Document:

EX-10.4

 Exhibit 10.4 

LEASE 
 [BASE YEAR 2017] 

300 LINDENWOOD DRIVE, MALVERN, PA 19355 

BASIC LEASE INFORMATION 
  

			
	Lease Reference Date:	  	January 1, 2017
		
	 Tenant:
	  	 PQ CORPORATION,
 a Pennsylvania
corporation

		
	 Tenant’s Address:
	  	 PQ Corporation
 300 Lindenwood Drive

Malvern, PA 19355
 Attn: William Sichko

Email: Bill.Sichko@pqcorp.com

		
		  	with a copy to:
		
		  	 PQ Corporation
 300 Lindenwood Drive

Malvern, PA 19355
 Attn: Joseph Koscinski

Email: joe.koscinski@pqcorp.com

		
	 Landlord:
	  	 THE REALTY ASSOCIATES FUND X, L.P.,
 a Delaware
limited partnership

		
	 Landlord’s Address:
	  	 c/o TA Realty LLC
 28 State Street, 10th
Floor
 Boston, Massachusetts 02109
 Attn: Asset
Manager

		
	Premises:	  	All of the leasable space within the building (the “Building”) consisting of approximately 33,000 rentable square feet, whose street address is 300 Lindenwood Drive, Malvern, PA 19355 and the land located under the
Building (the “Land”). The Building is located in the complex known as Valleybrooke Office Park, Malvern, PA (the “Complex”). The rentable square footage of the Premises and the Building have been agreed to by
Tenant and Landlord for all purposes and are not subject to further adjustment between the parties except as provided in Sections 14 and 15. Tenant expressly waives any right to challenge such calculation except as provided in Sections 14 and
15.
		
	Term:	  	Effective as of January 1, 2017, (such date being the “Commencement Date”), and ending at 5:00 p.m. on April 30, 2025, subject to extension, adjustment or earlier termination as set forth in the Lease (the
“Term”). The period of January 1, 2017 through April 30, 2025 being referred to as the initial Term.

  
 - i - 

 Basic Rental: 
  

					
	Months	  	Annual Rate
Per R.S.F.*	  	Monthly Amount*
	1/1/17 - 12/31/17	  	$22.75	  	$62,562.50
	1/1/18 - 12/31/18	  	$23.25	  	$63,937.50
	1/1/19 - 12/31/19	  	$23.75	  	$65,312.50
	1/1/20 - 12/31/20	  	$24.25	  	$66,687.50
	1/1/21 - 12/31/21	  	$24.75	  	$68,062.50
	1/1/22 - 12/31/22	  	$25.25	  	$69,437.50
	1/1/23 - 12/31/23	  	$25.75	  	$70,812.50
	1/1/24 - 12/31/24	  	$26.25	  	$72,187.50
	1/1/25 - 4/30/25	  	$26.75	  	$73,562.50

  

			
		  	* Landlord hereby abates the first five (5) consecutive full monthly installments of Basic Rental commencing on the Commencement Date (such period being the “Abatement Period”); provided that during the
Abatement Period and continuing until Landlord’s Work and the Tenant Improvements are substantially complete, Tenant shall pay (i) all electricity for the Premises and all Janitorial Costs (without a Janitorial Stop during the Abatement
Period only) for the portion of the Premises to which janitorial services are provided, and (ii) the Snow Excess accruing during such period based on the portion of the Premises being occupied. If an Event of Default occurs during the Abatement
Period, any remaining Basic Rental abatement shall cease from the date of such Event of Default, and Tenant shall immediately pay to Landlord the unamortized portion of all sums previously abated hereunder.
		
	Security Deposit:	  	None.
		
	Rent:	  	Basic Rental, Basic Cost Excess, Janitorial Excess and Snow Excess and all other sums that Tenant may owe to Landlord under the Lease; provided however, if Tenant elects to perform its own janitorial services then “Rent”
shall not include the Janitorial Excess.
		
	Permitted Use:	  	General office purposes.
		
	Base Year:	  	2017 for the Basic Cost Excess.
		
	Snow Stop:	  	$0.25 per rentable square feet per annum.
		
	Janitorial Stop:	  	$1.00 per rentable square feet per annum (prorated, as appropriate, if janitorial is not provided to the entire Premises for the entire calendar year 2017).
		
	Electrical Costs:	  	Tenant shall contract and timely pay the utility supplier for all electricity.
		
	Initial Liability	  	
	Insurance Amount:	  	$3,000,000
		
	AS-IS:	  	Tenant accepts the Premises in its “AS-IS” condition on the date that this Lease is entered into and acknowledges that Landlord has no obligation to pay or reimburse Tenant
for, or otherwise make, any improvements, alterations or additions to the Premises, except as expressly set forth in this Lease, including, but not limited to Sections 8(e) and 8(f) and Exhibits H-1 and
H-2 attached hereto.
		
	Renewal Option:	  	As set forth on Exhibit F.
		
	Termination Option:	  	As set forth on Exhibit G.

  
 - ii - 

			
	Temporary Swing Space:	  	Notwithstanding anything in this Lease to the contrary, from the date Landlord obtains and delivers to Tenant the Certificate of Occupancy for Tenant to occupy the Temporary Swing Space and continuing through the first to occur of:
(a) seven (7) full calendar months after such date or (b) the date Landlord’s Work and the Tenant Improvements are substantially complete (the “Swing Space Period”), Landlord licenses to Tenant, and Tenant licenses
from Landlord, approximately 18,500 rentable square feet to be designated by Landlord and mutually agreed to by Tenant within the building located at 100 Lindenwood Drive, Malvern, Pennsylvania (the “Temporary Swing Space”). Tenant
accepts the Temporary Swing Space in its condition as of the Commencement Date, subject to all applicable laws, ordinances, and regulations; provided that the Temporary Swing Space shall be delivered broom clean and with all holes in the walls
repaired (whether created by removal of a doorway or otherwise). Landlord shall apply for a temporary certificate of occupancy for the Temporary Swing Space within two (2) business days after the date of full lease execution by both parties,
and shall thereafter diligently pursue obtaining such temporary certificate of occupancy. Tenant acknowledges that Landlord has made no representation or warranty as to the suitability of the Temporary Swing Space for the conduct of Tenant’s
business, and Tenant waives any implied warranty that the Temporary Swing Space is suitable for Tenant’s intended purposes. Tenant’s license of the Temporary Swing Space shall be subject to (and, during the Swing Space Period, Tenant must
comply with) all of the terms and provisions of this Lease, except Tenant shall have no obligation to pay Basic Rental for the Swing Space (except as hereafter provided) during the Swing Space Period, but shall timely vacate and surrender the
Temporary Swing Space at the end of the Swing Space Period, failing which, Tenant shall be in hold over as to the Temporary Swing Space and Tenant must pay (1) during the first thirty (30) days after the end of the Swing Space Period,
Basic Rental for the Temporary Swing Space calculated using the Basic Rental rate for the Premises, pro-rated on a per diem basis for each day after the end of the Swing Space Period when Tenant has not
vacated and surrendered the Temporary Swing Space; and (2) after the first thirty (30) days after the end of the Swing Space Period, Basic Rental for the Temporary Swing Space at 150% of the rate then in effect for the Premises and
Landlord may also pursue a confession of judgment solely for possession of the Temporary Swing Space and not any other damages or remedies, pursuant to the Lease or at law, in equity or otherwise. Landlord acknowledges and agrees that (a) the
foregoing shall be Landlord’s exclusive remedies if Tenant fails to vacate the Temporary Swing Space and (b) Tenant shall not be liable for any special consequential, indirect, exemplary or punitive damages. Landlord shall provide
janitorial services for the Temporary Swing Space. Tenant shall be responsible to reimburse Landlord for all Janitorial Costs (without a Janitorial Stop) for the Temporary Swing Space and the Snow Excess based upon the square footage of the
Temporary Swing Space. Prior to the expiration of the Swing Space Period, Tenant shall remove all furniture, fixtures, equipment and wiring installed by Tenant and repair all damages caused by such removal and restoration. Tenant shall return the
Temporary Swing Space to Landlord in good and broom clean condition, ordinary wear and tear excepted. If substantial completion of Landlord’s Work and the Tenant Improvements are delayed and cannot be completed within the Swing Space Period due
to a force majeure, contractor delay or Landlord’s delay or for any other reason, excluding a Tenant Delay, the Swing Space Period shall automatically be extended until Landlord’s Work and the Tenant Improvements are substantially
complete.
		
		  	[SIGNATURES FOLLOW ON NEXT PAGE]

  

  
 - iii - 

 The foregoing Basic Lease Information is incorporated into and made a part of the Lease
identified above. To the fullest extent possible, the terms and provisions of the Basic Lease Information and the Lease shall be read together so that the terms and provisions of the Basic Lease Information do not conflict with the terms and
provisions of the Lease; provided, however, if any conflict exists between any Basic Lease Information and the Lease, then the Lease shall control. 
  

											
	LANDLORD:	  	TENANT:
		
	THE REALTY ASSOCIATES FUND X, L.P.,	  	PQ CORPORATION,
	a Delaware limited partnership	  	a Pennsylvania corporation
				
	By:	  	Realty Associates Fund X, LLC,	  		  	
		  	 a Delaware limited liability company,

its general partner
	  	By:	  	 /s/ Joseph S. Koscinski

		  		  	Name:	  	Joseph S. Koscinski
		  	  
 By:
	  	  
 TA Realty LLC,
	  	Title:	  	Vice President and General Counsel
		  		  	 a Massachusetts limited liability company,

its manager
	  		  	
						
		  		  	By:	 	 /s/ Heather Hohenthal
	  		  	
		  		  	Name:	 	Heather Hohenthal	  		  	
		  		  	Title:	 	Regional Director	  		  	

  
 - iv - 

 TABLE OF CONTENTS 
  

									
	 1. DEFINITIONS AND BASIC PROVISIONS	  	 	1	 
		
	 2. LEASE GRANT	  	 	1	 
		
	 3. TERM	  	 	1	 
			
	 4. RENT	 		  	 	1	 
			
	 a.
	 	Payment	  	 	1	 
	 b.
	 	Excesses	  	 	2	 
	 c.
	 	Basic Cost Definition	  	 	2	 
	 d.
	 	Annual Cost Statement	  	 	4	 
	 e.
	 	Audit	  	 	4	 
	 f.
	 	Electrical Costs	  	 	5	 
	 g.
	 	Basic Cost Cap	  	 	5	 
		
	 5. DELINQUENT PAYMENT; HANDLING CHARGES	  	 	6	 
		
	 6. INTENTIONALLY DELETED	  	 	6	 
		
	 7. NO LIABILITY FOR UTILITY INTERRUPTION	  	 	6	 
			
	 a.
	 	NO LIABILITY	  	 	6	 
	 b.
	 	Excess Utility Use	  	 	6	 
		
	 8. IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE	  	 	7	 
			
	 a.
	 	Improvements; Alterations	  	 	7	 
	 b.
	 	Repairs; Maintenance	  	 	7	 
	 c.
	 	Performance of Work	  	 	8	 
	 d.
	 	Mechanic’s Liens	  	 	8	 
	 e.
	 	Mandatory Roof Replacement	  	 	8	 
	 f.
	 	Mandatory HVAC Replacement	  	 	9	 
	 g.
	 	Landlord’s Repair and Maintenance	  	 	9	 
	 h.
	 	Supplemental HVAC	  	 	9	 
	 i.
	 	Janitorial Services	  	 	9	 
	 j.
	 	Landlord’s Work and Tenant Improvements	  	 	9	 
		
	 9. USE	  	 	10	 
		
	10. ASSIGNMENT AND SUBLETTING	  	 	10	 
			
	 a.
	 	Transfers; Consent	  	 	10	 
	 b.
	 	Standards for Approval	  	 	11	 
	 c.
	 	Leveraged Buyout	  	 	11	 
	 d.
	 	Cancellation	  	 	11	 
	 e.
	 	Additional Compensation	  	 	11	 
	 f.
	 	Affiliate Transfers	  	 	12	 
		
	11. INSURANCE; WAIVERS; SUBROGATION; INDEMNITY	  	 	12	 
			
	 a.
	 	Insurance	  	 	12	 
	 b.
	 	Waiver; No Subrogation	  	 	13	 
	 c.
	 	Indemnity by Tenant	  	 	13	 
	 d.
	 	Indemnity by Landlord	  	 	14	 
		
	12. SUBORDINATION ATTORNMENT; NOTICE TO LANDLORD’S MORTGAGEE	  	 	14	 
			
	 a.
	 	Subordination	  	 	14	 
	 b.
	 	Attornment	  	 	14	 
	 c.
	 	Notice to Landlord’s Mortgagee	  		  	 	15	 
	 d.
	 	SNDA	  		  	 	15	 

  
 - v - 

							
		
	 13. RULES AND REGULATIONS
	  	 	15	 
		
	 14. CONDEMNATION
	  	 	15	 
			
	 a.
	 	Taking - Landlord’s and Tenant’s Rights	  	 	15	 
	 b.
	 	 Taking - Landlord’s Rights
	  	 	16	 
	 c.
	 	 Award
	  	 	16	 
		
	 15. FIRE OR OTHER CASUALTY
	  	 	16	 
			
	 a.
	 	 Repair Estimate
	  	 	16	 
	 b.
	 	 Landlord’s and Tenant’s Rights
	  	 	16	 
	 c.
	 	 Landlord’s Rights
	  	 	16	 
	 d.
	 	 Repair Obligation
	  	 	17	 
	 e.
	 	 Last Six (6) Months of the Lease
	  	 	17	 
	 f.
	 	 Timing of Restoration
	  	 	17	 
		
	 16. TAXES
	  	 	17	 
		
	 17. EVENTS OF DEFAULT
	  	 	17	 
		
	 18. REMEDIES
	  	 	18	 
		
	 19. PAYMENT BY TENANT; NON-WAIVER
	  	 	19	 
			
	 a.
	 	 Payment by Tenant
	  	 	19	 
	 b.
	 	 No Waiver
	  	 	19	 
	 c.
	 	 Reletting
	  	 	19	 
		
	 20. INTENTIONALLY DELETED
	  	 	19	 
		
	 21. SURRENDER OF PREMISES
	  	 	20	 
		
	 22. HOLDING OVER
	  	 	20	 
		
	 23. CERTAIN RIGHTS RESERVED BY LANDLORD
	  	 	20	 
		
	 24. INTENTIONALLY DELETED
	  	 	21	 
		
	 25. ENVIRONMENTAL REQUIREMENTS 
	  	 	21	 
			
	 a.
	 	 General
	  	 	21	 
	 b.
	 	 Indemnity
	  	 	21	 
	 c.
	 	 Assessments
	  	 	22	 
	 d.
	 	 Landlord’s Obligations
	  	 	22	 
		
	 26. MISCELLANEOUS
	  	 	22	 
			
	 a.
	 	 Landlord Transfer
	  	 	22	 
	 b.
	 	 Landlord’s Liability
	  	 	22	 
	 c.
	 	 Force Majeure
	  	 	23	 
	 d.
	 	 Brokerage
	  	 	23	 
	 e.
	 	 Estoppel Certificates
	  	 	23	 
	 f.
	 	 Notices
	  	 	23	 
	 g.
	 	 Severability
	  	 	23	 
	 h.
	 	 Amendments; and Binding Effect
	  	 	24	 
	 i.
	 	 Quiet Enjoyment
	  	 	24	 
	 j.
	 	 Intentionally Deleted
	  	 	24	 
	 k.
	 	 Captions
	  	 	24	 
	 l.
	 	 No Merger
	  	 	24	 
	 m.
	 	 No Offer
	  	 	24	 
	 n.
	 	 Exhibits
	  	 	24	 
	 o.
	 	 Entire Agreement
	  	 	24	 

  
 - vi - 

							
	 p.
	 	 Relationship of Parties
	  	 	24	 
	 q.
	 	 Confidentiality
	  	 	24	 
	 r.
	 	 Governing Law
	  	 	25	 
	 s.
	 	 Authority
	  	 	25	 
	 t.
	 	 Time of Essence
	  	 	25	 
	 u.
	 	 Waiver of Trial By Jury
	  	 	25	 
	 v.
	 	 No Recording by Tenant
	  	 	25	 
	 w.
	 	 OFAC
	  	 	25	 
	 x.
	 	 Security Measures
	  	 	26	 
	 y.
	 	 Tenant Access
	  	 	26	 
	 z.
	 	 Landlord’s Right to Perform Tenant’s Duties
	  	 	26	 
	 aa.
	 	 NOTICE OF INDEMNIFICATION
	  	 	26	 
	 bb.
	 	 Financial Statements
	  	 	26	 
	 cc.
	 	 Abatement Personal
	  	 	26	 
	 dd.
	 	 NO CONSEQUENTIAL DAMAGES
	  	 	26	 
	 ee.
	 	 Generator
	  	 	27	 
	 ff.
	 	 Counterparts
	  	 	27	 

 EXHIBITS 
  

					
		 	Exhibit A –	 	Outline of the Premises
		 	Exhibit B –	 	Building Rules and Regulations
		 	Exhibit C –	 	Parking
		 	Exhibit D –	 	Pennsylvania Rider
		 	Exhibit E –	 	Intentionally Omitted
		 	Exhibit F –	 	Renewal Option
		 	Exhibit G –	 	One-Time Termination Option
		 	Exhibit H-1 –	 	Work Letter
		 	Exhibit H-2 –	 	Completed by Landlord
		 	Exhibit I –	 	Emergency Generator

  

  
 - vii - 

 LEASE 

THIS LEASE AGREEMENT (this “Lease”) has a reference date of January 1, 2017, between THE REALTY ASSOCIATES FUND X, L.P.,
a Delaware limited partnership (“Landlord”), and PQ CORPORATION, a Pennsylvania corporation (“Tenant”). 
  

			
	DEFINITIONS AND BASIC PROVISIONS	  	 1. The definitions and basic provisions set forth in the Basic Lease Information (the “Basic Lease
Information”) executed by Landlord and Tenant contemporaneously herewith are incorporated herein by reference for all purposes.

		
	LEASE GRANT	  	 2. Subject to the terms of this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises. Except
with respect to any obligations of Landlord expressly provided in this Lease, including, but not limited to Sections 8(e) and 8(f) and Exhibits H-1 and
H-2, Tenant accepts the Premises in its condition as of the Commencement Date, subject to all applicable laws, ordinances, and regulations. Tenant acknowledges that Landlord has made no representation or
warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes. The taking of possession of the Premises shall be
conclusive evidence that Tenant has inspected and accepts the Premises and that the Premises were in good condition at the time possession was taken except with respect to the obligations of Landlord expressly provided in this Lease, including, but
not limited to Sections 8(e) and 8(f) and Exhibits H-1 and H-2. Except as expressly provided in this Lease, in no event shall Landlord be liable for any
defects in the Premises or for any limitation on its use.

		
	TERM	  	 3. If the Commencement Date is not the first day of a calendar month, then the Term shall be extended by the time
between the Commencement Date and the first day of the next month. Landlord and Tenant acknowledge and agree that Tenant is currently occupying the Premises pursuant to that certain Lease (as amended from time to time, the “Existing
Lease”) dated August 31, 2007 between Tenant, as tenant, and Landlord, as successor in interest to landlord thereunder. Effective as of the Commencement Date, the Existing Lease shall be deemed terminated, and neither Landlord nor
Tenant shall have any obligations thereunder except to the extent accruing prior to the Commencement Date or expressly surviving the expiration of the Lease.

