediately preceding sentence), Tenant may
terminate this Lease by delivering written notice thereof to Landlord on the earlier of (a) the date that is five Business Days after the Second Outside Date, or (b) the day immediately preceding the Commencement Date, which termination
will be effective upon Landlord’s receipt of such termination notice. For purposes of determining the First Outside Date and the Second Outside Date, (i) the maximum number of days of delay due to Force Majeure (other than Tenant Delays
and other than delays attributable to the failure of NV Energy to provide sufficient electrical power to the Building) will be 60 days; and (ii) the maximum number of days of delay due to Force Majeure (other than Tenant Delays) attributable to
the failure of NV Energy to provide sufficient electrical power to the Building will be 120 days (instead of only 60 days). 

  
 3 

 1.2.3 Commencement Date Memorandum. Within ten Business Days following the
Commencement Date, Landlord shall deliver to Tenant a “Commencement Date Memorandum” in the form as set forth in the attached Exhibit D, as a confirmation only of the information set forth therein, which Tenant shall execute
and return to Landlord within ten Business Days of receipt thereof (provided that if such Commencement Date Memorandum is not factually correct, then Tenant shall make such changes as are necessary to make the Commencement Date Memorandum factually
correct and shall thereafter execute and return the revised Commencement Date Memorandum to Landlord within such ten-Business Day period). If Landlord fails to respond to Tenant’s revised Commencement
Date Memorandum within ten Business Days following Landlord’s receipt thereof, then Tenant shall request Landlord’s confirmation of Tenant’s changes in writing (“Request for Confirmation of Commencement Date
Memorandum”), which Request for Confirmation of Commencement Date Memorandum shall state in bold print that Landlord’s failure to respond within five Business Days following Landlord’s receipt thereof shall be deemed to be
Landlord’s approval of the Commencement Date Memorandum as revised by Tenant. Tenant’s revised Commencement Date Memorandum shall be binding on both parties unless Landlord, within five Business Days following receipt of the Request for
Confirmation of Commencement Date Memorandum delivers a notice to Tenant rejecting Tenant’s changes, whereupon this procedure shall be repeated until the parties mutually agree upon the contents of the Commencement Date Memorandum. In the event
Landlord shall fail to send Tenant the Commencement Date Memorandum within ten Business Days following the Commencement Date, Tenant may send to Landlord notice of the occurrence of the Commencement Date substantially in the form of the Commencement
Date Memorandum, which Commencement Date Memorandum Landlord shall acknowledge by executing a copy thereof and returning it to Tenant (provided that if such Commencement Date Memorandum is not factually correct, then Landlord shall make such changes
as are necessary to make the Commencement Date Memorandum factually correct, which revised Commencement Date Memorandum shall thereafter be subject to the procedure for finalization set forth in this Section 1.2.3). Once the Commencement Date
Memorandum is executed and delivered by Landlord and Tenant, the same shall be binding upon Landlord and Tenant. 
 1.3 Access Prior to
Substantial Completion. Subject to this Section 1.3, beginning on or about June 15, 2017 (or such later date as may be required in the event of Tenant Delays or other Force Majeure), Tenant will be allowed access to the warehouse
portion of the Premises to install its furniture, fixtures, cabling and equipment including, without limitation, racking and related trade fixtures, and to any proposed computer room to install wiring; provided, however, that (a) Tenant must
comply with and observe, all applicable Laws (including, without limitation, any required Certificate of Occupancy), all safety rules and procedures, and all other terms and conditions of this Lease, (b) Tenant will not interfere with the
construction of Tenant’s Improvements or cause any labor dispute as a result of Tenant’s installations, (c) Tenant assumes all risk of loss or damage to Tenant’s racking and related trade fixtures and to any and all personal
property of Tenant or its contractors, subcontractors, agents and employees (except for any loss or damage caused by the gross negligence or willful misconduct of Landlord and/or its agents, contractors and employees), and (d) Tenant will
indemnify, defend, save and hold harmless the Landlord Parties from and against any loss or damage to such racking, trade fixtures and other personal property, and all liability, loss or damage arising from any injury to the property of Landlord, or
its contractors, subcontractors or materialmen, and any death or personal injury to any person or persons to the extent arising out of such installations or the presence of Tenant or its contractors, subcontractors, agents and employees on the
Premises; provided, however, the foregoing indemnity shall not apply in cases of the breach of this Lease by and/or the gross negligence or willful misconduct of Landlord and/or its agents, contractors and employees). Landlord may, at any time,
suspend Tenant’s rights to the aforesaid access prior to the Commencement Date if Landlord, acting reasonably and in good faith, determines that such access or any work being performed by or for Tenant is unreasonably interfering with the
construction of Tenant’s Improvements, is creating security or safety risks or is otherwise not in conformance with the conditions of this Section 1.3. Beginning on the date that Tenant commences any activities in the Premises pursuant to
this Section 1.3, and continuing through the day before the Commencement Date, Tenant will 

  
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contribute to the payment of the utility charges at the Premises, if such charges are higher than would customarily be the case for contractors performing the construction of Tenant’s
Improvements, or otherwise would have been the case, in the absence of such work by or for Tenant. The parties will reasonably cooperate to arrive at an equitable allocation of any such charges. Such allocation will be generally designed to result
in Tenant’s paying that portion of such utility charges attributable to Tenant’s activities at the Premises only. In no event may Tenant conduct business in the Premises during such early access period. 

1.4 Quiet Enjoyment. Landlord covenants and agrees that, from and after the Commencement Date, Tenant may quietly hold, occupy and enjoy
the Premises during the Term, subject to the terms and conditions of this Lease, free from molestation or hindrance by Landlord or any person claiming by, through or under Landlord, if Tenant pays all Rent as and when due (subject to applicable
notice and cure periods hereunder) and keeps, observes and fully satisfies all other covenants, obligations and agreements of Tenant under this Lease (subject to applicable notice and cure periods hereunder). 

1.5 Common Area. Tenant will have the non-exclusive right, together with the other occupants and
users of the Property, to use the Common Area during the Term for the purposes intended, subject to such reasonable, non-discriminatory rules and regulations as Landlord may establish from time to time, which
shall be enforced in a manner that does not materially interfere with the conduct of the Permitted Use from the Premises or Tenant’s access to the Premises. Such right to use the Common Area is subject to all of the terms and conditions of this
Lease, including, without limitation, all Property Rules and other Laws. 
 1.6 Extension of Term. Provided that no Event of Default
exists at the time of exercise, Tenant may extend the Term of this Lease for up to two consecutive periods of five years each. Tenant must exercise each such right of extension by delivering written notice of Tenant’s exercise at least nine,
but not more than 12, months prior to the expiration of the Term (as may have been extended). Each extension of the Term will be on the same terms, covenants and conditions as in this Lease, other than Basic Rent. Basic Rent for the extension period
will be the Fair Market Basic Rent determined in accordance with the terms and conditions of this Lease. Landlord will reasonably determine such Fair Market Basic Rent and deliver Landlord’s determination to Tenant at least eight months prior
to the expiration of the then-current Term. 
 1.6.1 Rent Appraisal. If Tenant disputes Landlord’s determination of
Fair Market Basic Rent for an extension of the Term, Tenant will deliver notice of such dispute, together with Tenant’s proposed Fair Market Basic Rent, to Landlord within ten Business Days of Landlord’s delivery of Landlord’s
determination. The parties will then attempt in good faith to agree upon the Fair Market Basic Rent. If the parties fail to agree within fifteen Business Days, then Landlord and Tenant will each appoint an appraiser meeting the criteria below within
seven days after the expiration of such fifteen-Business Day period. Each appraiser must have at least 10 years of full-time commercial appraisal experience of industrial space comparable to the Property and be a member of the American Institute of
Real Estate Appraisers or a similar professional appraisal association. No appraiser may have any material financial or business interest in common with either of the parties (or have been engaged or employed by them within the previous five-year
period). Landlord and Tenant shall each submit to the two appraisers their respective proposals of Fair Market Basic Rent. The two appraisers shall each meet during the ensuing 30 days (“Thirty-Day
Period”) in order to select either Landlord’s Fair Market Basic Rent determination or Tenant’s Fair Market Basic Rent determination. If the two appraisers are unable to mutually select, in the
Thirty-Day Period, either Landlord’s Fair Market Basic Rent determination or Tenant’s Fair Market Basic Rent determination, then the two appraisers so appointed shall, within 15 days after the
expiration of the Thirty-Day Period, agree upon and appoint an independent third party real estate appraiser (“Independent Arbitrator”) meeting the criteria set forth above. If an Independent
Arbitrator has not been so appointed by the end of such 15-day period, then either party, on behalf of both, may request such appointment by the Las Vegas office of the American Arbitration Association (or any
successor thereto), or in the absence, 

  
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failure, refusal or inability of such entity to act, then either party may apply to the presiding judge of the Clark County, Nevada District Court, for the appointment of the Independent
Arbitrator, and the other party shall not raise any question as to the court’s full power and jurisdiction to make the appointment. Within five days following notification of the identity of the Independent Arbitrator, Landlord and Tenant shall
each submit a copy of its Fair Market Basic Rent determination to the Independent Arbitrator. In addition, each party may submit any written materials to the Independent Arbitrator within ten Business Days of selection of the Independent Arbitrator.
No witnesses or oral testimony (i.e., no hearing) shall be permitted in connection with the Independent Arbitrator’s decision unless agreed to by both parties. The Independent Arbitrator is authorized to walk both the Premises and any
comparable space. The Independent Arbitrator shall select either Landlord’s Fair Market Basic Rent determination or Tenant’s Fair Market Basic Rent determination as the Fair Market Basic Rent hereunder and notify Landlord and Tenant
thereof, and shall have no right to propose a middle ground or to modify either of the two determinations or the provisions of this Lease. The Independent Arbitrator shall attempt to render a decision within 30 days after appointment of the
Independent Arbitrator. In any case, the Independent Arbitrator shall render a decision within 45 days after appointment of the Independent Arbitrator. The decision of the Independent Arbitrator shall be final and binding upon the parties, and may
be enforced in accordance with the provisions of Nevada law. In the event of the failure, refusal or inability of the Independent Arbitrator to act, a successor shall be appointed in the manner described above. If the Independent Arbitrator has not
determined the Fair Market Basic Rent as of the end of the Term (as may have been previously extended), Tenant shall pay the Basic Rent in effect under the Lease as of the end of the Term, as applicable, until the Fair Market Basic Rent is
determined as provided herein. Upon such determination, Landlord and Tenant shall make the appropriate adjustments to the payments between them and enter into written amendment to this Lease memorializing the same. The parties shall pay the fees of
their respective appraisers, and shall share equally in the fees of the Independent Arbitrator and the expenses incident to the proceedings (excluding attorneys’ fees and similar expenses of the parties, which shall be borne separately by each
of the parties). 
 Article 2 — Rental and Other Payments 

2.1 Basic Rent. Tenant will pay Basic Rent in monthly installments to Landlord, in advance, beginning on the Commencement Date and
thereafter on the first day of each and every calendar month during the Term; provided, however, that so long as there is not an Event of Default by Tenant under this Lease, Basic Rent (but not any Additional Rent) will abate with respect to the
Premises during the first four months of the Term as set forth in the Basic Terms. Tenant will make all Basic Rent payments by means of check, ACH or wire transfer of immediately available funds, using payment and/or transfer instructions that
Landlord may from time to time provide in writing. In the absence of such instructions, Tenant will make all Basic Rent payments to the Rent Payment Address specified in the Basic Terms or at such other place or in such other manner as Landlord may
from time to time designate in writing. Tenant will make all Basic Rent payments without offset or deduction (except as expressly set forth in this Lease) and without any previous demand, invoice or notice for payment. Landlord and Tenant will
prorate, on a per diem basis based upon the number of days in such calendar month, Basic Rent for any partial month within the Term. 

2.2 Additional Rent. Article 3 requires Tenant to pay Tenant’s Share of Property Expenses as Additional Rent pursuant to estimates
Landlord delivers to Tenant. Tenant will make all such payments in accordance with Section 3.3 without offset or deduction (except as expressly set forth in this Lease) and without any previous demand, invoice or notice for payment (except as
expressly set forth in this Lease). Tenant will pay all other Additional Rent described in this Lease within 30 days after receiving Landlord’s invoice for such Additional Rent. Tenant will make all Additional Rent payments to the same location
and, except as described in the previous sentence, in the same manner as Basic Rent payments. 

  
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 2.3 Delinquent Rental Payments. If Tenant does not pay any installment of Basic Rent
or any Additional Rent on the date the payment is due, Tenant will pay Landlord a late payment charge equal to five percent of the amount of the delinquent payment; provided, however, that there will be no such late payment charge the first time in
any twelve-month period during the Term that a payment is delinquent, so long as such payment is made within five Business Days following notice that the same is past the due date thereof. Further, if Tenant does not pay any installment of Basic
Rent or any Additional Rent on the date the payment is due, Tenant will pay Landlord interest on the delinquent payment calculated at the Maximum Rate from the date the payment is due through the date the payment is made. The parties agree that such
amounts represent a fair and reasonable estimate of the damages Landlord will incur by reason of such late payment. Such charges will be considered Additional Rent and Landlord’s right to such compensation for the delinquency is in addition to
all of Landlord’s rights and remedies under this Lease, at law or in equity. 
 2.4 No Accord and Satisfaction. No statement on a
payment check from Tenant or in a letter accompanying a payment check is binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to the conditions of any such statement. No acceptance by Landlord
of full or partial Rent during the continuance of any breach or default by Tenant constitutes a waiver of any such breach or default. If Tenant pays any amount other than the actual amount due Landlord, receipt or collection of such partial payment
does not constitute an accord and satisfaction. Landlord may retain any such partial payment, whether restrictively endorsed or otherwise, without prejudice to Landlord’s right to collect the balance properly due. If all or any portion of any
payment is dishonored for any reason, payment will not be deemed made until the entire amount due is actually collected by Landlord. The foregoing provisions apply in kind to the receipt or collection of any amount by a lock box agent or other
person on Landlord’s behalf. 
 2.5 Rent Tax. Tenant will pay to Landlord all Rent Tax (if any) due in connection with this Lease
or the payment of Basic Rent hereunder, which Rent Tax will be paid by Tenant to Landlord concurrently with each payment of Basic Rent made by Tenant to Landlord under this Lease. Any Rent Tax will be considered as Additional Rent payable by Tenant
hereunder. 
 Article 3 — Property Expenses 

3.1 Payment of Property Expenses. Tenant will pay, as Additional Rent and in the manner this Article 3 describes, Tenant’s Share
of Property Expenses for each calendar year of the Term. Landlord will prorate Tenant’s Share of Property Expenses for the calendar year in which this Lease commences or terminates as of the Commencement Date or termination date, as applicable,
on a per diem basis based on the number of days of the Term within such calendar year. 
 3.2 Estimation of Tenant’s
Share of Property Expenses. Landlord will deliver to Tenant a written estimate of the following for each calendar year of the Term in reasonable detail by major categories: (a) Property Expenses; (b) Tenant’s Share of Property
Expenses; and (c) the annual and monthly Additional Rent attributable to Tenant’s Share of Property Expenses. Landlord may reasonably re-estimate Property Expenses from time to time during the Term
(but not more than once per calendar year). In such event, Landlord will revise the monthly Additional Rent attributable to Tenant’s Share of Property Expenses to an amount sufficient for Tenant to pay the
re-estimated amount over the balance of the calendar year. Landlord will notify Tenant at least 30 days prior to the effective date of any such re-estimate. 

3.3 Payment of Estimated Tenant’s Share of Property Expenses. Tenant will pay the amount Landlord estimates as
Tenant’s Share of Property Expenses under Section 3.2 in equal monthly installments, in advance, beginning on the Commencement Date (unlike the Basic Rent, there is no abatement of Tenant’s Share of Property Expenses during the first
four months of the Term) and thereafter on the first day of each and every calendar month during the Term. If Landlord has not delivered a new estimate to Tenant by the first day of January of the applicable calendar year, Tenant will continue
paying Tenant’s Share of Property Expenses based on Landlord’s estimates for the previous calendar year. When 

  
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Tenant receives Landlord’s estimates for the current calendar year, Tenant will pay the estimated amount for such calendar year (less amounts Tenant paid to Landlord in accordance with the
immediately preceding sentence) in equal monthly installments over the balance of such calendar year, with the number of installments being equal to the number of full calendar months remaining in such calendar year. 

3.4 Confirmation of Tenant’s Share of Property Expenses. After the end of each calendar year within the Term,
Landlord will determine the actual amount of Tenant’s Share of Property Expenses for the expired calendar year and deliver to Tenant a written statement of such amount in reasonable detail by major categories. If the Term ends during a calendar
year, Landlord may (but shall not be obligated to) deliver such written statement prior to the end of the applicable calendar year, in which event such statement shall prorate Tenant’s Share of Property Expenses for the portion of the Term
within such partial calendar year. If Tenant paid less than the amount of Tenant’s Share of Property Expenses specified in the statement, Tenant will pay the difference to Landlord as Additional Rent within 30 days after Tenant’s receipt
of the statement. If Tenant paid more than the amount of Tenant’s Share of Property Expenses specified in the statement, Landlord will, at Landlord’s option, either (a) refund the excess amount to Tenant, or (b) credit the excess
amount against Tenant’s next due monthly installment of Basic Rent or installments of estimated Additional Rent (unless the Lease has expired or been terminated, in which case clause (a) will apply). If Landlord is delayed in delivering
such statement to Tenant, such delay does not constitute a waiver of either party’s rights under this Section 3.4. Notwithstanding the immediately preceding sentence, Tenant shall not be responsible for Tenant’s Share of any Property
Expenses attributable to any calendar year, which are first billed to Tenant more than two calendar years after the earlier of (a) the expiration of the applicable calendar year, or (b) the expiration or earlier termination of this Lease;
provided, however, that in any event Tenant shall be responsible for Tenant’s Share of Property Expenses levied by any governmental authority or by any public utility companies at any time following the expiration or earlier termination of this
Lease, which are attributable to any calendar year (provided that Landlord delivers Tenant a bill for such amounts within two years following Landlord’s receipt of the bill therefor). 

3.5 Tenant’s Inspection and Audit Rights. If Tenant desires to audit Landlord’s determination of the actual
amount of Tenant’s Share of Property Expenses for any calendar year, Tenant must deliver to Landlord written notice of Tenant’s election to audit within one year after Landlord’s delivery of the statement of such amount under
Section 3.4, which notice will identify with reasonable specificity those items that are in dispute. If such notice is timely delivered, and provided that no Event of Default, or event that with the passage of time or the giving of notice would
constitute an Event of Default, then exists under this Lease, Tenant (but not any subtenant or assignee) may, at Tenant’s sole cost and expense, cause a certified public accountant or lease audit firm reasonably acceptable to Landlord (and
whose compensation is not incentive-based or otherwise dependent, in whole or in part, on the discovery of errors in the determination of Tenant’s Share of Property Expenses) to audit Landlord’s records relating to such amounts. Such audit
will take place during regular business hours at a time and place reasonably acceptable to Landlord (which may be the location where Landlord or Property Manager maintains the applicable records). Tenant’s election to audit Landlord’s
determination of Tenant’s Share of Property Expenses is deemed withdrawn unless Tenant completes and delivers the audit report to Landlord within 90 days after the date Tenant delivers its notice of election to audit to Landlord under this
Section 3.5. If the audit report (or, if applicable, the report of the Independent CPA) shows that the amount Landlord charged Tenant for Tenant’s Share of Property Expenses was greater than the amount this Article 3 obligates Tenant to
pay, then Landlord will refund the excess amount to Tenant within 30 days after Landlord receives a copy of the audit (or the Independent CPA’s) report; provided, however, that if Landlord fails to make such payment within such time period,
Tenant may treat any overpayments resulting from the foregoing resolution of such parties’ dispute as a credit against Basic Rent until such amounts are otherwise paid by Landlord. If the audit (or the Independent CPA’s) report shows that
the amount Landlord charged Tenant for Tenant’s Share of Property Expenses was less than the amount this Article 3 obligates Tenant to pay, then Tenant will pay to Landlord within 30 days after the completion of the audit, as Additional Rent,
the 

  
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difference between the amount Tenant paid and the amount determined in the audit (or the Independent CPA’s) report. As contemplated above, in the event that, following Tenant’s audit,
Landlord reasonably contests the audit and, thereafter, Tenant and Landlord continue to dispute the amounts of Property Expenses shown on Landlord’s statement, and Landlord and Tenant are unable to resolve such dispute, then upon either
Landlord’s or Tenant’s written request therefor, a certification as to the proper amount of Property Expenses and the amount due to or payable by Tenant shall be made by an independent certified public accountant (“Independent
CPA”) mutually selected by Landlord and Tenant, each acting in good faith; provided, however, if Landlord and Tenant are unable to agree in the first instance, then the parties shall select as the Independent CPA a certified public
accountant who is a member of one of so-called “Big Four” certified public accounting firms (i.e., Deloitte, PwC, Ernst & Young and KPMG) who (i) has practiced as a
certified public accountant for at least ten years; (ii) is experienced in industrial real estate properties and the subject matter of this Section 3.5; and (iii) has not represented Landlord or Tenant during the preceding ten-year period. The decision of the Independent CPA shall be conclusive and binding upon both Landlord and Tenant. Pending resolution of any audit (or Independent CPA’s) report under this Section 3.5,
Tenant will continue to pay to Landlord all estimated amounts of Tenant’s Share of Property Expenses in accordance with Section 3.3. Tenant must keep all information it obtains in any audit strictly confidential and may only use such
information for the limited purpose this Section 3.5 describes and for Tenant’s own account. Tenant shall be responsible for all costs and expenses associated with Tenant’s audit, as well as attorneys’ fees and related costs of
both Landlord and Tenant relating to the decision of the Independent CPA (collectively, “Audit Costs”); provided, however, that if the parties’ final resolution of the dispute involves the overstatement by Landlord of
Tenant’s Share of Property Expenses for such calendar year in excess of three percent (3%) in the aggregate, then Landlord shall be responsible for all Audit Costs. In no event shall the payment by Tenant of any Property Expense payment, or any
amount on account thereof, preclude Tenant from exercising its rights under this Section 3.5. 
 3.6 Personal Property Taxes.
Tenant will pay, prior to delinquency, all taxes charged against Tenant’s Personal Property. Tenant will use all reasonable efforts to have Tenant’s Personal Property taxed separately from the Property. If any of Tenant’s Personal
Property is taxed with the Property, Tenant will pay the taxes attributable to Tenant’s Personal Property to Landlord as Additional Rent. 

3.7 Landlord’s Right to Contest Property Taxes. Landlord may, but is not obligated to, contest the amount or
validity, in whole or in part, of any Property Taxes. If Property Taxes are reduced (or if a proposed increase is avoided or reduced) because Property Taxes are contested, Landlord may include in its computation of Property Taxes the costs and
expenses incurred in connection with such contest, including, without limitation, reasonable attorney’s fees, up to the amount of any Property Tax reduction obtained in connection with the contest or any Property Tax increase avoided or reduced
in connection with the contest, as the case may be. Tenant may not contest Property Taxes except as provided herein. Landlord will make a good faith determination of the reasonableness of the Property Taxes and will contest Property Taxes if it
reasonably determines the Property Taxes to be unreasonable and not consistent with buildings of similar size, use, age and location. 

Article 4 — Tenant’s Use 

4.1 Permitted Use. Tenant will use the Premises only for the permitted use specified in the Basic Terms and may not use the Premises
for any other purposes. Tenant will not use the Property or permit the Premises to be used in violation of any Laws or in any manner that would (a) violate any certificate of occupancy affecting the Property; (b) violate any insurance now
or after the Effective Date in force with respect to the Property; (c) cause injury or damage to the Property or to the person or property of any other tenant on the Property; or (d) cause substantial diminution in the value or usefulness
of all or any part of the Property (reasonable wear and tear excepted). Tenant will not commit any nuisance or waste in, on or about the Premises or the Property. Tenant will obtain and maintain, at Tenant’s sole cost and

  
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expense, all permits and approvals required under the Laws for Tenant’s use of the Premises. Except when and where Tenant’s right of access is specifically excluded as the result of
(i) an emergency, (ii) a requirement by applicable Laws, or (iii) a specific provision set forth in this Lease, Tenant shall have the right of access to the Premises, the Building, the Property 24 hours per day, seven days per week
during the Term. 
 4.2 Acceptance of Premises. Except as expressly provided in Section 17.7, (a) Tenant acknowledges that
neither Landlord nor any agent, contractor or employee of Landlord has made any representation or warranty of any kind with respect to the Premises, the Building or the Property, specifically including, without limitation, any representation or
warranty of suitability or fitness of the Premises, Building or the Property for any particular purpose; and (b) Tenant’s acceptance and occupancy of the Premises conclusively establishes Tenant’s acceptance of the Premises, the
Building and the Property in an “AS IS—WHERE IS” condition, subject to Landlord’s obligations with respect to the construction of Tenant’s Improvements under Article 17 (including, without
limitation, the warranty-related obligations therein set forth), and Landlord’s repair and maintenance obligations expressly set forth herein. 

4.3 Laws/Property Rules. This Lease is subject and subordinate to all Laws. A copy of the current Property Rules is attached to this
Lease as Exhibit E. Landlord may revise the Property Rules from time to time in Landlord’s reasonable discretion provided that such Property Rules shall be enforced in a non-discriminatory matter
and in the case of any conflict between such Property Rules and the terms of this Lease, the terms of this Lease shall control. Landlord shall comply with all applicable Laws relating to the Property and Building, provided that compliance with such
applicable Laws is required by the enforcing authorities, is not required as a result of Tenant’s particular use (as opposed to general warehouse use), and is not otherwise the responsibility of Tenant under this Lease. 

4.4 Claims Arising From Tenant’s Use. Except for the Claims waived by Landlord in Section 10.3.2, Tenant will,
to the fullest extent allowable under the Laws, indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless the Landlord Parties from and against all Claims arising from (a) any use of the Premises or Property
by Tenant that violates the terms of this Lease, (b) any breach or default by Tenant in the performance of any of Tenant’s covenants or agreements in this Lease, (c) any act, omission, negligence or misconduct of Tenant, (d) any
accident, injury, occurrence or damage in or to the Premises, and (e) if caused in whole or in part by Tenant, any accident, injury, occurrence or damage in, about or to the Property; provided, however, the foregoing indemnity shall not apply
to any claims which arise out of or result from the gross negligence or willful misconduct of or breach of this Lease by any Landlord Party. 

4.5 Increased Insurance. Tenant will not do on the Property or permit to be done on the Premises anything that will (a) increase
the premium of any insurance policy that Landlord carries covering the Premises or the Property (and Landlord will promptly provide Tenant with notice if Landlord becomes aware that any such action will increase such premium); (b) cause a
cancellation of or be in conflict with any such insurance policy; (c) result in any insurance company’s refusal to issue or continue any such insurance in amounts satisfactory to Landlord; or (d) subject Landlord to any liability or
responsibility for injury to any person or property by reason of Tenant’s operations in the Premises or use of the Property. Tenant, at Tenant’s sole cost and expense, will comply with all commercially reasonable rules, orders, regulations
and requirements of insurers and of the American Insurance Association or any other organization performing a similar function of which it is made aware in writing. If Landlord notifies Tenant that any action will result in (i) an increase in
the premium, (ii) cancelation of any insurance policy that Landlord carries covering the Premises or the Property, or (iii) any insurance company’s refusal to issue or continue any such insurance in amounts satisfactory to Landlord,
and Tenant fails to cease such action within ten Business Days after delivery of such notice, then Tenant will reimburse Landlord, as Additional Rent and within 30 days following written demand, for any additional premium charges for such policy or
policies resulting from Tenant’s failure to comply with the provisions of this Section 4.5. 

  
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 4.6 Parking. Subject to this Section 4.6, Landlord will make available on the
Property a parking area or areas containing spaces for 450 automobiles and 120 semi-trailers, as generally designated on the Site Plan for the exclusive use of Tenant, and its employees and invitees. All of such parking areas and the use thereof
will be subject to Laws and such reasonable, non-discriminatory rules and regulations as Landlord may from time to time institute. Landlord reserves the right to designate areas of the appurtenant parking
facilities where Tenant, and its agents, contractors, employees, invitees or licensees, will park, and may exclude Tenant, and its agents, contractors, employees, invitees or licensees, from parking in other areas as designated by Landlord;
provided, however, that Landlord will not be liable to Tenant for the failure of any tenant or other person or entity, or their respective agents, contractors, employees, invitees or licensees, to abide by Landlord’s designations or
restrictions. 
 4.7 Signage. Subject to this Section 4.7 and otherwise except as specifically approved in writing by Landlord
(which shall not be unreasonably withheld or conditioned and shall be granted or denied within ten Business Days after Tenant’s written request), Tenant will not place, or permit to be placed or maintained, on any exterior door, wall or window
of the Premises any sign, awning or canopy, or advertising matter or other thing of any kind, and will not place or maintain any decoration, lettering or advertising matter on the glass of any window or door, or that can be seen through the glass,
of the Premises. Tenant will maintain such sign, awning, canopy, decoration, lettering, advertising matter or thing as may be approved, in good condition and repair at all times. Tenant, at its sole cost and expense, will maintain any such permitted
signage in good condition and repair at all times, and in conformance with all applicable Laws and with all of Landlord’s sign criteria, if any, as to design, material, color, location, size, letter style, and method of installation.
Notwithstanding the foregoing or anything else to the contrary herein, Tenant will be permitted to place one identification sign on each exterior façade of the Building and one “totem” identification sign that is visible from Route 1-15 (all of which signs may be lighted, if and to the extent permitted by the applicable municipal authorities and other applicable Laws); provided, however, that the design of such Building signage and such
“totem” sign, as well as the specific location of each, will be subject to Landlord’s reasonable approval (to be granted or denied within ten Business Days after Tenant’s written request). All such signage will be installed,
maintained and removed at Tenant’s sole cost and expense, and must comply with the other requirements of this Lease and with all Laws (including, without limitation, any limitations required by the local municipality with respect to the size or
other characteristics of Tenant’s exterior Building and “totem” signs). Landlord shall not have the right to install, affix and/or maintain any signs on the exterior or in the interior of the Premises or Building (other than for
purposes of re-leasing the Premises during the last 12 months of the Term). 
 4.8
Tenant’s Security System. Subject to the requirements of Article 8, Landlord shall not unreasonably withhold or condition its consent (which consent shall be granted or denied within fifteen Business Days after Tenant’s
written request) to a proposal by Tenant to install, maintain and replace from time to time, at Tenant’s sole cost and expense, Tenant’s own security system in the Premises (“Tenant’s Security System”);
provided, however, and notwithstanding the foregoing, that Landlord shall have the right to access the Premises in the event of an emergency and Tenant shall provide Landlord with the necessary access codes, keys or similar means necessary for
Landlord to be able to access the Premises. Notwithstanding the foregoing, Tenant’s Security System (including, without limitation, the operation, installation, maintenance, repair, replacement and removal thereof) shall be subject to, and in
compliance, with all applicable Laws. Tenant shall be solely responsible for the cost and expense of obtaining and maintaining any necessary permits for Tenant’s Security System and any licenses related thereto, and for the cost and expense of
maintenance and utilities for Tenant’s Security System, if any. The means and method of installation of Tenant’s Security System in the Building shall be subject to Landlord’s prior written approval, which approval shall not be
unreasonably withheld or conditioned (which approval shall 

  
 11 

 
be granted or denied within fifteen Business Days after Tenant’s written request). Tenant shall be responsible for the repair of any damage to any portion of the Premises and/or Building
caused by Tenant’s installation, use or removal of Tenant’s Security System. All rights and remedies of Landlord under this Lease shall apply in the event Tenant fails to install and/or maintain Tenant’s Security System as herein
required. Upon the expiration or earlier termination of this Lease, Tenant shall cause, and shall pay all costs associated with, the removal of Tenant’s Security System and the restoration of the Premises where Tenant’s Security System is
located to as near its original condition as may then be reasonably required by Landlord. 
 4.9 Roof Rights. Subject to the
requirements of Article 8, Tenant shall be permitted to use the roof of the Building to install, maintain and replace from time to time certain equipment (“Rooftop Equipment”), provided that (a) Landlord first reasonably
approves the plans, specifications, size, location, and method of attachment of the Rooftop Equipment, (b) Tenant shall comply with all applicable Laws with respect to the operation, installation, maintenance, repair, replacement and removal of
the Rooftop Equipment, (c) Tenant shall comply with any roof bond and/or warranty with respect to the Building (including, without limitation, being required to use Landlord’s designated roofing contractor), (d) the Rooftop Equipment shall
not be visible from street level, and (e) the Rooftop Equipment shall not interfere with any existing rooftop equipment or Building systems. Tenant shall be responsible for the repair of any damage to any portion of the Building caused by the
operation, installation, maintenance, repair, replacement and removal of the Rooftop Equipment. The Rooftop Equipment shall remain the exclusive property of Tenant, and Tenant shall have the right to remove same at any time during the term of the
Lease. Upon the expiration or earlier termination of the Lease, Tenant shall be required to remove the Rooftop Equipment (and any associated cabling and wiring) and to restore any portion of the Building affected thereby to the condition existing
prior to the installation of such Rooftop Equipment. Tenant shall protect, defend, indemnify and hold harmless the Landlord Parties from and against any and all Claims imposed upon or incurred by or asserted against any one or more of the Landlord
Parties arising out of Tenant’s operation, installation, maintenance, repair, replacement and removal of the Rooftop Equipment, which indemnity shall survive the expiration or earlier termination of the Lease. 

