Document:

Amended and Restated Office Lease

 Exhibit 10.12 
 AMENDED AND RESTATED OFFICE LEASE 
 706 MISSION STREET 

SAN FRANCISCO, CALIFORNIA 
 706 MISSION STREET CO LLC, 
 a Delaware limited liability company

 as Landlord, 
 and 
 YELP, INC., 

a Delaware corporation 
 as Tenant 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
			
	 ARTICLE 1
	  	 REAL PROPERTY, BUILDING AND PREMISES
	  	 	1	  
			
	 ARTICLE 2
	  	 LEASE TERM
	  	 	5	  
			
	 ARTICLE 3
	  	 BASE RENT
	  	 	7	  
			
	 ARTICLE 4
	  	 ADDITIONAL RENT
	  	 	8	  
			
	 ARTICLE 5
	  	 USE OF PREMISES
	  	 	16	  
			
	 ARTICLE 6
	  	 SERVICES AND UTILITIES
	  	 	17	  
			
	 ARTICLE 7
	  	 REPAIRS
	  	 	19	  
			
	 ARTICLE 8
	  	 ADDITIONS AND ALTERATIONS
	  	 	20	  
			
	 ARTICLE 9
	  	 COVENANT AGAINST LIENS
	  	 	22	  
			
	 ARTICLE 10
	  	 INDEMNIFICATION AND INSURANCE
	  	 	22	  
			
	 ARTICLE 11
	  	 DAMAGE AND DESTRUCTION
	  	 	25	  
			
	 ARTICLE 12
	  	 CONDEMNATION
	  	 	26	  
			
	 ARTICLE 13
	  	 COVENANT OF QUIET ENJOYMENT
	  	 	27	  
			
	 ARTICLE 14
	  	 ASSIGNMENT AND SUBLETTING
	  	 	27	  
			
	 ARTICLE 15
	  	 SURRENDER; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	30	  
			
	 ARTICLE 16
	  	 HOLDING OVER
	  	 	30	  
			
	 ARTICLE 17
	  	 RENEWAL OPTION
	  	 	31	  
			
	 ARTICLE 18
	  	 ESTOPPEL CERTIFICATES
	  	 	34	  
			
	 ARTICLE 19
	  	 SUBORDINATION
	  	 	34	  
			
	 ARTICLE 20
	  	 DEFAULTS; REMEDIES
	  	 	35	  
			
	 ARTICLE 21
	  	 SECURITY DEPOSIT
	  	 	39	  
			
	 ARTICLE 22
	  	 COMPLIANCE WITH LAW
	  	 	39	  
			
	 ARTICLE 23
	  	 ENTRY BY LANDLORD
	  	 	40	  
			
	 ARTICLE 24
	  	 MISCELLANEOUS PROVISIONS
	  	 	41	  

  
 (i)

 EXHIBITS 
  

			
		
	A	  	INTENTIONALLY OMITTED
		
	B-l	  	OUTLINE OF FLOOR PLAN OF EXISTING PREMISES
		
	B-2	  	OUTLINE OF FLOOR PLAN OF EXPANSION PREMISES
		
	C-1	  	TENANT WORK LETTER
		
	D	  	AMENDMENT TO LEASE
		
	E	  	RULES AND REGULATIONS
		
	F	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE
		
	G	  	JANITORIAL SERVICES
		
	H	  	CALIFORNIA ASBESTOS NOTICE

  
 (ii)

 706 MISSION STREET 

SUMMARY OF BASIC LEASE INFORMATION 
 This Summary of Basic Lease Information (“Summary”) is hereby incorporated into and made a part of the attached Amended and Restated Office Lease. Each reference in the Amended and
Restated Office Lease to any term of this Summary shall have the meaning as set forth in this Summary for such term. In the event of a conflict between the terms of this Summary and the Amended and Restated Office Lease, the terms of the Amended and
Restated Office Lease shall prevail. Any capitalized terms used herein and not otherwise defined herein shall have the meaning as set forth in the Amended and Restated Office Lease. 

 

			
	 TERMS OF LEASE
	  	 DESCRIPTION

	 (References are to the Amended and Restated Office Lease)
	  	
		
	 1.      Effective Date:
	  	October 1, 2009.
		
	 2.      Landlord:
	  	 706 Mission Street Co LLC,

a Delaware limited liability company

		
	 3.      Address of Landlord (Section 24.19):
	  	 706 Mission Street Co LLC

c/o JMA Ventures, LLC
 706 Mission Street,
9th Floor

San Francisco, CA 94103
 Attn: Todd
Chapman
  
 with a copy to:

 
 Millennium Partners
 735 Market Street, 4th Floor
 San Francisco, CA 94103
 Attn: Sean Jeffries

		
	 4.      Tenant:
	  	 Yelp, Inc.,
 a Delaware
corporation

		
	 5.      Address of Tenant (Section 24.19):
	  	 706 Mission Street, Suite 800

San Francisco, California 94103
 Attention: Vlado
Herman / Geoff Donaker

		
	 6.      Premises (Article 1):
	  	
		
	 6.1.  Building:
	  	706 Mission Street, San Francisco, California, which consists of approximately 103,480 rentable square feet.

			
	 6.2.  Existing Premises:
	  	Approximately 9,801 rentable square feet of space known as Suite 300 located on the third (3rd) floor of the Building (the “3rd Floor Premises”), approximately 9,801 rentable
square feet of space known as Suite 700 located on the seventh (7th) floor of the Building (the “7th Floor Premises”), and approximately 9,801 rentable square feet of space known as Suite 800 located on the eighth (8th) floor of the Building (the “8th Floor Premises”), as set forth in Exhibit B-l attached hereto.
		
	 6.3.  Expansion Premises:
	  	Approximately 9,801 rentable square feet of space known as Suite 900 located on the ninth (9th) floor of the Building (the “9th Floor Expansion Premises”), and approximately 9,801
rentable square feet of space known as Suite 1000 located on the tenth (10th) floor of the Building (the “10th Floor Expansion Premises”), as set forth in Exhibit B-2 attached hereto.
		
	 7.      Term (Article 2).
	  	
		
	 7.1    Lease Term:
	  	Forty-eight (48) months.
		
	 7.2    Lease Commencement Date:
	  	October 1, 2009.
		
	 7.3    9th Floor Expansion Commencement Date:
	  	The earlier of (a) the date on which Tenant first commences to conduct business in the 9th Floor Expansion Premises, and (b) the date of Substantial Completion (as defined in the Tenant Work Letter attached
hereto as Exhibit C-l (the “Tenant Work Letter”)) of the 9th Floor Expansion Premises, which date is estimated to be March 1, 2010.
		
	 7.4    10th Floor Expansion Commencement Date:
	  	The earlier of (a) the date on which Tenant first commences to conduct business in the 10th Floor Expansion Premises, and (b) the date of Substantial Completion (as defined in the Tenant Work Letter attached)
of the 10th Floor Expansion Premises, which date is
estimated to be June 15, 2010.
		
	 7.5    Lease Expiration Date:
	  	September 30, 2013.

  
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	 8.      Base Rent for Existing Premises (Article 3):
	  	

  

													
	 Period During Lease
 Term*
	  	Annual
Base Rent	 	  	Monthly
Installment
of Base
Rent	 	  	Annual
Rental Rate
per Rentable
Square Foot	 
	 Lease Year 1
	  	$	573,358.56	  	  	$	47,779.88	  	  	$	19.50	  
	 Lease Year 2
	  	$	632,164.56	  	  	$	52,680.38	  	  	$	21.50	  
	 Lease Year 3 – Lease
Expiration Date
	  	$	690,970.56	  	  	$	57,580.88	  	  	$	23.50	  

  

	*	Notwithstanding anything to the contrary contained in the foregoing schedule of Base Rent, Tenant shall be entitled to rent credits in accordance with Sections 3.2,
3.3, and 3.4 below. 

 Base Rent for the Expansion Premises shall be as set forth in Sections 1.6.4 and 1.7.4.

  

			
	 9.      Additional Rent (Article 4).
	  	
		
	 9.1    Base Year
	  	Calendar year 2010.
		
	 9.2    Tenant’s Share of Direct Expenses for Existing Premises:
	  	Approximately 28.41%.
		
	 9.3    Tenant’s Share of Direct Expenses for 9th Floor Expansion Premises:
	  	Approximately 9.47%.
		
	 9.4    Tenant’s Share of Direct Expenses for
10th Floor Expansion Premises
	  	Approximately 9.47%.
		
	 10.    Security Deposit (Article 20):
	  	$150,000.00.
		
	 11.    Brokers (Section 24.25):
	  	 Landlord Broker:
  

The CAC Group
 255 California Street, 2nd Floor
 San Francisco, CA 94111
 Attn: Jenny Haeg / Gary Arabian

 
 Tenant Broker:

 
 CBRE, Inc.
 101 California Street, 44th Floor
 San Francisco, CA 94111
 Attn: Jon Wittemyer / Tim Kazul

  
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 706 MISSION STREET 

AMENDED AND RESTATED OFFICE LEASE 
 This Amended and Restated Office Lease, which includes the preceding Summary attached hereto and incorporated herein by this reference (the Amended and Restated Office Lease and Summary to be known
sometimes collectively hereafter as the “Lease”), dated as of the Effective Date set forth in Section 1 of the Summary, is made by and between 706 Mission Street Co LLC, a Delaware limited liability company
(“Landlord”), and Yelp, Inc., a Delaware corporation. (“Tenant”). 
 R
E C I T A L S: 
 A. Landlord and Tenant previously entered into that
certain Office Lease dated as of October 1, 2007 (the “Original Lease”), as amended by that certain First Amendment to Lease dated as of March 21, 2008 (the “First Amendment” and, together with the
Original Lease, the “Existing Lease”), pursuant to which Landlord leases to Tenant the Existing Premises of the Building. 
 B. Landlord and Tenant now desire to amend the Lease in certain respects, including (i) expanding the Premises of the Lease to include the 9th Floor Expansion Premises and the 10th Floor Expansion Premises, (ii) extending the term of the Lease, and (iii) modifying various other terms and
provisions of the Lease, all as hereinafter provided. Rather than amending the Existing Lease, Landlord and Tenant desire to amend and restate the terms of the Existing Lease in their entirety as set forth herein. 

C. Landlord and Tenant hereby agree that, effective as of the date in Section 1 of the Summary, the terms of this Lease shall
amend and restate the Existing Lease in its entirety and shall thereafter supersede the terms of the Existing Lease and control the agreement between Landlord and Tenant with respect to the Existing Premises and the Expansion Premises; provided,
however, Tenant shall remain liable for and shall defend, indemnify and hold Landlord harmless from and against any and all claims, demands, actions, causes of action, costs, expenses, damages or judgments arising from any breach or default by
Tenant which arose under the Existing Lease prior to the date hereof. Tenant hereby represents and warrants that: (i) Tenant is the rightful owner of all of the tenant’s interest in the Existing Lease; (ii) Tenant has the full right,
power and authority to enter into this Lease, notwithstanding any remaining obligations under the Existing Lease; and (iii) no other person or entity has an interest in the Existing Lease, collateral or otherwise. 

A G R E E M E N T: 

ARTICLE 1 
 REAL PROPERTY, BUILDING AND PREMISES 
 1.1 Real Property,
Building and Premises. Upon and subject to the terms, covenants and conditions hereinafter set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 6 of the
Summary (the “Premises”). The outline of the floor plan of the Existing Premises is set forth in Exhibit B-l and the outline of the Expansion Premises is set forth in Exhibit B-2 attached hereto. The Building, any
outside plaza areas, land and other improvements surrounding the Building which are designated from time to time by Landlord as common areas appurtenant to or servicing the Building, and the land upon which any of the foregoing are situated, are
herein sometimes collectively referred to as the “Real Property.” Tenant is hereby granted the right to the nonexclusive use of the common corridors and hallways, stairwells, elevators, restrooms and other

 
public or common areas located on the Real Property; provided, however, that (i) the manner in which such public and common areas are maintained and operated shall be in a manner comparable
to other office buildings of the same class located in the same general area of San Francisco and the use thereof shall be subject to such reasonable rules, regulations and restrictions as Landlord may make from time to time for its tenants
generally, and (ii) Tenant shall have no right to use any portion of the Building or of the Real Property for parking for Tenant or Tenant’s employees, visitors and/or invitees. Landlord reserves the right to make alterations or additions
to or to change the location of elements of the Real Property and the common areas thereof; provided that in making any such alterations, additions or changes Landlord shall use commercially reasonable efforts to minimize any unreasonable
interference to Tenant’s use and occupancy of the Premises. 
 1.2 Condition of Existing Premises. Landlord and
Tenant acknowledge that Tenant is currently occupying the Existing Premises pursuant to the Existing Lease; therefore, except as otherwise expressly provided herein, Landlord shall not be obligated to construct or install any improvements or
facilities of any kind in the Existing Premises, and Tenant shall continue to accept the Existing Premises and the Building in their presently existing, “as-is” condition. 

1.3 Tenant Improvement Allowance. Landlord shall pay to Tenant, in accordance with this
Section 1.3, an amount not to exceed the sum of (A) $49,005.00 (i.e., $5.00 per rentable square foot of the 3rd Floor Premises multiplied by 9,801 rentable square feet) and (B) $32,343.00 (i.e., ten percent
(10%) of the commission due to Tenant’s Broker) (collectively, the “Tenant Improvement Allowance”), provided as of the date on which Landlord is required to make any payment or credit thereof, (i) this Lease is in
full force and effect, and (ii) no default by Tenant then exists. The Tenant Improvement Allowance shall be payable on account of costs of labor, fixtures, equipment and consultant fees (which fees shall not exceed $1,470.15, i.e., $0.15
per rentable square foot of the 3rd Floor Premises)
directly related to, and materials delivered to the Premises in connection with, any Alterations performed by Tenant in accordance with the terms and conditions of Article 8 below at any time prior to October 1, 2010. Except as expressly
set forth below, Tenant shall not be entitled to receive any portion of the Tenant Improvement Allowance not actually expended by Tenant pursuant to the immediately preceding sentence. Landlord shall make payments, from time to time but not more
frequently than once per month, of any applicable portion of the Tenant Improvement Allowance to Tenant within thirty (30) days after submission by Tenant to Landlord of a written requisition therefor, signed by the chief financial officer of
Tenant and accompanied by (A) copies of paid invoices covering Tenant’s performance of all Alterations theretofore approved by Landlord in accordance with Article 8 below, (B) a written certification from Tenant’s
architect stating that all Alterations described on such invoices (if applicable) have been completed in accordance with the final plans therefor, that such work has been paid in full by Tenant and that all contractors, subcontractors and material
suppliers have delivered to Tenant final, unconditional waivers and releases of lien with respect to such work (copies of which shall be included with such architect’s certification), (C) proof of the satisfactory completion of all
required inspections and the issuance of any required approvals and sign-offs by all governmental bodies having jurisdiction over the Building with respect to any Alterations performed by Tenant, (D) final “as-built” plans and
specifications for any Alterations performed by Tenant, and (E) such other documents and information as Landlord may reasonably request. Tenant shall pay all costs of any Alterations in excess of the Tenant Improvement Allowance. As of
October 1, 2010, any unexpended portion of the Tenant Improvement Allowance shall be applied as a credit against the monthly Base Rent attributable to the 3rd Floor Premises only otherwise due pursuant to this Lease. 

1.4 Intentionally Omitted. 
 1.5 Rentable Square Feet. The rentable and usable square feet of the Existing Premises is as set forth in Section 6.2 of the Summary, the rentable and usable square feet of the 9th Floor Expansion

  
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Premises and the 10th Floor Expansion Premises are as set forth in Section 6.3 of the Summary, and the rentable square feet of the Building is as set forth in Section 6.1 of the Summary. The rentable
and usable square feet of the Premises and the rentable square feet of the Building are not subject to adjustment or remeasurement by Tenant. 
 1.6 9th Floor
Expansion Premises. The Premises shall be expanded to include the rentable square footage of the “9th Floor Expansion Premises,” as that term is defined in Section 6.3 of the Summary and as set forth in
this Section 1.6 and this Lease. 
 1.6.1 9th Floor Expansion Premises. Effective as of the earlier of (a) the date on which Tenant first commences to conduct business in the 9th Floor Expansion Premises, and (b) the date of Substantial Completion (as defined in the Tenant Work Letter) of
the 9th Floor Expansion Premises (the “9th Floor Expansion Commencement Date”), Tenant shall lease from Landlord the 9th Floor Expansion Premises. Consequently, effective as of the 9th Floor Expansion Commencement Date, the 9th Floor Expansion Premises shall become part of the Premises for all purposes hereunder and, except as set forth in this Section 1.6, shall be subject to every term and condition of this Lease,
and the Premises shall be increased to include the 9th
Floor Expansion Premises. Commencing on the 9th Floor
Expansion Commencement Date, the Existing Premises, the
9th Floor Expansion Premises, and the 10th Floor Expansion Premises (if the 10th Floor Expansion Commencement Date (as hereinafter defined) shall
have occurred) shall hereinafter collectively be referred to as the “Premises,” and all references to the “Premises” in this Lease shall be deemed to refer to the Premises as defined herein. Landlord shall use commercially
reasonable efforts to deliver the 9th Floor Expansion
Premises on or before March 1, 2010. 
 1.6.2 Lease Term of 9th Floor Expansion Premises. The term of Tenant’s lease of the 9th Floor Expansion Premises (the “9th Floor Expansion Term”) shall commence on the 9th Floor Expansion Commencement Date and expire on the Lease Expiration Date, unless sooner terminated as provided in
this Lease. 
 1.6.3 Condition of 9th Floor Expansion Premises. Tenant has inspected the
9th Floor Expansion Premises and agrees, except as
otherwise provided in the Tenant Work Letter, (a) to accept possession of the 9th Floor Expansion Premises in the condition existing as of the date of this Lease “as is”, and (b) that Landlord has no obligation to perform any work, supply any materials, incur any
expense or make any alterations or improvements to prepare the 9th Floor Expansion Premises for Tenant’s occupancy. Tenant’s occupancy of any part of the 9th Floor Expansion Premises shall be conclusive evidence, as against Tenant, that Landlord has Substantially Completed
any work to be performed by Landlord under this Lease with respect to the 9th Floor Expansion Premises, Tenant has accepted possession of the
9th Floor Expansion Premises in its then current
condition, and at the time such possession was taken, the
9th Floor Expansion Premises were in a good and
satisfactory condition as required by this Lease. 
 1.6.4 Base Rent for 9th Floor Expansion Premises. Commencing on the 9th Floor Expansion Commencement Date, in addition to paying all Base Rent and other Rent associated with the Existing Premises pursuant to this Lease, Tenant shall, in accordance with the terms of this
Lease, pay to Landlord additional Base Rent for the 9th
Floor Expansion Premises at the same rental rate per rentable square foot as is then being paid for the Premises. 
 1.6.5 Tenant’s Share/Direct Expenses. Notwithstanding anything to the contrary contained in this Lease, commencing on the 9th Floor Expansion Commencement Date, Tenant’s Share shall be amended to be 47.35% if the 10th Floor Expansion Commencement Date (as hereinafter defined)

  
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shall have occurred and 37.88% if the 10th Floor Expansion Commencement Date shall not have occurred. 

1.6.6 9th Floor Expansion Rent Credit. Notwithstanding the
foregoing, Tenant shall not be required to pay Base Rent for the 9th Floor Premises (the “9th Floor Expansion Rent Credit”) in an amount equal to Fifteen Thousand Nine Hundred Twenty-Six and 62/100 ($15,926.62) for each of March
2010, May 2010 and July 2010 (the “9th Floor
Premises Rent Credit Period”). If a default by Tenant shall occur under this Lease beyond any applicable notice and cure period, then, in addition to any other remedies Landlord may
have under this Lease, Landlord, at its option, may elect, by delivery of written notice to Tenant, that the dollar amount of the unapplied portion of the 9th Floor Premises Rent Credit as of such default by Tenant shall be converted to a credit to be applied to the Base Rent
applicable at the end of the Lease Term, in which event the 9th Floor Premises Rent Credit Period shall terminate and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The 9th Floor Premises Rent Credit set forth in this
Section 1.6.6 shall be personal to the originally named Tenant under the Lease (the “Original Tenant”) and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s
interest in this Lease. 
 1.7 10th Floor Expansion Premises. The Premises shall be expanded
to include the rentable square footage of the “10th
Floor Expansion Premises,” as that term is defined in Section 6.3 of the Summary and as set forth in this Section 1.7 and this Lease. 

1.7.1 10th Floor Expansion Premises. The Premises shall be expanded
to include the rentable square footage of the “10th
Floor Expansion Premises,” as that term is defined in Section 6.3 of the Summary, and as set forth in this Section 1.7 and this Lease. Effective as of the earlier of (a) the date on which Tenant first commences to
conduct business in the 10th Floor Expansion Premises, and
(b) the date of Substantial Completion (as defined in the Tenant Work Letter) of the 10th Floor Expansion Premises (the “10th Floor Expansion Commencement Date”), Tenant shall lease from Landlord the 10th Floor Expansion Premises. Consequently, effective as of the
10th Floor Expansion Commencement Date, the 10th Floor Expansion Premises shall become part of the Premises for
all purposes hereunder and, except as set forth in this Section 1.7, shall be subject to every term and condition of this Lease, and the Premises shall be increased to include the
10th Floor Expansion Premises. Commencing on the 10th Floor Expansion Commencement Date, the Existing Premises, the
9th Floor Expansion Premises (if the 9th Floor Expansion Commencement Date shall have occurred), and the
10th Floor Expansion Premises shall hereinafter
collectively be referred to as the “Premises,” and all references to the “Premises” in this Lease shall be deemed to refer to the Premises as defined herein. Landlord shall use commercially reasonable efforts to deliver the
10th Floor Expansion Premises on or before June 15,
2010. 
 1.7.2 Lease Term of 10th Floor Expansion Premises. The term of Tenant’s
lease of the 10th Floor Expansion Premises (the
“10th Floor Expansion Term”) shall commence on the 10th Floor Expansion Commencement Date and expire on the Lease Expiration Date, unless sooner terminated as provided in this Lease. 

1.7.3 Condition of 10th Floor Expansion Premises. Tenant has inspected the
10th Floor Expansion Premises and agrees, except as
otherwise provided in the Tenant Work Letter, (a) to accept possession of the 10th Floor Expansion Premises in the condition existing as of the date of this Lease “as is”, and (b) that Landlord has no obligation to perform any work, supply any materials, incur any
expense or make any alterations or improvements to prepare the 10th Floor Expansion Premises for Tenant’s occupancy. Tenant’s occupancy of any part of the 10th Floor Expansion Premises shall be conclusive evidence, as against Tenant, that Landlord has Substantially Completed
any work to be performed by Landlord under this Lease with respect to the 10th Floor Expansion Premises, Tenant has 

  
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accepted possession of the 10th Floor Expansion Premises in its then current condition, and at the time such possession was taken, the 10th Floor Expansion Premises were in a good and satisfactory condition as required by this Lease. 

1.7.4 Base Rent for 10th Floor Expansion Premises. Commencing on the 10th Floor Expansion Commencement Date, in addition to paying all Base
Rent and other Rent associated with the Existing Premises pursuant to this Lease, Tenant shall, in accordance with the terms of this Lease, pay to Landlord additional Base Rent for the 10th Floor Expansion Premises at the same rental rate per rentable square foot as is then being paid for the Premises.

 1.7.5 Tenant’s Share/Direct Expenses. Notwithstanding anything to the contrary
contained in this Lease, commencing on the 10th Floor
Expansion Commencement Date, Tenant’s Share shall be amended to be 47.35% if the 9th Floor Expansion Commencement Date shall have occurred and 37.88% if the
9th Floor Expansion Commencement Date shall not have
occurred. 
 1.7.6 10th Floor Expansion Rent Credit. Notwithstanding the
foregoing, Tenant shall not be required to pay Base Rent for the 10th Floor Premises (the “10th Floor Expansion Rent Credit”) in an amount equal to Fifteen Thousand Nine Hundred Twenty-Six and 62/100 ($15,926.62) for each of June
2010, August 2010 and October 2010 (the “10th Floor
Premises Rent Credit Period”). If a default by Tenant shall occur under this Lease beyond any applicable notice and cure period, then, in addition to any other remedies Landlord may
have under this Lease, Landlord, at its option, may elect, by delivery of written notice to Tenant, that the dollar amount of the unapplied portion of the 10th Floor Premises Rent Credit as of such default by Tenant shall be converted to a credit to be applied to the Base Rent
applicable at the end of the Lease Term, in which event the 10th Floor Premises Rent Credit Period shall terminate and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The 10th Floor Premises Rent Credit set forth in this
Section 1.7.6 shall be personal to the Original Tenant and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease. 

ARTICLE 2 
 LEASE TERM 
 2.1 Lease Term. The terms and provisions of this
Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 7.1 of the Summary and, with respect to the Existing Premises, shall commence on the date
(the “Lease Commencement Date”) set forth in Section 7.2 of the Summary, and shall terminate on the date (the “Lease Expiration Date”) set forth in Section 7.5 of the Summary, unless this
Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during the Lease Term, provided that the last Lease Year shall end on
the Lease Expiration Date. At any time during the Lease Term, Landlord may deliver to Tenant an Amendment to Lease in the form as set forth in Exhibit D, attached hereto, which notice Tenant shall execute and return to Landlord within
five (5) days of receipt thereof unless Tenant reasonably believes that the provisions of such amendment are not accurate. 

2.2 No Lease Extension. Tenant expressly agrees and acknowledges that this is a Lease set to expire on September 30, 2013
(subject to earlier termination pursuant to the terms of this Lease) and that Tenant understands and agrees that, except as set forth in Article 17 below, Tenant will have no options to

  
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extend or renew the Lease Term beyond the Lease Expiration Date. Landlord has advised Tenant that Landlord is in the process of planning for a redevelopment of the Building and the Real Property
upon which it sits (the “Landlord Redevelopment”) and that Landlord would be significantly damaged should Tenant not vacate the Premises on the Lease Expiration Date, and Tenant is agreeing to indemnify Landlord for any reasonable
damages incurred by Landlord as a result of Tenant’s failure to vacate pursuant to Article 15 below. 
  

	
	 [ILLEGIBLE]

	Tenant Acknowledgement

 2.3 Tenant’s Termination Right. Provided that Tenant is not in default under
this Lease beyond any applicable notice and cure period as of the date of Tenant’s delivery of the “Termination Notice,” as that term is defined below, Tenant shall have the one-time right to terminate and cancel this Lease, effective
as of March 31, 2013 (the “Early Termination Date”), provided that (i) Landlord receives written notice (the “Termination Notice”) from Tenant on or before the date which is twelve (12) months prior
to the Early Termination Date stating that Tenant is electing to terminate this Lease pursuant to the terms and conditions of this Section 2.3, and (ii) concurrently with Landlord’s receipt of the Termination Notice, Landlord
receives from Tenant the “Termination Fee,” as that term is defined below, as consideration for and as a condition precedent to such early termination. The “Termination Fee” shall be equal to the sum of the following:

 (a) The unamortized amount as of the Early Termination Date of leasing commissions incurred by Landlord for the Premises, plus

 (b) The unamortized amount as of the Early Termination Date of the Tenant Improvement Allowance, plus 

(c) The unamortized amount as of the Early Termination Date of any costs expended by Landlord for the Landlord Work, plus 

(d) The unamortized amount as of the Early Termination Date of any costs expended by Landlord for the 9th Floor Tenant Improvements, including without limitation,
(a) payment of the fees of any architect, space planner, and/or engineer, (b) payment of the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation
and review of the “Approved Working Drawings,” as such term is defined in the Tenant Work Letter, and (c) the cost of construction of the 9th Floor Tenant Improvements, including, without limitation, testing and inspection costs, trash removal costs,
after-hours utilities usage, and contractors’ fees and general conditions, plus 
 (e) The unamortized
amount as of the Early Termination Date of any costs expended by Landlord for the 10th Floor Tenant Improvements, including without limitation, (a) payment of the fees of any architect, space planner, and/or engineer, (b) payment of the fees incurred by, and the cost of documents
and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Approved Working Drawings,” as such term is defined in the Tenant Work Letter, and (c) the cost of construction
of the 10th Floor Tenant Improvements, including,
without limitation, testing and inspection 

  
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costs, trash removal costs, after-hours utilities usage, and contractors’ fees and general conditions. 
 The unamortized amounts set forth in the foregoing Sections 2.3(a) through 2.3(e) shall be calculated on a straight-line basis over the applicable lease term (i.e., for such costs which are
applicable to the Original Premises, the amortization shall be on a straight-line basis over the Lease Term, and for such costs which are applicable to any Expansion Premises, the amortization shall be on a straight-line basis over the lease term
for such Expansion Premises), with interest at the rate of seven percent (7%) per annum. 
 The termination right contained
in this Section 2.3 shall be personal to the Original Tenant or a Permitted Transferee, and may only be exercised by the Original Tenant or a Permitted Transferee (but not any other assignee, sublessee or other transferee of the Original
Tenant’s interest in this Lease). Provided that Tenant terminates this Lease in accordance with the terms of this Section 2.3, then this Lease shall terminate as of the Early Termination Date with the same force and effect as if
this Lease were scheduled to expire in accordance with its terms on the Early Termination Date, and, without limiting the generality of the foregoing, Tenant shall surrender possession of the Premises to Landlord on the Early Termination Date in the
condition required pursuant to the terms of this Lease. 
 2.4 Landlord Termination Right. Landlord shall have the
one-time right to terminate and cancel this Lease, effective as of the Early Termination Date, provided that (i) Tenant receives written notice from Landlord on or before the date which is twelve (12) months prior to the Early Termination
Date stating that Landlord is electing to terminate this Lease, pursuant to the terms and conditions of this Section 2.4, (ii) Landlord shall have determined using Landlord’s good faith commercially reasonable judgment that the
continuance of the Lease would delay the Landlord Redevelopment, and (iii) Tenant receives from Landlord on or before the Early Termination Date, a moving fee in an amount not to exceed Two and No/Dollars ($2.00) per rentable square foot of the
Premises then leased by Tenant, as consideration for such early termination. 
 ARTICLE 3 

BASE RENT 
 3.1 Base Rent. Tenant shall pay, without notice or demand, to Landlord or Landlord’s agent at the management office of the Building, or at such other place as Landlord may from time to time
designate in writing, in currency or a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 8 of
the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or before the first day of each and every month during the Lease Term, without any setoff or deduction whatsoever. If any rental
payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any rental payment is for a period which is shorter than one month, then the rental for any such fractional month shall be
a proportionate amount of a full calendar month’s rental based on the proportion that the number of days in such fractional month bears to the number of days in the calendar month during which such fractional month occurs. All other payments or
adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. 
 3.2 3rd Floor
Premises Rent Credit. Notwithstanding the foregoing, Tenant shall not be required to pay Base Rent for the 3rd Floor Premises (the “3rd Floor Premises Rent Credit”) for the period
commencing on the later of (a) the 9th Floor
Expansion Commencement Date (as hereinafter defined) and 

  
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(b) the 10th Floor Expansion Commencement Date (as hereinafter defined), and continuing through March 31, 2011 (the “3rd Floor Premises Rent Credit Period”). If a default
by Tenant shall occur under this Lease beyond any applicable notice and cure period, then, in addition to any other remedies Landlord may have under this Lease Landlord, at its option, may elect, by delivery of written notice to Tenant, that the
dollar amount of the unapplied portion of the 3rd Floor
Premises Rent Credit as of such default by Tenant shall be converted to a credit to be applied to the Base Rent applicable at the end of the Lease Term, in which event the 3rd Floor Premises Rent Credit Period shall terminate and Tenant shall immediately be obligated to begin paying Base Rent
for the Premises in full. The 3rd Floor Premises Rent
Credit set forth in this Section 3.2 shall be personal to the Original Tenant and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease. 

3.3 7th Floor Premises Rent Credit. Notwithstanding the
foregoing, Tenant shall not be required to pay Base Rent for the 7th Floor Premises (the “7th Floor Premises Rent Credit”) in an amount equal to Fifteen Thousand Nine Hundred Twenty-Six and 62/100 ($15,926.62) for each of January
2010, March 2010 and May 2010 (the “7th Floor
Premises Rent Credit Period”). If a default by Tenant shall occur under this Lease, then, in addition to any other remedies Landlord may have under this Lease beyond any applicable
notice and cure period, Landlord, at its option, may elect, by delivery of written notice to Tenant, that the dollar amount of the unapplied portion of the 7th Floor Premises Rent Credit as of such default by Tenant shall be converted to a credit to be applied to the Base Rent
applicable at the end of the Lease Term, in which event the 7th Floor Premises Rent Credit Period shall terminate and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The 7th Floor Premises Rent Credit set forth in this Section 3.3
shall be personal to the Original Tenant and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease. 

3.4 8th Floor Premises Rent Credit. Notwithstanding the
foregoing, Tenant shall not be required to pay Base Rent for the 8th Floor Premises (the “8th Floor Premises Rent Credit”) in an amount equal to Fifteen Thousand Nine Hundred Twenty-Six and 62/100 ($15,926.62) for each of January
2010, March 2010 and May 2010 (the “8th Floor
Premises Rent Credit Period”). If a default by Tenant shall occur under this Lease beyond any applicable notice and cure period, then, in addition to any other remedies Landlord may
have under this Lease, Landlord, at its option, may elect, by delivery of written notice to Tenant, that the dollar amount of the unapplied portion of the 8th Floor Premises Rent Credit as of such default by Tenant shall be converted to a credit to be applied to the Base Rent
applicable at the end of the Lease Term, in which event the 8th Floor Premises Rent Credit Period shall terminate and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The 8th Floor Premises Rent Credit set forth in this Section 3.4
shall be personal to the Original Tenant and shall not inure to the benefit of any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease. 

ARTICLE 4 
 ADDITIONAL RENT 
 4.1 Additional Rent. In addition to paying
the Base Rent specified in Article 3 of this Lease, Tenant shall pay as additional rent “Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.9 and 4.2.3 of
this Lease, respectively, which are in excess of the amount of Direct Expenses applicable to the “Base Year,” as that term is defined in Section 4.2.1 of this Lease. Such additional rent, together with any and all other amounts
payable by Tenant to Landlord pursuant to the terms of this Lease (including, without limitation, pursuant to Article 6), shall be hereinafter collectively referred to as the “Additional Rent.” The Base Rent and Additional
Rent are herein collectively referred to as the “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner, time and place as the Base Rent. Without limitation
on other obligations 

  
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of Tenant which shall survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 for periods attributable during the
Lease Term shall survive the expiration of the Lease Term. The parties acknowledge and agree that, as of the Lease Commencement Date, neither party has any outstanding obligation to pay, reimburse or credit the other party for any Operating Expenses
under the Original Lease. 
 4.2 Definitions. As used in this Article 4, the following terms shall have the
meanings hereinafter set forth: 
 4.2.1 “Base Year” shall mean the year set forth in Section 9.1
of the Summary. 
 4.2.2 “Calendar Year” shall mean each calendar year in which any portion of the Lease Term
falls, through and including the calendar year in which the Lease Term expires. 
 4.2.3 “Direct Expenses”
shall mean “Operating Expenses” and “Tax Expenses.” 
 4.2.4 “Expense Year” shall mean each
Calendar Year, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive- month period, and, in the event of any such change, Tenant’s Share of Direct Expenses shall
be equitably adjusted for any Expense Year involved in any such change. 
 4.2.5 “Operating Expenses” shall
mean all reasonable expenses, costs and amounts of every kind and nature which Landlord shall pay during any Expense Year because of or in connection with the ownership, management, maintenance, repair, restoration or operation of the Building and
Real Property, including, without limitation, any amounts paid for: (i) the cost of supplying all utilities, the cost of operating, maintaining, repairing and managing the utility systems, mechanical systems, sanitary and storm drainage
systems, any elevator systems and all other “Systems and Equipment” (as defined in Section 4.2.6 of this Lease), and the cost of supplies and equipment and maintenance and service contracts in connection therewith;
(ii) the cost of licenses, certificates, permits and inspections, and the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses; (iii) the cost of insurance premiums for
insurance carried by Landlord, in such amounts as Landlord may reasonably determine or as may be required by any mortgagees or the lessor of any underlying or ground lease affecting the Real Property and/or the Building; (iv) the cost of
landscaping, relamping, supplies, tools, equipment and materials, and all fees, charges and other costs (including consulting fees, legal fees and accounting fees) incurred in connection with the management, operation, repair and maintenance of the
Building and Real Property; (v) any equipment rental agreements or management agreements (including the cost of any management fee (subject to the limitations set forth below) and the fair rental value of any office space provided thereunder);
(vi) subject to clause (P) below, wages, salaries and other compensation and benefits of all persons engaged in the operation, management, maintenance or security of the Building and Real Property, and employer’s Social Security
taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; (vii) payments under any easement, license, operating agreement, declaration, restrictive covenant, underlying
or ground lease (excluding rent), or instrument pertaining to the sharing of costs by the Building or Real Property; (viii) the cost of janitorial service, alarm and security service, window cleaning, trash removal, maintenance and repair of
wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or facilities, maintenance and repair of curbs and walkways, repair to roofs and re-roofing; (ix) amortization (including
interest on the unamortized cost) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Building and Real Property; and (x) the cost of any capital improvements or other costs
(a) which are intended as a labor-

  
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saving device or to effect other economies in the operation or maintenance of the Building and Real Property, or (b) made to the Building or Real Property after the Lease Commencement Date
that are required under any governmental law or regulation enacted or enforced after the Lease Commencement Date, provided, however, that if any such cost described in (a) or (b) above, is a capital expenditure, such cost shall be
amortized (including interest on the unamortized cost) over its reasonable useful life. If the Building is not fully occupied during all or a portion of any Expense Year (including the Base Year), Landlord shall make an appropriate adjustment to the
variable components of Operating Expenses for such year or applicable portion thereof, employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid had the Building been fully
occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year, or applicable portion thereof. Landlord shall have the right, from time to time, to equitably allocate in a fair and
non-discriminatory manner, some or all of the Operating Expenses among different tenants of the Building (the “Cost Pools”). Such Cost Pools may include, without limitation, the office space tenants and retail space tenants of the
Building. Notwithstanding anything to the contrary set forth in this Article 4, when calculating Direct Expenses for the Base Year, Operating Expenses shall exclude market-wide labor-rate increases due to extraordinary circumstances,
including, but not limited to, boycotts and strikes, and utility rate increases due to extraordinary circumstances including, but not limited to, conservation surcharges, boycotts, embargoes or other shortages. 

Notwithstanding the foregoing, Operating Expenses shall not, however, include: 

(A) bad debt expenses and interest, penalties, fines, principal payments, attorneys’ fees, points and fees on debts, including
lender costs and closing costs (except in connection with the financing of items which may be included in Operating Expenses) or amortization on any ground lease, mortgage or mortgages or any other debt instrument encumbering the Building;

 (B) marketing costs, including without limitation, leasing commissions, attorneys’ fees in connection with the
negotiation and preparation of letters, deal memos, letters of intent, leases, subleases and/or assignments, space planning costs, and other costs and expenses incurred in connection with lease, sublease and/or assignment negotiations and
transactions with present or prospective tenants or other occupants of the Building, including attorneys’ fees and other costs and expenditures incurred in connection with disputes with present or prospective tenants or other occupants of the
Building; 
 (C) except as otherwise provided in this Lease, legal and accounting fees incurred by Landlord; 

(D) costs, including permit, license and inspection costs, incurred with respect to the installation of other tenants’ or
occupants’ improvements made for tenants or other occupants in the Building or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants in the Building; 

(E) the cost of providing any service directly to and paid directly by any tenant; 

(F) the cost of special services to any tenant not provided to all tenants; 

(G) intentionally omitted; 
 (H) depreciation, amortization and interest payments, except as specifically included in Operating Expenses pursuant to the terms of this Lease and except on materials, tools, supplies and

  
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vendor-type equipment purchased by Landlord to enable Landlord to supply services Landlord might otherwise contract for with a third party, where such depreciation, amortization and interest
payments would otherwise have been included in the charge for such third party’s services, all as determined in accordance with standard accounting practices and when depreciation or amortization is permitted or required, the item shall be
amortized over its reasonably anticipated useful life; 
 (I) Landlord’s general corporate overhead and general and
administrative expenses; 
 (J) costs arising from Landlord’s charitable or political contributions; 

(K) rent and other payments under any ground or underlying lease of the Building; 

(L) costs, including, but not limited to, attorneys’ fees associated with the operation of the business of the partnership or entity
which constitutes Landlord or other real property owned by Landlord as the same are distinguished from the costs of the maintenance, repair and operation of the Building, including partnership accounting and legal matters, costs of defending any
claims or lawsuits with any mortgagee, and costs of any disputes between Landlord and its employees, disputes of Landlord with Building management or personnel or with other tenants; 

(M) costs occasioned by casualties or by the exercise of the power of eminent domain; 

(N) advertising and promotional expenditures or any expenditures for artwork, sculptures or similar items; 

(O) costs associated with or incurred in connection with the Landlord Redevelopment; 

(P) salaries and other benefits paid to the employees of Landlord to the extent attributable to personnel above the level of general
manager, except that if any such employee performs a service which would have been performed by an outside consultant, the compensation paid to such employee for performing such service shall be included in Expenses, to the extent only that the cost
of such service does not exceed competitive cost of such service had such service been rendered by an outside consultant; 
 (Q)
any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord or Costs incurred in connection with the operation of any retail, restaurant and garage operations for the Building; 

(R) any fines or penalties incurred due to violations by Landlord of any governmental rule or authority; 

(S) depreciation and amortization or any reserves of any kind; or 

(T) any cost or expense related to monitoring, testing, removal, cleaning, abatement or remediation of any “hazardous
material”, including toxic mold, in or about the Building or Real Property, and including, without limitation, hazardous substances in the ground water or soil. 
 4.2.6 “Systems and Equipment” shall mean any plant, machinery, transformers, duct work, cable, wires, and other equipment, facilities, and systems designed to supply heat, ventilation,
air 

  
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conditioning and humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler, communications, alarm,
security, or fire/life safety systems or equipment, or any other mechanical, electrical, electronic, computer or other systems or equipment which serve the Building in whole or in part. 

4.2.7 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, assessments,
charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit assessments, fees and taxes, child care
subsidies, fees and/or assessments, job training subsidies, fees and/or assessments, open space fees and/or assessments, housing subsidies and/or housing fund fees or assessments, public art fees and/or assessments, leasehold taxes or taxes based
upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other
personal property used in connection with the Real Property), which Landlord shall pay during any Expense Year because of or in connection with the ownership, leasing and operation of the Real Property or Landlord’s interest therein.

 4.2.7.1 Tax Expenses shall include, without limitation: 

(a) Any tax on Landlord’s rent, right to rent or other income from the Real Property or as against Landlord’s business of
leasing any of the Real Property; 
 (b) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially
or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June
1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other
governmental services formerly provided without charge to property owners or occupants. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes,
fees, levies and charges be included within the definition of Tax Expenses for purposes of this Lease; 
 (c) Any assessment,
tax, fee, levy, or charge allocable to or measured by the area of the Premises or the rent payable hereunder, including, without limitation, any gross income tax upon or with respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; 
 (d) Any assessment, tax, fee, levy
or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and 
 (e) Subject to Section 4.2.7.3 below, any reasonable expenses incurred by Landlord in attempting to protest, reduce or minimize Tax Expenses. 

4.2.7.2 Refunds of Tax Expenses shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the
Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as Tax Expenses under this Article 4 for such Expense Year.
If Tax Expenses for any period during the Lease Term or any extension thereof are increased after 

  
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payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share
of any such increased Tax Expenses included by Landlord as Tax Expenses pursuant to the terms of this Lease. In no event shall Tax Expenses for any Expense Year be less than the component of Tax Expenses comprising a portion of the Base Year.

 4.2.7.3 Notwithstanding anything to the contrary set forth in this Lease, the amount of Tax Expenses for the Base Year and
any Expense Year shall be calculated without taking into account any decreases in real estate taxes obtained in connection with Proposition 8, which was adopted by the voters of the State of California in the November 1978 election
(“Proposition 8”), and, therefore, the Tax Expenses in the Base Year and/or an Expense Year may be greater than those actually incurred by Landlord, but shall, nonetheless, be the Tax Expenses due under this Lease; provided that
(i) any costs and expenses incurred by Landlord in securing any Proposition 8 reduction shall not be included in Direct Expenses for purposes of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from Tax Expenses,
but rather shall be the sole property of Landlord. Landlord and Tenant acknowledge that this Section 4.2.7.3 is not intended to in any way affect (A) the inclusion in Tax Expenses of the statutory two percent (2.0%) annual
increase in Tax Expenses (as such statutory increase may be modified by subsequent legislation), or (B) the inclusion or exclusion of Tax Expenses pursuant to the terms of Proposition 13, which shall be governed pursuant to the terms of
Section 4.2.7.1 above. 
 4.2.7.4 Notwithstanding anything to the contrary contained in this
Section 4.2.7, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, capital levy taxes, revenue taxes, inheritance and succession taxes, estate taxes, transfer
taxes, federal, state and local net income taxes, and other taxes to the extent applicable to Landlord’s net income (as opposed to rents, receipts or income attributable to operations at the Building or Real Property), (ii) any items
included as Operating Expenses, (iii) any items paid by Tenant under Section 4.4 of this Lease and (iv) any interest or penalties incurred by Landlord as a result of Landlord’s late payment of any Taxes. 

4.2.8 “Tenant’s Share” shall mean the percentage set forth in Section 9.2 of the Summary. Tenant’s
Share was calculated by multiplying the number of rentable square feet of the Premises by 100 and dividing the product by the total rentable square feet in the Building. In the event either the rentable square feet of the Premises and/or the total
rentable square feet of the Building is changed, Tenant’s Share shall be appropriately adjusted, and, as to the Expense Year in which such change occurs, Tenant’s Share for such year shall be determined on the basis of the number of days
during such Expense Year that each such Tenant’s Share was in effect. 
 4.3 Calculation and Payment of Additional
Rent. 
 4.3.1 Calculation of Excess. If for any Expense Year ending or commencing within the Lease Term,
Tenant’s Share of Direct Expenses for such Expense Year exceeds Tenant’s Share of Direct Expenses for the Base Year, then Tenant shall pay to Landlord, in the manner set forth in Section 4.3.2 below, and as Additional Rent, an
amount equal to the excess (the “Excess”). It is expressly acknowledged, however, that Tenant shall not be obligated to pay any Direct Expenses until the expiration of the Base Year. 

4.3.2 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall use its commercially reasonable efforts to give to
Tenant on or before the first day of April following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the
amount, if any, of any Excess. 