		
	RENT	  	 4. a. Payment. Tenant shall timely pay to Landlord the Basic Rental and all additional sums to be paid by Tenant
to Landlord under this Lease, including the amounts set forth in Section 4.b. and Section 4.c., without deduction or set off (except as expressly provided in this Lease, including in connection with the Temporary Swing Space, or in
Section 14 or Section 15), at Landlord’s Address (or such other address as Landlord may from time to time designate in writing to Tenant). Basic Rental shall be payable monthly in advance. The first monthly installment of Basic Rental
shall be payable on the day after the Abatement Period so that Tenant is not entitled to more than five (5) total months of abatement; thereafter, monthly installments of Basic Rental shall be due on the first day of the next full calendar
month after the Abatement Period and continuing on the first day of each succeeding calendar month during the Term. Basic Rental for any fractional month immediately following the Abatement Period shall be prorated based on 1/365 of the current
annual Basic Rental for each day of the partial month this Lease is in effect, and shall be due on the day after the Abatement Period. Notwithstanding anything contained herein to the contrary, Landlord acknowledges and agrees that Tenant shall be
entitled to a credit in an amount equal to any Rent (as defined in the Existing Lease) paid by Tenant to Landlord pursuant to the Existing Lease (but less the Janitorial Costs Tenant is required to pay (and has not
yet

  
 -1- 

			
		
		  	 paid) for the portion of the Premises for which janitorial services are provided and the Temporary Swing Space) for the period commencing on
the Commencement Date through the date of Lease execution (including but not limited to January 2017 and February 2017 installments of Fixed Annual Rent as defined in the Existing Lease) (“Rent Credit”). The Rent Credit shall be
credited against the first monthly installment of Basic Rental and to each subsequent installment of Basic Rental until the Rent Credit has been fully applied and reduced to zero.

 
 b. Excesses. Commencing on January 1, 2018, Tenant shall
pay an amount (per each rentable square foot in the Premises) equal to the difference between the actual Basic Cost per rentable square foot in the Building in the applicable calendar year and the actual Basic Cost per rentable square foot in the
Building incurred during the Base Year (“Basic Cost Excess”). In addition, commencing on the Commencement Date, Tenant shall pay an amount (per each rentable square foot in in the Premises) equal to (i) all costs which Landlord
incurs in connection with snow and ice removal for the parking areas and sidewalks associated with the Building (“Snow Removal Cost”) that exceed $0.25 per rentable square foot per annum (“Snow Excess”), plus
(ii) if Tenant does not elect to provide its own janitorial services as provided in Section 8.i, all costs which Landlord incurs in connection with performing janitorial services excluding the cost of all cleaning supplies which Tenant
shall provide, at Tenant’s cost, for the Premises (“Janitorial Costs”) for the Building that exceed $1.00 per rentable square foot per annum (prorated, as appropriate, if janitorial is not provided to the entire Premises for
the entire calendar year 2017) (“Janitorial Excess”; the Basic Cost Excess, Snow Excess and Janitorial Excess (if applicable) are each an “Excess” and collectively, the “Excesses”). Landlord may
collect the amount for any Excess in a lump sum, to be due within thirty (30) days after Landlord furnishes to Tenant the Annual Cost Statement (defined below). Alternatively, Landlord may make a good faith estimate for any Excess to be due by
Tenant for any calendar year or part thereof during the Term, and, unless Landlord delivers to Tenant a revision of such estimated Excess, Tenant shall pay to Landlord, on the first day of each calendar month, an amount equal to the estimated Excess
for such calendar year or part thereof divided by the number of months in such calendar year during the Term. From time to time during any calendar year, Landlord may estimate and re-estimate any Excess to be
due by Tenant for that calendar year and deliver a copy of the estimate or re-estimate to Tenant; provided that Landlord shall not estimate or re-estimate any Excess
more than once in any calendar year. Thereafter, the monthly installments for the estimated or re-estimated Excess payable by Tenant shall be appropriately adjusted in accordance with the estimation or re-estimation so that, by the end of the calendar year in question, Tenant shall have paid the applicable Excess as estimated or re-estimated by Landlord. Any amounts paid
based on such an estimate or re-estimate shall be subject to adjustment pursuant to Section 4.d. when the actual Basic Cost, Snow Removal Cost and Janitorial Cost, as applicable, are available for each
calendar year.
  
 c.
Basic Cost Definition. For the purposes of this Lease, the term ”Basic Cost” shall mean all expenses and disbursements of every kind (subject to limitations and excluding the
exclusions set forth below) which Landlord incurs, pays or becomes obligated to pay in connection with the ownership, operation, and maintenance of the Building (including the associated parking facilities),
pro-rated as provided in Sections 4.h. and 4.i., as applicable, determined in accordance with generally accepted federal income tax basis accounting principles consistently applied, including but not limited
to the following:

  
 -2- 

			
		 	 (i) Wages and salaries (including management fees, not to exceed five percent (5%) of gross revenues of the Building
for the applicable calendar year) of all employees engaged in the operation, repair, replacement, and maintenance, and security (if reasonably necessary) of the Building, including taxes, insurance and benefits relating thereto pro-rated to the extent such employees are engaged in operation, repair, replacement, maintenance and security of other buildings in addition to the Building (by way of example, the engineer for the Complex bills
time to each building in the Complex based on the number of calls and the amount of time spent in each such building within the Complex);

		
		 	 (ii) All supplies and materials used in the operation, maintenance, repair, replacement, and security of the
Building;

		
		 	 (iii) Annual cost of all capital improvements made to the Building which although capital in nature can reasonably be
expected to reduce the normal operating costs of the Building, as well as all capital improvements made to the Building in order to comply with any law promulgated by any governmental authority not in effect as of the Commencement Date, but only to
the extent of the amortized cost of such improvement over the useful economic life of such improvements as determined by Landlord in its reasonable discretion (without regard to the period over which such improvements may be depreciated or amortized
for federal income tax purposes);

		
		 	 (iv) Cost of all electricity, water and other utilities for the Building, other than the cost of utilities directly
reimbursed to Landlord (i.e., through submeters or comparable devices) or paid directly to utility providers by the Building’s tenants;

		
		 	 (v) Cost of any insurance or insurance related expense applicable to the Building and Landlord’s personal property
used in connection therewith;

		
		 	 (vi) All taxes and assessments and governmental charges whether federal, state, county or municipal, and whether they
be by taxing or management districts or authorities presently taxing or by others, subsequently created or otherwise, and any other taxes and assessments attributable to the Building (or its operation), and the grounds, parking areas, driveways, and
alleys on the Land, including, without limitation, margin taxes, excluding, however, federal and state taxes on income, inheritance taxes, gift taxes, excise taxes, transfer taxes, profit taxes (except as provided in this Lease), late payment
charges and levies (collectively, “Taxes”). If the present method of taxation changes so that in lieu of the whole or any part of any Taxes levied on the Land or Building, there is levied on Landlord a capital tax directly on
the rents received therefrom (as opposed to real property taxes) or a franchise tax, assessment, or charge based, in whole or in part, upon such rents for the Building, then all such taxes, assessments, or charges, or the part thereof so based,
shall be deemed to be included within the term “Taxes” for the purposes hereof;

		
		 	 (vii) Cost of repairs, replacements, and general maintenance of the Building, including repair and general maintenance
of the roof, foundation and exterior walls of the Building; and

		
		 	 (viii) Cost of service or maintenance contracts with independent contractors for the operation, maintenance, repair,
replacement, or security of the Building (including, without limitation, alarm service, window cleaning, and elevator maintenance).

  
 -3- 

			
		 	 Notwithstanding anything to the contrary contained herein, the following are expressly excluded from the definition of
the term “Basic Cost” (1) capital improvement costs made to the Building, other than capital improvements described in subparagraph (iii) above and except for items which, though capital for accounting purposes, are
properly considered maintenance and repair items, such as painting of common areas, replacement of carpet in elevator lobbies, and the like; (2) repair, replacements and general maintenance costs paid by proceeds of insurance or by Tenant or
other third parties, and alterations attributable solely to tenants of the Building other than Tenant; (3) interest, amortization or other payments on loans of Landlord; (4) depreciation costs of the Building and Landlord’s personal
property; (5) leasing commissions, marketing costs, lease takeover costs, moving costs and other costs incurred solely in order to lease space in the Building; (6) legal fees and expenses, other than those incurred for the general benefit
of the Building’s tenants (e.g., Tax disputes); (7) costs for renovating or otherwise improving space for occupants of the Building or vacant space in the Building; (8) federal income taxes imposed on or measured by the income of Landlord
from the operation of the Building; (9) rent or other costs for any ground leases affecting the Building; (10) costs for services provided by Landlord’s affiliates to the extent in excess of that which would be incurred in an
arms-length transaction; (11) all costs and expenses associated with the replacement of the roof, roof membrane or the two (2) existing thirty-three ton HVAC roof top units serving the Building, provided that Basic Costs shall include the
cost of labor incurred to replace individual components of the HVAC units and all other mechanical, electrical and plumbing systems; (12) costs and expenses for items and services for which Tenant reimburses and directly pays to Landlord or
directly pays third party providers; (13) the cost of repairs or other work occasioned by fire, windstorm or other insured casualty not by the exercise of eminent domain to the extent of the insurance proceeds or the condemnation awards
received therefore; (14) Snow Removal Costs and Janitorial Costs, which shall be invoiced and reconciled separate and apart from Basic Cost; and (15) the cost of Landlord’s Work and the Tenant Improvement Allowance.

 
 d. Annual Cost Statement. Within 120 days after the expiration
of each calendar year, or as soon as reasonably practicable but in no event more than one (1) year after each calendar year, Landlord shall furnish to Tenant a statement of Landlord’s itemized actual Basic Cost, Snow Removal Cost and
Janitorial Cost and the amount of the applicable Excess (the “Annual Cost Statement”) for the previous year. If Landlord has elected for payments of any Excess to be made monthly in advance based on estimates or re-estimates (as provided in Section 4(b)) and the Annual Cost Statement reveals that Tenant paid more for the applicable Excess in such calendar year to which such statement applies, then Landlord shall promptly
credit or reimburse Tenant for such overpayment by Tenant; likewise, if Tenant paid less than the applicable Excess in such calendar year to which the statement applies, then Tenant shall promptly pay Landlord such deficiency. Landlord shall be
deemed to have waived any claim it may have to amounts that are not billed to Tenant within two (2) years after the expiration of the calendar year in which they are incurred.

 
 e. Audit. Tenant, at its sole expense, shall have the right,
within one hundred twenty (120) days after receiving the Annual Cost Statement for a particular year (“Audit Period”) to review Landlord’s books and records relating to the Basic Cost, Janitorial Cost and Snow Removal Cost
for such year if there is a Basic Cost Excess, Janitorial Excess or Snow Removal Excess. Such review shall be conducted only during regular business hours at Landlord’s office and only after Tenant gives Landlord fourteen (14) days prior
written notice. Tenant shall deliver to Landlord a copy of the results of such review within the Audit Period if Tenant intends to dispute any Excess. If Landlord and Tenant are not able to agree on the amount of any adjustments to any Excess within
thirty (30) days following the delivery of Tenant’s results, Tenant, at its sole cost, may, at its option, hire an independent auditor that is not compensated on a contingency fee basis, or a nationally recognized accounting firm (i.e., a
“Top 4” or “Top 5”) which auditor or accounting firm will be mutually and reasonably acceptable to both Landlord and Tenant. The results of such audit shall be binding on the parties. All information obtained

  
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		 	through Tenant’s audit with respect to financial matters (including, without limitation, costs, expenses, income) and any other matters pertaining to the Landlord and/or the Building as well as any compromise, settlement, or
adjustment reached between Landlord and Tenant relative to the results of the audit shall be confidential and governed by Section 26.q. As a condition precedent to Tenant’s exercise of its right to audit, Tenant must deliver to Landlord a
signed agreement from the auditor selected by Landlord and Tenant in a form reasonably satisfactory to Landlord acknowledging that all of the results of such audit as well as any compromise, settlement, or adjustment reached between Landlord and
Tenant shall be held in strict confidence and shall not be revealed in any manner to any person (i) except upon prior written consent of Landlord and Tenant, which consent may be withheld in such party’s sole discretion or (ii) unless
necessary in connection with any litigation between Landlord and Tenant or (iii) unless required by law or court order. If it is ultimately determined that Landlord has overstated any Excess by more than five percent (5%), Landlord agrees to
pay the auditor its reasonable fees associated with such audit, not to exceed $5,000.00. If within such one hundred twenty (120) day period Tenant does not give Landlord written notice stating in reasonable detail any objection to the Annual
Cost Statement, Tenant shall be deemed to have approved such statement in all respects. No subtenant (except for an Affiliate of Tenant) shall have any right to conduct an audit and no assignee (except for an Affiliate of Tenant) shall conduct an
audit for any period during which such assignee was not in possession of the Premises.
		
		 	 f. Electrical Costs. The Premises are separately metered and Tenant has and will continue to maintain a
direct contract with the electricity provider. Tenant shall timely pay the cost of all electricity used by the Building directly to the electricity provider (“Electrical Costs”).

		
		 	 g. Basic Cost Cap. Basic Cost is comprised of “Controllable Costs” and “Non-Controllable Costs.” Controllable Costs are those components of Basic Cost that are not related to Taxes, insurance, snow removal, janitorial services, association fees, utilities, force majeure
events, costs not within Landlord’s control and/or collectively-bargained union wages. Non-Controllable Costs are those components of Basic Cost that are not Controllable Costs. Notwithstanding any
provision of the Lease to the contrary, for the purpose of calculating Basic Cost each year during the initial Term of the Lease, the items of Controllable Costs shall be deemed not to increase more than five percent (5%) per calendar year
(determined on a compounding basis throughout the initial Term of the Lease) for each calendar year from and after the Base Year; provided, however, that no item of Basic Cost other than Controllable Costs shall be subject to the foregoing
limitation; and provided further, that the percentage increase shall be determined on a cumulative basis such that if the average increase for all expired calendar years and the next calendar year is less than five percent (5%), then the percentage
increase for the next calendar year may exceed five percent (5%) so long as the average increase for all expired calendar years and the next calendar year do not exceed five percent (5%) per calendar year. There shall be no cap on Non-Controllable
Costs. For avoidance of doubt, the parties acknowledge and agree that the Snow Removal Costs and Janitorial Costs are not capped.

		
		 	 h. Tenant’s Pro-rata Share of the Complex. Landlord separately
contracts for services to the buildings within the Complex on a building by building basis. In the event that a contract applies to the entire Complex, Tenant’s pro-rata share shall be the rentable square
footage in the Premises divided by the rentable square footage in the Complex. The Complex currently contains 280,414 rentable square feet.

  
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		  	 i. Tenant’s Pro-Rata Share - Taxes. Since the Building and Land are
currently on a shared tax parcel with the building known as the 200 building within the Complex, Tenant’s pro-rata share of Taxes shall be the rentable square footage in the Premises divided by the
rentable square footage in the 200 building. The Tax parcel currently contains 45,600 rentable square feet.

		
	DELINQUENT PAYMENT; HANDLING CHARGES	  	 5. All payments required of Tenant hereunder shall bear interest from the date due (as extended by the notice and cure
period set forth in Section 17(a) below) until paid at an interest rate equal to 12% per annum. Alternatively, and in lieu of the foregoing, Landlord may charge Tenant a fee equal to 5% of the delinquent payment to reimburse Landlord for its cost
and inconvenience incurred as a consequence of Tenant’s delinquency. In no event, however, shall the charges permitted under this Section 5 or elsewhere in this Lease, to the extent the same are considered to be interest under applicable
law, exceed the maximum lawful rate of interest.

		
	SECURITY DEPOSIT	  	 6. Intentionally deleted.

		
	UTILITY INTERRUPTION AND USE	  	 7. a. NO LIABILITY. INTERRUPTION OR MALFUNCTION OF ANY UTILITY OR TELEPHONE SERVICE AND/OR FAILURE TO MAINTAIN
TEMPERATURE OR ELECTRICAL CONSTANCY LEVELS SHALL NOT CONSTITUTE A BREACH BY LANDLORD, NOR SHALL SAME BE DEEMED TO CAUSE AN EVICTION (CONSTRUCTIVE OR ACTUAL) OR DISTURBANCE OF TENANT, NOR SHALL SAME RELEASE TENANT FROM ANY OBLIGATION UNDER THIS
LEASE, NOR SHALL SAME GRANT TO OR ENTITLE TENANT TO ANY RIGHT TO OFFSET OR RENT ABATEMENT, AND NEITHER LANDLORD NOR LANDLORD’S AGENTS, REPRESENTATIVES OR EMPLOYEES SHALL BE LIABLE FOR DAMAGES (CONSEQUENTIAL OR OTHERWISE) AS A RESULT OF SUCH
INTERRUPTION OR MALFUNCTION. MOREOVER, NO SUCH INTERRUPTION OR MALFUNCTION OF SERVICES OR FAILURE TO MAINTAIN TEMPERATURE OR ELECTRICAL CONSTANCY LEVELS, OR THE RESULTS OR EFFECTS THEREOF, SHALL BE CONSTRUED AS AN EVICTION (CONSTRUCTIVE OR ACTUAL)
OF TENANT OR AS A BREACH OF ANY IMPLIED WARRANTY OF SUITABILITY, NOR WILL SAME RELIEVE TENANT FROM THE OBLIGATION TO PERFORM ANY COVENANT OR AGREEMENT HEREIN, AND IN NO EVENT SHALL LANDLORD BE LIABLE FOR DAMAGE AS A RESULT OF ANY SUCH INTERRUPTION
OR MALFUNCTION OF SERVICES OR FAILURE TO MAINTAIN TEMPERATURE OR ELECTRICAL CONSTANCY LEVELS. The foregoing does not and shall not relieve Landlord of any express repair, maintenance and replacement obligation in this Lease.

		
		  	 b. Excess Utility Use. Tenant shall not install any electrical equipment
requiring special wiring or requiring voltage in excess of 110 volts or otherwise exceeding Building capacity unless approved in advance by Landlord. Landlord shall provide the electrical capacity for the Building to Tenant and Tenant will use the
electricity in the Building so as not to exceed the capacity of existing feeders and risers to or wiring in the Building (including any changes to the capacity or wiring resulting from Landlord’s Work or the Tenant Improvements). No machinery
or equipment shall be permitted that shall cause vibration, noise or disturbance beyond the Premises. Tenant shall not overload any floor or part thereof in the Premises or the Building, bringing in, placing, storing, installing or removing any
large or heavy articles, and Landlord may prohibit, or may direct and control the location and size of, safes and all other heavy articles, and may require, at Tenant’s sole cost and expense, supplementary supports of such material and
dimensions as Landlord may deem necessary to properly distribute the weight. Except as provided above, this Section 7.b. shall not apply to the Landlord’s Work or the Tenant Improvements.

  
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	IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE	  	 8. a. Improvements; Alterations. Improvements and alterations to the Premises shall be
installed or made at the expense of Tenant only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall not be unreasonably withheld with respect to non-structural improvements or alterations, but in Landlord’s sole discretion with regard to structural improvements or alterations and improvements or alterations to the exterior of the Building; provided,
however, notwithstanding anything to the contrary contained herein, Tenant shall have the right without Landlord’s approval to make interior, non-structural alterations or improvements (that do not
require work to be performed outside of the Building or do not alter the Building systems) in any calendar year that do exceed $25,000 individually or $35,000 in the aggregate during such calendar year. All improvements or alterations performed by
or for Tenant shall be performed in good and workmanlike manner quality. Landlord acknowledges and consents to Tenant’s installation of the IT room/AC equipment and supplemental HVAC equipment so long as Tenant provides Landlord with the
specifications for such supplemental HVAC equipment, such supplemental HVAC equipment is installed in accordance with any applicable codes and such supplemental HVAC equipment does not exceed Building system capacities. All improvements and
alterations made by or for Tenant shall comply with insurance requirements and with applicable law, ordinances, and regulations, including, without limitation and to the extent applicable, laws and regulations regarding removal or alteration of
structural or architectural barriers to handicapped or disabled persons (and Tenant shall construct at its expense any alteration required by such laws or regulations, as they may be amended). Tenant shall not paint or install signs, window or
exterior door lettering, or advertising media of any type on the outside of the Building without the prior written consent of Landlord, in Landlord’s sole discretion. Obligations and ownership of alterations, additions, or improvements at
surrender shall be governed by Section 21. Approval by Landlord of any of Tenant’s drawings and plans and specifications prepared in connection with any improvements in the Premises shall not constitute a representation or warranty of Landlord
as to the adequacy or sufficiency of such drawings, plans and specifications, or the improvements to which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder.
Notwithstanding anything in this Lease to the contrary, Tenant shall be responsible for the cost of all work required to comply with the retrofit requirements of the Americans with Disabilities Act of 1990, and all rules, regulations, and guidelines
promulgated thereunder, as the same may be amended from time to time, necessitated by any installations, additions, or alterations made in or to the Premises at the request of or by Tenant or by Tenant’s use of the Premises (other than retrofit
work whose cost has been particularly identified as being payable by Landlord in an instrument signed by Landlord and Tenant), regardless of whether such cost is incurred in connection with retrofit work required in the Premises or in other areas of
the Building. This Section 8.a. shall not apply to the Tenant Improvements which shall be governed by and paid for as provided in Exhibit H-1 and
H-2.

		
		  	 b. Repairs; Maintenance. Tenant shall maintain the Premises in a clean, safe, operable,
attractive condition, and shall not permit or allow to remain any waste or damage to any portion of the Premises. Tenant shall repair or replace, subject to Landlord’s direction and supervision, any damage to the Premises or Land caused by
Tenant or Tenant’s agents, employees or representatives. If Tenant fails to make such repairs or replacements (a) immediately, if there is an emergency situation, or (b) within

  
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		  	thirty (30) days after Tenant’s actual knowledge or written notice from Landlord regarding the occurrence of such damage (or such longer period if a longer period is needed based on the repair or replacement, but in no
event exceeding ninety (90) days). In either such instance, and notwithstanding anything contained in this Lease to the contrary, Landlord may make the same at Tenant’s cost. In lieu of having Tenant repair any such damage to the outside
of the Premises, Landlord may repair such damage at Tenant’s cost. The actual cost of any repair or replacement work performed by Landlord under this Section 8.b. shall be paid by Tenant to Landlord within ten (10) days after Landlord
has delivered to Tenant an invoice therefor including reasonable evidence of the cost of the repair work.
		
		  	 c. Performance of Work. All work described in this Section 8 shall be
performed only by Landlord or by contractors and subcontractors approved in writing by Landlord, which consent shall not be unreasonably withheld or delayed; provided, however, Landlord may require Tenant to use Landlord’s third-party
contractor if such alteration, physical addition or improvement affects any systems, warranties or structural portions of the Premises or the Building so long as Landlord’s third-party contractor’s cost is not materially higher than the
price of an arms-length contractor. If Landlord’s third-party contractor’s cost is materially higher, Tenant shall notify Landlord and the parties shall reasonably cooperate to agree on a solution to insure the warranties remain in effect.
Notwithstanding anything contained herein to the contrary, Tenant shall not be obligated to obtain Landlord’s approval for any contractor performing improvements or alterations for which Tenant is not obligated to obtain Landlord’s
consent, but must give Landlord (or its Complex representative/manager) prior notice of the performance of the improvements and alterations and Landlord must be named as an additional insured on such contractor’s insurance policy. The party
engaging the contractors and subcontractors shall cause the contractors and subcontractors to add Landlord and Tenant as an additional insured on such contractor’s insurance. All such work shall be performed in accordance with all legal
requirements and in a good and workmanlike manner so as not to damage the Premises, the primary structure or structural qualities of the Building, or plumbing, electrical lines, or other utility transmission facility. All such work which may affect
the HVAC, electrical system, or plumbing must be approved by the Building’s engineer of record.

		
		  	 d. Mechanic’s Liens. Tenant shall not permit any mechanic’s liens to be filed against
the Premises or the Building for any work performed, materials furnished, or obligation incurred by or at the request of Tenant. If such a lien is filed, then Tenant shall, within ten (10) days after Landlord has delivered notice of the filing
to Tenant, either pay the amount of the lien or diligently contest such lien and deliver to Landlord a bond or other security reasonably satisfactory to Landlord. If Tenant fails to timely take either such action, then Landlord may pay the lien
claim without inquiry as to the validity thereof, and any amounts so paid, including expenses and interest, shall be paid by Tenant to Landlord within ten (10) days after Landlord has delivered to Tenant an invoice therefor and reasonable
evidence of such payment.
  
 e. Mandatory Roof Replacement.
Landlord shall replace the roof of the Building at Landlord’s sole cost and expense on or before the earlier to occur of (a) the end of the fifth (5th) year following the Commencement
Date, or (b) a commercially reasonable period of time after the Roof Replacement Condition is satisfied. The “Roof Replacement Condition” shall occur when the costs incurred during the Term to maintain and repair the roof of
the Building, including parts and labor, exceed $30,000.00, excluding any damage caused by Tenant. Landlord acknowledges and agrees that the $5,760.00 that has been budgeted for repair and maintenance of the roof during calendar year 2017 shall be
applied to and included in the calculation of the Roof Replacement Condition.