Article 5 — Hazardous Materials 

5.1 Compliance with Hazardous Materials Laws. Tenant will not cause or permit any Hazardous Materials to be brought upon, kept or used
on the Property in a manner or for any purpose that violates any Hazardous Materials Laws. Tenant, at its sole cost and expense, will comply with all Hazardous Materials Laws related to Tenant’s use of the Property. On or before the expiration
or earlier termination of this Lease, Tenant will completely remove from the Property (regardless of whether any Hazardous Materials Law requires removal), in compliance with all Hazardous Materials Laws, at Tenant’s sole cost and expense, and
in a manner reasonably acceptable to Landlord, all Hazardous Materials that Tenant causes or permits to be present in, on, under or about the Property. Upon Landlord’s written request, Tenant will promptly deliver to Landlord documentation
reasonably acceptable to Landlord disclosing the nature and quantity of any Hazardous Materials that Tenant has located (or permitted to be located) at the Property and evidencing the legal and proper handling, storage and disposal of all Hazardous
Materials kept at or removed or to be removed from the Property by Tenant. All such documentation will list Tenant or its agent as the responsible party and will not attribute responsibility for any such Hazardous Materials to Landlord or Property
Manager. All reporting and warning obligations required under Hazardous Materials Laws arising from Tenant’s use or occupancy of the Premises or Property are Tenant’s sole responsibility. Tenant will not apply for or maintain any permits,
licenses or other governmental approvals for the transportation, storage, use or disposal of Hazardous Materials on the Property without having first obtained Landlord’s prior written approval (which approval shall not be unreasonably withheld,
conditioned or delayed). 

  
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 5.2 Notice of Actions. Tenant will notify Landlord of any of the following actions
affecting Landlord, Tenant or the Property that results from or in any way relates to Tenant’s use of the Property immediately after receiving notice of the same: (a) any enforcement, clean-up,
removal or other governmental or regulatory action instituted, completed or threatened under any Hazardous Materials Law; (b) any Claims made or threatened relating to any Hazardous Material; and (c) any reports, records, letters of
inquiry and responses, manifests or other documents made by any person, including Tenant, to or from any environmental agency relating to any Hazardous Material, including, without limitation, any complaints, notices, warnings or asserted
violations. Tenant will not take any remedial action in response to the presence of any Hazardous Materials in, on, under or about the Property, nor enter into any settlement agreement, consent decree or other compromise with respect to any Claims
relating to or in any way connected with Hazardous Materials in, on, under or about the Property, without first notifying Landlord of Tenant’s intention to do so and affording Landlord reasonable opportunity to investigate, appear, intervene
and otherwise assert and protect Landlord’s interest in the Property. 
 5.3 Hazardous Materials Indemnification. Tenant, to the
fullest extent allowable under the Laws, will indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless the Landlord Parties from and against any and all Claims whatsoever arising or resulting, in whole or in
part, directly or indirectly, from the presence, treatment, storage, transportation, disposal, release or management of Hazardous Materials in, on, under, about or from the Property (including water tables and atmosphere), but only to the extent
arising from Tenant’s use or occupancy of the Premises or Property. Tenant’s obligations under this Section 5.3 include, without limitation, and whether foreseeable or unforeseeable, (a) the costs of any required or necessary
repair, compliance, investigations, clean-up, monitoring, response, detoxification or decontamination of the Property; (b) the costs of implementing any closure, remediation or other required action in
connection therewith; (c) the value of any loss of use and any diminution in value of the Property and adjacent and nearby properties, including groundwater; and (d) consultants’ fees, experts’ fees and response costs. The
obligations of Tenant under this Article 5 will survive the expiration or earlier termination of this Lease. 
 5.4
Landlord’s Representation and Warranty. Landlord represents and warrants to Tenant that, as of the Effective Date, to Landlord’s actual knowledge and except as set forth in any environmental assessment reports that Tenant
has obtained, or that Landlord has obtained and delivered to Tenant, including, without limitation, that certain Final Phase I Environmental Site Assessment — NWC of I-15 and N Lamb Boulevard, Parcels 123-31-502¬001/123-31 -602-003/123-31-602-004/123-30-801
-004, North Las Vegas, Clark County, Nevada — prepared by Advantage Environmental Consultants, LLC (AEC Project No. 16-095N), dated August 9, 2016, a copy
of which has heretofore been delivered to Tenant, no Hazardous Materials (including, without limitation, asbestos or asbestos containing materials) are located on or in the Property in violation of Hazardous Materials Laws. 

5.5 Landlord’s Indemnification. To the fullest extent allowable under the Laws, Landlord will indemnify, protect,
defend (with counsel reasonably acceptable to Tenant) and hold harmless Tenant and each of Tenant’s officers, directors, partners, employees, agents, attorneys, successors and assigns from and against any and all Claims whatsoever arising or
resulting, in whole or in part, directly or indirectly, from the presence, treatment, storage, transportation, disposal, release or management of Hazardous Materials in, on, under, about or from the Property (including water tables and atmosphere),
but if and only to the extent caused by Landlord or any Landlord Parties. In the event that Tenant is prevented from using, and does not use, the Premises or any portion thereof, as a result of the presence of Hazardous Materials on the Property
caused by Landlord or any Landlord Parties in violation of Hazardous Materials Laws, which poses a material health risk to the environment or the Premises (“HazMat Abatement Event”), then Tenant shall give Landlord notice thereof,
and if such HazMat Abatement Event continues for five consecutive Business Days after Landlord’s receipt of any such notice, or occurs for ten non-consecutive Business Days in a twelve-month period
(provided Landlord is sent a written notice of each of such HazMat Abatement 

  
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Event) (in either of such events, the “HazMat Eligibility Period”), then the Basic Rent and Tenant’s Share of Property Expenses shall be abated or reduced, as the case may
be, after the expiration of the HazMat Eligibility Period for such time that Tenant continues to be so prevented from using, and does not use, the Premises, or a portion thereof. The obligations of Landlord under this Article 5 will survive the
expiration or earlier termination of this Lease. 
 Article 6 — Services and Utilities 

6.1 Services and Utilities. Tenant is solely responsible for obtaining all services and utilities that Tenant desires in connection
with Tenant’s use and occupancy of the Premises. Tenant is also solely responsible for paying directly to the applicable service or utility companies, prior to delinquency, all charges of every nature, kind or description for services and
utilities furnished to the Premises or chargeable against the Premises (including, without limitation, any deposits required or charges imposed by any utility or service company as a condition precedent to furnishing or continuing to furnish
utilities or services to the Premises), including, without limitation, all charges for water, sewer, heat, gas, light, garbage and rubbish removal (subject to Section 6.2), electricity, telecommunications, cable, steam, power, or other public
or private utilities and services and any charges or fees for present or future water or sewer capacity to serve the Premises. Tenant will also pay all charges relating to any addition, extension, relocation, or other change in the facilities
necessary to provide the Premises with any additional utilities and services. No interruption in, or temporary stoppage of, any utility or service to the Premises will be deemed an eviction or disturbance of Tenant’s use and possession of the
Premises, nor does any interruption or stoppage relieve Tenant from any obligations under this Lease, render Landlord liable for damages or entitle Tenant to any Rent abatement, except as expressly provided below in this Section 6.1. In the
event of any failure, stoppage or interruption thereof, Landlord shall use commercially reasonable efforts to assist Tenant to restore all services promptly, to minimize interference with Tenant’s business in the Premises, and to provide Tenant
with at least 24 hours’ prior oral, telephonic or electronic notice of any planned shutdowns of electrical power within the Building or any planned shutdowns by the utility serving the Building (to the extent Landlord has actual notice
thereof), excluding emergency shut downs for which Landlord is unable to provide such notice. Further, in the event of any interruption in, or temporary stoppage of, utility services to the Premises, which interruption or stoppage is within the
reasonable control of Landlord (or which is caused by or results from the gross negligence or willful misconduct of any Landlord Party) and which also continues for five consecutive Business Days after Tenant has given Landlord oral, telephonic or
electronic notice thereof, then all Basic Rent and Tenant’s Share of Property Expenses with respect to that portion of the Premises that is rendered untenantable as a result of such interruption or stoppage, will thereafter abate until the
earlier of the date on which such services are re-instituted or the interruption or stoppage is no longer within Landlord’s reasonable control. 

6.2 Garbage and Rubbish Disposal. All garbage, rubbish, trash and refuse generated by or in connection with Tenant’s use of the
Premises will be stored in covered, rodent proof containers within or immediately adjacent to the Premises, and Tenant will be responsible for the removal thereof from the Property. Landlord will have the right to reasonably approve the contractor
used by Tenant for removal of Tenant’s garbage, rubbish, trash and refuse and, if Landlord designates an independent contractor for such purpose, Tenant will use such contractor to the exclusion of all other collection services, so long as the
rates charged by such independent contractor are competitive and such contractor is reasonably available to perform such services. Tenant will pay the charges for such service directly to such contractor. Tenant, or its contractor, will not utilize
dumpsters, trash compactors or other rubbish containers situated outside the Premises without the prior written consent of Landlord, which Landlord may withhold in its reasonable discretion. If such approval is granted, Tenant will maintain such
exterior dumpsters, compactors or containers and the surrounding area in good and slightly condition and in compliance with Laws. Anything in this Section 6.2 to the contrary notwithstanding, Landlord reserves the right during the Term to elect
to provide trash removal services for the dumpsters allocated to the Premises, in which event Landlord will engage a third party vendor to provide such services at competitive rates and will bill Tenant from time to time for Tenant’s
proportionate share thereof, as reasonably determined by Landlord, which proportionate share will be Additional Rent hereunder. 

  
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 Article 7 — Maintenance and Repair 

7.1 Landlord’s Obligations. Landlord will keep and maintain in good order, condition and repair, reasonable wear and
tear excepted, (a) the exterior surfaces of the exterior walls (excluding windows and plate glass) and roof (including the roof membrane) of the Building, (b) the structural integrity of the footings, foundation, exterior walls, roof and
other structural elements of the Building, (c) any equipment that is located outside of the Building and serves both the Building and other buildings that are not located on the Land, (d) to the extent not the responsibility of the
applicable utility provider, the utility (including electricity, water and sewer) and sprinkler systems, facilities, fixtures and components on the Property up to the point that such systems, facilities, fixtures and components enter the Premises or
connect to the meter serving the Premises (if applicable), and (e) the Common Area. The references to the Building in clauses (a), (b), (c) and (d) in the immediately preceding sentence will also mean the Premises, as the Premises
constitute the entire Building. Landlord will also perform any repairs or replacements to the Premises or Property necessitated by Casualty or Taking, subject to the provisions of Articles 11 and 12. Except as expressly set forth in this Lease,
neither Basic Rent nor Additional Rent will be reduced, nor will Landlord be liable, for loss or injury to or interference with Tenant’s property, profits or business arising from or in connection with Landlord’s performance of its
obligations under this Section 7.1. In performing its obligations under this Section 7.1, Landlord will use commercially reasonable efforts to minimize interference with Tenant’s business in the Premises, including, without
limitation, reasonably scheduling all non-emergency work with Tenant. 
 7.2
Tenant’s Obligations. 
 7.2.1 Maintenance of Premises. Except for Landlord’s obligations expressly
set forth in Section 7.1, Tenant, at its sole cost and expense, will keep and maintain the Premises in good, clean, sanitary, neat and fully operative condition and repair, reasonable wear and tear excepted; provided, however, to the extent
that any maintenance or repairs are required due to the negligence or willful misconduct of any Landlord Party, Landlord shall be responsible for promptly completing such repairs or maintenance at its sole cost and in accordance with the applicable
terms of this Lease. Tenant’s obligations under this Section 7.2.1 include, without limitation, maintenance and repair (including, without limitation, replacements) of all (a) non-structural
interior portions, systems and equipment; (b) interior surfaces of exterior walls; (b) interior moldings, partitions and ceilings; (c) slab and floors; (d) windows, plate glass, and doors; (e) lighting, mechanical, heating
and air conditioning systems, facilities, fixtures and components serving the Premises, and (f) the utility systems (including electricity, water and sewer) and sprinkler systems, facilities, fixtures and components serving the Premises from
the point that such systems, facilities, fixtures and components enter the Premises or connect to the meter serving the Premises (if applicable). Any repairs or replacements performed by Tenant must be at least equal in quality and workmanship to
the original work and be in accordance with all Laws. Tenant, will at all times and at Tenant’s sole cost and expense, keep a preventative maintenance and repair contract in force and effect for the heating, air conditioning and ventilation
system serving the Premises. Such contract (including, without limitation, the schedule and scope of services provided and the identity and capabilities of the contractor) must be approved by Landlord in Landlord’s reasonable discretion. 

7.2.2 Tenant Damage. Notwithstanding anything to the contrary in Section 7.1 or elsewhere in this Lease, if any Tenant
Damage occurs Landlord may, at Landlord’s option and in Landlord’s sole discretion, require Tenant to (a) pay to or reimburse Landlord for the actual reasonable cost of any repairs or replacements necessitated by such Tenant Damage
that are performed by Landlord, and (b) perform, at Tenant’s sole cost and expense, any repairs or replacements necessitated by such Tenant Damage that are not performed by Landlord. 

  
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 7.2.3 Alterations Required by Laws. If any governmental authority requires any
Alteration to the Property or the Premises as a result of Tenant’s particular use of the Premises or as a result of any Alteration to the Premises made by or on behalf of Tenant, or if Tenant’s particular use of the Premises subjects
Landlord or the Property to any obligation under any Laws, Tenant will pay the cost of all such Alterations or the cost of compliance, as the case may be. If any such Alterations are Major Alterations, Landlord will have the right to make the Major
Alterations, provided that Landlord may first require Tenant to deposit with Landlord an amount reasonably sufficient to pay the cost of the Major Alterations (not including any overhead or administrative costs of Landlord, but including, without
limitation, reasonable fees to Landlord’s contractors). Subject to the immediately preceding sentence, Tenant will make the Alterations at Tenant’s sole cost and expense in accordance with Article 8. 

7.2.4 Notice to Landlord. If Tenant believes any maintenance or repair that Landlord is obligated under Section 7.1
to perform is needed at the Property, Tenant will promptly provide written notice to Landlord specifying in detail the nature and extent of any condition requiring maintenance or repair. Landlord will not be deemed to have failed to perform its
obligations under Section 7.1 with respect to any maintenance or repair unless Tenant has provided such written notice and Landlord has had a commercially reasonable time within which to respond to such notice and effect the needed maintenance
or repair. Subject to this Section 7.2.4, if Landlord either (a) fails to commence the repairs or maintenance required under Section 7.1, within five Business Days for non-emergency conditions
or two Business Days for emergency conditions (i.e., a condition that creates an imminent and substantial risk of personal injury or substantial property damage), plus in each case any number of days that Landlord’s ability to commence
or complete such cure is delayed or interrupted by any Tenant Delays or other Force Majeure, after receipt of written notice from Tenant identifying such failure (“Self-Help Notice”), (b) timely commences to cure such required
repairs or maintenance after receipt of the Self-Help Notice but thereafter fails to diligently (subject to Tenant Delays or other Force Majeure) prosecute such cure to completion, or (c) fails to dispute in good faith (with reasons stating the
basis of its dispute) Tenant’s rights to self-help within five Business Days for non-emergency conditions or two Business Days for emergency conditions after receipt of the Self-Help Notice, then Tenant
shall have the right (but not the obligation) to take commercially reasonable actions to effect such required repairs or maintenance, in which event Landlord shall reimburse Tenant for the actual, reasonable out-of-pocket costs and expenses incurred and paid by Tenant in connection therewith within 30 days after Tenant’s delivery to Landlord of a written invoice therefor, accompanied by reasonable supporting
documentation. Notwithstanding the foregoing, Tenant may not undertake any repairs or maintenance under this Section 7.2.4 that affects the structure or roof of the Building, or any (or portions of any) systems or utility lines located outside
of the Building, unless (i) there is a condition that materially adversely affects Tenant’s operations at the Premises and creates an imminent and substantial risk of personal injury, and (ii) Landlord fails to commence the repairs or
maintenance required under Section 7.1 within five Business Days, plus any number of days that Landlord’s ability to commence or complete such cure is delayed or interrupted by any Tenant Delays or other Force Majeure, after Tenant’s
delivery of a second Self-Help Notice. 
 Article 8 — Alterations 

8.1 Landlord Approval. Tenant will not make any Major Alterations without Landlord’s prior written consent, which consent Landlord
may grant, withhold or condition in Landlord’s sole and absolute discretion. Tenant will not make any other Alterations without Landlord’s prior written consent, which consent Landlord will not unreasonably condition or withhold (and shall
be granted or denied within ten Business Days of Tenant’s written request therefor). Along with any request for Landlord’s consent, Tenant will deliver to Landlord plans and specifications for the Alterations and names and addresses of all

  
 16 

 
prospective contractors for the Alterations. If Landlord approves the proposed Alterations, Tenant will, before commencing the Alterations or delivering (or accepting delivery of) any materials
to be used in connection with the Alterations, deliver to Landlord certificates evidencing the insurance coverages and copies of any bonds required by Section 8.2, copies of all necessary permits and licenses, and such other information
relating to the Alterations as Landlord reasonably requests. Tenant will not commence the Alterations before Landlord has provided Landlord’s written approval of the foregoing deliveries (or has failed to provide such written approval within
ten Business Days after Tenant’s delivery of the foregoing). Tenant will remove any Alterations that Tenant constructs without obtaining Landlord’s approval (to the extent required hereunder) as provided in this Article 8 within ten
Business Days after Landlord’s written request, unless Landlord has notified Tenant, in writing, that such removal will not be required. Notwithstanding anything herein to the contrary, Tenant may make Alterations (that are not Major
Alterations) without obtaining Landlord’s ‘prior written consent, provided that (a) the aggregate costs of such Alterations do not exceed $500,000.00 in any one calendar year, or $2,000,000.00 during the Term, and (b) Tenant has
delivered prior written notice of such Alterations to Landlord, as well as the budget and costs thereof, together with a copy of the plans therefor (in cases where plans or a permit are required). Further, Landlord’s consent shall not be
required with respect to cosmetic changes (such as changing carpets, floor coverings, wall coverings, and paint, cabling and wiring). 

8.2 Tenant Responsible for Cost and Insurance. Tenant will pay the entire cost and expense of all Alterations, including, without
limitation, for any painting, restoring or repairing of the Premises or the Property necessitated by the Alterations and a reasonable charge for Landlord’s review, inspection and engineering time. Tenant will also obtain and require
(a) demolition (if applicable) and payment and performance bonds in an amount not less than the full cost of the Alterations, if and to the extent reasonably required by Landlord (but only when the Alterations affect the roof or structure of
the Building or cost in excess of $500,000.00); (b) builders risk or special form insurance in an amount at least equal to the replacement value of the Alterations; and (c) liability insurance insuring Tenant and each of Tenant’s
contractors against construction related risks in at least the form, amounts and coverages required of Tenant under Article 10. The insurance policies described in clauses (b) and (c) of this Section 8.2 must name Landlord, Landlord’s
lender (if any) and Property Manager as additional insureds, specifically including completed operations. 
 8.3 Construction Obligations;
Ownership of Alterations. Tenant will notify Landlord in writing 10 days prior to commencing any Alterations in order to provide Landlord the opportunity to record and post notices of non-responsibility or
such other protective notices available to Landlord under the Laws. Tenant will cause all Alterations to be constructed (a) promptly by contractors reasonably approved by Landlord as provided above and to the extent Landlord has consent rights
over such Alterations; (b) in a good and workmanlike manner; (c) in compliance with all Laws; (d) in a manner that will minimize interference with other tenants’ use and enjoyment of the Property; and (e) in full compliance
with all of Landlord’s reasonable, non-discriminatory rules and regulations applicable to third party contractors, subcontractors and suppliers performing work at the Property (Landlord’s current
rules and regulations in this regard are set forth on the attached Exhibit I). Landlord may inspect construction of the Alterations. All Alterations (including, without limitation, all telephone, computer, security and other wiring and
cabling located within the walls of and outside the Premises, but excluding Tenant’s Personal Property) become the property of Landlord and a part of the Building immediately upon installation. Unless Landlord requires Tenant to remove the
Alterations at the time Landlord consents thereto (with respect to Alterations that require Landlord’s consent), Tenant will surrender the Alterations to Landlord upon the expiration or earlier termination of this Lease at no cost to Landlord;
provided, however, that in all cases, Tenant will be required to comply with the restoration requirements set forth in Exhibit H attached hereto and made a part hereof. Notwithstanding the foregoing or anything to the contrary herein,
Landlord may only require the removal of any Alterations to the extent the same consist of (or are of a scope that constitutes) non-typical warehouse and ancillary general office use improvements. 

  
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 8.4 Liens. Tenant will keep the Property free from any mechanics’,
materialmen’s’, designers’ or other liens arising out of any work performed, materials furnished or obligations incurred by or for Tenant or any person or entity claiming by, through or under Tenant. Immediately after completing the
Alterations, Tenant will furnish Landlord with contractor affidavits and full and final lien waivers covering all labor and materials expended and used in connection with the Alterations. If any liens are filed against the Property and Tenant,
within 15 days after written notice of such filing, does not release the same of record or provide Landlord with a bond or other security satisfactory to Landlord protecting Landlord and the Property against such liens, Landlord may, without waiving
its rights and remedies based upon such breach by Tenant and without releasing Tenant from any obligation under this Lease, cause such liens to be released by any means Landlord deems proper, including, without limitation, paying the claim giving
rise to the lien or posting security to cause the discharge of the lien. In such event, Tenant will reimburse Landlord, as Additional Rent and within 30 days after Tenant’s receipt of a written invoice therefor, for all amounts Landlord pays
(including, without limitation, reasonable attorneys’ fees and costs). Tenant will give Landlord not less than ten Business Days’ notice prior to the commencement of any work in the Premises by Tenant, and Landlord will have the right to
post notices of non-responsibility in or on the Premises or the Building as provided by Law. Prior to the commencement of any work in the Premises by Tenant, Tenant will comply with all applicable laws and
ordinances, including, without limitation, mechanic lien statutes NRS 108.2403 through NRS 108.2415. Prior to commencing any work, Tenant will, in accordance with NRS 108.2403, record a notice of posted security and either (i) establish a
construction disbursement account and fund the account in an amount equal to the total cost of the work of improvement, obtain the services of a construction control to administer the construction disbursement account, and notify each person who
gives Tenant a notice of right to lien of the establishment of the construction disbursement account; or (ii) record a surety bond from a surety licensed to do business in Nevada in an amount equal to not less than 1.5 times the total amount of
the construction contract, naming Landlord as an obligee under the surety bond. The surety bond will be recorded in accordance with applicable law (i.e., NRS 108.2415 to 108.2425), inclusive), before commencement of the construction,
alternation or repair of the work of improvement and must be payable upon default by Tenant of any undisputed amount pursuant to the construction contract that is due and payable to the prime contractor for more than 30 days. Any Alterations in, on
or about the Premises, will be performed in compliance with all applicable laws and ordinances, including, without limitation, NRS 108.2403 (requiring Tenant to record a notice of posted security, and either establish a construction disbursement
account or record a surety). 
 8.5 Indemnification. To the fullest extent allowable under the Laws, Tenant releases and will
indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless the Landlord Parties and the Property from and against any Claims in any manner relating to or arising out of any Alterations or any other work performed,
materials furnished or obligations incurred by or for Tenant or any person or entity claiming by, through or under Tenant (except to the extent arising out of or resulting from the negligence or willful misconduct of any Landlord Party). 

8.6 Labor Obligations. Landlord has informed Tenant of the possibility, if Tenant, or any of its contractors, subcontractors, sub-subcontractors, employees or agents, uses or employs non-union labor in connection with any work performed pursuant to this Lease (including, without limitation,
Section 8.1 hereof), that such use may occasion labor disputes, work stoppages or other delays or difficulties in Landlord’s construction of the Building and Tenant’s Improvements, Landlord’s management of the Property, or the
fulfillment of other obligations of Landlord under this Lease. Accordingly, and anything in this Lease to the contrary notwithstanding, (a) Landlord will not be liable or responsible for any delays in the performance of the construction of the
Building or Tenant’s Improvements, or in any other obligations of Landlord hereunder, which may result from any such use or employment of non-union labor; and (b) Tenant will indemnify, defend and
hold harmless Landlord, and its officers, directors, shareholders, employees and agents, from and against any and all losses, costs, claims and other damages arising out of or in connection with the use or employment of non-union labor, including, without limitation, costs relating to delays in Landlord’s prosecution of its work at the Property and reasonable attorneys’ fees and costs. 

  
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 Article 9 — Rights Reserved by Landlord 

9.1 Landlord’s Entry. Landlord and its authorized representatives may at all reasonable times and upon 24
hours’ prior written, telephonic or electronic notice to Tenant, except in the case of an emergency in which case no notice shall be required, enter the Premises to (a) inspect the Premises; (b) show the Premises to prospective
purchasers, mortgagees and, within the last 9 months of the Term, tenants; (c) post notices of non-responsibility or other protective notices available under the Laws; or (d) exercise and perform
Landlord’s rights and obligations under this Lease. Landlord may in the event of any emergency enter the Premises without notice to Tenant. Landlord’s entry into the Premises are not to be construed as a forcible or unlawful entry into, or
detainer of, the Premises or as an eviction of Tenant from all or any part of the Premises. Landlord will use commercially reasonable efforts not to interfere unreasonably with Tenant’s use of the Premises, to perform any entries in an
expeditious manner and to schedule entries into the Premises under this Section 9.1 with Tenant so that Tenant, at Tenant’s option, may provide a representative to accompany Landlord. Landlord will not take photographs of any active work
areas in the Premises without Tenant’s prior consent, and Landlord use efforts that are substantially similar to the efforts Landlord would use in protecting its own confidential information, not to disclose any confidential information
obtained by any entry into the Premises by Landlord or its employees, agents or contractors. Notwithstanding anything to the contrary set forth in this Section 9.1, Tenant may designate certain limited areas of the Premises as “Secured
Areas” should Tenant require such areas for the purpose of securing certain valuable property or confidential information. In connection with the foregoing, Landlord shall not enter such Secured Areas except in the event of an emergency subject
to Landlord’s compliance with the terms of this Section 9.1. 
 9.2 Control of Property. Landlord reserves all rights
respecting the Property and Premises not specifically granted to Tenant under this Lease, including, without limitation, the right to (a) change the name or street address of the Building; (b) designate and approve all types of signs,
window coverings, lighting and other aspects of the Premises that may be visible from the exterior of the Premises; (c) grant any party the exclusive right to conduct any business or render any service in the Property, provided such exclusive
right does not prohibit Tenant from any permitted use for which Tenant is then using the Premises; (d) install and maintain pipes, ducts, conduits, wires and structural elements in the Premises that serve other parts or other tenants of the
Property; (e) to the extent that such items could damage the floor slab of the Premises, reasonably approve the weight, size and location of safes and other heavy equipment and articles in and about the Premises and the Property and to require
all such items to be moved into and out of the Property and the Premises only at such times and in such manner as Landlord will reasonably direct in writing; and (f) retain and receive master keys or pass keys to the Premises and all doors in
the Premises. In exercising the foregoing rights, Landlord will use commercially reasonable steps not to interfere unreasonably with, or to preclude, Tenant’s use of or access to the Premises. Notwithstanding the foregoing, Landlord is not
responsible for the security of persons or property on or about the Property and Landlord is not and will not be liable in any way whatsoever for any criminal activity or any breach of security on or about the Property. 

9.3 Common Area. Except as required by Laws, Landlord shall not make any changes, alterations, additions, deletions, improvements,
repairs or replacements in or to the Common Area without the prior written consent of Tenant (which consent will not be unreasonably withheld, conditioned or delayed). Landlord’s rights regarding the Common Area include, without limitation, the
right to (a) restrain unauthorized persons from using the Common Area; (b) temporarily close any portion of the Common Area; (c) change the shape and size of the Common Area; (d) add, eliminate or change the location of any
improvements located in the Common Area and construct buildings or other structures in the Common 

  
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Area; and (e) impose and revise Property Rules concerning use of the Common Area, including, without limitation, any parking facilities comprising a portion of the Common Area.
Notwithstanding the foregoing, Landlord will not exercise such rights in a manner that unreasonably interferes with Tenant’s access to and use of the Premises. Except as otherwise provided in this Lease or as required by Laws, the manner in
which the Common Area is maintained and operated shall be at the reasonable discretion of Landlord, provided that Landlord shall maintain and operate the same in a manner that is substantially consistent with comparable projects in North Las Vegas,
Nevada (“Comparable Projects”). 
 9.4 Right to Cure. If Tenant fails to perform any of Tenant’s obligations
under this Lease, Landlord may, but is not obligated to, perform any such obligation on Tenant’s part without waiving any rights based upon such failure and without releasing Tenant from any obligations hereunder; provided, however, that
Landlord shall provide Tenant within a minimum of five Business Days advance written notice of its intent to do so (except in emergencies) and Tenant shall have failed to commence a cure within such five-Business Day period and to have prosecuted
such cure to completion as promptly as practicable. Tenant must pay to or reimburse Landlord for, as Additional Rent and within 30 days after receipt of written invoice therefor, all expenditures reasonably made and obligations reasonably incurred
by Landlord pursuant to this Section 9.4. 
 Article 10 — Insurance 

10.1 Tenant’s Insurance. Tenant will at all times during the Term and during any early occupancy period, at
Tenant’s sole cost and expense, maintain the insurance this Section 10.1 requires. 
 10.1.1 Liability Insurance.
Tenant will maintain commercial general liability insurance providing coverage at least as broad as the current ISO form on an “occurrence” basis, with minimum limits of $1,000,000 each occurrence and $2,000,000 general aggregate
and umbrella/excess liability insurance, on an occurrence basis, that applies excess of required commercial general liability, business automobile liability, and employers liability policies with minimum limits of $5,000,000 each occurrence and
$5,000,000 annual aggregate. Tenant’s liability insurance will (a) include Landlord, Property Manager and the other Landlord Parties as additional insureds with respect to all matters arising out of the occupancy or use of the Premises or
Property by Tenant; (b) be primary to any other insurance maintained by the Landlord Parties; (c) be placed and maintained with companies rated at least “A/VII” by A.M. Best Insurance Service or otherwise reasonably
satisfactory to Landlord, and (d) include contractual liability coverage. Such insurance may have a reasonable deductible but may not include self-insured retention in excess of $25,000 (unless Landlord otherwise reasonably consents, in
writing, on the basis of Tenant’s tangible net worth). If Tenant’s liability insurance is provided under a blanket policy, the above coverage limits must be made specifically applicable to the Premises on a “per location”
basis. Tenant will deliver an appropriate ACORD Form certificate or other evidence of insurance satisfactory to Landlord (i) prior to any use or occupancy of the Premises by Tenant, (ii) not later than 30 days prior to the expiration of
any current policy or certificate, and (iii) at such other times as Landlord may reasonably request. 
 10.1.2 Property
Insurance. Tenant will, at all times during the Term, maintain on any alterations, additions, or improvements made by or for Tenant upon the Premises (including, without limitation, all of Tenant’s Improvements and any and all Alterations)
and on all of Tenant’s Personal Property a policy or policies of special cause of loss (special form) property insurance (or an equivalent form reasonably acceptable to Landlord) insuring such property to the extent of its full replacement cost
and including, without limitation, vandalism, malicious mischief, mechanical breakdown and sprinkler leakage endorsements, the proceeds of which will, so long as this Lease is in effect, be used for the repair or replacement of such Tenant’s
Personal Property so insured. Landlord will be named as loss payee with respect to the alterations, additions, or improvements made by Tenant to the Premises. Each of Tenant’s Personal Property and any alterations, additions, or improvements
made by Tenant to the Premises are located at the Property at Tenant’s sole risk, and except for Tenant’s Unreleased Casualty Claims, Landlord is not liable for any Casualty to such property or for any other damage, theft, misappropriation
or loss of such property. 