  
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Upon receipt of the Statement for each Expense Year ending during the Lease Term, if an Excess is present, Tenant shall pay, by the later of thirty (30) days after receipt of such statement
or with its next installment of Base Rent due, the full amount of the Excess for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Excess,” as that term is defined in Section 4.3.3 of this
Lease provided if such Statement shows that the Estimated Excess paid by Tenant for such Expense Year exceeds the actual Direct Expenses payable by Tenant for such Expense Year then Landlord shall credit Tenant’s next payment of Additional Rent
with such overpayment, provided that if the Lease Term has expired Landlord shall refund such overpayment within thirty (30) days. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord from
enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of the Direct Expenses for the Expense Year in which this Lease
terminates, if an Excess is present, Tenant shall pay, within thirty (30) days after receipt of such statement, to Landlord an amount as calculated pursuant to the provisions of Section 4.3.1 of this Lease; provided that if the
Estimated Excess paid by Tenant for such Expense Year exceeds the actual Direct Expenses payable by Tenant for such Expense Year then Landlord shall refund the amount of such overpayment within thirty (30) days. The provisions of this
Section 4.3.2 shall survive the expiration or earlier termination of the Lease Term. Upon Tenant’s written request, Landlord agrees to provide Tenant with copies of reasonable documentation to enable Tenant to verify the accuracy of
the charges hereunder; provided, however, that Tenant shall not be entitled to make such request unless the Direct Expenses or a specific category of Direct Expenses (other than taxes, insurance costs or utilities) have increased by more than twenty
percent (20%) over the prior Expense Year. 
 4.3.3 Statement of Estimated Direct Expenses. In
addition, Landlord shall give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable, good faith estimate (the “Estimate”) of what the
total amount of Direct Expenses for the then-current Expense Year shall be and the estimated Excess (the “Estimated Excess”) as calculated by comparing Tenant’s Share of Direct Expenses, which shall be based upon the
Estimate, to Tenant’s Share of Direct Expenses for the Base Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess under
this Article 4. If pursuant to the Estimate Statement an Estimated Excess is calculated for the then-current Expense Year, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Excess for the then-current
Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.3.3). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year to the month of such payment,
both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12th) of the total Estimated Excess set forth in the previous
Estimate Statement delivered by Landlord to Tenant. 
 4.4 Taxes and Other Charges for Which Tenant Is Directly
Responsible. Tenant shall reimburse Landlord within thirty (30) days of demand for any and all taxes or assessments required to be paid by Landlord (except to the extent included in Tax Expenses by Landlord), excluding state, local and
federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when: 

4.4.1 Said taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures and
other personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the cost or value of a
building standard build-

  
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out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord; 
 4.4.2 Said taxes are assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Real
Property; or 
 4.4.3 Said taxes are assessed upon this transaction or any document to which Tenant is a party creating or
transferring an interest or an estate in the Premises. 
 4.5 Late Charges. If any installment of Rent or any other sum
due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days of the due date therefor, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount due plus any reasonable
attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of
Landlord’s other rights and remedies hereunder, at law and/or in equity and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other
amounts owing hereunder which are not paid within fifteen (15) days of the date they are due shall thereafter bear interest until paid at a rate (the “Interest Rate”) equal to the lesser of (i) the “Prime
Rate” or “Reference Rate” announced from time to time by the Bank of America (or such reasonable comparable national banking institution as selected by Landlord in the event Bank of America ceases to exist or publish a Prime Rate or
Reference Rate), plus three percent (3%), or (ii) the highest rate permitted by applicable law. 
 4.6 Landlord’s
Books and Records. Within one hundred eighty (180) days after receipt by Tenant of a Statement for the Expense Year that is calendar year 2010 or a subsequent Expense Year, if Tenant disputes the amount of Direct Expenses set forth in the
Statement, a reputable certified public accountant (which accountant is a member of a reputable independent nationally or regionally recognized accounting firm and has had previous experience in reviewing financial operating records of landlords of
office buildings; provided that such accountant is not retained by Tenant on a contingency fee basis), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect
to the particular Statement at issue, at Landlord’s offices, provided that Tenant is not then in default under this Lease (beyond any applicable notice and cure period provided under this Lease) and Tenant has paid all amounts required to be
paid under the applicable Estimate Statement and Statement, as the case may be. In connection with such inspection, Tenant and Tenant’s agents must agree in advance to follow Landlord’s reasonable rules and procedures regarding inspections
of Landlord’s records, and shall execute a commercially reasonable confidentiality agreement regarding such inspection. Tenant’s failure to dispute the amount of Direct Expenses set forth in any Statement within one hundred eighty
(180) days of Tenant’s receipt of such Statement shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to dispute the amounts set forth in such Statement. If after such
inspection, Tenant still disputes such Direct Expenses, a determination as to the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant (the “Accountant”) selected by Landlord
and subject to Tenant’s reasonable approval; provided that if such determination by the Accountant proves that Direct Expenses were overstated by more than five percent (5%), then the cost of the Accountant and the cost of such determination
shall be paid for by Landlord. In any event, Landlord shall make an appropriate reimbursement to Tenant of the amount that is determined to be owing to Tenant due to any such overstatement, provided that any such reimbursement may, at
Landlord’s option, instead be credited against the Tenant’s Share of Direct Expenses next coming due under this Lease, unless the Lease Term has expired, in which event Landlord shall refund the appropriate amount to Tenant. In no event
shall this Section 4.6 be deemed to allow any 

  
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review of any of Landlord’s records by any subtenant of Tenant. Tenant agrees that this Section 4.6 shall be the sole method to be used by Tenant to dispute the amount of any
Direct Expenses payable or not payable by Tenant pursuant to the terms of this Lease, and Tenant hereby waives any other rights at law or in equity relating thereto. 
 ARTICLE 5 
 USE OF PREMISES 

5.1 General Provisions. Tenant shall use the Premises solely for general office purposes (including computer and data rooms
ancillary thereto, the size of which shall be mutually agreed upon by Landlord and Tenant) and such other lawful uses incidental thereto, and Tenant shall not use or permit the Premises to be used for any other purpose or purposes whatsoever,
without Landlord’s prior written consent which consent may be withheld by Landlord in its sole and absolute discretion. Tenant further covenants and agrees that it shall not use, or suffer or permit any person or persons to use, the Premises or
any part thereof for any use or purpose contrary to the Rules and Regulations, or in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county
governing body or other lawful authorities having jurisdiction over the Building. Tenant shall faithfully observe and comply with the Rules and Regulations (as set out in Exhibit E) which may be updated and changed at the reasonable
discretion of Landlord; provided that all such Rules and Regulations shall be reasonable and shall be applied by Landlord in a non-discriminatory fashion against all office tenants of the Building. Landlord shall not be responsible to Tenant for the
nonperformance of any of such Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Building. Tenant shall comply with all recorded covenants, conditions, and restrictions now or
hereafter affecting the Building; provided that Landlord shall use commercially reasonable efforts to provide Tenant with notice of any covenants, conditions, and restrictions affecting the Building that are recorded after the Lease Commencement
Date. 
 5.2 Other Terms. 
 5.2.1 Prohibition. Tenant shall not cause or permit any “Hazardous Material” as that term is defined below, to be generated, produced, brought upon, used, stored, treated, discharged,
released, spilled or disposed of on, in, under or about the Building by Tenant, its affiliates, agents, employees, contractors, sublessees, assignees or invitees; provided Landlord acknowledges, however, that Tenant will maintain products in the
Premises which are incidental to the operation of its offices, such as photocopy supplies, secretarial supplies and limited janitorial supplies, which products contain chemicals which are categorized as Hazardous Materials. Landlord agrees that the
use of such products in the Premises in compliance with all applicable laws and in the manner in which such products are designed to be used shall not be a violation by Tenant of this Section 5.2.1 or Section 5.2.2. Tenant shall
indemnify, defend, protect, and hold Landlord harmless from and against any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of
or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages), expenses (including, without limitation, reasonable attorneys’, consultants’ and experts’ fees, court costs and amounts paid in
settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the
environment, water tables or natural resources), liabilities or losses arising from a breach of the foregoing prohibition by Tenant, its affiliates, agents, employees, contractors, sublessees, assignees or invitees. In the event that Hazardous
Materials are discovered upon, in, or under the Building, and any governmental agency or entity having jurisdiction over the Building requires the removal of such 

  
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Hazardous Material, Tenant shall be responsible for removing those Hazardous Materials arising out of or related to the generation, use, storage, treatment, discharge, release, spill or disposal
of such Hazardous Material by Tenant or its affiliates, agents, employees, contractors, sublessees assignees or invitees at the Building in violation of this Article 5 or applicable environmental laws. 

5.2.2 Notice Requirements. Notwithstanding the foregoing, Tenant shall not take any remedial action in or about the Premises or
the Building without first notifying Landlord of Tenant’s intention to do so and affording Landlord the opportunity to protect Landlord’s interest with respect thereto. Upon notice of such condition, Tenant immediately shall notify
Landlord in writing of: (i) any spill, release, discharge or disposal of any Hazardous Material in, on or under the Premises, the Building or any portion thereof, (ii) any enforcement, cleanup, removal or other governmental or regulatory
action instituted, contemplated, or threatened (if Tenant has notice thereof) pursuant to any Hazardous Materials laws; (iii) any claim made or threatened by any person against Tenant, the Premises or the Building relating to damage,
contribution, cost recovery, compensation, loss or injury resulting from or claimed to result from any Hazardous Materials; and (iv) any reports made to any governmental agency or entity arising out of or in connection with any Hazardous
Materials in, or, under or about or removed from the Premises or the Building, including any complaints, notices, warnings, reports or asserted violations in connection therewith. Tenant also shall supply to Landlord as promptly as possible, and in
any event within five (5) business days after Tenant first receives or sends the same, copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way to Hazardous Materials. The respective rights and
obligations of Tenant and Landlord under this Article 5 shall survive the expiration or earlier termination of this Lease. 
 5.2.3 Definitions. As used in this Lease, the term “Hazardous Material” means any flammable items, explosives, radioactive materials, hazardous or toxic substances, material or waste or
related materials, including any substances defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “infectious wastes,” “hazardous materials” or “toxic substances”
now or subsequently regulated under any federal, state or local laws, regulations or ordinances and including any different products and materials which are subsequently found to have adverse effects on the environment or the health and safety of
persons. 
 ARTICLE 6 
 SERVICES AND UTILITIES 
 6.1 Standard Tenant Services.
Landlord shall provide the following services on all days during the Lease Term, unless otherwise stated below. 
 6.1.1 Subject
to reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning (“HVAC”) to the Premises from Monday
through Friday, during the period from 7:00 a.m. to 6:00 p.m., except for the date of observation of New Year’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and other locally or
nationally recognized holidays (collectively, the “Holidays”). Tenant may, after reasonable notice to Landlord and at reasonable times, review Landlord’s HVAC maintenance contract, at Landlord’s offices, provided
that Tenant is not then in default, beyond any applicable notice and cure period, under this Lease. Landlord shall, within a commercially reasonable time after the Lease Commencement Date, invest approximately Forty Thousand and No/100 Dollars
($40,000.00) for upgrades to the HVAC system in the Premises, as further described on Exhibit A-l attached hereto. 

  
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Landlord shall, upon completion of the upgrade, provide Tenant with a reasonably detailed description of such upgrade. The expenditure by Landlord shall not be charged to Tenant, including,
without limitation, as part of Tenant’s Share of Operating Expenses. 
 6.1.2 Landlord shall provide adequate electrical
wiring and facilities and power for normal general office use as determined by Landlord; provided that Tenant agrees that it has tested the existing electrical capacity of the Premises and represents that it is sufficient for its Permitted Use.
Tenant shall bear the cost of replacement of lamps, starters and ballasts for lighting fixtures within the Premises 
 6.1.3
Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes. 
 6.1.4
Landlord shall provide janitorial services five (5) days per week, except the date of observation of the Holidays, in and about the Premises in a manner consistent with other comparable buildings in the vicinity of the Building, and as more
particularly described on Exhibit G attached hereto and incorporated herein by reference. 
 6.1.5 Landlord shall provide
passenger elevator service to the Premises 24 hours per day on every day of the year, except for Holidays. Tenant may, after reasonable notice to Landlord and at reasonable times, review Landlord’s elevator maintenance contract, at
Landlord’s offices, provided that Tenant is not then in default, beyond any applicable notice and cure period, under this Lease. Landlord shall, within a commercially reasonable time after the Lease Commencement Date, invest approximately Forty
Thousand and No/100 Dollars ($40,000.00) for upgrades to the elevators in the Building. Landlord shall, upon completion of the upgrade, provide Tenant with a reasonably detailed description of such upgrade. The expenditure by Landlord shall not be
charged to Tenant, including, without limitation, as part of Tenant’s Share of Operating Expenses. 
 6.1.6 Landlord shall
provide window washing services for both the interior and exterior windows of the Premises no less than two (2) times per calendar year. 
 6.2 Overstandard Tenant Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or
equipment or lighting other than building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the
terms of Section 6.1 of this Lease. If Tenant uses water or heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, or if Tenant’s consumption of electricity shall exceed
the building standard usage for comparable buildings as reasonably determined by Landlord calculated on an annualized basis for the hours described in Section 6.1.1 above, Tenant shall pay to Landlord, within ten (10) days after
billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment
caused by such excess consumption; and Landlord may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, within ten (10) days after demand, including the cost of such
additional metering devices. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease,
(i) Tenant shall give Landlord such prior notice, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use, (ii) Landlord shall supply such utilities to Tenant at a commercially reasonable rate not to
exceed $150.00 per hour, and (iii) Tenant shall pay such cost within ten (10) days after billing. 

  
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 6.3 Interruption of Use. Excepting Landlord’s gross negligence or willful
misconduct, Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise (except as set forth in Sections 6.1.1 and 6.1.5 above and in Section 20.7 below), for failure to furnish or delay in
furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by repairs, replacements, or
improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building after reasonable effort to do so, by any accident or casualty whatsoever, by act or default of Tenant or other
parties, or by any other cause beyond Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant
from paying Rent or performing any of its obligations under this Lease. Furthermore, excepting Landlord’s gross negligence or willful misconduct and except as otherwise set forth in this Lease, Landlord shall not be liable under any
circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to
furnish any of the services or utilities as set forth in this Article 6. 
 6.4 Additional Services. Landlord
shall also have the exclusive right, but not the obligation, to provide any additional services relating to maintenance of the Premises which may be required by Tenant, including, without limitation, locksmithing, lamp replacement, additional
janitorial service, and additional repairs and maintenance, provided that Landlord shall provide any such services at rates that are reasonably competitive with unaffiliated service providers of any such services, and Tenant shall pay to Landlord
within thirty (30) days of billing, the sum of all costs to Landlord of such additional services plus a reasonable administration fee (not to exceed three percent (3%) of the cost of such services). Charges for any utilities or service for
which Tenant is required to pay from time to time hereunder, shall be deemed Additional Rent hereunder and shall be billed on a monthly basis. 
 ARTICLE 7 
 REPAIRS 

7.1 Tenant’s Repairs. Subject to Landlord’s repair obligations in Sections 7.2 and 11.1 below, Tenant shall, at
Tenant’s own expense, keep the Premises, including all improvements, fixtures and furnishings therein, in good order, repair, and condition at all times during the Lease Term (reasonable wear and tear and damage by casualty excepted), which
repair obligations shall include, without limitation, the obligation to promptly and adequately repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances; provided however, that, at Landlord’s
option, or if Tenant fails to make such repairs, then Landlord may provide written notice to Tenant (the “Repair Notice”), which notice shall provide Tenant with a commercially reasonable time during which to make such repairs
(except that no Repair Notice shall be required in the case of an emergency); further provided, however, that, if Tenant fails to make such repairs during the time set forth in the Repair Notice, Landlord may, but need not, make such repairs and
replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or
expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Tenant shall not be required, however, to make any repairs or alterations to the Premises required by any applicable law,
code, statute or regulation in effect prior to the Lease Commencement Date where the Premises were not in compliance with such law, code, statute or regulation on the Lease Commencement Date. 

  
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 7.2 Landlord’s Repairs. Notwithstanding anything contained in
Section 7.1 above to the contrary, and subject to Articles 11 and 12 of this Lease, Landlord shall repair and maintain the structural portions of the Building, including the roof, walls, foundation, Systems and Equipment,
basic plumbing, heating, ventilating, air conditioning and electrical systems installed or furnished by Landlord (but not including any non-base building facilities installed by or on behalf of Tenant); provided, however, if such maintenance and
repairs are caused in part or in whole by the act, neglect, fault of or omission of any duty by Tenant, its agents, servants, employees or invitees, Tenant shall pay to Landlord as additional rent, the reasonable cost of such maintenance and
repairs. In the event of an emergency, Landlord shall use commercially reasonable good faith efforts to make any repairs (which are Landlord’s repair obligations under this Lease) necessary (as reasonably determined by Landlord) to fix such
emergency within a reasonably practicable time; provided, however, if such emergency is caused in part or in whole by the act, neglect, fault of or omission of any duty by Tenant, its agents, servants, employees or invitees, then Tenant shall pay to
Landlord as additional rent, the reasonable cost of any such repairs. Landlord shall not be liable for any failure to make any such repairs, or to perform any maintenance unless such failure shall persist for an unreasonable time after written
notice of the need of such repairs or maintenance is given to Landlord by Tenant. There shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any
repairs, alterations or improvements in or to any portion of the Building or the Premises or in or to fixtures, appurtenances and equipment therein. Tenant hereby waives and releases its right to make repairs at Landlord’s expense under
Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 

ARTICLE 8 
 ADDITIONS AND ALTERATIONS 
 8.1 Landlord’s Consent to
Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which
consent shall be requested by Tenant not less than thirty (30) days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord; provided, however, Landlord may withhold its consent in its sole and
absolute discretion with respect to any Alterations which may affect the structural components of the Building or the Systems and Equipment. If Landlord consents to any Alterations, Landlord shall, at the time that it consents to such Alteration,
notify Tenant in writing if Tenant shall be required to remove the same upon termination or expiration of this Lease. Tenant shall pay for all overhead, general conditions, fees and other costs and expenses of the Alterations of the construction of
Tenant's Improvements described in Section 1.2. Tenant’s Plans and Premises shall be governed by the terms of this Article 8 except, however, Landlord shall provide reasonable review and approval of Tenant’s Improvements
within ten (10) days of receiving plans, specifications and working drawings for such work. Notwithstanding the foregoing, Landlord’s consent shall not be required for any Alteration that satisfies all of the following criteria (a
“Cosmetic Alteration”): (a) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from the exterior of the Premises or Building; (c) will not affect the
structural portions of the Building or the Systems and Equipment; and (d) does not require work to be performed inside the walls, below the floor, or above the ceiling of the Premises. 

8.2 Manner of Construction. Landlord may impose, as a condition of its consent to all Alterations or repairs of the Premises or
about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen approved
by Landlord, provided that any such contractors, mechanics and materialmen shall charge rates that are reasonably 

  
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competitive with unaffiliated service providers, and any such materials shall be at costs reasonably competitive with unaffiliated first-class materials; provided, however, Landlord may impose
such requirements as Landlord may determine, in its sole and absolute discretion, with respect to any work affecting the structural components of the Building or Systems and Equipment (including designating specific contractors to perform such
work). Tenant shall construct such Alterations and perform such repairs in conformance with any and all applicable rules and regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by
the city in which the Building is located, and in conformance with Landlord’s reasonable construction rules and regulations; provided, however, that Tenant shall not, without the prior written consent of Landlord, obtain, or seek to obtain, any
building permits for or related to the Building or otherwise contact any federal, state, county or city officials in connection with any Alterations to be constructed or repairs to be performed in the Building. Landlord’s approval of the plans,
specifications and working drawings for Tenant’s Alterations shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules and regulations of governmental
agencies or authorities. All work with respect to any Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of
work. In performing the work of any such Alterations, Tenant shall have the work performed in such manner as not to obstruct access to the Building or the common areas for any other tenant of the Building, and as not to obstruct the business of
Landlord or other tenants in the Building, or interfere with the labor force working in the Building. If Tenant makes any Alterations, Tenant agrees to carry “Builder’s All Risk” insurance in a reasonable amount approved by Landlord
covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease
immediately upon completion thereof. Tenant shall be required to hold regular construction meetings at the Premises with Landlord and all architects, engineers and contractors designing and constructing such Alterations and shall give Landlord at
least three (3) days advance notice of the time of such construction meetings. In addition, for any Alterations in excess of $50,000, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of
security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. Upon completion of any Alterations, Tenant shall (i) cause a Notice of Completion to be
recorded in the office of the Recorder of the county in which the Building is located in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, (ii) deliver to the Building management office a
reproducible copy of the “as built” drawings of the Alterations, and (iii) deliver to Landlord evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services or materials. 

8.3 Landlord’s Property. All Alterations, improvements, fixtures and/or equipment (other than
Tenant’s personal property, including its furniture and equipment and trade fixtures) which may be installed or placed in or about the Premises, and all signs installed in, on or about the Premises, from time to time, shall be at the sole cost
of Tenant and shall be and become the property of Landlord. Furthermore, Landlord may require that Tenant remove any improvement installed by or for Tenant or Alteration (other than any improvements installed by or for Tenant or any Alterations
existing in the Premises as of the Lease Commencement Date (with respect to the Existing Premises), as of the
9th Floor Expansion Commencement Date (with respect to the
9th Floor Expansion Premises), and as of the 10th Floor Expansion Commencement Date (with respect to the 10th Floor Expansion Premises)), upon the expiration or early termination
of the Lease Term, and repair any damage to the Premises and Building caused by such removal, provided, that Landlord, at the time that it consented to such improvement or Alteration, notified Tenant in writing that Tenant would be required to
remove the same upon termination or expiration of this Lease. If Tenant fails to complete such removal and/or to repair any damage caused 

  
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by the removal of any such improvements and/or Alterations, Landlord may do so and may charge the cost thereof to Tenant. 
 ARTICLE 9 
 COVENANT AGAINST LIENS 

Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant,
operation of law or otherwise, to attach to or be placed upon the Real Property, Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times
to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Real Property,
the Building or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant covenants
and agrees to cause it to be immediately released and removed of record. Notwithstanding anything to the contrary set forth in this Lease, if any such lien is not released and removed by bond or otherwise on or before the date that is twenty
(20) days following the date that notice of such lien is delivered by Landlord to Tenant, Landlord, at its sole option, may immediately take all action necessary to release and remove such lien, without any duty to investigate the validity
thereof, and all sums, costs and expenses, including reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall immediately be due and payable by Tenant.

 ARTICLE 10 
 INDEMNIFICATION AND INSURANCE 
 10.1 Indemnification and
Waiver. Tenant hereby assumes all risk of damage to property and injury to persons, in, on, or about the Premises from any cause whatsoever and agrees that Landlord, and its partners and subpartners, and their respective officers, agents,
property managers, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage to property or injury to persons or
resulting from the loss of use thereof, which damage or injury is sustained by Tenant or by other persons claiming through Tenant unless such loss or damage was caused by the gross negligence or willful misconduct of Landlord. Tenant shall
indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from
any cause in, on or about the Premises (including, without limitation, Tenant’s installation, placement and removal of Alterations, improvements, fixtures and/or equipment in, on or about the Premises), and any acts, omissions or negligence of
Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, licensees or invitees of Tenant or any such person, in, on or about the Premises, Building and Real Property; provided, however, that
the terms of the foregoing indemnity shall not apply to the negligence or willful misconduct of Landlord. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease. 

10.2 Tenant’s Compliance with Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s expense, comply as
to the Premises with all insurance company requirements pertaining to Tenant’s particular use of the Premises. If Tenant’s conduct or use of the Premises (other than the permitted use) causes any increase in the premium for such insurance
policies, then Tenant shall 

  
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reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the
National Board of Fire Underwriters) and with any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain
the following coverages in the following amounts at all times following the date (the “Insurance Start Date”) which is the earlier of (i) Tenant’s entry into the Premises to perform any work or commence business operations
therein, or (ii) the Lease Commencement Date, and continuing thereafter throughout the Lease Term. 
 10.3.1 Commercial
General Liability Insurance covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including a Broad Form Commercial General
Liability endorsement covering the insuring provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than: 

 

			
	Bodily Injury and	  	$1,000,000 each occurrence
	Property Damage Liability	  	$3,000,000 annual aggregate
		
		  	Limits can be addressed by a combination of a Primary and Umbrella policy. Maximum limit required for Property Damage Liability is $1,000,000 per occurrence and $3,000,000 in the
aggregate.
		
	Personal Injury Liability	  	$1,000,000 each occurrence
		  	$3,000,000 annual aggregate
		  	0% Insured’s participation
		  	Limits can be addressed by a combination of a
		  	Primary and Umbrella policy.

 10.3.2 Physical Damage Insurance covering (i) all furniture, trade fixtures, equipment, merchandise
and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) all other improvements, alterations, fixtures and additions to the Premises performed by or on behalf of Tenant. Such insurance
shall be written on a Special Form Property Policy including coverage of physical loss or damage based on the replacement cost value new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the
policies of insurance and shall include a vandalism and malicious mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage coverage. 
 10.3.3 Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable state and local statutes and regulations. 

10.3.4 Loss-of-income, business interruption, and extra-expense insurance in such amounts as will reimburse Tenant for direct or indirect
loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of access to or use of the Premises or the Building as a result of such perils. 

10.3.5 Form of Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit
the liability of Tenant under this Lease. Such insurance shall (i) with respect to the commercial general liability insurance, name Landlord, and any other party it 

  
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so specifies, as an additional insured; (ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under
Section 10.1 of this Lease; (iii) be issued by an insurance company having a rating of not less than A- VII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the state in
which the Building is located; (iv) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) provide that said
insurance shall not be canceled or coverage reduced unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee or ground or underlying lessor of Landlord; and (vi) contain a cross-liability
endorsement or severability of interest clause acceptable to Landlord. Tenant shall deliver Certificates of Insurance evidencing coverage as required within this lease to Landlord on or before the Lease Commencement Date and at least five
(5) days before the expiration dates thereof. If Tenant shall fail to procure such insurance, or to deliver such policies or certificate, within such time periods, Landlord may, at its option, in addition to all of its other rights and remedies
under this Lease, and without regard to any notice and cure periods set forth herein, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within ten (10) days after delivery by
Landlord of bills to Tenant therefor. 
 10.4 Subrogation. Landlord and Tenant agree to have their respective insurance
companies issuing property damage insurance waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be. Landlord and Tenant hereby waive any right that either may have against the other on account of
any loss or damage to their respective property to the extent such loss or damage is insurable under policies of insurance for fire and all risk coverage, theft, public liability, or other similar insurance or would have been insured against, had
the insurance required by this Lease been carried). 
 10.5 Additional Insurance Obligations. In addition to the
insurance to be maintained by Tenant pursuant to Section 10.3 above, Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, such other reasonable types of insurance coverage and in such
reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord. 

10.6 Landlord Insurance. Landlord shall maintain commercial general liability insurance against any and all damages and liability,
including attorneys’ fees on account of arising out of injuries to or the death of any person or damage to property however occasioned, in, on or about the Building and any common area, with at least combined single limits of $5,000,000.00.
Landlord shall obtain and keep in force during the term of this Lease a policy or policies in the name of Landlord with loss payable to Landlord (and to the holders of any mortgages, deeds of trust or ground leases on the Building) insuring loss or
damage to the Building. The amount of such insurance will be equal to the full replacement cost of the Building, as reasonably determined by Landlord. Such policies shall insure against all risks of direct physical loss or damage subject to
customary exclusions and any additional costs resulting from debris removal and reasonable amounts of coverage for the enforcement of any ordinance or law regulating the reconstruction or replacement of any undamaged sections of the Building
required to be demolished or removed by reason of the enforcement of any building, zoning, safety or land use laws as the result of a covered cause of loss. Said policy or policies will also contain an agreed valuation provision in lieu of any
coinsurance clause. 

  
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 ARTICLE 11 

DAMAGE AND DESTRUCTION 
 11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises or any common areas of
the Building serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable
control, and subject to all other terms of this Article 11, restore the Base, Shell, and Core of the Premises and such common areas. Such restoration shall be to substantially the same condition of the Base, Shell, and Core of the Premises
and common areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building, or the lessor of a ground or underlying lease with respect to the Real Property
and/or the Building, or any other modifications to the common areas deemed desirable by Landlord, provided access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Notwithstanding any other provision of
this Lease, upon the occurrence of any damage to the Premises, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3 of
this Lease, and Landlord shall repair any injury or damage to the tenant improvements and alterations installed in the Premises and shall return such tenant improvements and alterations to their original condition; provided that if the cost of such
repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s repair of the damage.
In connection with such repairs and replacements, Tenant shall, prior to the commencement of construction, submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord
shall select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair
thereof; provided however, that if such fire or other casualty shall have damaged the Premises or common areas necessary to Tenant’s occupancy, and if such damage is not the result of the gross negligence or willful misconduct of Tenant or
Tenant’s employees, contractors, licensees, or invitees, Landlord shall allow Tenant a proportionate abatement of Base Rent and Tenant’s Share of Direct Expenses during the time and to the extent the Premises are unfit for occupancy for
the purposes permitted under this Lease, and not occupied by Tenant as a result thereof; 
 11.2 Landlord’s Option to
Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises and/or Building and instead terminate this Lease by notifying Tenant in writing of such termination within
sixty (60) days after the date of damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged by fire or other casualty or cause,
whether or not the Premises are affected, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within one hundred twenty (120) days of the date of damage (when such repairs are made without the
payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or ground or underlying lessor with respect to the Real Property and/or the Building shall require that the insurance proceeds or any portion thereof be
used to retire the mortgage debt, or shall terminate the ground or underlying lease, as the case may be; or (iii) the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies. In addition, if the
Premises or the Building is destroyed or damaged to any substantial extent during the last twelve (12) months of the Lease Term, then notwithstanding anything contained in this Article 11, each party shall have the option to terminate
this Lease by giving written notice to the other party of the exercise of such option within thirty (30) days after such damage or destruction, in which event this Lease shall cease and terminate as

  
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of the date of such notice. Upon any such termination of this Lease pursuant to this Section 11.2, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such
date of termination, and both parties hereto shall thereafter be freed and discharged of all further obligations hereunder, except as provided for in provisions of this Lease which by their terms survive the expiration or earlier termination of the
Lease Term. 
 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11,
constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or any other portion of the Real Property, and any statute or regulation of the state
in which the Building is located, including, without limitation, Sections 1932 (1), 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement
between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or any other portion of the Real Property.

 ARTICLE 12 
 CONDEMNATION 
 12.1 Permanent Taking. If the whole or any
part of the Premises or Building shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent
domain or condemnation, Landlord shall have the option to terminate this Lease upon sixty (60) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking, condemnation,
reconfiguration, vacation, deed or other instrument. If more than twenty-five percent (25%) of the rentable square feet of the Premises is taken, or if access to the Premises is substantially impaired, Tenant shall have the option to terminate
this Lease upon sixty (60) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking. Landlord shall be entitled to receive the entire award or payment in connection
therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant
to the terms of this Lease, and for moving expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the Real Property or its mortgagee, and such claim is payable separately to Tenant. All
Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated.
Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. 
 12.2 Temporary Taking. Notwithstanding anything to the contrary contained in this Article 12, in the event of a temporary taking of all or any portion of the Premises for a period of one
hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the
Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 

  
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 ARTICLE 13 

COVENANT OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions
and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements
hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 
 ARTICLE 14 
 ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Except in connection with a Permitted Transfer (as defined below), Tenant shall not, without the prior written
consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest
hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and its employees and subcontractors (all of the foregoing are hereinafter sometimes referred to collectively
as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall
notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days
after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer, the name and address of the
proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such
Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof,, and (v) such other information as Landlord may reasonably require. Any Transfer made under this
Section 14.1 without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord
shall grant consent, Tenant shall pay Landlord’s reasonable legal fees incurred by Landlord (not to exceed $1,500 per Transfer), within thirty (30) days after written request by Landlord. 

14.2 Landlord’s Consent. Landlord shall not unreasonably withhold or condition its consent to any proposed Transfer of the
Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or
more of the following apply, without limitation as to other reasonable grounds for withholding consent: 
 14.2.1 The Transferee
is engaged in a business which is not consistent with the quality of the Building as a multi-tenant office building; 
 14.2.2
The Transferee is not prepared to sign a separate express acknowledgement and indemnity protecting Landlord from and against all damages should such Transferee not vacate the Premises by the Lease Expiration Date. 

  
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 14.2.3 The Transferee intends to use the Subject Space for purposes which are not permitted
under this Lease; 
 14.2.4 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.5 The Transfer will result in more than a reasonable and safe number of occupants per floor within the Subject Space; 

14.2.6 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved
under the particular assignment or sublease on the date consent is requested; 
 14.2.7 The proposed Transfer would cause
Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Building a right to cancel its lease; 
 14.2.8 The terms of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the
Transferee to occupy space leased by Tenant pursuant to any such right); or 
 14.2.9 Either the proposed Transferee, or any
person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Building at the time of the request for consent, (ii) is negotiating with
Landlord to lease space in the Building at such time, or (iii) has negotiated with Landlord to lease space in the Building during the six (6)-month period immediately preceding the Transfer Notice. 

If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights
Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six (6)-month period, enter into such Transfer of the Premises or portion
thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions
from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more
favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of
recapture, if any, under Section 14.4 of this Lease). 
 14.3 Transfer Premium. If Landlord consents to a
Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord, other than in connection with a Permitted Transfer, fifty percent (50%) of any “Transfer Premium,” as that term is defined in
this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent
payable by Tenant under this Lease on a per rentable square foot basis, after deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and improvements to the Premises in connection with the Transfer, (ii) any
brokerage commissions in connection with the Transfer and (iii) any reasonable attorneys’ fees incurred to document such Transfer (collectively, the “Subleasing Costs”). “Transfer Premium” shall also
include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services 

  
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rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee solely in connection with such Transfer. 

14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, in
the event either (i) Tenant proposes to assign the entire Lease (other than in connection with a Permitted Transfer) or (ii) following any proposed Transfer (other than in connection with a Permitted Transfer) Tenant will occupy less than
fifty-one percent (51%) of the Premises (not including any short term executive suite occupancy agreements), Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice,
to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer until the last day of the term
of the Transfer as set forth in the Transfer Notice. If this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in
proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the
same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the
Subject Space to the proposed Transferee, subject to provisions of the last paragraph of Section 14.2 of this Lease. 
 14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall
not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably
acceptable to Landlord, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from liability under this
Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium
respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and if such deficiency exceeds five percent (5%) of the amount otherwise due, then Landlord’s reasonable third
party audit costs. 
 14.6 Additional Transfers. For purposes of this Lease, the term “Transfer” shall also
include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of twenty-five percent (25%) or more of partnership
interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an
exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of fifty percent (50%) of the voting shares of Tenant (other than to
immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of all or substantially all of the assets of Tenant within a twelve (12) month period. 

14.7 Non Transfers. Notwithstanding anything to the contrary contained in this Lease, none of (i) an assignment of this Lease
to a transferee of all or substantially all of the assets or capital stock of Tenant, (ii) an assignment of this Lease to a transferee which is either (A) the resulting entity of a merger or consolidation of Tenant with another entity or
(B) acquiring all or substantially all of the assets of Tenant, or (iii) an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant (an 

  
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entity which is controlled by, controls, or is under common control with, Tenant), (collectively, a “Permitted Transfer”) shall be deemed a Transfer under Article
14 of this Lease (and thus shall not be subject to Landlord’s prior consent or recapture rights pursuant to Sections 14.1 and 14.2 or rights to receive any Transfer Premium pursuant to Section 14.3), provided that
(1) Tenant notifies Landlord of any such assignment or sublease at least five (5) days prior to the effective thereof, and thereafter promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding
such transfer or transferee, (2) such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease, and (3) such transferee or affiliate shall have a tangible net worth (not including goodwill as an asset)
computed in accordance with generally accepted accounting principles sufficient to satisfy the obligations and responsibilities to be undertaken in connection with such assignment or sublease. As used herein, “Permitted
Transferee” shall mean an entity to which Tenant’s entire interest under this Lease is assigned (or which succeeds to Tenant’s entire interest under this Lease) in accordance with this Section 14.7. 

ARTICLE 15 
 SURRENDER; OWNERSHIP AND REMOVAL OF TRADE FIXTURES 
 15.1
Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically
acknowledged in a writing signed by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are
thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this
Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises.

 15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of
this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or
Tenant, reasonable wear and tear, casualty, condemnation and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be
removed from the Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such
similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 

ARTICLE 16 
 HOLDING OVER 
 If Tenant holds over after the expiration of the
Lease Term hereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be
payable, if without the express prior written consent of Landlord, at a monthly rate equal to two hundred percent (200%), or, if with the express prior written consent of Landlord, at a monthly rate equal to one hundred

  
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fifty percent (150%), of the greater of (i) the Base Rent applicable during the last rental period of the Lease Term under this Lease or (ii) the fair market rental rate for the
Premises as of the commencement of such holdover period. Such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Landlord hereby expressly reserves the right to require Tenant to surrender
possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of
Landlord provided herein or at law. If Tenant fails to surrender the Premises within thirty (30) days after the date of termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall
protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any
succeeding tenant founded upon such failure to surrender, any delays in or additional costs of Landlord’s Redevelopment and any lost profits to Landlord resulting therefrom. 

ARTICLE 17 
 RENEWAL OPTION 
 17.1 Renewal Term.
Provided that Tenant is occupying at least 80% of the Premises (which 80% shall consist of no less than all of the
7th Floor Premises, all of the 8lh Floor Premises, all of the 9th Floor Expansion Premises, and all of the 10th Floor Expansion Premises), Tenant shall have the right to renew the
Lease Term for either (A) all of the Premises or (B) all of the 7th Floor Premises, all of the 8th Floor Premises, all of the 9th Floor Expansion Premises, and all of the 10th Floor Expansion Premises (each of (A) and (B) are referred to herein as the “Renewal Premises”) for one (1) renewal term of three (3) years (the
“Renewal Term”) commencing on the day after the Lease Expiration Date (the “Renewal Term Commencement Date”) and ending on the day immediately preceding the third (3rd) anniversary of the Renewal Term Commencement Date, unless the
Renewal Term shall sooner terminate pursuant to any of the terms of this Lease, or otherwise. The Renewal Term shall commence only if (i) Tenant notifies Landlord in writing (the “Exercise Notice”) of Tenant’s exercise of
such renewal right not earlier than fifteen (15) months, and not later than twelve (12) months, prior to the Lease Expiration Date, (ii) at the time of the exercise of such right and immediately prior to the Renewal Term Commencement
Date, no default by Tenant under this Lease, shall have occurred and be continuing thereunder, (iii) Tenant occupies (A) the entire Premises or (B) all of the 7th Floor Premises, all of the 8th Floor Premises, all of the 9th Floor Expansion Premises, and all of the 10th Floor Expansion Premises at the time the Exercise Notice is given, and (iv) Tenant exercises its renewal option,
if at all, with respect to (A) all of the Premises or (B) all of the 7th Floor Premises, all of the 8th Floor Premises, all of the 9th Floor Expansion Premises, and all of the 10th Floor Expansion Premises; provided, however, that if Tenant timely delivers to Landlord the Exercise Notice, Landlord shall have thirty (30) days from receipt of such Exercise Notice to notify
Tenant in writing of Landlord’s election to terminate, which election shall be in Landlord’s sole and absolute discretion, Tenant’s right to renew the Lease Term, in which case Tenant’s Exercise Notice, and the renewal right set
forth in this Section 17.1, each shall be null and void and of no further force or effect, and Tenant shall have no further right to renew the Lease Term, unless otherwise agreed to in writing by Landlord and Tenant. Time is of the
essence with respect to the giving of the Exercise Notice. The Renewal Term shall be upon all of the agreements, terms, covenants and conditions of this Lease, except that (a) the Rent shall be determined as provided in Section 17.2
below, and (b) if Tenant exercises the renewal option set forth in this Section 17, then Tenant shall have no further right to renew the Lease Term, unless otherwise agreed to in writing by Landlord and Tenant. Upon the commencement
of the Renewal Term, (1) the Renewal Term shall be added to and become part of the Lease Term, (2) any reference to “this Lease”, to the “Lease Term”, to the “term of this Lease” or any similar expression
shall be deemed to include the Renewal Term, and (3) the expiration date of the 

  
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Renewal Term shall become the Lease Expiration Date. Any termination, cancellation or surrender of the entire interest of Tenant under this Lease, at any time during the Lease Term, shall
automatically terminate the renewal right set forth in this Section 17. The rights contained in this Section 17 shall be personal to the Original Tenant or a Permitted Transferee and may only be exercised by the Original
Tenant or a Permitted Transferee (but not any other assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease). 
 17.2 Renewal Term Rent; Fair Market Value. The annual Rent payable during the Renewal Term shall be equal to the annual Fair Market Value (as hereinafter defined) of the Renewal Premises as
of commencement of the Renewal Term (the “Calculation Date”). “Fair Market Value” shall mean the fair market annual rental value of the Renewal Premises applicable as of the Calculation Date for a term equal
to the Renewal Term, based on comparable office space in the Building, or on comparable office space in comparable buildings (collectively, “Comparable Transactions”), including all of Landlord’s services provided for in this
Lease, and with the Renewal Premises considered as vacant, and in “as is” condition existing on the Renewal Term Commencement Date, and including any additional rent and any “base year” or “expense year” applicable
thereto, including all escalations in connection therewith. The calculation of Fair Market Value shall also be adjusted to take into account all relevant economic factors; provided, however, that in calculating the Fair Market Value, no
consideration shall be given to (i) the fact that Landlord is or is not required to pay a real estate brokerage commission in connection with Tenant’s exercise of its right to lease the Renewal Premises during the Renewal Term or in
connection with the Comparable Transactions or the fact that landlords are or are not paying real estate brokerage commissions in connection with such comparable space, and (ii) solely with respect to the determination of Fair Market Value for
the Renewal Premises during the Renewal Term, any period of rental abatement, if any, granted to tenants in Comparable Transactions in connection with the design, permitting and construction of tenant improvements in such comparable spaces. The
determination of Fair Market Value shall additionally include a determination (the “Financial Security Determination”) as to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as a
letter of credit or guaranty, for Tenant’s rent obligations in connection with Tenant’s lease of the Renewal Premises during the Renewal Term. Such determination shall be made by reviewing the extent of financial security then generally
being imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the
then-existing financial condition of Tenant and such other tenants). Notwithstanding anything to the contrary contained above in this Section 17.2, if there are not a sufficient number of Comparable Transactions with a comparable lease
term to the Renewal Term to determine the Fair Market Value of the Renewal Premises for a lease of such duration, then the Fair Market Value for purposes of this Section 17.2 shall be equal to that of Comparable Transactions with a term
of five (5) years, provided that the concessions shall be appropriately prorated on a fractional basis to account for the shorter term of lease. Landlord shall advise Tenant (the “Rent Notice”) of Landlord’s
determination of Fair Market Value of the Renewal Premises for the Renewal Term prior to the Renewal Term Commencement Date. If Tenant wishes to dispute Landlord’s determination of Fair Market Value, then Tenant shall notify Landlord in writing
of such dispute within ten (10) business days following Tenant’s receipt of the Rent Notice. If Tenant fails to so notify Landlord within said ten (10) business day period, then Tenant shall be deemed to have disputed Landlord’s
determination of Fair Market Value as set forth in the Rent Notice. If Tenant timely disputes or is deemed to have disputed Landlord’s determination of Fair Market Value as set forth in the Rent Notice, then the Rent Notice nevertheless shall
be irrevocable and binding and Tenant shall be bound by the exercise of its renewal option, but Landlord and Tenant shall attempt to agree, using their respective good faith efforts, upon the annual Fair Market Value of the Renewal Premises as of
the commencement of the Renewal Term within (30) days following Landlord’s delivery of the Rent Notice (the “Renewal Outside Agreement Date”). If Landlord and Tenant reach agreement upon the Fair Market Value on or
before 

  
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the Renewal Outside Agreement Date, then the annual Rent during the Renewal Term shall be such agreed upon Fair Market Value. If Landlord and Tenant do not reach agreement upon the Fair Market
Value on or before the Renewal Outside Agreement Date, then the dispute shall be resolved by arbitration as provided in Section 17.3 below. If the Rent payable during the Renewal Term is not determined prior to the Renewal Term
Commencement Date, then Tenant shall pay Rent in an amount equal to the Rent paid by Tenant for the month immediately preceding the Renewal Term Commencement Date for the Renewal Premises (the “Interim Rent”). Upon final
determination of the Rent for the Renewal Term, Tenant shall commence paying such Rent as so determined, and within ten (10) days after such determination Tenant shall pay any deficiency in prior payments of Rent or, if the Rent as so
determined shall be less than the Interim Rent, Tenant shall be entitled to a credit against the next succeeding installments of Rent in an amount equal to the difference between each installment of Interim Rent and the Rent as so determined which
should have been paid for such installment until the total amount of the over payment has been recouped. 
 17.3
Arbitration. If Landlord and Tenant do not reach agreement upon the Fair Market Value on or before the Renewal Outside Agreement Date, then either Landlord or Tenant, by delivery of written notice to the other, may demand that the
dispute be determined by arbitration (such demanding party being referred to herein as the “Demanding Party” and such other party being referred to herein as the “Responding Party”), in which event such dispute
thereafter shall be determined by arbitration in accordance with the then prevailing Expedited Procedures of the American Arbitration Association or its successor for arbitration of commercial disputes, except that the Expedited Procedures shall be
modified as follows: 
 17.3.1 In its demand for arbitration, the Demanding Party shall specify the name and address of the
person to act as the arbitrator on such Demanding Party’s behalf. The arbitrator shall be a real estate broker with at least ten (10) years full-time commercial brokerage experience who is familiar with the Fair Market Value of first-class
office space in San Francisco, California. Within ten (10) business days after the service of the demand for arbitration, the Responding Party shall give notice to the Demanding Party specifying the name and address of the person designated by
the Responding Party to act as arbitrator on its behalf, which arbitrator shall be similarly qualified. If the Responding Party fails to notify the Demanding Party of the appointment of its arbitrator within such ten (10) business day period,
and such failure continues for three (3) business days after the Demanding Party delivers a second notice to the Responding Party, then the arbitrator appointed by the Demanding Party shall be the arbitrator to determine the Fair Market Value
for the Renewal Premises. 
 17.3.2 If two arbitrators are chosen pursuant to Section 17.3.1 above, the arbitrators
so chosen shall meet within ten (10) business days after the second arbitrator is appointed and shall seek to reach agreement on Fair Market Value. If within twenty (20) business days after the second arbitrator is appointed the two
arbitrators are unable to reach agreement on Fair Market Value then the two arbitrators shall appoint a third arbitrator, who shall be a competent and impartial person with qualifications similar to those required of the first two arbitrators
pursuant to Section 17.3.1 above. If the arbitrators are unable to agree upon such appointment within five (5) business days after expiration of such twenty (20) business day period, the third arbitrator shall be selected by
the parties themselves. If the parties do not agree on the third arbitrator within five (5) business days after expiration of the foregoing five (5) business day period, then either party, on behalf of both, may request appointment of such
a qualified person by the then president of the commercial real estate board for the county in which the Building is located. The third arbitrator shall decide the dispute, if it has not been previously resolved, by following the procedures set
forth in Section 17.3.3 below. Each party shall pay the fees and expenses of its respective arbitrator and both shall share the fees and expenses of the third arbitrator. 

  
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Attorneys’ fees and expenses of counsel and of witnesses for the respective parties shall be paid by the respective party engaging such counsel or calling such witnesses. 

17.3.3 Fair Market Value shall be fixed by the third arbitrator in accordance with the following procedures. Concurrently with the
appointment of the third arbitrator, each of the arbitrators selected by the parties shall state, in writing, his or her determination of the Fair Market Value supported by the reasons therefor. The third arbitrator shall have the right to consult
experts and competent authorities for factual information or evidence pertaining to a determination of Fair Market Value, but any such determination shall be made in the presence of both parties with full right on their part to cross- examine. The
third arbitrator shall conduct such hearings and investigations as he or she deems appropriate and shall, within thirty (30) days after being appointed, select which of the two proposed determinations most closely approximates his or her
determination of Fair Market Value. The third arbitrator shall have no right to propose a middle ground or any modification of either of the two proposed determinations. The determination he or she chooses as that most closely approximating his or
her determination of the Fair Market Value shall constitute the decision of the third arbitrator and shall be final and binding upon the parties. The third arbitrator shall render the decision in writing with counterpart copies to each party. The
third arbitrator shall have no power to add to or modify the provisions of this Lease. Promptly following receipt of the third arbitrator’s decision, the parties shall enter into an amendment to this Lease, evidencing the extension of the Lease
Term, for the Renewal Term and confirming the Rent for the Renewal Term, but the failure of the parties to do so shall not affect the effectiveness of the third arbitrator’s determination. 

17.3.4 In the event of a failure, refusal or inability of any arbitrator to act, his or her successor shall be appointed by him or her,
but in the case of the third arbitrator, his or her successor shall be appointed in the same manner as that set forth herein with respect to the appointment of the original third arbitrator. 