  
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		 	 f. Mandatory HVAC Replacement. Landlord shall replace the two (2) existing thirty-three ton HVAC roof top
units serving the Building (each an “Existing HVAC Unit” and collectively, the “Existing HVAC Units”) at Landlord’s sole cost and expense on or before the end of the fifth (5th) year following the Commencement Date; provided, however, if the HVAC Replacement Condition for an Existing HVAC Unit is satisfied before the end of the fifth (5th) year following the Commencement Date, then Landlord shall replace such Existing HVAC Unit within a commercially reasonable period of time after the HVAC Replacement Condition is satisfied for such
Existing HVAC Unit. The “HVAC Replacement Condition” shall occur when the costs incurred during the Term to maintain and repair an Existing HVAC Unit, including parts and labor, exceeds $35,000.00 per unit, excluding damage caused
by Tenant. For the avoidance of doubt, the occurrence of the HVAC Replacement Condition with respect to one (1) of the Existing HVAC Units shall not obligate Landlord to replace the Existing HVAC Unit for which the HVAC Replacement Condition
has not occurred.
  
 g. Landlord’s Repair and
Maintenance. Subject to reimbursement by Tenant as provided in this Lease, in addition to Sections 8.e. and 8.f., Landlord, throughout the Term of this Lease, shall, except to the extent the damage is caused by Tenant or its employees, agents,
or representatives: (i) maintain and make all necessary repairs replacements to the structure, footings, foundations, structural steel columns and girders forming a part of the Building; (ii) maintain, repair and replace all HVAC Building
systems (except as provided in Section 8.h. below), plumbing, electric and other systems serving the Building, and (iii) maintain and make all necessary repairs and replacements to the Building outside of the Premises and to any Common
Areas (including Snow Removal), and (iv) provide janitorial services for the Premises Monday through Friday of each week (excluding all holidays observed in the Commonwealth of Pennsylvania) in accordance with guidelines agreed to by the
parties unless Tenant has elected to obtain its own janitorial service as provided in Section 8.i. The term “Common Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of the
Complex that are designated by Landlord from time to time for the general non-exclusive use of Landlord, Tenant and Tenant’s respective employees, suppliers, customers and invitees, including, but not
limited to, common entrances, parking areas, loading and unloading areas, roadways and sidewalks.
  

h. Supplemental HVAC. Except for the Tenant Improvements, Tenant shall be liable, at its sole cost and expense, for installing
maintaining and replacing all supplemental air conditioning units (excluding the Existing HVAC Units) or other supplemental equipment in the Premises necessary for Tenant’s operation of its business.

 
 i. Janitorial Services. Notwithstanding anything to the
contrary contained in this Lease, Tenant may elect to perform its own janitorial services within the interior of the Premises at any point during the Term provided that the scope of services, products and janitorial contractor are all approved by
Landlord, such approval not to be unreasonably withheld. If Tenant elects to perform such services, Tenant agrees to provide Landlord with at least one hundred twenty (120) days advance written notice as to a date when Tenant will begin such
service. Upon the commencement of such service, Tenant shall not be obligated to pay Landlord the Janitorial Excess.
  

j. Landlord’s Work and Tenant Improvements. Landlord’s Work and Tenant Improvements shall be governed by Exhibit H-1 and H-2, respectively.

  
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	USE	  	 9. Tenant shall use the Premises only for the Permitted Use and shall comply with all laws, orders, rules, and
regulations relating to the use, condition, and occupancy of the Premises. The Premises shall not be used for any use which is disreputable or creates extraordinary fire hazards or results in an increased rate of insurance on the Building or its
contents or the storage of any hazardous materials or substances. If, because of Tenant’s acts, Landlord’s rate of insurance on the Building or its contents increases, Tenant shall pay to Landlord the amount of such increase on demand.
Tenant shall conduct its business and control its agents, employees, and invitees in such a manner as not to create any nuisance or interfere with other tenants or Landlord in its management of the Building. Tenant shall adopt and implement the
following guidelines to avoid developing excessive moisture or mold growth: (a) to report any maintenance problems involving water, moist conditions, or mold to the Landlord promptly and conduct its required activities in a manner which
prevents unusual moisture conditions or mold growth; (b) to not block or inhibit the flow of return or make-up into the HVAC system; (c) to maintain the suite at a consistent temperature and humidity
level to prevent mold, mildew or moisture conditions and otherwise in accordance with the Landlord’s reasonable instructions; (d) to keep the Premises clean, especially in bathrooms, kitchens, janitorial spaces and other spaces with
running water, to remove mildew and prevent or correct moist conditions; and (e) to maintain water in all drain traps at all times. Tenant agrees to promptly notify Landlord if Tenant observes mold/mildew and/or moisture conditions (from any
source, including leaks) and allow Landlord to evaluate and make recommendations.

		
	ASSIGNMENT AND SUBLETTING	  	 10. a. Transfers; Consent. Except for a Transfer to an Affiliate as provided in
Section 10.f., Tenant shall not, without the prior written consent of Landlord (which Landlord agrees will not be unreasonably withheld), (i) assign, transfer, or encumber this Lease or any estate or interest herein, whether directly or by
operation of law, (ii) permit any other entity to become Tenant hereunder by merger, consolidation, or other reorganization, (iii) if Tenant is an entity other than a corporation whose stock is publicly traded, permit the transfer of an
ownership interest in Tenant so as

		  	to result in a change in the current control of Tenant, (iv) sublet any portion of the Premises, or (v) grant any license, concession, or other right of occupancy of any portion of the Premises other than to an Affiliate
(any of the events listed in clauses (i) through (v) being a “Transfer”). If Tenant requests Landlord’s consent to a Transfer, then Tenant shall provide Landlord with a written description of all terms and conditions of
the proposed Transfer, copies of the proposed documentation, and the following information about the proposed transferee: name and address; reasonably satisfactory information about its business and business history; its proposed use of the
Premises; banking, financial, and other credit information; and other information reasonably necessary to enable Landlord to determine the proposed transferee’s creditworthiness and character. Tenant shall reimburse Landlord for its reasonable
attorneys’ fees and other expenses incurred in connection with considering any request for its consent to a Transfer, not to exceed $5,000. If Landlord consents to a proposed Transfer, then the proposed transferee shall deliver to Landlord a
written agreement whereby it expressly assumes the Tenant’s obligations hereunder (unless such Transfer is by merger, operation of law or the sale of the stock of Tenant); however, any transferee of less than all of the space in the Premises
shall be liable only for obligations under this Lease that are properly allocable to the space subject to the Transfer, and only to the extent of the rent it has agreed to pay Tenant therefor. Landlord’s consent to a Transfer shall not release
Tenant from performing its obligations under this Lease, but rather Tenant and its transferee shall be jointly and severally liable therefor. Landlord’s consent to any Transfer shall not waive Landlord’s rights as to any subsequent
Transfers. If an Event of Default occurs while the Premises or any part thereof are subject to a Transfer, then Landlord, in addition to its other remedies, may collect, as long as such Event of Default remains uncured, directly from such transferee
all rents becoming due to Tenant and apply such rents against Rent. If an Event of Default occurs, Tenant authorizes its transferees to make payments of rent directly to Landlord upon receipt of notice from Landlord to do so.

  
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		 	 b. Standards for Approval. It shall be reasonable for Landlord to withhold its consent to any Transfer if
(i) there is an Event of Default at the time of the Transfer request or anytime thereafter, but prior to the Transfer, (ii) the financial responsibility (including, without limitation, the fact that the proposed assignee or sublessee is
less able financially to pay the Rent under this Lease as and when they are due and payable), nature of business, and character of the proposed transferee are not all reasonably satisfactory to Landlord, (iii) in the reasonable judgment of
Landlord the purpose for which the transferee intends to use the Premises (or a portion thereof) is not in keeping with Landlord’s standards for the Building or would impose a burden on the parking facilities, elevators, common areas or
utilities that is greater than the burden imposed by Tenant, (iv) the proposed transferee is a government entity or quasi governmental entity or agency, (v) the proposed sublease or assignment is for less than the entire Premises or for
less than the remaining Term of the Lease, (vi) the Basic Rental payable by the proposed transferee is less than the greater of: (x) the then prevailing fair market rental rate as reasonably determined by Landlord, or (y) the Basic
Rental payable by Tenant under the Lease and/or (vii) the Transfer would cause Landlord to be in violation of any of its obligations under another lease or agreement to which Landlord is a party. The foregoing shall not exclude any other
reasonable basis for Landlord to withhold its consent. Landlord shall have no liability for damages to Tenant or to any proposed transferee, and Tenant shall not be permitted to terminate this Lease, if it is adjudicated that Landlord’s consent
has been unreasonably withheld and such unreasonable withholding of consent constitutes a breach of this Lease or other duty to Tenant, the proposed transferee or any other person on the part of Landlord. In such event, Tenant’s sole remedy
shall be to have the proposed Transfer declared valid as if Landlord’s consent had been given.
  

c. Leveraged Buyout. The involvement by Tenant or its assets in any transaction, or series of transactions (by way of merger, sale,
acquisition, financing, refinancing, transfer, leveraged buy-out or otherwise) whether or not a formal assignment or hypothecation of this Lease or Tenant’s assets occurs, which results or will result in
Tenant’s Net Worth (as hereinafter defined) being reduced to below $10,000,000, shall be considered to be an assignment of this Lease by Tenant to which Landlord may reasonably withhold consent.

		
		 	 d. Cancellation. Landlord may, within thirty (30) days after submission of Tenant’s written request
for Landlord’s consent to a Transfer, cancel this Lease (or, as to a subletting or assignment, cancel as to the portion of the Premises proposed to be sublet or assigned) as of the date the proposed Transfer was to be effective. If Landlord
cancels this Lease as to any portion of the Premises, then (i) this Lease shall cease for such portion of the Premises, (ii) Tenant shall pay to Landlord all Rent accrued through the cancellation date relating to the portion of the
Premises covered by the proposed Transfer and upon such payment Tenant shall be released from any liability related to the portion of the Premises to which the Lease is no longer effective, and (iii) all Rent due from Tenant to Landlord shall
be adjusted to reflect the reduction in the size of the Premises. Thereafter, Landlord may lease such portion of the Premises to the prospective transferee (or to any other person) without liability to Tenant.

		
		 	 e. Additional Compensation. Tenant shall pay to Landlord, immediately upon receipt
thereof, 50% of all compensation received by Tenant for a Transfer that exceeds (i) the Basic Rental, plus (ii) Tenant’s share of Excess allocable to the portion of the Premises covered thereby, plus (iii) all costs incurred by
Tenant related to such Transfer, including but not limited to, brokerage commissions, alteration and improvement costs for such transferee, reasonable attorney’s fees and credits or abatements given to the transferee.

  
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		  	 f. Affiliate Transfers. Notwithstanding anything to the contrary set forth herein, Tenant shall be permitted to
assign this Lease, or sublet all or a portion of the Premises, to an Affiliate without the prior consent of Landlord, if all of the following conditions are first satisfied: (a) Tenant shall give Landlord at least thirty (30) days prior
written notice of such assignment or subletting; (b) no Event of Default has occurred and is continuing under this Lease; (c) a fully executed copy of such assignment or sublease, the assumption of this Lease by the assignee or acceptance
of the sublease by the sublessee, or a copy of the merger, consolidation or stock purchase agreement, as applicable, and such other information regarding the assignment or sublease as Landlord may reasonably request, shall have been delivered to
Landlord; (d) the Premises shall continue to be operated solely for the use specified in this Lease; (e) Tenant shall pay all costs reasonably incurred by Landlord in connection with such assignment or subletting, including, without
limitation, attorneys’ fees, not to exceed $5,000; and (f) the Affiliate remains an Affiliate of Tenant during the Term of this Lease; and (g) the combined Net Worth of the Affiliate and Tenant at the time of such assignment or
subletting is equal to or greater than $10,000,000. As used herein, the term “Affiliate” shall mean an entity which (i) directly or indirectly controls the subject party, (ii) is under the direct or indirect control of the
subject party, (iii) is under common direct or indirect control with the subject party, (iv) with which the subject party is merged or consolidated, or (v) which acquires all or substantially all of the subject party’s assets or
stock. Control shall mean ownership of fifty-one percent (51%) or more of the voting securities or rights of the controlled entity. Tenant acknowledges and agrees (and agrees at the time of such assignment or
subletting to confirm) that in each instance described above, Tenant shall remain liable for the performance of the terms and conditions of this Lease despite such assignment or subletting. “Net Worth” of Tenant as described in this Lease
shall mean the net worth of Tenant determined using audited financial statements prepared using generally accepted accounting principles consistently applied by an independent firm of certified public accountants engaged by Tenant.

		
	INSURANCE; WAIVERS; SUBROGATION; INDEMNITY	  	 11. a. Insurance. Tenant shall obtain and keep in force during the Term of this Lease a commercial general
liability policy of insurance with coverages acceptable to Landlord, in Landlord’s reasonable discretion based on buildings similar to the Building and uses similar to the Permitted Use, which protects Tenant and Landlord (as an additional
insured) against claims for bodily injury, personal injury and property damage based upon, involving or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an
occurrence basis providing single limit coverage in an amount not less than $3,000,000 per occurrence with an “Additional Insured-Managers and Landlords of Premises Endorsement”. The policy shall not contain any intra-insured exclusions as
between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Tenant’s indemnity obligations under this Lease. Tenant shall obtain and keep
in force during the Term of this Lease “all risk” extended coverage property insurance with coverages acceptable to Landlord, in Landlord’s reasonable discretion based on buildings similar to the Building and uses similar to the
Permitted Use. Said insurance shall be written on a one hundred percent (100%) replacement cost basis on Tenant’s personal property, all tenant improvements installed at the Premises by Landlord or Tenant, Tenant’s trade
fixtures

  
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		  	and other property. Such policies shall provide protection against any peril included within the classification “fire and extended coverage,” against vandalism and malicious mischief, theft, sprinkler leakage, earthquake
damage and flood damage. If this Lease is terminated as the result of a casualty in accordance with Section 15, the proceeds of said insurance attributable to the replacement of all tenant improvements at the Premises shall be paid to Landlord.
If insurance proceeds are available to repair the tenant improvements, at Landlord’s option, all insurance proceeds Tenant is entitled to receive to repair the tenant improvements shall be paid by the insurance company directly to Landlord,
Landlord shall select the contractor to repair and/or replace the tenant improvements, and Landlord shall cause the tenant improvements to be repaired and/or replaced to the extent insurance proceeds are available. Tenant shall, at all times during
the Term hereof, maintain in effect workers’ compensation insurance as required by applicable law and business interruption and extra expense insurance reasonably satisfactory to Landlord. The commercial liability policies shall name Landlord
as an additional insured, insure on an occurrence and not a claims-made basis (except the pollution policy may be on a claims-made basis), be issued by insurance companies which are reasonably acceptable to Landlord, not be cancelable unless thirty
(30) days prior written notice shall have been given to Landlord, and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). The pollution
insurance shall be on terms and conditions required by owners of buildings similar to the Building and uses similar to the Permitted Uses and reasonably acceptable to Landlord; provided Landlord acknowledges that the pollution insurance Tenant
maintained under the Existing Lease is satisfactory to Landlord. Such policies or certificates thereof shall be delivered to Landlord by Tenant upon commencement of the Lease Term and upon each renewal of said insurance.
		
		  	 b. Waiver; No Subrogation. Landlord shall not be liable to Tenant or
Tenant’s employees, agents, contractors, invitees, subtenants, assignees or those claiming by, through, or under Tenant for any sickness or injury to or death of any person or persons or the damage to or theft, destruction, loss, or loss of use
of any personal property (each a “Loss”) caused by (i) any condition in the Premises (including mold, mildew and other moisture conditions), (ii) theft, vandalism or criminal acts that occur in the Premises, (iii) any acts
or omissions of third parties in the Premises, (iv) Landlord performing repairs or alterations in the Premises or (v) Landlord’s failure to make repairs in the Premises, except the case of each of the foregoing if such Loss is caused
by Landlord’s or its representatives, employees or agents gross negligence or misconduct. Landlord and Tenant each waives any claim it might have against the other for any damage to or theft, destruction, loss, or loss of use of any property,
to the extent the same is insured against under any insurance policy that covers the Building, the Premises, Landlord’s or Tenant’s fixtures, personal property, leasehold improvements, or business, or, in the case of Tenant’s waiver,
is required to be insured against under the terms hereof, REGARDLESS OF WHETHER THE NEGLIGENCE OR FAULT OF THE OTHER PARTY CAUSED SUCH LOSS; however, Landlord’s waiver shall not include any deductible on insurance policies carried by Landlord
(which shall be part of Basic Cost). Each party shall cause its insurance carrier to endorse all applicable policies waiving the carrier’s rights of recovery under subrogation or otherwise against the other party.

		
		  	 c. INDEMNITY BY TENANT. EXCEPT TO THE EXTENT CAUSED BY THE WILLFUL MISCONDUCT OR GROSS NEGLIGENCE OF LANDLORD OR
ITS REPRESENTATIVES, EMPLOYEES OR AGENTS, AND SUBJECT TO SECTION 11.B., TENANT SHALL DEFEND, INDEMNIFY, AND HOLD HARMLESS LANDLORD AND ITS REPRESENTATIVES, EMPLOYEES AND AGENTS FROM AND AGAINST ALL CLAIMS, DEMANDS, LIABILITIES, CAUSES OF ACTION,
SUITS, JUDGMENTS, AND EXPENSES (INCLUDING

  
 -13- 

			
		  	REASONABLE ATTORNEYS’ FEES) FOR ANY LOSS ARISING FROM ANY OCCURRENCE IN THE PREMISES OR FROM TENANT’S FAILURE TO PERFORM ITS OBLIGATIONS UNDER THIS LEASE (OTHER THAN A LOSS ARISING FROM THE SOLE OR GROSS NEGLIGENCE OR
WILLFUL MISCONDUCT OF LANDLORD OR ITS REPRESENTATIVES, EMPLOYEES OR AGENTS), EVEN THOUGH CAUSED OR ALLEGED TO BE CAUSED BY THE JOINT, COMPARATIVE, OR CONCURRENT NEGLIGENCE OR FAULT OF LANDLORD OR ITS AGENTS, AND EVEN THOUGH ANY SUCH CLAIM, CAUSE OF
ACTION, OR SUIT IS BASED UPON OR ALLEGED TO BE BASED UPON THE STRICT LIABILITY OF LANDLORD OR ITS AGENTS. THIS INDEMNITY PROVISION IS INTENDED TO INDEMNIFY LANDLORD AND ITS AGENTS AGAINST THE CONSEQUENCES OF THEIR OWN NEGLIGENCE OR FAULT AS PROVIDED
ABOVE WHEN LANDLORD OR ITS AGENTS ARE JOINTLY, COMPARATIVELY, OR CONCURRENTLY NEGLIGENT WITH TENANT. THIS INDEMNITY PROVISION SHALL SURVIVE TERMINATION OR EXPIRATION OF THIS LEASE. NOTWITHSTANDING ANYTHING CONTAINED IN THIS LEASE TO THE CONTRARY, IN
NO EVENT SHALL TENANT BE LIABLE OR REQUIRED TO INDEMNIFY LANDLORD FOR ANY CLAIMS, DEMANDS, LIABILITIES, CAUSES OF ACTION, SUITS, JUDGMENTS, AND EXPENSES FROM ANY LOSS OCCURRING OUTSIDE OF THE PREMISES, EXCEPT TO THE EXTENT SUCH LOSS IS CAUSED BY
TENANT, ITS REPRESENTATIVES, EMPLOYEES, CONTRACTORS OR AGENTS.
		
		  	 d. INDEMNITY BY LANDLORD. SUBJECT TO SECTION 11.B, SECTION 26.B. AND THE TERMS AND CONDITIONS OF THIS LEASE,
LANDLORD SHALL INDEMNIFY, DEFEND AND HOLD HARMLESS TENANT AND ITS OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS FROM AND AGAINST ANY AND ALL LOSSES, CLAIMS, DEMANDS, LIABILITIES, CAUSES OF ACTION, SUITS, JUDGMENTS, AND EXPENSES (INCLUDING REASONABLE
ATTORNEYS’ FEES), FOR DAMAGE TO PERSON (INCLUDING DEATH OR INJURY) OR PROPERTY OCCURRING IN THE COMMON AREAS TO THE EXTENT ITS ADJUDICATED THAT SUCH LOSS WAS CAUSED BY THE NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ANY OF LANDLORD’S
REPRESENTATIVES, EMPLOYEES OR AGENTS.

		
	SUBORDINATION ATTORNMENT; NOTICE TO LANDLORD’S MORTGAGEE	  	 12. a. Subordination. This Lease shall be subordinate to any deed of trust, mortgage, or other security
instrument (a “Mortgage”), or any ground lease, master lease, or primary lease (a “Primary Lease”), that now or hereafter covers all or any part of the Premises (the mortgagee under any Mortgage or the lessor under
any Primary Lease is referred to herein as “Landlord’s Mortgagee”); provided that Tenant’s agreement in this Section 12.a. is conditioned on any existing or future Landlord’s Mortgagee recognizing the validity of
this Lease and Tenant’s right of possession and not disturbing Tenant’s occupancy (collectively, the “Non-Disturbance Condition”). So long as the
Non-Disturbance Condition is satisfied, Landlord’s Mortgagee may at any time, without notice to or consent of Tenant, elect to subordinate any such Mortgage or Primary Lease to this Lease.

		
		  	 b. Attornment. So long as the Non-Disturbance Condition is satisfied,
Tenant shall attorn to any party succeeding to Landlord’s interest in the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination of lease, or otherwise, upon such party’s request, and shall
execute such agreements confirming such attornment as such party may reasonably request.