  
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 10.1.3 Other Insurance. Tenant will maintain at all times during the Term
(a) business automobile liability insurance covering owned, hired and non-owned vehicles with limits of $1,000,000 combined single limit per occurrence, (b) workers compensation and employers
liability insurance, which insurance will comply with Tenant’s obligations to its employees under the laws of the state in which the Premises are located and which employers liability insurance will afford limits not less than $500,000 per
accident, $500,000 per employee for bodily injury by disease, and $500,000 policy limit for bodily injury by disease, (c) business income and extra expense insurance with limits not less than 100% of all charges payable by Tenant under this
lease for a period of 12 months, and (d) pollution liability insurance, if reasonably required by Landlord given Tenant’s particular use of the Premises. In addition, if insurance obligations generally required of tenants in similar space
in similar buildings in the area in which the Premises are located increase or otherwise change after the initial five years of the Term, Landlord may similarly change Tenant’s insurance obligations under this Lease. 

10.2 Landlord’s Insurance. Landlord will at all times during the Term maintain the insurance this Section 10.2
requires, which insurance shall be comparable with the insurance being obtained by reasonably prudent landlords of Comparable Projects. 

10.2.1 Property Insurance. Landlord will maintain insurance on the Property providing coverage comparable to that provided by a
standard ISO special causes of loss form property insurance policy in an amount not less than the full replacement cost of the Building (less foundation, grading and excavation costs). Landlord may, at its option, obtain such additional coverages or
endorsements as Landlord reasonably deems appropriate. Landlord may maintain such insurance in whole or in part under blanket policies. Such insurance will cover Tenant’s Improvements installed in the Building but will not cover or be
applicable to any of Tenant’s Personal Property. 
 10.2.2 Liability Insurance. Landlord will maintain commercial general
liability insurance for bodily injury, personal injury, and property damage occurring at the Property with such liability limits as Landlord reasonably deems necessary or appropriate. Such liability insurance will protect only Landlord and, at
Landlord’s option, Landlord’s lender and some or all of the Landlord Parties, and does not protect Tenant or replace or supplement the liability insurance this Lease obligates Tenant to carry. 

10.3 Waivers and Releases of Claims and Subrogation. 

10.3.1 Tenant’s Waiver and Release. To the fullest extent allowable under the Laws, and except for
Tenant’s Unreleased Casualty Claims, Tenant, on behalf of Tenant and its insurers, waives, releases and discharges the Landlord Parties from all Claims for any Casualty to the Premises, Property or Tenant’s Personal Property, and any
resulting loss of use or business interruption, regardless of whether such Casualty is caused by the negligent acts or omissions of any person or entity (including Landlord or Tenant). Tenant will look only to any insurance coverage Tenant may elect
to maintain (regardless of whether Tenant actually obtains any such coverage or whether such coverage is sufficient) with respect to the Claims that Tenant is waiving, releasing and discharging under this Section 10.3.1. Any property insurance
Tenant maintains must permit or include a waiver of subrogation in favor of the Landlord Parties consistent with the provisions of this Section 10.3.1. 

  
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 10.3.2 Landlord’s Waiver and Release. To the fullest extent
allowable under the Laws, and except for Landlord’s Unreleased Casualty Claims, Landlord, on behalf of Landlord and its insurers, waives, releases and discharges the Tenant Parties from all Claims for any Casualty to the Property or
Landlord’s Personal Property, and any resulting loss of use or business interruption, regardless of whether such Casualty is caused by the negligent acts or omissions of any person or entity (including Landlord or Tenant). Landlord will look
only to any insurance coverage Landlord may elect to maintain (regardless of whether Landlord actually obtains any such coverage or whether such coverage is sufficient) with respect to the Claims Landlord is waiving, releasing and discharging under
this Section 10.3.2. Any property insurance Landlord maintains must permit or include a waiver of subrogation in favor of the Tenant Parties consistent with the provisions of this Section 10.3.2. 

10.3.3 Limitation on Waivers of Claims. The provisions of Sections 10.3.1 and 10.3.2 above, (a) do not limit the duty of
Landlord and Tenant to perform their respective obligations under Article 5, Article 7 or Article 11, (b) apply only with respect to the Landlord Parties and the Tenant Parties and do not limit or waive, release or discharge any Claims that either
Landlord or Tenant may have against any “third-party” person or entity (including, without limitation, any contractor, service provider, agent, licensee, or invitee that is not a Landlord Party or a Tenant Party) arising from any Casualty
to the Premises, Property, Tenant’s Personal Property or Landlord’s Personal Property caused by any such third party, and (c) do not apply to Tenant’s liability under this Lease with respect to Tenant Damage or to Claims arising
out of Tenant’s failure to perform its duties and obligations under Article 5. 
 10.4 Tenant’s Failure to
Insure. If Tenant fails to provide Landlord with evidence of insurance as required under Section 10.1, and if such failure is not cured by Tenant within five days after Landlord’s request therefor, Landlord may, but is not obligated
to, obtain such insurance for Landlord’s benefit without waiving or releasing Tenant from any obligation contained in or default under this Lease. Tenant will pay to Landlord, as Additional Rent and within 30 days after a written request
therefor, all out-of-pocket costs and expenses Landlord reasonably incurs in obtaining such insurance. 

10.5 No Limitation. Landlord’s establishment of minimum liability insurance requirements for Tenant in this Lease is not a
representation by Landlord that such limits are sufficient and does not limit Tenant’s liability under this Lease in any manner. 

Article 11 — Damage or Destruction 

11.1 Tenantable Within 270 Days. If any Casualty renders the whole or any material part of the Premises untenantable and Landlord
determines (in Landlord’s reasonable discretion) that Landlord can make the whole Premises tenantable within 270 days after the date of the Casualty, then Landlord will notify Tenant of such determination within 60 days after the date of the
Casualty. Landlord’s notice will specify the anticipated date the Premises would be made tenantable. If based upon such anticipated date, the repairs will take longer than 30 days and less than 12 months will remain in the Term upon completion,
either Landlord or Tenant may elect to terminate this Lease by notifying the other within 15 days after the date of Landlord’s notice, which termination will be effective 30 days after the date of such notice of termination. 

11.2 Not Tenantable Within 270 Days. If any Casualty renders the whole or any material part of the Premises untenantable and Landlord
determines (in Landlord’s reasonable discretion) that Landlord cannot make the whole Premises tenantable within 270 days after the date of the Casualty, then Landlord will notify Tenant of such determination (including the anticipated date of
restoration) within 60 days after the date of the Casualty. Landlord may, in such notice, terminate this Lease effective on the date 30 days after the date of Landlord’s notice. If Landlord does not so terminate this Lease, and provided the
Casualty was not caused by the willful misconduct of Tenant or any Tenant Party, Tenant may terminate this Lease by notifying Landlord within 15 days after the date of Landlord’s notice, which termination will be effective 30 days after the
date of Tenant’s notice. 

  
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 11.3 [Intentionally Omitted] 

11.4 Insufficient Proceeds. If Landlord does not receive sufficient insurance proceeds (excluding the amount of any policy deductible)
to repair all damage to the Premises or the Property caused by any Casualty, or if Landlord’s lender does not allow Landlord to use sufficient proceeds to repair all such damage, then notwithstanding anything to the contrary in Sections 11.1,
11.2 or 11.3, Landlord may, at Landlord’s option, by notifying Tenant within 60 days after the Casualty, terminate this Lease effective on the date 30 days after the date of Landlord’s notice. 

11.5 Landlord’s Repair; Rent Abatement. If this Lease is not terminated under Sections 11.1 through 11.4 following
any Casualty, then Landlord will repair and restore the Premises and the Property to as near their condition prior to the Casualty as is reasonably practicable with all commercially reasonable diligence and speed (subject to Landlord’s rights
under Section 7.2.2 with respect to Tenant Damage). Basic Rent and Tenant’s Share of Property Expenses for any period during which the Premises are untenantable as a result of the Casualty will be abated on a per diem basis; provided,
however, that if only a portion of the Premises are untenantable, then any such abatement will be pro rata (based upon the rentable area of the untenantable portion of the Premises from time to time as compared with the rentable area of the entire
Premises) and Tenant will continue to pay Basic Rent and Tenant’s Share of Property Expenses for any portion of the Premises that is tenantable; and provided further, however, that if the Premises are damaged such that the remaining portion
thereof is not sufficient to allow Tenant reasonably to conduct its business operations from such remaining portion and Tenant does not conduct its business operations therefrom, Landlord shall allow Tenant a total abatement of Basic Rent and
Tenant’s Share of Property Expenses during the time and to the extent the Premises are unfit for occupancy for the permitted use hereunder, and not occupied by Tenant as a result of the subject damage (including, in the event that Tenant
performs such repairs, abatement during a commercially reasonable period of build-out time (not to exceed 90 days plus 60 days for planning and permitting) and a weekend for
move-in). In no event is Landlord obligated to repair or restore any Alterations that have not been previously disclosed to and approved by Landlord, any special equipment or fixtures installed by Tenant, or
any other Tenant’s Personal Property. Landlord will, if necessary, equitably adjust Tenant’s Share of Property Expenses Percentage to account for any reduction in the rentable area of the Premises or Building resulting from a Casualty.
Furthermore, if neither Landlord nor Tenant has terminated this Lease, and the repairs are not actually completed within the later of 270 days following the date of discovery of the damage or the timeframe set forth in Landlord’s estimate,
Tenant shall have the right to terminate this Lease during the first five Business Days of each calendar month following the end of such period until such time as the repairs are complete, by written notice to Landlord (“Damage Termination
Notice”), effective as of a date set forth in the Damage Termination Notice (“Damage Termination Date”), which Damage Termination Date shall not be less than ten Business Days nor more than 90 days following the end of each
such month. At any time, from time to time, after the date occurring 60 days after the date the damage is discovered, Tenant may request that Landlord provide Tenant with a certificate from the architect or contractor described above setting forth
such architect’s or contractor’s reasonable estimate of the date of substantial completion of the repairs and Landlord shall respond to such request within ten Business Days. 

11.6 Rent Abatement if Lease Terminates. If this Lease is terminated under any of Sections 11.1 through 11.4 following any Casualty,
then Basic Rent and Tenant’s Share of Property Expenses for any period during which the Premises are untenantable as a result of the Casualty will be abated on a per diem basis; provided, however, that if only a portion of the Premises are
untenantable, then any such abatement will be pro rata (based upon the rentable area of the untenantable portion of the Premises from time to time as compared with the rentable area of the entire Premises) and Tenant will continue to pay Rent for
any portion of the Premises that is tenantable until this Lease terminates; and provided further, however, that if the Premises are damaged such that the remaining portion thereof is not sufficient to allow Tenant reasonably to conduct its business
operations from such remaining portion and Tenant does not conduct its business operations therefrom, Landlord shall allow Tenant a total abatement of Basic Rent and Tenant’s Share of Property Expenses during the time and to the extent the
Premises are unfit for occupancy for the permitted use hereunder, and not occupied by Tenant as a result of the subject damage. 

  
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 11.7 Exclusive Casualty Remedy. The provisions of this Article 11 are Tenant’s
sole and exclusive rights and remedies in the event of a Casualty. To the extent permitted by the Laws, Tenant waives the benefits of any Law that provides Tenant any abatement or termination rights (by virtue of a Casualty) not specifically
described in this Article 11. 
 11.8 Notice to Landlord. If any Casualty to any portion of the Premises or Property occurs, Tenant
will provide written notice of such Casualty to Landlord as soon as reasonably practicable. None of the obligations of Landlord under this Article 11 will be deemed to have arisen unless and until Landlord has received actual notice that the
Casualty has occurred and has had a commercially reasonable time within which to respond to such notice. Tenant is liable to Landlord for any uninsured loss or other Claims Landlord incurs if (a) Tenant fails to timely report any Casualty to
the Premises or (to the extent Tenant has actual knowledge thereof) the Property or Landlord’s Personal Property to Landlord, (b) Landlord does not otherwise have actual knowledge of such Casualty, and (c) the failure to timely report
such Casualty results in Landlord’s property insurance carrier refusing to cover all or any portion of the loss. 
 Article 12 —
Eminent Domain 
 12.1 Termination of Lease. If a Condemning Authority desires to effect a Taking of all or any material part of
the Property, Landlord will notify Tenant and Landlord and Tenant will reasonably determine whether the Taking will render the Premises unsuitable for Tenant’s intended purposes. If Landlord and Tenant reasonably conclude that the Taking will
render the Premises unsuitable for Tenant’s intended purposes, Landlord and Tenant will document such determination and this Lease will terminate as of the date the Condemning Authority takes possession of the portion of the Property taken.
Tenant will pay Rent to the date of termination. If a Condemning Authority takes all or any material part of the Building or if a Taking reduces the value of the Property by 50% or more (as reasonably determined by Landlord), regardless of whether
the Premises is affected and regardless of whether the Taking will render the Premises unsuitable for Tenant’s intended purposes, then Landlord, at Landlord’s option, by notifying Tenant prior to the date the Condemning Authority takes
possession of the portion of the Property taken, may terminate this Lease effective on the date the Condemning Authority takes possession of the portion of the Property taken. 

12.2 Landlord’s Repair Obligations. If this Lease does not terminate with respect to the entire Premises under
Section 12.1 and the Taking includes a portion of the Premises, this Lease automatically terminates as to the portion of the Premises taken as of the date the Condemning Authority takes possession of the portion taken and Landlord will, at its
sole cost and expense, restore the remaining portion of the Premises to a complete architectural unit with all commercially reasonable diligence and speed and will reduce the Basic Rent for the period after the date the Condemning Authority takes
possession of the portion of the Premises taken to a sum equal to the product of the Basic Rent provided for in this Lease multiplied by a fraction, the numerator of which is the rentable area of the Premises after the Taking and after Landlord
restores the Premises to a complete architectural unit, and the denominator of which is the rentable area of the Premises prior to the Taking. Landlord will also equitably adjust Tenant’s Share of Property Expenses Percentage for the same
period to account for the reduction in the rentable area of the Premises or the Building resulting from the Taking. Tenant’s obligation to pay Basic Rent and Tenant’s Share of Property Expenses will abate on a proportionate basis with
respect to that portion of the Premises remaining after the Taking that Tenant is unable to use during Landlord’s restoration for the period of time that Tenant is unable to use such portion of the Premises. 

  
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 12.3 Tenant’s Participation. Landlord is entitled to receive and
keep all damages, awards or payments resulting from or paid on account of a Taking. Accordingly, Tenant waives and assigns to Landlord any interest of Tenant in any such damages, awards or payments. Tenant may prove in separate Taking proceedings
and may receive a separate award for damages to or Taking of Tenant’s Personal Property and for moving expenses; provided however, that Tenant has no right to receive any award for its interest in this Lease or for loss of leasehold. 

12.4 Exclusive Taking Remedy. The provisions of this Article 12 are Tenant’s sole and exclusive rights and remedies in the event of
a Taking. To the extent permitted by the Laws, Tenant waives the benefits of any Law that provides Tenant any abatement or termination rights or any right to receive any payment or award (by virtue of a Taking) not specifically described in this
Article 12. 
 Article 13 — Transfers 

13.1 Restriction on Transfers. Tenant will not cause or allow a Transfer without obtaining Landlord’s prior written consent, which
consent will not be unreasonably withheld and shall be granted or denied within ten Business Days. Tenant’s request for consent to a Transfer must describe in detail the parties, terms, portion of the Premises, and other circumstances involved
in the proposed Transfer. Landlord will notify Tenant of Landlord’s election to consent or withhold consent within ten Business Days of Landlord’s receipt of such a written request for consent to the Transfer from Tenant; provided,
however, that if Landlord has not notified Tenant of Landlord’s election within such ten-Business Day period, then Tenant will deliver a second request for consent to Landlord in accordance with this
Section 13.1, and Landlord’s failure to respond within five Business Days after its receipt of such second request shall be deemed Landlord’s approval of such proposed Transfer. Tenant will provide Landlord with any additional
information Landlord reasonably requests regarding the proposed Transfer or the proposed Transferee. No Transfer releases Tenant from any liability or obligation under this Lease and Tenant remains liable to Landlord after such a Transfer as a
principal and not as a surety. Notwithstanding the foregoing or anything to the contrary herein, Tenant shall have the right to sublease all or any portion of the Premises following notice thereof to Landlord, but without Landlord’s consent. If
Landlord consents to any Transfer, Tenant will pay to Landlord, as Additional Rent, 50% of the amount Tenant receives on account of the Transfer, net of Tenant’s reasonable, documented out-of-pocket costs incurred in connection with the Transfer, including, without limitation, marketing costs, commissions, legal fees, and any concessions or allowances provided to the transferee
(collectively, “Transfer Costs”), in excess of the amounts this Lease otherwise requires Tenant to pay; provided, however, under no circumstances shall Landlord be paid any such Additional Rent until Tenant has recovered all of its
Transfer Costs, it being understood that if in any year the gross revenues from the Transfer are less than the Transfer Costs, the amount of the excess Transfer Costs shall be carried over to the next year and then deducted from the gross revenues
from the Transfer for such succeeding year until positive net revenues are achieved. Any attempted Transfer in violation of this Lease is null and void and constitutes an Event of Default under this Lease. 

13.2 Costs. Tenant will pay to Landlord, as Additional Rent, all costs and expenses Landlord incurs in connection with any Transfer,
including, without limitation, reasonable attorneys’ fees and costs, regardless of whether Landlord consents to the Transfer (not to exceed $2,500.00 in aggregate per request, to be increased 3% per year for inflation during the Term). 

13.3 Landlord’s Consent Standards. For purposes of Section 13.1 and in addition to any other reasonable grounds
for denial, Landlord’s consent to a Transfer will be deemed reasonably withheld if, in Landlord’s reasonable and good faith judgment, any one or more of the following apply: (a) the proposed transferee does not have the financial
strength to perform the obligations under the Transfer document or this Lease; (b) the proposed transferee does not have a good business reputation; (c) the use of the Premises by the proposed transferee is for something other than the
permitted use and would, in Landlord’s 

  
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reasonable judgment, impact the Building or the Property in a negative manner; (d) the Transfer would require an Alteration to the Building or the Property to comply with applicable Laws
(unless the Alteration is permitted or approved under Article 8); (e) the transferee is a government (or agency or instrumentality thereof); (f) a proposed transferee whose occupancy will require any variation in the terms and conditions of this
Lease; or (g) an Event of Default, or an event that with the passage of time or the giving of notice would result in an Event of Default, exists under this Lease at the time Tenant requests consent to the proposed Transfer. 

13.4 Transfers to Affiliates. Provided that no Event of Default, or event that with the passage of time or the giving of notice would
constitute an Event of Default, exists under this Lease, Tenant may, without Landlord’s consent, (a) assign this Lease to an Affiliate of Tenant, (b) sell corporate shares of capital stock in Tenant or in a Tenant Affiliate in
connection with an initial public offering of Tenant’s or such Tenant Affiliate’s stock on a nationally-recognized stock exchange, (c) assign this Lease to an entity which acquires all or substantially all of the stock, interests or
assets of Tenant or in a Tenant Affiliate, or (d) assign this Lease to an entity which is the resulting entity of a merger, consolidation or other reorganization of Tenant or a Tenant Affiliate, in all cases if (i) Tenant notifies Landlord
not less than ten Business Days prior to such Transfer; and (ii) the transferee assumes and agrees in a writing reasonably acceptable to Landlord to perform Tenant’s obligations under this Lease and to observe all terms and conditions of
this Lease. A Transfer under this Section 13.4 (or any other Transfer) does not release Tenant from any liability or obligation under this Lease. 

Article 14 — Defaults; Remedies 

14.1 Events of Default. The occurrence of any of the following constitutes an “Event of Default” by Tenant under this
Lease. Landlord and Tenant agree that the notices required by this Section 14.1 are intended to satisfy any and all notice requirements imposed by the Laws and are not in addition to any such requirements. 

14.1.1 Failure to Pay Rent. Tenant fails to pay Basic Rent, any monthly installment of Tenant’s Share of Property Expenses
or any other Additional Rent amount as and when due, and such failure is not cured within five days after Landlord notifies Tenant of Tenant’s failure. 

14.1.2 Failure to Perform. Tenant breaches or fails to perform any of Tenant’s
non-monetary obligations under this Lease and such breach or failure is not cured within 30 days after Landlord notifies Tenant of Tenant’s breach or failure; provided that if Tenant is not able through
the use of commercially reasonable efforts to cure such breach or failure within a 30-day period, Tenant’s breach or failure is not an Event of Default if Tenant commences to cure such breach or failure
within the 30-day period and thereafter diligently pursues the cure to completion. Notwithstanding the foregoing, Tenant is not entitled to such a cure period before a breach or failure of this Lease becomes
an Event of Default if (a) the breach or failure would subject Landlord or any of the Landlord Parties to criminal liability, (b) Tenant causes or allows a Transfer in violation of the terms of Article 13 hereof, (c) the breach or
failure is otherwise a breach or failure under Section 14.1.3 or 14.1.4 hereof, (d) Tenant fails to maintain insurance (or to timely provide Landlord with evidence of such insurance) as required under Article 10 hereof within five Business
Days after Landlord notifies Tenant of Tenant’s failure, or (e) Tenant fails to timely deliver an estoppel certificate as required by Section 15.4 hereof within five Business Days after Landlord notifies Tenant of Tenant’s
failure. 
 14.1.3 Misrepresentation. The existence of any material misrepresentation or omission in any financial statements,
correspondence or other information provided to Landlord by or on behalf of Tenant in connection with (a) Tenant’s negotiation or execution of this Lease; (b) Landlord’s evaluation of Tenant as a prospective tenant at the
Property; (c) any proposed or attempted Transfer; or (d) any consent or approval Tenant requests under this Lease. 

  
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 14.1.4 Other Defaults. The occurrence of any one or more of the following:
(a) Tenant’s filing of a petition under any chapter of the Bankruptcy Code, or under any federal, state or foreign bankruptcy or insolvency statute now existing or hereafter enacted, or Tenant’s making a general assignment or general
arrangement for the benefit of creditors; (b) the filing of an involuntary petition under any chapter of the Bankruptcy Code, or under any federal, state or foreign bankruptcy or insolvency statute now existing or hereafter enacted, or the
filing of a petition for adjudication of bankruptcy or for reorganization or rearrangement, by or against Tenant and such filing not being dismissed within 60 days; (c) the entry of an order for relief under any chapter of the Bankruptcy Code,
or under any federal, state or foreign bankruptcy or insolvency statute now existing or hereafter enacted which is not dismissed or expunged within 60 days; (d) the appointment of a “custodian,” as such term is defined in the
Bankruptcy Code (or of an equivalent thereto under any federal, state or foreign bankruptcy or insolvency statute now existing or hereafter enacted), for Tenant, or the appointment of a trustee or receiver to take possession of substantially all of
Tenant’s assets (or Tenant’s assets located at the Premises) or of Tenant’s interest in this Lease which is not dismissed within 60 days; or (e) the subjection of all or substantially all of Tenant’s assets located at the
Premises or of Tenant’s interest in this Lease to attachment, execution or other judicial seizure which is not dismissed within 60 days. If a court of competent jurisdiction determines that any act described in this Section 14.1.4 does not
constitute an Event of Default, and the court appoints a trustee to take possession of the Premises (or if Tenant remains a debtor in possession of the Premises) and such trustee or Tenant Transfers Tenant’s interest hereunder, then Landlord is
entitled to receive the same amount of Additional Rent as Landlord would be entitled to receive if such a Transfer had occurred pursuant to Section 13.1. 

14.2 Remedies. Upon the occurrence of any Event of Default, Landlord may at any time and from time to time, without notice or demand and
without preventing Landlord from exercising any other right or remedy, exercise any one or more of the following remedies: 
 14.2.1
Termination of Tenant’s Possession/Re-Entry and Reletting Right. Terminate Tenant’s right to possess the Premises by any lawful means with or without terminating this Lease,
in which event Tenant will immediately surrender possession of the Premises to Landlord. In such event, this Lease continues in full force and effect (except for Tenant’s right to possess the Premises) and Tenant continues to be obligated for
and must pay all Rent as and when due under this Lease. Unless Landlord specifically states that it is terminating this Lease, Landlord’s termination of Tenant’s right to possess the Premises is not to be construed as an election by
Landlord to terminate this Lease or Tenant’s obligations and liabilities under this Lease. If Landlord terminates Tenant’s right to possess the Premises, Landlord is not obligated to, but may
re-enter the Premises and remove all persons and property from the Premises. Landlord may store any property Landlord removes from the Premises in a public warehouse or elsewhere at the cost and for the
account of Tenant, and if Tenant fails to pay the storage charges therefor as and when due, Landlord may deem such property abandoned and cause such property to be sold or otherwise disposed of without further obligation or any accounting to Tenant.
Upon such re-entry, Landlord is not obligated to, but may relet all or any part of the Premises to a third party or parties for Tenant’s account. Tenant is immediately liable to Landlord for all Re-Entry Costs and must pay Landlord the same within 30 days after Landlord’s written notice to Tenant. Landlord may relet the Premises for a period shorter or longer than the remaining Term. If Landlord relets
all or any part of the Premises, Tenant remains obligated to pay all Rent when due under this Lease; provided that Landlord will, on a monthly basis, credit any Net Rent received for the current month against Tenant’s Rent obligation for the
next succeeding month. If the Net Rent received for any month exceeds Tenant’s Rent obligation for the succeeding month, Landlord may retain the surplus. 

  
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 14.2.2 Termination of Lease. Terminate this Lease effective on the date
Landlord specifies in Landlord’s notice to Tenant. Upon termination, Tenant will immediately surrender possession of the Premises to Landlord as provided in Article 16. Such termination will not extinguish any obligations that survive
termination as provided elsewhere in this Lease. If Landlord terminates this Lease, Landlord may recover from Tenant and Tenant will pay to Landlord on demand all damages Landlord incurs by reason of Tenant’s default, including, without
limitation, (a) all Rent due and payable under this Lease as of the effective date of the termination; (b) any amount necessary to compensate Landlord for any detriment proximately caused Landlord by Tenant’s failure to perform its
obligations under this Lease or that in the ordinary course would likely result from Tenant’s failure to perform, including, without limitation, any Re-Entry Costs; (c) an amount equal to the amount
by which (i) the present worth, as of the effective date of the termination, of the Rent for the balance of the Term remaining after the effective date of the termination (assuming no termination) exceeds (ii) the present worth, as of the
effective date of the termination, of a fair market Rent for the Premises for the same period (as reasonably determined); and (d) Tenant’s Share of Property Expenses as of the effective date of the termination to the extent Landlord is not
otherwise reimbursed for such Property Expenses (subject to reconciliation hereunder). For purposes of this Section 14.2.2, Landlord will compute present worth by utilizing the discount rate of the Federal Reserve Bank of San Francisco at the
time of award plus one percentage point. 
 14.2.3 Other Remedies. Pursue any other remedy now or hereafter available to
Landlord under the laws or judicial decisions of the State. All rights and remedies of Landlord under this Lease are cumulative and the exercise of any one or more remedies at any time or from time to time does not limit or preclude the further
exercise by Landlord of the same or any other rights or remedies at any time or from time to time. Landlord shall use commercially reasonable efforts to mitigate any damages it incurs as a result of an Event of Default. 

14.3 Costs. Tenant will reimburse and compensate Landlord, within 30 days of Tenant’s receipt of a written demand and as Additional
Rent, for any actual loss Landlord incurs in connection with, resulting from or related to any Event of Default, and regardless of whether suit is commenced or judgment is entered. Such loss includes all reasonable legal fees, costs and expenses
(including paralegal fees, expert fees, and other professional fees and expenses) Landlord incurs investigating, negotiating, settling or enforcing any of Landlord’s rights or remedies or otherwise protecting Landlord’s interests under
this Lease. In addition to the foregoing, Landlord is entitled to reimbursement of all of Landlord’s fees, expenses and damages, including, without limitation, reasonable attorneys’ fees and paralegal and other professional fees and
expenses, Landlord incurs in connection with any bankruptcy or insolvency proceeding involving Tenant including, without limitation, any proceeding under any chapter of the Bankruptcy Code; by exercising and advocating rights under Section 365
of the Bankruptcy Code; by proposing a plan of reorganization and objecting to competing plans; and by filing motions for relief from stay. Such fees and expenses are payable on demand, or, in any event, upon assumption or rejection of this Lease in
bankruptcy. 
 14.4 Waiver of Re-Entry Claims. Tenant waives and releases all Claims Tenant
may have resulting from Landlord’s re-entry and taking possession of the Premises pursuant to this Article 14 by any lawful means and removing, storing or disposing of Tenant’s property as permitted
under this Lease, regardless of whether this Lease is terminated and, to the fullest extent allowable under the Laws, Tenant releases and, to the fullest extent allowable under the Laws, will indemnify, protect, defend (with counsel reasonably
acceptable to Landlord) and hold harmless the Landlord Parties from and against any and all Claims arising therefrom. No such re-entry is to be considered or construed as a forcible entry by Landlord. 

14.5 Landlord’s Default. Landlord will not be in default under this Lease unless Landlord breaches or fails to
perform any of Landlord’s obligations under this Lease and the breach or failure continues for a period of 30 days after Tenant notifies Landlord in writing of Landlord’s breach or failure; provided that if Landlord is not able through the
use of commercially reasonable efforts to cure the breach 

  
 28 

 
or failure within such 30-day period, Landlord’s breach or failure is not a default as long as Landlord commences to cure its breach or failure within
the 30-day period and thereafter diligently pursues the cure to completion. If Landlord defaults in any of its maintenance or repair obligations under this Lease and has not cured such default within the
aforesaid 30-day period, or if Landlord has not commenced the cure of such default within such 30-day period and thereafter diligently pursued such cure, then Tenant may
take such steps to cure such default as may be reasonably required. Landlord will reimburse Tenant for the reasonable costs and expenses of such cure within 30 days after Tenant has provided Landlord with a written statement thereof, together with
reasonable supporting documentation. In the event that (a) Landlord fails to reimburse Tenant as provided under this Section 14.5, (b) Tenant obtains a judgment from a court of competent jurisdiction for monetary damages against Landlord,
and (c) Landlord has failed to pay or satisfy such judgment within 30 days after the entry thereof, then Tenant will have the right to deduct the amount of the judgment from Basic Rent payments thereafter accruing under this Lease. In addition
to the foregoing, in the event of a Landlord default (after the expiration of the aforesaid notice and cure period), Tenant will have all remedies available to it under applicable Laws. 

14.6 No Waiver. No failure by either Landlord or Tenant to insist upon the performance of any provision of this Lease or to exercise any
right or remedy upon a breach or default hereof constitutes a waiver of any such breach or default. Any such waiver may be made only by a writing signed by the party providing the waiver. One or more waivers by a party is not to be construed as a
waiver by that party of a subsequent breach or default of the same provision. 
 Article 15 — Creditors; Estoppel Certificates

 15.1 Subordination. Subject to Tenant’s receipt of an SNDA as provided below in this Section 15.1, this Lease, all
rights of Tenant in this Lease, and all interest or estate of Tenant in the Property, are subject and subordinate to any Mortgage. At any time or times that a Mortgage encumbers the Property, or any portion thereof, Landlord will deliver to Tenant
an SNDA executed by the then-existing Mortgage holder. Landlord hereby represents to Tenant that there is no Mortgage with respect to the Property as of the Effective Date. Tenant will then execute and deliver such SNDA to Landlord within ten
Business Days. In addition, within ten Business Days after delivery of Landlord’s written request, Tenant will execute and deliver to Landlord or to any other person Landlord designates, any other instruments, releases or other documents
reasonably required to confirm the self-effectuating subordination of this Lease as provided in this Section 15.1 to any Mortgage. The lien of any existing or future Mortgage will not cover Tenant’s Personal Property. 