ARTICLE 18 
 ESTOPPEL CERTIFICATES 
 Within ten (10) days following a
request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit F, attached hereto, (or such other form as may be required by
any prospective mortgagee or purchaser of the Building, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s
mortgagee or prospective mortgagee. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely execute and deliver such estoppel certificate or other instruments shall
constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 
 ARTICLE 19 
 SUBORDINATION 

This Lease is subject and subordinate to all present and future ground or underlying leases of the Real Property and to the lien of any
mortgages or trust deeds, now or hereafter in force against the Real Property and the Building, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon
the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such 

  
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ground lease or underlying leases, require in writing that this Lease be superior thereto (collectively, the “Superior Holders”); provided, however, that in consideration of and
a condition precedent to Tenant’s agreement to subordinate this Lease, shall be the receipt by Tenant of a subordination non-disturbance and attornment agreement in the standard form provided by such Superior Holders, which requires such
Superior Holder to accept this Lease, and not to disturb Tenant’s possession, so long as an event of default has not occurred and is not continuing, executed by Landlord and the appropriate Superior Holder. Tenant covenants and agrees in the
event any proceedings are brought for the foreclosure of any such mortgage, or if any ground or underlying lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the
lessor of such ground or underlying lease, as the case may be, if so requested to do so by such purchaser or lessor, and to recognize such purchaser or lessor as the lessor under this Lease. Landlord shall use commercially reasonable efforts to
deliver to Tenant a commercially reasonable non-disturbance agreement executed by the landlord under any ground lease or underlying lease or the holder of any mortgage or trust deed first encumbering the Building following the date of this Lease.
Tenant shall, within five (5) days of request by Landlord, execute such further reasonable instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such
mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this
Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 
 ARTICLE 20

 DEFAULTS; REMEDIES 
 20.1 Events of Default by Tenant. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any
reduction of Rent. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 
 20.1.1 Any
failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, within five (5) days of receipt of written notice that such Rent is due; provided however, that any such notice shall be in lieu
of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; or 
 20.1.2 Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days
after written notice thereof from Landlord to Tenant; and provided that if the nature of such default is such that the same cannot reasonably be cured within a thirty (30)-day period, Tenant shall not be deemed to be in default if it diligently
commences such cure within such period and thereafter diligently proceeds to rectify and cure said default as soon as possible. 

20.2 Landlord’s Remedies Upon Default. Upon the occurrence of any such default by Tenant, Landlord shall have, in addition to
any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 

20.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so,
Landlord may, in accordance with applicable laws and without prejudice to any other remedy which it may have for possession or arrearages in rent, enter 

  
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upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim
or damages therefor; and Landlord may recover from Tenant the following: 
 (a) The worth at the time of award of any unpaid
rent which has been earned at the time of such termination; plus 
 (b) The worth at the time of award of the amount by which
the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(c) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award
exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (d) Any other reasonable
amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically
including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a
new tenant in each case to the extent allowable to the remaining term of the Lease; and 
 (e) At Landlord’s election,
such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law. 
 The term
“rent” as used in this Section 20.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections
20.2.1(1) and (ii) above, the “worth at the time of award” shall be computed by allowing interest at the Interest Rate set forth in Section 4.5 of this Lease. As used in Section 20.2.1 (iii) above, the
“worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

20.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after
lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default
by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

20.2.3 Landlord may, but shall not be obligated to, make any such payment or perform or otherwise cure any such obligation, provision,
covenant or condition on Tenant’s part to be observed or performed (and may enter the Premises for such purposes). In the event of Tenant’s failure to perform any of its obligations or covenants under this Lease, and such failure to
perform poses a material risk of injury or harm to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time after such failure to perform by Tenant, whether or
not any such notice or cure period set forth in Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall not be deemed a waiver of
Landlord’s rights and remedies as a result of Tenant’s failure to perform and shall not release Tenant from any of its obligations under this Lease. 

  
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 20.3 Payment by Tenant. Tenant shall pay to Landlord, within fifteen (15) days
after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with Landlord’s performance or cure of any of Tenant’s obligations pursuant
to the provisions of Section 20.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of
Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this Section 20.3 shall survive the expiration or sooner termination of the Lease Term.

 20.4 Sublessees of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant,
as set forth in this Article 20, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in
Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions
or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

20.5 Waiver of Default. No waiver by either party of any violation or breach by the other of any of the terms, provisions and
covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in enforcement of one
or more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known
to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted. 

20.6 Efforts to Relet. For the purposes of this Article 20, Tenant’s right to possession shall not be deemed to have
been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration is not
exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession. 
 20.7 Landlord Default. 
 20.7.1 General. Notwithstanding anything to
the contrary set forth in this Lease, Landlord shall not be in default in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation within thirty (30) days
after the receipt of notice from Tenant specifying in detail Landlord’s failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then
Landlord shall not be in default under this Lease if it shall commence such performance within such thirty (30) day period and thereafter diligently pursue the same to completion. Upon any such default by Landlord under this Lease, Tenant may,
except as otherwise specifically provided in this Lease to the contrary, exercise any of its rights provided at law or in equity. 
 20.7.2 Abatement of Rent. In the event that Tenant is prevented from using, and does not use, the Premises or any portion thereof, as a result of (i) any repair, maintenance or alteration
performed by Landlord, or which Landlord failed to perform, after the Lease Commencement Date applicable to the Premises and required by this Lease, which substantially interferes with Tenant’s use of or ingress to or egress from the Building
or Premises; (ii) any failure to provide services, utilities or 

  
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ingress to and egress from the Building or Premises as required by this Lease, or (iii) the presence of Hazardous Materials (a) that are in violation of Applicable Laws (as that term is
defined in Article 22 below) and (b) not generated, produced, brought upon, used, stored, treated, discharged, released, spilled or disposed of on, in, under or about the Premises by Tenant or any of its affiliates, agents, employees,
contractors, sublessees or assignees (any such set of circumstances as set forth in items (i) through (iii), above, to be known as an “Abatement Event”), then Tenant shall give Landlord Notice of such Abatement Event,
and if such Abatement Event continues for five (5) consecutive business days after Landlord’s receipt of any such notice (the “Eligibility Period”), then the Base Rent and Tenant’s Share of Direct Expenses
shall be abated or reduced, as the case may be, after expiration of the Eligibility Period for such time that Tenant continues to be so prevented from using, and does not use, the Premises, or a portion thereof, in the proportion that the rentable
area of the portion of the Premises that Tenant is prevented from using, and does not use (“Unusable Area”), bears to the total rentable area of the Premises; provided, however, in the event that Tenant is prevented from using, and
does not use, the Unusable Area for a period of time in excess of the Eligibility Period and the remaining portion of the Premises is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its
business from such remaining portion, then for such time after expiration of the Eligibility Period during which Tenant is so prevented from effectively conducting its business therein, the Base Rent and Tenant’s Share of Direct Expenses for
the entire Premises shall be abated for such time as Tenant continues to be so prevented from using, and does not use, the Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Rent allocable to such reoccupied
portion, based on the proportion that the rentable area of such reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be payable by Tenant from the date Tenant reoccupies such portion of the Premises. Such right
to abate Base Rent and Tenant’s Share of Direct Expenses and Tenant’s right to terminate as set forth in this sentence shall be Tenant’s sole and exclusive remedies at law or in equity for an Abatement Event; provided, however, that
nothing in this Section 20.7.2, shall impair Tenant’s rights under Section 20.7.1 above; and further provided, however, that if Landlord has not cured such Abatement Event within one hundred eighty (180) days after
receipt of notice from Tenant, then Tenant shall have the right to terminate this Lease during the first ten (10) business days of each calendar month following the end of such one hundred eighty (180) day period until such time as
Landlord has cured the Abatement Event, which right may be exercised only by delivery of sixty (60) days’ notice to Landlord (the “Abatement Event Termination Notice”) during such ten (10) business-day period, and
shall be effective as of a date set forth in the Abatement Event Termination Notice (the “Abatement Event Termination Date”), which Abatement Event Termination Date shall not be less than sixty (60) days, and not more than one
(1) year, following the delivery of the Abatement Event Termination Notice. Notwithstanding anything contained in this Section 20.7.2 to the contrary, Tenant’s Abatement Event Termination Notice shall be null and void (but only
in connection with the first notice sent by Tenant with respect to each separate Abatement Event) if Landlord cures such Abatement Event within such sixty (60) day period following receipt of the Abatement Event Termination Notice. Except as
provided in this Section 20.7.2, nothing contained herein shall be interpreted to mean that Tenant is excused from paying Rent due hereunder. 
 20.7.3 Rent Abatement for Nonfunctioning of HVAC. Notwithstanding the foregoing Section 20.7.2, Landlord shall provide Tenant with prior notice of any scheduled maintenance that will
cause the nonfunctioning of the HVAC in the Premises; provided, however, that (a) if any scheduled maintenance causes the nonfunctioning of the HVAC in the Premises for more than two (2) full consecutive business days or (b) if any
non-scheduled maintenance (of which Landlord shall not be required to provide notice to Tenant) causes the nonfunctioning of the HVAC in the Premises for one (1) or more consecutive business days, then Tenant shall be entitled, upon written
notice to Landlord, to an abatement of Base Rent in an amount equal to the product of (a) Twenty and 78/100 Dollars ($20.78), multiplied by (b) the rentable square footage of the Premises then leased by Tenant and affected by such

  
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nonfunctioning of the HVAC, further multiplied by (c) the number of days from and after the third (3rd) business day, in the case of clause (a) above, and the first (1st) business day in the case of clause (b) above, through and
including the date that HVAC is restored in the Premises. Such right to abate Base Rent shall be Tenant’s sole and exclusive remedy at law or in equity for the nonfunctioning of the HVAC in the Premises. 

20.7.4 Rent Abatement for Nonfunctioning of Elevator Service. Notwithstanding the foregoing
Section 20.7.2, Landlord shall provide Tenant with prior notice of any scheduled maintenance that will cause the nonfunctioning of the elevator service to the Premises; provided, however, that (a) if any scheduled maintenance causes
the nonfunctioning of the elevator service to the Premises for more than two (2) full consecutive business days or (b) if any non-scheduled maintenance (of which Landlord shall not be required to provide notice to Tenant) causes the
nonfunctioning of the elevator service to the Premises for one (1) or more full consecutive business day(s), then Tenant shall be entitled, upon written notice to Landlord, to an abatement of Base Rent in an amount equal to the product of
(a) Twenty and 78/100 Dollars ($20.78), multiplied by (b) the rentable square footage of the Premises then leased by Tenant, further multiplied by (c) the number of days from and after the third (3rd) business day, in the case of clause (a) above, and the
first (1st) business day in the case of clause (b) above, through and including the date that elevator service is restored to the Premises. Such right to abate Base Rent shall be Tenant’s sole and exclusive remedy at law or in equity
for the nonfunctioning of the elevator service to the Premises. 
 ARTICLE 21 

SECURITY DEPOSIT 
 Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the “Security Deposit”) in the amount set forth in Section 10 of
the Summary. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the Lease Term. If Tenant defaults
with respect to any provisions of this Lease (beyond any applicable notice and cure period), including, but not limited to, the provisions relating to the payment of Rent, Landlord may, but shall not be required to, use, apply or retain all or any
part of the Security Deposit for the payment of any Rent or any other sum in default, or for the payment of any amount that Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other
loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, within ten (10) business days after written demand therefor, deposit cash with Landlord in
an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a default under this Lease. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it,
the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within thirty (30) days following the expiration of the Lease Term. Tenant shall
not be entitled to any interest on the Security Deposit. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any successor statute. 
 ARTICLE 22 
 COMPLIANCE WITH LAW 

Tenant shall not do anything or suffer anything to be done in or about the Premises which will in any way conflict with any applicable
law, statute, ordinance or other governmental rule, regulation or 

  
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requirement now in force or which may hereafter be enacted or promulgated (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply
with any Applicable Laws related to (i) Tenant’s use of the Premises, (ii) any Alterations made by Tenant to the Premises, and any Tenant Improvements in the Premises, or (iii) the Building, but as to the Building, only to the
extent such obligations are triggered by Alterations made by Tenant to the Premises or Tenant’s manner of use of the Premises. Should any standard or regulation now or hereafter be imposed on Tenant by a state, federal or local governmental
body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or
regulations and to cooperate with Landlord, including, without limitation, by taking such actions as Landlord may reasonably require, in Landlord’s efforts to comply with such standards or regulations. Tenant shall be responsible, at its sole
cost and expense, to make all alterations to the Premises as are required to comply with the governmental rules, regulations, requirements or standards described in this Article 22, except for those alterations that are Landlord’s
responsibility under the terms of this Lease, including without limitation the Tenant Improvements to be performed by Landlord under the Tenant Work Letter. The judgment of any court of competent jurisdiction or the admission of Tenant in any
judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Tenant shall promptly pay all fines, penalties and
damages that may arise out of or be imposed because of its failure to comply with the provisions of this Article 22. Landlord shall comply with all Applicable Laws relating to the Building, provided that compliance with such Applicable Laws
is not the responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and
materially affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees, or would otherwise materially and adversely affect Tenant’s use of or access to the Premises. Landlord shall be permitted
to include in Operating Expenses any costs or expenses incurred by Landlord under this Article 22 to the extent not prohibited by the terms of Section 4.2.5 above. 

ARTICLE 23 
 ENTRY BY LANDLORD 
 Landlord reserves the right at all reasonable
times and on not less than one (1) business days’ prior notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to (a) prospective purchasers, mortgagees,
ground or underlying lessors or insurers or (b) to prospective tenants during the last six (6) months of the Lease Term; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if
necessary to comply with current building codes or other applicable laws or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary; provided, that Landlord shall use
commercially reasonable efforts to enter the Premises only during Tenant’s normal business hours, and further provided, that Landlord shall use commercially reasonable efforts to perform any work under clause (iv) above during times other
than Tenant’s normal business hours. Notwithstanding anything to the contrary contained in this Article 22, Landlord may enter the Premises at any time, without notice to Tenant, to perform janitorial or other services required of
Landlord pursuant to this Lease. Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes; provided that in connection with any such entry
Landlord shall use commercially reasonable efforts to minimize any unreasonable interference with Tenant’s use and occupancy of the Premises. Tenant hereby waives any claims for damages or for any

  
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injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each
of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have
the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the
Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. 
 ARTICLE 24

 MISCELLANEOUS PROVISIONS 
 24.1 Terms; Captions. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require,
shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

24.2 Binding Effect. Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the
benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease. 

24.3 No Waiver. No waiver of any provision of this Lease shall be implied by any failure of a party to enforce any remedy on
account of the violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be in writing, and no express waiver shall affect any provision other than
the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of
Tenant’s right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice
or the commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 

24.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building require a modification
or modifications of this Lease, which modification or modifications will not cause an increased cost or expense to Tenant or in any other way adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees to
review and execute mutually agreed upon documents reasonably required therefor and deliver the same to Landlord within ten (10) days following the request therefor. Should Landlord or any such current or prospective mortgagee or ground lessor
require execution of a short form of Lease for recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant agrees to execute such short form of Lease and to deliver the
same to Landlord within ten (10) days following the request therefor. Landlord shall reimburse Tenant for the cost of Tenant’s reasonable attorney’s fees related to this Section 24.4 (not to exceed $1,500). 

24.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Real Property and Building and in this Lease, and Tenant 

  
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agrees that in the event of any such transfer and such transferee’s assumption, in writing, of Landlord’s obligations under this Lease, Landlord shall automatically be released from all
liability under this Lease for the period occurring after such assignment and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after the date of transfer provided that such obligations and
the Security Deposit are expressly assumed by the transferee. The liability of any transferee of Landlord shall be limited to the interest of such transferee in the Real Property and Building (including, without limitation, all rents and profits
therefrom) and such transferee shall be without personal liability under this Lease, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. Tenant further
acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to
Landlord for the performance of its obligations hereunder. 
 24.6 Prohibition Against Recording. Except as provided in
Section 24.4 of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in
violation of this provision shall make this Lease null and void at Landlord’s election. 
 24.7 Landlord’s Title;
Air Rights. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. No rights to any view or to light or
air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. 
 24.8
Tenant’s Signs. Tenant shall be entitled, at Landlord’s cost and expense, to one (1) identification sign outside of the Premises on the floor on which the Premises are located, and the same lobby signage which other tenants of
the Building enjoy (if Premises are located on a multi-tenanted floor). The location, quality, design, style, lighting and size of such sign shall be consistent with the Landlord’s Building standard signage program and shall be subject to
Landlord’s prior written approval, in its reasonable discretion. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of such signage and the repair of all damage
to the Building caused by such removal. Except for such identification sign, Tenant may not install any signs on the exterior or roof of the Building or the common areas of the Building or the Real Property. Any signs, window coverings, or blinds
(even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or Building are subject to the prior approval of Landlord, in its sole and absolute discretion.

 24.9 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by
any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the
parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 
 24.10 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant’s designation of such payments, to satisfy any
obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 
 24.11 Time of
Essence. Time is of the essence of this Lease and each of its provisions. 
 24.12 Partial Invalidity. If any term,
provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision 

  
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or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and
condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 
 24.13 No
Warranty. In executing and delivering this Lease, Tenant has not relied on any representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional
Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the Exhibits
attached hereto. 
 24.14 Landlord Exculpation. It is expressly understood and agreed that notwithstanding anything in
this Lease to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord and the Landlord Parties hereunder (including any successor landlord) and any recourse by Tenant against Landlord or the Landlord Parties
shall be limited solely and exclusively to an amount which is equal to the interest of Landlord in the Building, and neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and
releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for any
indirect or consequential damages or any injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of
use, in each case, however occurring. 
 24.15 Entire Agreement. It is understood and acknowledged that there are no oral
agreements between the parties hereto affecting this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord
to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. This Lease and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of
even date herewith contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties
hereto and their representatives and agents, and none of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. All negotiations and oral agreements
acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based totally upon the representations and agreements
contained in this Lease. 
 24.16 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in
the Building as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of
tenants shall, during the Lease Term, occupy any space in the Building. 
 24.17 Force Majeure. Any prevention, delay or
stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the
reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, the “Force Majeure”),
notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a

  
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time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 

24.18 Waiver of Redemption by Tenant. Tenant hereby waives for Tenant and for all those claiming under Tenant all right now or
hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

24.19 Notices. All notices, demands, statements or communications (collectively, “Notices”) given or
required to be given by either party to the other hereunder shall be in writing, shall be sent by (i) United States certified or registered mail, postage prepaid, return receipt requested (“Mail”), (ii) Federal Express or
other nationally recognized overnight courier (“Overnight Courier”), or (iii) delivered personally (a) to Tenant at the appropriate address set forth in Section 5 of the Summary, or to such other place as Tenant may
from time to time designate in a Notice to Landlord; or (b) to Landlord at the addresses of Landlord’s agent set forth in Section 3 of the Summary, or to such other firm or to such other place as Landlord may from time to time
designate in a Notice to Tenant. Any Notice by Mail will be deemed given on the date which is three (3) days following the date it is mailed as provided in this Section 24.19, or for Overnight Courier the date which is one
(1) business day following the date it is deposited with such Overnight Courier or upon the date personal delivery is made. If Tenant is notified in writing of the identity and address of Landlord’s mortgagee or ground or underlying
lessor, Tenant shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or ground or underlying lessor shall be given a
reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. 
 24.20 Joint
and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several. 
 24.21 Authority. If Tenant is a corporation or partnership, each individual executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity
qualified to do business in the state in which the Building is located and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is authorized to do so. If Landlord is a
corporation or partnership, each individual executing this Lease on behalf of Landlord hereby represents and warrants that Landlord is a duly formed and existing entity qualified to do business in the state in which the Building is located and that
Landlord has full right and authority to execute and deliver this Lease and that each person signing on behalf of Landlord is authorized to do so. 
 24.22 Jury Trial; Attorneys’ Fees. IF EITHER PARTY COMMENCES LITIGATION AGAINST THE OTHER FOR THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR DAMAGES FOR THE BREACH HEREOF OR OTHERWISE FOR
ENFORCEMENT OF ANY REMEDY HEREUNDER, THE PARTIES HERETO AGREE TO AND HEREBY DO WAIVE ANY RIGHT TO A TRIAL BY JURY. In the event of any such commencement of litigation, the prevailing party shall be entitled to recover from the other party such costs
and reasonable attorneys’ fees as may have been incurred, including any and all costs incurred in enforcing, perfecting and executing such judgment. 
 24.23 Governing Law. This Lease shall be construed and enforced in accordance with the laws of the state in which the Building is located. 

  
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 24.24 Submission of Lease. Submission of this instrument for examination or signature
by Tenant does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

24.25 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (the “Brokers”), and that they know of no other real estate broker or
agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and
costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker
or agent other than the Brokers. 
 24.26 Independent Covenants. This Lease shall be construed as though the covenants
herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be
entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord; provided, however, that the foregoing shall in no way impair the right of Tenant to
commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and any holder of a mortgage or deed of trust covering the Building, Real Property or any portion
thereof, of whose address Tenant has theretofore been notified, and an opportunity is granted to Landlord and such holder to correct such violations as provided above. 
 24.27 Building Name and Signage; Flagpole. 
 24.27.1 Landlord shall have
the right at any time to change the name of the Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the
name of the Building or use pictures or illustrations of the Building in advertising or other publicity, without the prior written consent of Landlord. 
 24.27.2 Tenant shall have the exclusive right to use the flag pole at the Building (the “Building Flagpole”) so long as Tenant is not in default under this Lease beyond any
applicable notice and cure period, provided, that Tenant shall comply with all applicable laws and regulations and all covenants, conditions, and restrictions affecting the Building. Tenant shall not fly any flag on the Building Flagpole without
obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall, at Tenant’s sole cost and expense, keep the Building Flagpole, and any flag flown on the Building Flagpole,
in good order, repair, and condition at all times during the Lease Term. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building and against injury to any persons caused by
Tenant’s actions pursuant to this Section 24.27.2. 
 24.28 Building Directory. Tenant shall be entitled
to one (1) line on the Building directory to display Tenant’s name and location in the Building. 
 24.29
Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential
information to any person or entity other than 

  
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Tenant’s financial, legal, and space planning consultants, and prospective transferees or otherwise as reasonably necessary for Tenant’s legitimate business purposes. 

24.30 Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the
same document. Both counterparts shall be construed together and shall constitute a single lease. 
 24.31 Landlord
Renovations. It is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, Real Property, or any part thereof and that no
representations or warranties respecting the condition of the Premises, the Building or the Real Property have been made by Landlord to Tenant, except as specifically set forth in this Lease. However, Tenant acknowledges that Landlord may from time
to time, at Landlord’s sole option, renovate, improve, alter, or modify (collectively, the “Renovations”) the Building, Premises, and/or Real Property, common areas, systems and equipment, roof, and structural portions of the
same, which Renovations may include, without limitation, (i) modifying the common areas and tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically disabled, seismic conditions, and
building safety and security, (ii) renovating or rebuilding all or any portion of the Building or Real Property, and (iii) installing new carpeting, lighting, finishes, lobby or wall coverings in the Building common areas, and in
connection with such Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, demolish all or portions of the Building, limit or eliminate access to portions of the Real Property, including
portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with such Renovations shall in no
way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall use commercially reasonable efforts to ensure that any such Renovations do not materially interfere with Tenant’s use and occupancy of
the Premises and shall use commercially reasonable efforts to perform any work that would interfere with Tenant’s business during times other than Tenant’s normal business hours. Landlord shall have no responsibility or for any reason be
liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of
the Premises or of Tenant’s personal property or improvements resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s
actions in connection with such Renovations. 
 24.32 Asbestos Disclosures. Landlord has advised Tenant that there is
asbestos-containing material (“ACM”) in the Building. Attached hereto as Exhibit H is a disclosure statement regarding ACM in the Building. Tenant acknowledges that such notice complies with the requirements of
Section 25915 et seq. and Section 25359.7 of the California Health and Safety Code. 
 [REMAINDER OF PAGE INTENTIONALLY
LEFT BLANK.] 
 [SIGNATURE PAGE FOLLOWS.] 

  
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 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first above
written. 
  

					
	 “Landlord”:

	
	 706 MISSION STREET CO LLC,

a Delaware limited liability company

		
	 By:
	 	 /s/ Sean M. Jeffries

		 	Name: Sean M. Jeffries
		 	Title: Vice President
	
	 “Tenant”:

	
	 YELP, INC.,

a Delaware corporation

		
	 By:
	 	 /s/ Jeremy Stoppelman

			
		 	Name:	 	 Jeremy Stoppelman

			
		 	Its:	 	 CEO

		
	 By:
	 	  

		
		 	Name:                          
                                         
               
		
		 	Its:                          
                                         
                     

  
 -47-

 EXHIBIT A 

INTENTIONALLY OMITTED 

 EXHIBIT B-1 

OUTLINE OF FLOOR PLAN OF EXISTING PREMISES 
 The floor plan which follows is intended solely to identify the general location of the Premises, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any
physical conditions indicated may not exist as shown. 
 EXHIBIT A 

OUTLINE OF FLOOR PLAN OF PREMISES 
 

 
 EXHIBIT A 
 -1- 

 EXHIBIT B-2 

OUTLINE OF FLOOR PLAN OF EXPANSION PREMISES 
 The floor plan which follows is intended solely to identify the general location of the Expansion Premises, and should not be used for any other purpose. All areas, dimensions and locations are
approximate, and any physical conditions indicated may not exist as shown. 
 EXHIBIT A 

OUTLINE OF FLOOR PLAN OF PREMISES 
 

 
 EXHIBIT A 
 -1- 

 EXHIBIT C-1 

TENANT WORK LETTER 
 This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the tenant improvements in Premises. This Tenant Work Letter is essentially organized chronologically and
addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the actual construction of the Premises. All references in this Tenant Work Letter to Articles or Sections of “this Lease” shall mean
the relevant portion of Articles 1 through 24 of the Amended and Restated Office Lease to which this Tenant Work Letter is attached as Exhibit B-l and of which this Tenant Work Letter forms a part, and all references in this Tenant Work
Letter to Sections of “this Tenant Work Letter” shall mean the relevant portion of Sections 1 through 8 of this Tenant Work Letter. 
 SECTION 1 
 LANDLORD WORK 

1.1 Landlord Work. Landlord shall cause the construction or installation of the items set forth on Schedule I attached
hereto (collectively, the “Landlord Work”). Tenant may not change or alter the Landlord Work, except as set forth in Section 3 below. Landlord shall perform the Landlord Work using Building standard methods and materials
and using contractors, subcontractors, laborers, materialmen and suppliers selected by Landlord in its sole and absolute discretion; provided, however, that, in no event shall Landlord be liable for any delay in the performance or completion of any
Landlord Work as a direct, indirect, partial or total result of any event(s) of force majeure or any action or inaction of Tenant, its agents or employees, or any other tenant or occupant of the Building. Any improvements, alterations, additions or
changes to the Existing Premises other than the Landlord Work shall be performed in accordance with the terms and conditions of Article 8 of the Original Lease. 
 1.2 Performance of Landlord Work. Tenant hereby acknowledges and agrees that, notwithstanding Tenant’s occupancy of the Premises during the performance of the Landlord Work by Landlord,
Landlord shall be permitted to perform the Landlord Work while Tenant is in occupancy of the Premises and during normal business hours, without any obligation to pay overtime or other premiums. Tenant agrees to cooperate with Landlord’s
performance of the Landlord Work, including permitting access by construction personnel in and about the Premises, boxing and relocating Tenant’s personal property, relocating Tenant’s furniture, fixtures and equipment and relocating
Tenant’s personnel. Any costs to Landlord resulting from the failure by Tenant to cooperate with Landlord in the performance of the Landlord Work shall be reimbursed by Tenant immediately upon demand. Tenant hereby acknowledges and agrees that
the performance of the Landlord Work may create noise and dust and leave debris in and/or about the Premises and may be otherwise disruptive to Tenant’s business operations. Tenant hereby agrees that the performance of the Landlord Work and
Landlord’s actions in connection therewith shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Base Rent or any additional rent. Tenant’s obligations with respect to the Premises shall be
unaffected by Landlord’s performance of the Landlord Work, and Tenant shall continue to make all payments of Base Rent and Additional Rent in accordance with the terms of this Lease during the performance of the Landlord Work. Landlord shall
have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the performance of the Landlord Work, nor shall Tenant be entitled to any compensation or
damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from the performance of the Landlord Work or Landlord’s actions in connection therewith, or for
any inconvenience or annoyance occasioned by the performance of the Landlord Work or Landlord’s actions 

 
in connection therewith. Tenant hereby designates Vlado Herman as its authorized agent for the purposes of consulting with Landlord as to any and all aspects of Landlord’s Work. 

SECTION 2 

CONSTRUCTION DRAWINGS FOR THE EXPANSION PREMISES 

Landlord and Tenant have approved (i) that certain design narrative for the Expansion Premises in the form
attached hereto as Schedule II (the “Design Narrative”) and (ii) those certain Test Fit Plans prepared by Gensler on October 26, 2009, a copy of which is attached hereto as Schedule III (the “Test Fit
Plans,” and together with the Design Narrative, the “Approved Working Drawings”). Landlord shall construct the improvements in the 9th Floor Expansion Premises (the “9th Floor Tenant Improvements”) and in the 10th Floor Expansion Premises (the “10th Floor Tenant Improvements”) pursuant to the Approved Working Drawings. The 9th Floor Tenant Improvements and the 10th Floor Tenant Improvements are sometimes referred to herein collectively as the “Expansion Premises Tenant Improvements.” Tenant shall make no changes or modifications to the Approved
Working Drawings, without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion if such change or modification would directly or indirectly delay the “Substantial Completion,” as
that term is defined in Section 6.1 of this Tenant Work Letter, of the 9th Floor Expansion Premises and/or of the 10th Floor Expansion Premises, or increase the cost of designing or constructing the 9th Floor Tenant Improvements and/or the 10th Floor Tenant Improvements. 
 SECTION 3 
 TENANT IMPROVEMENTS 

3.1 Landlord and Tenant agree that the total cost of designing and constructing the Expansion Premises Tenant Improvements and the
Landlord Work (collectively, the “Tenant Improvements”) is estimated to be Six Hundred Thousand and No/100 ($600,000.00). In the event that Landlord reasonably determines that the total cost of the Tenant Improvements will exceed
Six Hundred Thousand and No/100 ($600,000.00), Landlord and Tenant shall cooperate, using commercially reasonable good faith efforts, to make reasonable changes to the Approved Working Drawings to effectuate cost savings; provided, that Tenant shall
not be obligated to agree to any such changes that unreasonably or materially change the overall nature or quality of the Tenant Improvements, and further provided, that no such changes shall be considered "revisions, changes, or substitutions" for
purposes of Section 3.2 below. 
 3.2 In the event that after Tenant’s execution of this Lease, any revisions,
changes, or substitutions shall be made at the behest of Tenant to (i) the Design Narrative, (ii) the Test Fit Plans, or (iii) the Tenant Improvements, then, except as set forth in Section 3.1 above, any additional costs
which arise in connection with such revisions, changes or substitutions shall be paid by Tenant to Landlord immediately upon Landlord’s request. 
 3.3 Notwithstanding anything contained herein to the contrary, Landlord shall, at Landlord’s sole cost and expense, perform such work in the Expansion Premises as necessary (as determined by
Landlord) to comply with Applicable Laws (to the extent required to obtain a certificate of occupancy or its legal equivalent for the Expansion Premises) in connection with the construction of the Expansion Floor Tenant Improvements as set forth in
the Approved Working Drawings, or as may be required to comply with Applicable Laws (to the extent required to maintain a certificate of occupancy or its legal equivalent for the Expansion Premises) during the term of this Lease, as the same may be
extended, 

  
 -2-

 
provided that such requirement to comply with Applicable Laws was not triggered by Tenant, which work shall relate solely to: 

a. Restrooms, 
 b. Telecommunications Closets; 
 c. Sprinkler System; 

d. Fire protection panels, alarm and communication systems; 

e. Life safety and/or life support systems (including the connection of such systems 

to the Building main system, as applicable; and 

f. Elevators. 
 Landlord shall perform the work set forth in this Section 3.3 using Building standard methods and materials and using contractors, subcontractors, laborers, materialmen and suppliers selected
by Landlord in its sole and absolute discretion; provided, however, that, in no event shall Landlord be liable for any delay in the performance or completion of any such work as a direct, indirect, partial or total result of any event(s) of force
majeure or any action or inaction of Tenant, its agents or employees, or any other tenant or occupant of the Building. 

Notwithstanding the foregoing, Tenant shall take the foregoing items (a) through (f) in their existing “as is”
condition, except as modified pursuant to this Section 3.3. 
 SECTION 4 

CONTRACTOR’S WARRANTIES AND GUARANTIES 
 Landlord hereby assigns to Tenant all warranties and guaranties by the contractor who constructs the Expansion Premises Tenant Improvements (the “Contractor”) relating to the Expansion
Premises Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Expansion Premises Tenant Improvements. 

SECTION 5 

TENANT’S COVENANTS 
 Tenant hereby indemnifies Landlord for any loss, claims, damages or delays arising from the actions of Tenant’s space planner/architect in the Expansion Premises or in the Building. 

SECTION 6 
 COMPLETION OF THE 9TH FLOOR TENANT IMPROVEMENTS; 
 9TH FLOOR EXPANSION COMMENCEMENT DATE 

6.1 Ready for Occupancy. The 9th Floor Expansion Premises shall be deemed “Ready for Occupancy” upon the Substantial Completion of the
9th Floor Expansion Premises. For purposes of this Lease,
“Substantial Completion” of the 9th Floor
Expansion Premises shall occur upon the completion of 

  
 -3-

 
construction of the Tenant Improvements in the 9th Floor Expansion Premises pursuant to the Approved Working Drawings (as reasonably determined by Landlord), with the exception of any punch list items, and any Tenant fixtures, telephones and computers
and any cabling related thereto, photocopy machines, work-stations (including any related fixture and/or equipment electrification), built-in furniture, systems (including security and other Tenant systems) or equipment (including any related
electrification) to be installed by Tenant or under the supervision of Contractor. 
 6.2 Delay of the
Substantial Completion of the 9th Floor Expansion
Premises. Except as provided in this Section 6.2, the 9th Floor Expansion Commencement Date shall occur as set forth in this Lease and Section 6.1, above. If there
shall be a delay or there are delays in the Substantial Completion of the 9th Floor Expansion Premises as a direct, indirect, partial, or total result of: 
 6.2.1 Tenant’s failure to approve within three (3) business days any matter requiring Tenant’s approval (and Tenant’s failure to approve within such three (3) day period shall be
deemed approval); 
 6.2.2 A breach by Tenant of the terms of this Tenant Work Letter or this Lease (provided that such a breach
shall not constitute a default under this Lease until the expiration of any applicable notice and cure period); 
 6.2.3
Tenant’s request for changes in any of the Approved Working Drawings or the Tenant Improvements; 
 6.2.4 Tenant’s
requirement for materials, components, finishes or improvements which are not available in a commercially reasonable time, or which are different from, or not included in, Landlord’s standard improvement package items for the Building; or

 6.2.5 Any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in this Lease, including this Tenant Work Letter, and regardless of the
actual date of the Substantial Completion of the 9th Floor
Expansion Premises, the date of Substantial Completion of the 9th Floor Expansion Premises shall be deemed to be the date the Substantial Completion of the 9th Floor Expansion Premises would have occurred if no Tenant delay or delays, as set forth above, had occurred.

 SECTION 7 
 COMPLETION OF THE 10TH FLOOR TENANT IMPROVEMENTS; 
 10TH FLOOR EXPANSION COMMENCEMENT DATE 

7.1 Ready for Occupancy. The 10th Floor Expansion Premises shall be deemed “Ready for Occupancy” upon the Substantial
Completion of the 10th Floor Expansion Premises. For
purposes of this Lease, “Substantial Completion” of the 10th Floor Expansion Premises shall occur upon the completion of construction of the Tenant Improvements in the 10th Floor Expansion Premises pursuant to the Approved Working Drawings (as reasonably determined by Landlord), with the
exception of any punch list items, and any Tenant fixtures, telephones and computers and any cabling related thereto, photocopy machines, work-stations (including any related fixture and/or equipment electrification), built-in furniture, systems
(including security and other Tenant systems) or equipment (including any related electrification) to be installed by Tenant or under the supervision of Contractor. 

  
 -4-

 7.2 Delay of the Substantial Completion of the 10th Floor Expansion Premises. Except as provided in this Section 7.2, the 10th Floor Expansion Commencement Date shall occur as set forth in this Lease and Section 7.1, above. If there shall be a delay or there are delays in the Substantial Completion of the
10th Floor Expansion Premises as a direct, indirect,
partial, or total result of: 
 7.2.1 Tenant’s failure to approve within three (3) business days any matter
requiring Tenant’s approval (and Tenant’s failure to approve within such three (3) day period shall be deemed approval); 
 7.2.2 A breach by Tenant of the terms of this Tenant Work Letter or this Lease (provided that such a breach shall not constitute a default under this Lease until the expiration of any applicable notice
and cure period); 
 7.2.3 Tenant’s request for changes in any of the Approved Working Drawings or the Tenant Improvements;

 7.2.4 Tenant’s requirement for materials, components, finishes or improvements which are not available in a commercially
reasonable time, or which are different from, or not included in, Landlord’s standard improvement package items for the Building; or 
 7.2.5 Any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in this Lease, including this Tenant Work Letter, and regardless of the
actual date of the Substantial Completion of the 10th
Floor Expansion Premises, the date of Substantial Completion of the 10th Floor Expansion Premises shall be deemed to be the date the Substantial Completion of the 10th Floor Expansion Premises would have occurred if no Tenant delay or delays, as set forth above, had occurred.

 SECTION 8 
 MISCELLANEOUS 
 8.1 Tenant’s Entry Into the
Expansion Premises Prior to Substantial Completion. Provided that Tenant and its agents do not interfere with Contractor’s work in the Building and the Expansion Premises, Contractor shall allow Tenant access to the Expansion Premises prior
to the Substantial Completion of the 9th Floor Expansion
Premises and of the 10th Floor Expansion Premises for the
purpose of Tenant installing overstandard equipment or fixtures (including Tenant’s data and telephone equipment) in the Expansion Premises. Prior to Tenant’s entry into the Expansion Premises as permitted by the terms of this
Section 8.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect and
defend Landlord against any loss or damage to the Building or Expansion Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 8.1. 

8.2 Freight Elevators. Landlord shall, consistent with its obligations to other tenants of the Building, make the freight elevator
reasonably available to Tenant in connection with initial decorating, furnishing and moving into the Expansion Premises. 
 8.3
Tenant’s Representative. Tenant has designated Vlado Herman as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Landlord,

  
 -5-

 
shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 
 8.4 Landlord’s Representative. Landlord has designated Joe Walsh as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to
Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

8.5 Time of the Essence. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to
calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the stated time period, at Landlord’s sole option, at the end of such period
the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence. 
 8.7 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default, beyond any applicable notice and cure period, as described in this
Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of both the 9th Floor Expansion Premises and the 10th Floor Expansion Premises, then (i) in addition to all other rights and remedies granted to Landlord pursuant to
this Lease, Landlord shall have the right to cause Contractor to cease the construction of the Expansion Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Expansion Premises caused by such work
stoppage as set forth in Section 6 and Section 7 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is
cured pursuant to the terms of this Lease. 
 8.8 Cooperation by Tenant. Tenant acknowledges that the timing of the
completion of the Tenant Improvements is of the utmost importance to Landlord. Accordingly, Tenant hereby agrees to fully and diligently cooperate with all reasonable requests by Landlord in connection with or related to the design and construction
of the Tenant Improvements, and in connection therewith, shall respond to Landlord’s requests for information and/or approvals, except as specifically set forth herein to the contrary, within four (4) business days following request by
Landlord. 

  
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 Schedule I 

Landlord Work 
 7th Floor
Premises: 
  

	 	1.	 Landlord shall remove existing carpet and then install, via direct glue to floor slab, new carpet tile CP1 and CP2 within the interior of the 7th Floor Premises as indicated on the Test Fit Plans. Maximum $35/sqyd
carpet tile material and installation shall include, but not limited to, cost of materials (carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of the carpet
tile system. 

  

	 	2.	Landlord shall remove existing wall base and then install new 4" or 6" rubber top set base, via direct glue to existing walls, (Burke 1/8' Thick Standard Colors or
equal) to either closely match or cover the height of the removed base. 

  

	 	3.	 Landlord shall paint the existing partitions Paint Color P1 (TBD by Tenant) and existing trim Paint Color P2 (TBD by Tenant) within the interior of the
7th Floor Premises as indicated on the Test Fit Plans.
Paint coats to include one (1) prime paint coat tinted with final paint color, and one (1) coat of paint color. 

  

	 	4.	Landlord has not included Floor Core for Power/Data to be Hardwired to Furniture Panel Spine nor Power/Data at Column to feed furniture panel spine as indicated on the
Test Fit Plans. Tenant is considering the option of adding to base scope as an Add Alternative. 

  

	 	5.	 Tenant shall be responsible prior to the commencement date of construction activities for the move-out of all of Tenants furniture, belongings, trash,
etc from the 7th Floor Premises, or Tenant will be
responsible for any delay in the commencement date of construction, which could include but not limited to, delay in premises turn-over date, extended construction costs, costs to perform move-out/clean-up, etc. 

 

	 	6.	Tenant shall be responsible for moving, storage, purchase, and set-up, etc. of all Tenant’s new and existing movable furniture and equipment.

  

	 	7.	Landlord considers items not specifically listed and/or addressed above to remain in its existing condition, unless modifications are required by code. If the Tenant
chooses to make change(s) to the existing condition(s), the item(s) will be considered an Add Alternative(s) to the base scope of work and the associated cost of the work, once approved by the Tenant, will be the responsibility of the Tenant.

  

	 	8.	 Landlord will not be held responsible for any code violations associated will Tenants prior 7th Floor Premises improvement, and it will be the Tenants responsibility to correct any code violations.

  

	 	9.	Landlord shall remove all outdated, non-functional and non-essential HVAC control components and install new controls that will integrate with existing HVAC equipment
(Boiler, cooling tower, pumps, pneumatic air station, exhaust fan, air handlers, economizer, VAV boxes, etc) and other remaining control elements, and install a control network to control the system based on load demands to make the HVAC system run
more efficient. 

 8th Floor Premises: 
  

	 	1.	 Landlord shall remove existing top layer of carpet and then install new broadloom carpet CP1 and CP2 over existing carpet within the interior of the
8th Floor Premises as indicated on the Test Fit Plans.
Maximum $35/sqyd carpet tile material and installation shall include, but not limited to, cost of materials (Carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, equipment, installation, etc associated with the
complete installation of the carpet tile system. 

  

	 	2.	Landlord shall remove existing wall base and then install new 4" or 6" rubber top set base, via direct glue to existing walls, (Burke 1/8' Thick Standard Colors or
equal) to either closely match or cover the height of the removed base. 

  

	 	3.	 Landlord shall paint the existing partitions Paint Color PI (TBD by Tenant) and existing trim Paint Color P2 (TBD by Tenant) within the interior of the
8th Floor Premises as indicated on the Test Fit Plans.
Paint coats to include one (1) prime paint coat tinted with final paint color, and one (1) coat of paint color. 

  

	 	4.	Landlord has not included Floor Core for Power/Data to be Hardwired to Furniture Panel Spine nor Power/Data at Column to feed furniture panel spine as indicated on the
Test Fit Plans. Tenant is considering the option of adding to base scope as an Add Alternative. 

  

	 	5.	 Tenant shall be responsible prior to the commencement date of construction activities for the move-out of all of Tenants furniture, belongings, trash,
etc from the 8th Floor Premises, or Tenant will be
responsible for any delay in the commencement date of construction, which could include but not limited to, delay in premises turn-over date, extended construction costs, costs to perform move-out/clean-up, etc. 

 

	 	6.	Tenant shall be responsible for moving, storage, purchase, and set-up, etc. of all Tenant’s new and existing movable furniture and equipment.

  

	 	7.	Landlord considers items not specifically listed and/or addressed above to remain in its existing condition, unless modifications are required by code. If the Tenant
chooses to make change(s) to the existing condition(s), the item(s) will be considered an Add Alternative(s) to the base scope of work and the associated cost of the work, once approved by the Tenant, will be the responsibility of the Tenant.

  

	 	8.	 Landlord will not be held responsible for any code violations associated will Tenants prior 8th Floor Premises improvement, and it will be the Tenants responsibility to correct any code violations.

  

	 	9.	Landlord shall remove all outdated, non-functional and non-essential HVAC control components and install new controls that will integrate with existing HVAC equipment
(Boiler, cooling tower, pumps, pneumatic air station, exhaust fan, air handlers, economizer, VAV boxes, etc) and other remaining control elements, and install a control network to control the system based on load demands to make the HVAC system run
more efficient. 

 Schedule II 

Design Narrative 
 9th Floor
Expansion Premises: 
  

	 	1.	 Landlord shall perform demolition within the interior of the 9th Floor Expansion Premises as indicated on the Test Fit Plans. 

 

	 	2.	 Landlord has not included the cost to remove display cases within the 9th Floor Expansion Premises as indicated on the Test Fit Plans. Tenant is considering the option of adding the
modification of the display cases to base scope as an Add Alternative. 

  

	 	3.	 Landlord shall install new metal stud and gypsum partition wall assemblies within the interior of the 9th Floor Expansion Premises to the underside of the existing suspended
ceiling system with level of finish and trim to closely match existing partitions that are remaining as indicated on the Test Fit Plans. New partition wall assemblies will not included any sound attenuating material and/or devices. Tenant is
considering the option of adding sound attenuating material and/or extending height of partitions to base scope as an Add Alternative. 

  

	 	4.	Landlord has not included cost to provide full height glazing in continuous aluminum metal surround at conference and phone rooms. Tenant is considering the option of
adding either half height or full height glazing at conference and phone rooms to base scope as an Add Alternative. 

  

	 	5.	Landlord shall maintain the existing suspended system in-place and will patch and repair the existing suspended system, as allowable by code, in the areas where the
Test Fit Plans call out for demolition, and installation of new partitions, etc. Patch and repair of existing suspended system will be completed using new suspended ceiling system that will closely match the existing. 

 

	 	6.	 Landlord shall install, via direct glue to floor slab, new carpet tile CP1 and CP2 within the interior of the 9th Floor Expansion Premises as indicated on the Test Fit Plans. Maximum
$35/sqyd carpet tile material and installation shall include, but not limited to, cost of materials (carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of
the carpet tile system. 

  

	 	7.	 Landlord has not included the cost to have the wood flooring stripped and refinished within the 9th Floor Expansion Premises as indicated on the Test Fit Plans. Tenant
is considering the option of adding to base scope as an Add Alternative. 

  

	 	8.	 Landlord shall install, via direct glue to treads and risers, new broadloom carpet “Yelp Red” CP4 at inter 9th and 10th floor stairway as indicated on the Test Fit Plans. Maximum $35/sqyd carpet tile material and installation shall
include, but not limited to, cost of materials (carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of the carpet tile system. 

	 	9.	 Landlord has not included the demolition of existing and installation of new Resilient Tile RF-1 Flooring in pantry area within the 9th Floor Expansion Premises as indicated on the Test Fit Plans. Tenant
is considering the option of adding to base scope as an Add Alternative. 

  

	 	10.	Landlord shall install new 4" or 6" rubber top set base, via direct glue to existing and new walls, (Burke 1/8' Thick Standard Colors or equal) to either closely match
or cover the height of the removed base. 

  

	 	11.	 Landlord shall paint existing and new partitions Paint Color P1 (TBD by Tenant) or Accent Paint Color P4 “Yelp Red” (TBD by Tenant) and at
existing and new trim Paint Color P2 (TBD by Tenant) within the interior of the 9th Floor Expansion Premises as indicated on the Test Fit Plans. P1 and P2 Paint coats to include one (1) prime paint coat tinted with final paint color, and one (1) coat of paint color, and Accent
Paint Color P4 Paint Coats to include to include one (1) prime paint coat tinted with final paint color, and two (2) coats of accent paint color. 

 

	 	12.	Landlord has not included any costs for work associated with exterior window glass (other than exterior window cleaning), exterior window frames and trim, and
exterior/interior window covering. Tenant is considering the option of adding window covering to base scope as an Add Alternative. 

  

	 	13.	Landlord shall, per the Test Fit Plans, remove, store, and reinstall existing doors, door frames, and door hardware, and supplement as necessary in order to make doors
operational and in good working order. 

  

	 	14.	 Landlord has not included any cost to have the existing pantry millwork countertop replaced will new Plastic Laminate countertop and all lower and
upper cabinet doors and other visible surfaces re-skinned within the 9th Floor Expansion Premises as indicated on the Test Fit Plans. Tenant is considering the option of adding work to base scope as an Add Alternative. 

 

	 	15.	Landlord shall reuse existing Fire Sprinkler System, as allowable by code. Fire Sprinkler heads will be relocated to provide coverage to the new floor layout, as
required by code. Existing and relocated fire sprinkler head will not align or be centered with other ceiling fixtures or systems i.e. smoke detectors, light fixtures, ceiling grids, etc. 

 

	 	16.	 Landlord has not included any cost for any plumbing work within the 9th Floor Expansion Premises, and all plumbing fixtures and trim are existing to remain. 

 

	 	17.	Landlord shall reuse and relocate existing HVAC duct and registers in areas limited to where ceilings and partitions are to be demolished and where new ceiling and
partitions are to be constructed per the Test Fit Plans. The HVAC existing ductwork and registers will be supplemented as required with new ductwork and registers to provide the necessary coverage to the aforementioned areas.