  
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		  	 c. Notice to Landlord’s Mortgagee. Tenant shall not seek to enforce any remedy it may have for any default
on the part of the Landlord without first giving written notice by certified mail, return receipt requested, specifying the default in reasonable detail, to any Landlord’s Mortgagee whose address has been given to Tenant, and affording such
Landlord’s Mortgagee a reasonable opportunity to perform Landlord’s obligations hereunder.

		
		  	 d. SNDA. As of the Commencement Date, Landlord represents and warrants that there is no Mortgage or Primary
Lease encumbering the Building or the Land. In the event Landlord encumbers the Building or the Land with a Mortgage or Primary Lease, Tenant shall have the right to request from Landlord, in writing, that Landlord use commercially reasonable
efforts to obtain a subordination and non-disturbance agreement (“SNDA”) from Landlord’s Mortgagee on Landlord’s Mortgagee’s standard form which must provide that (i) so long as
Tenant has not committed an Event of Default under the Lease, upon Landlord’s Mortgagee foreclosure of the Premises or termination of the Primary Lease, as applicable, Mortgagee shall not disturb Tenant’s possession or occupancy under
Lease and Tenant shall attorn to said Landlord’s Mortgagee, (ii) Landlord’s Mortgagee shall be bound by the Lease and all amendments thereto entered into on or before the date of the SNDA, and (iii) provided Tenant gives
Landlord’s Mortgagee written notice of any default by Landlord under the Lease, Landlord’s Mortgagee shall have a reasonable opportunity to perform Landlord’s obligations after the date of such notice. In such case, if Landlord’s
Mortgagee denies the SNDA request or does not respond, Landlord shall have no liability for such failure and the terms and conditions of this Section 12 shall continue to apply. Any fee associated therewith shall be at Tenant’s sole cost
and expense and Landlord’s request shall be conditioned upon Tenant’s remittance of said fee.

		
	RULES AND REGULATIONS	  	 13. Tenant shall comply with the rules and regulations of the Building which are attached hereto as
Exhibit B. Landlord may, from time to time, change such rules and regulations for the safety, care, or cleanliness of the Building and related facilities, provided that such changes are applicable to all tenants of the
Building, will not unreasonably interfere with Tenant’s use of the Premises and are provided to Tenant in writing. Tenant shall be responsible for the compliance with such rules and regulations by its employees, agents, and
invitees.

		
	CONDEMNATION	  	 14. a. Taking - Landlord’s and Tenant’s Rights. If any part of the Building is
taken by right of eminent domain or conveyed in lieu thereof (a “Taking”), and such Taking prevents Tenant from conducting its business in the Premises in a manner reasonably comparable to that conducted immediately before such
Taking, then Landlord may, at its expense, relocate Tenant to office space reasonably comparable to the Premises, provided that Landlord notifies Tenant of its intention to do so within sixty (60) days after the Taking. Such relocation may be
for a portion of the remaining Term or the entire Term. Landlord shall complete any such relocation within ninety (90) days after Landlord has notified Tenant of its intention to relocate Tenant. If Landlord does not elect to relocate
Tenant following such Taking, then Tenant may terminate this Lease as of the date of such Taking by giving written notice to Landlord within ninety (90) days after the Taking, Rent shall be apportioned as of the date of such Taking and the
parties shall have no further obligations under the Lease except for provisions that expressly survive termination. If Landlord does not relocate Tenant and Tenant does not terminate this Lease or if such Taking does not prevent Tenant from
conducting its business in the Premises in a manner reasonably comparable to that conducted immediately before such

  
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		  	Taking (as determined by Landlord), then Rent shall be abated on a reasonable basis as to that portion of the Premises rendered untenantable by the Taking, and Landlord shall do such work as is reasonably necessary for Tenant to
operate in the remaining portion of the Premises provided the cost of such work shall not exceed the amount Landlord receives for the condemnation award.
		
		  	 b. Taking - Landlord’s Rights. If any material portion, but less than all, of the
Building becomes subject to a Taking, or if Landlord is required to pay any of the proceeds received for a Taking to Landlord’s Mortgagee, then this Lease, at the option of Landlord, exercised by written notice to Tenant within ninety
(90) days after such Taking, shall terminate and Rent shall be apportioned as of the date of such Taking. If Landlord does not so terminate this Lease then, subject to the rights of Landlord and Tenant in Section 14.a., this Lease will
continue, but if any portion of the Premises has been taken, Rent shall abate as provided in the last sentence of Section 14.a.

		
		  	 c. Award. If any Taking occurs, then Landlord shall receive the entire award or other compensation for the Land,
the Building, and other improvements taken, and Tenant may separately pursue a claim against the condemnor for the value of Tenant’s personal property which Tenant is entitled to remove under this Lease, moving costs, loss of business, and
other claims it may have.

		
	FIRE OR OTHER CASUALTY	  	 15. a. Repair Estimate. If the Premises or the Building are damaged by fire or other casualty
or in the event the Premises become untenantable due to the existence of Hazardous Materials not brought upon, stored or released or produced by Tenant in violation of Environmental Requirements, as defined below (each event being deemed a
“Damage Event”), Landlord shall, within sixty (60) days after such Damage Event, deliver to Tenant a good faith estimate (the “Damage Notice”) of the time needed to repair the damage caused by such Damage
Event.

		
		  	 b. Landlord’s and Tenant’s Rights. If a
material portion of the Premises or the Building is damaged by a Damage Event such that Tenant is prevented from conducting its business in the Premises in a manner reasonably comparable to that conducted immediately before such Damage Event and
Landlord estimates that the damage caused thereby cannot be repaired within two hundred seventy (270) days after the Damage Event, then Landlord may, at its expense, relocate Tenant to office space reasonably comparable to the Premises,
provided that Landlord notifies Tenant of its intention to do so in the Damage Notice. Such relocation may be for a portion of the remaining Term or the entire Term. Landlord shall complete any such relocation within ninety (90) days after
Landlord has delivered the Damage Notice to Tenant. If Landlord does not elect to relocate Tenant following such Damage Event, then Tenant may terminate this Lease by delivering written notice to Landlord of its election to terminate within thirty
(30) days after the Damage Notice has been delivered to Tenant. If Landlord does not relocate Tenant and Tenant does not terminate this Lease, then (subject to Landlord’s rights under Section 15.c.) Landlord shall repair the Building
or the Premises, as the case may be, as provided below, and Rent for the portion of the Premises rendered untenantable by the damage shall be abated on a proportionate basis from the date of damage until the completion of the repair, unless Tenant
intentionally caused such damage, in which case, Tenant shall continue to pay Rent without abatement.

		
		  	 c. Landlord’s Rights. If a Damage Event damages a material portion of the Building, and
Landlord makes a good faith determination that restoring the Premises would be uneconomical, or if Landlord is required to pay any insurance proceeds arising out of the Damage Event to Landlord’s Mortgagee, then Landlord may terminate this
Lease by giving written notice of its election to terminate within sixty (60) days after the Damage Notice has been delivered to Tenant, and all Rent shall be abated as of the date of the Damage Event so long as Tenant did not intentionally
cause Damage Event.

  
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		  	 d. Repair Obligation. If neither party elects to terminate this Lease following a Damage
Event, then Landlord shall, within a reasonable time after such Damage Event, commence to repair the Building and the Premises and shall proceed with reasonable diligence to restore the Building and Premises to substantially the same condition as
they existed immediately before such Damage Event; however, Landlord shall not be required to repair or replace any part of the furniture, equipment, fixtures, and other improvements which may have been placed by, or at the request of, Tenant or
other occupants in the Building or the Premises, and Landlord’s obligation to repair or restore the Building or Premises shall be limited to the extent of the insurance proceeds actually received by Landlord for the Damage Event in
question.

		
		  	 e. Last Six (6) Months of the Lease. Without limiting Landlord’s rights under this
Section 15, in the event the Premises shall, in Landlord’s reasonable judgment, be substantially damaged due to Damage Event during the last six (6) months of the Term of this Lease, Tenant did not intentionally cause said Damage
Event and Tenant has not extended the Term of the Lease, Landlord or Tenant may elect to terminate this Lease effective upon giving notice of such election, in writing, to the other party within thirty (30) days after the occurrence of the
Damage Event.

		
		  	 f. Timing of Restoration. If Landlord undertakes restoration of the Premises and Building pursuant to this
Section 15, Landlord shall use reasonable diligence in completing such repairs, but if Landlord fails to substantially complete the same within two hundred seventy (270) days from the date of the Damage Event, subject to force majeure
events, Tenant may, at its option and as Tenant’s sole remedy, terminate this Lease by written notice given to Landlord within ten (10) days following the expiration of the applicable 270-day period,
whereupon both parties shall be released from all further obligations and liability hereunder, other than those expressly surviving termination.

		
	TAXES	  	 16. Tenant shall be liable for all taxes levied or assessed against personal property, furniture, or fixtures placed by
Tenant in the Premises. If any taxes for which Tenant is liable (as described in the foregoing sentence) are levied or assessed against Landlord or Landlord’s property and Landlord elects to pay the same, or if the assessed value of
Landlord’s property is increased by inclusion of such personal property, furniture or fixtures and Landlord elects to pay the taxes based on such increase, then Tenant shall pay to Landlord, upon demand after written notice to Tenant including
evidence of such increase being related to Tenant’s personal property, furniture or fixtures, that part of such taxes for which Tenant is primarily liable hereunder.

		
	EVENTS OF DEFAULT	  	 17. Each of the following occurrences shall constitute an “Event of Default”:

		
		  	 a. Tenant’s failure to pay Rent, or any other sums due from Tenant to Landlord under the Lease when due and the
continuance of such failure for a period of five (5) business days; provided, that, in addition to the foregoing cure period, Landlord shall give Tenant written notice of the first failure by Tenant to pay Rent or other sums due to Landlord in
any consecutive 12-months of the Term of this Lease and if Tenant fails to cure the same within five (5) business days following the date of Landlord’s notice, such failure shall be an Event of
Default;

  
 -17- 

			
		  	 b. Tenant’s failure to perform, comply with, or observe any other agreement or obligation of Tenant under this
Lease and the continuance of such failure for a period of thirty (30) days following the date of written notice from Landlord or if such failure cannot be reasonably cured within such 30-day period, such
extended period, as shall reasonably be expected to cure the same (but in no event more than 90 days from the date of Landlord’s written notice to Tenant of an Event of Default), provided Tenant commences the cure within the 30-day period and is diligently pursuing the same to completion;

		
		  	 c. The filing of a petition by or against Tenant (the term “Tenant” shall include, for the purpose of
this Section 17.c., any guarantor of the Tenant’s obligations hereunder) (i) in any bankruptcy or other insolvency proceeding; (ii) seeking any relief under any state or federal debtor relief law; (iii) for the appointment
of a liquidator or receiver for all or substantially all of Tenant’s property or for Tenant’s interest in this Lease and such appointment is not vacated within sixty (60) days after appointment; or (iv) for the reorganization or
modification of Tenant’s capital structure; and

		
		  	 d. The admission by Tenant in writing that it cannot meet its obligations as they become due or the making by Tenant of
an assignment for the benefit of its creditors.

		
		  	 For avoidance of doubt, the defined term “Event of Default” includes any applicable notice and cure periods
and if Tenant cures the failure or action within the notice and cure period, then such failure or action shall not be an Event of Default.

		
	REMEDIES	  	 18. Upon any Event of Default, Landlord may, in addition to all other rights and remedies afforded Landlord hereunder
or by law or equity, take any of the following actions:

		
		  	 a. Terminate this Lease by giving Tenant written notice thereof, in which event, Tenant shall pay to Landlord the sum
of (i) all Rent accrued hereunder through the date of termination, (ii) all amounts due under Section 19.a., and (iii) an amount equal to (A) the total Rent that Tenant would have been required to pay for the remainder of
the then-current Term discounted to present value at a per annum rate equal to the “Prime Rate” as published on the date this Lease is terminated by The Wall Street Journal, Southeast Edition, in its listing of “Money
Rates”, minus (B) the then present fair rental value of the Premises for such period, similarly discounted; or

		
		  	 b. Terminate Tenant’s right to possession of the Premises without terminating this Lease by giving written notice
thereof to Tenant, in which event Tenant shall pay to Landlord (i) all Rent and other amounts accrued hereunder to the date of termination of possession, (ii) all amounts due from time to time under Section 19.a., and (iii) all
Rent and other sums required hereunder to be paid by Tenant during the remainder of the then-current Term, diminished by any net sums thereafter received by Landlord through reletting the Premises during such period. Landlord shall use commercially
reasonable efforts to relet the Premises on such terms and conditions as Landlord in its sole discretion may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises). Landlord
shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or to collect rent due for such reletting, provided that Landlord uses commercially reasonable efforts to
relet and collect rent as provided in Section 19.c. below. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the Premises shall not affect Tenant’s
obligations hereunder for the unexpired then-current Term;

  
 -18- 

			
		  	rather, Landlord may, from time to time, bring action against Tenant to collect amounts due by Tenant, without the necessity of Landlord’s waiting until the expiration of the Term. Unless Landlord delivers written notice to
Tenant expressly stating that it has elected to terminate this Lease, all actions taken by Landlord to exclude or dispossess Tenant of the Premises shall be deemed to be taken under this Section 18.b. If Landlord elects to proceed under this
Section 18.b., it may at any time elect to terminate this Lease under Section 18.a.
		
		  	 c. Additionally, without notice, Landlord may alter locks or other security devices at the Premises to deprive Tenant
of access thereto, and Landlord shall not be required to provide a new key or right of access to Tenant.

		
	PAYMENT BY TENANT; NON-WAIVER	  	 19. a. Payment by Tenant. Upon any Event of Default, Tenant shall pay to
Landlord all reasonable costs incurred by Landlord (including court costs and reasonable attorneys’ fees and expenses) in (i) obtaining possession of the Premises, (ii) removing and storing Tenant’s or any other occupant’s
property, (iii) repairing, restoring, altering, remodeling, or otherwise putting the Premises into condition acceptable to a new tenant, (iv) if Tenant is dispossessed of the Premises and this Lease is not terminated, reletting all or any
part of the Premises (including standard brokerage commissions, cost of tenant finish work, and other costs incidental to such reletting), (v) performing Tenant’s obligations which Tenant failed to perform, and (vi) enforcing, or advising
Landlord of, its rights, remedies, and recourses arising out of the Event of Default.

		
		  	 b. No Waiver. Landlord’s acceptance of Rent following an Event of Default shall not
waive Landlord’s rights regarding such Event of Default. No waiver by Landlord of any violation or breach of any of the terms contained herein shall waive Landlord’s rights regarding any future violation of such term or violation of any
other term.

		
		  	 c. Reletting. Tenant acknowledges that Landlord has entered into this Lease in reliance upon, among other
matters, Tenant’s agreement and continuing obligation to pay all Rent due throughout the Term. Upon Landlord’s termination of this Lease and Tenant’s possession after the occurrence of an Event of Default, to the extent required under
then applicable law, Landlord agrees to use commercially reasonable efforts to relet the Premises; provided, however, in connection therewith, Tenant agrees that Landlord has no obligation to: (i) relet the Premises (A) at a rental rate or
otherwise on terms below market, as then determined by Landlord in its sole discretion; (B) to any entity not satisfying Landlord’s then standard financial credit risk criteria; (C) for a use (1) not consistent with Tenant’s
use prior to the Event of Default; (2) which would violate then applicable law or any restrictive covenant or other lease affecting the Building; (3) which would impose a greater burden upon the Building’s parking, HVAC or other
facilities; and/or (4) which would involve any use of Hazardous Materials; (ii) divide the Premises, install new demising walls or otherwise reconfigure the Premises to make same more marketable; and/or (iii) relet the Premises, if to
do so, Landlord would be required to alter other portions of the Building, make ADA-type modifications or otherwise install or replace any sprinkler, security, safety, HVAC or other Building operating
systems.

		
	INTENTIONALLY DELETED	  	 20. Intentionally deleted.

  
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	SURRENDER OF PREMISES	  	 21. No act by Landlord shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a
surrender of the Premises shall be valid unless the same is made in writing and signed by Landlord. At the expiration or termination of this Lease, Tenant shall deliver to Landlord the Premises with all improvements located thereon broom clean and
in good repair and condition, reasonable wear and tear (and condemnation and fire or other casualty damage (including a Damage Event) not intentionally caused by Tenant, as to which Sections 14 and 15 shall control) excepted, and shall deliver to
Landlord all keys to the Premises. At the time of expiration or termination of this Lease, Tenant shall remove (a) all trade fixtures, equipment, wiring, cabling, furniture and the IT room/AC equipment; and (b) such alterations, additions,
improvements performed by or for Tenant, as Landlord may request (unless Landlord at the time of such request for approval agrees in writing that Tenant shall not be required to remove such improvement or alteration upon Lease expiration). Tenant
shall repair all damage caused by such removal. Notwithstanding the foregoing, Tenant shall not be obligated to remove the Landlord’s Work or the Tenant Improvements completed in accordance with Exhibit
H-1 and H-2, attached hereto, unless with respect to Tenant Improvements, Landlord notifies Tenant otherwise in writing at the time such Tenant Improvements
are approved in accordance with Exhibit H-2. All items not so removed shall be deemed to have been abandoned by Tenant and may be appropriated, sold, stored, destroyed, or otherwise disposed of by
Landlord without notice to Tenant and without any obligation to account for such items. The provisions of this Section 21 shall survive the end of the Term.

		
	HOLDING OVER	  	 22. If Tenant fails to vacate the Premises at the end of the Term, then Tenant shall be a tenant at sufferance and,
(i) Tenant shall pay, in addition to the other Rent, a daily Basic Rental equal to 150% of the daily Basic Rental payable during the last month of the Term; and (ii) if Tenant holds over for more than thirty (30) days after the end of
the Term, in addition to the amount in (i) above, Landlord shall be entitled to pursue consequential damages, if any, resulting from such hold over but only to the extent the consequential damages relate to the period after the first 30 days of
the hold over (and not to the first thirty (30) days of the holdover) and, in addition, Landlord may also pursue a confession of judgment solely for possession of the Premises. Landlord acknowledges and agrees that the damages and remedies in
this Section 22 are Landlord’s exclusive damages and remedies for a holdover and Landlord shall not be entitled to any other damages or to pursue any other remedies under this Lease, at law, in equity or otherwise. In addition to and
without limiting the foregoing, Landlord acknowledges and agrees that the damages and remedies in this Section shall be Landlord’s exclusive damages and remedies if Tenant fails to vacate the Premises at the end of the Term.

		
	CERTAIN RIGHTS RESERVED BY LANDLORD	  	 23. Provided that the exercise of such rights does not unreasonably interfere with Tenant’s use or occupancy of
the Premises, Landlord shall have the following rights (so long as Landlord provides Tenant prior email or oral notice, except in the event of an emergency, in which case, no prior notice is necessary but Landlord shall notify Tenant as soon as
reasonably practical):

		
		  	 a. To make inspections and repairs, alterations, additions, changes, or improvements, whether structural or otherwise,
in and about the Building, or any part thereof but only to the extent of the rights or obligations of Landlord provided in this Lease; for such purposes, to enter upon the Premises and, during the continuance of any such work, to temporarily close
doors, entryways, and corridors in the Building; to temporarily interrupt or suspend Building services and facilities, to temporarily close certain Common Areas for inspections, repairs, alterations, changes or improvements;

		
		  	 b. In the event of an emergency, to take such reasonable measures as Landlord deems necessary for the security of the
Building and its occupants;

  
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		  	 c. To change the name by which the Building is designated; and

		
		  	 d. To enter the Premises during reasonable business hours and upon reasonable prior written notice to show the Premises
to prospective purchasers, lenders, or tenants; provided, however, that Landlord shall only have the right to show the Premises to prospective tenants during the last eighteen (18) months of the Lease.

		
		  	 Notwithstanding anything contained in this Lease to the contrary, Landlord shall not be required to give Tenant notice
of any janitorial services provided by Landlord under this Lease that are performed as part of the ordinarily schedule agreed to by the parties. The parties shall cooperate to schedule and implement safety drills for the Building.

		
	SUBSTITUTION SPACE	  	 24. Intentionally deleted.

		
	ENVIRONMENTAL REQUIREMENTS	  	 25. a. General. Except for such incidental cleaning agents and solutions or maintenance materials used in the
ordinary course or materials and goods stored as part of Tenant’s business operations including in connection with any janitorial services (but such use and storage shall be in compliance with all Environmental Requirements), Tenant shall not
permit or cause any party to bring any Hazardous Material upon the Premises or store or use any Hazardous Material in or about the Premises without Landlord’s prior written consent. Tenant, at its sole cost and expense, shall operate its
business in the Premises in compliance with all Environmental Requirements, and will obtain, comply with, and properly maintain all permits and licenses, or applications required by Environmental Requirements for its operations. The term
“Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, or other similar enactments of any governmental authority of agency, and any applicable judicial, administrative
or regulatory decrees, judgments, orders, or policies regulating or relating to any Hazardous Materials or pertaining to health, safety, industrial hygiene, or the environmental conditions on, under, or about the Premises or the environment,
including, without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act (“CERCLA”); the Resource Conservation and Recovery Act; the Toxic Substances Control Act; the Clean Air Act; the
Federal Water Pollution Control Act; the Federal Hazardous Materials Transportation Act; and all state and local counterparts, supplements or additions thereto, and any regulations or policies promulgated or issued thereunder. The term
“Hazardous Materials” means and includes petroleum (as defined in CERCLA), asbestos and any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental
Requirements.

		
		  	 b. Indemnity. Tenant shall indemnify, defend, and hold Landlord and its partners, officers, directors, agents
and employees harmless from and against any and all losses (including, without limitation, all consequential damages and loss of rental income) claims, demands, actions, suits, damages (including, without limitation, punitive damages owed to third
parties), fines, penalties, administrative and judicial proceedings, judgments, settlements, expenses (including, without limitation, reasonable consultant fees, attorneys’ fees, or expert fees) to the extent related to Tenant’s use or
operations during the Term or to the extent caused by a breach of the Tenant’s obligations under Section 25.a. by Tenant, its agents, employees or representatives, regardless of whether Tenant had knowledge of such noncompliance; provided,
that notwithstanding the foregoing, Tenant shall only be responsible to indemnify as provided above for consequential damages, loss of rental income, punitive damages or any other

  
 -21- 

			
		  	indirect damages if a final, non-appealable decision is rendered by a court of competent jurisdiction stating that Tenant, its agents, employees or representatives released Hazardous Materials
in, on or about the Land in violation of the Environmental Requirements and then only to the extent of Tenant’s release. The indemnification and hold harmless obligations of Tenant shall survive any termination of this Lease, any renewal,
and/or expansion or amendment of this Lease and/or the execution and delivery of any new lease with Tenant covering all or any portion of the Building.
		
		  	 c. Assessments. Landlord shall have access to, and a right to perform inspections and tests of, the Premises as
it may require to determine Tenant’s compliance with Environmental Requirements and Tenant’s obligations under this Section 25. Access shall be granted to Landlord upon Landlord’s prior written notice to Tenant and at such times
so as to minimize, so far as may be reasonable under the circumstances, any disturbance to Tenant’s operations. At the expiration or earlier termination of the Lease, Landlord shall have the right, at its option, to undertake an environmental
assessment of the Premises to determine Tenant’s compliance with all Environmental Requirements. All such inspections and tests shall be conducted at Landlord’s expense, unless such inspections or tests definitively reveal that Tenant
released the Hazardous Material on or under the Premises or that Tenant has not complied with all Environmental Requirements, in which case Tenant shall immediately, upon demand, reimburse Landlord for the cost of such inspection and tests. Landlord
and Tenant agree that Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant.

		
		  	 d. Landlord’s Obligations. Landlord shall be responsible, at its expense (and at no cost to Tenant), for
the cost of clean up or any other remedial measures for any Hazardous Materials in, on or about the Building or the Land caused by Landlord or its agents, employees or representatives. Any environmental remediation costs that are not caused by
Tenant in violation of Environmental Requirements shall not be included in any costs passed through to Tenant (other than any required air quality tests in the Building). Landlord shall defend, indemnify and hold harmless Tenant and its partners,
officers, directors, agents and employees from and against any and all losses, claims, actions, damages, liabilities, penalties, and expenses (including all reasonable attorney’s, consultant’s and expert’s fees, expenses and
liabilities incurred in defense of any such claim or any action or proceeding brought thereon) to the extent resulting from a proven violation by Landlord or its agents, employees or representatives of any Environmental Requirements impacting the
Building or Land.