15.2 Attornment. If any ground lessor, the holder of any Mortgage at a foreclosure sale or any other transferee acquires Landlord’s
interest in this Lease, the Premises or the Property, Tenant will attorn to and recognize such transferee or successor as Landlord under this Lease; provided, however, that such attornment will not waive any of Tenant’s rights under
Section 15.1. Tenant waives the protection of any statute or rule of law that gives or purports to give Tenant any right to terminate this Lease or surrender possession of the Premises upon the transfer of Landlord’s interest. 

15.3 Mortgagee Protection Clause. Tenant will give the holder of any Mortgage, by registered mail or overnight courier, a copy of any
notice of default Tenant serves on Landlord, provided that Landlord or the holder of the Mortgage previously notified Tenant (by way of notice of assignment of rents and leases or otherwise) of the address of such holder. Tenant further agrees that
if Landlord fails to cure such default within the time provided for in this Lease, then Tenant will provide written notice of such failure to such holder and such holder will have an additional 30 days after the later of (a) receipt of such
notice, or (b) the expiration of Landlord’s cure period, within which to cure the default. If the default cannot reasonably be cured within that additional 30-day period, then the holder will have
such additional time as may be reasonably necessary to effect the cure if, within the 30-day period, the holder has commenced and is diligently pursuing the cure. 

  
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 15.4 Estoppel Certificates. 

15.4.1 Contents. Within ten Business Days of its receipt of Landlord’s written request, Tenant will execute, acknowledge and
deliver to Landlord a written statement in form reasonably satisfactory to Landlord certifying: (a) that this Lease (and all guaranties, if any) is unmodified and in full force and effect (or, if there have been any modifications, that this
Lease is in full force and effect, as modified, and stating the modifications); (b) that this Lease has not been canceled or terminated; (c) the last date of payment of Rent and the time period covered by such payment; (d) whether, to
Tenant’s actual knowledge, there are then existing any breaches or defaults by Landlord under this Lease known to Tenant, and, if so, specifying the same; (e) specifying any existing claims or defenses in favor of Tenant (then actually
known by Tenant) against the enforcement of this Lease (or of any guaranties); and (f) such other factual statements as Landlord, any lender, prospective lender, investor or purchaser may reasonably request. Tenant will deliver the statement to
Landlord within ten Business Days after Landlord’s request. Landlord may give any such statement by Tenant to any lender, prospective lender, investor or purchaser of all or any part of the Property and any such party may conclusively rely upon
such statement as true and correct. 
 15.4.2 Failure to Deliver. If Tenant does not timely deliver to Landlord the statement
referenced in Section 15.4.1, Landlord and any lender, prospective lender, investor or purchaser may conclusively presume and rely that, except as otherwise represented by Landlord, (a) the terms and provisions of this Lease have not been
changed; (b) this Lease has not been canceled or terminated; (c) not more than one month’s Rent has been paid in advance; and (d) Landlord is not in default in the performance of any of its obligations under this Lease. In such
event, Tenant is estopped from denying the truth of such facts. 
 Article 16 — Surrender; Holding Over 

16.1 Surrender of Premises. In accordance with the specifications and requirements set forth in Exhibit H and Article 8 Tenant
will surrender the Premises to Landlord at the expiration or earlier termination of this Lease in good order, condition and repair, reasonable wear and tear, Casualty (subject to Landlord’s rights with respect to Tenant Damage) and Taking
excepted, and will surrender all keys to the Premises to Property Manager or to Landlord at the place then fixed for Tenant’s payment of Basic Rent or as Landlord or Property Manager otherwise reasonably directs. Tenant will at such time remove
all of Tenant’s Personal Property from the Property and, if Landlord so requires as permitted under this Lease, all specified Alterations that Tenant placed on the Property; provided, however, that in all cases, Tenant will be required to
comply with the restoration requirements set forth in Exhibit H. Tenant will promptly repair any damage to the Premises or the Property caused by such removal. Tenant will also inform Landlord of all combinations on locks, safes and vaults,
if any, that Tenant is allowed to leave at the Property. Tenant releases and, to the fullest extent allowable under the Laws, will be liable for, and will indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless
Landlord from and against, any Claim resulting from Tenant’s failure or delay in surrendering the Premises in accordance with this Section 16.1 (except to the extent caused by or resulting from the willful misconduct of any Landlord
Party), including, without limitation, any Claim due to the loss of, or made by, any succeeding occupant founded on such delay (provided that Tenant is notified by Landlord in writing of such succeeding occupant at least 30 days in advance). All
property of Tenant not removed on or before the last day of the Term is deemed abandoned. Landlord may remove all such abandoned property from the Property and cause its transportation and storage in a public warehouse or elsewhere at the cost and
for the account of Tenant, and if Tenant fails to pay the storage charges therefor Landlord may cause such property to be sold or otherwise disposed of without further obligation or any accounting to Tenant. Landlord will not be liable for damage,
theft, misappropriation or loss of any such property or in any other manner in respect thereto. 

  
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 16.2 Holding Over. If Tenant possesses the Premises after the Term expires or is
otherwise terminated without executing a new lease, but with Landlord’s written consent, such occupancy will be subject to all terms and conditions of this Lease, except that Tenant will pay Landlord a charge for each day of occupancy after
expiration of the Term in an amount equal to 125% of Tenant’s then-existing Basic Rent (on a daily basis), plus all Additional Rent as described in this Lease. If Tenant possesses the Premises after the Term expires or is otherwise terminated
without executing a new lease and without Landlord’s written consent, Tenant is deemed to be occupying the Premises without claim of right (but subject to all terms and conditions of this Lease) and, in addition to Tenant’s liability for
failing to surrender possession of the Premises as provided in Section 16.1, Tenant will pay Landlord a charge for each day of occupancy after expiration of the Term in an amount equal to 150% of Tenant’s then-existing Basic Rent (on a
daily basis), plus all Additional Rent as described in this Lease. 
 Article 17 — Tenant’s Improvements 

17.1 Tenant’s Improvements. Landlord will cause Tenant’s Improvements to be constructed, at Landlord’s
sole cost and expense; provided, however, that Tenant will be solely responsible for (a) all costs and expenses related to any Change Orders, which costs and expenses will be determined and will be payable as provided in Section 17.2
hereof, (b) the design and installation of, and all costs and expenses related to, all furniture, fixtures, equipment and personal property that are not specified in the preliminary outline specifications attached hereto as Exhibit F
(“Outline Specifications”) (including, without limitation, costs associated with the preparation and approval of Tenant’s racking plan and the installation of Tenant’s racking in the Premises) and all telephone, computer,
data and other wiring and cabling, to be located in the Premises, and (c) all costs and expenses related to any Tenant Delays, which costs and expenses will be determined in the same manner as the determination of Change Order Costs, and will
be payable within 30 days after Landlord’s invoice to Tenant. 
 17.1.1 Design; Compliance with Laws. Tenant’s
Improvements will be designed as described in this Article 17. Tenant’s Improvements will automatically become the property of Landlord and a part of the Building immediately upon installation. Subject to this Article 17, Landlord will
complete, or cause the completion of, the construction of Tenant’s Improvements (other than with respect to Tenant’s use thereof and other than as Landlord and Tenant may otherwise agree with respect to any particular design requests of
Tenant, which compliance will be the responsibility of Tenant), in substantial accordance with all Laws applicable thereto. Among other things, Landlord will be responsible for the compliance of Tenant’s Improvements (other than with respect to
the items for which Tenant is responsible and as aforesaid with respect to Tenant’s use and particular design requests) with the ADA, as the same are in effect and enforced by governmental or other bodies having jurisdiction over such matters
as of the Effective Date (the issuance of a Certificate of Occupancy will confirm compliance with all applicable codes and ordinances). All other compliance with Laws (including, without limitation, all other compliance with the ADA), in all cases
as the same are from time to time in effect and enforced by the governmental or other bodies having jurisdiction over such matters, will be the sole responsibility of Tenant (except as expressly set forth in this Lease). 

17.1.2 Issued for Construction Plans. Landlord will provide Tenant with proposed Issued for Construction Plans. Such proposed
Issued for Construction Plans will be consistent with the Outline Specifications and the Site Plan. Within five Business Days after Landlord has delivered to Tenant the proposed Issued for Construction Plans, Tenant will notify Landlord of any
desired revisions thereto. All such revisions (if any) that Tenant desires must be entirely consistent with the Outline Specifications 

  
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and the Site Plan. If Tenant notifies Landlord within the aforesaid five-Business Day period of Tenant’s approval of the proposed Issued for Construction Plans without requesting any
revisions thereto, or if Tenant fails to notify Landlord within such five-Business Day period, then the proposed Issued for Construction Plans will automatically become the final Issued for Construction Plans hereunder. If Tenant notifies Landlord
within the aforesaid five-Business Day period and requests revisions to the proposed Issued for Construction Plans that satisfy the conditions of this Section 17.1.2 but that do not constitute Change Orders (as reasonably determined by
Landlord), then Landlord will revise the proposed Issued for Construction Plans in accordance with the request, and such revised Issued for Construction Plans will automatically become the final Issued for Construction Plans hereunder. If Tenant
notifies Landlord within the aforesaid five-Business Day period and requests revisions to the proposed Issued for Construction Plans that satisfy the conditions of this Section 17.1.2 and that do constitute Change Orders (as reasonably
determined by Landlord), then Landlord will notify Tenant, in writing, as to the cost of and the anticipated delay in completing such revisions. Tenant will then notify Landlord, in writing, within two Business Days after its receipt of
Landlord’s aforesaid notification as to which (if any) of the requested revisions Tenant still desires. If Tenant notifies Landlord within the aforesaid two-Business Day period of its approval of some or
all of the requested revisions (and the additional cost and delay thereof), then Landlord will revise the proposed Issued for Construction Plans in accordance with the approval, and such revised Issued for Construction Plans will automatically
become the final Issued for Construction Plans hereunder. If Tenant fails to notify Landlord of its approval or disapproval of some or all of the requested revisions (and the additional cost and delay thereof) within the aforesaid two-Business Day period, then Tenant will be deemed to have withdrawn all of its requested revisions to the proposed Issued for Construction Plans (to the extent that such revisions constitute Change Orders as
aforesaid), and the proposed Issued for Construction Plans will automatically become the final Issued for Construction Plans hereunder. All delays in the finalization of the Issued for Construction Plans caused by Tenant’s request for any
revisions to the proposed Issued for Construction Plans will constitute Tenant Delays hereunder. The final version of the Issued for Construction Plans approved by both Landlord and Tenant will supersede the Outline Specifications except as to any non-construction matters described in the Outline Specifications. 
 17.2 Change Orders. With
respect to Tenant’s Improvements, Tenant may request Change Orders that are commercially reasonable. Anything in this Lease to the contrary notwithstanding, (a) Tenant (and not Landlord) will be responsible and liable hereunder for any
delay in the construction of Tenant’s Improvements, or any portion thereof, and for any additional costs with respect thereto, to the extent that such delay or additional costs result from a Change Order, and (b) no Change Order will be
effected if it is not permitted by applicable building and zoning regulations or other Laws, as the same are then interpreted and enforced by the appropriate authorities having jurisdiction thereof. 

17.2.1 Change Order Payments. Before proceeding with any work that is the subject of a Change Order, Landlord may require Tenant
to deposit with Landlord an amount equal to Landlord’s estimate of the Change Order Cost thereof; provided, however, that Tenant may elect in writing to apply any then unallocated portion of the Allowance to any such deposit. Following the
completion of Tenant’s Improvements, Landlord (a) will reasonably determine the actual Change Order Costs of all Change Orders, (b) will reconcile such actual costs with the deposits (if any) (or credits from unallocated portions of
the Allowance) theretofore made by Tenant, and (c) will notify Tenant, in writing, of such determination and reconciliation. In the event that such reconciliation shows that the amount of any deposits theretofore made by Tenant (together with
credits from unused portions of the Allowance) exceeds the actual Change Order Costs of all Change Orders, then the excess will be credited against the Basic Rent payments due hereunder from and after the Commencement Date (beginning with the first
Basic Rent payment due after Landlord’s delivery of the aforesaid reconciliation notification), until the full amount of such excess has been so applied. In the alternative, at Landlord’s sole election, Landlord will pay the full amount of
such excess to Tenant within 30 days after Landlord’s delivery of the aforesaid reconciliation notification. On the other hand, in the event that such reconciliation shows that the actual Change Order Costs of all Change Orders

  
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exceed the amount of any deposits theretofore made by Tenant (together with credits from any unused portion of the Allowance), then Tenant will pay the full amount of such excess to Landlord
within 30 days after Landlord’s delivery of the aforesaid reconciliation notification; provided, however, that Tenant may elect in writing to apply any then unused portion of the Allowance to any such excess. 

17.3 Allowance. Provided that no Event of Default has theretofore occurred or then exists, Landlord will reimburse Tenant in accordance
with this Section 17.3, in an aggregate amount not to exceed the Allowance, for direct out-of-pocket costs that Tenant incurs for the installation of cabling,
racking, furniture, fixtures and equipment, and any supplemental initial improvements to the Premises made by Tenant in accordance with Article 8. Landlord will make such reimbursement payments to Tenant within 30 days after Tenant’s invoice
therefor, accompanied by reasonable supporting documentation (including, without limitation, sworn statements, affidavits, receipts and mechanics’ lien waivers that Landlord may reasonably require); provided, however, that Tenant’s invoice
and accompanying supporting documentation must be delivered within 180 days after the Commencement Date in order for Tenant to be entitled to reimbursement under this Section 17.3 (regardless of whether less than all of the Allowance has then
been paid to Tenant). 
 17.4 Tenant’s Representative. Tenant designates Bill Ashton as the Tenant’s
representative having authority to approve the Issued for Construction Plans, request or approve any Change Order, give and receive all notices, consents, approvals and directions regarding Tenant’s Improvements, and to otherwise act for and
bind Tenant in all matters relating to Tenant’s Improvements. 
 17.5 Substantial Completion. Landlord will use commercially
reasonable efforts to achieve Substantial Completion of Tenant’s Improvements on or before the Delivery Date, subject to delays caused by Tenant Delays and other Force Majeure. 

17.6 Punch List. Not more than 20 days prior to the date on which Landlord, in good faith, anticipates Substantial Completion of
Tenant’s Improvements, Landlord will notify Tenant of the date of such anticipated date of Substantial Completion, and of a date on which Landlord and Tenant (or their respective representatives) will meet to inspect the Premises. Within five
Business Days after that inspection Landlord and Tenant, acting reasonably and in good faith, will develop a “punch list” of any Tenant’s Improvements items that were either not properly completed or are in need of repair. Landlord
will complete (or repair, as the case may be) the items listed on the punch list within 30 days after the “punch list” has been developed, subject to delays caused by Tenant Delays and other Force Majeure. If Tenant does not inspect the
Premises with Landlord as reasonably requested by Landlord prior to or upon Substantial Completion, Tenant will be deemed to have accepted the Premises as delivered, subject to any punch list items Landlord develops and Tenant’s rights under
this Section 17.6. 
 17.7 Construction Warranty. Landlord will obtain from Landlord’s general contractor a customary and
reasonable form of one-year warranty against defective workmanship and materials regarding Tenant’s Improvements. To the extent that such warranty applies to Tenant’s Improvements, Landlord will
assist with and coordinate the enforcement thereof for the benefit of Tenant; provided, however, the foregoing shall not relieve Landlord for its obligation to deliver the Premises to Tenant in the required condition under this Lease. 

17.8 Tenant Finish Work. All finish work and decoration and other work desired by Tenant and not included within the Tenant’s
Improvements to be performed by Landlord as set forth in the approved Issued for Construction Plans will be designed, furnished and installed by Tenant at Tenant’s sole expense. Tenant will perform all such work in the same manner and following
the same procedures as are provided in this Lease for Alterations. Landlord is under no obligation to perform, inspect, or supervise any such work, and Landlord will have no liability or responsibility whatsoever therefor. 

  
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 17.9 Milestone Dates. In order for Landlord to achieve the scheduled Commencement
Date, Tenant will be required to provide certain definitive information, documentation or other materials on certain specific dates. For all purposes under this Lease, any failure or delay of Tenant, or those acting for or under Tenant, to satisfy
any scheduled dates that are set forth in this Lease or of which Tenant has been given reasonable advance written or oral notice will constitute a Tenant Delay. Landlord’s execution of this Lease notwithstanding any such pre-existing failure or delay will not be considered to be an acquiescence therein or waiver thereof by Landlord. 

Article 18 — Letter of Credit 

18.1 Letter of Credit. Within five Business Days after the Effective Date, Tenant will deliver to Landlord an unconditional,
irrevocable standby letter of credit (“Letter of Credit”) that is in the initial face amount of $3,000,000.00 (subject to reduction under Section 18.10 hereof), that conforms in form and substance to the attached Exhibit
G (or is otherwise reasonably acceptable to Landlord), and that satisfies all of the following conditions: 
  

	 	(a)	 is issued by a United States federal or state chartered bank (“Issuer”) that (i) is
either a member of the New York Clearing House Association or is a commercial bank or trust company reasonably acceptable to Landlord, and (ii) has total assets of at least $100,000,000,000, as determined in accordance with generally accepted
accounting principles consistently applied; provided, however, Landlord hereby pre-approves JP Morgan Chase Bank, N.A. (if chosen by Tenant); 

 

	 	(b)	 names Landlord as beneficiary thereunder; 

 

	 	(c)	 has a term ending not less than one year after the date of issuance; 

 

	 	(d)	 automatically renews for one-year periods unless Issuer notifies
beneficiary in writing, at least 30 days prior to the expiration date, that Issuer elects not to renew the Letter of Credit; 

  

	 	(e)	 provides for payment to beneficiary of immediately available funds (denominated in United States dollars) in
the initial face amount of $3,000,000.00 (subject to reduction under Section 18.10 hereof) within two Business Days after presentation of the sight draft substantially conforming to the form attached as Exhibit “1” to the
Letter of Credit; 

  

	 	(f)	 provides that draws may be presented, and are payable, at Issuer’s letterhead office, or any other full
service office of Issuer; 

  

	 	(g)	 is payable in sight drafts which only require the beneficiary to state that the draw is payable to the order of
beneficiary; 

  

	 	(h)	 permits partial and multiple draws; 

 

	 	(i)	 permits multiple transfers by beneficiary; 

 

	 	(j)	 waives any rights Issuer may have, at law or otherwise, to subrogate to any claims beneficiary may have against
applicant or applicant may have against beneficiary; and 

  

	 	(k)	 is governed by the International Standby Practices 1998, published by the International Chamber of Commerce.

  
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 18.2 Transfer; Fees. Landlord may freely transfer the Letter of Credit in connection
with an assignment of this Lease without (a) Tenant’s consent, (b) restriction on the number of transfers, or (c) condition, other than presentment to Issuer of the original Letter of Credit and a duly executed transfer document
conforming to the form reasonably required by the Issuer; provided, however, that in the event of a transfer of Landlord’s interest in this Lease, Landlord shall transfer the Letter of Credit, in whole only, to the transferee. Tenant is solely
responsible for any bank fees or charges imposed by Issuer in connection with the issuance of the Letter of Credit or any transfer, renewal, extension or replacement thereof. If Tenant fails to pay such transfer fee timely, Landlord may, at its
option and without notice to Tenant, elect to pay any transfer fees to Issuer when due, and upon payment, such amount will become due and payable from Tenant to Landlord as Additional Rent under this Lease within 30 days after Tenant’s receipt
of an invoice therefor. 
 18.3 Draw Event. “Draw Event” means the occurrence of any of the following events: 

 

	 	(a)	 Tenant has filed a voluntary petition under the Bankruptcy Code, an involuntary petition has been filed against
Tenant under the Bankruptcy Code (which has not been dismissed within 30 days), Tenant is placed into receivership or conservatorship, Tenant becomes subject to similar proceedings under federal or state law (which has not been dismissed within 30
days), or Tenant executes an assignment for the benefit of creditors; 

  

	 	(b)	 Tenant fails to timely cause the Letter of Credit to be renewed or replaced as required in this Article 18;

  

	 	(c)	 the occurrence of an Issuer Quality Event as described in Section 18.6 hereof; 

 

	 	(d)	 the occurrence of an Event of Default; or 

 

	 	(e)	 Tenant holds over or remains in possession of the Premises after the expiration of the Term or termination of
this Lease, without Landlord’s prior written consent. 

 18.4 Draw and Use of Proceeds; Replacement Letter of
Credit. Immediately upon the occurrence of any one or more Draw Events, and at any time thereafter, Landlord may draw on the Letter of Credit, in whole or in part (if partial draw is made, Landlord may make multiple draws), as Landlord may
determine in Landlord’s sole and absolute discretion. The term “Draw Proceeds” means the cash proceeds of any draw or draws made by Landlord under the Letter of Credit. Any delays by Landlord in drawing on the Letter of Credit
or using the Draw Proceeds will not constitute a waiver by Landlord of any of its rights hereunder with respect to the Letter of Credit or the Draw Proceeds. Landlord will hold the Draw Proceeds in its own name (but subject to the provisions of this
Article 18) and may co-mingle the Draw Proceeds with other accounts of Landlord or invest them as Landlord may determine in its sole and absolute discretion; provided, however, that any investment shall be
made at Landlord’s sole risk and any losses incurred thereon shall not reduce the credit amount to which Tenant is entitled. In addition to any other rights and remedies Landlord may have, Landlord may in its sole and absolute discretion and at
any time, use and apply all or any portion of the Draw Proceeds to pay Landlord for any one or more of the following: 
  

	 	(a)	 Rent or any other sum which is past due, due or becomes due, or to which Landlord is otherwise entitled under
the terms of this Lease, whether due to the passage of time, the existence of a default or otherwise (including, without limitation, late payment fees or charges and any amounts which Landlord is or would be allowed to collect under Sections 14.2 or
14.3 hereof, and without deducting therefrom any offset for proceeds of any potential reletting or other potential mitigation which has not in fact occurred at the time of the draw); 

  
 35 

	 	(b)	 all amounts incurred or expended by Landlord in connection with the exercise and pursuit of any one or more of
Landlord’s rights or remedies under this Lease, including, without limitation, reasonable attorneys’ fees and costs; 

  

	 	(c)	 all amounts incurred or expended by Landlord in obtaining the Draw Proceeds, including, without limitation,
reasonable attorneys’ fees and costs; or 

  

	 	(d)	 all other damage, injury, expense or liability caused to or incurred by Landlord as a result of any Event of
Default, Draw Event or other breach, failure or default by Tenant under this Lease. 

 To the extent that Draw Proceeds exceed the amounts
so applied, such excess Draw Proceeds will be deemed paid to Landlord to establish a credit on Landlord’s books in the amount of such excess, which credit may be applied by Landlord thereafter (in Landlord’s sole and absolute discretion),
to any of Tenant’s obligations to Landlord under this Lease as and when they become due. In the event that Landlord wrongfully draws on the Letter of Credit when there has not been a Draw Event, then Landlord will return the Draw Proceeds from
such wrongful draw to Tenant in accordance with the provisions set forth below in this Section 18.4. Following any use or application of the Draw Proceeds, Tenant, if requested by Landlord in writing, must, within ten Business Days after
receipt of Landlord’s request, cause a replacement Letter of Credit complying with Section 18.1 hereof to be issued and delivered to Landlord; provided, however, that the amount of the replacement Letter of Credit will be an amount equal
to the original amount of the Letter of Credit, as set forth in Section 18.1(e) hereof, less any unapplied Draw Proceeds on the date the replacement Letter of Credit is issued. Upon Landlord’s receipt of the replacement Letter of Credit,
Landlord will deliver the prior original Letter of Credit to Issuer for cancellation (if not theretofore fully drawn) and any unapplied Draw Proceeds will be applied in accordance with Sections 18.4(a), (b), (c) and (d) hereof. If it is
determined or adjudicated by a court of competent jurisdiction that Landlord was not entitled to draw on the Letter of Credit (i.e., has wrongfully drawn on the Letter of Credit when there has not been a Draw Event), Tenant may, as its sole
and exclusive remedy, cause Landlord to (x) deliver the prior original Letter of Credit to Issuer for cancellation (if not theretofore fully drawn), (y) return to Issuer the amount of the Draw Proceeds which the court determines Landlord was
not entitled to draw, and (z) reimburse Tenant for all out-of-pocket fees, costs and interest expenses actually incurred by Tenant as a direct result of
Landlord’s draw on the Letter of Credit; provided, however, that Tenant may exercise its exclusive remedy only after Tenant has cured all defaults under this Lease and has also caused a replacement Letter of Credit complying with
Section 18.1 hereof to be issued and delivered to Landlord. Landlord will not be liable for any other actual damages or any indirect, consequential, special or punitive damages incurred by Tenant in connection with either a draw by Landlord on
the Letter of Credit or the use or application by Landlord of the Draw Proceeds. Nothing in this Lease or in the Letter of Credit will confer upon Tenant any property right or interest in any Draw Proceeds; provided, however, that any unapplied
portion of the Draw Proceeds shall be returned to Tenant by Landlord following the end of the Term. 
 18.5 Renewal and Replacement.
The Letter of Credit must provide that it will be automatically renewed unless Issuer provides written notice of non-renewal to Landlord at least 30 days prior to the expiration date of the Letter of Credit.
If written notice of non-renewal is received from Issuer, Tenant must renew the Letter of Credit or replace it with a new Letter of Credit, at least ten Business Days prior to the stated expiration date of the
then-current Letter of Credit. Any renewal or replacement Letter of Credit must meet the criteria set forth in Section 18.1 hereof, and must have a term commencing at least one day prior to the stated expiration date of the immediately prior
Letter of Credit. Failure to provide a renewal or replacement Letter of Credit as provided above will, at Landlord’s election, be an Event of Default under 

  
 36 

 
this Lease. Notwithstanding the foregoing, Landlord acknowledges and agrees that Tenant shall have the right, from time to time throughout the Term of this Lease, to deliver to Landlord a
substitute Letter of Credit hereunder, the form and substance of which substitute Letter of Credit shall be subject to Landlord’s reasonable approval and the terms of this Article 18. Upon Tenant’s written request from time to time,
Landlord shall provide Tenant with a letter confirming the then-current Letter of Credit amount (including the amount of any actual increases and reductions with respect thereto). 

18.6 Issuer Quality Event. If an Issuer Quality Event occurs, Tenant, upon 30 days prior written notice from Landlord, must, at its own
cost and expense, provide Landlord with a replacement Letter of Credit meeting all of the requirements of Section 18.1 hereof. The term “Issuer Quality Event” means Issuer fails to meet the criteria set forth in
Section 18.1(a) hereof. 
 18.7 Additional Agreements of Tenant. Tenant expressly acknowledges and agrees as follows: 

 

	 	(a)	 the Letter of Credit constitutes a separate and independent contract between Landlord and Issuer, and Tenant
has no right to submit a draw to Issuer under the Letter of Credit; 

  

	 	(b)	 Tenant is not a third-party beneficiary of the contractual relationship between Landlord and Issuer established
by the Letter of Credit, and Landlord’s ability to either draw under the Letter of Credit for the full or any partial amount thereof or to apply Draw Proceeds may not, in any way, be conditioned, restricted, limited, altered, impaired or
discharged by virtue of any Laws to the contrary, including, without limitation, any Laws that restrict, limit, alter, impair, discharge or otherwise affect any liability that Tenant may have under this Lease or any claim that Landlord has or may
have against Tenant; 

  

	 	(c)	 neither the Letter of Credit nor any Draw Proceeds will be or become the property of Tenant, and Tenant does
not and will not have any property right or interest therein; 

  

	 	(d)	 Tenant is not entitled to any interest on any Draw Proceeds; 

 

	 	(e)	 neither the Letter of Credit nor any Draw Proceeds constitute an advance payment of Rent, security deposit or
rental deposit; 

  

	 	(f)	 neither the Letter of Credit nor any Draw Proceeds constitute a measure of Landlord’s damages resulting
from any Draw Event, Event of Default or other breach, failure or default (past, present or future) under this Lease; and 

  

	 	(g)	 Tenant will cooperate with Landlord, at Tenant’s sole cost and expense, in promptly executing and
delivering to Landlord all modifications, amendments, renewals, extensions and replacements of the Letter of Credit, as Landlord may reasonably request to carry out the terms and conditions of this Article 18. 

18.8 Restrictions on Tenant Actions. Tenant hereby irrevocably waives any and all rights and claims that it may otherwise have at law or
in equity, to contest, enjoin, interfere with, restrict or limit, in any way whatsoever, any requests or demands by Landlord to Issuer for a draw or payment to Landlord under the Letter of Credit. If Tenant, or any person or entity on Tenant’s
behalf or at Tenant’s discretion, brings any proceeding or action to contest, enjoin, interfere with, restrict or limit, in any way whatsoever, any one or more draw requests or payments under the Letter of Credit, Tenant will be liable for any
and all direct and indirect damages resulting therefrom or arising in connection therewith, including, without limitation, reasonable attorneys’ fees and costs. 

  
 37 

 18.9 Cancellation After End of Term. Provided that no Draw Event, Event of Default,
or other breach or default under this Lease then exists, Landlord will deliver the Letter of Credit to the Issuer for cancellation within 45 days after Tenant surrenders the Premises to Landlord upon the expiration of the Term. 

18.10 Reductions. Provided that no Event of Default or Draw Event has theretofore occurred or then exists, then beginning on the first
anniversary of the Commencement Date, and on each anniversary thereafter, Tenant may cause to be issued and delivered to Landlord a substitute Letter of Credit that is in a face amount that is 15% less than the face amount of the then-current Letter
of Credit that is being replaced. In addition, notwithstanding the preceding sentence to the contrary, provided that no Event of Default or Draw Event has theretofore occurred or then exists, and also provided that Tenant then satisfies all (and not
fewer than all) of the Letter of Credit Financial Conditions, then at any time after the third anniversary of the Commencement Date, Tenant will also have the one-time right to cause to be issued and delivered
to Landlord a substitute Letter of Credit that is in a face amount that is 15% less than the face amount of the then-current Letter of Credit that is being replaced. Landlord agrees to execute any documents reasonably requested by the issuer of the
Letter of Credit (provided such documents are factually accurate and provided further that the subject reduction is permitted under the terms of this Section 18.10) within ten Business Days after receipt of written request from Tenant or such
issuer in order to accomplish such reductions. Landlord’s failure to timely execute and deliver any such documents shall be a default under this Lease upon the expiration of five Business Days’ written notice from Tenant that Landlord has
failed to perform such obligation, which second notice shall provide in bold, all-capital letters at the top of such second notice as follows: “LANDLORD’S FAILURE TO EXECUTE THE ATTACHED
DOCUMENTATION REGARDING THE REDUCTION OF THE LETTER OF CREDIT IN ACCORDANCE WITH SECTION 18.10 OF THE LEASE WITHIN FIVE BUSINESS DAYS AFTER RECEIPT OF THIS SECOND NOTICE SHALL BE A DEFAULT BY LANDLORD UNDER THIS LEASE.” Each such substitute
Letter of Credit will constitute a Letter of Credit for all purposes of this Lease. 
 Article 19 — Miscellaneous Provisions 

19.1 Notices. All Notices must be in writing and must be sent by personal delivery, United States registered or certified mail (postage
prepaid) or by an independent overnight courier service, addressed to the addresses specified in the Basic Terms or at such other place as either party may designate to the other party by written notice given in accordance with this
Section 19.1. Notices given by mail are deemed delivered within four Business Days after the party sending the Notice deposits the Notice with the United States Post Office. Notices delivered by courier are deemed delivered on the next Business
Day after the day the party delivering the Notice timely deposits the Notice with the courier for overnight (next day) delivery. Notices delivered by personal delivery are deemed delivered upon receipt or refusal of delivery. 