  

	 	18.	Landlord shall remove all outdated, non-functional and non-essential HVAC control components and install new controls that will integrate with existing HVAC equipment
(Boiler, cooling tower, pumps, pneumatic air station, exhaust fan, air handlers, economizer, VAV boxes, etc) and other remaining control elements, and install a control network to control the system based on load demands to make the HVAC system run
more efficient. 

  
 -2-

	 	19.	Landlord shall reuse existing T-bar ceiling 2'x4' T-8 florescent electronic ballast troffer lights and supplement with either other building owned lights or new lights
to closely match the aforementioned. New layout of lights to be limited to areas where ceilings and partitions are to be demolished and where new ceiling and partitions are to be constructed per the Test Fit Plans. Existing lights and new lighting
layout will not include alignment of other ceiling elements i.e. fire sprinklers, smoke detectors, etc. New lighting levels to match existing or per current State of California Energy Efficiency Standards for Non-Residential Buildings Title 24.

  

	 	20.	 Landlord shall reuse existing electrical system supplementing with new wiring in 9th Floor Expansion Premises as necessary to provide power to the
9th Floor Expansion Premises up to the existing available
amperage provided at 9th Floor subpanel. Electrical power
shall be to be provided to workstation groups, as shown on the Test Fit Plans, from either column and power pole feed whips, fed from the above ceiling space, that will need to be terminated to the Tenant furnished and installed electrified
furniture by a licensed and insured electrician secured by the Tenant. Up to the existing available amperage provided to the 9th Floor subpanel, One (1) 20A circuit will serve four (4) workstations, One to Two (1-2) 20A circuits per
small conference\Phone room and Three to Four (3-4) (20A) circuits per large conference room, and additional 20A circuits will be installed as required in the Test Fit Plans to service equipment called out to be installed. Areas that are not
identified to receive electrical power, the minimum code electrical power will be provided of office use. Electrical Outlets, Switches, Trim, etc will be existing or will be supplemented with new to closely match existing.

  

	 	21.	Landlord has not included costs for Floor Cores for Power/Data to be Hardwired to Furniture Panel Spine. Tenant is considering the option of adding Floor Cores to base
scope as an Add Alternative. 

  

	 	22.	Landlord shall reuse existing Fire Alarm System, as allowable by code. 

  

	 	23.	Landlord has not included any costs for work associated with telephone and data wiring. Tenant is considering the option of adding telephone and data wiring to base
scope as an Add Alternative. 

  

	 	24.	Landlord has not included any costs for work associated with the installation of a security system. 

 

	 	25.	Landlord has not included any costs for work associated with any bathroom upgrades. 

 

	 	26.	Landlord has not included any costs for work associated with any signage other then signage required by code i.e. exit, evacuation, restroom, etc.

  

	 	27.	Tenant shall be responsible for moving, storage, purchase, and set-up, etc. of all Tenant’s new and existing movable furniture and equipment.

  

	 	28.	Landlord considers items not specifically listed and/or addressed above to remain in its existing condition, unless modifications are required by code. If the Tenant
chooses to make change(s) to the existing condition(s), the item(s) will be considered an Add Alternative(s) to the base scope of work and the associated cost of the work, once approved by the Tenant, will be the responsibility of the Tenant.

  
 -3-

 10th Floor Expansion Premises: 

 

	 	1.	 Landlord shall perform demolition within the interior of the 10th Floor Expansion Premises as indicated on the Test Fit Plans. Landlord has not included cost to remove all acoustic
ceiling grid, ceiling tiles, and lighting, as these systems are figured in base scope of work of the 10th Floor Expansion Premises to be reused. 

  

	 	2.	 Landlord has not included the cost to perform any shower upgrades within the 10th Floor Expansion Premises as indicated on the Test Fit Plans. 

 

	 	3.	 Landlord shall install new metal stud and gypsum partition wall assemblies within the interior of the 10th Floor Expansion Premises to the underside of the existing suspended
ceiling system with level of finish and trim to closely match existing partitions that are remaining as indicated on the Test Fit Plans. New partition wall assemblies will not included any sound attenuating material and/or devices. Tenant is
considering the option of adding sound attenuating material and/or extending height of partitions to base scope as an Add Alternative. 

  

	 	4.	Landlord has not included cost to provide full height glazing in continuous aluminum metal surround at conference rooms and gym. Tenant is considering the option of
adding either half height or full height glazing at conference rooms and at gym to base scope as an Add Alternative. 

  

	 	5.	Landlord shall maintain the existing suspended system in-place and will patch and repair the existing suspended system, as allowable by code, in the areas where the
Test Fit Plans call out for demolition, and installation of new partitions, etc. Patch and repair of existing suspended system will be completed using new suspended ceiling system that will closely match the existing. 

 

	 	6.	 Landlord shall install, via direct glue to floor slab, new carpet tile CP1 and CP2 within the interior of the 10th Floor Expansion Premises as indicated on the Test Fit Plans. Maximum
$35/sqyd carpet tile material and installation shall include, but not limited to, cost of materials (carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of
the carpet tile system. 

  

	 	7.	 Landlord shall install new interlocking Gym Flooring Tile RF-2carpet tile within the interior of the 10th Floor Expansion Premises as indicated on the Test Fit Plans. Maximum
$5/sqyd gym flooring material (RB Rubber Products—RB Zip-Tile or equal) and installation shall include, but not limited to, cost of materials, handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of
the gym flooring system. 

  

	 	8.	 Landlord shall install, via direct glue to treads and risers, new broadloom carpet “Yelp Red” CP4 at inter 9th and 10th floor stairway as indicated on the Test Fit Plans. Maximum $35/sqyd carpet tile material and installation shall
include, but not limited to, cost of materials (carpet, glue, tack strips, thresholds, etc), handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of the carpet tile system. 

 

	 	9.	 Landlord shall install new Resilient Tile VCT “Vinyl Composition Tile” RF-1 within the interior of the 10th Floor Expansion Premises as indicated on the Test Fit Plans. Maximum
$5/sqyd gym flooring material (Armstrong 12"xl2" Standard Excelon or equal) and 

  
 -4-

	 	
installation shall include, but not limited to, cost of materials, handling, delivery, taxes, floor prep, installation, etc associated with the complete installation of the VCT tile flooring
system. 

  

	 	10.	 Landlord has not included the demolition of existing and installation of new Resilient Tile RF-1 Flooring in pantry area within the 10th Floor Expansion Premises as indicated on the Test Fit Plans.

  

	 	11.	Landlord shall install new 4” or 6” rubber top set base, via direct glue to existing and new walls, (Burke 1/8' Thick Standard Colors or equal) to either
closely match or cover the height of the removed base. 

  

	 	12.	 Landlord shall paint existing and new partitions Paint Color P1 (TBD by Tenant) or Accent Paint Color P4 “Yelp Red” (TBD by Tenant) and at
existing and new trim Paint Color P2 (TBD by Tenant) within the interior of the 9th Floor Expansion Premises as indicated on the Test Fit Plans. P1 and P2 Paint coats to include one (1) prime paint coat tinted with final paint color, and one (1) coat of paint color, and Accent
Paint Color P4 Paint Coats to include to include one (1) prime paint coat tinted with final paint color, and two (2) coats of accent paint color. 

 

	 	13.	Landlord has not included any costs for work associated with exterior window glass (other than exterior window cleaning), exterior window frames and trim, and
exterior/interior window covering. Tenant is considering the option of adding window covering to base scope as an Add Alternative. 

  

	 	14.	Landlord shall, per the Test Fit Plans, remove, store, and reinstall existing doors, door frames, and door hardware, and supplement as necessary in order to make doors
operational and in good working order. 

  

	 	15.	Landlord shall install new plastic laminate (Wilsonart Plastic Laminate or equal) upper cabinets (approx 30-inch height and 12-inch deep) with two (2) adjustable
shelves each, and lower bank of cabinets (ADA height and 24-inch deep) with one (1) adjustable shelve each, and a top row of drawers located above the cabinet doors and underneath a countertop with 4-inch backsplash. Casework will incorporate
Tenant furnished equipment. Tenant to furnish equipment technical specification sheets to Landlord no later than 15 calendar days after execution of the lease. Casework hardware will be wire pulls and standard non-soft close drawer sliders and
hinges. 

  

	 	16.	 Landlord has not included any costs for work associated with the island casework located between the new pantry and the vending/refrigerator area on
the 10th Floor Expansion Premises as Landlord assumed item
was movable furniture when base scope was priced. Tenant is considering the option of adding island casework to base scope as an Add Alternative. 

  

	 	17.	 Landlord has not included any cost to have the existing pantry millwork countertop replaced will new Plastic Laminate countertop and all lower and
upper cabinet doors and other visible surfaces re-skinned within the 10th Floor Expansion Premises as indicated on the Test Fit Plans. Tenant is considering the option of adding work to base scope as an Add Alternative. 

  
 -5-

	 	18.	Landlord shall reuse existing Fire Sprinkler System, as allowable by code. Fire Sprinkler heads will be relocated to provide coverage to the new floor layout, as
required by code. Existing and relocated fire sprinkler head will not align or be centered with other ceiling fixtures or systems i.e. smoke detectors, light fixtures, ceiling grids, etc. 

 

	 	19.	 Landlord shall provide plumbing for pantry One (1) sink (Elkay Standard Stainless Steel Top Mount Single Bowl (Approx Overall Size 24"wide
x22"deep or equal), One (1) faucet (American Standard Cadet Single Handle Faucet or equal), One (1) disposer (Insinkerator
 1/2 HP Badger 5 or equal), One (1) instahot
cold(temperate)/hot water dispenser with filter (Insinkerator Instatahot Involve HC-Wave water dispenser or equal), One (1) dishwasher (furnished by Tenant) and Two (2) ice-makers (furnished by Tenant) as indicated on the Test Fit Plans
within the 10th Floor Expansion Premises.

  

	 	20.	Landlord shall reuse and relocate existing HVAC duct and registers in areas limited to where ceilings and partitions are to be demolished and where new ceiling and
partitions are to be constructed per the Test Fit Plans. The HVAC existing ductwork and registers will be supplemented as required with new ductwork and registers to provide the necessary coverage to the aforementioned areas.

  

	 	21.	Landlord shall remove all outdated, non-functional and non-essential HVAC control components and install new controls that will integrate with existing HVAC equipment
(Boiler, cooling tower, pumps, pneumatic air station, exhaust fan, air handlers, economizer, VAV boxes, etc) and other remaining control elements, and install a control network to control the system based on load demands to make the HVAC system run
more efficient. 

  

	 	22.	Landlord shall reuse existing T-bar ceiling 2'x4' T-8 florescent electronic ballast troffer lights and supplement with either other building owned lights or new lights
to closely match the aforementioned. New layout of lights to be limited to areas where ceilings and partitions are to be demolished and where new ceiling and partitions are to be constructed per the Test Fit Plans. Existing lights and new lighting
layout will not include alignment of other ceiling elements i.e. fire sprinklers, smoke detectors, etc. New lighting levels to match existing or per current State of California Energy Efficiency Standards for Non-Residential Buildings Title 24.

  

	 	23.	 Landlord shall reuse existing electrical system supplementing with new wiring in 10th Floor Expansion Premises as necessary to provide power to the 10th Floor Expansion Premises up to the existing available amperage
provided at 10th Floor subpanel. Electrical power shall be
to be provided up to the existing available amperage provided to the 10th Floor subpanel One to Two (1-2) 20A circuits per small conference rooms, Three to Four (3-4) (20A) circuits per large conference room, and additional 20A circuits will be installed as required in
the Test Fit Plans to service equipment called out to be installed, including GFCI protected outlets in the new pantry area. Areas that are not identified to receive electrical power, the minimum code electrical power will be provided of office use.
Electrical Outlets, Switches, Trim, etc will be existing or will be supplemented with new to closely match existing. 

  

	 	24.	Landlord has not included costs for Floor Cores for Power/Data to be Hardwired to Furniture Panel Spine. Tenant is considering the option of adding Floor Cores to base
scope as an Add Alternative. 

  

	 	25.	Landlord shall reuse existing Fire Alarm System, as allowable by code. 

  
 -6-

	 	26.	Landlord has not included any costs for work associated with telephone and data wiring. Tenant is considering the option of adding telephone and data wiring to base
scope as an Add Alternative. 

  

	 	27.	Landlord has not included any costs for work associated with the installation of a security system. 

 

	 	28.	Landlord has not included any costs for work associated with any bathroom upgrades. 

 

	 	29.	Landlord has not included any costs for work associated with any signage other then signage required by code i.e. exit, evacuation, restroom, etc.

  

	 	30.	Tenant shall be responsible for moving, storage, purchase, and set-up, etc. of all Tenant’s new and existing movable furniture and equipment.

  

	 	31.	Landlord considers items not specifically listed and/or addressed above to remain in its existing condition, unless modifications are required by code. If the Tenant
chooses to make change(s) to the existing condition(s), the item(s) will be considered an Add Alternative(s) to the base scope of work and the associated cost of the work, once approved by the Tenant, will be the responsibility of the Tenant.

  
 -7-

 Schedule III 

Test Fit Plans 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT D 

AMENDMENT TO LEASE 
 This AMENDMENT TO LEASE (“Amendment”) is made and entered into effective as of
                    , 20    , by and between 706 Mission Street Co LLC, a Delaware limited liability company
(“Landlord”), and Yelp, Inc. (“Tenant”) 
 R E C I T A L S:

 A. Landlord and Tenant entered into that certain Amended and Restated Office Lease dated as of
                     (the “Lease”) pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain
“Premises”, as described in the Lease, known as Suites          of the Building located at 706 Mission Street, San Francisco, California 94103. 

B. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning given such terms in the
Lease. 
 C. Landlord and Tenant desire to amend the Lease to confirm the commencement and expiration dates of the term, as
hereinafter provided. 
 NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants contained herein,
and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
 1. Confirmation of Dates. The parties hereby confirm that (a) the Premises are Ready for Occupancy, (b) the Lease Term for the Lease commenced as of     ,
20     (the “Lease Commencement Date”) for a term of      (    ) years ending on
                     (unless sooner terminated or extended as provided in the Lease) and (c) in accordance with the Lease, Rent commenced
to accrue on     , 20    . 
 2. No Further Modification.
Except as set forth in this Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full force and effect. 
 IN WITNESS WHEREOF, this Amendment to Lease has been executed as of the day and year first above written. 
 [Remainder of Page Intentionally Blank] 

 
					
	“Landlord”:
	
	 706 MISSION STREET CO LLC,
 a Delaware limited liability company

		
	By:	 	  

		 	Name: Sean M. Jeffries
		 	Title: Vice President
	
	“Tenant”:
	
	 YELP, INC.,
 a
Delaware corporation

		
	By:	 	  

			
		 	Name:	 	  

		
		 	Its:                          
                                         
                     
		
	By:	 	  

			
		 	Name:	 	  

		
		 	Its:                          
                                         
                     

  
 -2-

 EXHIBIT E 

RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations by or otherwise
with respect to the acts or omissions of any other tenants or occupants of the Building. 
 1. Tenant shall not alter any lock
or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished
by Landlord for the Premises, and any additional keys required by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. 
 2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises, unless electrical hold backs have been installed. 

3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary
for comparable buildings in the vicinity of the Building. Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the
Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the
Building register when so doing. Access to the Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. The Landlord and his agents shall in no case be liable
for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building during the
continuance of same by any means it deems appropriate for the safety and protection of life and property. 
 4. Landlord shall
have the right to prescribe the weight, size and position of all safes and other heavy property brought into the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary
to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. All damage done to any part of the Building, its contents, occupants or visitors by moving or maintaining any such
safe or other property shall be the sole responsibility of Tenant and any expense of said damage or injury shall be borne by Tenant. 
 5. No furniture, freight, packages, supplies, equipment or merchandise will be brought into or removed from the Building or carried up or down in the elevators, except upon prior notice to Landlord, and
in such manner, in such specific elevator, and between such hours as shall be designated by Landlord. Tenant shall provide Landlord with not less than 24 hours prior notice of the need to utilize an elevator for any such purpose, so as to provide
Landlord with a reasonable period to schedule such use and to install such padding or take such other actions or prescribe such procedures as are appropriate to protect against damage to the elevators or other parts of the Building. 

6. Landlord shall have the right to control and operate the public portions of the Building, the public facilities, the heating and air
conditioning, and any other facilities furnished for the common use of tenants, in such manner as is customary for comparable buildings in the vicinity of the Building. 

 7. The requirements of Tenant will be attended to only upon application at the management
office of the Building or at such office location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 

8. Tenant shall not disturb, solicit, or canvass any occupant of the Building and shall cooperate with Landlord or Landlord’s agents
to prevent same. 
 9. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than
that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose
employees or agents, shall have caused it. 
 10. Tenant shall not overload the floor of the Premises, and except for the
hanging of reasonable types of wall coverings shall not mark, drive nails or screws, or drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof without Landlord’s consent first had and obtained.

 11. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or
machines of any description other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

12. Tenant shall not use any method of heating or air conditioning other than that which may be supplied by Landlord, without the prior
written consent of Landlord. 
 13. Tenant shall not use or keep in or on the Premises or the Building any kerosene, gasoline or
other inflammable or combustible fluid or material. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or
objectionable to Landlord or other occupants of the Building by reason of noise, odors, or vibrations, or interfere in any way with other Tenants or those having business therein. 

14. Tenant shall not bring into or keep within the Building or the Premises any animals (except for service animals), birds, bicycles or
other vehicles, except for Yelp, Inc.’s founder’s dog, Darwin, or any successor dog to Darwin belonging to Yelp, Inc.’s founder. If Landlord reasonably determines that any such dog allowed within the Building or on the Premises per
this Regulation causes unreasonable disturbance to the building or disrupts any other Tenant, Landlord shall have the right to prohibit any such dog or prohibit all dogs (other than seeing eye dogs) permitted under this Regulation via written notice
to Tenant. 
 15. No cooking shall be done or permitted by any tenant on the Premises, nor shall the Premises be used for the
storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing
coffee, tea, hot chocolate and similar beverages, provided that such use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to Landlord and
other Tenants. 
 16. Landlord will approve where and how telephone and telegraph wires are to be introduced to the Premises. No
boring or cutting for wires shall be allowed without the consent of Landlord. The 

  
 -2-

 
location of telephone, call boxes and other office equipment affixed to the Premises shall be subject to the reasonable approval of Landlord. 

17. Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord, is intoxicated or
under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations. 
 18. Tenant, its employees and agents shall not loiter in the entrances or corridors, nor in any way obstruct the sidewalks, lobby, halls, stairways or elevators, and shall use the same only as a means of
ingress and egress for the Premises. 
 19. Tenant shall not waste electricity, water or air conditioning and agrees to
cooperate fully with Landlord to ensure the most effective operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. 

20. Tenant shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or
receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the city in which the Building is located without violation of any law or ordinance
governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall designate. 

21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any
governmental agency. 
 22. Tenant shall assume any and all responsibility for protecting the Premises from theft, robbery and
pilferage, which includes keeping doors locked and other means of entry to the Premises closed, when the Premises are not occupied. 
 23. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung
in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public
places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. All electrical ceiling fixtures hung in offices or spaces along the perimeter of the Building must be
fluorescent and/or of a quality, type, design and bulb color approved by Landlord. 
 24. The washing and/or detailing of or,
the installation of windshields, radios, telephones in or general work on, automobiles shall not be allowed on the Real Property. 
 25. Food vendors shall be allowed in the Building upon receipt of a written request from the Tenant. The food vendor shall service only the tenants that have a written request on file in the
Building’s management office. Under no circumstance shall the food vendor display their products in a public or common area including corridors and elevator lobbies. Any failure to comply with this rule shall result in immediate permanent
withdrawal of the vendor from the Building. 
 26. Tenant must comply with requests by the Landlord concerning the informing of
their employees of items of importance to the Landlord. 

  
 -3-

 27. Tenant shall comply with any non-smoking ordinance adopted by any applicable
governmental authority. 
 28. Landlord may waive any one or more of these Rules and Regulations for the benefit of any
particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against
any or all tenants of the Building. Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may
from time to time be necessary for the management, safety, care and cleanliness of the Premises and Building, and for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein. Landlord shall not
be responsible to Tenant or to any other person for the nonobservance of the Rules and Regulations by another tenant or other person. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition
of its occupancy of the Premises. 

  
 -4-

 EXHIBIT F 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned, as Tenant under that certain Amended and Restated Office Lease (the “Lease”) made
and entered into as of             , 20      and between 706 Mission Street Co LLC, a Delaware limited liability company, as Landlord, and the undersigned,
as Tenant, for Premises on the             (    th) floor(s) of the Building located at 706 Mission Street, San Francisco, California hereby certifies as follows:

 1.        Attached hereto as Exhibit A is a true and correct copy of the Lease
and all amendments and modifications thereto. The documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2.        The undersigned has commenced occupancy of the Premises described in the Lease, currently occupies the Premises, and the Lease Term commenced on
            . 

3.        The Lease is in full force and effect and has not been modified, supplemented or
amended in any way except as provided in Exhibit A. 
 4.        Tenant has not
transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect thereto except as follows: 
 5.        Tenant shall not modify the documents contained in Exhibit A or prepay any amounts owing under the Lease to Landlord in excess of thirty
(30) days without the prior written consent of Landlord’s mortgagee. 

6.        Base Rent became payable on
            . 

7.        The Lease Term expires on
            . 

8.        To the best of Tenant’s knowledge, all conditions of the Lease to be performed by
Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. 

9.        No rental has been paid in advance and no security has been deposited with Landlord
except as provided in the Lease. 
 10.        As of the date hereof, there are no
existing defenses or offsets that the undersigned has, which preclude enforcement of the Lease by Landlord. 

11.        All monthly installments of Base Rent, all Additional Rent and all monthly
installments of estimated Additional Rent have been paid when due through                     . The current monthly installment of Base Rent
is $            . 

12.        The undersigned acknowledges that this Estoppel certificate may be delivered to
Landlord’s prospective mortgagee, or a prospective purchaser, and acknowledges that it recognizes that if same is done, said mortgagee, prospective mortgagee, or prospective purchaser will be relying upon the statements contained herein in
making the loan or acquiring the property of which the Premises are a part, and in accepting an assignment of the Lease as collateral security, and that receipt by it of this certificate is a condition of making of the loan or acquisition of such
property. 

 13.        If Tenant is a corporation or
partnership, Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the state in which the Building is located and that Tenant has full right and authority to execute and deliver this
Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 
 Executed at
                     on the      day of
            , 20    . 
  

					
	 “Tenant”:

	
	[TENANT NAME AND LEGAL ENTITY]
		
	By:	 	  

			
		 	Name:	 	  

		
		 	Its:                          
                                         
                     
		
	By:	 	  

			
		 	Name:	 	  

		
		 	Its:                          
                                         
                     

  
 -2-

 EXHIBIT G 

JANITORIAL SERVICES 
 Services
to be provided on each floor of the Premises on a daily basis (business days only, unless otherwise requested by Tenant; provided, that Tenant may request such services be provided on no more than three (3) non-business days per calendar month;
further provided that Tenant provides Landlord with three (3) days advance written notice of Tenant’s request for such services): 
  

	 	•	 	 Vacuum carpets 

  

	 	•	 	 Sweep non-carpeted floors 

  

	 	•	 	 Dust desks and office furniture 

  

	 	•	 	 Wash dishes left in sinks of kitchens 

  

	 	•	 	 Clean restrooms (i.e., empty wastebaskets, clean lavatory fixtures, clean and disinfect toilets and urinals, and mop floors)

  

	 	•	 	 Restock restrooms with toilet tissue, paper towels, seat-covers, and soap, as needed 

Services to be provided on each floor of the Premises on a bi-annual basis: 

 

	 	•	 	 Bi-annual carpet shampooing on each floor 

 EXHIBIT H 

CALIFORNIA ASBESTOS NOTICE 
 [SEE ATTACHED.] 
 EXHIBIT H 

-1- 

					
	 

	  		  	 JMA Ventures, LLC
 706
Mission Street, 9th Floor

San Francisco, CA 94103
  
 415.646.7766 main
 415.777.1878 fax

 

  
 January 5,
2010 
 Re: Presence of Asbestos Containing Materials at 706 Mission Street, San Francisco, CA 

Dear Tenant/Employee/Contractor: 
 In accordance with California law (California Health and Safety Code §25915 et seq., Cal/OSHA asbestos construction work standard, 8 CCR § 1529, Cal/OSHA asbestos general industry standard, 8
CCR § 5208, and California Health and Safety Code § 25249,6), we provide notice to you of the presence of known and presumed asbestos and other potentially hazardous materials at 706 Mission Street, San Francisco, California
(“Building.”) 
  

	I.	Asbestos 

  

	 	A.	Areas of Known and Presumed Asbestos-Containing Materials 

 Asbestos was widely used in fireproofing and insulation materials from the 1930s to the late 1970s. As a result, more than 750,000 buildings in this country contain some quantity of asbestos. As described
below, surveys of the Building indicate that asbestos-containing material (“ACM”) was used in its construction. In addition to known ACMs, for buildings like the Building that were constructed before 1980, Cal/OSHA standards presume
that the following materials contain asbestos unless analytical tests demonstrate that they do not contain asbestos: 
  

	 	•	 	 thermal system insulation (“TSI”) applied to pipes, fittings, boilers, breeching, tanks, ducts or other structural components to prevent heat
loss or gain; 

  

	 	•	 	 surfacing material that is sprayed, troweled-on or otherwise applied to surfaces (such as acoustical plaster on ceilings and fireproofing materials on
structural members, or other materials on surfaces for acoustical, fireproofing, and other purposes); and 

  

	 	•	 	 Asphalt and vinyl flooring material. 

 The available surveys for the 706 Mission Street building indicate that the following
building materials are ACM: 
  

									
	 Material
	  	 Sample Location
	  	Quantity (+/-)	  	Result	  	Category
					
	Black Mastic	  	8th Floor: Workshop, north side (center), under 12” VFT (cream with amber and rust streaks)	  	300sf	  	3% chrysolite	  	Category 1
(non-friable)
					
	Linoleum with paper backing, brown wood pattern	  	Basement Storage Room	  	200sf	  	40% chrysolite	  	Regulated Asbestos
Containing Material
					
	Amber brown carpet mastic	  	8th Floor Main space, under carpet	  	8,000sf	  	2% chrysolite	  	Category 1
(non-friable)

 All surveys for ACMs, including detailed descriptions of the analytical methods employed, and air
monitoring results are available for inspection at building office at 706 Mission Street, San Francisco, California during normal business hours. 
 706 Mission Street Co, LLC requests that you notify Joe Walsh immediately if you suspect that any ACM or PACM is not in good condition and avoid all contact with such material. 

 

	 	B.	Health Risks Associated with Asbestos 

 706 Mission Street Co, LLC has no special knowledge about the health impacts of exposure to asbestos. Anyone seeking such information should contact local or state public health officials. 

 

	 	C.	Asbestos Work Guidelines 

No one is to repair, drill, bore, or otherwise disturb any known or presumed ACM. Any such activity must be undertaken in accordance with
all applicable laws by a “competent person” as defined in the Cal/OSHA regulation and in accordance with all applicable regulations of Cal/OSHA, DTSC, BAAQMD, and the City and County of San Francisco. 

 

	II.	Lead 

 Lead based paint
was commonly used until the late 1970’s. Paint in the Building may contain lead. 

	III.	Proposition 65 

 A number
of building materials in this building have been identified as chemicals known to the State of California to cause cancer, birth defects or other reproductive harm. Proposition 65, the Safe Drinking Water and Toxic Enforcement Act of 1986, requires
that you be warned of the presence of these materials. 
 WARNING: This building contains chemicals known to the State of
California to cause cancer, birth detects or other reproductive harm. 
 Please feel free to contact Joe Walsh at
(415) 546-7766 if you have any questions about this letter. 706 Mission Street Co LLC is committed to maintaining a safe and pleasant physical working environment for all employees and contractors. 

 

	
	Sincerely,
	
	/s/ Cody J. Kushner
	Cody J. Kushner

 First Amendment to the Amended and Restated Office Lease 

This First Amendment to the Amended and Restated Office lease (“Amendment”) is made and entered into as of September 3,
2010 (the “Effective Date”), by and between Yelp! Inc., a Delaware corporation (“Tenant”), and 706 Mission Street Co LLC, a Delaware limited liability company (“Landlord”). 

Background (or Recitals) 
  

	 	1.	Landlord and Tenant entered into that certain Amended and Restated office Lease effective as of October 1, 2009 (the “Lease”); 

 

	 	2.	Landlord and Tenant have discovered a typographical error made in the Lease. The tenant was mistakenly named in the lease as “Yelp, Inc., a Delaware
corporation.”; 

  

	 	3.	Yelp! Inc.” has been the official name of the entity since its date of incorporation with the Secretary of State in Delaware on September 3, 2004, as
evidenced by the Certificate of Good Standing from the Delaware Secretary of State as attached to this Amendment as Exhibit A; 

  

	 	4.	The parties now desire to correct the name of the Tenant from “Yelp, Inc.” to Yelp! Inc.”; 

 

	 	5.	Therefore, the parties hereby agree to the following: 

 Amendments to the Lease 
  

	 	1.	All references in the Lease to “Yelp, Inc.” are hereby replaced with “Yelp! Inc.” 

 

	 	2.	Except as set forth in this Amendment, all of the terms and provisions of the Lease are hereby ratified and confirmed and shall remain unmodified and in full force and
effect. In the event of any conflict between of the lease and the terms and conditions of this Amendment, the terms and conditions of this Amendment shall prevail. 

 

	 	3.	This Amendment may be executed in counterparts, each of which shall be deemed to be an original, and both of which counterparts, when taken together, shall be deemed to
constitute one and the same instrument. 

 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK.] 

[SIGNATURE PAGE FOLLOWS.] 

  
 1 

 To evidence their agreement to this Amendment’s terms, the parties have executed and delivered this
Amendment as of the Effective Date. This Amendment will not be fully executed and binding on the parties unless and until authorized signatures of both parties are provided below. 

 

									
	Yelp! Inc.	  		 	706 Mission Street Co LLC
					
	By:	  	 /s/ Geoffrey L. Donaker
	  		 	By:	 	  

	Name:	  	 Geoffrey L. Donaker
	  		 	Name:	 	  

	Title:	  	 COO
	  		 	Title:	 	  

					
	By:	  	 /s/ Vlado Herman
	  		 		 	
	Name:	  	 Vlado Herman
	  		 		 	
	Title:	  	 CFO
	  		 		 	

  

  
 2 

 Exhibit A 
 Certificate of Good Standing 
 Delaware Secretary of State

  
 3 

 

 
 I, HARRIET SMITH WINDSOR, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY
“YELP! INC.” IS DULY INCORPORATED UNDER THE LAWS OF THE STATE OF DELAWARE AND IS IN GOOD STANDING AND HAS A LEGAL CORPORATE EXISTENCE SO FAR AS THE RECORDS OF THIS OFFICE SHOW, AS OF THE FOURTEENTH DAY OF FEBRUARY, A. D.
2008.  
 AND I DO HEREBY FURTHER CERTIFY THAT THE SAID “YELP! INC.” WAS INCORPORATED ON THE THIRD
DAY OF SEPTEMBER, A. D. 2004. 
 AND I DO HEREBY FURTHER CERTIFY THAT THE ANNUAL REPORTS HAVE BEEN FILED TO DATE.

 AND I DO HEREBY FURTHER CERTIFY THAT THE FRANCHISE TAXES HAVE BEEN PAID TO DATE. 

 
  

 State of California 

Secretary of State 

CERTIFICATE OF STATUS 
 FOREIGN CORPORATION 
 I, DEBRA BOWEN, Secretary of State of the State of California hereby
certify: 
 That on the 28TH day of SEPTEMBER, 2004, YELPI INC., a corporation organized and existing under the laws of
DELAWARE, complied with the requirements of California law in effect on that date for the purpose of qualifying to transact intrastate business in this State; and 
 That the above corporation is entitled to transact intrastate business in the State of California as of the date of this certificate, however, subject to any licensing requirements otherwise imposed by
the laws of this state; and 
 That no information is available in this office on the financial condition, business activity or practices of
this corporation. 
  

			
		 	 IN WITNESS WHEREOF, I execute
 this certificate and affix the Great Seal
 of the State of California this day of

February 14, 2008.

  

			
	

	 	 

   DEBRA BOWEN
   Secretary of State

  

			
	NP-25 (REV 1/2007)	 	osp 06 9931

  

									
	 

	 	 STATE OF CALIFORNIA

FRANCHISE TAX BOARD

PO BOX 842857
	  		  		  	
	 	 SACRAMENTO CA 94257-0540
	  	In Reply Refer To:	  	655tdh	  	
		 		  	Date:	  	02/14/08	  	

 ENTITY STATUS 
  

									
	 	  		  	 	  		  	Note: This letter does not
		  		  		  		  	 reflect the entity’s
status
 with any other agency.

 Entity Name : YELP! INC . 
 Entity Number : 2677032 
  

					
	x	    	1.	  	The above entity is in good standing with this agency.
			
	 ̈	    	2.	  	The above entity is currently exempt from tax under Revenue and Taxation Code Section 23701     .
			
	 ̈	    	3.	  	Our records indicate the above entity is not incorporated, qualified organized, or registered through the Secretary of State to transact business in California.
			
	x	    	4.	  	The above entity was incorporated, qualified organized, or registered through the Secretary of State on 09/28/2004
			
	 ̈	    	5.	  	 The above entity has an unpaid liability of $         for account period(s) ending
                    

			
	 ̈	    	6.	  	 Our records do not show that the above entity filed returns for account period(s) ending
                    

			
	 ̈	    	7.	  	The above entity was                      effective
                    
			
	x	    	8.	  	The above entity’s current address on record with this agency is:
			
		    		  	 650 MISSION ST # 2
 SAN
FRANCISCO                          CA 94105-4015

			
	 ̈	    	9.	  	We do not have current information about the above entity.

 Comments: 

	
	 

	  

REPRESENTATlVE

 ASSISTANCE 
 Telephone assistance is available year-round from 7 a.m until 8 p.m. Monday through Friday. From January through June, assistance is also available form 8 a.m until 5 p.m. on Saturdays. We may modify
these hours without notice to meet operational needs 
  

			
	 From within the United States, call
	  	(800) 852-5711
	 From outside the United States, call (not toll-free)
	  	(916) 846-6500
	  
 Website at: www.ftb.ca.gov
	  	

 Assistance for person with disabilities: We comply with the Americans with Disabilities Act. Persons with hearing or
speech impairments please call TTY/TDO (800) 822-6266 
 FTB 4283A LLC (REV09-2002) 

 SECOND AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE 

This SECOND AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE (this “Amendment”) is made and entered into as of
December 3, 2010, by and between 706 Mission Street Co LLC, a Delaware limited liability company (“Landlord”), and Yelp! Inc., a Delaware corporation (“Tenant”). 

R E C I T A L S : 

A. Landlord, as landlord, and Tenant, as tenant, are parties to that certain Amended and Restated Office Lease dated
as of October 1, 2009 (the “Original Lease”), as amended by that certain First Amendment to the Amended and Restated Office Lease dated as of September 3, 2010 (the “First Amendment” and, together with the Original
Lease, the “Lease”), under which Landlord leases to Tenant that certain space consisting of approximately 9,801 rentable square feet commonly known as Suite 300 and located on the third (3rd) floor (the “3rd Floor Premises”), approximately 9,801 rentable square feet of
space commonly known as Suite 700 and located on the seventh (7th) floor (the “7th Floor Premises”), approximately 9,801 rentable square feet commonly known as Suite 800 and located on the eighth (8th) floor (the “8th Floor Premises,”), approximately 9,801 rentable square feet commonly known as Suite 900 and located on the ninth
(9th) floor (the “9th Floor Premises”), and approximately 9,801 rentable square feet
commonly known as Suite 1000 and located on the tenth
(10th) floor (the “10th Floor Premises,” and collectively with the 3rd Floor Premises, the 7th Floor Premises, the 8th Floor Premises, and the 9th Floor Premises, the “Existing Premises”) of that certain
building (the “Building”) located at 706 Mission Street, San Francisco, California. 
 B. Landlord
and Tenant now desire to amend the Lease in certain respects, including (i) expanding the Premises of the Lease to include that certain space consisting of approximately 9,801 rentable square feet commonly known as Suite 200 consisting of the
entire second (2nd) floor of the Building, as more
particularly shown as the cross-hatched area on Exhibit A attached hereto and incorporated herein by reference (the “2nd Floor Expansion Premises”), and (ii) modifying various other terms and provisions of the Lease, all as
hereinafter provided. 

A G R E E M E N T :

 NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows. 
 1. Defined Terms. All terms defined in the Lease when used herein shall have their respective meanings as set forth in the Lease unless expressly superseded by the terms of this Amendment.

 2. Expansion Premises. 

2.1 2nd Floor Expansion Premises Term. Effective as of the earlier to occur of (a) the date upon which Tenant first commences to conduct business in the 2nd Floor Expansion Premises, and (b) February 1, 2011 (such earlier date, the “2nd Floor Expansion Premises Commencement Date”), Tenant shall
lease from Landlord and Landlord shall lease to Tenant the 2nd Floor Expansion Premises on all of 

  

					
		 		 	 706 MISSION STREET
 [YELP! INC.]

 
the terms of the Lease, as hereby amended, and the Existing Premises shall be increased to include the 2nd Floor Expansion Premises for a term coterminous with the Lease term of Tenant’s lease of the Existing Premises.
The period commencing on the 2nd Floor Expansion Premises
Commencement Date and continuing through and including the Lease Expiration Date is sometimes referred to herein as the “2nd Floor Expansion Premises Term”. The Existing Premises and the 2nd Floor Expansion Premises shall hereinafter collectively be referred
to as the “Premises,” and all references in the Lease, as hereby amended, to the “Premises,” shall be deemed to refer to the Premises as defined herein. 

2.2 Early Access to 2nd Floor Expansion Premises. Notwithstanding any provision to the contrary contained in this Amendment, Tenant shall have the right to access the 2nd Floor Expansion Premises solely for the purpose of performing Alterations in accordance with the terms and conditions
of Article 8 of the Original Lease, commencing on the date that this Amendment is fully executed and delivered by Landlord and Tenant, provided that (i) Tenant shall have delivered to Landlord satisfactory evidence of the
insurance coverage required to be carried by Tenant in accordance with the terms of the Lease, and (ii) all of the terms and conditions of the Lease, as hereby amended, shall apply, other than Tenant’s obligation to pay Fixed Rent or
Tenant’s Share of Direct Expenses, as though the 2nd
Floor Expansion Premises Commencement Date had occurred (although the 2nd Floor Expansion Premises Commencement Date shall not actually occur until the occurrence of the same pursuant to the terms of Section 2.1 above) upon such access of all or any portion of the
2nd Floor Expansion Premises by Tenant. 

3. Condition of Expansion Premises. 

3.1 As-Is. Landlord shall not be obligated to construct or install any improvements or facilities of any
kind in the 2nd Floor Expansion Premises, and Tenant shall
accept the 2nd Floor Expulsion Premises and the Building
in their presently existing “as-is” condition. 
 3.2 2nd Floor Expansion Premises Allowance. Any Alterations to the 2nd Floor Expansion Premises shall be performed by Tenant in accordance with the terms and conditions of Article 8
of the Lease. Landlord shall pay to Tenant, in accordance with this Section 3.2, an amount not to exceed $103,318.22 (i.e., $10.5416 per rentable square foot of the Floor Expansion Premises multiplied by 9,801
rentable square feet) (the “2nd Floor Expansion
Premises Allowance”), provided as of the date on which Landlord is required to make any payment thereof, (i) the Lease, as hereby amended, is in force and effect, and (ii) no default by Tenant under the Lease, as hereby amended, then
exists. The 2nd Floor Expansion Premises Allowance shall
be payable on account of overhead fees, costs, and expenses related to the design and construction of any Alterations performed by Tenant in the 2nd Floor Expansion Premises in accordance with the terms and conditions of Article 8 of the Lease after the
mutual execution and delivery of this Amendment and prior to July 1, 2011 (collectively, the “Initial
2nd Floor Alterations”). Except as expressly set
forth below, Tenant shall not be entitled to receive any portion of the 2nd Floor Expansion Premises Allowance not actually expended by Tenant pursuant to the immediately preceding sentence; provided, however, that Tenant shall have the right, prior to December 31, 2011 and
upon thirty (30) days’ prior written notice to Landlord, to use any unexpended portion of the 2nd Floor Expansion Premises Allowance as a credit against the monthly Base Rent for the 2nd Floor Expansion Premises otherwise due pursuant to the Lease, as hereby amended. As of July 1, 2011, any amount
of the 2nd Floor Expansion Premises Allowance that has not
been previously disbursed shall be retained by Landlord. Landlord shall make a one-time payment of any applicable portion of the 2nd Floor Expansion Premises Allowance to Tenant within thirty (30) clays after submission by Tenant to Landlord of a
written requisition therefor, signed by the chief financial officer of Tenant and accompanied by all such documents and information as Landlord may reasonably request, including, without limitation, the following: (a) copies of paid invoices
covering Tenant’s performance of all Alterations performed by Tenant in the 2nd Floor Expansion Premises theretofore approved by Landlord in accordance with Article 8 of the Lease, (b) a written certification from Tenant’s architect stating that all
Alterations described on 

  

					
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 [YELP! INC.]

 
such invoices (if applicable) have been completed in accordance with the final plans therefor, that such work has been paid in full by Tenant and that all contractors, subcontractors and material
suppliers have delivered to Tenant final, unconditional waivers and releases of lien with respect to such work (copies of which shall be included with such architect’s certification), (c) proof of the satisfactory completion of all
required inspections and the issuance of any required approvals and sign-offs by all governmental bodies having jurisdiction over the Building with respect to any Alterations performed by Tenant, and (d) final “as-built” plans and
specifications for any Alterations performed by Tenant. Tenant shall pay all costs of any Alterations in excess of the
2nd Floor Expansion Premises Allowance. Landlord shall not
charge Tenant a supervisory fee in connection with the Initial 2nd Floor Attentions made to the 2nd Floor Expansion Premises. 
 4. Base Rent. 

4.1 Existing Premises. Tenant shall continue to pay to Landlord Base Rent for the Existing Premises through the Lease Term
in accordance with the terms of the Lease. 
 4.2 2nd Floor Expansion Premises. Commencing on the 2nd Floor Expansion Premises Commencement Date and continuing through the
2nd Floor Expansion Premises Term, Tenant shall pay to
Landlord monthly installments of Base Rent for the 2nd
Floor Expansion Premises in accordance with the following schedules and otherwise in accordance with terms of the Lease): 
  

													
	 Period During

2nd Floor Expansion
 Premises Term
	  	Annual Base Rent	 	  	Monthly
Installment of
Base Rent	 	  	Annual Rental
Rate per Rentable
Square Foot	 
	 Lease Year 1
	  	$	183,768.72	  	  	$	15,314.06	  	  	$	18.75	  
	 Lease Year 2
	  	$	242,574.72	  	  	$	20,214.56	  	  	$	24.75	  
	 Lease Year 3 – Lease Expiration Date
	  	$	250,807.56	  	  	$	20,900.63	  	  	$	25.59	  

 5. Tenant’s Share of Direct Expenses. Tenant shall continue
to pay to Landlord Tenant’s Share of Direct Expenses for the Existing Premises in accordance with the terms of the Lease. During the 2nd Floor Expansion Premises Term, Tenant shall pay to Landlord Tenant’s Share of Direct Expenses for the 2nd Floor Expansion Premises in accordance with the terms of the Lease;
provided that, with respect to the 2nd Floor Expansion
Premises only, (a) Tenant’s Share shall be 9.47%, and (b) the Base Year shall be calendar year 2011. 
 6.
Security Deposit. Landlord and Tenant acknowledge that Landlord is currently holding a Security Deposit in the amount of One Hundred Fifty Thousand and No/100 Dollars ($150,000.00). Concurrently with Tenant’s execution of this
Amendment, Tenant shall deposit with Landlord an amount equal to Twenty Thousand Four Hundred Eighteen and 75/100 Dollars ($20,418.75) to be held by Landlord in addition to the existing Security Deposit. Accordingly, as of the date hereof,
notwithstanding anything in the Lease to the contrary, the Security Deposit to be held by Landlord pursuant to the Lease, as hereby amended, shall equal One Hundred Seventy Thousand Four Hundred Eighteen and 75/100 Dollars ($170,418.75). 

7. Right of First Refusal. Landlord hereby grants to Tenant an ongoing right of first refusal (the “Right of First
Refusal”) with respect to any rentable office space located in the Building that is not a part of the Premises (the “First Refusal Space”). Subject to Section 7.2 below, such Right of First

  

					
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 [YELP! INC.]

 
Refusal shall be applicable only following the expiration or earlier termination of any existing lease of space within the First Refusal Space (including any renewals thereof (and irrespective of
whether any such renewal rights are executed strictly in accordance with their terms). Further, subject to Section 7.2 below, Tenant’s Right of First Refusal shall be subordinate to all exiting rights of other tenants of the
Building, which rights relate to such First Refusal Space and are set forth in existing leases of space in the Building or leases of any portion of the First Refusal Space entered into after the effective date in accordance with the terms of this
Section 7, including any renewal, extension or expansion rights (including, but not limited to, must-take, right of first offer, right of first negotiation, right of first refusal, expansion option and other similar rights) set
forth in such leases, regardless of whether such renewal, extension or expansion rights are executed strictly in accordance with their terms or pursuant to a lease amendment or a new lease (all such tenants under such leases are collectively
referred to herein as the “Superior Right Holders”). 
 7.1 Procedure for Offer. Landlord shall notify
Tenant in writing (a “First Refusal Notice”) from time to time if and when Landlord receives a “bona-fide third-party offer” for the First Refusal Space or any portion thereof. A “bona-fide third-party offer” shall mean
any term sheet, letter of intent or draft lease for the lease of any portion of the First Refusal Space to a third party tenant (the “Third Party”) that identifies the portion of the First Refusal Space proposed to be leased and contains
the material economic terms of the proposed lease of such First Refusal Space that have been agreed upon by Landlord and such Third Party (including, at a minimum, the lease term, the base rent, the base year, and any renewal options, tenant
improvement allowance, or free rent) (collectively, such material economic terms are referred to herein as the “Economic Terms”). The First Refusal Notice shall constitute Landlord’s offer to lease to Tenant the subject First Refusal
Space on the Economic Terms set forth in the bona-fide third-party offer, a copy of which shall be attached to the First Refusal Notice. 
 7.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s Right of First Refusal upon the Economic Terms set forth in the bona-fide third-party offer attached to the First
Refusal Notice, then within five (5) business days of delivery of such First Refusal Notice to Tenant, Tenant shall deliver written notice to Landlord irrevocable exercising Tenant’s exercise of its Right of First Refusal with respect to
the entire subject First Refusal Space on the Economic Terms contained in the bona-fide third-party offer attached to the First Refusal Notice. If Tenant does not so notify Landlord within such five (5) business day period, then Landlord shall
be free to negotiate and enter into a lease for the subject First Refusal Space with the Third Party upon any terms that Landlord desires (subject to this Section 7.2), and Tenant’s continuing Right of First Refusal for such
space shall thereafter arise only following the expiration or earlier termination of any such lease (including renewals thereof which arise from an express written provision in such tenant’s lease (but irrespective of whether any such renewals
are executed strictly in accordance with their terms, provided that the lease term of any such renewal right shall not be modified)). Additionally, Tenant hereby acknowledges and agrees that the Third Party with whom Landlord enters into a
subsequent lease for the subject First Refusal Space shall, with respect to any and all “Qualified Expansions” (defined below) (but irrespective of whether any such Qualified Expansions are executed strictly in accordance with their terms,
provided that the space subject to such Qualified Expansions shall not be modified) be deemed a Superior Right Holder for purposes of this Section 7. “Qualified Expansions” shall mean any expansion, first negotiation,
first offer, first refusal or similar rights set forth in the Economic Terms presented to Tenant and in such Third Party’s subsequent lease of the subject First Refusal Space. Notwithstanding any provision to the contrary contained in this
Section 7.2 above, Landlord’s final form of lease with the Third Party must contain Economic Terms that are not more than five percent (5%) more favorable than those Economic Terms set forth in the bona-fide third party
offer attached to the First Refusal Notice. If, however, such subsequent lease with the Third Party contains Economic Terms that are more than five percent (5%) more favorable than those Economic Terms set forth in the bona-fide third party
offer attached to the First Refusal Notice, then before entering into such lease with the Third Party, Landlord shall notify Tenant of such more favorable Economic 

  

					
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 [YELP! INC.]