		
	MISCELLANEOUS	  	 26. a. Landlord Transfer. Landlord may transfer, in whole or in part, the Building and any of
its rights under this Lease. If Landlord assigns its rights under this Lease, then Landlord shall thereby be released from any obligations hereunder occurring after the date of such assignment or transfer.

		
		  	 b. Landlord’s Liability. The liability of Landlord to Tenant for any default by Landlord
under the terms of this Lease shall be limited to Tenant’s actual direct, but not consequential, damages therefor and shall be recoverable from the interest of Landlord in the Building and the Land, and Landlord shall not be personally liable
for any deficiency. Landlord shall not be in default hereunder and Tenant shall not have any remedy or cause of action unless Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant
specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of thirty (30) days, then after such period of time as is reasonably necessary but in no event longer than ninety
(90) days after written notice from Tenant, so long as Landlord commenced the cure of the default in such thirty (30) day period and is diligently pursuing the cure of such default). Except as expressly provided herein, if Landlord is in
default hereunder, Tenant’s exclusive remedy shall be an action for damages, and Tenant’s damages shall be limited to Tenant’s actual direct (excluding consequential, special, exemplary and punitive damages) damages
therefor.

  
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		  	 c. Force Majeure. Other than for Tenant’s monetary obligations under this Lease and
obligations of either party which can be cured by the payment of money (e.g., maintaining insurance), whenever a period of time is herein prescribed for action to be taken by either party hereto, such party shall not be liable or responsible for,
and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, terrorism, bio-terrorism, governmental laws,
regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the control of such party.

		
		  	 d. Brokerage. Landlord and Tenant each warrant to the other that it has not dealt with any broker or agent in
connection with the negotiation or execution of this Lease except Cushman & Wakefield (“Landlord’s Broker”) and Jones Lang LaSalle (collectively, the “Brokers”). Landlord will pay all commissions due
to the Brokers pursuant to one or more separate written agreements. Landlord and Tenant shall each indemnify the other against all costs, expenses, attorneys’ fees, and other liability for commissions or other compensation claimed by any broker
or agent claiming the same by, through, or under the indemnifying party; provided, however that Tenant shall have no obligation to indemnify Landlord for any amounts due to the Brokers except to the extent Tenant executes a separate agreement with
either Broker after the full execution of this Lease and such separate agreement expressly provides Tenant is responsible to pay a commission thereunder.

		
		  	 e. Estoppel Certificates. From time to time, Tenant shall furnish to any party designated by
Landlord, within ten (10) days after Landlord has made a request therefor, a certificate signed by Tenant, to Tenant’s actual knowledge confirming and containing such factual certifications and representations as to this Lease as Landlord
may reasonably request subject to exceptions and additional facts provided by Tenant. Within thirty (30) days after receipt of written request by Tenant, Landlord shall execute, acknowledge and deliver to Tenant (or its designee) a written
statement certifying to the best of Landlord’s actual knowledge, (i) that this Lease is unmodified and in full force and effect, or is in full force and effect as modified and stating the modifications; (ii) the amount of Basic Rental
currently payable by Tenant to Landlord; (iii) the Basic Costs currently payable by Tenant to Landlord; (iv) the date to which Basic Rental and Basic Costs have been paid in advance; (v) the amount of any security deposited with
Landlord; and (vi) any other information reasonably requested without investigation or inquiry by Landlord. Any such statement may be relied upon by an investor, purchaser, assignee or lender.

		
		  	 f. Notices. All notices and other communications given pursuant to this Lease shall be in writing and shall be
(i) mailed by first class, United States Mail, postage prepaid, certified, with return receipt requested, and addressed to the parties hereto at the address specified in the Basic Lease Information, (ii) hand delivered to the intended
address, or (iii) sent by reputable overnight courier service (e.g., Federal Express or DHL). Notice sent by certified mail, postage prepaid, shall be effective three (3) business days after being deposited in the United States Mail; all
other notices shall be effective upon delivery to the address of the addressee. The parties hereto may change their addresses by giving notice thereof to the other in conformity with this provision.

		
		  	 g. Severability. If any clause or provision of this Lease is illegal, invalid, or unenforceable under present or
future laws, then the remainder of this Lease shall not be affected thereby and in lieu of such clause or provision, there shall be added as a part of this Lease a clause or provision as similar in terms to such illegal, invalid, or unenforceable
clause or provision as may be possible and be legal, valid, and enforceable.

  
 -23- 

			
		  	 h. Amendments; and Binding Effect. This Lease may not
be amended except by instrument in writing signed by Landlord and Tenant. No provision of this Lease shall be deemed to have been waived by any party unless such waiver is in writing signed by such party, and no custom or practice which may evolve
between the parties in the administration of the terms hereof shall waive or diminish the right of either party to insist upon the performance by the other party in strict accordance with the terms hereof. The terms and conditions contained in this
Lease shall inure to the benefit of and be binding upon the parties hereto, and upon their respective successors in interest and legal representatives, except as otherwise herein expressly provided. This Lease is for the sole benefit of Landlord and
Tenant, and, other than Landlord’s Mortgagee (subject to and to the extent provided in Section 12), no third party shall be deemed a third party beneficiary hereof.

		
		  	 i. Quiet Enjoyment. Provided there is no Event of Default, Tenant shall peaceably and quietly
hold and enjoy the Premises for the Term, without hindrance from Landlord or any party claiming by, through, or under Landlord.

		
		  	 j. Intentionally Deleted.

		
		  	 k. Captions. The captions contained in this Lease are for convenience of reference only, and do not limit or
enlarge the terms and conditions of this Lease.

		
		  	 l. No Merger. There shall be no merger of the leasehold estate hereby created with the fee
estate in the Premises or any part thereof if the same person acquires or holds, directly or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold Premises or any interest in such fee estate.

		
		  	 m. No Offer. The submission of this Lease to Tenant shall not be construed as an offer, nor
shall Tenant have any rights under this Lease unless Landlord executes a copy of this Lease and delivers it to Tenant.

		
		  	 n. Exhibits. All exhibits and attachments attached hereto are incorporated herein by this
reference.

		
		  	 o. Entire Agreement. This Lease including the exhibits and Basic Lease Information
constitutes the entire agreement between Landlord and Tenant regarding the subject matter hereof and supersedes all oral statements and prior writings relating thereto. Except for those set forth in this Lease, no representations, warranties, or
agreements have been made by Landlord or Tenant to the other with respect to this Lease or the obligations of Landlord or Tenant in connection therewith.

		
		  	 p. Relationship of Parties. This Lease shall create the relationship of landlord and tenant only as between
Landlord and Tenant.

		
		  	 q. Confidentiality. Tenant acknowledges and agrees that the terms of this Lease are confidential and constitute
proprietary information of Landlord. Disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the Building.
Tenant agrees that it and its partners, officers, directors, employees, brokers, and attorneys, if any, shall not disclose the terms and conditions of this Lease to any other person or entity without the prior written consent of
Landlord

  
 -24- 

			
		  	which may be given or withheld by Landlord, in Landlord’s sole discretion. Each party acknowledges and agrees that the other party may disclose the terms of this Lease without consent of the other party (i) if required by
law or court order, (ii) in order to comply with the terms of this Lease, (iii) in connection with a transfer of all or any portion of its interest in the Lease by agreement or by operation of law, or (iv) to any Affiliate of a party
or any creditor of any party. It is understood and agreed that damages alone would be an inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek specific performance of this provision and to seek
injunctive relief to prevent its breach or continued breach. Subject to the following terms and conditions, Landlord agrees to maintain the non-monetary confidential nature of the Lease based on standards
typically employed by a publically traded company. Further, Landlord and Tenant can disclose the contents of this Lease to all parties who need to know in connection with their respective businesses, including, without limitation, agents, brokers,
managers, lenders, potential purchasers, auditors, attorneys and accountants.
		
		  	 r. Governing Law. This Lease shall be governed by and construed in accordance with the laws of the Commonwealth
of Pennsylvania.

		
		  	 s. Authority. If any party is a corporation, trust, or general or limited partnership, such party represents and
warrants that such individual is duly authorized to execute and deliver this Lease on behalf of said party, that said party is duly authorized to enter into this Lease, and that this Lease is enforceable against said party in accordance with its
terms. If Tenant is a corporation, trust or partnership, Tenant shall deliver to Landlord, at Landlord’s request, commercially reasonable evidence of such authority.

		
		  	 t. Time of Essence. Time is of the essence with respect to each of the obligations to be performed by Tenant and
Landlord under this Lease.

		
		  	 u. WAIVER OF TRIAL BY JURY. EACH PARTY WAIVES TRIAL BY JURY IN THE EVENT OF ANY LEGAL PROCEEDING BROUGHT BY THE
OTHER IN CONNECTION WITH THIS LEASE. EACH PARTY SHALL BRING ANY ACTION AGAINST THE OTHER IN CONNECTION WITH THIS LEASE IN A FEDERAL OR STATE COURT LOCATED IN THE COUNTY WHERE THE BUILDING IS LOCATED, CONSENTS TO THE JURISDICTION OF SUCH COURTS, AND
WAIVES ANY RIGHT TO HAVE ANY PROCEEDING TRANSFERRED FROM SUCH COURTS ON THE GROUND OF IMPROPER VENUE OR INCONVENIENT FORUM.

		
		  	 v. No Recording by Tenant. Tenant shall not record in any public records any memorandum or any portion of this
Lease.

		
		  	 w. OFAC. As of the date of this Lease, Tenant and its Affiliates are not, and to Tenant’s knowledge,
without investigation, its or its Affiliate’s partners, members, shareholders, equity owners, employees, officers, directors, representatives or agents are not, a person or entity with whom U.S. persons or entities are restricted from doing
business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order
(including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action. For purposes of this Section, the term
“Affiliate” does not include items (iv) and (v) of the definition of Affiliate set forth in Section 10.f.

  
 -25- 

			
		  	 x. Security Measures. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide
guard service or other security measures for the benefit of the Premises, Common Areas or the Building, and Landlord shall have no liability to Tenant, its agents, employees, contractors and invitees due to Landlord’s failure to provide such
services. The foregoing assumption of risk shall not restrict Tenant’s ability to sue other third parties providing security services to the Complex. Nothing herein contained shall prevent Landlord, at Landlord’s sole option, from
implementing security measures for the Complex or any part thereof, in which event the cost thereof (pro-rated for Tenant’s share) shall be included within the definition of Basic Cost.

 
 y. Tenant Access. Landlord represents and warrants to Tenant
that Tenant shall have the ability to access to the Premises, at all times, subject to Landlord’s rights under Section 23.a. above.
  

z. Landlord’s Right to Perform Tenant’s Duties. Upon any Event of Default related to any obligation of Tenant under this
Lease, Landlord shall have the right (but not the obligation), to perform such obligation on behalf and at the expense of Tenant without further notice to Tenant, and all reasonable sums expended or reasonable expenses incurred by Landlord in
performing such obligation shall be deemed to be Rent under this Lease and shall be due and payable to Landlord within fifteen (15) days after a demand is made by Landlord and reasonable evidence of the costs and expenses are provided to
Tenant.

		
		  	 aa. NOTICE OF INDEMNIFICATION. THIS LEASE CONTAINS INDEMNIFICATION PROVISIONS WHICH EACH SHALL EXPRESSLY SURVIVE
THE EXPIRATION OR TERMINATION OF THIS LEASE.

		
		  	 bb. Financial Statements. Tenant shall furnish Landlord with true and complete copies of its most recent annual
and quarterly financial statements prepared by Tenant or Tenant’s accountants and any other financial information or summaries that Tenant typically provides to its lenders if Landlord requests such information in writing for any sale, transfer
or financing related to the Building or Landlord, provided that prior to Tenant providing such information the purchaser, transferee or lender, as applicable, and Landlord shall execute a commercially reasonable confidentiality agreement with
Tenant. Tenant represents to Landlord that as of the date of Lease execution, Tenant’s Net Worth (as defined in Section 10) is equal to or greater than $10,000,000.00.

		
		  	 cc. Abatement Personal. If and to the extent that this Lease provides for the abatement of any Rent or other
charges due from Tenant under this Lease, including, without limitation, parking charges or storage space charges, any such abatement is personal to the original named Tenant under this Lease and its Affiliates and is not transferable to any
assignee of Tenant’s rights under this Lease (other than an Affiliate). If Tenant’s rights are assigned, then, as of the effective date of such assignment, any such abatements that have not occurred shall terminate and be rendered of
no force or effect and the Rent or other charges shall be payable going forward at the rate otherwise applicable for such period. In no event shall Tenant, an Affiliate or any assignee or transferee of Tenant be obligated to repay any amount for any
abatement that has previously occurred.

		
		  	 dd. NO CONSEQUENTIAL DAMAGES. In no event shall Landlord or Tenant be liable to the other for any special,
consequential, indirect, exemplary or punitive damages or for any lost profits or revenues; provided, however, Tenant shall remain liable for all such damages but only to the extent expressly provided in Sections 22 and 25.

  
 -26- 

			
		 	 ee. Generator. Tenant shall have the right to install an emergency generator, at its option, as more particularly
provided in Exhibit I attached hereto.
  
 ff.
Counterparts. This Lease may be executed in multiple counterparts each of which is deemed an original but together constitute one and the same instrument. This Lease may be executed by PDF electronically and each party has the right to rely
upon said counterpart of this Lease signed by the other party to the same extent as if such party had received an original counterpart. The parties acknowledge and agree that notwithstanding any law or presumption to the contrary, an electronic
signature of either party, whether upon this Lease or any related document shall be deemed valid and binding and admissible by either party against the other as if same were an original ink signature. THIS LEASE SHALL BECOME BINDING UPON LANDLORD
AND TENANT ONLY WHEN FULLY EXECUTED BY BOTH PARTIES AND WHEN LANDLORD HAS DELIVERED THIS LEASE TO TENANT IN THE MANNER SET FORTH IN THIS SECTION (BY PDF) OR AS PROVIDED IN SECTION 26.f.

		
		 	 Landlord and Tenant are knowledgeable and experienced in commercial transactions and agree that the provisions set
forth in this Lease for determining charges, amounts and additional rent payable by Tenant are commercially reasonable and valid even though such methods may not state a precise mathematical formula for determining such charges.

		
		 	 LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED
COMMERCIAL PURPOSE, AND TENANT’S OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER, AND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED HEREIN, TENANT SHALL
CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, SETOFF, DEDUCTION, NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES OR OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED.

 [SIGNATURES FOLLOW NEXT PAGE] 

  
 -27- 

 DATED as of the date first above written. 

 

											
	LANDLORD:	  		  	TENANT:
		
	THE REALTY ASSOCIATES FUND X, L.P.,	  	PQ CORPORATION,
	a Delaware limited partnership	  	a Pennsylvania corporation
				
	By:	  	Realty Associates Fund X, LLC,	  		  	
		  	a Delaware limited liability company,	  	By:	  	 /s/ Joseph S. Koscinski

		  	its general partner	  	Name:	  	Joseph S. Koscinski
		  		  		  	Title:	  	Vice President and General Counsel
		  	By:	  	TA Realty LLC,	  		  	
		  		  	 a Massachusetts limited liability company,

its manager
	  		  	
						
		  		  	By:	  	 /s/ Heather Hohenthal
	  		  	
		  		  	Name:	  	Heather Hohenthal	  		  	
		  		  	Title:	  	Regional Director	  		  	

  
 -28- 

 EXHIBIT A 

OUTLINE OF PREMISES 

 

 

 

 

 EXHIBIT B 

BUILDING RULES AND REGULATIONS 

The following rules and regulations shall apply to the Premises, the Building, the parking garage associated therewith, the Land and the
appurtenances thereto: 
 1. Sidewalks shall not be obstructed by Tenant or used by Tenant for purposes other than ingress and egress to and
from the Premises. 
 2. Plumbing, fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish,
rags or other unsuitable material shall be thrown or deposited therein. Damage resulting to any such fixtures or appliances from misuse by Tenant or its agents, employees or invitees, shall be paid by Tenant. 

3. No signs, advertisements or notices shall be painted or affixed on or to any windows or doors or other part of the Building without the
prior written consent of Landlord; provided that Landlord consents to Tenant placing the company logo on the glass entrance doors so long as such logo is removable and approved in advance by Landlord; provided that Landlord approves the existing
logo on the entrance doors. No curtains or other window treatments shall be placed between the glass and the Building standard window treatments. 

4. Tenant has installed, with Landlord’s approval, Tenant’s own security access system with card readers, security cameras and alarm
system which is monitored and maintained by Tenant, at Tenants cost and expense. Landlord shall have the right to retain keys to the locks on the entry doors to the Premises and all interior doors at the Premises. 

5. Tenant assumes all risks of and shall be liable for all damage to articles moved and injury to persons or public engaged or not engaged in
movement of furniture or office equipment by Tenant or its agent, including equipment, property and personnel of Landlord if damaged or injured as a result of acts in connection with carrying out this service for such Tenant. 

6. Landlord may prescribe weight limitations and determine the locations for safes and other heavy equipment or items, which shall in all cases
be placed in the Building so as to distribute weight in a manner acceptable to Landlord which may include the use of such supporting devices as Landlord may require. All damages to the Building caused by the installation or removal of any property
by Tenant while in the Building, shall be repaired at the expense of Tenant. 
 7. Nothing shall be swept or thrown into the corridors,
halls, elevator shafts or stairways. No birds or animals shall be brought into or kept in, on or about Tenant’s Premises. No portion of Tenant’s Premises shall at any time be used or occupied as sleeping or lodging quarters. 

8. Tenant shall cooperate with Landlord’s employees in keeping the Premises neat and clean. Except as expressly provided in the Lease,
Tenant shall not employ any person for the purpose of such cleaning other than the Building’s cleaning and maintenance personnel. 
 9.
Tenant shall not make or permit any improper, objectionable or unpleasant noises or odors in the Building or otherwise interfere in any way with other tenants or persons having business with them. 

10. No machinery of any kind (other than normal office equipment, refrigerators, IT room/AC equipment and coffee and vending machines),
including, without limitation, space heaters, supplemental units, humidifiers, air cleaners and the like, shall be operated by Tenant on the Premises. Tenant shall not use or keep in the Building any flammable or explosive fluid or substance. 

11. Landlord will not be responsible for lost or stolen personal property, money or jewelry from Tenant’s Premises or public or common
areas regardless of whether such loss occurs when the area is locked against entry or not. 

  
 Exhibit B 

Page 1 of 2 

 12. The Building shall be available for use according to the rules of the United States Postal
Service, if applicable. 
 13. Landlord may designate the Building a “no-smoking” building
and restrict or prohibit smoking anywhere within or outside the Building, except in any area designated by Landlord for such purpose. 
 14.
No guns or other firearms are permitted anywhere in or around the Building.     

  
 Exhibit B 

Page 2 of 2 

 EXHIBIT C 

PARKING 
 Tenant shall be
permitted to use up to one hundred thirty-eight (138) non-reserved vehicular parking spaces in the parking areas, easements, or other areas in close proximity to the Building, all on a first come, first
serve basis (the “Parking Areas”) during the Term at no additional cost, subject to reconfiguration by Landlord upon prior notice to Tenant so long as such reconfiguration does not reduce the parking spaces
available for Tenant and such parking remains in close proximity to the Building. Tenant’s use of such spaces remains subject to such rules and regulations as are from time to time applicable to patrons of the Parking Area (and provided to
Tenant); provided, however, no spaces in the Parking Areas shall be reserved for any tenant or occupant. If Tenant sublets any portion of the Premises or assigns any of its interest in this Lease (other than to an Affiliate) then the parking
spaces allocated to Tenant hereunder shall be reduced to the extent the ratio between the rentable square feet of the Premises and the parking spaces granted to Tenant hereunder exceeds the standard ratio of parking spaces per rentable square foot
as established by Landlord from time to time, but in no event shall such ratio be less than 4 spaces for every 1,000 rentable square feet of the Premises. 