19.2 Transfer of Landlord’s Interest. If Landlord Transfers (other than for collateral security purposes) its
ownership interest in the Premises, the transferor is automatically relieved of all obligations on the part of Landlord accruing under this Lease from and after the date of the Transfer, provided that (a) the transferee agrees in writing to
assume such obligations, and (b) the transferor delivers or credits to the transferee any funds the transferor holds in which Tenant has an interest (such as a security deposit). Landlord’s covenants and obligations in this Lease bind each
successive Landlord only during and with respect to its respective period of ownership. However, notwithstanding any such Transfer, the transferor remains entitled to the benefits of Tenant’s releases and indemnity and insurance obligations
(and similar obligations) under this Lease with respect to matters arising or accruing during the transferor’s period of ownership. 

  
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 19.3 Successors. Subject to the express provisions of this Lease, the covenants and
agreements contained in this Lease bind and inure to the benefit of Landlord, its successors and assigns, bind Tenant and its successors and assigns and inure to the benefit of Tenant and its permitted successors and assigns. 

19.4 Captions and Interpretation. The captions of the articles and sections of this Lease are to assist the parties in reading this
Lease and are not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular includes the plural and the plural includes the singular. 

19.5 Relationship of Parties. This Lease does not create, between the parties to this Lease, the relationship of principal and agent, or
of partnership or joint venture, or any other association or relationship, other than that of landlord and tenant. 
 19.6 Entire
Agreement; Amendment. The Basic Terms and all exhibits, addenda and schedules attached to this Lease are incorporated into and made a part of this Lease as though fully set forth in this Lease and together with this Lease contain the entire
agreement between the parties with respect to the improvement and leasing of the Premises. All prior and contemporaneous negotiations, including, without limitation, any letters of intent or other proposals and any drafts and related correspondence,
are merged into and superseded by this Lease. No subsequent alteration, amendment, change or addition to this Lease (other than to the Property Rules in accordance with the terms of this Lease) is binding on Landlord or Tenant unless it is in
writing and signed by the party against whom its enforcement is sought. 
 19.7 Severability. If any covenant, condition, provision,
term or agreement of this Lease is, to any extent, held invalid or unenforceable, the remaining portion thereof and all other covenants, conditions, provisions, terms and agreements of this Lease will not be affected by such holding, and will remain
valid and in force to the fullest extent permitted by law. 
 19.8 Landlord’s Limited Liability. Tenant will look
solely to Landlord’s interest in the Property (and any sale, rental, insurance and condemnation proceeds therefrom) for recovering any judgment or collecting any obligation from Landlord or any other Landlord Party. Tenant agrees that neither
Landlord nor any other Landlord Party will be personally liable for any judgment or deficiency decree. In no event is Landlord or any Landlord Party liable to Tenant or any other person for consequential, indirect, special or punitive damages. 

19.9 Survival. All of Landlord’s or Tenant’s obligations under this Lease accruing prior to expiration or other termination of
this Lease, or that this Lease contemplates are to survive termination, will survive the expiration or other termination of this Lease until fully paid and/or performed by the applicable party. Interest on surviving payment obligations will continue
to accrue at the rates stated in this Lease until fully paid. Further, all of Tenant’s and Landlord’s releases and indemnification, defense and hold harmless obligations under this Lease survive the expiration or other termination of this
Lease until any possible Claims to which the same might apply have been absolutely barred by all applicable statutes of limitation. 

19.10 [Intentionally Omitted] 

19.11 Brokers. Landlord and Tenant each represents and warrants to the other that it has not had any dealings with any realtors,
brokers, finders or agents in connection with this Lease (except as may be specifically set forth herein) and each releases and agrees to indemnify the other from and against any Claims based on the failure or alleged failure to pay any realtors,
brokers, finders or agents (other than any brokers specified herein) and from any cost, expense or liability for any compensation, commission or changes claimed by any realtors, brokers, finders or agents (other than any brokers specified herein)
claiming by, through or on behalf of it with respect to this Lease or the negotiation of this Lease. Landlord will pay any brokers named in the Basic Terms in accordance with the applicable agreements executed by Landlord for the Property. 

  
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 19.12 Tenant’s Waiver. To the fullest extent allowable under the
Laws, Tenant agrees that the Landlord Parties are not liable to Tenant or any other person for, and Tenant releases the Landlord Parties from and waives, any and all Claims resulting or arising, directly or indirectly, from (a) any existing or
future breakage, defect, insufficiency, inadequacy, malfunction, interruption, failure, breakdown or similar problem in the Premises or on the Property; (b) any equipment, system or appurtenance becoming out of repair, malfunctioning or failing
to function; or (c) any occurrence, event, situation, Casualty, activity, injury, emergency, condition or happening whatsoever at the Property, regardless of whether insured or insurable. This agreement, waiver and release applies regardless of
whether the Claim arises (i) from personal injury, property damage, or otherwise; (ii) from the act, omission, negligence, fault or misconduct of other tenants or occupants of the Property or any other person whatsoever; and/or
(iii) from Force Majeure, or any other cause or reason whatsoever. Nothing in this Section 19.12, however, relieves Landlord from any liability to Tenant, as provided in this Lease, (A) for the breach of any obligation of Landlord
that is expressly set forth in this Lease; (B) for any Claims which arise out of or result from the gross negligence or willful misconduct of any Landlord Party; or (C) with respect to any remedy of Tenant that may be specifically and
expressly set forth elsewhere in this Lease. 
 19.13 Governing Law. This Lease is governed by, and must be interpreted under, the
internal laws of the State. Any suit against Landlord or Tenant relating to this Lease must be brought in the county in which the Property is located or, if the suit is brought in federal court, in any federal court appropriate for suits arising in
such county; Landlord and Tenant waive the right to bring suit against each other elsewhere. 
 19.14 Time is of the Essence. Time is
of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 
 19.15 Joint
and Several Liability. All parties signing this Lease as Tenant are jointly and severally liable for performing all of Tenant’s obligations under this Lease. 

19.16 Independent Obligations. Except for any right of offset or abatement that may be expressly and specifically set forth in this
Lease, Tenant’s covenants and obligations to pay Rent are independent from any of Landlord’s covenants, obligations, warranties or representations in this Lease. 

19.17 Tenant’s Authority. If Tenant is an entity, Tenant will, within ten Business Days after Landlord’s written
request, deliver to Landlord, a resolution from such entity authorizing the execution and delivery of this Lease. Tenant represents and warrants that and each individual signing this Lease on behalf of Tenant is duly authorized to sign on behalf of
and to bind Tenant and that this Lease is a duly authorized, binding and enforceable obligation of Tenant. 
 19.18 Force Majeure.
Subject to the limitations expressly set forth in Section 1.2.2, which limitations are solely for the purposes set forth in Section 1.2.2, if Landlord or Tenant is delayed in or prevented from performing any obligation under this Lease
(excluding, however, the payment of money) by reason of Force Majeure, Landlord’s or Tenant’s performance of such obligation (as the case may be) will be excused for a period equal to the period of delay actually caused by the Force
Majeure event. 
 19.19 Management. Property Manager is authorized to manage the Property. Landlord appointed Property Manager to act
as Landlord’s agent for leasing, managing and operating the Property. The Property Manager then serving is authorized to take actions and give notices and demands under this Lease on Landlord’s behalf. 

  
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 19.20 Financial Statements. Tenant will, without charge to Landlord, in connection
with any proposed sale or financing of the Property (but not more often than two times during any twelve month period), within ten Business Days after written request by Landlord, deliver to Landlord copies of Tenant’s financial statements
prepared in the ordinary course of business for the then most recently ended fiscal year of Tenant, and for the preceding two fiscal years, certified, in writing, by Tenant’s chief executive officer or chief financial officer; provided,
however, as a condition precedent to Tenant’s delivery, Landlord and the party requesting such information shall execute a commercially reasonable form of confidentiality agreement with respect thereto. The aforesaid financial statements must
be prepared according to generally accepted accounting principles consistently applied and must include, without limitation, Tenant’s balance sheet, income statement, cash flow statement, statement of sources and uses and such other statements
reasonably requested by Landlord. Such financial statements must also be certified by an independent certified public accountant or by Tenant’s chief financial officer that the same are a true, complete and correct statement of Tenant’s
financial condition as of the date of such financial statements. 
 19.21 No Recording. Tenant will not record this Lease or any
memorandum of this Lease.. 
 19.22 Nondisclosure of Lease Terms. The terms and conditions of this Lease constitute proprietary
information of Landlord that Tenant will keep confidential. Tenant’s disclosure of the terms and conditions of this Lease could adversely affect Landlord’s ability to negotiate other leases and impair Landlord’s relationship with
other tenants. Accordingly, Tenant will not, directly or indirectly, disclose the terms and conditions of this Lease to any other tenant or prospective tenant of the Property or to any other person or entity other than Tenant’s employees,
accountants, attorneys, real estate consultants and agents who have a legitimate need to know such information (and who will also keep the same in confidence) unless, and only to the extent, any such disclosure is required by law or appropriate
judicial order. 
 19.23 Construction of Lease and Terms. The terms and provisions of this Lease are the result of negotiations
between Landlord and Tenant, each of which are sophisticated parties and each of which has been represented or been given the opportunity to be represented by legal counsel and/or other advisors of its own choosing, and neither of which has acted
under any duress or compulsion, whether legal, economic or otherwise. Consequently, the terms and provisions of this Lease are to be interpreted and construed in accordance with their usual and customary meanings, and Landlord and Tenant each waive
the application of any rule of law that ambiguous or conflicting terms or provisions are to be interpreted or construed against the party who drafted the same. Landlord’s submission of this instrument to Tenant in draft or final form for
examination or signature does not constitute any reservation of, or agreement or option to lease, the Premises. When executed by Tenant and delivered to Landlord, this Lease will be construed as an offer from Tenant to lease the Premises on the
terms set forth in this Lease. Tenant’s offer to lease may be accepted, and a binding agreement between Tenant and Landlord created, only by Landlord’s execution of this Lease and delivery of the fully-executed Lease to Tenant. Once so
delivered by Landlord, this Lease will be deemed effective as of the Effective Date. 
 19.24 No Exculpation for Negligence.
Notwithstanding anything in this Lease to the contrary, to the extent that any provision of this Lease is deemed to require either Landlord or Tenant to exculpate the other for the negligence of the other party or the negligent acts of those
claiming by, through or under the other party, in a manner that violates any Laws, then such provision will be deemed to be amended so that negligent acts of the party being exculpated are excluded from the other party’s obligation to
exculpate. 
 19.25 Anti-Terrorism Representation. Neither Tenant nor any of its affiliates or constituents nor, to the actual
knowledge of Tenant, any brokers or other agents of same, have engaged in any dealings or transactions, directly or indirectly, (i) in contravention of any U.S., international or other money laundering regulations or conventions, including
without limitation, the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, the United States International Money 

  
 41 

 
Laundering Abatement and Anti-Terrorist Financing Act of 2001, Trading with the Enemy Act (50 U.S.C. § 1 et seq., as amended), or any foreign asset control regulations of the United States
Treasury Department (31 CFR, Subtitle B, Chapter V, as amended) or any enabling legislation or executive order relating thereto, or (ii) in contravention of Executive Order No. 13224 dated September 24, 2001 issued by the President of
the United States (Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), as may be amended or supplemented from time to time (“Anti-Terrorism Order”) or on
behalf of terrorists or terrorist organizations, including those persons or entities that are included on any relevant lists maintained by the United Nations, North Atlantic Treaty Organization, Organization of Economic Cooperation and Development,
Financial Action Task Force, U.S. Office of Foreign Assets Control, U.S. Securities & Exchange Commission, U.S. Federal Bureau of Investigation, U.S. Central Intelligence Agency, U.S. Internal Revenue Service, or any country or
organization, all as may be amended from time to time. Neither Tenant nor any of its affiliates or constituents nor, to the best of Tenant’s knowledge, any brokers or other agents of same, (i) are or will
be-conducting any business or engaging in any transaction with any person appearing on the U.S. Treasury Department’s Office of Foreign Assets Control list of restrictions and prohibited persons, or
(ii) are a person described in Section 1 of the Anti-Terrorism Order, and, to actual knowledge of Tenant, neither Tenant nor any of its affiliates have engaged in any dealings or transactions, or otherwise been associated with any such
person. If at any time this representation becomes false then it shall be considered a default under the Lease, and Landlord shall have the right to exercise all of the remedies set forth in the Lease upon an Event of a Default or to terminate the
Lease immediately. 
 [Signatures on following page] 

  
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 Landlord and Tenant have each caused this lease to be executed and delivered by their duly
authorized representatives. 
  

			
	Landlord:
	
	PHI Donovan LLC, a Nevada limited liability company
		
	By:	 	 /s/ David Harrison

	Name: David Harrison
	Its:     Manager
	
	Effective Date: November 23, 2016
	
	Tenant:
	
	The Honest Company, Inc., a Delaware corporation
		
	By:	 	 /s/ Sean Kane

	Name: Sean Kane
	Its: President
		
	By:	 	 /s/ David Parker

	Name: David Parker
	Its: CFO/COD

 Exhibit A – Definitions 

“ADA” means the accessibility requirements of Title III of the applicable provisions of the Americans with Disabilities Act
of 1990, as amended. 
 “Additional Rent” means any charge, fee or expense (other than Basic Rent) payable by Tenant under
this Lease, however denoted. 
 “Affiliate” means, with respect to any person or entity, any other person or entity that,
directly or indirectly, controls, is controlled by or is under common control with such person or entity. For purposes of this definition, “control” means possessing the power to direct or cause the direction of the management and policies
of the entity by the ownership of a majority of the voting securities of the entity. 
 “Allowance” will have the meaning
set forth in the Basic Terms. 
 “Alteration” means any change, alteration, addition or improvement to the Premises or
Property. 
 “Audit Costs” will have the meaning set forth in Section 3.5. 

“Bankruptcy Code” means the United States Bankruptcy Code, or any state bankruptcy code, as the same now exists and as the
same may be amended, including, without limitation, any and all rules and regulations issued pursuant to or in connection with the United States Bankruptcy Code now in force or in effect after the Effective Date. 

“Basic Rent” means the basic rent payable by Tenant under this Lease, initially in the amounts specified in the Basic Terms.

 “Basic Terms” means the terms of this Lease identified as the “Basic Terms” located before Article 1.

 “Building” means that certain industrial/warehouse building now existing on the Land. 

“Business Days” means any day other than Saturday, Sunday or a legal holiday in the State. 

“Casualty” means any physical loss, destruction or damage to property that is caused by (a) fire, windstorm, hail,
lightning, vandalism, theft, explosion, collision, accident, flood, earthquake, collapse, or any other peril (including, without limitation, malfunctions or failures of equipment, machinery, sprinkling devices, or air conditioning, heating or
ventilation apparatus; occurrences or presence of water, snow, frost, steam, gas, sewage, sewer backup, odors, noise, hail or excessive heat or cold; broken or falling plaster, ceiling tiles, fixtures or signs; broken glass; or the bursting or
leaking of pipes or plumbing fixtures); or (b) any other event, occurrence, peril or cause whatsoever, whether similar or dissimilar to the foregoing, whether foreseeable or unforeseeable, and regardless of whether covered or coverable by
insurance. “Casualty” does not include reasonable wear and tear to the Premises, Property or Landlord’s Personal Property resulting from the uses permitted under this Lease. 

“Certificate of Occupancy” means a certificate of occupancy, governmental sign-off or
other document, permit or approval (whether conditional, unconditional, temporary or permanent) that must be obtained by Landlord from the appropriate governmental authority as a condition to the lawful initial occupancy by Tenant of the Premises or
any applicable portion thereof 

 “Change Order” means a written order prepared by or on behalf of either
Landlord or Tenant, and signed by both Landlord and Tenant, stating in detail the change in the work, and, if appropriate, the increase or decrease to the scope of work, and any anticipated change in the scheduled date for the construction thereof
or any change in the cost thereof resulting therefrom; provided, however, that any change in the work generally described in the Outline Specifications or the Site Plan, and any revisions in the Issued for Construction Plans (either as initially
proposed’ or as finalized) that would effect a change from the work generally described in the Outline Specifications or the Site Plan, or in the theretofore finalized Issued for Construction Plans, will constitute a Change Order hereunder,
regardless of whether Tenant signs a written order in regard thereto. In the event any Change Order is required (a) 
 by any governmental
agency with jurisdiction over the work, (b) as a result of field conditions that cannot be reasonably avoided, or (iii) to substitute reasonably equivalent materials to avoid unanticipated delays, strikes or shortages, then Landlord will
be authorized to make such changes at Tenant’s sole cost and expense and will provide written notice to Tenant. 
 “Change
Order Costs” means the sum of (a) all actual so-called “hard” construction costs thereof, including, without limitation, the cost of all materials, labor, equipment, hoisting,
insurance, taxes and permits related thereto (all of which will be documented and verifiable); (b) all actual so-called “soft” costs in connection therewith, including, without limitation, all
architect’s, engineer’s and design fees, and all fees and costs relating to the review and approval thereof; (c) the actual cost of all on-site and
off-site project management time and other general conditions in connection therewith; and (d) a commercially reasonable contractors’ fees. All of the aforesaid actual costs will also include,
without limitation, the aggregate of all interest costs actually incurred by Landlord arising in connection with any resultant delays and any and all enforceable payment obligations under those contracts or modifications to contracts entered into by
Landlord or its subcontractors, that are necessary to effectuate the Change Order. 
 “Claims” means all claims, actions,
demands, liabilities, damages, costs, penalties, forfeitures, losses or expenses including, without limitation, reasonable attorneys’ fees and the costs and expenses of enforcing any obligation under this Lease. 

“Commencement Date” means the earlier of (a) Substantial Completion of Tenant’s Improvements in the Premises,
(b) the date Tenant commences business operations in the Premises, or (c) the date Substantial Completion of Tenant’s Improvements in the Premises would have occurred but for Tenant Delay; provided, however, that the Commencement Date
will not be earlier than the Delivery Date specified in the Basic Terms unless Tenant commences business operations in the Premises before such Delivery Date. 

“Common Area” means the parking area, driveways, landscaped areas, Building electrical/sprinkler room, and other areas of the
Property outside of the Premises that Landlord may designate from time to time as common area. 
 “Comparable Projects” has
the meaning set forth in Section 9.3. 
 “Condemning Authority” means any person or entity with a statutory or other
power of eminent domain. 
 “Delivery Date” means the target date for Landlord’s delivery of the Premises to Tenant,
which initially is the delivery date specified in the Basic Terms. 

  
 2 

 “Draw Event” has the meaning set forth in Section 18.3 hereof. 

“Draw Proceeds” has the meaning set forth in Section 18.4 hereof. 

“Effective Date” means the date set forth as such by Landlord when Landlord executes this Lease, as indicated on the
signature page. 
 “Event of Default” means the occurrence of any of the events specified in Section 14.1, or the
occurrence of any other event that this Lease expressly labels as an “Event of Default.” 
 “Fair Market Basic
Rent” means the fair market base rental rate for the Premises for the applicable extension period in relation to comparable (in quality, location and size) space located in the Building and/or the North Las Vegas, Nevada submarket in non-renewal, non-equity transactions, with due consideration given to the following factors regarding the Premises and Tenant, on the one hand, and the comparable space(s) and
tenant(s), on the other hand: (a) the financial condition of the tenant; (b) the location, quality and age of the building(s); (c) the extent and quality of leasehold improvements (existing or to be provided) in the premises; (d) rent
abatements, if any; (e) the location of the premises within the building; (f) the length of the term; (g) the nature and extent of services provided by the landlord; (h) expense stops, if any; (i) any other concessions
given; and (j) other pertinent factors. 
 “First Outside Date” has the meaning set forth in Section 1.2.2. 

“Force Majeure” means acts of God; strikes; lockouts; labor troubles; inability to procure materials; inclement weather;
governmental laws or regulations; casualty; orders or directives of any legislative, administrative, or judicial body or any governmental department; inability to obtain any licenses, permissions or authorities (despite commercially reasonable
pursuit of such licenses, permissions or authorities); and other similar or dissimilar causes beyond Landlord’s reasonable control (including, without limitation, Tenant Delays). 

“Hazardous Materials” means any of the following, in any amount: (a) any petroleum or petroleum product, asbestos in any
form, urea formaldehyde and polychlorinated biphenyls; (b) any radioactive substance; (c) any toxic, infectious, reactive, corrosive, ignitable or flammable chemical or chemical compound; and (d) any chemicals, materials or
substances, whether solid, liquid or gas, defined as or included in the definitions of “hazardous substances,” “hazardous wastes,” “Hazardous materials,” “extremely hazardous wastes,” “ restricted
hazardous wastes,” “toxic substances,” “toxic pollutants,” “solid waste,” or words of similar import in any federal, state or local statute, law, ordinance or regulation now existing or existing on or after the
Effective Date as the same may be interpreted by government offices and agencies, including, without limitation, (i) trichloroethylene, tetrachloroethylene, perchloroethylene and other chlorinated solvents, (ii) oil or any petroleum
products or fractions thereof, (iii) asbestos, (iv) polychlorinated biphenyls, (v) flammable explosives, (vi) urea formaldehyde, (vii) radioactive materials and waste, and (viii) infectious waste. It is the intent of the
parties hereto to construe the term “Hazardous Materials” in its broadest sense. 
 “Hazardous Materials Laws”
means any federal, state or local laws, ordinances, codes, statutes, regulations, administrative rules, policies and orders, and other authority, existing now or in the future, which classify, regulate, list or define Hazardous Materials. 

“HazMat Abatement Event” has the meaning set forth in Section 5.5. 

“HazMat Eligibility Period” has the meaning set forth in Section 5.5. 

  
 3 

 “Independent Arbitrator” has the meaning set forth in Section 1.6.1.

 “Independent CPA” has the meaning set forth in Section 3.5. 

“Issued for Construction Plans” means the final issued for construction working drawings and specifications that Landlord
will initially prepare and submit to Tenant, and that will be finalized in accordance with Section 17.1.2. 
 “Issuer”
has the meaning set forth in Section 18.1(a) hereof. 
 “Issuer Quality Event” has the meaning set forth in
Section 18.6 hereof. 
 “Land” means that certain real property legally described on the attached Exhibit B. 

“Landlord” means only the owner or owners of the Property at the time in question. 

“Landlord Parties” means Landlord, Property Manager, their Affiliates, any mortgage lender regarding the Property, and their
respective officers, directors, partners, shareholders, members, agents, contractors and employees. 
 “Landlord’s
Knowledge,” “to the best of Landlord’s knowledge,” and words of similar import mean will mean the actual knowledge of Keith L. Earnest, Executive Vice President of VanTrust Real Estate, LLC (which is an Affiliate of
Landlord), without independent inquiry or investigation. 
 “Landlord’s Personal Property” means any trade fixtures,
inventory, equipment, vehicles, or other personal property of any type or kind located at or about the Property that is owned or leased by, or is otherwise under the care, custody or control of, Landlord or its agents, employees, contractors, or
invitees. 
 “Landlord’s Unreleased Casualty Claims” means any uninsured loss or deductible amount Landlord incurs as
a result of any Casualty to the Premises, Property or Landlord’s Personal Property that is caused by the negligent acts or omissions of Tenant, up to a maximum of $25,000 (to be increased 3% per year for inflation during the Term) for any
single occurrence. 
 “Laws” means any law, regulation, rule, order, statute or ordinance of any governmental or private
entity in effect on or after the Effective Date and applicable to the Property or the use or occupancy of the Property, including, without limitation, Hazardous Materials Laws, Property Rules and Permitted Encumbrances; provided, however, that with
respect to Landlord’s construction obligations, “Laws” will mean only any applicable building code and the dimensional aspects of any applicable zoning ordinances, except as otherwise expressly provided herein. 

“Lease” means this Warehouse Lease Agreement, as the same may be amended or modified after the Effective Date. 

“Letter of Credit” has the meaning set forth in Section 18.1 hereof. 

“Letter of Credit Financial Conditions” will mean all of the following: 

 

	 	(a)	 Tenant’s annual EBITDA (i.e., earnings before interest, taxes, depreciation and amortization)
margin, determined in accordance with generally accepted accounting principles consistently applied, has been at least 12% for each of Tenant’s immediately preceding two fiscal years (as of the date of the proposed Letter of Credit
substitution); 

  
 4 

	 	(b)	 Tenant’s annual leverage ratio (i.e., total debt-to-EBITDA), determined in accordance with generally accepted accounting principles consistently applied, has not been greater than 2.0 for either of Tenant’s immediately preceding two fiscal years
(as of the date of the proposed Letter of Credit substitution); 

  

	 	(c)	 Tenant’s cash reserves, determined in accordance with generally accepted accounting principles
consistently applied, have not been less than $40,000,000.00 at any time during Tenant’s immediately preceding two-fiscal year period (as of the date of the proposed Letter of Credit substitution);

  

	 	(d)	 Tenant’s annual revenues, determined in accordance with generally accepted accounting principles
consistently applied, have not been less than $400,000,000.00 for either of Tenant’s immediately preceding two fiscal years (as of the date of the proposed Letter of Credit substitution); and 

 

	 	(e)	 Tenant’s tangible shareholders’ equity (i.e., tangible net worth), determined in accordance
with generally accepted accounting principles consistently applied, has not been less than $100,000,000.00 for either of Tenant’s immediately preceding two fiscal years (as of the date of the proposed Letter of Credit substitution).

 “Major Alterations” means Alterations involving any modifications to (a) the structural,
mechanical, electrical, plumbing, fire/life safety or heating, ventilating and air conditioning systems of the Building, or (b) any portion of the Property outside of the interior of the Premises. 

“Maximum Rate” means interest at a per annum rate equal to three percentage points in excess of the “prime
rate” of interest then charged by Bank of America, N.A., Chicago, Illinois (or, if it is not then in existence, its successor, or if neither is then in existence, another reasonably comparable bank selected by Landlord), from the date when
the same is due until the same has been paid, but if such rate exceeds the maximum interest rate permitted by law, such rate will be reduced to the highest rate allowed by law under the circumstances. 

“Mortgage” means any mortgage, deed of trust, security interest, ground lease or other security document of like nature that
at any time may encumber all or any part of the Property and any replacements, renewals, amendments, modifications, extensions or refinancings thereof, and each advance (including future advances) made under any such instrument. 

“Net Rent” means all Rent that Landlord actually receives from any re-letting of all
or any part of the Premises, after first deducting the Re-Entry Costs and any other amounts owed by Tenant to Landlord. 

“Notices” means all notices, deliveries, demands or requests that may be or are required to be given, provided, demanded or
requested by either party to the other as provided in this Lease, excluding communications by Landlord regarding Tenant’s Improvements that are made to the “Tenant Representative” appointed by Tenant under Article 17. 

“Operating Expenses” means, subject to the exclusions listed below, all costs, expenses and charges that Landlord pays or
incurs in connection with managing, maintaining, repairing and operating the Property, as reasonably determined by Landlord, including, without limitation, the following: 
  

	 	(a)	 insurance premiums and deductible amounts under any insurance policy 

 

	 	(b)	 steam, electricity, water, sewer, gas and other utility charges; 

  
 5 

	 	(c)	 lawn care and landscaping; 

 

	 	(d)	 re-painting, re-striping,
seal-coating, cleaning, sweeping, patching and repairing paved surfaces; 

  

	 	(e)	 snow removal; 

  

	 	(f)	 maintenance and repair of the Building and Common Areas; 

 

	 	(g)	 rubbish removal and other services provided to the Property; 

 

	 	(h)	 property association fees, dues and assessments and all payments under any Permitted Encumbrance (except
Mortgages) affecting the Property; 

  

	 	(i)	 wages, benefits and other related costs and expenses payable to and associated with persons at the level of
manager and below whose duties are connected with managing, maintaining, repairing and operating the Property (but only for the portion of such persons’ time allocable to the Property); 

 

	 	(j)	 uniforms, supplies, materials, lighting systems (including bulbs, poles and fixtures) and equipment used in
connection with managing, maintaining, repairing and operating the Property; 

  

	 	(k)	 replacements required for the normal maintenance, repair and operation of the Property; reasonable management
fees (not to exceed 1.5% of gross revenue); 

  

	 	(m)	 capital improvements installed by Landlord either (i) to comply with changes in Laws or the interpretation
or enforcement thereof occurring after the Effective Date, or (ii) with a reasonable expectation of reducing energy costs or other Operating Expenses; provided that in computing Operating Expenses Landlord will amortize the cost of such capital
improvements (including reasonable charges for interest on the unamortized amount) over their useful life (as reasonably determined by Landlord in accordance with generally accepted accounting principles, consistently applied);

  

	 	(n)	 costs, expenses and charges incurred by Landlord in connection with public rights of way or other public
facilities, easements or other appurtenances to the Property; and 

  

	 	(o)	 such other costs, expenses and charges as may ordinarily be incurred in connection with managing, maintaining,
repairing and operating an industrial/warehouse complex similar to the Property. 

 “Operating Expenses”
do not include the following: 
  

	 	(aa)	 the cost of capital improvements to the Property, except as provided in clause (m) above;

  

	 	(bb)	 marketing costs, leasing commissions and tenant expenses Landlord incurs in connection with leasing or
procuring tenants or renovating space for new or existing tenants; 

  

	 	(cc)	 legal expenses incident to Landlord’s enforcement of any lease; 

 

	 	(dd)	 interest or principal payments on any Mortgage of Landlord (except as allowed under clause (m) above);

  
 6 

	 	(ee)	 any expense for which Landlord is directly reimbursed by another tenant other than as an Operating Expense;

  

	 	(ft)	 the cost of any repairs, restoration or other work for which Landlord is directly reimbursed by insurance
proceeds or Taking awards; 

  

	 	(gg)	 any amount paid for products or services to an entity that is an Affiliate of Landlord, but only to the extent
such amount exceeds the fair market value of such services and products; 

  

	 	(hh)	 the costs of any utilities that are separately metered to the Premises or to another tenant’s premises;

  

	 	(ii)	 any costs (including overtime), fines or penalties imposed on Landlord for failing to timely perform its
obligations under this Lease; 

  

	 	(jj)	 salaries and fringe benefits of employees not related to the management, operation, repair or maintenance of
the Property, or to anyone above the level of Property manager; 

  

	 	(kk)	 any rent payable under any ground lease now or hereafter affecting the Property; 

 

	 	(11)	 expenses resulting from any violation by Landlord of the terms of any lease of space in the Building;

  

	 	(mm)	 any bad debt loss, rental loss, or reserves for bad debts or rental loss; 

 

	 	(m)	 costs (other than the cost of routine maintenance and monitoring) of remediation of Hazardous Materials that
are in or on the Property as of the Effective Date and that are classified as Hazardous Materials under Laws in effect as of the Effective Date; 

  

	 	(oo)	 any costs that would allow Landlord a “double recovery” of any other costs for which Landlord is
directly reimbursed other than as an Operating Expense; 

  

	 	(pp)	 costs associated with the acquisition, sale or refinancing of the Property, including, without limitation,
consulting or brokerage commissions, origination fees or points, and interest cost or charges; 

  

	 	(qq)	 costs associated with the acquisition, sale or financing of the fee, ground lease, air rights or development
rights with respect to the Property; 

  

	 	(rr)	 costs arising from the gross negligence or willful misconduct of Landlord; 

 

	 	(ss)	 Landlord’s charitable or political contributions; 

 

	 	(tt)	 accounting fees related to acquisition, construction or sale with respect to the Property (it being
acknowledged that accounting fees in connection with leasing the Building shall be included in Operating Expenses); 

  

	 	(uu)	 any reserves; 

  
 7 

	 	(vv)	 costs associated with the operation of the business of the entity which constitutes the Landlord, as the same
are distinguished from the costs of operation of the Property, including partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant may be in issue), costs of selling, syndicating,
financing, mortgaging or hypothecating any of Landlord’s interest in the Property, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other
tenants or occupants; 

  

	 	(ww)	 rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment
(i) which are not commercially reasonable either as to type or amount (based upon the practices of landlords of Comparable Projects), and (ii) the cost of which, if purchased, would be excluded from Operating Expenses as a capital cost,
except equipment not affixed to the Property which is used in providing janitorial or similar services and, further excepting from this exclusion, such equipment rented or leased to remedy or ameliorate an emergency condition in the Property;

  

	 	(xx)	 insurance deductibles in excess of customary deductible amounts carried by landlords of the Comparable
Projects, provided, however, that in connection with any insurance deductible amounts included in Operating Expenses as a result of an earthquake which are for items otherwise classified as capital items, such amounts shall be amortized into
Operating Expenses over a period of fifteen (15) years; 

  

	 	(yy)	 advertising and promotional expenses and costs of signs in or on the Property exclusively identifying the owner
of the Property; 

  

	 	(zz)	 costs due to violations of any Permitted Encumbrances pertaining to the sharing of costs by the Property;

  

	 	(aaa)	 legal expenses to prepare any documents that create Permitted Encumbrances; 

 

	 	(bbb)	 the costs of any flowers, gifts, balloons, etc. provided to any prospective tenants, Tenant, other tenants, and
occupants of the Property; 

  

	 	(ccc)	 costs reimbursed to Landlord under any warranty carried by Landlord for the Building and/or the Property, which
warranties Landlord shall use commercially reasonable efforts to enforce and such costs of enforcements shall be included in Operating Expenses; and 

  

	 	(ddd)	 penalties and fines of any kind, including non-compliance with any
applicable building or fire code for conditions that are created by any Landlord Party during the Term, and any failure of Landlord to comply with applicable Laws as required under this Lease, in all cases except to the extent caused by Tenant or
any Tenant Party. 