 
Terms (the “Subsequent Notice’); thereupon, Tenant shall have the right to lease the First Refusal Space upon the terms set forth in such Subsequent Notice by delivering written notice
thereof to Landlord within five (5) days after Tenant’s receipt of Landlord’s notice. 
 7.3 Amendment to
Lease. If Tenant timely exercises Tenant’s Right of First Refusal as set forth herein, then, within thirty (30) days thereafter, Landlord and Tenant shall execute an amendment to the Lease, as amended, for such First Rental Space
upon the Economic Terms as set forth in the bona-fide third party offer attached to the First Refusal Notice (or the Subsequent Notice, if applicable), but otherwise upon the terms and conditions set forth in the Lease, as amended, including this
Section 7. Notwithstanding the foregoing, an otherwise valid exercise of Tenant’s Right of First Refusal shall be of full force and effect irrespective of whether a Lease amendment is timely signed by Landlord and Tenant.

 7.4 Termination of Right of First Refusal. The rights contained in this Section 7 shall be
personal to the originally named tenant in this Amendment (the “Original Tenant”) and may only be exercised by the Original Tenant or a Permitted Transferee (but not any other assignee, sublessee or transferee of the Original Tenant’s
interest in the Lease, as amended) if the Original Tenant or Permitted Transferee occupies the entire Premises. The Right of First Refusal shall terminate as to all First Refusal Space and thereafter be of no further force or effect on the earlier
to occur of (a) the Early Termination Date (as defined in the Original Lease) and (b) the date that is one (1) year prior to the Expiration Date, as the same may be extended. In addition, Tenant shall not have the right to lease the
First Refusal Space as provided in this Section 7 if, as of the date of the attempted exercise of the Right of First Refusal by Tenant, or, at Landlord’s option, as of the scheduled date of delivery of such First Refusal
Space to Tenant, Tenant is in default under the Lease, as amended. 
 8. Termination Rights. 

8.1 Tenant Termination Right. Tenant’s termination right as set forth Section 2.3 of the
Original Lease shall remain in full force and effect; provided, however, that the Termination Fee shall include the unamortized amount as of the Early Termination Date of the 2nd Floor Expansion Premises Allowance, which shall be calculated pursuant to the penultimate grammatical paragraph of
Section 2.3 of the Original Lease; further provided, that all references to “the Lease” or “this Lease” set forth in such Section 2.3 of the Original Lease shall be deemed to refer to the
Lease, as hereby amended, and all references to “the Premises” set forth in such Section 2.3 of the Original Lease shall be deemed to refer to the Existing Premises and the 2nd Floor Expansion Premises. 

8.2 Landlord Termination Right. Landlord’s termination right as set forth in
Section 2.4 of the Original Lease shall remain in full force and effect provided that all references to “the Lease” or “this Lease” set forth in such Section 2.4 of the Original Lease shall
be deemed to refer to the Lease, as hereby amended, and all references to “the Premises” set forth in such Section 2.4 of the Original Lease shall be deemed to refer to the Existing Premises and the 2nd Floor Expansion Premises. 

9. Renewal Option. Tenant’s renewal right as set forth in Article 17 of the
Original Lease shall remain in full force and effect; provided, however, that, notwithstanding anything in the Lease to the contrary. (a) as a condition to Tenant’s exercising such renewal right, at the time that the Exercise Notice is
given (if at all), Tenant shall be occupying at least eighty percent (80%) of the Premises then leased to Tenant (which eighty percent (80%) (or greater percentage) shall be comprised of all of the 7th Floor Premises, all of the 8th Floor Premises, all of the 9th Floor Premises, and all of the 10th Floor Premises, plus all or a portion of the 2nd Floor Expansion Premises and/or the 3rd Floor Premises); and (b) Tenant shall exercise its renewal
option, if at all, with respect to all of the Premises then leased to Tenant. 

  

					
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 10. Brokers. Landlord has retained The CAC Group, Inc.
(“Landlord’s Agent’) as leasing agent in connection with this Amendment and Landlord will be solely responsible for any fee that may be payable to Landlords Agent. Landlord agrees to pay a commission to CB Richard Ellis, Inc.
(“Tenant’s Broker”) pursuant to a separate agreement. Each of Landlord and Tenant represents and warrants to the other that neither it nor its agents have dealt with any broker in connection with this Amendment other than
Landlord’s Agent and Tenant’s Broker. Each of Landlord and Tenant shall indemnify, defend, protect and hold the other party harmless from and against any and all losses, liabilities, damages, claims, judgments, fines, suits, demands,
costs, interest and expenses of any kind or nature (including reasonable attorneys’ fees and disbursements) incurred in connection with any claim, proceeding or Judgment and the defense thereof, and including all costs of repairing any damage
to the Premises or the Building or the appurtenances of any of the foregoing, which the indemnified party may incur by reason of any claim of or liability to any broker, finder or like agent (other than Landlords Agent and Tenant’s Broker)
arising out of any dealings claimed to have occurred between the indemnifying party and the claimant in connection with this Amendment and/or the above representation being false. 

11. Time of Essence. Time is of the essence with respect to the performance of every provision of this Amendment in
which time of performance is a factor. Unless otherwise indicated, all references herein to a number of “days” shall mean and refer to calendar days. 
 12. Counterparts. This Amendment may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of which counterparts, when taken together,
shall be deemed to constitute one and the same instrument. Signatures of the parties transmitted by facsimile or electronic mail PDF format shall be deemed to constitute originals and may be relied upon, for all purposes, as binding the transmitting
party hereto. The parties intend to be bound by the signatures transmitted by facsimile or electronic mail PDF format, are aware that the other party will rely on such signature, and hereby waive any defenses to the enforcement of the terms of this
Amendment based on the form of signature. 
 13. No Further Modification. Except as set forth in this
Amendment, all of the terms and provisions of the Lease are hereby ratified and confirmed and shall remain unmodified and in full force and effect. In the event of any conflict between the terms and conditions of the Lease and the terms and
conditions of this Amendment, the terms and conditions of this Amendment shall prevail. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT
BLANK] 
 [SIGNATURE PAGE FOLLOWS.] 

  

					
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 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first above
written. 
  

									
	“Landlord”:	  		 	“Tenant”:
			
	706 MISSION STREET CO LLC,	  		 	YELP INC.,
	a Delaware limited liability company	  		 	a Delaware corporation
					
	By:	  	/s/ Sean Jeffries	  		 	By:	 	/s/ Vlado Herman
	Name:	  	Sean Jeffries	  		 	Name:	 	Vlado Herman
	Title:	  	Authorized Officer	  		 	Title:	 	CFO
					
		  		  		 	By:	 	  

		  		  		 	Name:	 	  

		  		  		 	Title:	 	  

 [SIGNATURE PAGE TO SECOND AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE] 

 

  

			
		 	 706 MISSION STREET
 [YELP! INC.]

 Exhibit A 

Outline of 2nd Floor Expansion Premises 
 

 

			
		 	 706 MISSION STREET
 [YELP! INC.]

  

 THIRD AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE 

This THIRD AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE (this “Amendment”) is made and entered into as of July 29, 2011, by
and between 706 MISSION STREET CO LLC, a Delaware limited liability company (“Landlord”), and YELP! INC., a Delaware corporation (“Tenant”). 
 R E C I T A L S: 
 A. Landlord, as landlord, and Tenant, as tenant, are parties to that certain Amended and Restated Office Lease dated as of October 1, 2009 (the “Original Lease”), as amended by that
certain First Amendment to the Amended and Restated Office Lease dated as of September 3, 2010 (the “First Amendment”) and that certain Second Amendment to the Amended and Restated Office Lease dated as of December 3, 2010 (the
“Second Amendment,” and, collectively with the Original Lease and the First Amendment, the “Lease”), under which Landlord leases to Tenant that certain space consisting of approximately 9,801 rentable square feet
commonly known as Suite 200 and located on the second
(2nd) floor (the “2nd
Floor Premises”), approximately 9,801 rentable square feet commonly known as Suite 300 and located on the third
(3rd) floor (the “3rd
Floor Premises”), approximately 9,801 rentable square feet of space commonly known as Suite 700 and located on the seventh (7th) floor (the “7th Floor Premises”), approximately 9,801
rentable square feet commonly known as Suite 800 and located on the eighth (8th) floor (the “8th Floor Premises,”), approximately 9,801 rentable square feet commonly known as Suite 900 and located on the ninth (9th) floor (the “9th
Floor Premises”), and approximately 9,801 rentable square feet commonly known as Suite 1000 and located on the tenth
(10th) floor (the “10th
Floor Premises,” and collectively with the
2nd Floor Premises, the 3rd Floor Premises, the 7th Floor Premises, the 8th Floor Premises, and the 9th Floor Premises, the “Existing Premises”) of that
certain building (the “Building”) located at 706 Mission Street, San Francisco, California. 
 B. Landlord and Tenant now desire to amend the Lease in certain respects, including (i) expanding the Premises of the Lease to include that certain space consisting of approximately 9,801 rentable
square feet commonly known as Suite 400 consisting of the entire fourth (4th) floor of the Building, as more particularly shown on Exhibit A attached hereto and incorporated herein by reference (the “4th Floor Expansion Premises”) and (ii)
modifying various other terms and provisions of the Lease, all as hereinafter provided. 
 A G R
E E M E N T: 
 NOW, THEREFORE, in consideration of the foregoing recitals and the
mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows. 

1. Defined Terms. All terms defined in the Lease when used herein shall have their respective meanings as set forth in the
Lease unless expressly superseded by the terms of this Amendment. 

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

  

 2. 4th Floor Expansion Premises. 

2.1 Effective as of the date of execution and delivery of this Amendment by both Landlord and Tenant (the
“4th Floor Expansion Premises Commencement Date”), Tenant shall lease from Landlord and Landlord shall lease to Tenant the 4th Floor Expansion Premises on all of the terms of the Lease, as hereby amended, and the Existing Premises shall be
increased to include the 4th Floor Expansion Premises for
a term coterminous with the Lease Term of Tenant’s lease of the Existing Premises. The period commencing on the 4th Floor Expansion Premises Commencement Date and continuing through and including the Lease Expiration Date is sometimes referred
to herein as the “4th Floor Expansion Premises Term”. The Existing Premises and the
4th Floor Expansion Premises shall hereinafter
collectively be referred to as the “Premises,” and all references in the Lease, as hereby amended, to the ‘Premises,” shall be deemed to refer to the Premises as defined herein. Notwithstanding anything contained herein or in the
Lease to the contrary, Landlord and Tenant hereby acknowledge and agree that the Lease Expiration Date for the entire Premises, including the 4th Floor Expansion Premises, shall be September 30, 2013, and Tenant shall have no right to renew or extend the Lease
Term beyond such Lease Expiration Date. 
 3. Condition of Expansion Premises. 

3.1 As-Is. Landlord shall not be obligated to construct or install any improvements or
facilities of any kind in the 4th Floor Expansion
Premises, and Tenant shall accept the 4th Floor Expansion
Premises and the Building in their presently existing “as-is” condition. 
 3.2 4th Floor Expansion Premises Alterations. Any Alterations to the 4th Floor Expansion Premises shall be performed by Tenant in accordance with the terms and conditions of Article 8 of the Lease. For purposes of the work contemplated in this Amendment, Studio 0+A is hereby
approved as the architect and Terranova is hereby approved as the general contractor. Landlord shall not charge Tenant a supervisory fee in connection with the design and construction of the initial Alterations in the 4th Floor Expansion Premises. 

3.3 Tenant’s Termination Right. In the event that Tenant’s design and
construction of the initial Alterations in the 4th Floor
Expansion Premises (including without limitation Tenant’s obtaining any necessary building permit(s) for such Alterations) results in a building inspector from the city or county of San Francisco requiring work to be done in the 4th Floor Expansion Premises in order to comply with Applicable Laws,
and the cost of such work, as reasonably determined by Tenant, exceeds Fifty Thousand and No/100 Dollars ($50,000.00), then, Tenant shall provide Landlord with an itemized description of the cost of such work and, notwithstanding anything to the
contrary contained in the Lease, Tenant shall have the right to terminate and cancel the Lease, as hereby amended, solely with respect to the 4th Floor Expansion Premises, effective as of the date (such date, “Tenant’s Early Termination
Date”) of Landlord’s receipt (or deemed receipt) of Tenant’s written notice to Landlord stating that Tenant is electing to terminate the Lease, as hereby amended, solely with respect to the 4th Floor Expansion Premises, pursuant to the terms of this Section 3.3.
Provided that Tenant terminates the Lease, as hereby amended, solely with respect to the 4th Floor Expansion Premises, in accordance with the terms of this Section 3.3 then, solely with respect to the 4th Floor Expansion Premises, the Lease, as hereby amended, shall terminate as of Tenant’s Early Termination Date
with the same force and effect as if the Lease, as hereby amended, were scheduled to expire in accordance with its terms on Tenant’s Early Termination Date. 

3.4 Landlord’s Termination Right. In the event that Tenant’s design and
construction of the initial Alterations in the 4th Floor
Expansion Premises (including without limitation Tenant’s obtaining any necessary building permit(s) for such Alterations) results in a building inspector from the 

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

  
 2. 

 
city or county of San Francisco requiring work to be done to the Building or the Real Property in order to comply with Applicable Laws, and the cost of such work, as reasonably determined by the
Building contractor, exceeds Ten Thousand and No/100 Dollars ($10,000.00), then, Landlord shall provide Tenant with an itemized description of the cost of such work and, notwithstanding anything to the contrary contained in the Lease, Landlord shall
have the right to terminate and cancel the Lease, as hereby amended, solely with respect to the 4th Floor Expansion Premises, effective as of the date (such date, “Landlord’s Early Termination Date”) immediately following the
fifth (5th) business day after Tenant’s receipt (or
deemed receipt) of Landlord’s written notice to Tenant (“Landlord’s Termination Notice”) stating that Landlord is electing to terminate the Lease, as hereby amended, solely with respect to the 4 Floor Expansion Premises,
pursuant to the terms of this Section 3.4; provided, however, that, within five (5) business days of receipt (or deemed receipt) of Landlord’s Termination Notice, Tenant may elect, by written notice to Landlord (which notice shall be received,
or deemed received, by Landlord within such five (5) business day period) to pay in full the cost of all such work in excess of Ten Thousand and No/100 Dollars ($10,000.00), in which case the Lease, as hereby amended, shall not terminate and Tenant
shall immediately pay any and all such costs upon completion of such work. Provided that Landlord terminates the Lease, as hereby amended, solely with respect to the 4th Floor Expansion Premises, in accordance with the terms of this Section 3.4 then, solely with respect to the
4th Floor Expansion Premises, the Lease, as hereby
amended, shall terminate as of Landlord’s Early Termination Date with the same force and effect as if the Lease, as hereby amended, were scheduled to expire in accordance with its terms on Landlord’s Early Termination Date. 

4. Base Rent. 
 4.1 Existing Premises. Tenant shall continue to pay to Landlord Base Rent for the Existing Premises through the Lease Term in accordance with the terms of the Lease. 

4.2 4th Floor Expansion Premises. Commencing on the 4th Floor Expansion Premises Commencement Date and continuing through
the 4th Floor Expansion Premises Term, Tenant shall pay to
Landlord monthly installments of Base Rent for the 4th
Floor Expansion Premises in accordance with the following schedule and otherwise in accordance with the terms of the Lease): 
  

													
	 Period during
 4th Floor Expansion
 Premises
Term
	  	Annual
Base Rent	 	  	Monthly
Installment of
Base Rent	 	  	Annual Rental
Rate per 
Rentable
Square Foot	 
	
4th Floor Expansion Premises Commencement Date – December 31, 2012
	  	$	225,423.00	  	  	$	18,785.25	  	  	$	23.00	  
	 January 1, 2013 – Lease Expiration Date
	  	$	235,224.00	  	  	$	19,602.00	  	  	$	24.00	  

  

	*	Subject to the terms and conditions set forth in Section 4.3 below. 

4.3 4th Floor Expansion Premises Rent Abatement. Notwithstanding anything in Section 4.2 to the contrary, Landlord hereby conditionally waives Tenant’s obligation to pay (a) Base Rent with respect to the 4th Floor Expansion Premises for the period commencing on the 4th Floor Expansion Premises Commencement Date and continuing through
and including December 31, 2011 and (b) that portion of Base Rent with respect to the 4th Floor Expansion Premises consisting of Three Thousand Four Hundred Thirty and 35/100 ($3,430.35) for the calendar month commencing January 1, 2012 (collectively, the “Rent Abatement
Period”). Landlord and Tenant acknowledge that the Rent 

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

  
 3. 

 Abatement Period has been granted to Tenant as additional consideration for Tenant
entering into this Amendment and for agreeing to pay the rent and performing the terms and conditions otherwise required under the Lease, as hereby amended. Accordingly, if Tenant shall be in default, beyond applicable notice and cure periods (if
any), under the Lease, as hereby amended, then Landlord, at its option and in addition to any other remedies Landlord may have under the Lease, as hereby amended, may elect that the dollar amount of the unapplied portion of the Base Rent abated as
of such default shall be converted to a credit to be applied to the Base Rent applicable at the end of the
4th Floor Expansion Premises Term and Tenant shall
immediately be obligated to begin paying Base Rent for the Premises in full. 
 5. Tenant’s Share
of Direct Expenses. Tenant shall continue to pay to Landlord Tenant’s Share of Direct Expenses for the Existing Premises in accordance with the terms of the Lease. During the 4th Floor Expansion Premises Term, Tenant shall pay to Landlord Tenant’s Share of Direct Expenses for the 4th Floor Expansion Premises in accordance with the terns of the Lease;
provided that, with respect to the 4th Floor Expansion
Premises only, (a) Tenant’s Share shall be 9.47%, and (b) the Base Year shall be calendar year 2011. 
 6.
Deletions. Sections 2.3 and 2.4 and Article 17 of the Original Lease and Sections 8 and 9 of the Second Amendment are hereby deemed deleted in their entirety and of no further force or effect.

 7. Brokers. Landlord has retained The CAC Group, Inc. (“Landlord’s Agent”) as leasing
agent in connection with this Amendment and Landlord will be solely responsible for any fee that may be payable to Landlords Agent. Landlord agrees to pay a commission to CB Richard Ellis, Inc. (“Tenant’s Broker”) pursuant to a
separate agreement. Each of Landlord and Tenant represents and warrants to the other that neither it nor its agents have dealt with any broker in connection with this Amendment other than Landlord’s Agent and Tenant’s Broker. Each of
Landlord and Tenant shall indemnify, defend, protect and hold the other party harmless from and against any and all losses, liabilities, damages, claims, judgments, fines, suits, demands, costs, interest and expenses of any kind or nature (including
reasonable attorneys’ fees and disbursements) incurred in connection with any claim, proceeding or judgment and the defense thereof, and including all costs of repairing any damage to the Premises or the Building or the appurtenances of any of
the foregoing, which the indemnified party may incur by reason of any claim of or liability to any broker, finder or like agent (other than Landlord’s Agent and Tenant’s Broker) arising out of any dealings claimed to have occurred between
the indemnifying party and the claimant in connection with this Amendment and/or the above representation being false. 
 8.
Notice. Notwithstanding anything to the contrary set forth in the Lease, effective as of the date of this Amendment, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following address:

 Millennium Partners 
 735 Market Street, 6th Floor 
 San Francisco, CA 94103 

Attention: Sean Jeffries 
 9. Time of Essence. Time is of the essence with respect to the performance of every provision of this Amendment in which time of performance is a factor. Unless otherwise indicated, all
references herein to a number of “days” shall mean and refer to calendar days. 
 10.
Counterparts. This Amendment may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of which counterparts, when taken together, shall be deemed to constitute one and the same instrument.
Signatures of the parties transmitted by facsimile or electronic mail PDF format shall be deemed to constitute originals and may be relied upon, for all  

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

  
 4. 

 
purposes, as binding the transmitting party hereto. The patties intend to be bound by the signatures transmitted by facsimile or electronic mail PDF format, are aware that the other party will
rely on such signature, and hereby waive any defenses to the enforcement of the terms of this Amendment based on the form of signature. 
 11. No Further Modification. Except as set forth in this Amendment, all of the terms and provisions of the Lease are hereby ratified and confirmed and shall remain unmodified and in
full force and effect. In the event of any conflict between the terms and conditions of the Lease and the terms and conditions of this Amendment, the terms and conditions of this Amendment shall prevail. 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK.] 
 [SIGNATURE PAGE FOLLOWS.] 

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

  
 5. 

 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first above
written. 
  

									
	“Landlord”:	 		 	“Tenant”:
			
	 706 MISSION STREET CO LLC,
 a Delaware limited liability company
	 		 	 YELP! Inc.,
 a
Delaware corporation

					
	By:	 	 /s/ Sean Jeffries
	 		 	By:	 	 /s/ Vlado Herman

					
	Name:	 	 /s/ Sean Jeffries
	 		 	Name:	 	 /s/ Vlado Herman

					
	Title:	 	 /s/ Authorized Manager
	 		 	Title:	 	  

					
		 		 		 	By:	 	  

					
		 		 		 	Name:	 	  

					
		 		 		 	Title:	 	  

  
 [SIGNATURE
PAGE TO THIRD AMENDMENT TO AMENDED AND RESTATED OFFICE LEASE] 

					
		
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]
	  
   

 Exhibit A 
 Outline of 4th Floor Expansion Premises 
 

 

  

					
		  	 
  
	706 MISSION STREET
 [YELP!
INC.]Galleria Corporate Center Lease

 Exhibit 10.13 
 GALLERIA CORPORATE CENTRE 
 LEASE 

between 

JEMB SCOTTSDALE LLC 
 as “Landlord” 
 and 

YELP! INC. 

as “Tenant” 

 TABLE OF CONTENTS 

 

											
	SECTION	  	PAGE	 
			
		 	 INDEX OF DEFINED TERMS
	  	 	i	  
			
	1.	 	BASIC TERMS	  	 	1	  
			
	2.	 	PREMISES; TEMPORARY PREMISES	  	 	3	  
				
		 	2.1	 	Premises	  	 	3	  
		 	2.2	 	Temporary Premises	  	 	3	  
			
	3.	 	TERM; POSSESSION	  	 	4	  
				
		 	3.1	 	Commencement and Expiration of the Term	  	 	4	  
		 	3.2	 	Effect of Tenant’s Occupancy	  	 	4	  
		 	3.3	 	Option to Extend Initial Term	  	 	4	  
		 	3.4	 	Early Termination	  	 	6	  
			
	4.	 	RENT	  	 	7	  
				
		 	4.1	 	Base Rent	  	 	7	  
		 	4.2	 	Additional Rent	  	 	7	  
		 	4.3	 	Payment of Rent	  	 	7	  
		 	4.4	 	Delinquent Rent Payments	  	 	7	  
		 	4.5	 	Security Deposit	  	 	8	  
			
	5.	 	OPERATING COSTS; TAXES	  	 	8	  
				
		 	5.1	 	Payment of Excess Operating Costs and Excess Taxes	  	 	8	  
		 	5.2	 	Operating Costs	  	 	8	  
		 	5.3	 	Taxes	  	 	9	  
		 	5.4	 	Estimated Operating Costs; Estimated Taxes	  	 	9	  
		 	5.5	 	Payment of Estimated Excess Operating Costs and Estimated Excess Taxes	  	 	10	  
		 	5.6	 	Verification of Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess	  			
		 		 	Taxes	  	 	10	  
		 	5.7	 	Tenant’s Audit Right	  	 	10	  
		 	5.8	 	Cap on Controllable Operating Costs	  	 	11	  
		 	5.9	 	Variable Operating Costs	  	 	11	  
		 	5.10	 	Personal Property Taxes	  	 	11	  
		 	5.11	 	Taxes on Rent	  	 	11	  
			
	6.	 	USE OF THE PREMISES	  	 	11	  
				
		 	6.1	 	Use	  	 	11	  
		 	6.2	 	Common Area	  	 	12	  
		 	6.3	 	Rights Reserved By Landlord	  	 	12	  
		 	6.4	 	Hazardous Materials	  	 	14	  
		 		 	(a)	 	Definitions	  	 	15	  
		 		 	(b)	 	Tenant’s Covenants	  	 	15	  
		 		 	(c)	 	Compliance	  	 	15	  
		 		 	(d)	 	Landlord’s Rights	  	 	16	  
		 		 	(e)	 	Tenant’s Indemnification	  	 	16	  
		 		 	(f)	 	Landlord’s Representation_and Indemnification	  	 	16	  
			
	7.	 	TENANT IMPROVEMENTS & ALTERATIONS	  	 	16	  

									
		 	7.1	 	Landlord’s Consent Required	  	16
		 	7.2	 	Tenant’s Submittals	  	17
		 	7.3	 	Completion of Alterations and Permitted Alterations	  	18
		 	7.4	 	No Liens	  	18
		 	7.5	 	Indemnification	  	18
			
	8.	 	MAINTENANCE AND REPAIRS	  	18
				
		 	8.1	 	Landlord’s Maintenance	  	18
		 	8.2	 	Tenant’s Maintenance	  	19
			
	9.	 	SERVICES PROVIDED BY LANDLORD	  	19
				
		 	9.1	 	Description of Services	  	19
		 	9.2	 	Payment for Excess Utilities and Services	  	19
		 	9.3	 	Interruption of Services	  	20
			
	10.	 	INSURANCE; INDEMNIFICATION	  	21
				
		 	10.1	 	Tenant’s Insurance Obligations	  	21
		 		 	(a)	 	Liability Insurance	  	21
		 		 	(b)	 	Property Insurance	  	21
		 		 	(c)	 	Other Insurance	  	21
		 		 	(d)	 	Miscellaneous Insurance Provisions	  	21
		 		 	(e)	 	Tenant’s Waiver and Release of Claims and Subrogation	  	21
		 	10.2	 	Landlord’s Insurance Obligations	  	22
		 		 	(a)	 	Property Insurance	  	22
		 		 	(b)	 	Liability Insurance	  	22
		 		 	(c)	 	Landlord’s Waiver and Release of Claims and Subrogation	  	22
		 	10.3	 	Tenant’s Indemnification of Landlord	  	22
		 	10.4	 	Tenant’s Waiver	  	22
		 	10.5	 	Tenant’s Failure to Insure	  	23
		 	10.6	 	Landlord’s Indemnification of Tenant	  	23
			
	11.	 	DAMAGE BY FIRE OR OTHER CASUALTY	  	23
				
		 	11.1	 	Landlord’s Duty to Repair	  	23
		 	11.2	 	Landlord’s Right to Terminate	  	23
		 	11.3	 	Tenant’s Right to Terminate	  	24
		 	11.4	 	Exclusive Casualty Remedy	  	24
			
	12.	 	CONDEMNATION	  	24
				
		 	12.1	 	Definitions	  	24
		 	12.2	 	Effect of Taking on Lease	  	24
		 	12.3	 	Restoration	  	25
		 	12.4	 	Abatement and Reduction of Rent	  	25
		 	12.5	 	Awards	  	25
		 	12.6	 	Exclusive Taking Remedy	  	25
			
	13.	 	ASSIGNMENT AND SUBLETTING	  	26
				
		 	13.1	 	Landlord’s Consent Required	  	26
		 	13.2	 	Landlord’s Consent Standards	  	26
		 	13.3	 	Excess Consideration	  	27
		 	13.4	 	No Release Of Tenant	  	27
		 	13.5	 	Landlord’s Recapture Right	  	27

									
		  	13.6	 	Landlord’s Leaseback Right	  	 	27	  
		  	13.7	 	Assignment of Sublease Rents	  	 	27	  
			
	14.	  	DEFAULTS; REMEDIES	  	 	28	  
				
		  	14.1	 	Events of Default	  	 	28	  
		  	14.2	 	Remedies	  	 	28	  
		  	14.3	 	Waiver and Release	  	 	30	  
		  	14.4	 	No Waiver	  	 	30	  
		  	14.5	 	Landlord’s Default	  	 	30	  
			
	15.	  	SURRENDER AND HOLDING OVER	  	 	30	  
				
		  	15.1	 	Surrender	  	 	30	  
		  	15.2	 	Holding Over	  	 	31	  
			
	16.	  	SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES	  	 	31	  
				
		  	16.1	 	Subordination; Attornment	  	 	31	  
		  	16.2	 	Mortgagee Protection	  	 	32	  
		  	16.3	 	Estoppel Certificates	  	 	32	  
			
	17.	  	MISCELLANEOUS PROVISIONS	  	 	32	  
				
		  	17.1	 	Storage Space	  	 	32	  
		  	17.2	 	Parking	  	 	33	  
		  	17.3	 	Expanded Development	  	 	33	  
		  	17.4	 	Signs	  	 	33	  
		  	17.5	 	First Right of Offer	  	 	34	  
		  	17.6	 	Building Antenna/Microwave Dishes	  	 	34	  
		  	17.7	 	Access	  	 	35	  
		  	17.8	 	Tenant’s Security System	  	 	35	  
		  	17.9	 	Restricted Tenants	  	 	35	  
		  	17.10	 	Notices	  	 	36	  
		  	17.11	 	Financial Statements	  	 	36	  
		  	17.12	 	Quiet Possession	  	 	36	  
		  	17.13	 	Security Measures	  	 	36	  
		  	17.14	 	Force Majeure	  	 	36	  
		  	17.15	 	Rules and Regulations	  	 	37	  
		  	17.16	 	Limitation on Landlord’s Liability	  	 	37	  
		  	17.17	 	Consents and Approvals	  	 	37	  
		  	17.18	 	Brokers	  	 	37	  
		  	17.19	 	Entire Agreement; Amendment	  	 	37	  
		  	17.20	 	Authority	  	 	38	  
		  	17.21	 	Successors	  	 	38	  
		  	17.22	 	Captions	  	 	38	  
		  	17.23	 	No Joint Venture	  	 	38	  
		  	17.24	 	Severability	  	 	38	  
		  	17.25	 	Survival	  	 	38	  
		  	17.26	 	Governing Law	  	 	38	  
		  	17.27	 	Time is of the Essence	  	 	38	  
		  	17.28	 	Joint and Several Liability	  	 	38	  
		  	17.29	 	Provisions are Covenants and Conditions	  	 	38	  
		  	17.30	 	Management	  	 	38	  
		  	17.31	 	No Recording	  	 	39	  
		  	17.32	 	Nondisclosure of Lease Terms	  	 	39	  
		  	17.33	 	Construction of Lease and Terms	  	 	39	  

									
		 	17.34	 	No Press Release	  	 	39	  
			
	 18.
	 	INITIAL IMPROVEMENTS	  	 	C-1	  
				
		 	18.1	 	Tenant Improvements	  	 	C-1	  
		 	18.2	 	Space Plan	  	 	C-1	  
		 	18.3	 	Construction Drawings and_Specifications	  	 	C-1	  
		 	18.4	 	Tenant’s Representative	  	 	C-1	  
		 	18.5	 	Punch List	  	 	C-2	  
		 	18.6	 	Floor Core Drilling Penetrations	  	 	C-2	  
		 	18.7	 	Tenant’s Noise Suppression System	  	 	C-2	  
			
	Exhibits	 		  			
			
		 	EXHIBIT A FLOOR PLAN	  			
		 	EXHIBIT B LEGAL DESCRIPTION OF THE LAND	  			
		 	EXHIBIT C TENANT IMPROVEMENT RIDER	  			
		 	EXHIBIT D BUILDING RULES	  			
		 	EXHIBIT E SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT	  			
		 	EXHIBIT F LOCATION AND SPECIFICATIONS OF TENANT’S EXTERIOR BUILDING SIGNAGE	  			

 INDEX OF DEFINED TERMS 

 

					
	 Additional Rent
	  	 	7	  
	 Affiliate
	  	 	28	  
	 Alterations
	  	 	17	  
	 Award
	  	 	24	  
	 Base Rent
	  	 	7	  
	 BOMA
	  	 	3	  
	 Brokers
	  	 	37	  
	 Building
	  	 	3	  
	 Building Rules
	  	 	37	  
	 Building Systems
	  	 	12	  
	 Business Days
	  	 	19	  
	 Business Hours
	  	 	10	  
	 Claims
	  	 	16	  
	 Commencement Date
	  	 	4	  
	 Common Area
	  	 	12	  
	 Comparable Buildings
	  	 	5	  
	 Condemning Authority
	  	 	24	  
	 Construction Drawings and Specifications
	  	 	C-1	  
	 Early Termination Date
	  	 	7	  
	 Early Termination Payment
	  	 	7	  
	 Early Termination Period
	  	 	6	  
	 Encumbrances
	  	 	8	  
	 Environmental Losses
	  	 	15	  
	 Environmental Requirements
	  	 	15	  
	 Event of Default
	  	 	28	  
	 Exercise Notice
	  	 	5	  
	 Exercise Period
	  	 	5	  
	 Existing Suite 200 Lease
	  	 	34	  
	 Expiration Date
	  	 	4	  
	 Fair Market Base Rent
	  	 	5	  
	 First Right
	  	 	34	  
	 First Right Space
	  	 	34	  
	 Force Majeure
	  	 	36	  
	 General Manager
	  	 	10	  
	 Hazardous Materials
	  	 	15	  
	 HVAC
	  	 	12	  
	 Interest Rate
	  	 	8	  
	 Landlord Parties
	  	 	16	  
	 Landlord’s Notice
	  	 	C-1	  
	 Laws
	  	 	12	  
	 Lease
	  	 	1	  
	 Leasing Costs
	  	 	7	  
	 Managing Agent
	  	 	10	  
	 Mortgagee
	  	 	32	  
	 Mortgages
	  	 	31	  
	 Noise Suppression System Allowance
	  	 	C-2	  

					
	 Operating Costs
	  	 	8	  
	 Option Base Rent
	  	 	5	  
	 Option Term
	  	 	4	  
	 Outside Agreement Date
	  	 	5	  
	 Parking Facilities
	  	 	3	  
	 Permitted Alterations
	  	 	17	  
	 Permitted Hazardous Materials
	  	 	15	  
	 Premises
	  	 	3	  
	 Project
	  	 	3	  
	 Proposed Transferee
	  	 	26	  
	 Publicity
	  	 	39	  
	 Re-entry Costs
	  	 	29	  
	 Rent
	  	 	7	  
	 Rent Commencement Date
	  	 	7	  
	 Rent Tax
	  	 	11	  
	 Representatives
	  	 	15	  
	 Restricted Tenant’s Clause
	  	 	35	  
	 Security Deposit
	  	 	8	  
	 Service Failure
	  	 	20	  
	 SNDA Agreement
	  	 	31	  
	 Space Plan
	  	 	C-1	  
	 Structural Alterations
	  	 	17	  
	 Sublease Profits
	  	 	27	  
	 Subleasing Costs
	  	 	27	  
	 Substantial Completion
	  	 	C-1	  
	 Substantially Complete
	  	 	C-1	  
	 Substantially Completed
	  	 	C-1	  
	 Taking
	  	 	24	  
	 Taking Date
	  	 	24	  
	 Taxes
	  	 	9	  
	 Telecommunications Equipment
	  	 	34	  
	 Temporary Premises
	  	 	3	  
	 Tenant Delay
	  	 	4	  
	 Tenant Improvement Rider
	  	 	4	  
	 Tenant Improvements
	  	 	16	  
	 Tenant’s Noise Suppression System
	  	 	C-2	  
	 Tenant’s Share of Excess Operating Costs
	  	 	8	  
	 Tenant’s Share of Excess Taxes
	  	 	8	  
	 Term
	  	 	4	  
	 Termination Date
	  	 	4	  
	 Tl Termination Notice
	  	 	C-1	  
	 Transfer
	  	 	26	  
	 Transferee
	  	 	27	  
	 Utility Lines
	  	 	14	  
	 Visitors
	  	 	15	  

 
 

 LEASE 
 THIS LEASE (the “Lease”) is made as of the Lease Date set forth in the Basic Terms, by and between Landlord and Tenant. Landlord and Tenant hereby agree as follows: 

 

	1.	BASIC TERMS. 

  

			
		
	Lease Date:	    	January 2, 2010
		
	Landlord:	    	JEMB Scottsdale LLC, a Delaware limited liability company
		
	Tenant:	    	Yelp! Inc., a Delaware corporation
		
	Project:	    	Galleria Corporate Centre
		
	Building Address:	    	 4343 North Scottsdale Road

Scottsdale, Arizona 85251

		
	Premises:	    	Floor: Second
		
		    	Suite Number: 220 (consisting of 28,574 rentable square feet of floor area)
		
	Term:	    	 Sixty-nine (69) full calendar months (plus any partial month at the
 beginning of the Term), together with one (1) five (5) year option to extend
 pursuant to Section
3.3 below.

		
	Commencement Date:	    	April 30, 2010 (see Section 3.1 of this Lease)
		
	Expiration Date:	    	The last day of the sixty-ninth (69th) full calendar month in the Term
		
	Base Rent:	    	

  

									
		 	Months	  	Annual Basic Rent	  	Monthly
 Installments
	  	
		 		  		  		  	
					
		 	01-24	  	$403,607.75	  	$33,633.98	  	
					
		 	25-33	  	$671,489.00	  	$55,957.42	  	
					
		 	34-49	  	$714,350.00	  	$59,529.17	  	
					
		 	50-69	  	$742,924.00	  	$61,910.33	  	

  

			
	 Annual Operating Cost
 Expense Stop:
	  	Base Year 2010
		
	Annual Tax Expense Stop:	  	Base Year 2010
		
	Tenant’s Share:	  	9.64%
		
	Security Deposit:	  	$61,910.33
		
	Business Hours:	  	 7:00 a.m. to 6:00 p.m. on Monday – Friday
 8:00 a.m. to noon on Saturdays

			
	 Landlord’s Address for
 Payment of Rent:
	  	 JEMB Scottsdale LLC
 P.O.
Box 8000, Department 411
 Buffalo, NY 14267

 

							
			
		  		  	With respect to wire transfer payment:
				
		  		  	Beneficiary:	  	JEMB Scottsdale LLC
		  		  	Account:	  	889-072-8382
		  		  	ABA:	  	022-000-046
		  		  	Bank:	  	 M&T Bank
 350 Park
Avenue
 New York, NY 10022

 

			
		  	or as directed by Landlord’s Mortgagee in writing from time to time with at least sixty (60) days’ prior written notice. Payments of Rent shall continue in compliance
with the most recent such notification until sixty (60) days after the date that Landlord’s then-current Mortgagee directs otherwise, in writing.
		
	 Landlord’s Address for
 Notices:
	  	 JEMB Scottsdale LLC
 4343
North Scottsdale Road, Suite 130
 Scottsdale, Arizona 85251-3221
 Attn: General Manager
 Phone: (480) 874-4758

Fax: (480) 874-6759

		
		  	With a copy to:
		
		  	 JEMB Realty Corp.
 150
Broadway, Room 800
 New York, New York 10038
 Attn: Mr. Joseph L. Jerome
 Phone: (212) 608-5100

Fax: (212) 842-5704

		
		  	With a copy to:
		
		  	 Gallagher & Kennedy, P.A.

2575 East Camelback Road
 Phoenix, Arizona
85016
 Attn: Alexander L. Broadfoot, Esq.
 Phone: (602) 530-8000
 Fax: (602) 530-8500

		
	 Tenant’s Address for

Notices:
	  	 Yelp! Inc.
 706 Mission
Street
 San Francisco, California 94103

Attn: Vlado Herman

		
	Broker(s):	  	CB Richard Ellis, Inc.
		
	 Landlord’s Managing

Agent
	  	JEMB Realty

  
 2 

			
	 Landlord’s General
 Manager:
	  	Mr. Joseph Collura

 The Basic Terms set forth above constitute a part of the Lease. In the event of any conflict between any
provision in the Basic Terms and any provision of the Lease, the provisions of the Lease shall control. 
  

	2.	PREMISES; TEMPORARY PREMISES. 

 2.1 Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, upon the terms and subject to the conditions of this Lease, the premises described in the Basic Terms as the
Premises (the “Premises”), in the building located at the address specified in the Basic Terms. The Premises has been measured substantially in accordance with ANSI/BOMA Z65.1-1996, as published by the Building Owners and Managers
Association International (a/k/a “BOMA”), applying a 13.6% load factor. Landlord and Tenant agree that, for all purposes of this Lease, the rentable areas of the Premises shall be as specified in the Basic Terms. The configuration
and location of the Premises is shown on Exhibit A. For purposes of this Lease, the “Building” shall mean the building in which the Premises is located at the address specified in the Basic Terms, together with the parking
facilities serving the Project (as hereinafter defined), which parking facilities include the existing parking garage located below, and the existing parking structure located within, the Project, and which parking facilities may include (in
Landlord’s sole and absolute discretion) a future surface parking area located adjacent to the building in which the Premises is located if and when Landlord elects (in Landlord’s sole and absolute discretion) to construct any such surface
parking area (collectively, the “Parking Facilities”). The Building (including, without limitation, the Parking Facilities), the parcel(s) of land on which the Building (including, without limitation, the Parking Facilities) is
situated (which parcel(s) of land are legally described on Exhibit B attached hereto and incorporated herein), and the retail building located to the south of the Building, together constitute the Project identified in the Basic Terms (the
“Project”). 
 2.2 Temporary Premises. Notwithstanding anything to the contrary contained in this Lease,
from and after the Lease Date set forth in the Basic Terms, Landlord shall provide to Tenant approximately 10,858 rentable square feet of temporary space located in Suite 355 on the third floor of the Building (the “Temporary
Premises”), including the right to use the existing furniture and cubicles in said Temporary Premises. Tenant’s occupancy of the Temporary Premises shall be on the terms and conditions of this Lease as though the Temporary Premises
were the “Premises” hereunder, except that Tenant shall have no obligation to pay Rent for the Temporary Premises (except as expressly provided in the following paragraph) and Landlord shall have no obligation to construct tenant
improvements or any other alterations in the Temporary Premises, Tenant hereby acknowledging and agreeing that Tenant accepts the Temporary Premises in an “AS IS - WHERE IS” condition. 

If the Lease is not terminated in accordance with Section 18.1 of Exhibit C attached hereto and incorporated herein, Tenant
shall be entitled to occupy the Temporary Premises from and after the Lease Date until the date that is fourteen (14) days after the date on which a certificate of occupancy (or equivalent governmental approval) is issued for the Premises. The
foregoing notwithstanding, if the Lease is terminated in accordance with Section 18.1 of Exhibit C. Tenant shall be entitled to occupy the Temporary Premises for a period of one hundred twenty (120) days from and after the date of
the Tl Termination Notice (as defined in Section 18.1 of Exhibit C) at an annual Base Rent of Fourteen and No/100ths Dollars ($14.00) per square foot for the Temporary Premises (or a monthly Base Rent of Twelve Thousand Six Hundred
Sixty-Seven and 67/100ths Dollars ($12,667.67) for such period of Tenant’s occupancy of the Temporary Premises). The surrender and hold over provisions of Article 15 of this Lease will in all events apply (as though the Temporary Premises were
the “Premises” hereunder) upon the expiration of the aforementioned one hundred twenty (120) day period. 

  
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	3.	TERM; POSSESSION. 

 3.1
Commencement and Expiration of the Term. The term of this Lease (the “Term”) shall commence on the Commencement Date and, unless sooner terminated or extended, shall expire on the Expiration Date set forth in the Basic Terms
(the “Expiration Date”). For purposes hereof, the “Commencement Date” shall be the earlier of (a) the date on which Landlord tenders possession of the Premises to Tenant, with the Tenant Improvements therein
Substantially Completed, as more specifically provided in the Tenant Improvement Rider attached hereto and incorporated herein as Exhibit C (the “Tenant Improvement Rider”), (b) in the event of any “Tenant
Delay,” which shall mean any delay caused or contributed to by Tenant, including, without limitation, with respect to the Tenant Improvements, Tenant’s failure to timely prepare or approve a space plan for the Tenant Improvements,
Tenant’s failure to timely prepare or approve construction drawings and specifications, and any delay from any revisions Tenant proposes to the approved construction drawings and specifications, the date on which Landlord would have
Substantially Completed the Premises but for such Tenant Delay, or (c) the date Tenant commences business operations in the Premises. The parties anticipate that the Commencement Date will occur on or about the Commencement Date set forth in
the Basic Terms; provided, however, that, except as expressly provided below, Landlord shall not be liable for any claims, damages or liabilities if the Tenant Improvements within the Premises are not Substantially Completed by the Commencement
Date. If Landlord is unable to tender possession of the Substantially Completed Premises to Tenant on or before the Commencement Date for any reason, this Lease shall remain in full force and effect; provided, however, that unless the delay is a
Tenant Delay, the Commencement Date will be extended by a period equal to the number of days of delay. When the Commencement Date and the Rent Commencement Date have been established, Landlord and Tenant shall, at Landlord’s request, confirm
the Commencement Date, the Rent Commencement Date and Expiration Date in writing, it being acknowledged and agreed that Tenant’s failure to reasonably object to such dates or to execute the written instrument confirming such dates within ten
(10) days of Landlord’s request therefor will constitute Tenant’s deemed approval of such dates as proposed by Landlord. Notwithstanding the provisions of this Section 3.1, if Substantial Completion of the Tenant Improvements
does not occur on or before the date that is one hundred eighty (180) days following Landlord’s receipt of the final cost estimate for the Tenant Improvements and the parties have agreed upon the scope of the Tenant Improvements as
contemplated under Section 18.1 below (as such date may be extended pursuant to the following provisions of this Section 3.1, the “Termination Date”), then Tenant may terminate this Lease by delivering written notice of
termination to Landlord not later than ten (10) days after the Termination Date. If Tenant timely delivers such notice of termination, then this Lease will terminate and the parties will have no further rights or obligations hereunder, provided
that if Substantial Completion of the Tenant Improvements occurs within ten (10) days after Landlord receives Tenant’s termination notice, then this Lease will remain in full force and effect. Any failure by Tenant to deliver such
termination notice to Landlord on or before ten (10) days after the Termination Date will constitute a waiver of Tenant’s right to terminate this Lease pursuant to this Section 3.1, and this Lease will remain in full force and effect.
The Termination Date will in all events be extended by reason of Tenant Delay or Force Majeure. Tenant’s rights under this Section 3.1 will be Tenant’s sole and exclusive rights and remedies against Landlord for any delay in achieving
Substantial Completion of the Tenant Improvements. 
 3.2 Effect of Tenant’s Occupancy. Tenant’s occupancy of
the Premises conclusively establishes that Landlord Substantially Completed the Tenant Improvements as required by this Lease in a manner satisfactory to Tenant, subject to completion of any punch-list items, if any. Tenant’s failure to
strictly comply with any construction warranty, if any, with respect to any item included as part of the Premises constitutes Tenant’s waiver and release of any and all rights, benefits, claims or warranties available to Tenant under this
Lease, at law or in equity in connection with each such item. 
 3.3 Option to Extend Initial Term. Landlord hereby
grants Tenant one (1) option to extend the then current Term of this Lease for the entire Premises for a total period of five (5) years (the “Option Term”), which option shall be exercisable only by written Exercise Notice (as
defined below) delivered by Tenant to Landlord as provided below, provided that Tenant is not then in default under this Lease beyond applicable cure periods after Tenant’s receipt of written notice of such default. Upon the proper

  
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and timely exercise of such option to extend, and provided that, as of the end of the Term, Tenant is not in default under this Lease beyond applicable cure periods after Tenant’s receipt of
written notice of such default, the Term shall be extended for the Option Term. The extension of the Term will be on the same terms, covenants and conditions as in this Lease, other than Base Rent and adjustment of the Base Year and other than the
fact that there shall be no Landlord work or Tenant Improvements to be performed by Landlord within the Premises nor shall there be any obligation of Landlord to provide an allowance to Tenant for any improvements or alterations to be installed in
the Premises. The Term of this Lease shall include the Option Term upon Tenant’s timely exercise of the option right contained herein. 
 (a) Option Base Rent. The annual Base Rent payable by Tenant during the Option Term (the “Option Base Rent”) shall be equal to ninety-five (95%) of the rate which takes into
account all of the following terms and conditions (the “Fair Market Base Rent”) which for purposes hereof means the annual Base Rent, taking into account whether the then current market is using leases based on a base year, an
expense stop, or triple net, at which tenants, as of the commencement of the Option Term, are leasing non-sublease, non-concourse-level office space, and which comparable space is located in buildings of similar age, quality of construction and
building specification as the Building and located in the greater Phoenix/Scottsdale, Arizona area (the “Comparable Buildings”); provided, however, that Option Base Rent shall in no event be less than annual Base Rent payable by
Tenant during the last month of the initial Term. All other terms and conditions of this Lease shall apply throughout the Option Term; however, any obligation of Landlord to construct Tenant Improvements or provide an allowance shall not apply
during the Option Term. 
 (b) Exercise of Option. The option contained in this Section 3.3 shall be exercised by
Tenant, if at all, during the period (the “Exercise Period”) which commences sixteen (16) months and ends twelve (12) months prior to the expiration of the initial Term by delivering written notice (“Exercise
Notice”) thereof to Landlord, time being of the essence of this provision. During the Exercise Period, the parties shall follow the procedure and the Fair Market Base Rent shall be determined as set forth in Section 3.3(c) below.
Tenant’s failure to timely deliver the Exercise Notice during the Exercise Period shall be deemed to constitute Tenant’s waiver of its option to extend the initial Term hereunder. 