  
 Exhibit C 

Page 1 of 1 

 

 

 EXHIBIT D 

PENNSYLVANIA RIDER 
 In
addition to, and not in lieu of any of the foregoing rights granted to Landlord: 
 IF AN EVENT OF DEFAULT OCCURS DURING THE TERM OF THIS
LEASE OR ANY RENEWAL OR EXTENSION THEREOF, AND ALSO WHEN AND AS SOON AS THE TERM HEREBY CREATED OR ANY EXTENSION THEREOF SHALL HAVE EXPIRED, IT SHALL BE LAWFUL FOR ANY ATTORNEY AS ATTORNEY FOR TENANT TO FILE AN AGREEMENT FOR ENTERING IN ANY
COMPETENT COURT AN ACTION TO CONFESS JUDGMENT IN EJECTMENT AGAINST TENANT AND ALL PERSONS CLAIMING UNDER TENANT, WHEREUPON, IF LANDLORD SO DESIRES, A WRIT OF EXECUTION OR OF POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OF PROCEEDINGS
WHATSOEVER, AND PROVIDED THAT IF FOR ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED THE SAME SHALL BE DETERMINED AND THE POSSESSION OF THE PREMISES HEREBY DEMISED REMAIN IN OR BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT UPON ANY
SUBSEQUENT EVENT OF DEFAULT OR EVENT OF DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE AS HEREINBEFORE SET FORTH, TO BRING ONE OR MORE ACTION OR ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION OF THE SAID PREMISES. 

In any action to confess judgment in ejectment, Landlord shall first cause to be filed in such action an affidavit made by it or someone
acting for it setting forth the facts necessary to authorize the entry of judgment, of which facts such affidavit shall be conclusive evidence, and if a true copy of this Lease (and of the truth of the copy such affidavit shall be sufficient
evidence) be filed in such action, it shall not be necessary to file the original as a warrant of attorney, any rule of Court, custom or practice to the contrary notwithstanding. 

(INITIAL). TENANT WAIVER. TENANT SPECIFICALLY ACKNOWLEDGES THAT TENANT HAS VOLUNTARILY, KNOWINGLY, AND INTELLIGENTLY WAIVED
CERTAIN DUE PROCESS RIGHTS TO A PREJUDGMENT HEARING BY AGREEING TO THE TERMS OF THE FOREGOING PARAGRAPHS REGARDING CONFESSION OF JUDGMENT. TENANT FURTHER SPECIFICALLY AGREES THAT IN THE EVENT OF DEFAULT, LANDLORD MAY PURSUE MULTIPLE REMEDIES
INCLUDING OBTAINING POSSESSION PURSUANT TO A JUDGEMENT BY CONFESSION AND EXECUTING UPON SUCH JUDGMENT. IN SUCH EVENT AND SUBJECT TO THE TERMS SET FORTH HEREIN, LANDLORD SHALL PROVIDE FULL CREDIT TO TENANT FOR ANY MONTHLY CONSIDERATION WHICH LANDLORD
RECEIVES FOR THE LEASED PREMISES IN MITIGATION OF ANY OBLIGATION OF TENANT TO LANDLORD FOR THAT MONEY. FURTHERMORE, TENANT SPECIFICALLY WAIVES ANY CLAIM AGAINST LANDLORD AND LANDLORD’S COUNSEL FOR VIOLATION OF TENANT’S CONSTITUTIONAL
RIGHTS IN THE EVENT THAT JUDGMENT IS CONFESSED PURSUANT TO THIS LEASE. 

  
 Exhibit D 

Page 1 of 1 

 EXHIBIT E 

INTENTIONALLY OMITTED 

  
 Exhibit E 

Page 1 of 1 

 EXHIBIT F 

RENEWAL OPTION 
 Provided
no Event of Default exists at the time of such election, Tenant may renew this Lease for two (2) additional periods of five (5) years each on the same terms provided in this Lease (except as set forth below), by delivering written notice
(the “Renewal Notice”) of the exercise thereof to Landlord not later than twelve (12) months before the expiration of the then current Term. On or before the commencement date of such extended Term, Landlord
and Tenant shall execute an amendment to this Lease extending the Term on the same terms provided in this Lease, except as follows: 
  

	 	(1)	The Basic Rental payable for each month during such extended Term shall be the prevailing rental rate for buildings comparable to the Building, at the commencement of such extended Term, for space of equivalent quality,
size, utility and location, with the length of the extended Lease Term and the credit standing of Tenant to be taken into account; 

  

	 	(2)	If the extension that is the subject of the amendment is for the second (2nd) five (5) year renewal period and Tenant has timely and properly exercised the first
5-year renewal period, Tenant shall have no further renewal options unless hereafter expressly granted by Landlord in writing; and 

 

	 	(3)	Landlord shall lease to Tenant the Premises in their then-current condition, and Landlord shall not provide to Tenant any allowances (e.g., moving allowance, construction allowance, and the like) or other tenant
inducements and any portion of the Tenant Improvement Allowance that has not been used or credited as provided in Exhibit H-2 shall be forfeited at the end of the Initial Term. 

Landlord shall deliver written notice (the “Landlord Notice”) to Tenant, within sixty (60) days after
Landlord’s receipt of a timely Renewal Notice, which sets forth the Basic Rental determined by Landlord to be payable during the renewal period after consideration of the factors set forth under clause (1) above. Tenant shall have the
right, within thirty (30) days following the date of the Landlord Notice, to deliver written notice to Landlord that Tenant elects to revoke its exercise of the renewal option (the “Revocation Notice”). If
Tenant delivers a Revocation Notice, Tenant shall have no further rights under this Exhibit and this Lease shall terminate upon the expiration of the then-current Term. If Tenant timely delivers a Renewal Notice but fails to timely deliver a
Revocation Notice, this Lease shall be extended for the applicable five (5) year renewal on the terms set forth above and at the Basic Rental specified in the Landlord Notice. For avoidance of all doubt, in the event that Tenant has multiple
options to extend or renew this Lease, a later option cannot be exercised unless the prior option to extend or renew this Lease has been so exercised. 

Tenant’s rights under this Exhibit shall terminate if (i) this Lease or Tenant’s right to possession of the Premises is
terminated, (ii) Tenant assigns any of its interest in this Lease or sublets any portion of the Premises, except if Tenant transfers to an Affiliates as permitted under Section 10.f of the Lease, or (iii) Tenant fails to timely
exercise its option under this Exhibit, time being of the essence with respect to Tenant’s exercise thereof. 

  
 Exhibit F 

Page 1 of 1 

 EXHIBIT G 

ONE-TIME TERMINATION OPTION 

Tenant shall have the one-time option to terminate this Lease (the “Termination
Option”) in its entirety effective as of April 30, 2023 (the “Early Termination Date”) by delivering to Landlord notice of Tenant’s intent to terminate this Lease (the “Termination
Notice”) at least twelve (12) months prior to the Early Termination Date (the “Termination Notice Date”), together with fifty percent (50%) of the Termination Fee (defined below). If Tenant fails to deliver the
Termination Notice simultaneously with fifty percent (50%) of the Termination Fee on or before the Termination Notice Date, this Termination Option shall be null and void. If there is any Event of Default by Tenant under this Lease on or before the
date Tenant delivers the Termination Notice or on or before the Early Termination Date, the Termination Option shall be void, and the Lease shall remain in effect. If Tenant properly exercises its Termination Option, Tenant shall pay the remaining
fifty percent (50%) of the Termination Fee sixty (60) days prior to the Early Termination Date and this Lease shall terminate as of the Early Termination Date. The “Termination Fee” shall be the total aggregate amount of the
brokerage commission, the cost of Landlord’s Work, Tenant Improvement Allowance (less any TI Credit remaining as of the Early Termination Date), rent credits, rental abatements, reasonable attorney’s fees, and improvement costs paid for by
Landlord, which would be unamortized as of the Early Termination Date, such amounts to be amortized over the Basic Rental paying portion of the Term (i.e., excluding the Abatement Period). This Termination Option shall not apply to any other space
leased by Tenant in the complex. This right is personal to the undersigned Tenant (including any Affiliate that Tenant transfer this Lease to as provided in Section 10.f) and shall become null and void upon an assignment of this Lease or a
sublease of the Premises except a transfer to an Affiliate as provided in Section 10.f. 

  
 Exhibit G 

Page 1 of 1 

 EXHIBIT H-1 

WORK LETTER 
 1.
Landlord’s Work. Landlord agrees to use reasonable efforts to complete the following work, using available colors and materials mutually agreed on by Landlord and Tenant, at Landlord’s expense, within one hundred eighty
(180) days following full Lease execution, subject to force majeure events and Tenant Delays (the “Landlord’s Work”): 
  

	 	•	 	Renovation of the existing restrooms, with said finishes jointly determined by Landlord and Tenant. 

  

	 	•	 	Renovation / replacement of existing lobby and entryway flooring to wood like tile finish to be jointly determined between Landlord and Tenant, 

 

	 	•	 	Installation of a new HVAC Head-end control unit within the Building so Tenant has the ability to regulate the temperature. 

 

	 	•	 	Comfort balancing of existing HVAC system (after Tenant Improvements are completed). 

  

	 	•	 	Additional HVAC/ventilation to service the entry vestibule area, which shall be mutually agreed upon by Tenant and Landlord. 

  

	 	•	 	Compliance with the Americans with Disabilities Act and all other handicap regulations relating to the Landlord’s Work. 

2. Tenant Improvement Allowance. In addition to the Landlord’s Work, Tenant shall be entitled to a Tenant Improvement Allowance
(the “Tenant Improvement Allowance”) in a total amount equal to $25.00 per rentable square foot of the Premises, which shall be applied to tenant improvements made to the Premises and to furniture, fixtures and
equipment (the “Tenant Improvements”). Tenant has elected to have Landlord complete the Tenant Improvements and the construction thereof and the payment of Tenant Improvement Allowance shall be in accordance with Exhibit H-2, attached hereto.  

  
 EXHIBIT H 

Page 1 of 5 

 EXHIBIT H- 2 

COMPLETE BY LANDLORD 
 1.
Tenant Improvements. All Tenant Improvements made to the Premises shall be performed by Landlord. The Tenant Improvements shall be paid for from the Tenant Improvement Allowance (as defined below), and provided Tenant approves (or is deemed
to have approved) costs for Tenant Improvements in excess of the Tenant Improvement Allowance, such excess amounts shall be paid for by Tenant, at Tenant’s sole cost and expense. Compliance with the Americans with Disabilities Act and all other
handicap regulations relating to the construction of the Tenant Improvements or the use or occupancy of the Premises (excluding Landlord’s Work) shall be paid for from the Tenant Improvement Allowance and any excess costs by Tenant. 

2. Tenant Improvement Allowance. 

2.1 Tenant Improvement Allowance. The Tenant Improvement Allowance shall be used for the costs incurred relating to the initial design
and construction of the Tenant Improvements and all other items listed in the Cost Breakdown, including FF&E. In no event shall Landlord be obligated to make disbursements pursuant to this Work Letter in a total amount which exceeds the Tenant
Improvement Allowance. In the event that the Cost Breakdown (as defined below) exceeds the Tenant Improvement Allowance and provided Tenant approves (or is deemed to have approved) the Cost Breakdown in excess of Tenant Improvement Allowance, Tenant
shall pay to Landlord the sum in excess of the Tenant Improvement Allowance by cashier’s check, which payment shall be made within ten (10) days of Landlord’s notice to Tenant that Landlord is prepared to commence construction. 

2.2 Cost Breakdown. Promptly following approval of the Final Construction Drawings (as defined below), Landlord shall provide Tenant
with a breakdown of the estimated total cost of the Tenant Improvements (“Cost Breakdown”), including, without limitation: construction cost of the Tenant Improvements; architectural and engineering fees relating to the preparation
and review of the Space Plan and the Construction Drawings (inclusive of all design work above and below the ceiling); governmental agency plan check, permit and other fees; sales and use taxes; testing and inspection costs; construction fees
(including general contractor’s overhead and supervision fees and the construction supervisory fee, if not already included in the bid); and the cost of computer or telephone wiring or any cost of purchasing furniture, fixtures or equipment
(collectively, “FF&E”). Within ten (10) days after receipt by Tenant of the Cost Breakdown, Tenant shall either approve the same in writing or shall provide Landlord with a detailed list of revisions to the approved
Construction Drawings or comments to the Cost Breakdown. Tenant’s failure to timely send Landlord notice within such ten (10) day period shall be deemed Tenant’s approval thereof for all purposes. 

2.3 Cost Increases. In the event that the cost of the Tenant Improvements increases subsequent to Tenant’s approval of the Cost
Breakdown due to the requirements of any governmental agency imposed with respect to the construction of the Tenant Improvements or due to any other unforeseeable circumstances, Landlord shall notify Tenant and Tenant shall have the right to approve
such increases or work with Landlord to make changes to the plans to offset the increases. If Tenant approves the increases, Tenant shall pay to Landlord the amount of such increase within ten (10) days of Landlord’s written notice;
provided, however, that Landlord shall first apply toward such increase any remaining balance in the Tenant Improvement Allowance. Notwithstanding anything contained in this Lease to the contrary, Landlord shall not be obligated to make or fund any
Tenant Improvements in an amount exceeding the Tenant Improvement Allowance. 
 2.4 Change in Plans. In the event that Tenant requests
a change in the Construction Drawings subsequent to approval of the Cost Breakdown, Landlord shall advise Tenant as to any increases or decreases in the cost of the Tenant Improvements and as to any delay such change would cause in the construction
of the Tenant Improvements. Tenant shall approve or disapprove such change within ten (10) days of written notice. In the event that Tenant approves such change, and the change results in an increase in the cost, Tenant shall accompany its
approval with payment in the amount of the increase; provided, however, that Landlord shall first apply toward such increase any remaining balance in the Tenant Improvement Allowance. Landlord shall have the right to decline Tenant’s request
for a change in the approved Construction Drawings if the change would, in Landlord’s reasonable opinion, materially delay completion of the Tenant Improvements such that the Tenant Improvements would not be completed within the timeframes
provided in Section 2.6 below. 

  
 Exhibit H 

Page 2 of 5 

 2.5 No Refund. If the actual cost of the Tenant Improvements does not exceed the Tenant
Improvement Allowance, except as expressly provided herein, the unused portion of the Tenant Improvement Allowance shall not be paid or refunded to Tenant or be available to Tenant as a credit against any obligations of Tenant under the Lease;
except, however, at any time during the initial Term (but not any extension thereof), Tenant has the right to apply a portion of the Tenant Improvement Allowance not to exceed $5.00 per rentable square foot of the Premises as a credit (“TI
Credit”) against Basic Rental or to future tenant improvements that Tenant desires to have made during the initial Term (but not any extension thereof). Any unapplied or unused portion of the TI Credit remaining as of April 30, 2025,
shall be forfeited by Tenant. 
 2.6 Meetings. Landlord and Tenant shall meet weekly or at such other intervals as the parties
mutually agree to throughout the planning, bidding and construction process for the Tenant Improvements to discuss costs, remaining Tenant Improvement Allowance, potential delays and other similar matters. Landlord and Tenant shall mutually agree on
a construction timeline in order for the Tenant Improvements to be completed within one hundred eighty (180) days following full Lease execution, subject to Tenant Delays and force majeure events. 

3. Space Plan and Construction Drawings. 

3.1 Space Plan. Within ten (10) business days after the execution of the Lease, Tenant shall submit to Landlord for approval a
detailed space plan (“Space Plan”) for the Premises which shall include, without limitation, the location of doors, partitions, electrical and telephone outlets, plumbing fixtures, heavy floor loads and other special requirements.
Tenant shall use D-2 Groups to prepare the Space Plan (the “Architect”). Landlord agrees to cooperate with Tenant and its design representatives in connection with the preparation of the Space
Plan. Within ten (10) business days after receipt by Landlord of the Space Plan, Landlord (i) shall give its written approval with respect thereto, or (ii) shall notify Tenant in writing of its disapproval and state with specificity
the grounds for such disapproval and the revisions or modifications necessary in order for Landlord to give its approval. Within ten (10) business days following Tenant’s receipt of Landlord’s disapproval, Tenant shall submit to
Landlord for approval the requested revisions or modifications. Within ten (10) business days following receipt by Landlord of such revisions or modifications, Landlord shall give its written approval with respect thereto or shall request other
revisions or modifications therein (but relating only to the extent Tenant has failed to comply with Landlord’s earlier requests). The preceding sentence shall be implemented repeatedly until Landlord gives its approval to Tenant’s Space
Plan. 
 3.2 Architect/Construction Drawings. Tenant has retained the Architect to prepare the Construction Drawings, and Landlord
hereby approves Architect. Tenant shall retain engineering consultants (the “Engineers”) that are reasonably acceptable to Landlord to prepare all plans and engineering drawings relating to the structural, mechanical, electrical,
plumbing, HVAC, life safety, and sprinkler work in the Premises. The plans and specifications to be prepared by Architect and the Engineers hereunder shall reflect only the improvements described on the Final Space Plan and shall be known
collectively as the “Construction Drawings.” Tenant and Architect shall verify, in the field, the dimensions of the Premises and the conditions at the Premises, and Tenant and Architect shall be solely responsible for the same, and
Landlord shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings are for its sole benefit and Landlord shall have no liability to Tenant or Tenant’s Agents arising out of or based on
Landlord’s review. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant or
Tenant’s Agents by Landlord or Landlord’s space planner, architect, engineers and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors arising therefrom.

 3.3 Preparation of Final Construction Drawings. Tenant shall promptly cause the Architect and the Engineers to complete the
Construction Drawings which shall be comprised of a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which will allow Tenant to obtain all applicable permits (collectively, the
“Final Construction Drawings”) and shall submit three (3) copies of the Final Construction Drawings to Landlord for Landlord’s approval, which shall not be unreasonably withheld,

  
 Exhibit H 

Page 3 of 5 

 
conditioned or delayed. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Final Construction Drawings for the Premises if the same are
unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall immediately revise the Final Construction Drawings to reflect Landlord’s comments. 

4. Contractor Selection. Landlord shall competitively bid the work for the Tenant Improvements to up to three (3) contractors of
which one (1) will be selected by Landlord and up to two (2) will be selected by Tenant and Tenant shall have the right to select the contractor who will be awarded the project for the Tenant Improvements. Landlord and Tenant shall both
review the bids and have full visibility into the bidding process. Landlord shall require the contractor to name Tenant as an additional insured and the parties shall work together to obtain an indemnification from contractor for the benefit of
Tenant that is reasonably acceptable to Tenant and relates to Landlord’s Work and the Tenant Improvements. 
 5. Construction of
Tenant Improvements. Within a reasonable period following approval of the Cost Breakdown by Tenant, and upon payment of any sum required under section 3.1 above, Landlord shall instruct its contractor to secure a building permit and commence
construction. 
 6. Completion. Landlord hereby covenants and agrees to cause the Tenant Improvements to be completed as soon as
reasonably possible following the Commencement Date but within the timeframe described in the last sentence of Section 2.6. Subject to the performance by Landlord of its obligations with respect to the funding of the Tenant Improvements
Allowance, Tenant agrees to cause the Tenant Improvements in excess of the Tenant Improvement Allowance to be paid for, at Tenant’s sole cost and expense. Except with regard to the TI Credit (which must be utilized by Tenant during the initial
Term), Landlord shall have no obligation to make any disbursements from the Tenant Improvement Allowance for Tenant Improvements that have not been performed prior to the eighteenth (18th) full calendar month after the Commencement Date, and any
remainder shall be deemed to have been forfeited by Tenant and shall remain the property of Landlord. Tenant may use its TI Credit at any time during the initial Term of this Lease but not any extension thereof. 

7. Miscellaneous. 
 7.1
Tenant’s Representative. Tenant has designated John Farrer and Kevin Doran as its sole representatives with respect to the matters set forth in this Work Letter, and, until further notice to Landlord, Tenant’s representatives shall
have full authority and responsibility to act on behalf of the Tenant as required in this Work Letter. 
 7.2 Landlord’s
Representative. Landlord has designated Kara Flanagan and Grace Malinder as its sole representatives with respect to the matters set forth in this Work Letter, and until further notice to Tenant, Landlord’s representative shall have full
authority and responsibility to act on behalf of the Landlord as required in this Work Letter. 
 7.3 Time of the Essence. Unless
otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof
shall be repeated until the document is approved by Landlord. 
 7.4 Performance of Tenant Improvements. Tenant understands and
acknowledges that Landlord will be completing the Tenant Improvements to the Premises during Tenant’s occupancy and that Landlord’s construction of the Tenant Improvements will interfere with Tenant’s use and quiet enjoyment of the
Premises and Tenant’s ability to use the Premises. Tenant agrees to cooperate with Landlord in order to facilitate Landlord’s construction of the Tenant Improvements. Further, Tenant agrees and acknowledges that there will be noise and
dust and all other similar elements associated with construction. Accordingly, notwithstanding anything in this Lease to the contrary, Tenant hereby agrees with performance of the Tenant Improvements Landlord shall not be liable for injury to
Tenant’s business or any loss of income therefrom or for loss of or damage to the inventory, products, supplies, merchandise, tenant improvements, fixtures, furniture, equipment, computers, files or other property of Tenant in the Premises
caused by or resulting from such construction of the Tenant Improvements. 

  
 Exhibit H 

Page 4 of 5 

 7.5 Construction Supervision Fee. Landlord or its affiliate shall supervise the Tenant
Improvements and act as a liaison between the contractor and Tenant and coordinate the relationship between the Tenant Improvements, the Building, and the Building’s systems. In consideration for Landlord’s construction supervision
services, Landlord may pay a construction supervision fee from the Tenant Improvement Allowance equal to three percent (3%) of the total construction costs contracted for by Landlord (which shall exclude (i) Landlord’s Work, (ii) the
cost of the IT room and supplemental HVAC equipment and any work that Tenant performs (or has performed) for movement, and installation its IT room and supplemental HVAC related thereto, (iii) furniture, fixtures, security system, equipment or
cabling and wiring, (iv) architect and engineering fees, (v) permit and inspection costs, and (iv) other similar soft costs, regardless of whether the items in (i) through (vi) are paid for by Tenant, Landlord or as part of the
Tenant Improvement Allowance). 
 7.6 Tenant Delays. As used herein, “Tenant Delay” shall mean any actual delay in
the construction of the Tenant Improvements (as certified by the architect of record) caused by any one or more of the following: 
 (a)
Tenant’s request for change orders that delay the normal progression of the construction; or 
 (b) Tenant’s request (after the
Cost Breakdown is approved by Landlord and Tenant) for materials, finishes or installations that are not readily available if Tenant fails to make another selection within forty-eight (48) hours following Landlord’s request to Tenant; or

 (c) Tenant’s failure to review, revise and approve plans and specifications or the Cost Breakdown within the periods set forth
herein; or 
 (d) Tenant’s failure to provide information critical to the normal progression of the Tenant Improvements within
forty-eight (48) hours from receipt of such request for such information from the Landlord which request by Landlord shall include a statement that such information is critical; or 

(e) Tenant’s failure to timely make payments to Landlord for costs of the Tenant Improvements/or change orders in excess of the Tenant
Improvement Allowance within the timeframes provided in this Exhibit H-2; or 
 (f) Any other
act or delay for which Tenant is given advance notice that if Tenant fails to act, said failure would delay the normal progression of the construction. 