 “Outline Specifications” has the meaning set forth in Section 17.1. 

“Permitted Encumbrances” means all easements, declarations, encumbrances, covenants, conditions, reservations, restrictions
and other matters now or after the Effective Date affecting title to the Property. 
 “Premises” means that certain space
situated in the Building shown and designated on the Site Plan and described in the Basic Terms. 
 “Property” means,
collectively, the Land, Building and all other improvements on the Land. 

  
 8 

 “Property Expenses” means the total amount of Property Taxes and Operating
Expenses due and payable with respect to the Property during any calendar year of the Term. 
 “Property Manager” means the
property manager named in the Basic Terms or any successor property manager Landlord may appoint from time to time to manage the Property. 

“Property Rules” means those certain rules set forth on the attached Exhibit E, as Landlord may amend the same from
time to time. 
 “Property Taxes” means any general real property tax, improvement tax, assessment, special assessment,
reassessment, commercial rental tax, in lieu tax, levy, charge, penalty or similar imposition imposed by any authority having the direct or indirect power to tax, including, without limitation, (a) any city, county, state or federal entity,
(b) any school, agricultural, lighting, drainage or other improvement or special assessment district, (c) any governmental agency, or (d) any private entity having the authority to assess the Property under any of the Permitted
Encumbrances. The term “Property Taxes” includes, without limitation, all charges or burdens of every kind and nature Landlord incurs in connection with using, occupying, owning, operating, leasing or possessing the Property, without
particularizing by any known name and whether any of the foregoing are general, special, ordinary, extraordinary, foreseen or unforeseen; any tax or charge for fire protection, street lighting, streets, sidewalks, road maintenance, refuse, sewer,
water or other services provided to the Property. The term “Property Taxes” will also include, without limitation, any tax payable by Landlord with respect to the Property (and to the extent pertaining to the Property) pursuant to NRS
Chapter 363(C) (Commerce Tax) with respect to this Lease or the Property, or any portion thereof; provided, however, that such Commerce Tax will be allocated among Tenant and any other tenants or occupants making payments to Landlord that are
taxable pursuant to NRS Chapter 363(C) on a pro rata basis based on the ratio of the amounts paid by Landlord and such other tenants or occupants to the total revenue received by Tenant that is subject to such Commerce Tax; provided further,
however, that in no event will the amount payable by Tenant on account of the Commerce Tax exceed $10,000.00 (“Commerce Tax Cap”) in the aggregate with respect to any tax year for which Commerce Tax is calculated; and provided further,
however, that the Commerce Tax Cap will be adjusted proportionately if after the Effective Date, (i) the current (as of the Effective Date) $4,000,000.00 revenue deduction allowed for purposes of computation of the Commerce Tax is adjusted, or
(ii) the Commerce Tax rate applied to calculate the Commerce Tax payable by Landlord is increased or decreased from the amount thereof as of the Effective Date, which the parties acknowledge is 0.25%. The term “Property Taxes” does
not include (i) any excess profits taxes, franchise taxes, gift taxes, capital stock taxes, transfer taxes, excise taxes, special assessments levied against property other than real estate, inheritance and succession taxes, estate taxes,
federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project) unless any such income, franchise, transfer or
profit taxes are in substitution for any Property Taxes payable hereunder, (ii) any items included as Operating Expenses, (iii) any items paid directly by Tenant or other occupants under this Lease or their respective leases, or
(iv) tax penalties, interest or late charges (unless due to Tenant’s late payment under this Lease). If Landlord is entitled to pay, and elects to pay, any of the above listed assessments or charges in installments over a period of two or
more calendar years, then only such installments of the assessments or charges (including interest thereon) as are actually paid in a calendar year will be included within the term “Property Taxes” for such calendar year; provided,
however, that all special assessments which may be paid in installments (without penalty or interest) shall be paid by Landlord in the maximum number of installments permitted by law and not included in Property Taxes except in the year in which the
assessment is actually paid; and provided further, however, that if the prevailing practice in Comparable Projects is to pay such assessments on an early basis, and Landlord pays the same on such basis, such assessments shall be included in Property
Taxes in the year paid by Landlord. 

  
 9 

 “Re-Entry Costs” means all costs
and expenses Landlord incurs re-entering or reletting all or any part of the Premises after an Event of Default, including, without limitation, all costs and expenses Landlord incurs (a) maintaining or
preserving the Premises; (b) recovering possession of the Premises, removing persons and property from the Premises and storing such property (including court costs and reasonable attorneys’ fees); (c) renovating or altering the Premises;
and/or (d) reletting the Premises (including, without limitation, real estate commissions, advertising expenses and similar expenses paid or payable in connection with reletting all or any part of the Premises).
“Re-Entry Costs” also includes the value of free rent and other concessions Landlord gives in connection with re-entering or reletting all or any part of the
Premises. 
 “Rent” means, collectively, Basic Rent and Additional Rent. 

“Rent Tax” means any tax or excise on rents, all other sums and charges required to be paid by Tenant under this Lease, and
gross receipts tax, transaction privilege tax or other tax, however described, that is levied or assessed by the United States of America, the State or any city, municipality or political subdivision thereof, against Landlord in respect to the Basic
Rent, Additional Rent or other charges payable under this Lease or as a result of Landlord’s receipt of such rents or other charges accruing under this Lease; provided, that “Rent Tax” does not include any federal, state or local
income tax or other tax, however denominated, that is applied to or measured by the net income of Landlord. 
 “Request for
Confirmation of Commencement Date Memorandum” has the meaning set forth in Section 1.2.3. 
 “Rooftop
Equipment” has the meaning set forth in Section 4.9. 
 “Second Outside Date” has the meaning set forth in
Section 1.2.2. 
 “Self-Help Notice” has the meaning set forth in Section 7.2.4. 

“Site Plan” has the meaning set forth in the Basic Terms. 

“SNDA” means a commercially reasonable form of subordination, non-disturbance and
attornment agreement to be provided from time to time as set forth in this Lease, wherein (among other things) the Mortgage holder will agree that as long as no Event of Default occurs under this Lease, the holder of the Mortgage will not disturb
Tenant’s rights of possession under this Lease. 
 “State” means the State in which the Property is located. 

“Substantial Completion” means either (a) the date a Certificate of Occupancy (or all approvals required for the
issuance thereof) is obtained for the Premises, thereby allowing Tenant the lawful ability to occupy the Premises, or (b) if a Certificate of Occupancy is not required as a condition to Tenant’s lawful occupancy of the Premises, the date
that the Tenant’s Improvements for the Premises are substantially completed (subject to punch list items), as confirmed in writing by Landlord’s architect; provided, however, that if either (a) or (b) is delayed or prevented because
of any Tenant Delays or work for which Tenant is responsible to perform in the Premises, “Substantial Completion” means the date that all of Landlord’s work that is necessary for either (a) or (b) to occur has been performed,
subject to punch list items (or would have been performed were it not for Tenant Delays) and Landlord has made the Premises available to Tenant for the performance of Tenant’s work (or would have made the Premises so available were it not for
Tenant Delays). 
 “Taking” means the exercise by a Condemning Authority of its power of eminent domain on all or any part
of the Property, either by accepting a deed in lieu of condemnation or by any other manner. 

  
 10 

 “Tenant” means the tenant identified in this Lease and such tenant’s
permitted successors and assigns. In any provision relating to the conduct, acts or omissions of “Tenant,” the term “Tenant” includes the tenant identified in this Lease and such tenant’s agents, employees, contractors,
invitees, successors, assigns and others using the Premises or on the Property with Tenant’s express or implied permission. 

“Tenant Damage” means any loss, destruction or damage to the Premises, Property or Landlord’s Personal Property caused
by (a) gross negligence or reckless or intentionally wrongful acts, omissions or conduct of Tenant, (b) any waste or excessive or unreasonable wear and tear caused or permitted by Tenant, (c) any unauthorized modifications or
Alterations caused or permitted by Tenant; (d) Tenant’s installation or removal of any Alterations or Tenant’s Personal Property; (e) Tenant’s failure to surrender possession of the Premises in accordance with the
requirements of Article 16 hereof; or (f) the negligent acts or omissions of Tenant, but only to the extent of any uninsured loss or deductible amount Landlord incurs as a result thereof, up to a maximum of $25,000 (to be increased 3% per year
for inflation during the Term for any single occurrence). 
 “Tenant Delay” means any delay caused or contributed to by
Tenant, including, without limitation, with respect to Tenant’s Improvements, Tenant’s failure to timely prepare or approve a space plan for Tenant’s Improvements, Tenant’s failure to timely prepare or approve the Issued for
Construction Plans, and any delay from any revisions Tenant proposes to the approved Issued for Construction Plans; provided, however, Landlord will use commercially reasonable efforts to notify Tenant of any Tenant Delay promptly after Landlord has
actual knowledge thereof. 
 “Tenant Parties” means the tenant identified in this Lease, its Affiliates, and their
respective officers, directors, partners, shareholders, members and employees. 
 “Tenant’s Improvements” means those
initial improvements to the office portion of the Premises that are generally described in the space plan attached hereto as Exhibit F, subject to Article 17. 

“Tenant’s Personal Property” means any trade fixtures, inventory, equipment, vehicles, or other personal property of any
type or kind located at or about the Property that is owned or leased by, or is otherwise under the care, custody or control of, Tenant or its agents, employees, contractors, or invitees. For the sake of clarity, Tenant’s Personal Property
includes, without limitation, any and all furniture, fixtures and equipment located in the Premises at any time from or after the Commencement Date, even if the same had previously been owned by a prior tenant or occupant. 

“Tenant’s Share of Property Expenses” means the product obtained by multiplying the amount of Property Expenses for the
period in question by the Tenant’s Share of Property Expenses Percentage. 
 “Tenant’s Share of Property Expenses
Percentage” means the percentage computed by (a) dividing the rentable square feet of the Premises by the total rentable square feet of the Building and (b) multiplying the quotient by 100, and is subject to adjustment from time
to time based on corrective measurement of the Premises or the Building by Landlord. 
 “Tenant’s Unreleased Casualty
Claims” means any uninsured loss or deductible amount Tenant incurs as a result of any Casualty to Tenant’s Personal Property that is caused by the negligent acts or omissions of Landlord or any Landlord Party, up to a maximum of
$25,000 (to be increased 3% per year for inflation during the Term) for any single occurrence. 
 “Tenant Users” means the
Tenant Parties and Tenant’s agents, representatives, contractors, subcontractors, invitees, guests, clients, and any other persons or entities who use, occupy or enter upon the Premises or the Property in connection with Tenant’s use and
occupancy of the Premises. 

  
 11 

 “Term” means the initial term of this Lease specified in the Basic Terms
and, if applicable, any exercised extension period then in effect. 
 “Thirty-Day
Period” has the meaning set forth in Section 1.6.1. 
 “Transfer” means an assignment, mortgage, pledge,
transfer, sublease, license or other encumbrance or conveyance (voluntarily, by operation of law or otherwise) of this Lease or the Premises or any right, title or interest in or created by this Lease or the Premises. The term
“Transfer” also includes any assignment, mortgage, pledge, transfer or other encumbering or disposal (voluntarily, by operation of law or otherwise) of any ownership interest in Tenant that results or could result in a change of
control of Tenant. 
 “Transfer Costs” has the meaning set forth in Section 13.1. 

  
 12 

 Exhibit B — Legal Description of the Land 

WALLACE MORRIS KLINE SURVEYING, LLC 
 Land Survey
Consulting 
 APN:
123-30-801-004,
123-31-502-001,
123-31-602-003 
 OWNER: TOMO
JD LLC, PHI DONOVAN LAND LLC 
 BUILDING 8 AREA 

EXHIBIT “A” 
  

	EXPLANATION:	 THIS DESCRIPTION REPRESENTS THE BUILDING 8 AREA IN SUPPORT OF THE “NORTHGATE SOUTH INDUSTRIAL”
PROJECT. 

 DESCRIPTION 

A PORTION OF THAT CERTAIN GRANT BARGAIN AND SALE DEED RECORDED FEBRUARY 12, 2015 IN BOOK 20150212, AS INSTRUMENT NO. 02261, AND A PORTION OF THAT CERTAIN
GRANT BARGAIN AND SALE DEED RECORDED OCTOBER 11, 2016 IN BOOK 20161011, AS INSTRUMENT NO. 02547, OFFICIAL RECORDS, CLARK COUNTY, NEVADA, LYING WITHIN THE SOUTHEAST QUARTER (SE1/4) OF THE SOUTHEAST QUARTER (SE1/4) OF SECTION 30 AND THE NORTHEAST
QUARTER (NE1/4) OF SECTION 31, TOWNSHIP 19 SOUTH, RANGE 62 EAST, M.D.M., CITY OF NORTH LAS VEGAS, CLARK COUNTY, NEVADA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 

COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER (SE1/4) OF THE SOUTHEAST QUARTER (SE1/4) OF SAID SECTION 30; 

THENCE ALONG THE SOUTH LINE THEREOF, SOUTH 87°16’57” WEST, 536.96 FEET TO THE POINT OF BEGINNING; 

THENCE FROM A POINT TO WHICH A RADIAL LINE BEARS SOUTH 18°06’24” WEST, CURVING TO THE LEFT ALONG AN ARC HAVING A RADIUS OF 695.00 FEET, CONCAVE
NORTHERLY, THROUGH A CENTRAL ANGLE OF 06°13’59”, AN ARC LENGTH OF 75.61 FEET TO A POINT TO WHICH A RADIAL LINE BEARS SOUTH 11°52’24” WEST; 

THENCE SOUTH 12°11’44” WEST, 37.81 FEET; 
 THENCE
CURVING TO THE RIGHT ALONG AN ARC HAVING A RADIUS OF 60.00 FEET, CONCAVE NORTHWESTERLY, THROUGH A CENTRAL ANGLE OF 28°11’06”, AN ARC LENGTH OF 29.52 FEET; 

THENCE SOUTH 40°22’50” WEST, 21.86 FEET; 
 THENCE
SOUTH 49°37’10” EAST, 448.00 FEET; 
 THENCE NORTH 40°22’50” EAST, 17.77 FEET; 

  
 Page 1 of 3 

 APN: 123-30-801.004, 123-31-802-001,
123-31-602-003 
 THENCE CURVING
TO THE RIGHT ALONG AN ARC HAVING A RADIUS OF 60.00 FEET CONCAVE SOUTHEASTERLY, THROUGH A CENTRAL ANGLE OF 50.’51’59”, AN ARC LENGTH OF 53.27 FEET; 

THENCE SOUTH 88’45’11” EAST, 49.40 FEET; 
 THENCE
SOUTH 01°14’49” WEST, 26.92 FEET; 
 THENCE FROM A POINT TO WHICH A RADIAL LINE BEARS NORTH 01’14’49” EAST, CURVING TO THE
RIGHT ALONG AN ARC HAVING A RADIUS OF 10.00 FEET, CONCAVE SOUTHWESTERLY, THROUGH A CENTRAL ANGLE OF 87’47’49”, AN ARC LENGTH OF 15.32 FEET; 

THENCE SOUTH 00°57’22” EAST, 211.72 FEET; 
 THENCE
CURVING TO THE RIGHT ALONG AN ARC HAVING A RADIUS OF 95.00 FEET, CONCAVE WESTERLY, THROUGH A CENTRAL ANGLE OF 19’45’04”, AN ARC LENGTH OF 32.75 FEET TO A POINT OF REVERSE CURVATURE TO WHICH A RADIAL LINE BEARS NORTH
71°12’18’ WEST; 
 THENCE CURVING TO THE LEFT ALONG AN ARC HAVING A RADIUS OF 105.00 FEET, CONCAVE EASTERLY, THROUGH A CENTRAL. ANGLE OF
18’31’53’, AN ARC LENGTH OF 33.96 FEET; 
 THENCE SOUTH 00°15’49” WEST, 183.48 FEET; 

THENCE SOUTH 44’48’42” WEST. 261.55 FEET; 

THENCE SOUTH 45’11’18” EAST, 150.00 FEET; 

THENCE SOUTH 44°48’42” WEST, 371.10 FEET; 
 THENCE
NORTH 49’37’10” WEST, 1,471.61 FEET; 
 THENCE NORTH 40°22’50” EAST, 558.77 FEET; 

THENCE NORTH 40°23’16” EAST, 311.54 FEET; 
 THENCE
CURVING TO THE RIGHT ALONG AN ARC HAVING A RADIUS OF 54.00 FEET, CONCAVE SOUTHERLY, THROUGH A CENTRAL ANGLE OF 90-00’33’ AN ARC LENGTH OF 84.83 FEET; 

THENCE SOUTH 49°36’11” EAST, 128.34 FEET; 

  
 Page 2 of 3 

 APN:
123-30-801-004,
123-31-502-001, 123.31402-003 

THENCE CURVING TO THE LEFT ALONG AN ARC HAVING A RADIUS OF 895.00 FEET, CONCAVE NORTHEASTERLY, THROUGH A CENTRAL ANGLE OF 22°17’75”, AN ARC
LENGTH OF 270.38 FEET TO THE POINT OF BEGINNING. 
 CONTAINING 29.73 ACRES, MORE OR LESS. 

BASIS OF BEARINGS 
 NORTH 00°04’20” WEST,
BEING THE BEARING OF THE WEST LINE OF THE SOUTHWEST QUARTER (SW1/4) OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION 29, TOWNSHIP 19 SOUTH, RANGE 82 EAST, M.D.M., CITY OF NORTH LAS VEGAS, CLARK COUNTY, NEVADA, AS SHOWN BY MAP THEREOF ON FILE IN BOOK 152,
PAGE 18 OF PLATS IN THE CLARK COUNTY RECORDER’S OFFICE, NEVADA. 
 TEX J. BROOKS, PLS 

NEVADA LICENSE NO. 13747 
  
 

 

  
 Page 3 of 3 

 Exhibit C – Site Plan 

 
 

 

 Exhibit D — Commencement Date Memorandum 

Commencement Date Memorandum 

This Commencement Date Memorandum (“Memorandum”) is made and entered into as of _______________, 20_, by and between PHI
Donovan Land, LLC, a Nevada limited liability company, as Landlord, and The Honest Company, Inc., a Delaware corporation, as Tenant. 

Recitals 
 A. Landlord and
Tenant are parties to that certain Warehouse Lease Agreement dated as of November 16, 2016 (“Lease”), relating to certain premises (“Premises”) located in the building commonly known as Donovan Way, North Las
Vegas, Nevada (“Building”). 
 B. All capitalized terms not otherwise defined in this Memorandum have the meanings given
them in the Lease. 
 C. Landlord and Tenant desire to confirm the Commencement Date, the size of the Premises and Building, and
Tenant’s Share of Property Expenses Percentage. 
 Acknowledgments 

Pursuant to Section 1.2 of the Lease and in consideration of the facts set forth in the Recitals, Landlord and Tenant acknowledge and
agree as follows: 
 1. The Commencement Date under the Lease is _______________, 20__. 

2. The Premises contain 570,810 rentable square feet. 

3. The Building contains 570,810 rentable square feet. 

4. The Tenant’s Share of Property Expenses Percentage is 100%. 

[Signatures on following page] 

 Landlord and Tenant have each caused this Memorandum to be executed and delivered by their
duly authorized representatives as of the day and date first written above. This Memorandum may be executed in counterparts, each of which is an original and all of which constitute one instrument. 

 

			
	Landlord:
	
	PHI Donovan Land, LLC, a Nevada limited liability company
		
	By:	 	              

	Its:	 	              

	
	Tenant:
	
	The Honest Company, Inc., a Delaware corporation
		
	By:	 	              

	Its:	 	              

 Exhibit E — Property Rules 

The following Property Rules apply to and govern Tenant’s use of the Premises and Property. Capitalized terms have the meanings given in
the Lease, of which these Property Rules are a part. Tenant is responsible, as and to the extent set forth in the Lease, for all Claims arising from any violation of the Property Rules by Tenant. 

1. No awning or other projection may be attached to the outside walls of the Premises or Property. No curtains, blinds, shades or screens
visible from the exterior of the Premises may be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. Such curtains, blinds, shades, screens or other fixtures must be
of a quality, type, design and color, and attached in a manner, approved by Landlord in writing (which approval shall not be unreasonably withheld, conditioned or delayed). 

2. No sign, lettering, picture, notice or advertisement that is visible from the exterior of the Premises or Property may be installed on or in
the Premises without Landlord’s prior written consent, and then only in such manner, character and style as Landlord may have approved in writing (which consent and approval shall not be unreasonably withheld, conditioned or delayed). 

3. Tenant will not obstruct sidewalks, driveways, parking areas or any other Common Area in and about the Property used in common with other
tenants. 
 4. Tenant will not create or allow obnoxious or harmful fumes, odors, smoke or other discharges that may be offensive to the
other occupants of the Property or neighboring properties, or otherwise create any nuisance. 
 5. The Premises may not be used for cooking
(as opposed to heating of food), lodging, sleeping or for any immoral or illegal purpose. 
 6. Tenant will not make excessive noises, cause
disturbances or vibrations or use or operate any electrical or mechanical devices or other equipment that emit excessive sound or other waves or disturbances or that may be offensive to the other occupants of the Property, or that may unreasonably
interfere with the operation of any device, equipment, computer, video, radio, television broadcasting or reception from or within the Property or elsewhere. 

7. Tenant assumes full responsibility for protecting its space from theft, robbery and pilferage, which includes keeping valuable items locked
up and doors locked and other means of entry to the Premises closed and secured after business hours and at other times the Premises are not in use. 

8. Unless, expressly permitted by Landlord, no additional locks or similar devices may be attached to any door or window and no keys other than
those provided by Landlord may be made for any door. If more than two keys for one lock are desired by the Tenant, Landlord will provide the same upon payment by the Tenant. Upon termination of this Lease or of Tenant’s possession, Tenant will
surrender all keys of the Premises and will explain to Landlord all combination locks on safes, cabinets and vaults. 
 9. If Tenant installs
satellite dishes, antennae or similar equipment, Tenant will first obtain Landlord’s written approval, and comply with Landlord’s instructions in their installation. 

10. The water and wash closets, drinking fountains and other plumbing fixtures will not be used for any purpose other than those for which they
were constructed, and no sweepings, rubbish, rags, coffee grounds or other substances may be thrown therein. 

 11. Tenant will not overload any utilities serving the Premises. 

12. Tenant will not locate or store any equipment, materials, supplies or other property outside of the interior of the Premises. 

13. All loading, unloading, receiving or delivery of goods, supplies, furniture or other items will be made only through entryways provided for
such purposes. 
 14. Canvassing, soliciting, and peddling in or about the Property is prohibited and Tenant will cooperate to prevent the
same. 
 15. Tenant will store all its, trash and garbage in proper receptacles or other facilities for such purpose located in the areas
designated therefor by Landlord. 
 16. Tenant will comply with all safety, fire protection and evacuation procedures and regulations
established by Landlord or any governmental agency. 
 17. Tenant will not park or permit parking in any areas designated by Landlord for
parking by visitors to the Property or for the exclusive use of tenants or other occupants of the Property. 
 18. Parking stickers or any
other device or form of identification supplied by Landlord as a condition of use of the parking facilities will remain the property of Landlord. Such parking identification device must be displayed as requested and may not be mutilated or
obstructed in any manner. Such devices are not transferable and any device in the possession of an unauthorized holder will be void. 
 19.
Parking is prohibited (a) in areas not striped for parking; (b) in aisles; (c) where “no parking” signs are posted; (d) on ramps; (e) in cross-hatched areas; (f) in loading areas; and (g) in such
other areas as may be designated by Landlord. 
 20. All responsibility for damage, loss or theft to vehicles and the contents thereof is
assumed by the person parking their vehicle. 
 21. Landlord reserves the right to refuse parking identification devices and parking rights
to Tenant or any other person who fails to comply with the Property Rules applicable to the parking areas. Any violation of such rule will subject the vehicle to removal, at such person’s expense. 

22. Tenant will be responsible for the observance of all of the Property Rules by Tenant (including, without limitation, all Tenant Users).

 23. Landlord may, from time to time, waive any one or more of these Property Rules for the benefit of Tenant or any other tenant, but no
such waiver by Landlord will be construed as a continuing waiver of such Property Rule(s) in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Property Rule(s) against Tenant or any or all of the tenants of
the Property. 
 24. These Property Rules are in addition to, and will not be construed to in any way modify or amend, in whole or in part,
the other terms, covenants, agreements and conditions of the Lease. In the event of any conflict between these Property Rules and any express term or provision otherwise set forth in the Lease, such other express term or provision of the Lease is
controlling. 

 Exhibit F — Preliminary Outline Specifications 

 SHELL BUILDING SPECIFICATIONS 

FOR 
 Northgate
Distribution Center 
 Building 8 

Lamb Boulevard and Ann Road, North Las Vegas, NV 
  

 
 2525 East Camelback Road, Suite 880 

Phoenix, AZ 85016 

October 31, 2016 

 Exhibit I 

Division 1: General Requirements 
 01 100 -
Project Description 
  

	A.	 This project consists of a 570,810 square foot, 1077’ x 530’ x 36’ clear height, warehouse
distribution building. The clear height at the inside face of the perimeter concrete tilt-up wall will be reduced to 34-0”. 

 

	B.	 Speed Bays/Dock Bays will be 56’ x 60’ for overall length of 1077 If on each side of the building.
Interior bays will be 56’ x 60’ bays for overall length of 520 If from dock doors to dock doors. 

  

	C.	 The project will include a free standing fire suppression pump house, constructed of concrete tilt wall with
steel joist and wood deck covered with .45 mil TPO Roofing. All pump room construction to have a published UL fire rating, and all penetration through the walls and deck will be fire stopped. 

 

	D.	 One fire rated electrical room and demark room, constructed of 5/8” Type X gypsum board on metal studs,
with 1 hour rated deck on metal ceiling joists, at 11’-0” above finish floor will be included. All electrical and demark room construction to have a published UL fire rating, and all penetration
through the walls and deck will be fire stopped. 

  

	E.	 Any improvements will be designed per all state and local code requirements. 

01 102 - Architectural and Engineering 
  

	A.	 Shell building civil, landscaping, architectural and structural design services will be provided. Design of the
HVAC, fire suppression, plumbing and electrical systems will be part of Shell Building for Shell Building scope only. 

  

	B.	 The following pre-design services are included in the project.

  

	 	1.	 Geotechnical Investigation 

 

	 	2.	 Boundary Survey 

  

	 	3.	 Environmental Study 

01 107 - Insurance 
  

	A.	 “All Risk”, Builders Risk insurance will be provided by VanTrust. 

  
 Page 2 

 01 151 - Permits 
  

	A.	 The cost of obtaining the necessary state and local building permits as well as sewer, water tap fees, and any
other required “impact fee” required to obtain a building or site improvement permit is included in the shell building. 

  

	B.	 Building Construction will be by General Contractor who will be required to maintain all licenses required by
the governing jurisdiction. 

 01 171 - Supervision 

 

	A.	 Contractor will provide supervision by a full-time superintendent in the field and a project manager in the
office for shell building. 

  

	B.	 Contractor will provide a detailed design and construction schedule for the project. Updated project schedules
will be generated monthly and will utilize “critical path” modeling for shell building. 

 01 400 - Testing and
inspections 
  

	A.	 Soils and concrete testing will be provided by a qualified and licensed testing laboratory, throughout the
course of the project to insure quality performance of the placement of subgrade materials and concrete. Testing Agency will be required to provide pavement borings after base course is installed. 

 

	B.	 Any special inspections required by the governing building department of municipality will be conducted by
Contractor’s consultant. Contractor will provide 3rd party inspection and oversight for roofing design and installation. 

 01
500 - Temporary Services 
  

	A.	 The following temporary services will be provide for the shell building construction: 

 

	 	1.	 Telephone 

  

	 	2.	 Sanitary Facilities 

  

	 	3.	 Water service 

  

	 	4.	 Electricity 

  

	 	5.	 Project Signage 

  

	 	6.	 Job Trailer 

  

	 	7.	 Cleaning 

  

	 	8.	 Dumpsters 

  

	 	9.	 Temporary Lighting 

  
 Page 3 

 Division 2: Site work 

02 130 - Excavation 
  

	A	 Excavations for foundations, pits and trenches will be made as necessary assuming level grade and normal soil
conditions. Excavations will be made to establish the bottom of all footings below finished grade per local code. 

  

	B.	 Site excavations will be based on a balanced cut/fill site. The building pad will be constructed for 570,810 SF
with slope for drainage. The noted retention basins have been constructed. 

  

	C.	 Any necessary fill material will be placed in accordance with the geotechnical report. 

 

	D.	 Site work will include the following items; 

 

	 	1.	 All Clearing and Grading 

 

	 	2.	 Mass Excavation 

  

	 	3.	 Erosion Control 

  

	 	4.	 Domestic Water 

  

	 	5.	 Sanitary Sewer 

  

	 	6.	 Storm Sewers - storm water to existing swales 

 

	 	7.	 Underground Fire Main 

 

	 	8.	 Construction Staking as necessary for site work completion 

 

	 	9.	 Water and Sewer Tap Fees if applicable 

 

	 	10.	 Temporary Road 

  

	 	11.	 Soil Testing 

Site Utilities 
  

	A.	 Public site utilities to serve the building including sanitary sewer, water, and storm sewer will be provided.

  

	B.	 Tenant’s private utilities including gas, electric, and telephone to serve the building will not be
Included. 

 02 180 - Landscaping 
  

	A.	 Landscaping as required by local Jurisdiction will be Included. 

 

	B.	 Irrigation as required by local Jurisdiction will be included. 

 

	C.	 All disturbed areas will be treated with dust proofing. 

  
 Page 4 

 02 511 - Concrete Pavement 

 

	A.	 All concrete and asphalt paving will be per geotechnical engineer’s report expected traffic, traffic index
and desired pavement life expectancy. 

  

	B.	 Concrete Pavement sections will be coordinated with geo-technical
report and local AHJ. 

 Dock Aprons will be (7.5”) reinforced concrete with #3 rebar at 16” O.C. on
(6”) minimum of properly compacted aggregate base course. 
 Truck Courts and Truck Drive Aisles will be (7.5”) unreinforced
concrete on (6”) minimum of properly compacted aggregate base course at Building 2. 
 Dolly Pads will be (7.5”) reinforced
concrete with #3 rebar at 16” O.C. on (6”) minimum of properly compacted aggregate base course at Building 2. 
  

	C.	 Asphalt Pavement will be coordinated with geo-technical report and
local AHJ. 

  

	 	1.	 Heavy-duty asphalt pavement will be installed in all truck drives and private roads and will
consist of (4.5”) asphalt over (14”) of aggregate base course. 

  

	 	2.	 Fire Lane asphalt pavement will be installed in all fire lanes adjacent to automobile parking and
will consist of (3”) asphalt over (8”) of aggregate base course. 