(c) Determination of Option Base Rent. Within sixty (60) days of Tenant timely sending to Landlord the Exercise Notice,
Landlord shall provide to Tenant Landlord’s initial determination of Fair Market Base Rent and Option Base Rent. If Landlord determines that Option Base Rent is equal to annual Base Rent payable by Tenant during the last month of the initial
Term, Tenant shall have no right to object to this determination or to request arbitration to determine Fair Market Base Rent in accordance with Sections 3.3(c)(1) through 3.3(c)(6) below. In all other events, Tenant will be deemed to have accepted
Landlord’s determination of Fair Market Base Rent and Option Base Rent unless Tenant, within thirty (30) days after receipt thereof, objects in writing to such determination (time being of the essence in providing Tenant’s objection
hereunder). If Tenant timely and appropriately objects in writing to the Fair Market Base Rent initially determined by Landlord, Landlord and Tenant shall thereafter attempt to agree upon the Fair Market Base Rent, using good-faith efforts. If
Landlord and Tenant fail to reach agreement by thirty (30) days following Tenant’s delivery of the exercise notice to Landlord (the “Outside Agreement Date”), each party shall submit to the other party a separate written
determination of the Fair Market Base Rent within fifteen (15) days after the Outside Agreement Date, and such determinations shall be submitted to arbitration in accordance with Sections 3.3(c)(1) through 3.3(c)(6) below. Failure of Tenant or
Landlord to submit a written determination of the Fair Market Base Rent within such fifteen (15) day period shall conclusively be deemed to be the non-determining party’s approval of the Fair Market Base Rent submitted within such fifteen
(15) day period by the other party. 
 (1) Landlord and Tenant Arbitrators. Landlord and Tenant shall each appoint
one arbitrator who shall by profession be an independent real estate broker who shall have no ongoing business relationship with Tenant or Landlord and who shall have been active over the five (5) year period ending on the date of such appointment
in the leasing of space in the Comparable Buildings. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s submitted Fair Market Base Rent is the closest to the actual Fair Market Base
Rent as determined by the 

  
 5 

 
arbitrators, taking into account the requirements of Section 3.3(c). Each such arbitrator shall be appointed within thirty (30) days after the Outside Agreement Date, it being
acknowledged and agreed that if either Landlord or Tenant fails to appoint an arbitrator within such thirty (30) day period, the arbitrator appointed by one of them shall reach a decision as to whether Landlord’s or Tenant’s submitted
Fair Market Base Rent is the closest to the actual Fair Market Base Rent, and shall use the closest of Landlord’s or Tenant’s submitted Fair Market Base Rent as the Fair Market Base Rent for purposes of calculating the Option Base Rent,
and shall notify Landlord and Tenant thereof, and such decision shall be binding on Landlord and Tenant. 
 (2)
Arbitrators’ Decision. The two (2) arbitrators appointed by Landlord and Tenant pursuant to Section 3.3(c)(1) above shall within fifteen (15) days of the date of the appointment of the last appointed arbitrator use good
faith efforts to reach a decision as to whether Landlord’s or Tenant’s submitted Fair Market Base Rent is the closest to the actual Fair Market Base Rent, and shall use the closest of Landlord’s or Tenant’s submitted Fair Market
Base Rent as the Fair Market Base Rent for purposes of calculating the Option Base Rent, and shall notify Landlord and Tenant thereof, and such decision shall be binding on Landlord and Tenant. 

(3) Potential for Third Arbitrator. If, despite good faith efforts, the two (2) arbitrators appointed by Landlord and Tenant
pursuant to Section 3.3(c)(1) above cannot reach agreement as to Fair Market Base Rent in accordance with Section 3.3(c)(2) above, then such arbitrators shall within ten (10) days of the date of the appointment of the last appointed
arbitrator use good faith efforts to agree upon and appoint a third arbitrator who shall be qualified under the same criteria as set forth hereinabove for qualification of the initial two (2) arbitrators. The third arbitrator so appointed shall
within fifteen (15) days after her/his appointment reach a decision as to whether Landlord’s or Tenant’s submitted Fair Market Base Rent is the closest to the actual Fair Market Base Rent, and shall use the closest of Landlord’s
or Tenant’s submitted Fair Market Base Rent as the Fair Market Base Rent for purposes of calculating the Option Base Rent, and shall notify Landlord and Tenant thereof, and such decision shall be binding on Landlord and Tenant. 

(4) Potential for Judge-Appointed Third Arbitrator. If, despite good faith efforts, the two (2) arbitrators fail to agree
upon and appoint a third arbitrator within the time period provided in Section 3.3(c)(3) above, then either party may, upon at least five (5) days’ prior written notice to the other party, request the Judge of the Maricopa County
Superior Court, acting in his private and nonjudicial capacity, to appoint the third arbitrator who shall be qualified under the same criteria as set forth hereinabove for qualification of the initial two (2) arbitrators. Following the
appointment of the third arbitrator, the third arbitrator so appointed shall within fifteen (15) days after her/his appointment reach a decision as to whether Landlord’s or Tenant’s submitted Fair Market Base Rent is the closest to
the actual Fair Market Base Rent, and shall use the closest of Landlord’s or Tenant’s submitted Fair Market Base Rent as the Fair Market Base Rent for purposes of calculating the Option Base Rent, and shall notify Landlord and Tenant
thereof, and such decision shall be binding on Landlord and Tenant. 
 (5) Binding Decision. The decision of the two
(2) arbitrators, or the third arbitrator (if applicable), shall be binding upon Landlord and Tenant. 
 (6) Arbitration
Costs. If the determination of Fair Market Base Rent is made by arbitration under this Section 3.3, Tenant will pay all costs, fees and expenses of the initial arbitrator so appointed by Tenant and Landlord will pay all costs, fees and
expenses of the initial arbitrator so appointed by Landlord. All costs, fees and expenses of any third arbitrator, if any, and any other costs of the arbitration proceeding contemplated hereunder, if any, shall be split equally between Tenant and
Landlord. 
 3.4 Early Termination. Tenant may terminate the Lease at any time following the
expiration of the forty-sixty (46th) month of the Term and
prior to the expiration of the initial sixty-nine (69) month Term (the “Early Termination Period”), subject to and in accordance with the provisions of this Section 3.4. To exercise such early termination right, Tenant must (a)
deliver written notice to Landlord that 

  
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Tenant desires to terminate the Lease within the Early Termination Period (the desired termination date to be included within such written notice and is hereinafter referred to as the
“Early Termination Date”) at least twelve (12), but not more than fifteen (15), months prior to the proposed Early Termination Date; and (b) pay Landlord an Early Termination Payment (as defined below) concurrently with
delivery of such notice. Tenant is not entitled to early termination if any Event of Default by Tenant exists either when Tenant delivers the exercise notice to Landlord or upon the Early Termination Date. As used in this Section 3.4, the
“Early Termination Payment” means the unamortized balance of all tenant improvement and lease commission costs Landlord incurs or expends pursuant to this Lease, as well as rent concessions in the amount of Four Hundred Eighty-Two
Thousand One Hundred Eighty-Six and 25/100ths Dollars ($482,186.25) provided to Tenant under this Lease (collectively, such costs being hereinafter referred to as the “Leasing Costs”). The calculation of the Early Termination
Payment will be made by (a) taking the total of all Leasing Costs as of the Commencement Date, (b) fully amortizing such amount over the period commencing on the Commencement Date through and including the Expiration Date to establish a
monthly payment therefor, and (c) calculating the remaining balance of such amortized amount as of the Early Termination Date. Such remaining principal balance is deemed to be the Early Termination Payment with respect to the Premises for
purposes of this Section 3.4. 
  

	4.	RENT. 

4.1 Base Rent. Tenant agrees to pay to Landlord, at the address for Rent payments set forth in the Basic Terms
(as such address may be changed from time to time by written notice to Tenant), the “Base Rent” set forth in the Basic Terms, without prior notice or demand, beginning on the Rent Commencement Date and continuing on the first
(1st) day of each and every calendar month during the
Term, except that Base Rent for the first full calendar month in which Base Rent is payable shall be paid upon Tenant’s execution of this Lease and Base Rent for any partial month at the beginning of the Term shall be paid on the Rent
Commencement Date. Base Rent for any partial month at the beginning of the Term shall be prorated based on the actual number of days in such month. For purposes hereof, the “Rent Commencement Date” means the earlier of (a) the
Commencement Date; or (b) the date that Landlord’s obligations for construction of the Premises, if any, would have been Substantially Completed but for Tenant Delay. 

4.2 Additional Rent. Article 5 of this Lease requires Tenant to pay certain “Additional Rent” pursuant to
estimates Landlord delivers to Tenant. Tenant will make all payments of estimated Additional Rent in accordance with Sections 5.4 and 5.5 without deduction or offset and without Landlord’s previous demand, invoice or notice for payment. Tenant
will pay all other Additional Rent described in this Lease that is not estimated under Sections 5.4 and 5.5 within fifteen (15) days after receiving Landlord’s invoice for such Additional Rent. Tenant will make all Additional Rent payments
to the same location and, except as described in the previous sentence, in the same manner, as Tenant’s Base Rent payments. 
 4.3 Payment of Rent. All amounts payable or reimbursable by Tenant under this Lease, including, without limitation, Base Rent, Additional Rent, late charges and interest (collectively,
“Rent”), shall constitute Rent and shall be payable and recoverable as Rent in the manner provided in this Lease. All Rent shall be paid without offset, recoupment or deduction, except as may otherwise be expressly provided in
Sections 5.6, 5.7, 9.3, 11.1(b), 12.4 and/or 13.5 of this Lease (but only to the extent any such offset, recoupment or deduction is expressly contemplated thereunder), in lawful money of the United States of America to Landlord at Landlord’s
Address for Payment of Rent as set forth in the Basic Terms, or to such other person or at such other place as Landlord may from time to time designate. Notwithstanding any contrary term or provision of this Lease, Tenant’s covenant and
obligation to pay Rent is independent from any of Landlord’s covenants, obligations, warranties or representations in this Lease. 
 4.4 Delinquent Rent Payments. If Tenant does not pay any installment of Rent within five (5) days after the date the payment is due, Tenant will pay Landlord, as Additional Rent, a late payment
charge equal to five percent (5%) of the amount of the delinquent payment. Further, in addition to such late charge and not in lieu thereof, if Tenant does not pay any installment of Rent within thirty (30) days

  
 7 

 
after the date the payment is due, Tenant will pay Landlord, as Additional Rent, interest on the delinquent payment calculated at the lesser of (i) ten percent (10%) per annum or
(ii) the maximum rate allowable by applicable law (the “Interest Rate”) from the date when the payment is due through the date the payment is made. Landlord’s right to such compensation for Tenant’s delinquency is in
addition to all of Landlord’s rights and remedies under this Lease, at law or in equity. 
 4.5 Security Deposit.
Concurrently with Tenant’s execution of this Lease, Tenant shall deposit with Landlord the amount specified in the Basic Terms as the Security Deposit (the “Security Deposit”), as security for the performance of Tenant’s
obligations under this Lease. Landlord may (but shall have no obligation to) use the Security Deposit (or any portion thereof) to cure any Event of Default under this Lease or to compensate Landlord for any damage Landlord incurs as a result of
Tenant’s failure to perform any of Tenant’s obligations hereunder. In the event Landlord so uses all or any portion of the Security Deposit, Tenant shall pay to Landlord, as Additional Rent on demand, an amount sufficient to replenish the
Security Deposit to the amount provided in the Basic Terms. If Tenant is not in default after receipt of written notice and the expiration of any applicable cure period, within sixty (60) days after the expiration or termination of this Lease,
Landlord shall return to Tenant the Security Deposit (or the balance thereof then held by Landlord at such time and not applied as provided above). Landlord may commingle the Security Deposit with Landlord’s general and other funds. Tenant
shall not be entitled to receive interest on the Security Deposit. 
 5. OPERATING COSTS: TAXES. 

5.1 Payment of Excess Operating Costs and Excess Taxes. Commencing in 2011, Tenant will pay, as Additional Rent and in the manner
this Article 5 describes, Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes due and payable during each calendar year (or portion thereof) during the Term. Excess Operating Costs will be calculated by taking the
total amount of Operating Costs due and payable with respect to the Building (adjusted to reflect a 95% occupied Building) during any calendar year during the Term and subtracting therefrom Operating Costs due and payable with respect to the
Building (adjusted to reflect a 95% occupied Building) during calendar year 2010. “Tenant’s Share of Excess Operating Costs” will be calculated by multiplying Excess Operating Costs for the period in question by Tenant’s
Share. Excess Taxes will be calculated by taking the total amount of Taxes due and payable with respect to the Building during any calendar year during the Term and subtracting therefrom Taxes due and payable with respect to the Building during
calendar year 2010. “Tenant’s Share of Excess Taxes” will be calculated by multiplying the amount of Excess Taxes for the period in question by Tenant’s Share. Landlord will prorate Tenant’s Share of Excess Operating
Costs and Tenant’s Share of Excess Taxes due and payable during the calendar year in which the Lease commences or terminates as of the Commencement Date or Termination Date, as applicable, on a per diem basis based on the number of days of the
Term within such calendar year. 
 5.2 Operating Costs. For purposes of this Lease, the term “Operating
Costs” means all expenses Landlord incurs in connection with maintaining, repairing and operating the Project (it being acknowledged and agreed by Landlord and Tenant that, only that portion of Operating Costs allocated to the Building will
be considered when determining Excess Operating Costs and Tenant’s Share of Excess Operating Costs pursuant to Section 5.1 above), as determined by Landlord or its accountant in accordance with generally accepted accounting principles
consistently followed, including, but not limited to, the following: insurance premiums and deductible amounts under any insurance policy; maintenance and repair costs; steam, electricity, water, sewer, gas and other utility charges; fuel; lighting;
window washing; janitorial services; trash and rubbish removal; property association fees and dues and all payments under any liens, easements, declarations, encumbrances, covenants, conditions, reservations, restrictions and other matters now or
hereafter affecting title to the Project (collectively, “Encumbrances”); wages payable to persons at the level of manager and below whose duties are connected with maintaining and operating the Project, together with all payroll
taxes, unemployment insurance, vacation allowances and disability, pension, profit sharing, hospitalization, retirement and other so-called “fringe benefits” paid in connection with such persons (allocated in a manner consistent with such
persons’ wages); commercially reasonable amounts paid to contractors or subcontractors for work 

  
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or services performed in connection with maintaining and operating the Project; all costs of uniforms, supplies and materials used in connection with maintaining, repairing and operating the
Project; any expense imposed upon Landlord, its contractors or subcontractors pursuant to law or pursuant to any collective bargaining agreement covering such employees; all services, supplies, repairs, replacements (but only to the extent such
replacements are permitted by this Section 5.2) or other expenses for maintaining and operating the Project; costs of complying with applicable laws, codes, ordinances that were not in existence as of the date of this Lease and Encumbrances;
reasonable management fees, the costs of maintaining a 24-hour security service provider for the Common Area, and the costs (including rental) of maintaining a building or management office in the Building; and such other expenses as may ordinarily
be incurred in connection with maintaining and operating an office complex similar to the Project. The term “Operating Costs” also includes expenses Landlord incurs in connection with public sidewalks adjacent to the Project, any
pedestrian walkway system (either above or below ground) and any other public facility to which Landlord or the Project is from time to time subject in connection with operating the Project. The term “Operating Costs” does not include the
cost of any capital improvements to the Project other than improvements installed by Landlord with a reasonable expectation of reducing Operating Costs; provided that in computing Operating Costs Landlord will amortize the cost of such capital
improvements (including reasonable charges for interest on the unamortized amount) over their useful life (as reasonably determined by Landlord’s accountant, who shall be a certified public accountant reasonably conversant with accounting
practices for commercial office buildings); the cost of repairs, restoration or other work occasioned by fire, windstorm or other insured casualty other than the amount of any deductible under any insurance policy (regardless whether the deductible
is payable by Landlord in connection with a capital expenditure); expenses Landlord incurs in connection with leasing or procuring tenants or renovating space for new or existing tenants; legal expenses incident to Landlord’s enforcement of any
lease; interest or principal payments on any mortgage or other indebtedness of Landlord; or allowance or expense for depreciation or amortization. Notwithstanding the foregoing, if Landlord installs equipment in, or makes improvements or alterations
to, the Project to reduce energy, maintenance or other costs, or to comply with any Laws not in effect as of the date of this Lease, Landlord may include in Operating Expenses reasonable charges for interest paid on the investment and reasonable
charges for depreciation of the investment so as to amortize the investment over the reasonable life of the equipment, improvement or alteration on a straight line basis. 
 5.3 Taxes. For purposes of this Lease, “Taxes” means any general real property tax, improvement tax, assessment, special assessment, reassessment, in lieu tax, levy, charge,
penalty or similar imposition imposed by any authority having the direct or indirect power to tax, including but not limited to, (a) any city, county, state or federal entity, (b) any school, agricultural, lighting, drainage or other
improvement or special assessment district, (c) any governmental agency, or (d) any private entity having the authority to assess the Project under any of the Encumbrances. The term “Taxes” includes all charges or burdens of
every kind and nature Landlord incurs in connection with using, occupying, owning, operating, leasing or possessing the Project, without particularizing by any known name and whether any of the foregoing are general, special, ordinary,
extraordinary, foreseen or unforeseen; any tax or charge for fire protection, street lighting, streets, sidewalks, road maintenance, refuse, sewer, water or other services provided to the Project. The term “Taxes” does not include
Landlord’s state or federal income, franchise, estate or inheritance taxes. . If, by law, any Taxes may be paid in installments, Landlord shall pay said Taxes in installments if approved by Landlord’s then-current Mortgagee(s). Landlord
may, but is not obligated to, contest the amount or validity, in whole or in part, of any Taxes. Landlord may include in its computation of Taxes the costs and expenses Landlord incurred in connection with contesting the Taxes, including without
limitation reasonable attorney’s fees. If the contest results in a reduction in Tenant’s Share of Excess Taxes previously paid by Tenant, then Tenant will be reimbursed the amount of the reduction in Tenant’s Share of Excess Taxes
(together with any interest thereon paid by the taxing authority, if any, but less the costs of the contest) to the extent of Tenant’s Share of Excess Taxes previously paid by Tenant. Tenant may not contest Taxes. 

5.4 Estimated Operating Costs; Estimated Taxes. Within one hundred twenty (120) days following the end of each calendar year
during the Term, Landlord will deliver to Tenant a written estimate of the following for the succeeding calendar year of the Term: (a) Taxes, (b) Operating Costs, (c) Excess 

  
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Operating Costs, (d) Excess Taxes; (e) Tenant’s Share of Excess Operating Costs, (f) Tenant’s Share of Excess Taxes and (g) the annual and monthly Additional Rent
attributable to Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes. Landlord may re-estimate Excess Operating Costs and Excess Taxes from time to time during the Term. In such event, Landlord will re-estimate the
monthly Additional Rent attributable to Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes to an amount sufficient for Tenant to pay the re-estimated monthly amount over the balance of the calendar year. Landlord
will notify Tenant of the re-estimate and Tenant will pay the re- estimated amount in the manner provided in the last sentence of Section 5.5. 
 5.5 Payment of Estimated Excess Operating Costs and Estimated Excess Taxes. Tenant will pay the amount Landlord estimates as Tenant’s Share of Excess Operating Costs and Tenant’s Share of
Excess Taxes under Section 5.4 for each calendar year of the Term in equal monthly installments, in advance, commencing on January 1, 2011 and thereafter on the first (1st) day of each and every calendar month during the Term. If Landlord has not delivered a new estimate to Tenant by
the first (1st) day of January of the applicable
calendar year, Tenant will continue paying Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes based on Landlord’s estimates for the previous calendar year. When Tenant receives Landlord’s estimates for
the current calendar year, Tenant will pay the estimated amount (less amounts Tenant paid to Landlord in accordance with the immediately preceding sentence) in equal monthly installments over the balance of such calendar year, with the number of
installments being equal to the number of full calendar months remaining in such calendar year. 
 5.6 Verification of
Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes. After the end of each calendar year during the Term, Landlord will determine the actual amount of Excess Operating Costs, Excess Taxes, Tenant’s Share of
Excess Operating Costs and Tenant’s Share of Excess Taxes for such calendar year and deliver to Tenant a written statement thereof. If Tenant paid less than the actual amount of Tenant’s Share of Excess Operating Costs and/or Tenant’s
Share of Excess Taxes specified in the statement, Tenant will pay the difference to Landlord as Additional Rent within thirty (30) days following receipt of such statement. If Tenant paid more than the actual amount of Tenant’s Share of
Excess Operating Costs and/or Tenant’s Share of Excess Taxes specified in the statement, Landlord will, at Landlord’s option, either (a) refund the excess amount to Tenant, or (b) credit the excess amount against Tenant’s
next due monthly installment(s) of estimated Tenant’s Share of Excess Operating Costs or Tenant’s Share of Excess Taxes, as the case may be. If Landlord is delayed in delivering such statement to Tenant, such delay does not constitute
Landlord’s waiver of Landlord’s rights under this Section 5.6. 
 5.7 Tenant’s Audit Right. If Tenant
disputes Landlord’s determination of the actual amount of Operating Costs, Taxes, Tenant’s Share of Excess Operating Costs or Tenant’s Share of Excess Taxes for any calendar year, and provided that (a) no Event of Default exists under
this Lease, and (b) Tenant delivers to Landlord written notice of the dispute within one hundred eighty (180) days after Landlord’s delivery of the statement of such amount, then Tenant (but not any subtenant or assignee) may, at its sole cost
and expense, upon prior written notice and during the Business Hours specified in the Basic Terms (“Business Hours”) at a time and place reasonably acceptable to Landlord (which may be the location where Landlord or Landlord’s
Managing Agent identified in the Basic Terms (“Managing Agent”) Landlord’s General Manager identified in the Basic Terms (“General Manager”) maintains the applicable records), cause a certified public
accountant reasonably acceptable to Landlord to audit Landlord’s records relating to the disputed amounts on a non-contingent basis. Tenant’s objection to Landlord’s determination of Excess Operating Costs, Excess Taxes, Tenant’s
Share of Excess Operating Costs or Tenant’s Share of Excess Taxes is deemed withdrawn unless Tenant completes and delivers the audit to Landlord within one hundred eighty (180) days after the date Tenant delivers its dispute notice to Landlord
under this Section 5.7. If the audit shows that the amount Landlord charged Tenant for Tenant’s Share of Excess Operating Costs and/or Tenant’s Share of Excess Taxes was greater than the amount this Article 5 obligates Tenant to pay,
unless Landlord reasonably contests the audit, Landlord will refund the excess amount to Tenant within ten (10) days after Landlord receives a copy of the audit report or, at Landlord’s option, Landlord will credit the excess amount against
Tenant’s obligation to pay installments of Tenant’s Share of Excess Operating Costs and/or Tenant’s Share of Excess Taxes, as applicable, next 

  
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accruing under this Lease. If the audit shows that the amount Landlord charged Tenant for Tenant’s Share of Excess Operating Costs and/or Tenant’s Share of Excess Taxes was less than
the amount this Article 5 obligates Tenant to pay, Tenant will pay to Landlord, as Additional Rent, the difference between the amount Tenant paid and the amount determined in the audit. Pending resolution of any audit under this Section 5.7,
Tenant will continue to pay to Landlord the estimated amounts of Tenant’s Share of Excess Operating Costs and Tenant’s Share of Excess Taxes in accordance with Sections 5.4 and 5.5. Tenant must keep all information it obtains in any audit
strictly confidential and may only use such information for the limited purpose this Section 5.7 describes and for Tenant’s own account. 
 5.8 Cap on Controllable Operating Costs. Landlord agrees that in calculating Tenant’s Share of Excess Operating Costs pursuant to Article 5 of this Lease, that portion of Operating Costs which
are controllable by Landlord (specifically excluding, without limitation, insurance premiums, taxes [including Taxes] and costs of utilities) will not increase more than five percent (5%) per year, compounded annually, over the amount of such
controllable Operating Costs for calendar year 2010. Such cap is cumulative and the unused portion of a year’s cap may be carried forward to absorb any future Operating Costs that would otherwise be in excess of the cap. For example, if the
actual Operating Costs increase in a calendar year is only 3%, and the cap is 5%, the maximum allowable Operating Cost increase for the following or any future year would be 5% plus the amount of the prior year’s unused 2%. Further, any
Operating Costs amount which is in excess of the cap in one year may be carried forward by Landlord and recovered in later years if and to the extent the cap for such later years is not exceeded. 

5.9 Variable Operating Costs. Notwithstanding any contrary language in this Article 5, if less than ninety-five percent
(95%) of the rentable area of the Project is occupied at all times during any calendar year pursuant to leases under which the terms have commenced for such calendar year, Landlord will reasonably and equitably adjust its computation of
Operating Costs for that calendar year to obligate Tenant to pay all components of Operating Costs that vary based on occupancy in an amount equal to the amount Tenant would have paid for such components of Operating Costs had ninety-five percent
(95%) of the rentable area of the Project been occupied at all times during such calendar year pursuant to leases under which the terms have commenced for such calendar year. Landlord will also equitably adjust Operating Costs to account for
any Operating Costs any tenant of the Building pays directly to a service provider. 
 5.10 Personal Property Taxes.
Tenant will pay, prior to delinquency, all taxes charged against Tenant’s trade fixtures and other personal property. Tenant will use all reasonable efforts to have such trade fixtures and other personal property taxed separately from the
Project. If any of Tenant’s trade fixtures and other personal property are taxed with the Project, Tenant will pay the taxes attributable to Tenant’s trade fixtures and other personal property to Landlord as Additional Rent. 

5.11 Taxes on Rent. Tenant shall pay to Landlord as Additional Rent any and all taxes or excises on Rent or on other sums or
charges required to be paid by Tenant under this Lease, and gross receipts tax, transaction privilege tax or other tax, however described, which is levied or assessed by the United States of America, the state in which the Building is located or any
city, municipality or political subdivision thereof, against Landlord in respect to the Base Rent, Additional Rent or other charges payable under this Lease or as a result of Landlord’s receipt of such Rents or other charges accruing under this
Lease (collectively, “Rent Tax”). Rent Tax shall be paid by Tenant to Landlord concurrently with each payment of Base Rent. 
  

	6.	USE OF THE PREMISES. 

 6.1
Use. The Premises shall be used and occupied by Tenant solely for general office purposes and for no other use or purpose whatsoever. Notwithstanding anything to the contrary in this Lease, in no event may the Premises be operated as a
culinary school. Tenant shall not abandon the Premises during the Term. Tenant shall comply with all present and future laws, regulations, rules, orders, statutes and ordinances of any governmental or private entity in effect on or after the date of
this Lease and applicable to the Project or the use or occupancy of the Project, including, without limitation, 

  
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Hazardous Materials Laws, Building Rules and Encumbrances (collectively, “Laws”) relating to Tenant’s use or occupancy of the Premises (and make any repairs, alterations or
improvements as required to comply with all such Laws; provided, however, that Tenant will only be required to make structural repairs, alterations and improvements if the same are required by Laws as a result of Tenant’s manner of use of the
Premises). Tenant will not use the Project or knowingly permit the Premises to be used in violation of any Laws or in any manner that would (a) violate any certificate of occupancy affecting the Project; (b) make void or voidable any
insurance now or after the date of this Lease in force with respect to the Project; (c) cause injury or damage to the Project or to the person or property of any other tenant on the Project; (d) cause substantial diminution in the value or
usefulness of all or any part of the Project (reasonable wear and tear excepted); or (e) constitute a public or private nuisance or waste. Tenant will obtain and maintain, at Tenant’s sole cost and expense, all permits and approvals
required under the Laws for Tenant’s use of the Premises. Without limiting the foregoing, the Premises shall not be used for educational activities, practice of medicine or any of the healing arts, providing social services, for the operation
of a culinary school, for any governmental use (including embassy or consulate use), for any personnel agency or customer service office, for studios for radio, television or other media or for a travel agency or reservation center. Tenant shall
not, without the prior consent of Landlord, (i) bring into the Building or the Premises anything that may cause substantial noise, odor or vibration, overload the floors in the Premises or the Building or any of the heating, ventilating and
air-conditioning (“HVAC”), mechanical, elevator, plumbing, electrical, fire protection, life safety, security or other systems in the Building (“Building Systems”), or jeopardize the structural
integrity of the Building or any part thereof; (ii) connect to the utility systems of the Building any apparatus, machinery or other equipment other than typical office equipment; or (iii) connect to any electrical circuit in the Premises
any equipment or other load with aggregate electrical power requirements in excess of eighty percent (80%) of the rated capacity of the circuit. Tenant acknowledges that neither Landlord nor any agent, contractor or employee of Landlord has
made any representation or warranty of any kind with respect to the Premises, the Building or the Project, specifically including, but not limited to, any representation or warranty of suitability or fitness of the Premises, Building or the Project
for any particular purpose. Tenant accepts the Premises, the Building and the Project in an “AS IS - WHERE IS” condition. 
 6.2 Common Area. Landlord grants to Tenant the non-exclusive right, together with all other occupants of the Project and their agents, employees and invitees, to use the Parking Facilities,
driveways, lobby areas, and other areas of the Project that Landlord may designate from time to time as common area available to all tenants (collectively, the “Common Area”) during the Term, subject to all Laws. Landlord
may, at Landlord’s sole and exclusive discretion, make changes to the Common Area. Landlord’s rights regarding the Common Area include, but are not limited to, the right to (a) restrain unauthorized persons from using the Common Area;
(b) place permanent or temporary kiosks, displays, carts or stands in the Common Area and to lease the same to tenants; (c) temporarily close any portion of the Common Area (i) for repairs, improvements or Alterations, (ii) to
discourage unauthorized use, (iii) to prevent dedication or prescriptive rights, or (iv) for any other reason Landlord deems sufficient in Landlord’s judgment; (d) change the shape and size of the Common Area; (e) add,
eliminate or change the location of any improvements located in the Common Area and construct buildings or other structures in the Common Area; and (f) impose and revise reasonable, nondiscriminatory Building Rules concerning use of the Common
Area, including any parking facilities comprising a portion of the Common Area. The foregoing notwithstanding, Landlord’s exercise of its rights with respect to (b), (c), (d) and (e) will not materially and adversely impair
Tenant’s access to or use of the Premises. 
 6.3 Rights Reserved By Landlord. Landlord hereby reserves the right,
at any time and from time to time, without liability to Tenant, and without constituting an eviction, constructive or otherwise, or entitling Tenant to any abatement of Rent or to terminate this Lease or otherwise releasing Tenant from any of
Tenant’s obligations under this Lease: 
 (a) To make alterations, additions, repairs, improvements to or in or to decrease
the size of area of, all or any part of the Building or the Project, the fixtures and equipment therein, and the Building Systems (except that Landlord shall not have any right under this provision to materially reduce the size of the Premises or
the Parking Facilities (such that the reduction in Parking Facilities size 

  
 12 

 
reduces the number of parking spaces licensed to Tenant under Section 17.2 of this Lease), or to permanently, materially and adversely affect Tenant’s access to and use of the Premises,
except only as may be required to comply with Laws or as a result of any fire or other casualty or Condemnation); 
 (b) To
change the name or street address of the Building or the Project; 
 (c) To designate and approve all types of signs, window
coverings, internal lighting and other aspects of the Premises and its contents that may be visible from the exterior of the Premises; 
 (d) To grant any party the exclusive right to conduct any business or render any service in the Building or the Project, provided such exclusive right to conduct any business or render any service in the
Building or the Project does not prohibit Tenant from any permitted use for which Tenant is then using the Premises; 
 (e) To
prohibit Tenant from installing vending or dispensing machines of any kind in or about the Premises other than those Tenant installs in the Premises solely for use by Tenant’s employees; 

(f) To close the Building or the Project during and after Business Hours, except that Tenant and its employees and invitees may access
the Premises after Business Hours in accordance with such rules and regulations as Landlord may reasonably prescribe from time to time for security purposes; 
 (g) To install, operate and maintain security systems that monitor, by closed circuit television or otherwise, all persons entering or leaving the Building or the Project; 

(h) To install and maintain pipes, ducts, conduits, wires and structural elements in the Premises that serve other parts or other tenants
of the Building or the Project; 
 (i) To retain and receive master keys or pass keys to the Premises and all doors in the
Premises. Notwithstanding the foregoing, or the provision of any security-related services by Landlord, Landlord is not responsible for the security of persons or property on the Project and Landlord is not and will not be liable in any way
whatsoever for any breach of security not solely and directly caused by the willful misconduct of Landlord, its agents, its contractors or employees; 
 (j) To reduce, increase, enclose or otherwise change at any time and from time to time the size, number, location, lay-out and nature of the Common Area and other tenancies and premises in the Project and
to create additional rentable areas through use or enclosure of Common Areas; provided, however, that Landlord will refrain from changing the Parking Facilities in a manner that would reduce the number of parking spaces licensed to Tenant under
Section 17.2 of this Lease; 
 (k) If any governmental authority promulgates or revises any Law or imposes mandatory or
voluntary controls or guidelines on Landlord or the Project relating to the use or conservation of energy or utilities or the reduction of automobile or other emissions or reduction or management of traffic or parking on the Project, to comply with
such Law, control or guideline, whether mandatory or voluntary, or make any alterations to the Project related thereto, the costs of which are Operating Costs. 
 (l) Upon not less than one (1) Business Day’s prior written notice to Tenant (and without notice in emergencies), to enter the Premises at all reasonable times to: (a) determine whether the Premises
are in good condition, (b) determine whether Tenant is complying with its obligations under this Lease, (c) perform any maintenance or repair of the Premises or the Building or the Project that Landlord has the right or obligation to perform, (d)
subject to subsection (n) below, to install or repair improvements for other tenants where access to the Premises is required for such installation or repair, 

  
 13 

 
(e) serve, post or keep posted any notices required or allowed under the provisions of this Lease, (f) show the Premises to prospective brokers, agents, buyers, transferees, Mortgagees or,
during the last six (6) months of the Lease, to prospective tenants, or (g) do any other act or thing necessary for the safety or preservation of the Premises or the Building or the Project; 

(m) Upon not less than five (5) Business Days prior written notice to Tenant (and without notice in emergencies), and for a period
not to exceed two (2) Business Days, to temporarily close or prohibit access to the Building (including the Premises) or the Project to entry by tenants and their agents, employees, contractors, invitees and licensees after Business Hours,
including, but not limited to, temporarily closing or prohibiting access to the Premises, the Common Area, entrances, doors, corridors, elevators and other facilities in the Building or the Project; and 

(n) Except as required by law, Landlord may not install any pipes ducts, utility lines, conduits or equipment (herein collectively called
“Utility Lines”) in the Premises unless all of the following conditions be met: 
 (i) such Utility Lines are
located in locations which will not materially and adversely interfere with the rights expressly granted to Tenant under this Lease, or if, from the standpoint of sound architectural and engineering standards such Utility Lines cannot be located in
the non-public areas without commercially unreasonable cost, then the same may be located completely beneath the floor or completely within the walls of non-public areas or completely above the Tenant’s hung ceiling, provided, however, that:
(A) the same may not displace or materially and adversely interfere with the location or placement of Tenant’s utility lines serving the Premises, it being understood that Tenant’s utility lines have priority in their location in the
Premises, and (B) with respect to the ceiling area, in no event may the Utility Lines extend lower than Tenant’s hung ceiling, and (C) if no finished ceiling exists such area will not be available to Landlord for this purpose and
Landlord will be restricted to the sub-floor or interior walls as hereinbefore described; 
 (ii) such work is performed during
non-Business Hours (except in emergencies) unless Tenant, in the exercise of its discretion, agrees otherwise; and 
 (iii)
Landlord will be liable for all loss (excluding, in all events, loss of business and any other foreseeable or unforeseeable consequential damages, and also excluding, in all events, indirect, special and punitive damages), damage, or injury to
persons or property resulting from the installation of the Utility Lines and will indemnify and hold Tenant harmless from all claims, losses (excluding, in all events, loss of business and any other foreseeable or unforeseeable consequential
damages, and also excluding, in all events, indirect, special and punitive damages), costs, expenses and liability, including reasonable attorney’s fees, arising from such installation, except to the extent caused by the negligence or
intentional misconduct of Tenant and/or its Representatives and/or Visitors. 
 Landlord shall conduct its activities under this
Section 6.3 in a manner that will minimize inconvenience to Tenant without incurring additional expense to Landlord. In no event shall Tenant be entitled to an abatement of Rent on account of any entry by Landlord pursuant to this
Section 6.3. Landlord shall not be liable in any manner for any inconvenience, loss of business or other damage to Tenant or other persons arising out of Landlord’s entry on the Premises in accordance with this Section 6.3, except as
expressly provided in Section 6.3(n)(iii) above. No action by Landlord pursuant to this Section 6.3 shall constitute an eviction of Tenant, constructive or otherwise, entitle Tenant to an abatement of Rent or to terminate this Lease or
otherwise release Tenant from any of Tenant’s obligations under this Lease. 
  

	 	6.4	Hazardous Materials. 

  

  
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 (a) Definitions. 

(1) “Hazardous Materials” means any of the following, in any amount: (a) any petroleum or petroleum product,
asbestos in any form, urea formaldehyde and polychlorinated biphenyls; (b) any radioactive substance; (c) any toxic, infectious, reactive, corrosive, ignitable or flammable chemical or chemical compound; and (d) any chemicals,
materials or substances, whether solid, liquid or gas, defined as or included in the definitions of “hazardous substances,” “hazardous wastes,” “Hazardous materials,” “extremely hazardous wastes,”
“restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “solid waste,” or words of similar import in any federal, state or local statute, law, ordinance or regulation now existing or existing on
or after the Lease Date as the same may be interpreted by government offices and agencies. 
 (2) “Environmental
Requirements” shall mean all present and future Laws, orders, permits, licenses, approvals, authorizations and other requirements of any kind applicable to Hazardous Materials. 

(3) “Environmental Losses” shall mean all costs and expenses of any kind, damages, including foreseeable and
unforeseeable consequential damages, fines and penalties incurred in connection with any violation of and compliance with Environmental Requirements and all losses of any kind attributable to the diminution of value, loss of use or adverse effects
on marketability or use of any portion of the Premises or the Project. 
 (b) Tenant’s Covenants. Neither Tenant nor
its agents, employees, contractors, licensees, assignees, sublessees, transferees or representatives (collectively, “Representatives”) nor its guests, customers, invitees, or visitors (collectively, “Visitors”)
shall install, handle, generate, store, use, dispose of, discharge, release, abate, remove, transport, or engage in any other activity of any type by, at or about the Premises or the Project in connection with or involving Hazardous Materials
without Landlord’s prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements, all in Landlord’s sole and absolute discretion. Notwithstanding the foregoing, normal
quantities and use of those Hazardous Materials customarily used in the conduct of general business office activities, such as copier fluids and cleaning supplies (“Permitted Hazardous Materials”), may be used and stored at the
Premises without Landlord’s prior written consent, provided that Tenant’s activities at or about the Premises and the Project relating to such Permitted Hazardous Materials shall comply at all times with all Environmental Requirements. At
the expiration or termination of this Lease, Tenant, at its sole cost and expense, shall promptly remove from the Premises and the Project any and all Hazardous Materials (regardless of whether any Environmental Requirement requires removal), in
compliance with all Environmental Requirements, all Hazardous Materials Tenant causes to be present in, on, under or about the Project. Tenant shall keep Landlord fully and promptly informed of all Hazardous Materials (other than Permitted Hazardous
Materials) used by Tenant at the Premises and the Project. Tenant shall be responsible and liable for the compliance with all of the provisions of this Section 6.4 by all of Tenant’s Representatives and Visitors, and all of Tenant’s
obligations under this Section 6.4 (including its indemnification obligations) shall survive the expiration or termination of this Lease. 
 (c) Compliance. Tenant shall, at Tenant’s sole cost and expense, promptly take all actions required by any governmental agency or entity in connection with or as a result of the presence of
Hazardous Materials at or about the Premises or the Project caused by Tenant, its Representatives or Visitors, including inspection and testing, performing all cleanup, removal and remediation work required with respect to such Hazardous Materials,
complying with all closure requirements and post-closure monitoring, and filing all required reports or plans. All of the foregoing shall be performed in a manner acceptable to Landlord in Landlord’s reasonable discretion, and in all events
such work shall be performed in a good, safe and workmanlike manner by consultants qualified and licensed to undertake such work and in a manner that will not interfere with any other tenant’s quiet enjoyment of the Project or Landlord’s
use, operation, leasing and sale of the Project. Tenant shall deliver to Landlord prior to delivery to any governmental agency, or promptly after receipt from any such agency, copies of all 

  
 15 

 
permits, manifests, closure or remedial action plans, notices, and all other documents relating to the presence of Hazardous Materials at or about the Premises or the Project. If any lien
attaches to the Premises or the Project in connection with or as a result of the presence of Hazardous Materials, and Tenant does not cause the same to be released, by payment, bonding or other action reasonably acceptable to Landlord, within twenty
(20) days after the attachment thereof, Landlord shall have the right (but not the obligation) to cause the same to be released by bond and any sums reasonably expended by Landlord (plus Landlord’s administrative costs) in connection
therewith shall be payable by Tenant as Additional Rent on demand. 
 (d) Landlord’s Rights. Landlord shall have the
right, but not the obligation, to enter the Premises during Business Hours on not less than one (1) Business Day’s prior written notice (and without notice in emergencies) (i) to confirm Tenant’s compliance with the provisions of
this Section 6.4, and (ii) to perform Tenant’s obligations under this Section 6.4 if Tenant has failed to do so within a reasonable period after written notice to Tenant. Landlord shall also have the right to engage qualified
Hazardous Materials consultants to inspect the Premises with respect to Hazardous Materials, including review of all permits, reports, plans, and other documents regarding same. Tenant shall pay to Landlord, as Additional Rent on demand, the costs
of Landlord’s consultants’ fees and all costs incurred by Landlord in performing Tenant’s obligations under this Section 6.4. Landlord shall use reasonable efforts to minimize any material interference with Tenant’s business
caused by Landlord’s entry into the Premises, but Landlord shall not be responsible for any interference caused thereby. 

(e) Tenant’s Indemnification. Tenant releases and will indemnify, defend (with counsel reasonably acceptable to Landlord),
protect and hold harmless Landlord, Landlord’s Managing Agent, General Manager, Mortgagee and their respective officers, directors, partners, shareholders, members, agents, employees and contractors (collectively, “Landlord
Parties”), from and against any and all claims, actions, demands, liabilities, damages, costs, penalties, forfeitures, losses or expenses, including, without limitation, reasonable attorneys’ fees and the costs and expenses of
enforcing any indemnification, defense or hold harmless obligation hereunder (collectively, “Claims”) whatsoever arising or resulting, in whole or in part, directly or indirectly, from the presence, treatment, storage,
transportation, disposal, release or management of Hazardous Materials in, on, under, upon or from the Project (including water tables and atmosphere) resulting from or in any way related to Tenant’s use of the Premises or Project.
Tenant’s obligations under this Section 6.4 include, without limitation and whether foreseeable or unforeseeable, the value of any loss of use and any diminution in value of the Project. The obligations of Tenant under this
Section 6.4 survive the expiration or earlier termination of this Lease. 
 (f) Landlord’s Representation and
Indemnification. To Landlord’s actual knowledge, Landlord is not aware of any Hazardous Materials which exist or are located on or in the Premises or the Project, except as may be disclosed in that certain Environmental Site Assessment
prepared by Building Diagnostics, Ltd., dated February 24, 2000. Further, Landlord represents to Tenant that, to the best of its knowledge, Landlord has not caused the generation, storage or release of Hazardous Materials upon the Premises or
the Project, except in accordance with Environmental Requirements. Landlord shall indemnify, defend (with counsel reasonably acceptable to Landlord) and hold harmless Tenant and its officers, directors, partners, shareholders, members and employees
from all Claims arising out of a breach by Landlord of the foregoing warranty and from all Claims arising out of the release of Hazardous Materials at the Project to the extent caused by any person other than Tenant, its Representatives or Visitors.