Any notices, requests or other communications to Tenant regarding Tenant Delays or other matters set forth in this Exhibit
H-2 shall be provided by Landlord’s Representative to Tenant’s Representatives at the following e-mail addresses: 

John Farrer: 

Kevin Doran: 

  
 Exhibit H 

Page 5 of 5 

 EXHIBIT I 

EMERGENCY GENERATOR 
 A.
Tenant shall have the right, subject to Landlord’s weight stress, load bearing and ventilation requirements and at Tenant’s sole cost and expense, to install and maintain an emergency generator in a location designated by Landlord, in
Landlord’s sole discretion. If required by Landlord, Tenant shall maintain, at Tenant’s sole cost and expense, a fence around such emergency generator. Additionally, subject to Landlord’s prior written approval of plans and
specifications relating thereto, Tenant shall have the right to install such wire, conduits, cables and other materials as necessary to connect such emergency generator to the Premises (the emergency generator and connecting material, being
collectively referred to as the “Generator Installation”). Tenant shall be responsible for all costs and expenses arising from and relating to the Generator Installation. The Generator Installation shall be in compliance with all
applicable federal, state and local laws and ordinances and Tenant shall indemnify and hold Landlord harmless from and against any and all loss, cost, claim and liability arising from Tenant’s failure to satisfy such requirement and/or any
other claim resulting from Tenant’s installation of the Generator Installation. Landlord agrees that Tenant and representatives designated by Tenant and approved by Landlord shall have access to the Generator Installation in order to install,
operate, maintain, inspect and remove as required, the Generator Installation, except when reasonable safety and security requirements of Landlord preclude such access. Landlord reserves the right to lease space to other tenants within the
development, as Landlord may desire, for any purpose, including the installation and operation of a separate emergency generators. Notwithstanding any contrary provision contained herein, Landlord shall have the right to relocate the Generator
Installation to another location, as Landlord shall elect, the cost thereof to be split between Landlord and Tenant. 
 B. Tenant agrees to
indemnify and hold Landlord harmless from and against any and all loss, cost, claim and liability (including reasonable attorneys’ fees) for injuries to all persons and for damage to or loss of all property arising or alleged to arise from the
installation, maintenance, operation, existence and/or removal of the Generator Installation. 
 C. At Landlord’s written election, upon
the expiration or earlier termination of the Term of this Lease, Tenant shall remove the Generator Installation and related improvements in a good and workmanlike manner and Tenant will repair any damage occasioned by such removal. If Landlord
elects such removal and Tenant fails to remove the Generator Installation within ten (10) days following the date of Landlord’s notice, Landlord shall have the right, but not the obligation, to elect either (i) to remove the Generator
Installation at Tenant’s cost and expense, and Landlord shall have no liability for the return of, or damage to, the Generator Installation, or (ii) to treat the Generator Installation as abandoned by Tenant, in which case the Generator
Installment shall remain Landlord’s sole property without any payment to Tenant. If Landlord does not elect removal, the Generator Installation shall remain Landlord’s sole property without payment to Tenant. 

  
 Exhibit I 

Page 1 of 1EX-10.6

 Exhibit 10.6 

PQ GROUP HOLDINGS INC. 

STOCK INCENTIVE PLAN 

Article I 
 Purpose 

The purpose of this stock incentive plan is to foster and promote the Company’s long-term financial success and materially increase
stockholder value by (a) motivating superior performance, (b) encouraging and providing for the acquisition of an ownership interest in the Company by Employees and (c) enabling the Company and its Subsidiaries to
attract and retain the services of an outstanding management team upon whose judgment, interest and special effort the successful conduct of its and their operations is largely dependent. This Plan is an amended and restated version of the Second
Amended and Restated PQ Group Holdings Inc. Stock Incentive Plan, which the Company assumed from PQ Holdings Inc. on May 4, 2016. Capitalized terms have the meaning given in Article XIII. 

Article II 
 Eligibility and
Participation 
 Participants in the Plan shall be those Employees, Eligible Directors and Consultants selected by the Board to
participate in the Plan, as provided herein, and any trust to which the Company issues an Award at the request of an Employee, Eligible Director or Consultant. 

Article III 
 Powers of the
Board 
 Section 3.1 Power to Grant and Establish Terms of Awards. The Board shall have the discretionary authority, subject
to the terms of the Plan, to determine the Participants to whom Awards shall be granted (which may include members of the Board), and the terms and conditions of any and all Awards. 

Section 3.2 Administration. The Board shall be responsible for the administration of the Plan. The Board may prescribe, amend and
rescind rules and regulations relating to the administration of the Plan, provide for conditions and assurances it deems necessary or advisable to protect the interests of the Company and make all other determinations necessary or advisable for the
administration 

 
and interpretation of the Plan. Any authority exercised by the Board under the Plan shall be exercised by the Board in its sole discretion. Determinations, interpretations or other actions made
or taken by the Board under the Plan or under Awards granted under the Plan shall be final, binding and conclusive for all purposes and upon all persons. 

Section 3.3 Delegation by the Board. All of the powers, duties and responsibilities of the Board specified in this Plan may be
exercised and performed by the Board or any duly constituted committee thereof to the extent authorized by the Board to exercise and perform such powers, duties and responsibilities, and any determination, interpretation or other action taken by
such committee shall have the same effect hereunder as if made or taken by the Board. 
 Section 3.4 Participants Based Outside the
United States. To conform with the provisions of local laws and regulations, or with local compensation practices and policies, in foreign countries in which the Company or any of its Subsidiaries operate, but subject to the limitations set
forth herein regarding the maximum number of Shares issuable hereunder, the Board may (i) modify the terms and conditions of Awards granted to Participants employed outside the United States
(“Non-US Awards”), (ii) establish subplans with modified exercise procedures and such other modifications as may be necessary or advisable under the circumstances
(“Subplans”), and (iii) take any action which it deems advisable to obtain, comply with or otherwise reflect any necessary governmental regulatory procedures, exemptions or approvals with respect to the Plan. The Board’s
decision to grant Non-US Awards or to establish Subplans is entirely voluntary, and at the complete discretion of the Board. The Board may amend, modify or terminate any Subplans at any time, and such
amendment, modification or termination may be made without prior notice to the Participants. The Company, Subsidiaries, and members of the Board shall not incur any liability of any kind to any Participant as a result of any change, amendment or
termination of any Subplan at any time. The benefits and rights provided under any Subplan or by any Non-US Award (i) are wholly discretionary and, although provided by either the Company or a
Subsidiary, do not constitute regular or periodic payments and (ii) are not to be considered part of the Participant’s salary or compensation under the Participant’s employment with the Participant’s local employer for
purposes of calculating any severance, resignation, redundancy or other end of service payments, vacation, bonuses, long-term service awards, indemnification, pension or retirement benefits, or any other payments, benefits or rights of any kind.

  
 2 

 Article IV 

Shares Subject to the Plan 

Section 4.1 Number. The number of Shares of Class A Common Stock that may be issued under the Plan or be subject to Awards
may not exceed 908,189 Shares. The number of Shares of Class B Common Stock and any additional class of stock of the Company that may be issued under the Plan or be subject to Awards shall be determined by the Board from time to time, subject
to the terms of the Stockholders Agreement. The Shares to be delivered under the Plan may consist, in whole or in part, of shares held in treasury or authorized but unissued shares that are not reserved for any other purpose. 

Section 4.2 Canceled, Terminated or Forfeited Awards. If any Award of Shares or portion thereof is for any reason forfeited,
canceled or otherwise terminated or is repurchased by the Company as provided in Section 10.4, the Shares subject to such Award or portion thereof shall again be available for grant under the Plan. 

Section 4.3 Adjustment in Capitalization. The number, class and kind of Shares available for issuance under the Plan and the
number, purchase price or other terms of any outstanding Award shall be adjusted by the Board, in its sole discretion, and in such manner as the Board may deem equitable, if it shall deem such an adjustment necessary or appropriate to reflect any
Share dividend, stock split or share combination or any recapitalization, merger, consolidation, exchange of shares, liquidation or dissolution of the Company or other similar transaction affecting the Shares. To the extent deemed equitable and
appropriate by the Board, in its good faith judgment, and subject to any required action by stockholders, in any merger, consolidation, reorganization, liquidation, dissolution or other similar transaction, any Award granted under the Plan shall
pertain to the securities or other property to which a holder of the number of Shares covered by the Award would have been entitled to receive in connection with such event. In addition, the Board may, if deemed appropriate, make provision for cash
payment to a Participant or a person who has an outstanding Option or other Award. Unless the Board shall otherwise determine, following any such adjustment, the number of shares subject to any Option or other Award shall always be a whole number.

  
 3 

 Article V 

Terms of Restricted Stock 

Section 5.1 Grant of Restricted Stock. The Board may grant or offer for sale Restricted Stock to Participants at such time or
times and on such terms as it shall determine. Each Share granted to or purchased by a Participant shall be evidenced by a Restricted Stock Agreement that shall specify the number of shares of Restricted Stock that are being granted to Participant,
the vesting schedule of such Restricted Stock, if any, the rights and responsibilities of Participant with respect to such Restricted Stock, and such other terms as the Board shall determine. Once granted, Restricted Stock shall be governed by the
applicable Restricted Stock Agreement with respect thereto, except as otherwise provided therein. 
 Section 5.2 Purchase Price and
Payment. The purchase price for any Restricted Stock to be offered and sold pursuant to Section 5.1 shall be the Fair Market Value on the Grant Date or such other price as the Board shall determine. The purchase price with respect to any
Restricted Stock offered and sold pursuant to Section 5.1 shall be paid in cash or other readily available funds simultaneously with the closing of the purchase of such Restricted Stock or in such other manner as the Board shall determine.
Restricted Stock granted under this Plan shall not require a purchase price. 
 Section 5.3 Vesting of Restricted Stock.
Restricted Stock issued pursuant to Section 5.1 shall vest in accordance with the vesting schedule, or upon the attainment of such performance criteria, as shall be specified by the Board on or before the Grant Date and as specified in the
Restricted Stock Agreement. 
 Section 5.4 Restricted Stock Agreements, Etc. Unless otherwise determined by the Board, no
Restricted Stock shall be issued to a Participant pursuant to an Award granted hereunder unless (i) the Participant shall enter into a Restricted Stock Agreement that shall include, among other things, provisions providing that the
Restricted Stock shall be subject to the terms and provisions of the Stockholders Agreement and such other terms and provisions as are determined by the Board, (ii) the Participant shall be a party to the Stockholders Agreement,
(iii) the Participant shall have delivered a duly executed undated instrument of transfer or assignment in blank, having attached thereto or to such Share certificate all requisite stock or other applicable or documentary tax stamps, all
in form and substance satisfactory to the Company, relating to the Shares covered by such grant, and (iv) the Board shall require that the certificates evidencing such Shares be held by the Secretary of the Company or another custodian
selected by the Company until the Shares have vested. 

  
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 Section 5.5 Voting Rights. Participants shall have the right to vote the shares of
Restricted Stock as provided in the Charter, as the same may be amended from time to time, and under the General Corporation Law of the State of Delaware. 

Section 5.6 Other Rights and Obligations. The Participant shall be entitled to the rights and subject to the obligations created
under this Plan, the Restricted Stock Agreement and the Stockholders Agreement, each to the extent set forth herein or therein. 

Section 5.7 Board Discretion. Notwithstanding anything else contained in this Plan to the contrary, the Board may accelerate the
vesting of any Restricted Stock, all Restricted Stock or any class or series of Restricted Stock for any reason on such terms and subject to such conditions, as the Board shall determine, at any time and from time to time. 

Article VI 
 Terms of
Options 
 Section 6.1 Grant of Options. The Board may grant Options to Participants at such time or times as it shall
determine. Options granted pursuant to the Plan will not be “incentive stock options” as defined in the Code unless otherwise determined by the Board. Each Option granted to a Participant shall be evidenced by an Option Agreement that
shall specify the number of Shares that may be purchased pursuant to such Option, the exercise price at which a Share may be purchased pursuant to such Option, the duration of such Option (not to exceed the tenth anniversary of the Grant Date), and
such other terms as the Board shall determine. 
 Section 6.2 Exercise Price. The exercise price per Share to be purchased upon
exercise of an Option shall not be less than the Fair Market Value on the Grant Date. 
 Section 6.3 Vesting and Exercise of
Options. Options shall become vested or exercisable in accordance with the vesting schedule or upon the attainment of such performance criteria as shall be specified by the Board on or before the Grant Date. The Board may accelerate the vesting
or exercisability of any Option, all Options or any class of Options at any time and from time to time. 

  
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 Section 6.4 Payment. The Board shall establish procedures governing the exercise of
Options, which procedures shall generally require that prior written notice of exercise be given and that the exercise price (together with any required withholding taxes or other similar taxes, charges or fees) be paid in full in cash, cash
equivalents or other readily-available funds at the time of exercise. Notwithstanding the foregoing, on such terms as the Board may establish from time to time following a Public Offering (i) the Board may permit a Participant to tender
any Options such Participant has owned for at least six months and one day (or for such greater or lesser period as the Board may determine from time to time) for all or a portion of the applicable exercise price or minimum required withholding
taxes, or, if the Fair Market Value of a Share at the time of tender is greater than the applicable exercise price, the difference between such Fair Market Value and the exercise price, and (ii) the Board may authorize the Company to
establish a broker-assisted exercise program. In connection with any Option exercise, the Company may require the Participant to furnish or execute such other documents as it shall reasonably deem necessary to (a) evidence such exercise,
(b) determine whether registration is then required under the U.S. federal securities laws or similar non-U.S. laws or (c) comply with or satisfy the requirements of the U.S. federal
securities laws, applicable state or non-U.S. securities laws or any other law. As a condition to the exercise of any Option before a Public Offering, a Participant shall enter into a Subscription Agreement
and the Stockholders Agreement. 
 Article VII 

Stock Appreciation Rights 

Section 7.1 Grant of Stock Appreciation Rights. The Board may grant Stock Appreciation Rights to Participants at such time or times
as it shall determine based on the recommendation of the Chief Executive Officer. Each Stock Appreciation Right granted to a Participant shall be evidenced by a SAR Agreement that shall specify the number of Stock Appreciation Rights, the settlement
price of such Stock Appreciation Rights, the vesting of such Stock Appreciation Rights, and such other terms as the Board shall determine. 

Section 7.2 Vesting and Exercise of Stock Appreciation Rights. Stock Appreciation Rights shall vest in accordance with the vesting
schedule or upon the attainment of such performance criteria as shall be specified by the Board on or before the Grant Date. The Board may accelerate the vesting or exercisability of any Stock Appreciation Rights, all Stock Appreciation Rights or
any class of Stock Appreciation Rights at any time and from time to time. 
 Section 7.3 Settlement. Subject to Article XI, upon
exercise of a Stock Appreciation Right, the Participant shall be entitled to receive payment of Shares 

  
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or, at the discretion of the Board, cash having a Fair Market Value equal to such cash amount, determined by multiplying, 

(a) any increase in the Fair Market Value of one Share on the exercise date over the price fixed by the Board on the Grant
Date, which may not be less than the Fair Market Value of a Share on the Grant Date, by 
 (b) the number of Shares with
respect to which the Stock Appreciation Right is exercised; 
 provided that, on the Grant Date, the Board may establish, in its sole
discretion, a maximum amount per share that will be payable upon exercise of a Stock Appreciation Right. 
 In connection with the exercise
and settlement of any Stock Appreciation Rights, the Company may require the Participant to furnish or execute such other documents as it shall reasonably deem necessary to (a) evidence such exercise, (b) determine whether
registration is then required under the U.S. federal securities laws or similar non-U.S. laws or (c) comply with or satisfy the requirements of the U.S. federal securities laws, applicable state or
non-U.S. securities laws or any other law. As a condition to the settlement of any Stock Appreciation Right before a Public Offering, a Participant shall enter into a Subscription Agreement and the
Stockholders Agreement. 
 Article VIII 

Deferred Stock Units 

Section 8.1 Grant of Deferred Stock Units. The Board may grant Deferred Stock Units to Participants at such time or times as it
shall determine. Each Deferred Stock Unit granted to a Participant shall be evidenced by a Deferred Stock Unit Agreement that shall specify the number of Deferred Stock Units, the vesting of such Deferred Stock Units and such other terms as the
Board shall determine. 
 Section 8.2 Vesting of Deferred Stock Units. Deferred Stock Units shall vest in accordance with the
vesting schedule or upon the attainment of such performance criteria as shall be specified by the Board on or before the Grant Date. The Board may accelerate the vesting or exercisability of any Deferred Stock Units, all Deferred Stock Units or any
class of Deferred Stock Units at any time and from time to time. 

  
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 Section 8.3 Settlement. Subject to this Article VIII and Article XI, upon the date
specified in the Award Agreement evidencing the Deferred Stock Units for each such Deferred Stock Unit the Participant shall receive, in the Board’s discretion, (i) a cash payment equal to the Fair Market Value of one Share as of
such payment date, (ii) one Share or (iii) any combination of cash and Shares. In connection with the settlement of any Deferred Stock Units, the Company may require the Participant to furnish or execute such other documents
as it shall reasonably deem necessary to (a) evidence such settlement, (b) determine whether registration is then required under the U.S. federal securities laws or similar non-U.S.
laws or (c) comply with or satisfy the requirements of the U.S. federal securities laws, applicable state or non-U.S. securities laws or any other law. As a condition to the settlement of any Stock
Appreciation Right before a Public Offering, a Participant shall enter into a Subscription Agreement and the Stockholders Agreement. 

Article IX 

Dividends, etc. 

Section 9.1 Dividends. The Participant shall be entitled to receive all dividends or other distributions at the same time (and
within the same calendar year) such dividends or distributions are paid with respect to those vested Shares and, if provided in the Award Agreement, unvested Shares, of which the Participant is the record owner on the record date for such dividend
or other distribution; provided that any property (other than cash) distributed with respect to a Share (the “Associated Share”) acquired hereunder, including without limitation a distribution of Shares by reason of a stock
dividend, stock split or otherwise, or a distribution of other securities with respect to an Associated Share, shall be subject to the restrictions of this Agreement in the same manner and for so long as the Associated Share remains subject to such
restrictions, and shall be promptly forfeited if and when the Associated Share is so forfeited. 
 Section 9.2 Dividend
Equivalents. Dividend Equivalents may be granted in tandem with other Awards, in addition to other Awards, or freestanding and unrelated to other Awards. The grant date of any Dividend Equivalents under the Plan will be the date on which the
Dividend Equivalent is awarded by the Board, or such other date as the Board shall determine in its sole discretion. Dividend Equivalents shall be evidenced in writing, whether as part of the Award Agreement governing the terms of the Award, if any,
to which such Dividend Equivalent relates, or pursuant to a separate Award Agreement with respect to freestanding Dividend Equivalents, in each case, containing such provisions not inconsistent with the Plan as the Board shall determine, including
customary representations, warranties and covenants with respect to securities law matters. 

  
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 Article X 

Termination of Service 

Section 10.1 Termination due to Death, Disability, Retirement or Termination by the Company without Cause. Unless otherwise
determined by the Board at the time of grant and provided for in Participant’s Award Agreement, upon Participant’s Termination of Service due to death, Disability or Retirement, all unvested Awards will vest or be forfeited as provided in
the Award Agreement and all vested Options and Stock Appreciation Rights shall remain outstanding until the six-month anniversary of the date of termination or the Award’s normal expiration date,
whichever is earlier, after which any unexercised Options and Stock Appreciation Rights shall immediately terminate. The Board may condition the vesting, distribution, exercise or continuation of such Awards following Retirement on the
Participant’s refraining from engaging in conduct that is detrimental to the Company (such as competing with the Company or any Subsidiary or soliciting employees or customers of the Company or any Subsidiary) following Retirement. 

Section 10.2 Termination for Cause. Unless otherwise determined by the Board at or after the grant date and set forth in the Award
Agreement covering such Award, if a Participant’s employment or service terminates for Cause, all Options and Stock Appreciation Rights, whether vested or unvested, and all other Awards that are unvested, unsettled or unexercisable shall be
immediately forfeited and canceled effective as of the date of the Participant’s Termination of Service. 
 Section 10.3
Termination for Any Other Reason. Unless otherwise determined by the Board and set forth in the Award Agreement, if a Participant’s employment with the Company or any of its Subsidiaries is terminated for any reason other than death,
Disability, or Cause, all unvested Awards shall vest or be forfeited as provided in the Award Agreement and all vested Options and Stock Appreciation Rights shall remain outstanding until the 90th
day after the Participant’s Termination of Service or the Award’s normal expiration date, whichever is earlier, after which any unexercised Options and Stock Appreciation Rights shall immediately terminate. 

Section 10.4 Certain Rights upon Termination of Service Prior to a Public Offering. Unless otherwise determined by the Board at
the time of grant, each 

  
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Restricted Stock Agreement and each Subscription Agreement shall provide that the Company shall have the right prior to a Public Offering to purchase all or any portion of a Participant’s
Shares (including Shares issued upon settlement of Awards or exercise of Options or Stock Appreciation Rights after termination) following any Termination of Service or the Participant’s engaging in Detrimental Activity, at a purchase price per
Share equal to (i) the Fair Market Value as of the effective date of such Termination of Service if the Participant’s service terminates due to death, Disability, Retirement, or Involuntary Termination, or (ii) if the
Participant’s service terminates for any other reason or if the Participant has violated any restrictive covenants contained in any agreement between the Participant and the Company (“Detrimental Activity”), the lesser of the
Fair Market Value of such Share as of the termination date and cost. 
 Section 10.5 Shares Held by Trusts. If the Company
issues Awards to a trust at the request of an Employee, Eligible Director or Consultant or consents to the transfer of Awards by such individual to a trust, then the Award Agreement shall provide (or shall be amended to provide) that terms of this
Article X concerning the effect of a Termination of Service contained in such Award shall concern and relate to the Termination of Service of the Employee, Eligible Director or Consultant that requested the issuance of the Award to the trust. 