  

	 	3.	 Licht - duty asphalt pavement will be installed in all passenger car drives and parking areas and
will consist of (2”) of asphalt over (6”) of aggregate base course. 

  

	D.	 Vertical concrete curbs will be provided at the perimeter of all paved parking and drive areas including
integral gutter section when required 

  

	E.	 Striping of the car parking, docks and trailer parking areas is included. 

 

	F.	 Sidewalks will be 4” reinforced concrete on 4” minimum of compacted granular fill.

 Division 3: Concrete 

03 130 - Foundations 
  

	A.	 Concrete foundations will have steel reinforcing and be designed for the loads imposed by the structure.
Standard shallow foundations will be utilized to support the building columns and concrete wall panels. Foundation will be designed in accordance with the recommendations of the geotechnical report. 

  
 Page 5 

	B.	 Concrete will obtain a minimum compressive strength of 4,500 psi in 28 days. 

 

	C.	 Reinforcing steel will have a minimum yield strength or 60,000 psi per ASTM. 

 

	D.	 Exterior footings will be founded (top of) below grade per the Soils Report. Interior footings will be founded
(top of) a minimum of 12” below finished floor. 

 03 223 -
Cast-In-place Concrete Tilt Panels 
  

	A.	 The perimeter of the facility will be load bearing concrete tilt panel walls with’ ,4” reveals. The
panels will have a smooth finish. Lift point covers will be provided, and wood float finish on the interior of the panels. 

  

	B.	 The panel joints will be caulked on both the outside and the inside of the panels, from twelve inches
(12”) below finished grade to top of panels, with a two-part urethane sealant. Round foam mini-cell backer rod will be placed between panel joints prior to caulking. 

03 300 - Cast in Place Concrete 
  

	A.	 Concrete slabs in the building will be seven inch (7”) reinforced concrete placed over a minimum of four
inches (4”) of properly compacted granular fill. Concrete Slab will be reinforced with WWF 12” x 12”, D6.2 x D6.2 mesh reinforcing. Other reinforcing will be as necessary to comply with the geotechnical report. 

 

	B.	 Compressive strength will be 4,500 psi in 28 days. 

 

	C.	 Soft cut control joints will be provided in accordance with American Concrete Institute Standards, and will be
a maximum of 15’ on center. 

  

	D.	 All construction joints will be doweled with #3’s x 36” at 24” O.C. alternating with PNA Diamond
Dowels at 24” O.C. 

  

	E.	 Lateral Tie to Slab for walls will be wrapped with flexible pipe foam insulation. Ensure sufficient coverage to
prevent cracking over the pipe foam insulation. 

  

	F.	 All building slabs will be chemical curing method compatible with Ashford formula. 

  
 Page 6 

	G.	 All building slabs will include application of a hardener/sealer equal to Ashford Formula. Coverage of sealer
will not exceed manufacturers recommended square foot per gallon ratio. 

  

	H.	 Floor Flatness requirements: FF50/11.35 measured in accordance to ASTM E1155. 

 

	I.	 Floor slope to be .4% across long side of the building generally from north to south. 

 

	J.	 Installation of a 15-mil minimum thickness vapor barrier at proposed
office areas and batter charging area will be included. 

 Division 4: Masonry 

This division is not applicable. 
 Division 5:
Metals 
 05 100 - Structural Steel 
  

	A.	 Columns shall be tube steel columns with necessary beams, girders, and bracing. Clear height will be a minimum 32’-0” and 36’-0” from 6” inside the first column bay to the center of the building. 

 

	B.	 All structural steel will be shop primed, gray. 

 

	C.	 Typical bay spacing will be 56’ x 60’. A 56’ x 60’ deep speed bay will be provided along
dock walls. 

  

	D.	 All required anchor bolts and bracing will be included as part of the structural steel package.

  

	E.	 Roof loads will be designed per local code and a minimum of 20 pounds per square foot live load and 13.5 pounds
per square foot dead load. Joist girders will include a minimum of 20 pounds per square foot live load and 15.5 pounds per square foot dead load. MHE Loads have not been included. 

 

	F.	 Additional K-Brace has been included at Grid Line 11 in two locations(C-D & G-H). 

  

	G.	 Roof structure will be designed to provide a minimum roof slope of
1⁄4” per foot. 

  
 Page 7 

	H.	 Coordination of fabrication and installation of joist bearing angles with the precast supplier will be
conducted. 

 05 500 - Miscellaneous Metals 
  

	A.	 Concrete filled pipe bollards, 6” in diameter (schedule 80), and eight (8) feet long are included.
These will be located at the exterior of all drive-in overhead doors, at sprinkler risers, at electrical panels and at other locations required for the project. 4’ tall steel ‘2” guards at each
door track at dock and drive-in doors will be included. 

  

	B.	 Dock stairs will be included as
cast-in-place concrete and shall include 1 W outside diameter pipe hand railings. 

 

	C.	 Dock pit angles will be included at each dock leveler location as part of future tenant improvement. Knock out
panels in concrete tilt panel are included at each pit location location. 

  

	D.	 One (1) freestanding caged roof access ladder with frame for roof access hatch will be included.

  

	E.	 Tube steel canopies at building entries and lower level windows as depicted on building elevations will be
included 

 Division 6: Wood & Plastics 

06 620 - Finish Carpentry 
  

	A.	 Roof structure shall consist of a hybrid panelized roof system consisting of open web steel joist girders and
open web steel roof joist with 2” x 6” DF #2 subpurlins, decked with a minimum 1/2” OSB structural Grade I oriented strand board. Design of the roof structure shall be 13.5 lbs./s.f. dead load and 20 lbs./s.f. live load (reducible by
code). 

  

	B.	 Steel web joist shall be provide with gray primer, 

 

	C.	 Roof structure will be designed to provide a minimum roof slope of %” per foot. 

 

	D.	 Roof framing for skylights will be included. 

 

	E.	 Miscellaneous carpentry and wood blocking will be included as necessary. 

  
 Page 8 

	F.	 Plywood backing panels for electrical and telephone service entries will be provided as required.

 Division 7: Thermal & Moisture Protection 

07 120 - Insulation 
  

	A.	 The roof insulation will be R19 ban insulation with white scrim. 

 

	B.	 Perimeter foundation/slab insulation is not required. 

07 160 - Thermoplastic Polyole/In (TPO) Roof 
  

	A.	 The roof membrane will be a single ply .45 mil, mechanically fastened TPO roof system over 1⁄4” Securerock cover board. The TPO membrane shall be white in color. Roof expansion Joint, as required by manufacturer and manufacturer’s standard details,
will be provided. 

  

	B.	 Roof drainage will be by Interior roof drains at the building’s office locations. Roof drains will drain
through face of curb. The remainder of the roof will drain to exterior down spouts with overflow scuppers as required draining onto the surface of the concrete truck aprons. 

 

	C.	 10-year leak free manufacturer’s warranty for labor and material,
with 55 mph wind speed coverage will be provided. A 20-year manufacturer’s material warranty for failure of the roofing materials will be provided. 

 

	D.	 Walkway pads around the roof access hatch, flashing for mechanical curbs and flashing around the roof hatch
will be included. Tapered insulation where required to provide positive roof drainage will be included. 

 07 192 - Roof Hatch

  

	A.	 One (1) 30” x 48” roof hatch is included. 

07 5122 - Skylights 
  

	A. 4’ x	 8’ dual pane skylights to be installed to achieve a ratio of 2% of the building area. Burglar bars/fall
protection of ‘A” steel bars 6” x 6” on center each way with angle frame will be installed. 

 07 900 - Joint
Sealants 
  

	A.	 The precast panel joints will be caulked on both the outside and the inside of the panels, from twelve inches
(12”) below finished grade to top of panels, with a two-part urethane sealant. Round foam mini-cell backer rod will be placed between panel joints prior to caulking. 

  
 Page 9 

	B.	 Caulking of the saw cut joints in PCCP truck dock apron and PCCP truck court areas will be included.

  

	C.	 Caulking of the construction joints or control joints on the interior warehouse slab on grade is not included.

 Division 8: Doors & Windows 

08 110 - Metal Doors & Frames 
  

	A.	 All exterior man-doors will be
non-insulated, painted, hollow metal twenty-eight (28) 3’-0” x 7’-0” flush face surface panel type set In a
hollow metal welded frame with appropriate hardware and weather stripping. Doors to be provided around the building as required to meet local building and fire codes for high pile storage. Contractor will provide hollow metal fire department access
/ exit doors as required to meet code. 

  

	B.	 A keyed, ANSI Grade I, entry lockset, closer, weather-stripping, sweep, drip and threshold will be provided for
each exterior door. Finish for all hardware will be US 626 or 32D, satin chrome or dull stainless steel. 

 08 146 - Overhead
Sectional Doors 
  

	A.	 Overhead sectional doors will be installed as depicted on the building floor plan and elevations:

  

	 	1.	 43 EA 9’ x 10’ dock doors (manual operation) 

 

	 	2.	 3 EA 12’ x 14’ drive-in doors (manual operation)

  

	B.	 Vertical lift type doors, non-insulated, manually operated, factory
painted primed overhead dock doors shall be provided with heavy duty springs, 3” tracks and 24 gauge steel panel design with an approximate 7” x 24” vision window. 

08 152 - Entrance Doors 
  

	A.	 Glass and aluminum, medium stile office entrance doors as reflected on architectural building elevations will
be included. 

  
 Page 10 

	B	 Entrance doors will have weather-stripping, push, pull, lock, sweep, closer and hinges or pivots.

 08 190 - Glass and Glazing 
  

	A	 Exterior windows, storefront, and curtain wall systems as reflected on the elevations prepared by RJA
Architecture will be provided. System will be commercial grade fixed units with 1” tinted insulated glass and frames with canopy and down lighting at building entries. 

 

	B.	 All exterior glass will be tinted with clear anodized frames. 

Division 9: Finishes 
 09 1900 - Painting

  

	A.	 Pipe bollards, hollow metal doors and frames and exposed miscellaneous metals will receive one coat of primer
and two (2) coats of semi-gloss enamel. 

  

	B.	 All exposed welds and damaged steel during erection will be touched up with gray primer. 

 

	C.	 Concrete tilt panels will be power washed and painted on the exterior with two coats of 100% acrylic latex
paint (equal to SW A-100 — 15 year) (three (3) colors) delineated by panel joints or reveal lines. 

  

	D.	 Interior of the concrete walls will be painted with one (1) coat of white latex paint (equal to SW A-100- 15 year). 

  

	E.	 Painting of the MEP piping is not included. 

 

	F.	 Any drywall walls will receive two (2) coats of latex paint. 

 

	G.	 Interior columns to be painted safety yellow to 12’ height. 

Division 10: Specialties 
  

	A.	 Fire extinguishers will be provided as required by Authority Having Jurisdiction. 

 

	B.	 Knox box will be provided as required by local fire marshal. 

  
 Page 11 

 Division 11: Equipment 

11 160 - Loading Dock Equipment 
  

	A.	 One (1) pair of dock bumpers will be provided at each elevated overhead dock door opening.

  

	B.	 One pair 4’ tall steel “Z” guards will be provided at each door track for dock doors.

  

	C.	 Forty (40) 35,000 LB. (7’-0” X
8’-0”) Mechanical Pit Levelers with 16” lip will be included as . 

 Division
12: Furnishings 
 This division is not applicable. 

Division 13: Special Construction 
 This
division is not applicable. 
 Division 14: Conveying Systems 

This division is not applicable. 
 Division
15: Mechanical 
 15 000 - Systems Description (HVAC) 
  

	A.	 SHELL BUILDING HVAC SYSTEMS; 

 

	 	1.	 The warehouse shell building HVAC systems will be limited to electric space heaters for freeze protection as
required by the AHJ. All other HVAC equipment will be furnished as a part of the tenant improvement work. 

  

	 	2.	 The fire pump house will be provided with electric space heating and cooling. 

 

	 	3.	 The electrical room(s) will be conditioned with split system DX equipment. 

 

	 	4.	 All outside air inlets will be provided with storm proof louvers or hoods to preclude rain water from getting
into the ductwork. Bird screens will be provided. 

  

	 	5.	 Flashed, insulated, weatherproof curbs for the installation of the roof mounted units will be provided

  

	 	6.	 Include all controls/thermostats. 

 

	 	7.	 All direct fired units will be furnished complete with factory installed disconnect switch, convenience
outlets, insulated curb, and thermostat with night setback capabilities. 

  
 Page 12 

	B.	 Smoke Ventilation/Exhaust will be installed as required to meet local codes. 

 

	C.	 Roof top curbs as required will be included as necessary for required equipment. 

15 325 - Standpipe & Sprinkler Systems 

System Classification: 
 Warehouse - (ESFR)
52psi, K17 head / 25.2 head 
  

	A.	 System will be in strict compliance with NFPA and local codes and designed to accommodate Class I through
IV commodities to maximum height of 35’ in Building. System will be designed to meet FM requirements. 

  

	B.	 The sprinkler system will be a wet system and include the following required by 

 

	C.	 the AHJ: 

  

	 	1.	 Water flow detectors for risers 

 

	 	2.	 Tamper switches 

  

	 	3.	 Electric alarm bells with weatherproof back boxes 

 

	 	4.	 Indicator gate valves with tamper switches at risers 

 

	 	5.	 Post indicator valves with tamper switches 

 

	 	6.	 6” FDC check valve 

 

	 	7.	 Diesel fire pump and jockey pumps if required 

 

	 	8.	 Drains and inspectors test connections 

 

	 	9.	 Fire hoses, hose cabinets and extinguishers, as required by code, for unoccupied shell construction.

  

	D.	 All products for fire protection system will be listed or approved by UL or FM. 

15 410 - Plumbing Piping and Specialties 
  

	A.	 The plumbing Systems will be designed according to the following criteria. 

Codes: 
  

			
	Building	  	2012 IBC and Southern Nevada Amendments
	Mechanical	  	2012 UMC and Southern Nevada Amendments
	Plumbing	  	2012 UPC and Southern Nevada Amendments
	Electrical	  	2012 NEC and Southern Nevada Amendments
	Energy Conservation	  	2012 IECC
	Fire Protection	  	2012 Clark County Fire Code with Southern Nevada Amendments and Nevada State Fire Marshal Regulations

  
 Page 13 

	B.	 Domestic Water System: 

 

	 	1.	 Building’s domestic water main will be metered and exit at a single point, five feet beyond the exterior
walls for connection to the civil on-site utility system. A pressure-regulating valve set at 78 psi will be provided at the buildings’ water service entry to mitigate any possible high pressure surges
from the on-site utility mains. 

  

	 	2.	 The distribution piping system will be sized at 3 psi/100 feet at a maximum of 8 fps, constructed of type
“L” and “K” copper tubing with wrought copper fittings. Underground water lines will be encased in polyethylene wrap for corrosion protection. All valves and fittings will meet ASME and ASTM standards. 

 

	 	3.	 Any exterior piping subject to freezing temperature will be protected with insulation and connected to a heat
trace system, which includes hard wire connection kit and set point thermostat controller. 

  

	 	4.	 Pipe support will be provided at intervals so as to prevent strains and stresses that might result in a failure
of the system from expansion, contraction, structural settlement pipe movement and building movement. 

  

	 	5.	 Water pipes shall be tested in accordance to applicable codes, regulations and ordinances; at minimum test
piping under available site pressure for one hour. Connections shall be made to all utilities brought to the building and all piping systems flushed. 

  

	C.	 Sanitary Drain, Waste and Vent System: 

 

	 	1.	 The building’s sanitary sewer, waste and vent piping distribution will be a “conventional waste and
vent” system and to be constructed of no-hub cast-iron pipe, fittings with no-hub couplings. The below ground piping system will be constructed of schedule 40 solid
wall PVC pipe and solid wall ABS, fittings with solvent joints. Vent pipe through roof shall be sealed with weatherproof flashing constructed of materials compatible with roofing system specified. Vent pipes will be consolidated to reduce the
required number of roof penetrations. 

  

	 	2.	 A three-inch floor drain and a three-inch floor sink will be provided in fire pump house. The floor drain will
be utilized to capture nuisance waste, the floor sink for indirect “testing” waste discharge and HVAC unit condensate. In conjunction with the Electronic trap primer assembly, inline drain trap sealers will be installed in floor drain and
floor sink to maintain trap seals and prevent sewer gases from entering space. 

  

	 	3.	 Condensate piping system from HVAC equipment located in the fire pump house and electrical room will be
constructed of copper type “M” with solder joints, insulated with preformed fiberglass pipe insulation. At cooling coil drain pan connection provide a running trap, with vent same size as branch drain, downstream from trap. Condensate
drains will terminate at approved sanitary receptor. 

  
 Page 14 

	 	4.	 Pipe support will be provided at intervals so as to prevent strains and stresses that might result in a failure
of the system from expansion, contraction, structural settlement pipe movement and building movement. 

  

	 	5.	 Sanitary waste and vent pipes will be tested in accordance to applicable codes, regulations and ordinances; at
minimum test piping under static pressure for one hour. Test piping systems after installation and prior to being put into use, covered or concealed by insulation, backfilling or building construction. Connections shall be made to all utilities
brought to the building and all piping systems flushed. 

  

	 	6.	 A six-inch sanitary mains will exit at six points and extend below
grade, five feet beyond the exterior wall for connection to the civil on-site utility system. The under-slab sanitary sewer lines are included at the four corners and middle of the building. Cleanouts will be
provided to satisfy the code minimum and at intervals to demarcate approximate tenant improvement spaces. 

  

	D.	 Storm Drainage System: 

 

	 	1.	 The buildings’ storm drainage system is designed based on 2.5” rainfall hour per 100 year storm. The
piping distribution will be a “conventional” consisting of a primary roof drainage and secondary overflow roof drainage system. It will discharge above grade and spill to the Civils’ onsite surface drainage system.

  

	 	2.	 Pipe support will be provided at intervals so as to prevent strains and stresses that might result in a failure
of the system from expansion, contraction, structural settlement pipe movement and building movement. 

  

	 	3.	 Storm drain pipes shall be tested in accordance to applicable codes, regulations and ordinances; at minimum
test piping under static pressure for one hour. Test piping systems after installation and prior to being put into use, covered or concealed by insulation, backfilling or building construction. 

 

	 	4.	 The Office area storm drainage system will consist of Interior roof drains and overflow roof drains constructed
of PVC. The storm leaders will be routed down thru floor and discharge through face of curb at multiple points. Round to rectangular transitional outlet will be provided as required. The Warehouse area storm drainage system will consist of exterior
downspout and overflow scupper system constructed of prefabricated/manufactured sheet metal. Vertical downspout will discharge at multiple points 12” above and onto the surface of the concrete truck aprons. Each pair of six-inch roof drain and six-inch overflow drain or vertical downspouts and over flow scuppers are sized to capture a maximum horizontal projected roof area of 16,000 square
feet. 

  

	E.	 Fuel Gas System: 

 

	 	1.	 The projects’ natural-gas service-main to be provided by Southwest
Gas Company. Two gas stub-outs located on opposite sides of the building will be provided. Rough-in for the service-meter and service-regulator, pipe size, location, maintenance clearance and installation
requirements shall be per Gas Utilities recommendation and the Local Authority Having Jurisdiction. 

  

	 	2.	 Gas Piping will be Schedule 40 black steel. 

 

	 	3.	 Any interior gas distribution piping system will be a part of the tenant improvement work.

  
 Page 15 

	F.	 All valves and fittings will meet AWE and ASTM standards. 

Division 16: Electrical 
 1600 - Electrical
Systems Description 
 Site 
  

	A	 LED Independent pole lighting for the parking lot and truck court areas. Average minimum maintained
illumination level for these areas will be about 0.5 for the truck court and 1.0 fc. For the car parking area or as dictated by local codes and ordinances at all car parking and truck court areas. Fixtures will be equal to LSI Industries equivalent
LED area light (XGBM). 

  

	B.	 LED Exterior building perimeter illumination (where not already illuminated by the parking lot and truck court
areas). Average minimum maintained illumination level for these areas will be about 0.5(truck court) to 1.0fc (car parking) or as dictated by local codes and ordinances at all car parking and truck court areas. Such lighting should be of the
wall-mounted type will be equal to LSI Industries equivalent LED Greenbriar wall sconce (GBWM). 

  

	C.	 Exterior lighting will be automatically controlled photo electrically in combination with pre-programmed time clock control (time of day/week/etc.) and with the capacity for manual override. 

  

	D.	 Site lights and poles and exterior building lights to be selected from standard manufacturer colors and per
local ordinances. 

  

	E.	 Pole mounted light fixtures that will include layout and concrete base etc. 

 

	F.	 Recessed can down lights will be provided at the office area entrances as part of shell lighting package.

  

	G.	 Code required exterior exit lighting will be provided. 

  
 Page 16 

 Electrical Service 
  

	A.	 For Building Shell (2) 4,000 amp, 480Y/277 volt, 3P, 4W multi-metered switchboard will be provided.

  

	B.	 (1) 600-amp, 120/208-volt house
panel in the pump room will be provided supplying common area lighting, freeze protection heating and building fire pump loads. Coordination of requirements with approved NV Energy drawings will be conducted. 

 

	C.	 Power to all mechanical systems, fire pumps, and motorized door is included. 

 

	D.	 Provide 110-volt quadraplex receptacles between each dock door and a 110-volt GFI receptacle in the pump room. 

  

	E.	 Two (2) 4” empty conduits for Century Link (LEC) and (2) 2” conduits for Cox Communications from the
building POE to 5’ outside building. Coordination of installation with approved Century Link and Cox utility drawings for shell building will be conducted. 

Shell Lighting 
  

	A.	 Combination exit/emergency lights will be provided to meet code. 

 

	B.	 8’-0” LED Strip fixtures in the fire suppression pump house
as required. 

  

	C.	 4’-0” LED Strip fixtures in the electrical as required.

 Mechanical Equipment Connections 
  

	A.	 Connections to all above-mentioned mechanical equipment and motorized door will be included.

 Fire Alarm System 
  

	A.	 Provide a fire alarm system to monitor flows, tampers and pump status. Fire alarm system to meet code and local
requirements ADA and applicable sections of NFPA 72. 

  
 Page 17 

 ADDITIONAL/MODIFIED SCOPE 

The shell building will also Include the Items Identified on the attached “Exhibit A -Building Specs” in addition to (or, if
applicable, in lieu of) the items identified above in these specifications. 

  
 Page 18 

 

 
 ssssThe Tenant’s Advantage 11726 San Vicente Blvd., Suite 500 aesa.com Lot Angeles, CA 90049 310.207.1700 let 310.207.0930 fax
EXHIBIT A - BUILDING SPECS Office: 13,500 SF. Approximately 5,900 SF main office office areas located at the main building wing and 6,600 SF seasonal entry in opposite wing of the building. The main and seasonal office areas will include a break
room, locker room and restrooms per axle to accommodate 300 employees with the bathrooms included in this SF. 650 SF shipping / receiving office located In center of building with restrooms per code Dock Packages: Forty (40) dock packages to
include: Kelley 35,000 lb. (7’xB mechanical pit levelers with 16” lip) Kelly trailer restraints (Kelly Star 1) Twenty (20) dock lights with swing-arm All dock doors to include windows (Insulated 22- gauge) Power: Underground conduits and
transformers designed to accommodate 4000 Amps to be split between two electrical rooms of 2,000 Amps each with the main gear sections with distribution boards provided for 277/480 volt electrical service. (NOTE: Electrical equipment loads to be
verified by NV Energy which reserves the right to resize electrical transformers based on its determination of true electrical need based on equipment list Tenant needs to provide) Battery charging station for 25 piece of equipment (Landlord
providing 20 Amp 480 Volt non-fused charger hookups for the 25 connections far Tenant equipment) Cooling: Evaporative cooling system rated for 3 air changes per hour HVAC to service 2,000 SF “cool room” with maximum temperature of 75
degrees Lighting: LED warehouse lighting Rated at 25 foot candles 60” above finished floor throughout racking area which is understood to be approximately 60% of the warehouse area Rated at 30 foot candles 60” above finished floor in
detail work area Mise.; Floor scrubber dump Eye wash station located adjacent to battery charging area with emergency shower Interior warehouse walls painted white with columns painted safety yellow Alternatives: 

 

 
 The Tenant’s Advantage cresa.com R-30 Insulation: Additional “Big Ass” fans: MMBO 

 Exhibit G — Form of Letter of Credit 

 
 

 
 DRAFT TUB DRAFT LC IS PROVIDED TO YOU AT YOUR REQUEST AND THERE IS NO OBLIGATION ON OUR PART DESPITE OUR ASSISTANCE IN THE PREPARATION
OF THIS DRAFT LC. THE DRAFT LC IS NOT TO BE CONST RUED AS EVIDENCE OF COMMITMENT ON OUR PART TO ISSUE OR ADVISE SUCH LC’S IN THE FUTURE. NOTH: THIS IS SUGGESTED LANGUAGE ONLY, AND ALL CONDITIONS MAY NOT APPLY TO THE APPLICANT’S LEASE
TRANSACTION. The* Health Company_AMB_11-10-16_2016-11-1664 [VALUE DATE- OUR L/C NO: XXXXXX to APPLICANT. [RECEIVER’S NAME] [APPLICANT NAME] [RECEIVER’S ADDRESS] [APPLICANT ADDRESS] [RECEIVER’S CITY/STATE/Z1P] (APPLICANT
CITY/STATE/ZIP] WE HAVE ESTABLISHED OUR IRREVOCABLE STANDBY LETTER OF CREDIT IN YOUR FAVOR AS DETAILED HEREIN SUBJECT TO SP98 DOCUMENTARY CREDIT NUMBER: XXXXXX DATE OF ISSUE: -VALUE DATE BENEFICIARY: [BENEFICIARY NAME] [BENEFICIARY ADDRESS]
BENEFICIARY CITY/STATE ZIP] Applicant [applicant name) [APPLICANT ADDRESS] [APPLICANT CITY/STATE/ZIP] DATE: AND PLACE OF EXPIRY AT OUR COUNTERS DOCUMENTARY CREDIT AMOUNT USD AVAILABLE WITH: JPMORGAN CHASE BANK, N.A A CHICAGO, USA BY PAYMENT
ADDITIONAL DETAILS: WE HEREBY ISSUE THIS LETTER OF CREDIT FOR THE ACCOUNT OF OBL1GOR. **NAME AND FULL ADDRESS INCLUDING CITY AND STATE** ON BEHALF OF APPLICANT, **NAME**. FUNDS UNDER THIS LETTER OF CREDIT AKE AVAILABLE UPON PRESENTATION OF
BENEFICIARY’S SIGNED AND DATED STATEMENT READING AS FOLLOWS: ‘A DRAW EVENT HAS OCCURRED UNDER THAT CERTAIN LEASE DATED [DATE], INCLUDING ANY AMENDMENTS AND RESTATEMENTS THERETO, BETWEEN [APPLICANT NAME], AS TENANT, AND [BENEFICIARY NAME],
AS LANDLORD (THE ‘LEASE’), FOR PREMISES LOCATED AT [PROPERTY 

  
 Page 1 of 4 

 

 
 DRAFT THIS DRAFT L.C IS PROVIDED TO YOU AT YOUR REQUEST AND THE RE IS NO OBLIGATION ON OUR PART DESPITE OUR ASSISTANCE IN THE
PREPARATION OF THIS DRAFT LC THE DRAFT LC IS NOT TO BE CONSTRUED AS EVIDENCE OF COMMITMENT ON OUR PART TO ISSUE OR ADV ISE SUCH U.”S IN THE FUTURE, ADDRESS). WE HEREBY DEMAND THE AMOUNT OF USD UNDER JPMORGAN CHASE BANK. N.A LETTER OF CREDIT NO
XXXXXX OR WE ARE IN RECEIPT OF NOTICE FROM JPMORGAN CHASE BANK NA THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND [CURRENT EXPIRY DATE) AND [APPLICANT NAME) HAS FAILED TO SUPPLY ACCEPTABLE REPLACEMENT SECURITY WITHIN THE TIME FRAME SPECIFIED
IN THAT CERTAIN LEASE. DATED [DATE), INCLUDING ANY AMENDMENTS AND RESTATEMENTS THERETO BET WHEN [APPLICANT NAME] AS TENANT AND [BENEFICIARY NAME). AS LANDLORD (THE ‘‘LEASE”) FOR PREMISES LOCATED AT [PROPERTY’ ADDRESS| WE HEREBY
DEMAND THE AMOUNT OF USD UNDER JPM CHASE BANK, N.A. LETTER OF CREDIT NO XXXXXX”. IT IS A CONDITION OF THIS LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR ONE YEAR FROM THE PRESENT OR ANY FUTURE EXPIRATION
DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THIS OR ANY FUTURE EXPIRATION DATE WE SHALL SEND NOTICE TO YOU BY REGISTERED MAIL, RETURN RECEIPT REQUESTED. OR BY’ HAND-DELI VERED COURIER THAT WE ELECT NOT TO CONSIDER THIS LETTER OF CREDIT
EXTENDED FOR ANY SUCH ADDITIONAL PERIOD THIS LETTER OF CREDIT WILL NOT BE AUTOMATICALLY EXTENDED BEYOND [— INSERT DATE —| (THE “FINAL EXPIRATION DATE”). PARTIAL AND KE TIP EDRAWINGS ARE PERMITTED THIS LETTER OF CREDIT IS
TRANSFERABLE, BUT ONLY TN ITS ENTIRETY. AND MAY BE SUCCESSIVELY TRANSFERRED TRANSFER OF THIS LET TER OF Credit HE EFFECTED BY US UPON YOUR SUBMISSION OF THIS ORIGINAL LETTER OF CREDIT, INCLUDING ALL AMENDMENTS, IF ANY. ACCOMPANIED BY OUR TRANSFER
REQUEST FORM DULY COMPLETED AND SIGNED. WITH THE SIGNATURE THEREON AUTHENTICATED BY YOUR BANK IF YOU WISH TO TRANSFER THE LETTER OF CREDIT. PLEASE CONTACT US FOR THE FORM WHICH WE SHALL PROVIDE TO YOU UPON YOUR REQUEST IN ANY’ EVENT, THIS
LETTER OF CREDIT MAY NOT BE TRANSFERRED TO ANY’ PERSON OR ENTITY LISTED IN OR OTHERWISE SUBJECT TO, ANY SANCTION OR EMBARGO UNDER ANY APPLICABLE RESTRICTIONS. CHARGES AND FEES RELATED TO SUCH TRANSFER WILL BE FOR THE ACCOUNT OF THE APPLICANT
NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY, DRAWINGS PRESENTED BY FACSIMILE (“FAX-) TO FAX NUMBER 312-233- . OR ALTERNATELY TO FAX NUMBER 312-233- ARE ACCEPTABLE, UNDER TELEPHONE PRE-ADVICE TO 312-385- . OR ALTERNATELY’ TO
1-800-634-1969, PROVIDED THAT SUCH FAX PRESENTATION IS RECEIVED ON OR BEFORE THIs EXPIRY DATE ON THIS INSTRUMENT IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT. IT BEING UNDERSTOOD THAT ANY SUCH FAX PRESENTATION SHALL BE
CONSIDERED THE SOLE OPERATIVE INSTRUMENT OF DRAWING. IN HIE EVENT OF PRESENTATION BY FAX. THE ORIGINAL DOCUMENTS SHOULD NOT ALSO BE PRESENTED THIS LETTER OF CREDIT MAY BE CANCELLED PRIOR TO EXPIRATION PROVIDED THE ORIGINAL LETTER OF CREDIT (AND
AMENDMENTS. IF ANY) ARE RETURNED TO JPMORGAN CHASE BANK, N.A , CHICAGO, IL WITH A STATEMENT SIGNED BY THE BENEFICIARY STATING THAT THE ATTACHED LET TER OF CREDIT IS NO LONGER REQUIRED AND IS BEING RETURNED TO THE ISSUING BANK FOR CANCELLATION

  
 Page 2 of 4 

 

 
 DRAFT THIS DRAFT LC IS PROVIDED TO YOU AT YOUR REQUEST AND THERE IS NO OBLIGATION ON OUR PART DESPITE OUR ASSISTANCE IN THE PREPARATION
OF THlS DRAFT LC THE DRAFT LC IS NOT TO BE CONSTRUED AS EVIDENCE OF COMMITMENT ON (AIR PART TO ISSUE OR ADVISE SUCH LC’S IN THE FUTURE ***** WE ENGAGE WITH YOU THAT PRESENTATIONS MADE UNDER AND IN CONFORMITY WITH THE TERMS AND CONDITIONS OF
THIS CREDIT WILL BE DULY HONORED ON PRESENTATION IF PRESENTED ON OR BEFORE THE EX14RAT1ON AT OUR COUNTERS AT ] 31 SOUTH DEARBORN. 5TH FLOOR, MAIL CODE IL1 4)236, CHICAGO. 60603-5506. ATTN STANDBY LETTER OF CREDIT UNIT. ALL PAYMENTS DUE HEREUNDER
SHALL BE MADE BY WIRE TRANSFER TO THE BENEFICIARY ‘S ACCOUNT PER THEIR INSTRUCTIONS. THE ORIGINAL LETTER OF CREDIT MUST ACCOMPANY THE DOCUMENTS REQUIRED UNDER THIS CREDIT FOR ENDORSEMENT ALL DOCUMENTS PRESENTED MUST BE IN ENGLISH IF THE
UNDERLYING OBLIGATION FALLS UNDER ONE OF THE CATEGORIES SPECIFIED IN BANK’S COMPLIANCE DIRECTIVES, THE FOLLOWING CLAUSE WILL BE ADDED WE MUST COMPLY WITH ALL SANCTIONS, EMBARGO AND OTHER LAWS AND REGULATIONS OF THE U.S AND OF OTHER APPLICABLE
JURISDICTIONS TO THE EXTENT THEY DO NOT CONFLICT WITH SUCH U.S. LAWS AND REGULATIONS (“APPLICABLE RESTRICTIONS ‘) SHOULD DOCUMENTS BE PRESENTED INVOLVING ANY COUNTRY, ENTITY, VESSEL OR INDIVIDUAL LISTED IN OR OTHERWISE SUBJECT TO ANY
APPLICABLE RESTRICTION. WE SHALL NOT BE LIABLE FOR ANY DELAY OR FAILURE TO PAY, PROCESS OR RETURN SUCH DOCUMENTS OR FOR ANY RELATED DISCLOSURE OF INFORMATION THIS LETTER OF CREDIT IS GOVERNED BY. AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE
ESTATE OF NEW YORK, AND, EXCEPT AS OTHERWISE EXPRESSLY STATED HEREIN, TO THE INTERNATIONAL STANDBY PRACTICES, 1CC PUBLICATION NO 590 (THE ‘ISP98*). AND IN THE EVENT OF ANY CONFLICT. THE LAWS OF THE STATE OF NEW YORK WILL CONTROL. WITHOUT REGARD
TO PRINCIPLES OF CONFLICT OF LAWS. PLEASE ADDRESS ALL CORRESPONDENCE REGARDING THIS LETTER OF CREDIT TO THE ATTENTION OF THE STANDBY LETTER OF CREDIT UNIT. 131 SOUTH DEARBORN. 5TH FLOOR. MAIL CODE II.1 -0236. CHICAGO, IL 60603-5506 INCLUDING THE
LETTER OF CREDIT NUMBER MENTIONED ABOVE. FOR TELEPHONE ASSISTANCE. PLEASE CONTACT THE STANDBY CLIENT SERVICE UNIT AT 1-800-634-1969. OR 1-813-432-1210. AND HAVE THIS LETTER OF CREDIT NUMBER AVAILABLE VERY TRULY YOURS, JPMORGAN CHASE BANK, N A
AUTHORIZED SIGNER WE WHEREBY AGREE WITH THE FORMATA17I.ANGUAGHOF THE ABOVE DRAFTED LETTER OF CREDIT, AND WE REQUEST JPMORGAN CHASE BANK, NA TO ISSUE THE LETTER OF CREDIT AS ABOVE DRAFTED [APPLICANT NAME] 

  
 Page 3 of 4 

 

 
 DRAFT THIS DRAFT LC IS PROVIDED TO YOU AT YOUR REQUEST AND IS NO OBLIGATION ON OUR PART DESPITE OUR ASSISTANCE IN THE PREPARATION OF
THIS DRAFT LC THE IE DRAFT LC IS NOT TO BE CONSTRUED AS EVIDENCE OF COMMITMENT ON OUR PART TO ISSUE OR ADVISE SUCH IN THE FUTURE BY NAME AND TITLE; DATE: 

  
 Page 4 of 4 

 Exhibit H — Repair/Restoration Specifications 

 

	1.	 All lighting will be placed into good working order with all
non-functioning bulbs, non-functioning ballasts, and broken lenses replaced. 