  

	7.	TENANT IMPROVEMENTS & ALTERATIONS. 

 7.1 Landlord’s Consent Required. Landlord and Tenant shall perform their respective obligations with respect to design and construction of any initial improvements to be constructed and
installed in the Premises (the “Tenant Improvements”) as provided in the Tenant Improvement Rider. In no event will Tenant be permitted to make any Alterations involving either (a) the structural, mechanical, electrical, plumbing,
fire/life safety or heating, ventilating and air conditioning systems of the Building or (b) any portion of the Project outside the interior of the Premises. Except for any Tenant Improvements to be

  
 16 

 
constructed by Tenant as provided in the Tenant Improvement Rider, subject to the following sentence, Tenant shall not make any alterations, improvements or changes to the Premises, including
installation of any security system or telephone or data communication wiring (collectively, “Alterations”), without Landlord’s prior written consent, which consent Landlord will not unreasonably withhold, condition or delay.
Notwithstanding the foregoing, without Landlord’s consent (but only upon prior written notice to Landlord), Tenant may make nonstructural alterations which do not affect or otherwise interfere with any portion of the Building Systems,
including, but not limited to, mechanical, electrical, plumbing, fire/life safety or heating, ventilating and air conditioning systems of the Building, and which cost not more than Fifty Thousand Dollars ($50,000.00) per occurrence
(“Permitted Alterations”). All Alterations and Permitted Alterations shall be completed by Tenant at Tenant’s sole cost and expense, with due diligence, in a good and workmanlike manner, using new materials; in compliance with
plans and specifications previously approved in writing by Landlord, as applicable; in compliance with construction rules and regulations promulgated by Landlord from time to time; in accordance with all applicable Laws (including all work, whether
structural or non-structural, inside or outside the Premises, required to comply fully with all applicable Laws and necessitated by Tenant’s work); and subject to all conditions which Landlord may in the exercise of Landlord’s commercially
reasonably judgment impose. Such conditions may include requirements for Tenant to: provide payment or performance bonds or additional insurance (from Tenant or Tenant’s contractors, subcontractors or design professionals) for those Alterations
costing more than One Hundred Thousand Dollars ($100,000.00) per occurrence; use contractors or subcontractors designated by Landlord (provided that their charges are comparable to those charged by other similarly qualified contractors and
subcontractors); and remove all or part of the Alterations and Permitted Alterations (expressly excluding the initial Tenant Improvements installed by Landlord pursuant to the Tenant Improvement Rider, which Tenant shall not be required to remove
from the Premises) prior to or upon expiration or termination of the Term (unless Tenant, at the time Tenant requests Landlord’s consent to such Alterations (or, with respect to Permitted Alterations, at the time Tenant provides Landlord with
written notice of Tenant’s intent to install such Permitted Alterations), requests in writing whether Landlord will require Tenant to remove such Alterations or Permitted Alterations, as applicable, on or before the expiration or sooner
termination of the Lease, and Landlord, in Landlord’s sole and absolute discretion, responds to Tenant in writing stipulating that Tenant will not be required to so remove such Alterations or Permitted Alterations, as applicable, on or before
the expiration or sooner termination of the Lease). If any work outside the Premises, or any work on or adjustment to any of the Building Systems, is required in connection with or as a result of any Alterations performed by Tenant, such work shall
be performed by Landlord at Tenant’s sole cost and expense and paid as Additional Rent within thirty (30) days after demand by Landlord. In addition to the foregoing obligations of Tenant, if any governmental authority requires any
Alteration to the Building or the Premises as a result of Tenant’s particular use of the Premises or as a result of any Alteration to the Premises made by or on behalf of Tenant or if Tenant’s particular use of the Premises subjects
Landlord or the Project to any obligation under any Laws, Tenant will pay, as Additional Rent, the cost of all such Alterations or the cost of compliance, as the case may be. If any such Alterations affect the HVAC system, the Building Systems or
the structural components of the Building (collectively, “Structural Alterations”), Landlord will make the Structural Alterations, provided that Landlord may first require Tenant to deposit with Landlord an amount sufficient to pay
the cost of the Structural Alterations (including, without limitation, reasonable overhead and administrative costs). If the Alterations are not Structural Alterations, Tenant will make the Alterations at Tenant’s sole cost and expense in
accordance with the provisions of this Lease. Landlord’s right to review and approve (or withhold approval of) Tenant’s plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended
solely to protect Landlord, the Project and Landlord’s interests. No approval or consent by Landlord shall be deemed or construed to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or
compliance thereof with applicable Laws or other requirements. 
 7.2 Tenant’s Submittals. Before making any
Alterations, Tenant shall submit to Landlord, for Landlord’s prior approval, reasonably detailed final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including the identity of the
contractor and all subcontractors proposed to be used by Tenant to make the Alterations, and a copy of the contractor’s license. Tenant shall reimburse Landlord as Additional Rent upon demand for any expenses incurred by

  
 17 

 
Landlord in connection with any Alterations made by Tenant, including reasonable fees charged by Landlord’s contractors or consultants to review plans and specifications prepared by Tenant
and to update the existing as-built plans and specifications of the Building to reflect the Alterations. Tenant shall obtain all applicable permits, authorizations and governmental approvals and deliver copies of the same to Landlord before
commencement of any Alterations. 
 7.3 Completion of Alterations and Permitted Alterations. Landlord may inspect
construction of the Alterations and Permitted Alterations by Tenant. Promptly after completing the Alterations and Permitted Alterations, Tenant will furnish Landlord with contractor’s affidavits, full and final lien waivers and receipted bills
covering all labor and materials expended and used in connection with the Alterations and Permitted Alterations. Tenant will remove any Alterations and Permitted Alterations Tenant constructs in violation of this Article 7 within ten
(10) Business Days after Landlord’s written request and in any event prior to the expiration or earlier termination of this Lease. All Alterations and Permitted Alterations Tenant makes or installs (including all telephone, computer and
other wiring and cabling located within the walls of and outside the Premises, but excluding Tenant’s movable trade fixtures, furniture and equipment) become the property of Landlord and a part of the Building immediately upon installation and,
unless Landlord requires Tenant to remove the Alterations and Permitted Alterations (except that Landlord will not be permitted to require Tenant to remove any Alterations and Permitted Alterations that Landlord advised Tenant in writing that Tenant
would not be required to remove in accordance with Section 7.1 above nor shall Tenant be required to remove the initial Tenant Improvements installed by Landlord pursuant to the Tenant Improvement Rider), Tenant will surrender the Alterations
and Permitted Alterations to Landlord upon the expiration or earlier termination of this Lease at no cost to Landlord. 
 7.4
No Liens. Tenant shall keep the Premises, the Building and the Project free and clear of any and all liens arising out of any work performed, materials furnished or obligations incurred by Tenant. If any such lien attaches to the Premises,
the Building or the Project, and Tenant does not cause the same to be released by payment, bonding or other security reasonably acceptable to Landlord within twenty (20) days after the attachment thereof, Landlord shall have the right, but not
the obligation, to cause the same to be released by bond, and any sums reasonably expended by Landlord (plus Landlord’s administrative costs) in connection therewith shall be payable by Tenant as Additional Rent on demand with interest thereon
at the Interest Rate from the date of expenditure by Landlord. Tenant shall give Landlord at least ten (10) days’ notice prior to the commencement of any Alterations and Permitted Alterations and cooperate with Landlord in posting and
maintaining notices of non-responsibility in connection therewith. 
 7.5 Indemnification. To the fullest extent
allowable under the Laws, Tenant releases and will indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless the Landlord Parties and the Project from and against any Claims in any manner relating to or arising
out of any Alterations and Permitted Alterations or any other work performed, materials furnished or obligations incurred by or for Tenant or any person or entity claiming by, through or under Tenant. 

 

	8.	MAINTENANCE AND REPAIRS. 

8.1 Landlord’s Maintenance. Except as otherwise specifically provided in this Lease, Landlord will repair and maintain the
following in good order, condition and repair: (a) the foundations, exterior walls and roof of the Building; and (b) the electrical, mechanical, plumbing, heating and air conditioning systems, facilities and components located in the Building and
used in common by all tenants of the Building. Landlord will also maintain and repair the Common Area and the windows, doors, plate glass and the exterior surfaces of walls that are adjacent to the Common Area. Landlord’s repair and maintenance
costs under this Section 8.1 are Operating Costs. Except as otherwise specifically provided in Section 9.3 below (but only to the extent expressly contemplated thereunder), neither Base Rent nor Additional Rent will be reduced, nor will Landlord be
liable, for loss or injury to or interference with Tenant’s property, profits or business arising from or in connection with Landlord’s performance of its obligations under this Section 8.1.

  
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 8.2 Tenant’s Maintenance. Except as otherwise specifically provided in this
Lease, Landlord is not required to furnish any services or facilities, or to make any repairs or Alterations, in, about or to the Premises or the Project. Except as specifically described in Section 8.1, Tenant assumes the full and sole
responsibility for the condition, operation, repair, replacement, maintenance and management of the Premises. Except as specifically described in Section 8.1, Tenant, at Tenant’s sole cost and expense, will keep and maintain the Premises
(including, but not limited to, all non-structural interior portions, systems and equipment; interior surfaces of exterior walls; interior moldings, partitions and ceilings; and interior electrical, lighting and plumbing fixtures) in good order,
condition and repair, reasonable wear and tear and damage from fire and other casualties excepted. Tenant will keep the Premises in a neat and sanitary condition and will not commit any nuisance or waste in, on or about the Premises or the Project.
If Tenant damages or injures the Common Area or any part of the Project other than the Premises, Landlord will repair the damage and Tenant will pay Landlord as Additional Rent for all uninsured costs and expenses of Landlord in connection with the
repair as Additional Rent. Tenant will maintain the Premises in a first-class and fully operative condition. Tenant’s repairs will be at least equal in quality and workmanship to the original work and Tenant will make the repairs in accordance
with all Laws. Tenant waives the benefit of any Laws permitting Tenant to make repairs at Landlord’s expense. 
  

	9.	SERVICES PROVIDED BY LANDLORD. 

 9.1 Description of Services. Landlord shall furnish to the Premises: reasonable amounts of heat, ventilation and air conditioning (which shall be provided by Landlord based on standard lighting and
general office use only) during Business Hours on weekdays and Saturday, except on state or federal holidays observed in the State of Arizona (“Business Days”); reasonable amounts of electricity for operating office machines for
general office use; water from building standard outlets for lavatory, restroom and drinking purposes; and janitorial services as are customarily provided in Comparable Buildings. Landlord shall also provide the Building with replacement of light
bulbs, tubes, ballasts and starters in Building standard lighting fixtures, periodic window washing, elevator service to be used by Tenant in common with other tenants of the Project (Landlord hereby reserving the right to limit the number of
elevators in operation during times other than Business Hours), and Common Area toilet room supplies. Landlord is not required to provide any heat, air conditioning, electricity or other service in excess of that permitted by voluntary or
involuntary governmental guidelines or other Laws. Landlord reserves the right, from time to time, to make reasonable and non-discriminatory modifications to the foregoing standards for utilities and services. Any additional utilities or services
that Landlord may agree to provide (including lamp or tube replacement for other than Building standard lighting fixtures) shall be at Tenant’s sole expense. Electrical energy will be sufficient for Tenant to operate personal computers and
other office equipment of similar low electrical consumption. Tenant may not use any equipment requiring electrical energy in excess of the above standards without receiving Landlord’s prior written consent, which consent Landlord will not
unreasonably withhold but may condition on Tenant paying all costs of installing the equipment and facilities necessary to furnish such excess energy and an amount equal to the average cost per unit of electricity for the Building applied to the
excess use as reasonably determined either by an engineer selected by Landlord or by submeter installed at Tenant’s sole cost and expense. Landlord shall provide commercially reasonable 24-hour security service for the Common Area of the
Building, the costs of which will be included as part of Operating Costs. 
 9.2 Payment for Excess Utilities and
Services. 
 (a) Upon request by Tenant in accordance with the procedures established by Landlord from time to time for
furnishing HVAC service at times other than Business Hours, Landlord shall furnish such service to Tenant and Tenant shall pay for such services as Additional Rent on an hourly basis at the actual cost to Landlord for providing such after hours HVAC
service (which actual cost is presently at the rate of $12.50 per hour per zone (not to exceed 10,000 square feet), which rate may be increased from time to time by Landlord to reflect increases in Landlord’s actual costs of utilities). If the
extended service is not a continuation of the service furnished by Landlord during Business Hours, Landlord may require Tenant to pay for a minimum of three (3) hours of such service. 

  
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 (b) If the temperature otherwise maintained in any portion of the Premises by the HVAC
systems of the Building is affected as a result of (i) any lights, machines or equipment used by Tenant in the Premises, or (ii) the occupancy of the Premises by more than one person per 100 square feet of usable area, then Landlord shall
have the right to install any machinery or equipment reasonably necessary to restore the temperature to that which would have been maintained but for such lights, machines, equipment or occupancy, including, without limitation, modifications to the
Building standard air conditioning equipment. The cost of any such equipment and modifications, including the cost of acquisition and installation and any additional cost of operation and maintenance of the same, shall be paid by Tenant to Landlord
as Additional Rent upon demand. 
 (c) If Tenant’s usage of electricity, water or any other utility service exceeds the use
of such utility as Landlord reasonably determines to be typical, normal and customary for the Building, Landlord may determine the amount of such excess use by any reasonable means (including the installation at Tenant’s expense of one or more
separate meters, submeters or other measuring devices) and Tenant shall be obligated to pay the cost of such excess usage as Additional Rent. In addition, Landlord may impose a reasonable charge for the use of any janitorial services above Building
standard that may be required because of any unusual Tenant Improvements or Alterations in the Premises, the carelessness of Tenant or the nature of Tenant’s business (including hours of operation beyond Business Hours). 

(d) Tenant is solely responsible for paying either to Landlord, if submetered, or directly to the applicable utility companies, prior to
delinquency, all separately metered or separately charged utilities, if any, provided to the Premises or to Tenant. At such time as any utilities are separately metered or charged, such separately metered or charged amounts will not be included in
Operating Costs, nor shall such utilities used by other tenants or users of the Project be considered Operating Costs for purposes of calculating Tenant’s Share of Excess Operating Costs. Except as provided in Section 9.1, Tenant will also
obtain and pay for all other utilities and services Tenant requires with respect to the Premises (including, but not limited to, hook-up and connection charges). Landlord has the exclusive right and discretion to select the provider of any utility
or other service to the Project (excluding telephone, cable, internet and other telecommunications service providers), without mark-up, and to determine whether the Premises or any other portion of the Project may or will be separately metered or
separately supplied. 
 9.3 Interruption of Services. Subject to the remaining provisions of this Section 9.3, in the
event of an interruption in or failure or inability to provide any services or utilities to the Premises or Building for any reason (a “Service Failure”), such Service Failure shall not, regardless of its duration, impose upon
Landlord any liability whatsoever, constitute an eviction of Tenant, constructive or otherwise, entitle Tenant to an abatement of Rent or to terminate this Lease or otherwise release Tenant from any of Tenant’s obligations under this Lease.
Tenant hereby waives any benefits of any applicable existing or future Law permitting the termination of this Lease due to such interruption, failure or inability. Notwithstanding the foregoing, if there is a Service Failure which is (a) specific to
the Building and/or Project (as opposed to an interruption or curtailment in services which extends beyond the Building or Project), (b) causes the Premises to be untenantable, (c) is not caused by an event of Force Majeure, and (d) lasts for more
than five (5) consecutive Business Days or otherwise prevents Tenant from being able to access the Premises for more than five (5) consecutive Business Days and Tenant in-fact does not access the Premises for five (5) consecutive Business Days, then
Tenant will be entitled to deliver Landlord a notice stating that if the untenantability caused by the Service Failure is not cured within five (5) Business Days following Landlord’s receipt of such notice, Tenant will be entitled to an
abatement of Base Rent as provided in this Section 9.3. If Tenant properly delivers such an abatement notice to Landlord, and the untenantability caused by the Service Failure is not remedied within such five (5) Business Day period, then Tenant
shall thereafter be entitled to an abatement of Base Rent (in proportion to the portion of the Premises rendered untenantable by the Service Failure) until such Service Failure is remedied, as reasonably determined by Landlord. 

  
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	10.	INSURANCE; INDEMNIFICATION. 

 10.1 Tenant’s Insurance Obligations. Tenant will at all times during the Term and during any early occupancy period, at Tenant’s sole cost and expense, maintain the insurance this
Section 10.1 describes. 
 (a) Liability Insurance. Commercial general liability insurance (providing coverage at
least as broad as the current ISO form) with respect to the Premises and Tenant’s activities in the Premises and upon and about the Project, on an “occurrence” basis, with minimum limits of $1,000,000 each occurrence and $3,000,000
general aggregate. Such insurance must include specific coverage provisions or endorsements (a) for broad form contractual liability insurance insuring Tenant’s obligations under this Lease; (b) naming Landlord, Landlord’s
Managing Agent, General Manager and, if required, Mortgagee as additional insureds by an “Additional Insured - Managers or Lessors of Premises” endorsement (or equivalent coverage or endorsement); (c) waiving the insurer’s
subrogation rights against all Landlord Parties; (d) expressly stating that Tenant’s insurance will be provided on a primary basis and will not contribute with any insurance Landlord maintains; and (e) providing that the insurer has a
duty to defend all insureds under the policy (including additional insureds), and that defense costs are paid in addition to, and do not deplete, the policy limits. Tenant’s insurance carrier will endeavor to provide Landlord with at least
thirty (30) days prior written notice of any modification which materially reduces or otherwise impacts the required coverage (provided that Tenant will in no event consent to or otherwise permit a modification of Tenant’s commercial
general liability insurance policy in a manner which reduces the minimum limits thereunder below the minimum limits expressly required under this Section 10.1(a)) or any cancellation or expiration of the commercial general liability insurance
policy required to be maintained by Tenant under this Section 10.1(a). If Tenant provides such liability insurance under a blanket policy, the insurance must be made specifically applicable to the Premises and this Lease on a “per
location” basis. 
 (b) Property Insurance. Property insurance providing coverage at least as broad as the current
ISO Special Form (“all-risks”) policy in an amount not less than the full insurable replacement cost of all of Tenant’s trade fixtures and other personal property within the Premises and improvements or Alterations and Permitted
Alterations to the Premises made by Tenant. Such property insurance must include “agreed amount, no coinsurance” provisions. 
 (c) Other Insurance. Such other insurance as may be required by any Laws from time to time or may reasonably be required by Landlord from time to time. If insurance obligations generally required
of tenants in Comparable Buildings increase or otherwise change, Landlord may likewise increase or otherwise change Tenant’s insurance obligations under this Lease. 
 (d) Miscellaneous Insurance Provisions. All of Tenant’s insurance will be written by companies licensed to transact business in Arizona rated at least “Best A-VII” and otherwise
reasonably satisfactory to Landlord. Tenant will deliver a certified copy of each policy, or other evidence of insurance satisfactory to Landlord, (a) on or before the Commencement Date (and prior to any earlier occupancy by Tenant),
(b) not later than thirty (30) days’ prior to the expiration of any current policy or certificate, and (c) at such other times as Landlord may reasonably request. If Landlord allows Tenant to provide evidence of insurance by
certificate, Tenant will deliver an ACORD Form 27 (or equivalent) certificate and will attach or cause to be attached to the certificate copies of the endorsements this Section 10.1 requires (including specifically, but without limitation, the
“additional insured” endorsement). Tenant’s insurance must permit releases of liability and provide for waiver of subrogation as provided in Section 10.1. Landlord’s establishment of minimum insurance requirements in this
Lease is not a representation by Landlord that such limits are sufficient and does not limit Tenant’s liability under this Lease in any manner. 
 (e) Tenant’s Waiver and Release of Claims and Subrogation. To the extent not prohibited by the Laws, Tenant, on behalf of Tenant and its insurers, waives, releases and discharges the Landlord
Parties from all Claims arising out of personal injury or damage to or destruction of the 

  
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Premises, Project or Tenant’s trade fixtures, other personal property or business, and any loss of use or business interruption, occasioned by any fire or other casualty or occurrence
whatsoever (whether similar or dissimilar), regardless whether any such Claim results from the negligence or fault of any Landlord Party or otherwise, and Tenant will look only to Tenant’s insurance coverage (regardless whether Tenant maintains
any such coverage) in the event of any such Claim. Tenant’s trade fixtures, other personal property and all other property in Tenant’s care, custody or control, is located at the Project at Tenant’s sole risk. Landlord is not liable
for any damage to such property or for any theft, misappropriation or loss of such property. Tenant is solely responsible for providing such insurance as may be required to protect Tenant, its employees and invitees against any injury, loss, or
damage to persons or property occurring in the Premises or at the Project, including, without limitation, any loss of business or profits from any casualty or other occurrence at the Project. 

10.2 Landlord’s Insurance Obligations. Landlord will (except for the optional coverages and endorsements Section 10.2
describes) at all times during the Term maintain the insurance this Section 10.2 describes. All premiums and other costs and expenses Landlord incurs in connection with maintaining such insurance are Operating Costs. 

(a) Property Insurance. Property insurance on the Building providing coverage at least as broad as the current ISO Special Form
(“all-risks”) policy in an amount not less than the full replacement cost of the Building (less foundation, grading and excavation costs). Landlord may, at its option, obtain such additional coverages or endorsements as Landlord deems
appropriate or necessary, including, without limitation, insurance covering foundation, grading, excavation and debris removal costs; boiler and machinery insurance; ordinance or laws coverage; earthquake insurance; flood insurance; and other
coverages. Landlord may maintain such insurance in whole or in part under blanket policies. Such insurance will not cover or be applicable to any property of Tenant within the Premises (including any improvements or Alterations and Permitted
Alterations installed by and in the Premises, including Tenant Improvements, if applicable) or otherwise located at the Project. 
 (b) Liability Insurance. Commercial general liability insurance against claims for bodily injury, personal injury, and property damage occurring at the Project with minimum limits of $1,000,000
each occurrence and $3,000,000 general aggregate. Such liability insurance will protect only Landlord and, at Landlord’s option, Landlord’s lender and some or all of the Landlord Parties, and does not replace or supplement the liability
insurance this Lease obligates Tenant to carry. 
 (c) Landlord’s Waiver and Release of Claims and Subrogation. To
the extent not expressly prohibited by the Laws, Landlord, on behalf of Landlord and its insurers, waives, releases and discharges Tenant from all claims or demands whatsoever arising out of damage to or destruction of the Project, or loss of use of
the Project, occasioned by fire or other casualty, regardless whether any such claim or demand results from the negligence or fault of Tenant, but only to the extent the damage, destruction or loss is covered by Landlord’s insurance.
Landlord’s policy or policies of property insurance will permit waiver of subrogation as provided in this Section 10.2. 
 10.3 Tenant’s Indemnification of Landlord. In addition to Tenant’s other indemnification obligations in this Lease but subject to Landlord’s agreements in Section 10.2, Tenant
releases and will, to the fullest extent allowable under the Laws, indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless the Landlord Parties from and against all Claims arising from (a) any breach or
default by Tenant in the performance of any of Tenant’s covenants or agreements in this Lease, (b) any act, omission, negligence or misconduct of Tenant, (c) any accident, injury, occurrence or damage in, about or to the Premises, and
(d) to the extent caused in whole or in part by Tenant (or Tenant’s employees, agents or contractors), any accident, injury, occurrence or damage in, about or to the Project. 

10.4 Tenant’s Waiver. In addition to the other waivers of Tenant described in this Lease and to the extent not expressly
prohibited by the Laws, the Landlord Parties are not liable for, and Tenant waives, any and all Claims against the Landlord Parties for any damage to Improvements or Alterations 

  
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and Permitted Alterations made to the Premises by Tenant (including Tenant Improvements, if applicable), trade fixtures, other personal property or business, and any loss of use or business
interruption, resulting directly or indirectly from (a) any existing or future condition, defect, matter or thing in the Premises or on the Project, (b) any equipment or appurtenance becoming out of repair, (c) any occurrence, act or
omission of any Landlord Party, any other tenant or occupant of the Building or any other person. This Section 10.4 applies especially, but not exclusively, to damage caused by the flooding of basements or other subsurface areas and by
refrigerators, sprinkling devices, air conditioning apparatus, water, snow, frost, steam, excessive heat or cold, falling plaster, broken glass, sewage, gas, odors, noise or the bursting or leaking of pipes or plumbing fixtures. The waiver this
Section 10.4 describes applies regardless whether any such damage results from an act of God, an act or omission of other tenants or occupants of the Project or an act or omission of any other person. 

10.5 Tenant’s Failure to Insure. Notwithstanding any contrary language in this Lease and any notice and cure rights this
Lease provides Tenant, if Tenant fails to provide Landlord with evidence of insurance as required under Section 10.1, which failure is not cured within five (5) Business Days after Tenant’s receipt of written notice thereof, Landlord
may, but is not obligated to, without further demand upon Tenant or notice to Tenant and without giving Tenant any cure right or waiving or releasing Tenant from any obligation contained in this Lease, obtain such insurance for Landlord’s
benefit. In such event, Tenant will pay to Landlord, as Additional Rent, all costs and expenses Landlord incurs obtaining such insurance. Landlord’s exercise of its rights under this Section 10.5 does not relieve Tenant from any default
under this Lease. 
 10.6 Landlord’s Indemnification of Tenant. Subject to Tenant’s waivers, releases and
agreements in Article 10 and elsewhere in this Lease, Landlord will, to the fullest extent allowable under the Laws, indemnify, protect, defend (with counsel reasonably acceptable to Landlord) and hold harmless Tenant against any Claims brought
against Tenant by third parties which (a) arise out of any bodily injury, death or property damage occurring to such third parties at the Project (other than within the Premises), (b) are not caused in whole or in part by Tenant, and
(c) are caused in whole or in part by Landlord’s (or Landlord’s employees, agents or contractors) negligence or willful misconduct. 
  

	11.	DAMAGE BY FIRE OR OTHER CASUALTY. 

  

	 	11.1	Landlord’s Duty to Repair. 

 (a) If all or a substantial part of the Premises are rendered untenantable or inaccessible by damage to all or any part of the Project from fire or other casualty then, unless either party is entitled to
and elects to terminate this Lease pursuant to Sections 11.1 or 11.3, Landlord shall, at its expense, use reasonable efforts to repair and restore the Premises and/or the Project, as the case may be, to substantially the condition as existed upon
Landlord’s delivery of the Premises to Tenant to the extent permitted by then applicable Laws; provided, however, that in no event shall Landlord have any obligation for repair or restoration beyond the extent of insurance proceeds received by
Landlord for such repair or restoration, or for any of Tenant’s personal property, Trade Fixtures, Permitted Alterations or Alterations. 
 (b) If Landlord is required or elects to repair damage to the Premises and/or the Project, this Lease shall continue in effect, but Tenant’s Base Rent and Additional Rent shall be abated pro rata
with regard to any portion of the Premises that Tenant is prevented from using by reason of such damage or its repair from the date of the casualty until substantial completion of Landlord’s repair of the affected portion of the Premises as
required under this Lease. In no event shall Landlord be liable to Tenant by reason of any injury to or interference with Tenant’s business or property arising from fire or other casualty or by reason of any repairs to any part of the Project
necessitated by such casualty. 
 11.2 Landlord’s Right to Terminate. Landlord may elect to terminate this Project
Lease following damage by fire or other casualty under the following circumstances: 

  
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 (a) If, in the reasonable judgment of Landlord, the Premises and the Project cannot be
substantially repaired and restored under applicable Laws within one hundred eighty (180) days from the date of the casualty; 
 (b) If, in the reasonable judgment of Landlord, adequate proceeds are not, for any reason, made available to Landlord from Landlord’s insurance policies (and/or from Landlord’s funds made
available for such purpose, at Landlord’s sole and absolute discretion) to make the required repairs; 
 (c) If the
Building is damaged or destroyed to the extent that, in the reasonable judgment of Landlord, the cost to repair and restore the Building would exceed thirty-three and 33/100ths percent (33.33%) of the full replacement cost of the Building,
whether or not the Premises are at all damaged or destroyed; or 
 (d) If the fire or other casualty occurs during the last year
of the Term. 
 In the event of a casualty, Landlord shall give Tenant notice within sixty (60) days after the date thereof, which notice
shall specify whether Landlord elects to terminate this Lease as provided in Sections 11.2(a) through 11.2(d) above or, if Landlord does not so elect to terminate this Lease, Landlord’s estimate of the time required to complete Landlord’s
repair obligations under this Lease. 
 11.3 Tenant’s Right to Terminate. If all or substantially all of the
Premises are rendered untenantable or inaccessible by damage to all or any part of the Project from fire or other casualty, and Landlord does not elect to terminate as provided above, then Tenant may elect to terminate this Lease if Landlord’s
estimate of the time required to complete Landlord’s repair obligations under this Lease is greater than one hundred eighty (180) days, in which event Tenant may elect to terminate this Lease by giving Landlord notice of such election to
terminate within thirty (30) days after Landlord’s notice to Tenant pursuant to Section 11.2. 
 11.4
Exclusive Casualty Remedy. The provisions of this Article 11 are Tenant’s sole and exclusive rights and remedies in the event of a casualty. To the extent permitted by the Laws, Tenant hereby waives the provisions of Arizona Revised
Statutes § 33-343 and any other applicable existing or future Law permitting an abatement of Rent or termination of a lease agreement in the event of damage or destruction under any circumstances other than as provided in Section 11.3.

  

	12.	CONDEMNATION. 

  

	 	12.1	Definitions. 

 (a)
“Award” shall mean all compensation, sums, or anything of value awarded, paid or received on a total or partial Taking. 
 (b) “Taking” shall mean (i) a permanent taking (or a temporary taking for a period extending beyond the end of the Term) pursuant to the exercise of the power of condemnation or
eminent domain by any public or quasi-public authority, private corporation or individual having such power (“Condemning Authority”), whether by legal proceedings or otherwise, or (ii) a voluntary sale or transfer by Landlord to any
such authority, either under threat of condemnation or while legal proceedings for condemnation are pending. 
 (c)
“Taking Date” shall mean the earlier of the date that title to the property taken is vested in the Condemning Authority or the date the Condemning Authority has the right to possession of the property being condemned. 

 

	 	12.2	Effect of Taking on Lease. 

  
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 (a) In the event of a Taking of all of the Premises, this Lease shall terminate as of the
Taking Date. In the event of a Taking of less than all of the Premises, this Lease shall remain in full force and effect; provided, however, that if the portion of the Premises remaining after the Taking is unsuitable for Tenant’s intended
purposes hereunder, as reasonably determined by Landlord and Tenant, then, upon notice to Landlord within thirty (30) days after Landlord notifies Tenant of the Taking, Tenant may terminate this Lease effective as of the Taking Date of the
Taking. Tenant shall pay Rent to the Taking Date. 
 (b) In the event of a Taking of thirty-three and 33/100ths percent
(33.33%) or more of the Project or of the Project or of the Parking Facilities or of the floor area of the Building, or if as a result of any Taking the Building is no longer reasonably suitable for use as an office building, or if a Taking
reduces the value of the Project by fifty percent (50%) or more (all as reasonably determined by Landlord), whether or not any portion of the Premises is taken, Landlord may, at Landlord’s option, elect to terminate this Lease, effective
as of the Taking Date, by notice given to Tenant within thirty (30) days after the Taking Date. 
 (c) If all or a portion
of the Premises is temporarily taken by a Condemning Authority for a period not extending beyond the end of the Term, this Lease shall remain in full force and effect. 
 12.3 Restoration. If this Lease is not terminated as provided in Section 12.2 and the Taking includes a portion of the Premises, this Lease will automatically terminate as to the portion of
the Premises Taken, and Landlord, at its expense, shall diligently proceed to repair and restore the Premises to substantially its former condition (to the extent permitted by then applicable Laws) and/or repair and restore the Building to an
architecturally complete office building; provided, however, that Landlord’s obligations to so repair and restore shall be limited to the amount of any Award received by Landlord and not required to be paid to any Mortgagee (as defined in
Section 16.2 below). In no event shall Landlord have any obligation to repair or replace any improvements in the Premises beyond the amount of any Award received by Landlord for such repair or to repair or replace any of Tenant’s personal
property, Trade Fixtures, Permitted Alterations or Alterations. 
 12.4 Abatement and Reduction of Rent. If any portion
of the Premises is taken in a Taking or is rendered permanently untenantable by repairs necessitated by such Taking, and this Lease is not terminated as a result thereof, then in that event the Base Rent and Additional Rent payable under this Lease
shall be proportionally reduced as of the Date of the Taking based upon the percentage of rentable square feet in the Premises so taken or rendered permanently untenantable. In addition, if this Lease remains in effect following a Taking and
Landlord is obligated to repair and restore the Premises, the Base Rent and Additional Rent payable under this Lease shall be equitably abated during the period of such repair or restoration to the extent such repairs prevent Tenant’s use of
the Premises. 
 12.5 Awards. Any Award made shall be paid to Landlord, and Tenant hereby assigns to Landlord, and waives
all interest in or claim to, any such Award, including any claim for the value of the leasehold interest created by this Lease; provided, however, that, so long as Landlord’s award is not reduced as a result, Tenant shall be entitled to
prosecute a separate claim for an Award for a temporary Taking of the Premises or a portion thereof where this Lease is not terminated (to the extent such Award relates to the unexpired Term), or an Award separately designated for relocation
expenses or the interruption of or damage to Tenant’s business or as compensation for Tenant’s personal property, Trade Fixtures, Permitted Alterations or Alterations. In no event shall Tenant be entitled to any award for loss of
Tenant’s interest in this Lease or for loss of leasehold. 
 12.6 Exclusive Taking Remedy. The provisions of this
Article 12 are Tenant’s sole and exclusive rights and remedies in the event of a Taking. To the extent permitted by the Laws, Tenant waives the benefits of any Law that provides Tenant any abatement or termination rights or any right to receive
any payment or award (by virtue of a Taking) not specifically described in this Article 12. 

  
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13. ASSIGNMENT AND SUBLETTING.  13.1 Landlord’s Consent
Required. Except as expressly provided in Section 13.8 below, Tenant shall not assign this Lease or any interest therein, or sublet or license or permit the use or occupancy of the Premises or any part thereof by or for the benefit of
anyone other than Tenant, or in any other manner transfer all or any part of Tenant’s interest under this Lease (each and all a “Transfer”), without the prior written consent of Landlord, which consent (subject to the other
provisions of this Section 13.1) shall not be unreasonably withheld, conditioned or delayed. If Tenant is a business entity, any direct or indirect transfer of fifty percent (50%) or more of the ownership interest of the entity (whether in
a single transaction or in the aggregate through more than one transaction) shall be deemed a Transfer. Notwithstanding any provision in this Lease to the contrary, Tenant shall not mortgage, pledge, hypothecate or otherwise encumber this Lease or
all or any part of Tenant’s interest under this Lease. Any attempted Transfer in violation of this Lease is null and void and constitutes an Event of Default under this Lease. In no event may Tenant cause or permit a Transfer to another tenant
of the Project. Tenant will pay to Landlord, as Additional Rent, all costs and expenses Landlord incurs in connection with any proposed Transfer (whether Landlord consents thereto or not), including, without limitation, reasonable attorneys’
fees and costs. 
 13.2 Landlord’s Consent Standards. 

(a) Prior to any proposed Transfer (other than a Transfer to an Affiliate (as hereinafter defined), which shall be governed by
Section 13.8 below), Tenant shall submit in writing to Landlord (i) the name and legal composition of the proposed assignee, subtenant, user or other transferee (each a “Proposed Transferee”); (ii) the nature of the
business proposed to be carried on in the Premises (which in all events must be the same as the use described in Section 6.1 or, if not the same use described in Section 6.1, the business proposed to be carried on in the Premises by the
Proposed Transferee will be subject to Landlord’s prior written approval, not to be unreasonably withheld, conditioned or delayed so long as the proposed use is a general office use compatible with other then- current uses of space by tenants
and occupants of the Building and not in violation of any other then- current restricted/exclusive uses applicable to Building tenants; (iii) a current audited balance sheet, audited income statements for the last two years and such other
reasonable financial and other information concerning the Proposed Transferee as Landlord may reasonably request; and (iv) a copy of the fully-executed assignment, sublease or other agreement governing the proposed Transfer. Within fifteen
(15) Business Days after Landlord receives the foregoing information, Landlord shall notify Tenant whether it approves or disapproves such Transfer or if it elects to recapture all or a portion of the Premises pursuant to Section 13.5.

 (b) For purposes of Section 13.1 and in addition to any other reasonable grounds for denial, Landlord’s consent to a
Transfer will be deemed reasonably withheld if, in Landlord’s good faith judgment, any one or more of the following apply: (a) the Proposed Transferee does not have the financial strength to perform the Tenant’s obligations under this
Lease; (b) the business and operations of the Proposed Transferee are not in keeping with the permitted use set forth in Section 6.1 of this Lease; (c) either the Proposed Transferee, or any affiliate of the Proposed Transferee, occupies or is
negotiating with Landlord to lease space in the Building (or was, in the six (6) months prior to Tenant’s request, negotiating with Landlord to lease space in the Building); (d) the Proposed Transferee does not have a good business reputation;
(e) the use of the Premises by the Proposed Transferee would, in Landlord’s reasonable judgment, (1) impact the Building or the Project in a negative manner or (2) violate an exclusive use granted to another tenant within the Project, which
exclusive use is in force and effect as of the effective date of the proposed Transfer; (f) if the subject space is only a portion of the Premises and the physical subdivision of such portion is, or would render the Premises, not regular in shape
with appropriate means of ingress and egress and facilities suitable for normal renting purposes, or is otherwise not readily divisible from the Premises; (g) the Transfer would require Alteration to the Building or the Project to comply with
applicable Laws; (h) the transferee is a government (or agency or instrumentality thereof); or (i) an Event of Default exists under this Lease at the time Tenant requests consent to the proposed Transfer or on the effective date of the proposed
Transfer. 

  
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 13.3 Excess Consideration. If Landlord consents to a Transfer, Landlord shall be
entitled to receive, as Additional Rent hereunder, fifty percent (50%) of all Sublease Profits (as defined below). The term “Sublease Profits” shall mean any consideration paid by the Transferee for the assignment and in the
case of a sublease, the excess of the Rent and other consideration payable by the subtenant, over the amount of Rent payable hereunder applicable to the space assigned or subleased after deducting the reasonable expenses incurred by Tenant for
(i) any commercially reasonable changes, alterations and improvements to the Premises in connection with the Transfer, (ii) any brokerage commissions paid to independent third parties in connection with the Transfer, (iii) any
commercially reasonable rental abatement provided to such Transferee and (iv) any reasonable attorneys’ fees incurred to document such Transfer (collectively, the “Subleasing Costs”). “Sublease Profits” shall
also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures,
inventory, equipment, or furniture transferred by Tenant to Transferee solely in connection with such Transfer. Tenant shall pay to Landlord as Additional Rent, within thirty (30) days after receipt by Tenant, any such excess consideration paid
by any transferee (the “Transferee”) for the Transfer. 
 13.4 No Release Of Tenant. No consent by
Landlord to any Transfer shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether occurring before or after such consent, assignment, subletting or other Transfer and Tenant shall continue to be liable to Landlord
hereunder as a principal and not as a surety. Each Transferee shall be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment of Rent (or, in the case of a sublease, Rent in
the amount set forth in the sublease) and for the performance of all other terms and provisions of this Lease. The consent by Landlord to any Transfer shall not relieve Tenant or any Transferee from the obligation to obtain Landlord’s express
prior written consent to any subsequent Transfer by Tenant or any Transferee. The acceptance of Rent by Landlord from any other person (whether or not such person is an occupant of the Premises) shall not be deemed to be a waiver by Landlord of any
provision of this Lease or to be a consent by Landlord to any Transfer. The voluntary, involuntary or other surrender of this Lease by Tenant, or a mutual cancellation by Landlord and Tenant, shall not work a merger, and any such surrender or
cancellation shall, at the option of Landlord, either terminate all or any existing subleases or operate as an assignment to Landlord of any or all of such subleases. 
 13.5 Landlord’s Recapture Right. Notwithstanding any of the above provisions of this Article 13 to the contrary, if Tenant notifies Landlord that it desires to enter into a Transfer, Landlord,
in lieu of consenting to such Transfer, may elect (a) in the case of an assignment or a sublease of the entire Premises, to terminate this Lease, or (b) in the case of a sublease of less than the entire Premises, to terminate this Lease as
it relates to the space proposed to be subleased by Tenant. In such event, this Lease will terminate (or the space proposed to be subleased will be removed from the Premises subject to this Lease and the Base Rent and Tenant’s Share under this
Lease shall be reduced pro rata) on the date the Transfer was proposed to be effective, and Landlord may thereafter lease such space to any party, including the prospective Transferee identified by Tenant. 

13.6 Landlord’s Leaseback Right. Notwithstanding any of the above provisions of this Article 13 to the contrary, if Tenant
notifies Landlord that it desires to enter into a Transfer, Landlord, in lieu of consenting to such Transfer or exercising the recapture right described in Section 13.5, may elect, in the case of a sublease of all or a portion of the Premises,
to sublease from Tenant, on the terms of the proposed sublease to which Tenant requested Landlord’s consent, the space proposed to be subleased by Tenant. In such event, Landlord and Tenant will enter into a sublease of such space on the terms
of such proposed sublease. 
 13.7 Assignment of Sublease Rents. Tenant hereby absolutely and irrevocably assigns to
Landlord any and all rights to receive Rent and other consideration from any sublease and agrees that Landlord, as assignee or as attorney-in-fact for Tenant for purposes hereof, or a receiver for Tenant appointed on Landlord’s application may,
but shall not be obligated to, collect such Rents and other 

  
 27 

 
consideration and apply the same toward Tenant’s obligations to Landlord under this Lease; provided, however, that Landlord grants to Tenant at all times prior to occurrence of any breach or
default by Tenant a revocable license to collect such Rents (which license shall automatically and without notice be and be deemed to have been revoked and terminated immediately upon any Event of Default). 

13.8 Affiliate Transfers. Provided that no Event of Default exists under this Lease, Tenant may, without Landlord’s consent,
assign or sublet all or a portion of this Lease or the Premises to an Affiliate if (a) Tenant notifies Landlord at least thirty (30) days prior to such Transfer; (b) Tenant delivers to Landlord, at the time of Tenant’s notice,
current financial statements of Tenant and the proposed transferee that are reasonably acceptable to Landlord; and (c) Tenant delivers to Landlord, not later than the effective date of the Transfer, a written agreement reasonably acceptable to
Landlord under which the transferee assumes and agrees to perform Tenant’s obligations under this Lease and to observe all terms and conditions of this Lease. Tenant will also promptly provide Landlord with copies of any documents reasonably
requested by Landlord to document the status and relationship between Tenant and its Affiliate. A Transfer to an Affiliate does not release Tenant from any liability or obligation under this Lease. For purposes of this Article 13,
“Affiliate” means any person or entity that, directly or indirectly, controls, is controlled by or is under common control with Tenant. For purposes of this definition, “control” means possessing the power to direct or
cause the direction of the management and policies of the entity by the ownership of a majority of the voting securities of the entity. 
  

	14.	DEFAULTS: REMEDIES. 

 14.1
Events of Default. The occurrence of any of the following shall constitute an “Event of Default” by Tenant under this Lease. Landlord and Tenant agree that the notices required by this Section 14.1 are intended to
satisfy any and all notice requirements imposed by the Laws and are not in addition to any such requirements. 
 (a) Tenant
fails to make any payment of Rent when due, or any amount required to replenish the Security Deposit, and such failure is not cured by Tenant within five (5) Business Days after receipt of written notice from Landlord. 

(b) Tenant breaches or fails to perform or comply with any of Tenant’s nonmonetary obligations under this Lease and such breach or
failure is not fully cured within twenty (20) days after Landlord notifies Tenant of such breach or failure; provided, however, if such breach or failure cannot be cured within such twenty (20) day period, Tenant fails within such twenty
(20) day period to commence, and thereafter diligently proceed with, all actions necessary to cure such breach or failure as soon as reasonably possible, but in all events within sixty (60) days after Landlord’s notice. 

(c) Tenant ceases doing business as a going concern; makes an assignment for the benefit of creditors; is adjudicated an insolvent, files
a petition (or files an answer admitting the material allegations of a petition) seeking relief under any state or federal bankruptcy or other statute, law or regulation affecting creditors’ rights; all or substantially all of Tenant’s
assets are subject to judicial seizure or attachment and are not released within thirty (30) days, or Tenant consents to or acquiesces in the appointment of a trustee, receiver or liquidator for Tenant or for all or any substantial part of
Tenant’s assets. 
 (d) Tenant fails, within sixty (60) days after the commencement of any proceedings against Tenant
seeking relief under any state or federal bankruptcy or other statute, law or regulation affecting creditors’ rights, to have such proceedings dismissed, or Tenant fails, within sixty (60) days after an appointment, without Tenant’s
consent or acquiescence, of any trustee, receiver or liquidator for Tenant or for all or any substantial part of Tenant’s assets, to have such appointment vacated. 
 14.2 Remedies. Upon the occurrence of an Event of Default, Landlord may, at any time and from time to time, and without preventing Landlord from exercising any other right or remedy available to
Landlord at law or in equity, exercise any one or more of the following remedies: 

  
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 (a) Landlord may terminate Tenant’s right to possess the Premises by any lawful means
with or without terminating this Lease, in which event Tenant will immediately surrender possession of the Premises to Landlord. In such event, this Lease shall continue in full force and effect (except for Tenant’s right to possess the
Premises) and Tenant shall continue to be obligated for and must pay all Rent as and when due under this Lease. Unless Landlord specifically states that it is terminating this Lease, Landlord’s termination of Tenant’s right to possess the
Premises is not to be construed as an election by Landlord to terminate this Lease or Tenant’s obligations and liabilities under this Lease. If Landlord terminates Tenant’s right to possess the Premises, Landlord is not obligated to, but
may at its election, re-enter the Premises and remove all persons and property from the Premises. Landlord may store any property Landlord removes from the Premises in a public warehouse or elsewhere at the cost and for the account of Tenant. Upon
such re-entry, Landlord is not obligated to, but may at its election, relet all or any part of the Premises to a third party or parties for Tenant’s account. Tenant is immediately liable to Landlord for all costs and expenses Landlord incurs
re-entering or reletting all or any part of the Premises, including, without limitation, all costs and expenses Landlord incurs in (i) maintaining or preserving the Premises after an Event of Default; (ii) recovering possession of the
Premises, removing persons and property from the Premises and storing such property (including court costs and reasonable attorneys’ fees); (iii) reletting, renovating or altering the Premises; (iv) paying real estate commissions,
advertising expenses and similar expenses in connection with reletting all or any part of the Premises; and (v) granting concessions in connection with re-entering or re-letting all or any part of the Premises, including, without limitation,
the value of free Rent given to a replacement tenant (collectively, “Re-entry Costs”) and must pay Landlord the same as Additional Rent within five (5) days after Landlord’s notice to Tenant. Landlord may relet the
Premises for a period shorter or longer than the remaining Term. If Landlord relets all or any part of the Premises, Tenant will continue to pay Rent when due under this Lease and Landlord will refund to Tenant the difference between all Rental
Landlord actually receives from any reletting of all or any part of the Premises, less any indebtedness from Tenant to Landlord other than Rent (which indebtedness is paid first to Landlord) and less the Re-entry Costs (which costs are paid second
to Landlord), up to a maximum amount equal to the Rent Tenant paid that came due after Landlord’s reletting. If the sum described in the preceding sentence exceeds the Rent payable by Tenant hereunder, Landlord will apply the excess sum to
future Rent due under this Lease; provided, however, that Landlord may retain any surplus remaining at the expiration of the Term. 
 (b) Landlord may continue this Lease in effect and recover Rent as it becomes due. 

(c) Landlord may cure the Event of Default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the Event
of Default, Tenant shall reimburse Landlord as Additional Rent upon demand for the amount of such payment or expense with interest at the Interest Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant.

 (d) Landlord may terminate this Lease effective on the date Landlord specifies in Landlord’s notice to Tenant. Upon
termination, Tenant will immediately surrender possession of the Premises to Landlord. If Landlord terminates this Lease, Landlord may recover from Tenant and Tenant will pay to Landlord on demand as Additional Rent all damages Landlord incurs by
reason of Tenant’s default, including, without limitation, (a) all Rent due and payable under this Lease as of the effective date of the termination; (b) any amount necessary to compensate Landlord for any detriment proximately caused Landlord
by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course would likely result from Tenant’s failure to perform, including, but not limited to, any Re-entry Costs; (c) an amount equal to the difference
between the present worth, as of the effective date of the termination, of the Base Rent for the balance of the Term remaining after the effective date of the termination (assuming no termination) and the present worth, as of the effective date of
the termination, of a fair market base Rent for the Premises for the same period (as Landlord reasonably determines the fair market basic Rent); and (d) Tenant’s Share of Excess Operating Costs to the extent Landlord is not otherwise reimbursed
for such Excess Operating Costs. For purposes of this Section 14.2, Landlord will compute present worth by utilizing a discount rate of eight percent (8%) per annum. Nothing in this Section 14.2 limits or prejudices Landlord’s right to prove
and obtain damages in an amount equal to the 

  
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maximum amount allowed by the Laws, regardless whether such damages are greater than the amounts set forth in this Section 14.2. 

14.3 Waiver and Release. Tenant waives and releases all Claims Tenant may have resulting from Landlord’s re-entry and taking
possession of the Premises by any lawful means and removing and storing Tenant’s property as permitted under this Lease, regardless whether this Lease is terminated and, to the fullest extent allowable under the Laws, Tenant releases and will
indemnify, defend (with counsel reasonably acceptable to Landlord), protect and hold harmless the Landlord Parties from and against any and all Claims occasioned thereby. No such reentry is to be considered or construed as a forcible entry by
Landlord. 
 14.4 No Waiver. No provisions of this Lease shall be deemed waived by Landlord unless such waiver is in a
writing signed by Landlord. The waiver by Landlord of any breach of any provision of this Lease shall not be deemed a waiver of such provision or of any subsequent breach of the same or any other provision of this Lease. No delay or omission in the
exercise of any right or remedy of Landlord upon any default by Tenant shall impair such right or remedy or be construed as a waiver. Landlord’s acceptance of any payments of Rent due under this Lease shall not be deemed a waiver of any default
by Tenant under this Lease (including Tenant’s recurrent failure to timely pay Rent) other than Tenant’s nonpayment of the accepted sums, and no endorsement or statement on any check or payment or in any letter or document accompanying any
check or payment shall be deemed an accord and satisfaction. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or
approval of any subsequent act by Tenant. 
 14.5 Landlord’s Default. Landlord will not be in default under this
Lease unless Landlord breaches or fails to perform any of Landlord’s obligations under this Lease and the breach or failure continues for a period of thirty (30) consecutive days after Tenant notifies Landlord in writing of Landlord’s
breach or failure or if Landlord fails to cure an emergency affecting Tenant’s quiet enjoyment of the Premises within a reasonable period of time (depending on the nature of the harm to Tenant’s quiet enjoyment or the emergency) after
Tenant gives written notice thereof (or oral notice in the event of an emergency) to Landlord; provided that if Landlord is not able through the use of commercially reasonable efforts to cure a nonemergency breach or failure within such thirty
(30) consecutive day period, Landlord’s breach or failure is not a default as long as Landlord commences to cure its breach or failure within the thirty (30) consecutive day period and thereafter diligently pursues the cure to
completion. 
  