Article XI 

Change in Control 

Section 11.1 Accelerated Vesting and Payment. Except as otherwise provided in this Article XI and unless otherwise provided in the
Award Agreement, upon a Change in Control, (a) each Service Award shall vest in full in connection with such Change in Control and each other Award shall, to the extent it has not or will not by its terms vest before or in connection
with such Change in Control, be canceled, and (b) the holder of any vested Award (including any Award that vests in connection with such Change in Control) shall be entitled to receive, in complete satisfaction of such Award, a payment
in an amount or with a value equal to the number of Shares covered by such vested Award times the excess, if any, of the Change in Control Price over any applicable exercise price or reference price for such Award. 

Section 11.2 Alternative Award. No cancellation, acceleration or other payment shall occur with respect to any Award or class or
type of Award if the Board reasonably determines in good faith, prior to the occurrence of a Change in Control, that such Award shall be honored or assumed, or new rights substituted 

  
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therefor following the Change in Control (such honored, assumed or substituted award, an “Alternative Award”), provided that any Alternative Award must: 

(a) give the Participant who held such Award rights and entitlements substantially equivalent to or better than the rights and
terms applicable under such Award, including, but not limited to, an identical or better exercise and vesting schedule, identical or better timing and methods of payment and, if the Alternative Award or the securities underlying it are not
publicly-traded, identical or better rights following a Termination of Service to require the Company or the acquiror in such Change in Control to repurchase the Alternative Award or securities underlying such Alternative Award; 

(b) have terms such that if, within two years following a Change in Control, a Participant’s employment is involuntarily
or constructively terminated (other than for Cause), such Alternative Award shall immediately vest in full and such Participant shall receive a cash payment equal to the excess (if any) of the fair market value of the stock subject to the
Alternative Award on the date of surrender over the price that such Participant would be required to pay to exercise such Alternative Award or shall have an immediate right to exercise such Alternative Award and receive shares that are then publicly
traded; 
 (c) be exempt from or comply with Section 409A of the Code and not cause the Award or any Alternative Award to
become immediately taxable or subject to any additional tax pursuant to Section 409A of the Code. 
 Section 11.3 Limitation of
Benefits. If prior to a Public Offering, whether as a result of accelerated vesting, the grant of an Alternative Award or otherwise, a Participant would receive any payment, deemed payment or other benefit that, together with any other payment,
deemed payment or other benefit a Participant may receive under any other plan, program, policy or arrangement, would constitute an “excess parachute payment” under section 280G of the Code, then, notwithstanding anything in this Plan to
the contrary, the payments, deemed payments or other benefits such Participant would otherwise receive under Section 11.1 or Section 11.2 shall be reduced to the extent necessary to eliminate any such excess parachute payment and such
Participant shall have no further rights or claims with respect thereto. If the preceding sentence would result in a reduction of the payments, deemed payments or other benefits a Participant would otherwise receive in more than an immaterial
amount, the Company will use its commercially reasonable best efforts to seek the approval of the Company’s 

  
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shareholders in the manner provided for in section 280G(b)(5) of the Code and the regulations thereunder with respect to such reduced payments or other benefits (if the Company is eligible to do
so), so that such payments would not be treated as “parachute payments” for these purposes (and therefore would cease to be subject to reduction pursuant to this Section 11.3). 

Article XII 

Amendment, Modification, and Termination of the Plan 

The Board may terminate or suspend the Plan at any time, and may amend or modify the Plan from time to time. Unless otherwise provided in an
Award Agreement, no amendment, modification, termination or suspension of the Plan shall in any manner adversely affect any Award theretofore granted under the Plan without the consent of the Participant holding such Award or the consent of a
majority of Participants holding similar Awards (such majority to be determined based on the number of Shares covered by such Awards). Shareholder approval of any such amendment, modification, termination or suspension shall be obtained to the
extent mandated by applicable law, or if otherwise deemed appropriate by the Board. 
 Article XIII 

Definitions 

Section 13.1 Definitions. Whenever used herein, the following terms shall have the respective meanings set forth below: 

“Award” means a grant of Restricted Stock, Options, Stock Appreciation Rights or Deferred Stock Units,
Dividend Equivalents or other share awards or an offer and sale of the same, in each case pursuant to the terms of the Plan. 

“Award Agreement” means a Restricted Stock Agreement, Option Agreement, SAR Agreement, or Deferred Stock Unit
Agreement or other agreement pursuant to which an Award is granted. 
 “Board” means the Board of Directors
of the Company, or the compensation committee established by such Board of Directors. 
 “Cause” means
(i) the failure by the Participant to perform such duties as are reasonably requested by the Board or the Participant’s supervisor which is not cured within 30 days of receipt by the Participant of

  
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written notice detailing the same; (ii) the failure by the Participant to observe any material Company policies and material policies of any Subsidiary generally applicable to the
Participant of which the Participant has notice; (iii) gross negligence or willful misconduct by the Participant in the performance of his duties or the Participant’s willful disregard of his duties; (iv) the commission
by the Participant of any act which results in his conviction, or plea of guilty or no contest to, a felony, or his commission of any act involving moral turpitude, fraud or theft; (v) Participant’s material breach of fiduciary duty
with respect to the Company or any of Subsidiary; (vi) the material breach by the Participant of any Award Agreement, any Subscription Agreement, the Stockholders Agreement, any employment agreement with the Company or any Subsidiary or
any other agreement to which the Company or any Subsidiary and the Participant are or may become a party (vii) any acts of dishonesty undertaken by the Participant and intended to result in substantial enrichment, at the Company’s
expense, of the Participant or any other Person or (viii) in the case of an Eligible Director, removal from the Board for cause in accordance with the General Corporation Law of the State of Delaware; provided that if the
Participant is party to an employment agreement with the Company or any of its Subsidiaries, “Cause” shall have the meaning set forth in such agreement. 

“CCMP Investors” has the meaning set forth in the Stockholders Agreement. 

“Change in Control” means the first to occur of the following events after the Grant Date: 

(a) The acquisition, directly or indirectly, by any person, entity or “group” (as defined in Section 13(d) of the
Securities Exchange Act of 1934, as amended) (other than the Company, any Subsidiary, an employee benefit plan maintained by the Company or any Subsidiary, the CCMP Investors, the INEOS Investor or a “person” that, prior to such
transaction, directly or indirectly controls, is controlled by, or is under common control with, the Company) of 50% or more of the total combined voting power of the Company’s then outstanding voting securities; 

(b) the merger or consolidation of the Company, as a result of which persons who were stockholders of the Company immediately
prior to such merger or consolidation do not, immediately thereafter, own, directly or indirectly, more than 50% of the combined voting power entitled to vote generally in the election of directors of the merged or consolidated company; 

  
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 (c) the liquidation or dissolution of the Company other than a liquidation or
dissolution of into a Subsidiary or for the purposes of effecting a corporate restructuring or reorganization as a result of which persons who were stockholders of the Company immediately prior to such liquidation or dissolution continue to own
immediately thereafter, directly or indirectly, more than 50% of the combined voting power entitled to vote generally in the election of directors of the entity that owns, directly or indirectly, substantially all of the assets of the Company
following such transaction; or 
 (d) the sale, transfer or other disposition of all or substantially all of the assets of
the Company to one or more persons or entities that are not, immediately prior to such sale, transfer or other disposition of all or substantially all of the assets, affiliates of the Company or any employee benefit plan of the Company, or any
Subsidiary (other than by way of a transaction that would not be deemed a Change of Control pursuant to clauses (a) or (b) above); 

in each case provided that such event constitutes a “change in control” within the meaning of Section 409A of the
Code. 
 “Charter” means the Certificate of Incorporation of the Company as on file with the Secretary of
State of Delaware, as the same may be amended from time to time. 
 “Class A Common
Stock” means the Class A common stock, par value $0.01 per share, of the Company and any securities issued in respect thereof, or in substitution therefor, in connection with any stock split, dividend or combination, or any
reclassification, recapitalization, merger, consolidation, exchange or similar reorganization. 

“Class B Common Stock” means the Class B common stock, par value $0.01 per share, of
the Company and any securities issued in respect thereof, or in substitution therefor, in connection with any stock split, dividend or combination, or any reclassification, recapitalization, merger, consolidation, exchange or similar reorganization.

 “Code” means the United States Internal Revenue Code of 1986, as amended, and any successor thereto. 

  
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 “Company” means PQ Group Holdings Inc., a Delaware corporation,
and any successor thereto. 
 “Consultant” means a natural person engaged to provide bona fide services to
the Company or any of its Subsidiaries other than in connection with the offer, sale or promoting of, or maintaining a market for, Company securities. 

“Deferred Stock Unit” means a unit credited to a Participant’s account in the books of the Company under
Article VIII that represents the right to receive Shares or cash equal to the Fair Market Value of one Share on settlement of the account. 

“Deferred Stock Unit Agreement” means an agreement between the Company and a Participant embodying the terms
of any Deferred Stock Units awarded under the Plan and in the form approved by the Board from time to time. 

“Disability” means, unless another definition is incorporated into the applicable Award Agreement, Disability
as specified under the Company’s long-term disability insurance policy and any other Termination of Service under such circumstances that the Board determines to qualify as a Disability for purposes of this Plan to the extent such disability
constitutes a disability within the meaning of Section 409A of the Code, provided that if a Participant is a party to an employment agreement with the Company that defines the term “Disability” then, with respect to any Award made to such
Participant, “Disability” shall have the meaning set forth in such agreement; provided, further, that, with respect to any award that is subject to Section 409A of the Code, and notwithstanding anything to the contrary contained herein,
Disability shall mean disability within the meaning of Section 409A of the Code. 
 “Dividend Equivalent”
means the right, granted under Article IX, to receive payments in cash or in Shares, based on dividends with respect to Shares. 

“Effective Date” has the meaning given in Section 14.9. 

“Eligible Director” means a member of the Board other than an Employee. 

  
 15 

 “Employee” means any executive, officer or other employee of the
Company or any Subsidiary. 
 “Fair Market Value” means, as of any date of determination prior to a Public
Offering, the per share fair market value on such date of a Share as determined in good faith by the Board using reasonable valuation methodologies. In making a determination of Fair Market Value, the Board shall give due consideration to such
factors as it deems appropriate, including, but not limited to, the earnings and other financial and operating information of the Company in recent periods, the potential value of the Company as a whole, the future prospects of the Company and the
industries in which it competes, the history and management of the Company, the general condition of the securities markets, the fair market value of securities of companies engaged in businesses similar to those of the Company, any recent valuation
of the Shares that shall have been performed by an independent valuation firm (although nothing herein shall obligate the Board to obtain any such independent valuation) and the amount of any Unreturned
Paid-In Capital (as defined in the Charter). The determination of Fair Market Value will not give effect to any restrictions on transfer of the Shares or lack of marketability. Following a Public Offering and
the conversion of the shares of the outstanding classes of common stock into shares of one class of common stock, Fair Market Value shall mean the average of the high and low trading prices for such shares on the primary national exchange (including
NASDAQ) on which such shares are then traded on the trading day immediately preceding the date as of which such Fair Market Value is determined. 

“Good Reason” shall have the meaning set forth in any employment agreement between the Participant and the
Company or any of its Subsidiaries and shall apply only to the extent the Participant is party to such an agreement that contains such definition. 

“INEOS Investor” has the meaning set forth in the Stockholders Agreement. 

“Involuntary Termination” means a Termination of Service by the Company or any Subsidiary without Cause (other
than a termination upon death or Disability) or, if the Participant is party to an employment agreement with the Company or any Subsidiary that contains a definition of Good Reason, termination of employment by a Participant for Good Reason. 

  
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 “Option” means the right granted pursuant to Article VI to
purchase one Share of Class A Common, Class B Common Stock, or any other class of stock of the Company issuable under the Plan,. 

“Option Agreement” means an agreement between the Company and a Participant embodying the terms of any Options
awarded under the Plan and in the form approved by the Board from time to time. 
 “Grant Date” means, with
respect to any Award, the date as of which such Award is granted pursuant to the Plan. 
 “Participant”
means any Employee, Eligible Director or Consultant who is granted an Award and any trust to which the Company issues an Award at the request of an Employee, Eligible Director or Consultant. 

“Performance Goals” means the objectives established by the Board for a Performance Period to this Plan for
the purpose of determining the extent to which Performance Shares have vested. 
 “Performance Period” means
the period of time selected by the Board during which performance is measured for the purpose of determining the extent to which Performance Shares have vested. 

“Performance Shares” means Restricted Stock that vests based on the achievement of performance targets
described in Participant’s Restricted Stock Agreement. 
 “Person” means any natural person, firm,
partnership, limited liability company, association, corporation, company, trust, business trust, governmental authority or other entity. 

“Plan” means this PQ Group Holdings Inc. Stock Incentive Plan, formerly known as the Second Amended and
Restated PQ Holdings Inc. Stock Incentive Plan. 
 “Restricted Stock” means restricted shares of
Class A Common Stock, Class B Common Stock, or any other class of stock of the Company issuable under the Plan, as applicable, awarded pursuant to Article V. 

“Restricted Stock Agreement” means an agreement between the Company and a Participant embodying the terms of
any Restricted Stock awarded under the Plan and in the form approved by the Board from time to time. 

  
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 “Retirement” means retirement on or after the Normal Retirement
Date as defined in the PQ Corporation Retirement Plan, as amended, or with prior approval of the Board. 
 “Public
Offering” has the meaning set forth in the Stockholders Agreement. 
 “SAR Agreement” means an
agreement between the Company and a Participant embodying the terms of any Stock Appreciation Rights awarded under the Plan and in the form approved by the Board from time to time. 

“Service Award” means any Award that vests based on the continued services of Participant with the Company.

 “Separation from Service” means Participant’s separation from service within the meaning of Section
409A of the Code. 
 “Shares” means shares of Class A Common Stock and Class B Common Stock, or
any other class of stock of the Company issuable under the Plan. 
 “Stock Appreciation Right” means the
right to receive a payment from the Company in cash and/or Shares equal to the product of (i) the excess, if any, of the Fair Market Value of one Share on the exercise date over a specified price fixed by the Board on the grant date (which
specified price shall be not less than the Fair Market Value of one Share on the grant date), multiplied by (ii) a stated number of Shares. 

“Stockholders Agreement” means the Stockholders Agreement among the Company and its stockholders, as the same
may be amended from time to time. 
 “Subscription Agreement” means a stock subscription agreement between
the Company and a Participant embodying the terms of any acquisition of Shares pursuant to the Plan (other than the purchase of Restricted Stock) and in the form approved by the Board from time to time for such purpose. 

“Subsidiary” means any corporation, partnership, limited liability company or other entity, a majority of
whose outstanding voting securities are owned, directly or indirectly, by the Company. 

  
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 “Termination of Service” means with respect to an Eligible
Director, the date upon which such Eligible Director ceases to be a member of the Board, with respect to an Employee, the date the Participant ceases to be an Employee and with respect to a Consultant, the date the Consultant ceases to provide
consulting services to the Company; provided, however, that for purposes of any Award that is subject to Section 409A of the Code, Termination of Service means the date of the Participant’s separation from service as defined in Section 409A of
the Code. 
 “Transfer” means sell, transfer, pledge, encumber or otherwise dispose of, whether directly or
indirectly (by merger or sale of equity in any direct or indirect holding company or otherwise), and whether voluntarily or by operation of law. 

Section 13.2 Gender and Number. Except when otherwise indicated by the context, words in the masculine gender used in the Plan
shall include the feminine gender, the singular shall include the plural, and the plural shall include the singular. 
 Article XIV

 Miscellaneous Provisions 

Section 14.1 Nontransferability of Awards. Subject in all cases to the Stockholders Agreement, except as otherwise provided herein,
or as the Board may permit on such terms as it shall determine or, following vesting, as provided in the Stockholders Agreement, the Participant shall not Transfer any Shares to any Person other than the Company or by will or by the laws of descent
and distribution and provided that the deceased Participant’s beneficiary or the representative of his or her estate acknowledges and agrees in writing, in a form reasonably acceptable to the Company, to be bound by the provisions of the Plan,
the Award Agreement, any Subscription Agreement and the Stockholders Agreement as if such beneficiary or estate were the Participant. All rights with respect to Awards granted to a Participant under the Plan shall be exercisable during the
Participant’s life-time by such Participant only (or, in the event of the Participant’s Disability, such Participant’s legal representative), provided that all rights with respect to Awards granted to an trust at the request of an
Employee, Eligible Director or Consultant shall be exercisable by the trustee or trustees of such trust. Following a Participant’s death, all rights with respect to Awards that were outstanding at the time of such Participant’s death and
have not terminated shall be exercised by his designated beneficiary or by his estate in the absence of a designated beneficiary. 

  
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 Section 14.2 Tax Withholding. The Company or the Subsidiary employing a Participant
shall have the power to withhold, or to require such Participant to remit to the Company or such Subsidiary, an amount (in cash, from other compensation payable to the Participant, or in Shares granted under the Plan) sufficient to satisfy all U.S.
federal, state, local and any non-U.S. withholding tax or other governmental tax, charge or fee requirements in respect of any Award granted under the Plan. 

Section 14.3 No Guarantee of Employment or Participation. Nothing in the Plan or in any agreement granted hereunder shall
interfere with or limit in any way the right of the Company or any Subsidiary to terminate any Participant’s employment or retention at any time, or confer upon any Participant any right to continue in the employ or retention of the Company or
any Subsidiary. No Employee shall have a right to be selected as a Participant or, having been so selected, to receive any Awards. 

Section 14.4 No Limitation on Compensation; No Impact on Benefits. Nothing in the Plan shall be construed to limit the right of
the Company or any Subsidiary to establish other plans or to pay compensation to its Employees or Eligible Directors, in cash or property, in a manner that is not expressly authorized under the Plan. Except as may otherwise be specifically and
unequivocally stated under any employee benefit plan, policy or program, no amount payable in respect of any Award shall be treated as compensation for purposes of calculating a Participant’s rights under any such plan, policy or program. The
selection of an Employee as a Participant shall neither entitle such Employee to, nor disqualify such Employee from, participation in any other award or incentive plan. 

Section 14.5 No Rights Damages. Nothing in the Plan or in any Award Agreement shall impose upon the Company, any Subsidiary or the
Board any liability in connection with the provision, loss or payment of benefits or rights under the Plan, the exercise of discretion under the Plan or the failure or refusal of any person to exercise discretion under the Plan, and/or a Participant
ceasing to be a person who has the status or relationship of an Employee or Eligible Director for any reason as a result of a Termination of Service. 

Section 14.6 Requirements of Law. The granting of Awards and the issuance of Shares pursuant to the Plan shall be subject to all
applicable laws, rules and regulations, and to such approvals by any governmental agencies or national securities exchanges as may be required. No Awards shall be granted under the Plan, and no Shares shall be issued under the Plan, if such grant or
issuance would result in a violation of applicable law, including U.S. federal securities laws and any applicable state or non-U.S. securities laws. 

  
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 Section 14.7 Freedom of Action. Nothing in the Plan or any Restricted Stock Agreement
shall be construed as limiting or preventing the Company or any Subsidiary from taking any action that it deems appropriate or in its best interest (as determined in its sole and absolute discretion) and no Participant (or person claiming by or
through a Participant) shall have any right relating to the diminishment in the value of any Award as a result of any such action. The foregoing shall not constitute a waiver by a Participant, in the Participant’s capacity as a shareholder of
the Company, of any breach of fiduciary duty. 
 Section 14.8 Unfunded Plan; Plan Not Subject to ERISA. The plan is an unfunded
plan and Participants shall have the status of unsecured creditors of the Company. The Plan is not intended to be subject to the Employee Retirement Income and Security Act of 1974, as amended. 

Section 14.9 Term of Plan. The original PQ Holdings Inc. (formerly known as CPQ Holding Corporation) stock incentive plan
became effective as of September 19, 2007. This Plan shall be effective as of September 28, 2007 (the “Effective Date”) and shall continue in effect, unless sooner terminated pursuant to Article XII, until
September 28, 2024. The provisions of the Plan shall continue thereafter to govern all outstanding Awards. 
 Section 14.10
Governing Law. THIS PLAN, AND ALL AGREEMENTS HEREUNDER, SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF THE STATE OF DELAWARE, WITHOUT REGARD TO THE APPLICATION OF RULES OF CONFLICTS OF LAW THAT WOULD APPLY THE LAWS OF ANY
OTHER JURISDICTION. 
 Section 14.11 409A Compliance. The Plan is intended to be administered in a manner consistent with the
requirements, where applicable, of Section 409A of the Code and, notwithstanding anything to the contrary contained in the Plan, the Board may amend the Plan, any Award and any Award Agreement to the extent it deems necessary or appropriate to
comply with Section 409A of the Code. Where reasonably possible and practicable, the Plan shall be administered and interpreted in a manner to avoid the imposition on Participants of immediate tax recognition and additional taxes pursuant to Section
409A of the Code. Notwithstanding the foregoing, none of the Company or the Board shall have any liability to any person in the event Section 409A of the Code applies to any payments hereunder in a manner that results in adverse tax consequences for
the Participant or any of his beneficiaries or transferees. Notwithstanding anything else contained in this Plan or any Award Agreement or Subscription Agreement to the contrary, if Participant is a “specified employee” within the meaning
of Section 409A of the Code, any payment required to be made to Participant hereunder upon or following his 

  
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Termination of Service shall be delayed until after the six month anniversary of Participant’s Separation from Service to the extent necessary to comply with, and avoid imposition on
Participant of any tax penalty imposed under, Section 409A of the Code. Should payments be delayed in accordance with the preceding sentence, the accumulated payment that would have been made but for the period of the delay shall be paid in a single
lump sum during the 10 day period following the six month anniversary of the Separation from Service. 
 Approved September 28, 2007 

First Amended July 2, 2008 

Second Amended February 21, 2015 

Third Amended and Assumed by PQ Group Holdings Inc. on May 4, 2016 

  
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