  

	2.	 All truck doors and dock levelers will be serviced and placed in good operating order, including, without
limitation, the replacement (if necessary) of any dented truck door panels and adjustment of door tension to insure proper operation. All door panels that are replaced will be painted to match the Building standard. All dock bumpers will be left in
place and secured. 

  

	3.	 All structural steel columns in the warehouse and office will be inspected for damage. These repairs will be
reasonably pre-approved by Landlord prior to implementation. 

  

	4.	 Any systems installed for particular use in the Premises (including, without limitation, warehouse heaters and
exhaust fans, if applicable) will be placed in good working order, including, without limitation, the necessary replacement of any parts. 

  

	5.	 All holes in the sheetrock walls will be repaired. 

 

	6.	 Carpets and vinyl tiles will be cleaned. Vinyl tiles will be stripped, sealed and waxed. 

 

	7.	 Office areas (including, without limitation, the coffee bar, breakroom, restroom areas and interior windows)
will be cleaned. 

  

	8.	 The warehouse will be cleaned, with all inventory and racking removed and the warehouse floor broom-cleaned.
There will be no protrusion of anchors from the warehouse floor (as provided above). Floor striping does not need to be removed from warehouse. Landlord may elect to require Tenant paint any floor striping gray. 

 

	9.	 All exterior windows with cracks or breakage caused by Tenant will be replaced. 

 

	10.	 All electrical systems will be in good working order, including, without limitation, the water heater. Faucets
and toilets will be in good working order. Tenant shall not be responsible for updating any building switchgear. 

  

	11.	 Data wiring shall remain in place. 

 

	12.	 All chiller and copper piping and systems, all exhaust piping and systems, and all mechanical and electrical
connections to Tenant’s equipment will be removed. 

 Exhibit I — Current Rules and Regulations for Third-Party Contractors, Subcontractors
and Suppliers 
 Building Contractor Rules 

Contractor, and all sub-contractors, suppliers, materialmen and others performing services or
providing materials in connection with the subject project (collectively, “Contractors” and individually each, a “Contractor”) shall be advised of the following building rules and regulations (“Contractor
Rules”) concerning their proper conduct within a warehouse/distribution building located on Donovan Way, North Las Vegas, Nevada (“Building”), pursuant to that certain Warehouse Lease Agreement (“Lease”)
dated as of November 16, 2016, between PHI Donovan Land, LLC, a Nevada limited liability company (“Owner”), and The Honest Company, Inc., a Delaware corporation (“Tenant”), pursuant to which Tenant is leasing
all or a portion of the Building (“Premises”); provided, however, in the event of a conflict between the terms of the Lease and these Contractor Rules, the Lease shall control. The building is managed by _______________
(“Manager”). _______________ (“General Contractor”, and a Contractor for purposes hereof) has been engaged by Tenant, or Owner, to complete certain work at the Premises. Manager shall provide each Contractor a copy of
these Contractor Rules. All referenced material, labor, services, taxes, after hours’ costs, shipping, permits, fees or construction and/or other reference processes performed by Contractors, shall be hereinafter referred to as the
“Work.” 
 It is the General Contractor’s responsibility to ensure everyone reads and understands these
Contractor Rules. Ignorance of these Contactor Rules is not a waiver of liability or responsibility. Failure to comply with these Contractor Rules may result in your people being asked to leave the job site. The Contractor is ultimately responsible
for the conduct of all of its Contractors. The signature block on the last page of this Agreement shall act as the written approval by the undersigned Contractor. 
  

	 	1.)	 Prior to starting any Work in the Building, the Contractor, at its sole expense, should have a current
Commercial General Liability Insurance including Owner, Owner’s lender, if Owner has notified General Contractor thereof (“Lender”), Manager and VanTrust Real Estate, LLC (“VTRE”) and all of its subsidiaries,
as additional insureds. The limits of liability on each Contractor’s general liability insurance policies shall be listed on the construction contract, or a minimum of that indicated below (provided, however, that the General Contractor’s
subcontractors will be required only to carry commercially reasonable limits of the following insurance coverages, based on the trade activities of each such subcontractor): 

 

	 	a.)	 Insurance. Contractor will procure and maintain during the term of this Contract, insurance covering all
Contractors and anyone directly or indirectly employed by any of them, issued by an insurance company which has an A.M. Best rating of A- VII or better and is authorized to transact business in the state which
the Building is located (“Qualified Insurer”). All policies are to protect against liabilities arising out of the operations of all Contractors in connection with the Work, including at least the types of insurance set forth herein
in amounts not less than set forth herein, and such other types and amounts of insurance as Owner deems necessary. 

  

	 	b.)	 Commercial General Liability Insurance. Commercial general liability insurance to protect against claims
for bodily injury and property damage arising out of premises operations, products, and completed operations, and advertising and personal injury liability, written on an occurrence basis using ISO Form CG0001 (or its equivalent) with no amendments
to the definition of an insured contract, in limits of not less than $1,000,000 inclusive, per occurrence, and $2,000,000 annual 

	 	
aggregate per project with a $2,000,000 Products/Completed Operations Aggregate, or such higher limits as Owner may require. Completed Operations to remain in force for maintained for the
duration of the applicable statute of repose following project completion. To the extent permitted by applicable law, such policy(ies) shall include a waiver of any right of subrogation of the insurers thereunder against Owner, VTRE, Manager, and
all Lenders. 

  

	 	c.)	 Commercial Automobile Liability Insurance. Commercial automobile liability insurance to include
contractual liability insurance for the indemnities set forth in the applicable contract (“Contract”) covering all owned, non-owned and hired automobiles, in limits of not less than $1,000,000
combined single limit (each accident), or such higher limits as Owner may require. To the extent permitted by applicable law, such policy(ies) shall include a waiver of any right of subrogation of the insurers thereunder against Owner, VTRE, Manager
and all Lenders. 

  

	 	d.)	 Employer’s Liability Insurance and Workers Compensation. Employer’s Liability insurance, with
minimum limits of not less than $1,000,000 bodily injury each accident, $1,000,000 bodily injury by disease policy limit and $1,000,000 bodily injury by disease each employee, and Worker’s Compensation, in form and amount as required by
applicable state law. To the extent permitted by applicable law, such policy shall include a waiver of any right of subrogation of the insurers thereunder against Owner, VTRE, Manager, and all Lenders. 

 

	 	e.)	 Umbrella Liability Insurance. Umbrella liability insurance over the primary general liability,
automobile liability and employer’s liability insurance policies in limits of not less than $5,000,000 inclusive per occurrence, and $5,000,000 annual aggregate, per project, or such higher limits as Owner may require. To the extent permitted
by applicable law, such policy(ies) shall include a waiver of any right of subrogation of the insurers thereunder against Owner, VTRE, Manager, and all Lenders. 

 

	 	f.)	 Builder’s Risk Insurance. Builder’s Risk insurance on a “Special Form” basis
(including collapse) using a completed value (non-reporting) form for full replacement cost covering all work which Contractor is performing and all materials and equipment used or installed in or about the
project, off site and in transit. This insurance shall include: (i) interests of Owner, VTRE, Manager, all tenants, all mortgagees of Owner, all Contractors; and (ii) a mutual release and waiver of subrogation for all parties.

  

	 	g.)	 Certificates. Certificates of insurance must be provided to Owner prior to the start of the Work at the
Premises. Owner, VTRE, Manager, all Lenders, and others who may be required (as evidenced by inclusion in an ACORD Certificate as additional insureds), will be named as primary non-contributing additional
insureds on the insurance coverages described in subsections (a) and (d) above, including completed operations with respect to all matters arising out of the performance of services under the Contract. It is Contractor’s sole
responsibility to procure and maintain insurance covering its personal property located at the Premises. All policies required above shall contain no exclusions for work expressly within Contractor’s scope of work. It is Owner’s sole
responsibility to procure and maintain property insurance covering Owner’s real property where the Premises are located (other than the Work) and Owner’s personal property and the personal property of others located at the Project site
that are under Owner’s care, custody or control. 

  
 2 

	 	2.)	 Contractors working in or about the Building must have prior written approval from Owner before any type of
Work may commence. A list of subcontractors must be provided by Contractor to Owner and Manager along with suitable scheduling and delivery/stocking information before construction begins. Any persons not on the approved Contractor list will be
denied access to the Premises and the Building — no exceptions. This list will include phone numbers and contacts for each Contractor, including home and emergency telephone numbers. 

 

	 	3.)	 An initial walk through of the job between General Contractor, its key subcontractors and Owner representation
(Manager and Manager’s building engineer) will be conducted prior to construction. General Contractor’s superintendent, Manager and Manager’s building engineer will review rules and regulations, as well as check for existing
conditions of the Premises. 

  

	 	4.)	 All Contractors must be licensed in the state in which the Work is performed, and have work experience in
similar commercial properties. Written documentation/certification and previous job references are required prior to the commencement of any type of Work. 

  

	 	5.)	 Where applicable, permits must be obtained, by Contractor, from the City Building Department or other governing
agency prior to the commencement of Work. Permits must be posted at the job site in accordance to the governing body. All construction Work will require a permit. Approval of drawings, details, schedules and the like by Owner or Manager shall not
relieve Contractor from the responsibility for compliance with local, county, state or federal laws, rules, ordinances, or rules and regulations of commissions, boards, or other authorities having jurisdiction. 

 

	 	6.)	 All Contractors shall keep the Premises, the Building and improvements free and clear of all liens arising out
of or claimed by reason of any Work performed, materials furnished or obligations incurred. General Contractor is responsible for the payment of all bills for labor and materials furnished by, or to its subcontractors and itself, in connection with
the Work. 

  

	 	7.)	 No one shall be allowed to endanger the Premises, the Building or its occupants in any manner whatsoever. If
such a situation occurs, General Contractor and all other applicable Contractors shall immediately take steps to correct and eliminate the hazardous condition. In the event that Contractor’s personnel fail to perform in a satisfactory manner,
Owner and Manager reserve the right to immediately take steps to remedy the hazard at Contractor’s sole expense. 

  

	 	8.)	 Contractor is not permitted to post any sign on the job site advertising the name of the Contractor or
subcontractors. 

  

	 	9.)	 It is imperative that good business/professional conduct be maintained by all Contractors’ personnel while
they are at the Premises or the Building, and that they are properly dressed for the environment they are working in and the job being done. Contractor shall not employ any unfit person or anyone not skilled in the task assigned to him. Respect must
be shown to the Building tenants at all times. Rude and obscene behavior (harassment, sexual or otherwise), including foul and abusive language, will not be tolerated. Offenders will be asked to remove themselves from the premises and shall not be
permitted to return. 

  
 3 

	 	10.)	 Intentionally omitted. 

 

	 	11.)	 The hours during which the Work will commence and end each day shall comply with applicable City rules and
guidelines, and other applicable Laws. Contractor shall designate a superintendent to oversee all workmen at all times. Such superintendent may be given access cards and keys, which cards/keys will grant access to the Building for all workmen
associated with the Work. The superintendent issued the cards/keys not permitted to give such cards/keys to any workmen for access to the Building. In no event shall any workmen be unsupervised at any time. 

 

	 	12.)	 When accepting deliveries, Masonite must be laid prior to delivery to protect walls and floor finishes. It is
Contractor’s responsibility to keep all areas outside the Premises clean at all times. 

  

	 	13.)	 Intentionally omitted. 

 

	 	14.)	 No construction waste or debris may be placed in the building dumpster/compactor. Contractor will provide for
removal of waste and debris from the Building at its own expense. If a dumpster is required (space allowing), the location shall be authorized by Owner and Manager, must be in a safe location, and will meet the Building’s standard relating to
aesthetics. It will be the responsibility of Contractor to keep the area around the container neat and orderly daily. It will also be Contractor’s responsibility to place plywood under the dumpster and to take other protective measures to
protect the asphalt and concrete where the dumpster is to be place. It will be important to assure that a trail of debris is not left between the Work areas and refuse container. 

 

	 	15.)	 Construction personnel shall at all times maintain the highest level of project cleanliness. All construction
debris shall be removed on a daily basis and shall never be allowed to produce a fire hazard. In the event that Contractor fails or refuses to keep the Premises free of accumulated waste, Owner and/or Manager reserve the right, but not the
obligation, to enter the Premises and remove the debris, on behalf of Contractor, at Contractor’s expense. In addition, all public areas, i.e., corridors, restrooms. janitor’s closets and the like shall be maintained and kept free
of construction debris, dust and the like. 

  

	 	16.)	 Specific restrooms, which shall be Contractor provided portable toilets, unless agreed to otherwise in writing
by Owner, will be designated for Contractor use. Anyone found using restrooms other than specified (core area restrooms on any floor(s)), or janitorial closets will be subject to immediate dismissal. No one is permitted to use the janitorial closets
without permission. Contractor shall be responsible for stocking and re-stocking of restroom supplies as well as clean-up of the subject restrooms being utilized,
provided such authorization of use has been granted by Owner, throughout the duration of construction. Upon completion of each tenant improvement, Contractor will be responsible for restoring the facility to its original state. All carpeted
corridors will be properly protected by Masonite or carpet mask (Polytech brand only) flush with the base, from the point of entry to the job site to the restroom. Contractor will provide walk-off mats to be
placed at all locations where Contractors enter public areas of the Building. These walk-off mats will be maintained and cleaned daily or more frequently if required, so that construction material is not
transferred unto any other areas of the building. Any flammable or hazardous materials (i.e., paint) may only be stored on premises with permission of Owner and Manager who shall designate an area for such storage. 

  
 4 

	 	17.)	 Pre-filters shall be installed over all return air openings on
floors under construction. If Building filters or equipment requires replacement or cleaning due to construction dust, Contractor will be charged. 

  

	 	18.)	 Contractor should cover air transfers when working next to tenanted space to control the transmission of
dust and dirt. Covering must be removed at the completion of daily construction. All tenant entrance and exit doors must be kept closed to restrict the movement of dust or dirt. Temporary openings with polyurethane must be closed off. Due to
local fire codes, no openings may be made on a tenanted floor to the corridor unless the door to be made on the tenanted floor to the corridor remains closed unless materials are being delivered. All HVAC filters in fan rooms shall also be delivered
in operable condition at time of completion (thus a temporary filter should be added to the existing filter). 

  

	 	19.)	 Electrical Panels must be closed up at the end of each working day. Interior panels can be covered or
barricaded. Doors to all electrical rooms must remain locked when not occupied or protected by barrier. No storage is allowed in the electrical room. DO NOT TAPE OVER LOCKS TO LEAVE DOOR OPEN OR USE ANY MECHANICAL DEVICE TO PROP OPEN. REPEATED
VIOLATIONS WILL BE FINED $500 PER EVENT. 

 INITIAL ________ 

 

	 	20.)	 Any and all safety equipment, such as traffic control, flagmen, barricades, rigging, fire extinguishers, first
aid supplies, and the like, as may be necessary or required by any agency having jurisdiction, shall be the sole responsibility of, and at the expense of, Contractor. It is the responsibility of Contractor to protect all individuals surrounding the
Work area. All liability shall be the responsibility of Contractor. Contractor (and its subcontractors) shall inaugurate and maintain an accident prevention program and an employee safety-training program. Proof of compliance for the state and city
where the Building is located of your safety plan shall be maintained and followed. All employees on the job, regardless of whose direct payroll they are on, shall be required to respond to safety instructions from Contractor’s supervision.
Persons who do not respond shall be removed from the job. Contractor, its subcontractors, labor, agents and invitees shall be responsible for complying with all OSHA rules and regulations, including, without limitation, having all safety, first aid
and Material Safety Data Sheet (MSDS) documentation on the jobsite at the Building. 

  

	 	21.)	 All Contractors are to take precautions to prevent the accidental tripping of the fire alarm system. The
smoke detectors must be covered during working hours and uncovered at the end of the working day. 

 False alarms
shall be fined at: 
  

	 	First offense:	 $200 

	 	Second offense:	 $500 

	 	Third offense:	 $1000 and, at the Owner’s discretion, may terminate Contractor. 

INITIAL ________ 
  

	 	22.)	 No gasoline operated devices, i.e., concrete saws, coring machines, welding machines, and the like,
shall be permitted within the Building. All work requiring such devices shall be by means of electrically operated substitutes. 

  
 5 

	 	23.)	 All approved gas and oxygen canisters shall be properly chained and supported to eliminate all potential
hazards. At the completion of use, said containers shall be removed from the Building. 

  

	 	24.)	 Please contact the Manager to schedule work on the following building systems
24-hours in advance (any disruption of services will be scheduled at Manager’s discretion). 

  

	 	a.)	 Domestic water; 

  

	 	b.)	 Fire alarm or speaker; 

 

	 	c.)	 Electrical tie-ins to base building or the addition of equipment to any
area other than the Premises except sub panels located within the tenant premises; 

  

	 	d.)	 Sprinkler system; 

  

	 	e.)	 Any work that will take place outside the demised tenant space; 

 

	 	f.)	 Work in occupied tenant spaces. This includes any core drilling, plumbing, and electrical, and the like, where
you will enter an adjacent tenant space; 

  

	 	g.)	 With respect to roof access, any corrective work required in conjunction with or as a result of this
Contractor’s scope of work shall be performed by a firm authorized as such by roofing manufacturer (Owner and/or Manager will coordinate with Contractor in determining) for purposes of ensuring that the roofing warranty is not jeopardized in
any way. 

 Note: If a utility or building alarm is turned off for Contractor’s work, Contractor must notify Manager
upon completion so the system can be turned back on as soon as possible. 
  

	 	25.)	 Construction personnel are not permitted to block open stairway doors. These doors provide the fire protection
required by code. A repeated violation of this provision shall be subject to a $500 fine. Doors to janitorial spaces shall be kept closed at all times. 

INITIAL ________ 
  

	 	26.)	 No graffiti or vandalism will be tolerated. Any individual caught in the act shall be immediately removed from
the premises and will not be allowed to return. In addition, all repairs will be at Contractor’s expense. 

  

	 	27.)	 No tobacco smoking or chewing will be permitted in the Building or on the roof. No radios or other
sound producing equipment will be permitted in the Building or on the roof. No eating or drinking will be allowed in the common areas. Building management will either provide a designated smoking area or designate the property to be non-smoking. 

  

	 	28.)	 Intentionally omitted. 

 

	 	29.)	 Wet paint sign must be posted in all public areas when appropriate. 

 

	 	30.)	 All TI Contractors will cooperate with shell building contractor’s air quality reading measurements
as is required by LEED, when applicable. This may include temporary shutdown of activity that jeopardizes air quality readings before and during actual testing of same. 

 

	 	31.)	 Contractor shall provide temporary electrical devices within the Premises for its subcontractor’s use.

  
 6 

	 	32.)	 Contractor shall use reasonable measures to minimize energy consumption in the construction area when possible.
The Building shall pay for normal electrical consumption during the construction process. All lights and equipment must be extinguished at the end of Contractor’s Business Day. In the event that Contractor continues to leave lights and
equipment on during off-hours, Owner reserves the right to receive just compensation for excessive electrical consumption. 

 

	 	33.)	 Contractor/Sub-contractor may park in designated spaces only.
This on-site parking is limited to that which is available on-site. Contractor shall be prepared to make additional arrangements should supplemental parking be
required for any and all workforces working under their contracted scope. Any vehicles found in unauthorized spaces will be subject to posted parking rates, tickets, towing or other steps as may be needed to avoid conflicts with adjacent tenant and
neighbor parking. Specific instructions should be obtained from Manager. 

  

	 	34.)	 No work is to be performed, nor materials stored in any area other than the Premises under construction without
prior authorization. No staging of trucks or materials will be allowed in areas that may affect traffic flow. 

  

	 	35.)	 Rubber wheels are required on all vehicles transporting materials in the Building. 

 

	 	36.)	 All equipment and material will be designed and attached for seismic loading in accordance with governmental
agencies having jurisdiction over the Work. 

 Commencement of any work shall constitute acceptance or contractor will take full
responsibility for the following: 
  

	 	1.	 Communicating these Contractor Rules to all Contractor’s personnel and subcontractors; and

  

	 	2.	 Enforcing these Contractor Rules in regards to employees of Contractor and subcontractors.

 Contractor shall deposit $_________ with Manager prior to commencing any work. The deposit will be held in a non-segregated account of Owner or Manager. Deposit will be refunded along with the final payment, following the successful completion of the Work. In the event that Contractor fails to complete the Work in
compliance with the contract, causes any damage to the Building, fails to pay subcontractors, is fined as described above, or causes any other financial loss to the Owner, then Owner shall have the right to use the deposit in part or in whole to
offset those costs. However, the use of the deposit shall in no way limit the rights of Owner to collect any damages caused by Contractor. 
  

			
	Contractor:
		
	By:	 	              

	Name:	 	          

	Its:	 	              

		
	Date:	 	              

  
 7 

 FIRST AMENDMENT TO WAREHOUSE LEASE AGREEMENT 

THIS FIRST AMENDMENT TO WAREHOUSE LEASE AGREEMENT (this “Amendment”) is made and entered into as of the date of the last
signature to this Amendment (“Amendment Effective Date”), by and between PHI DONOVAN LAND, LLC, a Nevada limited liability company, as “Landlord”, and THE HONEST COMPANY, INC., a Delaware corporation, as
“Tenant”. 
 RECITALS 

A. Landlord and Tenant entered into that certain Warehouse Lease Agreement having an Effective Date of November 23, 2016 (the
“Lease”), in connection with the lease by Tenant of premises consisting of approximately 570,810 square feet of space located in Building 8 of the Northgate Distribution Center, having an address of 5550 Donovan Way, North Las
Vegas, NV 89081 (the “Premises”). 
 B. The parties desire to modify the Lease as hereinafter set forth in this Amendment.

 AGREEMENT 
 NOW,
THEREFORE, in consideration of the mutual promises contained in this Amendment and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged. the parties hereto agree as follows: 

1. Amendment Effective Date; Defined Terms. Except as otherwise provided in this Amendment. the terms and provisions of this Amendment
are effective on the Amendment Effective Date. All capitalized terms used in this Amendment, unless otherwise defined herein, have the same meanings given to them in the Lease 

2. Tenant’s Representative. Notwithstanding the provisions of Section 17.4 of the Lease, Tenant
designates Eric Fetty as the Tenant’s representative having authority to approve the Issued for Construction Plans, request or approve any Change Order, give and receive all notices, consents, approvals and directions regarding Tenant’s
Improvements, and to otherwise act for and bind Tenant in all matters relating to Tenant’s Improvements. 
 3. Full Force and Effect;
Conflicts. Except as otherwise expressly modified in this Amendment, the terms and conditions of the Lease are and shall remain in full force and effect and shall apply to the Premises, as such term is modified by this Amendment. In the event of
any conflict or inconsistency between the terms and provisions of the Lease and the terms and provisions of this Amendment, the terms and provisions of this Amendment shall govern and control. 

4. Counterparts. This Amendment may be executed in any number of counterparts, all of which together constitute one instrument, and each
of which is an original. Delivery of an executed counterpart of a signature page of this Amendment by electronic mail transmission is effective as delivery of an originally executed counterpart of this Amendment. 

 IN WITNESS WHEREOF, the parties have executed this Amendment as of the Amendment Effective
Date. 
  

			
	LANDLORD:
	
	PHI DONOVAN LAND, LLC, a Nevada limited liability
		
	By:	 	 /s/ David M. Harrison

			
	Name:	 	David M. Harrison
	Its:·	 	Manager

 
			
		
	Date Signed:	 	Aug 16, 17
	
	TENANT:
	
	THE HONEST COMPANY, INC., a Delaware corporation

 
			
		
	By:	 	 /s/ Muhammad Shahzad

	Name:	 	Muhammad Shahzad
	Its:·	 	Chief Financial Officer

 
			
		
	Date Signed:	 	8/15/17

  
 2 

 SECOND AMENDMENT TO WAREHOUSE LEASE AGREEMENT 

THIS SECOND AMENDMENT TO WAREHOUSE LEASE AGREEMENT (the “Amendment”) is made and entered into as of the date of the last
signature to this Amendment (the “Amendment Effective Date”), by and between PHI DONOVAN LAND, LLC, a Nevada limited liability company, as “Landlord”, and THE HONEST COMPANY, INC., a Delaware corporation, as
“Tenant”. 
 RECITALS 

A. Landlord and Tenant entered into that certain Warehouse Lease Agreement dated as of November 16, 2016, as amended by the First
Amendment to Warehouse Lease Agreement having an effective date of August 16, 2017 (as amended, the “Lease”), in connection with the lease by Tenant of premises containing approximately 570,810 rentable square feet of space
located at 5550 Donovan Way, North Las Vegas, NV 89081. 
 B. The parties desire to modify the Lease as hereinafter set forth in this
Amendment. 
 AGREEMENT 

NOW, THEREFORE, in consideration of the mutual promises contained in this Amendment for and other good and valuable consideration, the receipt
and adequacy of which is hereby acknowledged, the parties hereto agree as follows: 
 1. Amendment Effective Date; Defined Terms.
Except as otherwise provided in this Amendment, the terms and provisions of this Amendment are effective on the Amendment Effective Date. All capitalized terms used in this Amendment, unless otherwise defined herein, have the same meanings given to
them in the Lease. 
 2. Parking. The first sentence of Section 4.6 of the Lease is deleted and the
following is substituted in its place: “Subject to this Section 4.6, Landlord will make available on the Property a parking area or areas containing spaces for 450 automobiles and 69 semi-trailers, as generally designated on the Site Plan
for the exclusive use of Tenant, and its employees and invitees.” 
 3. Brokers. Tenant represents that Tenant has not dealt with
any brokers in connection with this Amendment and that insofar as Tenant knows, no other broker negotiated or participated in negotiations of this Amendment or is entitled to any commission in connection this Amendment. Landlord represents that
Landlord has dealt with no brokers in connection with this Amendment and that insofar as Landlord knows, no other broker negotiated or participated in negotiations of this Amendment or is entitled to any commission in connection with this Amendment.
Landlord and Tenant agree that no broker is entitled to any commission in connection with this Amendment. Tenant shall defend, indemnify and hold harmless Landlord from and against any and all claims of brokers, finders or any like third party
claiming any right to commission or compensation by or through acts of Tenant in connection herewith. Landlord shall defend, indemnify and hold harmless Tenant from and against any and all claims of brokers, finders or any like third party claiming
any right to commission or compensation by or through acts of Landlord in connection herewith. 
 4. Full Force and Effect; Conflicts.
Except as otherwise expressly modified in this Amendment, the terms and conditions of the Lease are and shall remain in full force and effect and shall apply to the Premises, as such term is modified by this Amendment. In the event of any conflict
or inconsistency between the terms and provisions of the Lease and the terms and provisions of this Amendment, the terms and provisions of this Amendment shall govern and control. 

5. Counterparts. This Amendment may be executed in any number of counterparts, all of which together shall be deemed to constitute one
instrument, and each of which shall be deemed an original. Delivery of an executed counterpart of a signature page of this Amendment by electronic mail transmission (e.g. “pdf” or “tif”) shall be effective as delivery of an
originally executed counterpart of this Amendment. 

  
 1 

 IN WITNESS WHEREOF, the parties have executed this Second Amendment to Warehouse Lease
Agreement as of the Amendment Effective Date. 
  

			
	LANDLORD:
	
	PHI DONOVAN LAND, LLC, a Nevada limited liability company
		
	By:	 	 /s/ David M. Harrison

	Name: David M. Harrison
	Its: Manager
	
	Date Signed: Dec 5, 17
	
	TENANT:
	
	THE HONEST COMPANY, INC., a Delaware corporation
		
	By:	 	 /s/ Craig Gatarz

	Name: Craig Gatarz
	Its: EVP and General Counsel
	
	Date Signed: 11/28/2017

  
 2

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