	15.	SURRENDER AND HOLDING OVER. 

 15.1 Surrender. Upon the expiration or termination of this Lease, Tenant shall surrender the Premises and all Tenant Improvements, Permitted Alterations and Alterations to Landlord broom-clean and
in their original condition, except for reasonable wear and tear, damage from casualty or condemnation and any changes resulting from Permitted Alterations and approved Alterations; provided, however, that prior to the expiration or termination of
this Lease, Tenant shall remove all from the Premises all of Tenant’s personal property and any Trade Fixtures and all Alterations and Permitted Alterations that Landlord has elected to require Tenant to remove (except that Landlord will not be
permitted to require Tenant to remove any Alterations and Permitted Alterations that Landlord advised Tenant in writing that Tenant would not be required to remove in accordance with Section 7.1 above nor will Tenant be required to remove the
initial Tenant Improvements installed by Landlord pursuant to the Tenant Improvement Rider) and repair any damage caused by such removal, and if such removal is not timely completed, Landlord shall have the right (but no obligation) to remove the
same, and Tenant shall pay Landlord as Additional Rent on demand for all costs of removal and storage thereof and for the rental value of the Premises for the period from the end of the Term through the end of the time reasonably required for such
removal. Landlord shall also have the right to retain or dispose of all or any portion of such property if Tenant does not pay all such costs and retrieve the property within twenty (20) days after notice from Landlord (in which event title to all
such property described in Landlord’s notice shall be transferred to and vest in Landlord). Tenant waives all Claims against Landlord for any damage or loss to 

  
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Tenant resulting from Landlord’s removal, storage, retention, or disposition of any such property. Upon expiration or termination of this Lease or of Tenant’s possession, whichever is
earliest, Tenant shall surrender all keys to the Premises or any other part of the Building and shall deliver to Landlord all keys for or make known to Landlord the combination of locks on all safes, cabinets and vaults that may be located in the
Premises. Tenant’s obligations under this Section 15.1 shall survive the expiration or termination of this Lease. 

15.2 Holding Over. If Tenant (directly or through any Transferee or other successor-in-interest of Tenant) holds over after the
expiration or termination of this Lease, with or without the express written consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Tenant
shall continue to comply with or perform all the terms and obligations of Tenant under this Lease, except that Rent shall be payable, if without the express written consent of Landlord, at a monthly rate equal to one hundred fifty percent
(150%) of Rent, or, if with the express written consent of Landlord, at a monthly rate equal to the Rent applicable during the last rental period of the Term. No act or omission by Landlord, other than its specific written consent, which
Landlord may grant or withhold in Landlord’s sole and absolute discretion, shall constitute permission for Tenant to continue in possession of the Premises. In all events, Landlord may terminate Tenant’s holdover tenancy at any time upon
thirty (30) days written notice. Acceptance by Landlord of Rent after such termination shall not constitute a renewal or extension of this Lease; and nothing contained in this provision shall be deemed to waive Landlord’s right of re-entry
or any other right hereunder or at law. Tenant shall indemnify, defend and hold Landlord harmless from and against all Claims arising or resulting directly or indirectly from Tenant’s failure to surrender the Premises within thirty
(30) days of the expiration or sooner termination of this Lease, including (i) any Rent payable by or any loss, cost, or damages claimed by any prospective tenant of the Premises, and (ii) Landlord’s damages as a result of such
prospective tenant rescinding or refusing to enter into the prospective lease of the Premises by reason of such failure to timely surrender the Premises. 
  

	16.	SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES. 

 16.1 Subordination; Attornment. This Lease is subject and subordinate to all ground or underlying leases and to all mortgages which may now or hereafter affect such leases or the Project
(collectively, “Mortgages”), and to all renewals, modifications, consolidations, replacements and extensions of any such Mortgages. At the request of any underlying lessor or mortgagee, Tenant shall attorn to such underlying lessor
or mortgagee, its successors in interest or any purchaser in a foreclosure sale. If an underlying lessor or mortgagee or any other person shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action, or
the delivery of a new lease or deed, then, as long as no Event of Default occurs under this Lease after Tenant’s receipt of written notice of such default, the holder of the Mortgage will not disturb Tenant’s rights of possession under
this Lease. At the request of the successor landlord and upon such successor landlord’s written agreement to accept Tenant’s attornment and to recognize Tenant’s interest under this Lease, (i) Tenant shall be deemed to have attorned
to and recognized such successor landlord as Landlord under this Lease and (ii) this Lease shall continue in full force and effect as a direct lease between such successor landlord and Tenant upon all of the terms, conditions and covenants set forth
in this Lease. This clause shall be self-operative and no further instrument or subordination shall be required by any ground or underlying lessor or by any mortgagee, affecting any lease or the Project. In confirmation of such subordination and/or
attornment, Tenant shall execute promptly any certificate that Landlord may reasonably request. Tenant hereby covenants and agrees that the holder of any existing Mortgage, or anyone claiming by, through or under said holder shall not be: (a) liable
for any act or omission for any prior landlord (including Landlord), (b) subject to any offsets or defenses which Tenant might have against any prior landlord (including Landlord), (c) bound by any Base Rent or Additional Rent or other charges which
Tenant might have paid for more than the current month to a prior landlord (including Landlord), or (d) bound by any modification of this Lease made without the consent of such Mortgagee. Tenant will execute and deliver to Landlord, concurrently
with Tenant’s execution of this Lease and delivery thereof to Landlord, a subordination, non- disturbance and attornment agreement in the form of Exhibit E attached hereto and incorporate herein (“SNDA Agreement”).
Landlord will use commercially reasonable efforts to cause Landlord’s existing 

  
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Mortgage holder to execute the SNDA Agreement and to return the executed SNDA Agreement to Tenant as soon as commercially practicable following the full execution of this Lease. 

16.2 Mortgagee Protection. Tenant agrees to give any holder of any Mortgage covering any part of the Project
(“Mortgagee”), by certified mail, return receipt requested, a copy of any notice of default served upon Landlord, provided that prior to such notice Tenant has been notified in writing (by way of notice of assignment of rents and
leases, or otherwise) of the address of such Mortgagee. If Landlord fails to cure such default within thirty (30) days from the effective date of such notice of default, then the Mortgagee shall have an additional thirty (30) days within
which to cure such default or if such default cannot be cured within that time, then such additional time as may be reasonably necessary to cure such default (including the time necessary to foreclose or otherwise terminate its Mortgage, if
necessary to effect such cure), and this Lease shall not be terminated so long as such remedies are being diligently pursued, 

16.3 Estoppel Certificates. Within ten (10) days after written request therefor, Tenant shall execute and deliver to
Landlord, in a form provided by or satisfactory to Landlord, a certificate stating that this Lease is in still force and effect, describing any amendments or modifications hereto, acknowledging that this Lease is subordinate or prior, as the case
may be, to any Encumbrance and stating any other information Landlord may reasonably request, including the Term, the monthly Base Rent, the date to which Rent has been paid, the amount of any security deposit or prepaid Rent, whether either party
hereto is in default under the terms of the Lease, and whether Landlord has completed its construction obligations hereunder (if any). If Tenant fails timely to execute and deliver such certificate as provided above, then Landlord and the addressee
of such certificate shall be entitled to rely upon the information contained in the certificate submitted to Tenant as true, correct and complete, and Tenant shall be estopped from later denying, contradicting or taking any position inconsistent
with the information contained in such certificate. Any person or entity purchasing, acquiring an interest in or extending financing with respect to the Project shall be entitled to rely upon any such certificate. If Tenant fails to deliver such
certificate within ten (10) days after Landlord’s second written request therefor, which second written request will reiterate the following remedies in bolded, all capital letters, such failure shall be deemed an Event of Default by
Tenant and Tenant shall be liable to Landlord for any and all damages incurred by Landlord, including, without limitation, any profits or other benefits from any financing of the Project or any interest therein which are lost or made unavailable as
a result, directly or indirectly, of Tenant’s failure or refusal to timely execute or deliver such estoppel certificate. 
  

	17.	ADDITIONAL PROVISIONS. 

17.1 Storage Space. Landlord will provide to Tenant during the Term between approximately one hundred fifty (150) and five hundred
(500) rentable square feet of storage space for Tenant’s exclusive use as storage for personal property used in connection with Tenant’s occupancy of the Premises. The location of the storage space will be designated by Landlord in its
sole discretion. Tenant agrees to accept the storage space in “as is” condition and to lease the storage space from Landlord in accordance with this Section 17.1 for the entire Term (as may be extended). Tenant, at its sole cost and
expense, will replace and pay for all lighting bulbs, tubes, ballasts and starters required for the storage space and must provide its own janitorial services and any other services necessary for Tenant’s use of the storage space. Tenant must
maintain the storage space in good and clean condition during the term of this Lease. Tenant hereby agrees to pay annual Base Rent for the storage space in an amount equal to the product of Twelve and No/100ths Dollars ($12.00) multiplied by the
number of rentable square feet of floor area contained within such storage space and Tenant further agrees to pay, as Additional Rent, that portion of Operating Costs and Taxes allocable to such storage space, it being acknowledged and agreed that
such storage space is being provided to Tenant on a “triple net” basis (i.e., Base Rent for such storage space is net of Operating Costs (including insurance) and Taxes attributable to such space, which Tenant will pay to Landlord in
addition to Base Rent for such space and without reference to an expense stop, base year or otherwise). The releases and insurance, indemnity and liability provisions and waivers in this Lease apply to the storage space as if it were a part of the
Premises. Landlord has the right at any time during the Term, upon giving Tenant at least thirty (30) days prior written notice, at 

  
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Landlord’s sole cost and expense, to move Tenant from the storage space to comparable storage space (as reasonably determined by Landlord) elsewhere in the Building of approximately the same
size as the prior storage space. 
 17.2 Parking. During the first twenty-four (24) months of the initial Term of
this Lease, Landlord licenses to Tenant one hundred forty-three (143) unreserved parking spaces, such parking spaces to be located in a portion of the Parking Facilities as designated from time to time by Landlord and provided to Tenant without
charge for the first twenty-four (24) months of the Term. From and after the expiration of the aforementioned twenty-four (24) month period and continuing throughout the remainder of the initial sixty-nine (69) month Term of this
Lease, Landlord shall increase this license by twenty-eight (28) unreserved parking spaces such that Tenant is provided with one hundred seventy-one (171) unreserved parking spaces, all such parking spaces to be located in a portion of the
Parking Facilities as designated from time to time by Landlord and provided to Tenant at a cost of $25.00 per month for each of the one hundred seventy-one (171) unreserved parking spaces. From and after the expiration of the initial sixty-nine
(69) month Term of this Lease, Landlord may change its parking charges at any time on not less than thirty (30) days prior notice to Tenant. Unless otherwise notified by Landlord, Tenant will pay all parking fees as Additional Rent at the
same time, place and manner as Base Rent, but said parking may be paid separately by Tenant. Parking at the Project by Tenant is subject to the other provisions of this Lease, including without limitation, the Building Rules. In no event will
Landlord be liable for any loss, damage or theft of, to or from any vehicle at the Project. From time to time during the Term, Tenant may request the license of additional unreserved parking spaces, and in such event, provided the same are
available, as determined by Landlord in Landlord’s sole and absolute discretion, Landlord will license same to Tenant on the same terms and conditions as are set forth above (provided, however, that any such additional unreserved parking spaces
will be provided to Tenant at a cost of $25.00 per month for each such space if Tenant elects to license the same at any time during the Term of this Lease). Tenant hereby expressly acknowledges and agrees that the Parking Facilities may include
surface parking adjacent to the building in which the Premises is located if Landlord, in Landlord’s sole and absolute discretion, elects to construct such surface parking at any time during the Term. 

17.3 Expanded Development. Tenant acknowledges and agrees that the Building may be included within a larger, integrated real
estate development including additional buildings and land. Landlord may elect, in Landlord’s sole discretion, to operate such development as a unit and compute any Excess Operating Costs accordingly. If Landlord does so, then Tenant’s
Share of Excess Operating Costs will be appropriately adjusted to compare the rentable area of the Premises to the total rentable area within such development for which expenses are included. Nothing herein will be deemed to require Landlord to
develop or construct any such additional buildings or to combine the Building with any other buildings. 
 17.4 Signs.
Landlord will initially provide to Tenant (a) one building standard tenant identification sign adjacent to the entry door of the Premises and (b) one standard building directory listing. The signs will conform to Landlord’s sign criteria.
Tenant will not install or permit to be installed in the Premises any other sign, decoration or advertising material of any kind that is visible from the exterior of the Premises. Landlord may immediately remove, at Tenant’s sole cost and
expense, any sign, decoration or advertising material that violates this Section 17.4. In addition to the foregoing, and provided Tenant is able to obtain all necessary governmental and quasi-governmental approvals therefor, Landlord will, at
Tenant’s expense, install a sign on the exterior of the North side of the Building displaying Tenant’s name, which sign will be in the location depicted on Exhibit F attached hereto and incorporated herein. Tenant must pay all
annual and other permit fees therefor and must pay all costs of maintenance thereof during the Term and all costs for the removal thereof upon the expiration or earlier termination of the Term. Any such sign and the display of Tenant’s name
thereon will be subject to the terms of any restrictive covenants applicable thereto and all laws, codes, ordinances, rules and regulations, and will be subordinate to all building designation signs (if any). Such sign must conform to the
comprehensive sign plan approved by the City. The size, location, design and all other aspects of such sign, including the conformance thereof to such comprehensive sign plan, will be subject to Landlord’s approval. When Tenant requests
Landlord’s approval of such sign, Tenant will concurrently 

  
 33 

 
submit to Landlord the proposed fabrication drawings thereof which will be sufficiently detailed for Landlord to determine whether the sign complies with such comprehensive sign plan. 

17.5 First Right of Offer. So long as no Event of Default then exists under this Lease and Tenant is then in compliance with ail
terms and conditions of this Lease, Tenant will have the first right (“First Right”) to be offered by Landlord the opportunity to lease the approximately 7,539 rentable square feet of space commonly known as Suite 200 on the second
floor of the Building (the “First Right Space”). The First Right is subject to the terms and conditions set forth in this Section 17.5 and is further subject to Landlord’s existing lease (as of the Lease Date) of such
space to a third party tenant (the “Existing Suite 200 Lease”). If at any time after the Commencement Date, the Existing Suite 200 Lease expires (which lease is presently scheduled to expire on December 31, 2012) or sooner
terminates as the result of the default of the existing tenant (but not as the result of a voluntary termination or lease forgiveness by Landlord) and Tenant has met the requirements necessary to exercise the First Right, Landlord will first notify
Tenant that the First Right Space is available for lease. Landlord’s notice will contain all economic terms and conditions of Landlord’s proposed leasing of the First Right Space. Tenant must notify Landlord in writing within five
(5) Business Days of receiving Landlord’s notice (time being of the essence) whether Tenant desires to lease the First Right Space from Landlord on the terms set forth in Landlord’s notice. If Tenant notifies Landlord that Tenant does
not desire to lease the First Right Space, or if Tenant does not respond in writing to Landlord’s notice within such five (5) Business Day period, then Landlord may freely lease the First Right Space without restriction and Landlord’s
obligations under this Section 17.5 shall thereafter automatically terminate and be of no further force or effect; provided, however, if a lease of the First Right Space to another tenant (or tenants, as applicable) on substantially the same
(as hereinafter defined) economic terms is not consummated within six (6) months next following the lapse of the above-mentioned notice periods, as applicable, then Tenant’s First Right as to such First Right Space shall be reinstated. For
purposes of the preceding sentence, the terms and conditions of Landlord’s lease of the First Right Space to another tenant (or tenants, as applicable) shall be “substantially the same” as the terms and conditions offered to Tenant if
Landlord leases the First Right Space with an effective rental rate equal to at least eighty-five percent (85%) of that offered to Tenant and for a term at least eighty-five percent (85%) as long as the term proposed in the notice to
Tenant from Landlord. If Tenant timely notifies Landlord in writing within such five (5) Business Day period that Tenant desires to lease the First Right Space on the terms and conditions contained within Landlord’s notice, the parties
will thereafter negotiate the documentation for Tenant’s lease of the First Right Space from Landlord; provided, however, that in the event Tenant exercises Tenant’s first right to lease the First Right Space and the commencement date for
the First Right Space occurs within the first twelve (12) months of the initial Term, then in that event the same terms and conditions as are applicable to the original Premises under this Lease shall apply to the First Right Space, with an
appropriately prorated tenant improvement allowance to reflect the reduced lease term with regard to the First Right Space as well as the condition of the then-existing tenant improvements within the First Right Space. If Landlord and Tenant fail to
mutually agree upon the documentation memorializing Tenant’s lease of the First Right Space and to execute a written amendment to this Lease within ten (10) days after Tenant delivers Tenant’s offer notice to Landlord, then
Landlord’s obligations under this Section 17.5 shall automatically terminate and be of no further force or effect at the end of such ten (10) day period, subject to reinstatement as expressly provided above in this Section 17.5.
If Tenant’s First Right is still in effect at the end of the initial Term, the First Right shall automatically terminate on the last day of the initial Term and will not apply during any extension of the Term. The purpose of this
Section 17.5 is to provide notice to Tenant so that Tenant may be in a position to offer to lease such space on a competitive basis with others, and, notwithstanding anything to the contrary contained in this Section 17.5, nothing in this
Section 17.5 shall be deemed to be an option or right of first refusal. 
 17.6 Building Antenna/Microwave Dishes.
Subject to the provisions of this Section 17.6, Tenant may use a portion of the roof of the Building to install, operate and maintain telecommunications equipment including antennae and satellite dishes solely for Tenant’s personal use within
the Premises (“Telecommunications Equipment”). If Tenant elects to install Telecommunications Equipment, Landlord will not impose a monthly rental charge for the placement of such equipment on the Building Roof. Tenant will install
the Telecommunications Equipment (and related wiring) only in a location 

  
 34 

 
determined by Landlord, which location Landlord may change from time to time during the Term for any reason, including, without limitation, to accommodate Landlord’s installation of one
(1) or more solar panels on the Building roof in a location determined by Landlord in Landlord’s sole and absolute discretion. Landlord will provide Tenant with reasonable access to the Building risers in order for Tenant to effectuate the
Telecommunications Equipment installation. Tenant’s installation, maintenance, replacement and removal of any Telecommunications Equipment (and related wiring) must comply with the requirements of any Building roof warranties, all provisions of
Article 7 governing Alterations, and the other terms and conditions of this Lease. Tenant’s installation, operation and maintenance of the Telecommunications Equipment is subject to Tenant receiving and maintaining all governmental approvals
required for the Telecommunications Equipment and otherwise complying with all Laws relating thereto. The Telecommunications Equipment (and related wiring) must not interfere with any existing Building equipment or other tenants’ equipment.
Upon prior notice to Landlord, Tenant will be allowed reasonable access to the Telecommunications Equipment area during Business Hours for the purpose of maintaining and servicing such equipment. All Telecommunications Equipment (and related wiring)
will remain the personal property of Tenant, will be located and maintained at Tenant’s sole cost and risk, and must be removed by Tenant at the end of the Term, Tenant hereby agreeing to return the portion of the Building roof upon which the
Telecommunications Equipment was located to the condition in which such portion of the Building roof existed immediately prior to Tenant’s installation of the Telecommunications Equipment thereon. 

17.7 Access. Subject to emergencies and Force Majeure events, Tenant will have access to the Building and the Parking Facilities
twenty-four (24) hours per day, seven (7) days per week, via a card key system, subject to compliance with Landlord’s reasonable rules and regulations regarding security. 

17.8 Tenant’s Security System. Subject to obtaining Landlord’s prior written consent, following Landlord’s
Substantial Completion of the Tenant Improvements, Tenant may install a separate security/card access system for the Premises at Tenant’s sole cost and expense, provided that such separate security system shall be installed in accordance with
the provisions of Article 7 of this Lease and shall be subject to all of the terms, covenants and provisions contained in this Lease. If Tenant installs such a system in the Premises, any replacement of such system and all maintenance and repair of
such system will be Tenant’s sole responsibility and at Tenant’s sole cost and expense. Tenant agrees to reimburse Landlord for all costs incurred by Landlord in connection with said system. Tenant further agrees that Landlord will have no
liability for any failure or other breach of said system. Tenant is obligated to remove said system from the Building at the expiration or earlier termination of the Term, and Tenant must repair any and all damage to the Building resulting from such
removal. Such removal and the repair of damage caused thereby shall be at Tenant’s sole cost and expense. 
 17.9
Restricted Tenants. Subsequent to the date of this Lease, provided no Event of Default then exists, Landlord agrees, during the time that the originally-named Tenant hereunder is continuously operating for business during Business Hours from
the Premises, Landlord will not lease space in the Building to any of the following entities: Yahoo!, Google, Yellowpages.com (division of AT&T) and Reach Local; provided, however, in the event Tenant is acquired by or otherwise merges with any
of the foregoing four (4) entities, then in that event, upon Tenant’s prior written request, Landlord will agree to delete the acquiring/merging entity from the foregoing list and replace the same with another competitor of Tenant reasonably
acceptable to Landlord (the “Restricted Tenants Clause”). If Tenant fails to continuously operate for business from within the Premises for more than six (6) months (as reasonably determined by Landlord) or if the Restricted Tenants
Clause is deemed to be in violation of applicable law, then the Restricted Tenants Clause, and Landlord’s obligations under this Section 17.9, will automatically terminate. Tenant does hereby indemnify, defend and hold Landlord harmless from
any claim, cost, loss or damage (including reasonable attorneys’ fees) incurred or alleged against Landlord by any person, firm, corporation or other entity whatsoever by reason of Landlord’s compliance, or attempted compliance, with this
Section 17.9, and in the event Landlord is made subject to any action, proceeding or penalty with respect to the provisions of this Section 17.9, Tenant will indemnify, defend and hold Landlord harmless from any cost, loss, claim or
expense in respect thereto with counsel approved by Landlord, the actual out-of-pocket costs of such indemnification and defense (including reasonable 

  
 35 

 
attorneys’ fees) to be paid entirely by Tenant. Notwithstanding the foregoing, this Section 17.9 will not apply to (i) any leases entered into by Landlord prior to the date of this
Lease (or any leases being circulated for signature prior to the date of this Lease), nor to any amendments or renewals of such leases, or (ii) any leases for premises within buildings other than the Building. 

17.10 Notices. Any notice, demand, request, consent or approval that either party desires or is required to give to the other
party under this Lease shall be in writing and shall be served by messenger or reputable overnight courier service, addressed to the other party at the party’s address for notices set forth in the Basic Terms. Notices shall be deemed to have
been given and be effective on the earlier of (a) receipt (or refusal of delivery or receipt), or (b) one (1) day after acceptance by the independent service for delivery, if sent by independent messenger or overnight courier service.
Either party may change its address for notices hereunder by notice to the other party complying with this Section 17.10. If Tenant sublets the Premises, notices from Landlord shall be effective on the subtenant when given to Tenant pursuant to
this Section 17.10. 
 17.11 Financial Statements. From time to time during the Term, but not more than one
(1) time during any calendar year, and within twenty (20) days after written request therefor, Tenant shall deliver to Landlord complete, accurate and up-to-date financial statements (including at least a balance sheet and a statement of
profit and loss) of Tenant (and of each guarantor of Tenant’s obligations under this Lease) for each of the three most recently completed years, prepared in accordance with generally accepted accounting principles and certified by an
independent certified public accountant or Tenant’s (or each guarantor’s) chief financial officer as being a true, complete and correct statement of Tenant’s (or each guarantor’s) financial condition as of the date of such
financial statements. 
 17.12 Quiet Possession. Subject to Tenant’s full and timely performance of all of
Tenant’s covenants and obligations under this Lease, and subject to the terms of this Lease, Tenant shall have the quiet possession of the Premises throughout the Term free from hindrance or molestation from Landlord or any persons or entities
lawfully claiming by, through or under Landlord. 
 17.13 Security Measures. Landlord may, but shall be under no
obligation to, implement security measures for the Project, such as the registration or search of all persons entering or leaving the Building, requiring identification for access to the Building, evacuation of the Building for cause, suspected
cause, or for drill purposes, the issuance of magnetic pass cards or keys for Building or elevator access and other actions that Landlord deems necessary or appropriate to prevent any threat of property loss or damage, bodily injury or business
interruption; provided, however, that such measures shall be implemented in a way as to minimize unreasonable inconvenience of tenants of the Building. If Landlord uses an access card system, Landlord may require Tenant to pay Landlord a reasonable
deposit for each Building access card issued to Tenants. Tenant shall be responsible for any loss, theft or breakage of any such cards, which must be returned by Tenant to Landlord upon expiration or earlier termination of the Lease. Landlord may
retain the deposit for any card not so returned. Landlord shall, at all times, have the right to change, alter or reduce any such security services or measures, and Tenant shall cooperate and comply with, and cause Tenant’s Representatives and
Visitors to cooperate and comply with, such Security measures. Landlord, its agents and employees shall have no liability to Tenant or its Representatives or Visitors for the implementation or exercise of, or the failure to implement or exercise,
any such security measures or for any resulting disturbance of Tenant’s use or enjoyment of the Premises. 
 17.14 Force
Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other
casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Base Rent, Additional Rent and any other charges to be paid by Tenant pursuant to this Lease
(collectively, “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease
specifies a time period for performance of an obligation of either party, that time 

  
 36 

 
period shall be extended by the period of any delay in such party’s performance caused by an event of Force Majeure. 
 17.15 Rules and Regulations. Tenant shall be bound by and shall comply with the rules and regulations attached to and made a part of this Lease as Exhibit D. In addition, Tenant shall be bound by
any reasonable, nondiscriminatory rules and regulations hereafter adopted by Landlord for the Building upon notice to Tenant thereof (collectively, the rules and regulations set forth on Exhibit D and such rules and regulations hereinafter adopted
are referred to as the “Building Rules”). Landlord shall not be responsible to Tenant or to any other person for any violation of, or failure to observe, the Building Rules by any other tenant or other person. 

17.16 Limitation on Landlord’s Liability. The term “Landlord,” as used in this Lease, shall mean only the owner or
owners of the Building at the time in question. In the event of any conveyance or transfer of title to the Building, then from and after the date of such conveyance or transfer, the transferor shall be relieved of all liability with respect to
obligations of the Landlord hereunder to be performed after the date of such conveyance or transfer. However, notwithstanding any such transfer, the transferor remains entitled to the benefits of Tenant’s releases and indemnity and insurance
obligations (and similar obligations) under this Lease with respect to matters arising or accruing during the transferor’s period of ownership. Notwithstanding any other term or provision of this Lease, the liability of Landlord for its
obligations under this Lease is limited solely to Landlord’s interest in the Building and the rents, issues and profits therefrom as the same may from time to time be encumbered, and no personal liability shall at any time be asserted or
enforceable against any other assets of Landlord or against Landlord’s partners, shareholders, members, directors, officers or managers on account of this Lease. In no event is Landlord or any Landlord Party liable to Tenant or any other person
for consequential, indirect, special or punitive damages. 
 17.17 Consents and Approvals. Except as expressly provided
in this Lease to the contrary, wherever the consent, approval, judgment or determination of Landlord is required or permitted under this Lease, Landlord’s consent will not be unreasonably withheld, conditioned or delayed. If it is determined
that Landlord failed to grant consent where Landlord was required to do so under this Lease, Tenant shall be entitled to injunctive relief but shall not to be entitled to monetary damages or to terminate this Lease for such failure. The review
and/or approval by Landlord of any item or matter to be reviewed or approved by Landlord under the terms of this Lease shall not impose upon Landlord any liability for the accuracy or sufficiency of any such item or matter or the quality or
suitability of such item for its intended use. Any such review or approval is for the sole purpose of protecting Landlord’s interest in the Project, and no third parties, including Tenant or the Representatives and Visitors of Tenant or any
person or entity claiming by, through or under Tenant, shall have any rights as a consequence thereof. 
 17.18 Brokers.
Landlord shall pay the fee or commission of the broker or brokers identified in the Basic Terms (the “Brokers”) in accordance with Landlord’s separate written agreement with the Brokers, if any. Tenant warrants and represents to
Landlord that in the negotiating or making of this Lease neither Tenant nor anyone acting on Tenant’s behalf has dealt with any broker or finder who might be entitled to a fee or commission for this Lease other than the Brokers. Tenant shall
indemnify and hold Landlord harmless from any Claims, including costs, expenses and attorney’s fees incurred by Landlord asserted by any other broker or finder for a fee or commission, based upon any dealings with or statements made by Tenant
or Tenant’s Representatives. 
 17.19 Entire Agreement; Amendment. This Lease, including the Exhibits attached
hereto, and the documents referred to herein, if any, constitute the entire agreement between Landlord and Tenant with respect to the leasing of space by Tenant in the Building, and supersede all prior or contemporaneous agreements, understandings,
proposals and other representations by or between Landlord and Tenant, whether written or oral, all of which are merged herein. Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the Premises, the
Building, the Project or this Lease except as expressly set forth herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. No

  
 37 

 
subsequent alteration, amendment, change or addition to this Lease (other than to the Building Rules) is binding on Landlord or Tenant unless it is in writing and signed by the party to be
charged with performance. 
 17.20 Authority. Each person executing this Lease on behalf of Landlord and Tenant hereby
covenants and warrants that: (a) the entity on whose behalf such person is signing is duly organized and validly existing under the laws of its state or country of organization; (b) such entity has full right and authority to enter into
this Lease and to perform all of Landlord’s and Tenant’s obligations hereunder; and (c) each person (and both of the persons if more than one signs) signing this Lease on behalf of Landlord or Tenant is duly and validly authorized to
do so. 
 17.21 Successors. The covenants and agreements contained in this Lease bind and inure to the benefit of
Landlord, its successors and assigns, bind Tenant and its successors and assigns and inure to the benefit of Tenant and its permitted successors and assigns. 
 17.22 Captions. The captions of the articles and sections of this Lease are to assist the parties in reading this Lease and are not a part of the terms or provisions of this Lease. Whenever
required by the context of this Lease, the singular includes the plural and the plural includes the singular. 
 17.23 No
Joint Venture. This Lease does not create the relationship of principal and agent, or of partnership, joint venture, or of any association or relationship between Landlord and Tenant other than that of landlord and tenant. 

17.24 Severability. If any covenant, condition, provision, term or agreement of this Lease is, to any extent, held invalid or
unenforceable, the remaining portion thereof and all other covenants, conditions, provisions, terms and agreements of this Lease will not be affected by such holding, and will remain valid and in force to the fullest extent permitted by law.

 17.25 Survival. All of Tenant’s obligations under this Lease (together with interest on payment obligations at
the Interest Rate) accruing prior to expiration or other termination of this Lease survive the expiration or other termination of this Lease. Further, all of Tenant’s releases and indemnification, defense and hold harmless obligations under
this Lease survive the expiration or other termination of this Lease, without limitation. 
 17.26 Governing Law. This
Lease is governed by, and must be interpreted under, the internal laws of the State in which the Premises is located. Any suit arising from or relating to this Lease must be brought in the County in which the Premises is located; Landlord and Tenant
waive the right to bring suit elsewhere. 
 17.27 Time is of the Essence. Time is of the essence with respect to the
performance of every provision of this Lease in which time of performance is a factor. 
 17.28 Joint and Several
Liability. All parties signing this Lease as Tenant and any guarantor(s) of this Lease are jointly and severally liable for performing all of Tenant’s obligations under this Lease. 

17.29 Provisions are Covenants and Conditions. All provisions of this Lease, whether covenants or conditions, are deemed both
covenants and conditions. 
 17.30 Management. Landlord’s General Manager is authorized to manage the Project.
Landlord has appointed General Manager to act as Landlord’s agent for leasing, managing and operating the Project. The General Manager then serving is authorized to accept service of process and to receive and give notices and demands on
Landlord’s behalf. 

  
 38 

 17.31 No Recording. Tenant will not record this Lease or a Memorandum of this Lease
without Landlord’s prior written consent, which consent Landlord may grant or withhold in its sole and absolute discretion. 
 17.32 Nondisclosure of Lease Terms. The terms and conditions of this Lease constitute proprietary information of Landlord that Tenant will keep confidential. Tenant’s disclosure of the terms
and conditions of this Lease could adversely affect Landlord’s ability to negotiate other leases and impair Landlord’s relationship with other tenants. Accordingly, Tenant will not, without Landlord’s consent (which consent Landlord
may grant or withhold in its sole and absolute discretion), directly or indirectly disclose the terms and conditions of this Lease to any other tenant or prospective tenant of the Building or to any other person or entity other than Tenant’s
employees and agents who have a legitimate need to know such information (and who will also keep the same in confidence). 

17.33 Construction of Lease and Terms. The terms and provisions of this Lease represent the results of negotiations between
Landlord and Tenant, each of which are sophisticated parties and each of which has been represented or been given the opportunity to be represented by counsel of its own choosing, and neither of which has acted under any duress or compulsion,
whether legal, economic or otherwise. Consequently, the terms and provisions of this Lease must be interpreted and construed in accordance with their usual and customary meanings, and Landlord and Tenant each waive the application of any rule of law
that ambiguous or conflicting terms or provisions contained in this Lease are to be interpreted or construed against the party who prepared the executed Lease or any earlier draft of the same. Landlord’s submission of this instrument to Tenant
for examination or signature by Tenant does not constitute a reservation of or an option to lease and is not effective as a lease or otherwise until Landlord and Tenant both execute and deliver this Lease. The parties agree that, regardless of which
party provided the initial form of this Lease, drafted or modified one or more provisions of this Lease, or compiled, printed or copied this Lease, this Lease is to be construed solely as an offer from Tenant to lease the Premises, executed by
Tenant and provided to Landlord for acceptance on the terms set forth in this Lease, which acceptance and the existence of a binding agreement between Tenant and Landlord may then be evidenced only by Landlord’s execution of this Lease.

 17.34 No Press Release. The parties agree that there will be no media release, public announcement or public
disclosure (“Publicity”) relating to this Lease or the subject matter of this Lease, unless and until the time for delivery of the Tl Termination Notice has expired without the giving of notice by one party to the other. Any Publicity
which a party wishes to give after the expiration of such period must be coordinated with and reasonably approved by the other party. 
 [SIGNATURES APPEAR ON NEXT PAGE] 

  
 39 

 IN WITNESS WHEREOF, Landlord and Tenant have each caused this Lease to the executed and
delivered by their duly authorized representatives as of the Lease Date set forth above. 
  

							
	 TENANT:
	 	LANDLORD:
		
	 YELP! INC., a Delaware corporation
	 	 JEMB SCOTTSDALE LLC, a Delaware limited
 liability company

				
	 By:
	 	 /s/ Geoffrey L. Donaker
	 	By:	 	Scottsdale Holding Inc., a Delaware corporation
	 Name:
	 	Geoffrey L. Donaker	 		 	Its Managing Member
	 Title:
	 	COO	 		 	
		 		 	By:	 	 /s/Joseph Jerome

		 		 	Name:	 	Joseph Jerome
		 		 	Title:	 	Authorized Signatory

  
 40 

 EXHIBIT A 
 FLOOR PLAN 
 [SEE ATTACHED] 

  
 A-1

 

 

  
 A-2

 EXHIBIT B 
 LEGAL DESCRIPTION OF THE LAND 
 PARCEL NO. 1: 

That portion of the Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and Salt River Base and Meridian, Maricopa County,
Arizona, more particularly described as follows: 
 COMMENCING at the Northwest corner of the Southwest quarter of the Northwest quarter of said
Southwest quarter; 
 thence South 89 degrees 32 minutes 34 seconds East (assumed bearing) along the North line of the Southwest quarter of the
Northwest quarter of said Southwest quarter 51.98 feet to a point on a curve concave Northeasterly whose radius point bears North 73 degrees 56 minutes 49 seconds East 505.00 feet, said curve hereinafter referred to as “Curve Number 1”,
said point-on-curve being the TRUE POINT OF BEGINNING; 
 thence continuing along said North line and along the North line of the South half of
the East half of the Northwest quarter of the Southwest quarter of said Section 23, South 89 degrees 32 minutes 34 seconds East 613.48 feet to a point of intersection with the Southerly prolongation of the West line of Tract B, Camelback Park
Plaza, according to Book 86 of Maps, page 13, records of Maricopa County; 
 thence North 00 degrees 06 minutes 23 seconds East along said West
line and Southerly prolongation a distance of 147.12 feet to the Northwest corner of said Tract B; 
 thence South 89 degrees 32 minutes 34
seconds East along the North line of said Tract B a distance of 73.13 feet (Record 73.00 feet) to the Northeast corner thereof, 
 thence South
00 degrees 07 minutes 46 seconds West (record South) along the East line of said Tract B and its Southerly prolongation a distance of 147.12 feet to a point on the North line of the Southeast quarter of the Northwest quarter of said Southwest
quarter, 
 thence South 89 degrees 32 minutes 34 seconds East (record South 89 degrees 39 minutes 41 seconds East and South 89 degrees 38
minutes West) along last said North line 206.91 feet to a point of intersection with the Northerly prolongation of the East line of Tract A, Winfield Scott Plaza Unit Four, according to Book 70 of Maps, page 28, records of Maricopa County,

 thence South 00 degrees 05 minutes 08. seconds West (record South 0 degrees 01 minutes 43 seconds East) along said East line and Northerly
prolongation a distance of 165.85 feet; 
 thence North 89 degrees 33 minutes 20 seconds West (record North 89 degrees 41 minutes 21 seconds
West) a distance of 288.07 feet along the South line of said Tract A and its Westerly prolongation to a point on the East line of the Southwest quarter of the Northwest quarter of said Southwest quarter; said point being the Southeast corner of the
North half of the North half of said Southwest quarter of the Northwest quarter of the Southwest quarter, and said point also being the Northeast corner of Winfield Scott Plaza Unit Three, according to Book 70 of Maps, page 49, records of said
county; 
 thence South 00 degrees 07 minutes 05 seconds West (record South 0 degrees 01 minutes 30 seconds East) along last said East line
105.92 feet; 
 thence North 89 degrees 32 minutes 38 seconds West 48.33 feet to a point of curvature of a curve concave Southeasterly having a
radius of 205.00 feet. 

  
 B-1

 thence Southwesterly along the arc of said curve through a central angle of 48 degrees 49 minutes 13 seconds
a distance of 174.68 feet to a point on the North line of Lot 111 of said Winfield Scott Plaza Unit Three, which point lies North 89 degrees 33 minutes 43 seconds West (record North 89 degrees 41 minutes 21 seconds West) 33.58 feet from the
Northeast corner thereof, 
 thence continuing along last said curve through a central angle of 6 degrees 46 minutes 17 seconds a distance of
24.23 feet to a point of tangency; 
 thence South 34 degrees 51 minutes 52 seconds West 17.33 feet to a point of curvature of a curve concave,
Northerly having a radius of 25.00 feet; 
 thence Westerly along the arc of said curve through a central angle of 90 degrees 00 minutes 00
seconds a distance of 39.27 feet to a point of tangency, 
 thence North 55 degrees 08 minutes 08 seconds West 70.60 feet to a point on the
North line of Lot 110 of said Winfield Scott Plaza Unit Three, which point lies South 89 degrees 33 minutes 43 seconds East (record South 89 degrees 41 minutes 21 seconds East) 24.85 feet from the Northwest corner thereof, 

thence continuing along last said tangent line a distance of 34.93 feet; 
 thence North 34 degrees 51 minutes 52 seconds East a distance of 7.00 feet; 
 thence North 55
degrees 08 minutes 08 seconds West 76.53 feet to a point of curvature of a curve concave Northeasterly, being said “Curve Number 1”, whose radius point bears North 34 degrees 51 minutes 52 seconds East 505.00 feet; 

thence Northwesterly along the arc of said curve through a central angle of 39 degrees 04 minutes 57 seconds a distance of 344.47 feet to the TRUE POINT
OF BEGINNING. 
 PARCEL NO. 2: 

That portion of the Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and Salt River Base and Meridian, Maricopa County,
Arizona, more particularly described as follows: 
 COMMENCING at the Northwest corner of the Southwest quarter of the Northwest quarter of said
Southwest quarter; 
 thence South 00 degrees 07 minutes 06 seconds West (assumed bearing) (record South) along the monument line of Scottsdale
Road a distance of 536.00 feet (record 535.82 feet) to the Northwest corner of Winfield Scott Plaza unit Two, according to Book 67 of Maps, page 41, records of Maricopa County; 
 thence South 89 degrees 33 minutes 19 seconds East along the North line of said Winfield Scott Plaza Unit Two, which North line is also the South line of Winfield Scott Plaza Unit Three, according to Book
70 of Maps, page 49, records of said County, a distance of 56.00 feet to a point on the Easterly right-of-way line of Scottsdale Road, said point being the TRUE POINT OF BEGINNING; 
 thence North 00 degrees 07 minutes 06 seconds East along said Easterly right-of-way line of Scottsdale Road a distance of 40.00 feet to the Southwest corner of Lot 96 of said Winfield Scott Plaza Unit
Three; 
 thence South 89 degrees 33 minutes 19 seconds East (record South 89 degrees 42 minutes 10 seconds East) along the South line of said
Lot 96, its Easterly prolongation, and along the South line of Lot 105 of said Winfield Scott Plaza Unit Three a distance of 123.40 feet to a point on last said South line which lies North 89 degrees 33 minutes 19 seconds West (record North 89
degrees 42 minutes 10 seconds West) 52.64 feet from the Southeast corner of said Lot 105; 

  
 B-2

 thence North 00 degrees 28 minutes 09 seconds East a distance of 36.34 feet; 

thence South 89 degrees 31 minutes 51 seconds East a distance of 22.02 feet; 
 thence North 00 degrees 26 minutes 41 seconds East h distance of 25.57 feet; 
 thence South 89
degrees 33 minutes 00 seconds East along the North line of Lot 104 of said Winfield Scott Plaza Unit Three and its Easterly prolongation a distance of 70.21 feet to the Monument Line of Winfield Scott Plaza Street as shown on the plat of said
Winfield Scott Plaza Unit Three; 
 thence North 00 degrees 04 minutes 50 seconds East (record North) along said Monument Line a distance of
19.87 feet; 
 thence South 55 degrees 08 minutes 08 seconds East a distance of 48.70 feet to a point on the West line of Lot 107 of said
Winfield Scott Plaza Unit Three, from which point the Southwest comer of Lot 106 of said Winfield . Scott Plaza Unit Three lies South 0 degrees 04 minutes 50 seconds West (assumed bearing) a distance of 54.21 feet; 

thence continuing South 55 degrees 08 minutes 08 seconds East a distance of 34.17 feet to the point of curvature of a curve concave Westerly having a
radius of 25.00 feet; 
 thence Southern, along the art: of said curve through a central angle of 90 degrees 00 minutes .00 seconds a distance
of 39.27 feet to the point of tangency; 
 thence South 34 degrees 51 minutes 52 seconds West a distance of 0.15 feet to a point on the South
line of said Lot 106, from which point the Southeast corner of Lot 115 of said Winfield Scott Plaza Unit Three lies South 89 degrees 35 minutes 15 seconds East a distance of 141.77 feet; 
 thence continuing South 34 degrees 51 minutes 52 seconds West a distance of 182.88 feet to the point of curvature of a curve concave Northwesterly having a radius of 145.00 feet; 

thence Southwesterly along the arc of said curve through a central angle of 6 degrees 25 minutes 05 seconds a distance of 16.24 feet to a point on the
East line of Lot 84 of said Winfield Scott Plaza Unit Two; 
 thence continuing along the arc of said curve through a central angle of 40
degrees 15 minutes 45 seconds a distance of 101.89 feet to a point on the Easterly prolongation of the South line of Lot 90 of said Winfield Scott Plaza Unit Two, which lies South 89 degrees 33 minutes 28 seconds East (record South 89 degrees 42
minutes 57 seconds East) 88.53 feet from the Southwest corner of said Lot 90; 
 thence continuing along the arc of said curve through a central
angle of 8 degrees 14 minutes 12 seconds a distance of 20.85 feet to the point of tangency; 
 thence South 89 degrees 46 minutes 55 seconds
West a distance of 67.76 feet to a point on the Easterly right-of-way line of Scottsdale Road which point is on the West line of Lot 91 of said Winfield Scott Plaza Unit Two, and which point lies South 0 degrees 07 minutes 06 seconds West (record
South) a distance of 2.52 feet from said Southwest corner of Lot 90; 
 thence North 00 degrees 07 minutes 06 seconds East along said Easterly
right-of-way line a distance of 174.64 feet to the TRUE POINT OF BEGINNING. 

  
 B-3

 PARCEL NO. 3: 
 That part of the following described parcel designated and referred to as the “Subsurface Parcel” in that certain License Agreement recorded in Document No. 89-407772, records of Maricopa
County, Arizona; 
 That portion of the Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and Salt River Base and
Meridian, Maricopa County, Arizona, more particularly described as follows: 
 COMMENCING at the intersection of the monument lines of Paradise
Paseo (also known as 6th Avenue) and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder’s Office, Maricopa County, Arizona; 

thence South 89 degrees 35 minutes 15 seconds East (assumed bearing) along the monument line of said Paradise Pasco 82.96 feet; 

thence North 34 degrees 51 minutes 52 seconds East 101.08 feet; 
 thence North 55 degrees 08 minutes 08 seconds West 50.00 feet to the TRUE POINT OF BEGINNING; 

thence South 34 degrees 51 minutes 52 seconds West 48.51 feet to a point of ton-tangent curvature of a curve concave Southwesterly whose radius point
bears South 46 degrees 24 minutes 05 seconds West 25.00 feet; 
 thence Northwesterly along the arc of said curve through a central angle of 11
degrees 32 minutes 13 seconds a distance of 5.03 feet to a point of tangency; 
 thence North 55 degrees 08 minutes 08 seconds West 182.07 feet;

 thence South 34 degrees 51 minutes 52 seconds West 2.00 feet to a point of non-tangency curvature of a curve concave Northeasterly whose
radius point bears North 34 degrees 51 minutes 52 seconds East 610.00 feet, said curve hereinafter referred to as “Curve Number 1”; 

thence Northwesterly along the arc of said curve, through a central angle of 8 degrees 11 minutes 06 seconds a distance of 87.14 feet; 

thence leaving the arc of said curve on a radial bearing North 43 degrees 02 minutes 58 seconds East 100.00 feet to a point on non-tangent curvature of a
curve concave Northeasterly, concentric with said Curve Number 1, whose radius point bears North 43 degrees 02 minutes 58 seconds East 510.00 feet; 
 thence Southeasterly along the arc of said curve through a central angle of 8 degrees 11 minutes 06 seconds a distance of 87.14 feet; 
 thence leaving the arc of said curve on a radial line South 34 degrees 51 minutes 52 seconds West 2.00 feet; 
 thence South 55 degrees 08 minutes 08 seconds East 182.07 feet to a point of curvature of a curve concave Northeasterly having a radius of 25.00 feet; 

thence Southeasterly along the arc of said curve through a central angle of 11 degrees 32 minutes 13 seconds a distance of 5.03 feet; 

thence leaving the arc of said curve on a non-tangential line South 34 degrees 51 minutes 52 seconds West 48.51 feet to the TRUE POINT OF BEGINNING.

  
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 PARCEL NO. 4: 
 That part of the following described parcel designated and referred to as the “Air Parcel” in that certain License Agreement recorded in Document No. 89-407772, records of Maricopa County,
Arizona; 
 That portion of the Southwest quarter of Section 23, Township 2 North, Range 4 East of the Gila and Salt River Base and
Meridian, Maricopa County, Arizona, more particularly described as follows: 
 COMMENCING at the intersection of the monument lines of Paradise
Paseo (also known as 6th Avenue) and Winfield Scott Plaza as shown on the plat of Winfield Scott Plaza Unit Three as recorded in Book 70 (Maps) page 49 at the Maricopa County Recorder’s Office, Maricopa County, Arizona; 

thence South 89 degrees 35 minutes 15 seconds East (assumed bearing) along the monument line of said Paradise Paseo 82.96 feet; 

thence North 34 degrees 51 minutes 52 seconds East 101.08 feet; 
 thence North 55 degrees 08 minutes 08 seconds West 36.00 feet to the TRUE POINT OF BEGINNING; 

thence South 34 degrees 51 minutes 52 seconds West 60.00 feet; 
 thence North 55 degrees 08 minutes 08 seconds West 80.00 feet; 
 thence North 34 degrees 51
minutes 52 seconds East 120.00 feet; 
 thence South 55 degrees 08 minutes 08 seconds East 80.00 feet; 

thence South 34 degrees 51 minutes 52 seconds West 60.00 feet to the TRUE POINT OF BEGINNING; 
 EXCEPT that part lying within the hereinabove described Parcel Nos. 1 and 2. 
 PARCEL NO.
5: 
 Lots 8, 9 and 10, SHOEMAN TRACT, according to the plat of record in the office of the County Recorder of Maricopa County, Arizona, in
Book 42 of Maps, page 31. 
 PARCEL NO. 6: 
 Lots 72, 73, 74 and the West half of Lot 71, CAMELBACK PARK PLAZA, according to the plat of record in the office of the County Recorder of Maricopa County, Arizona, in Book 86 of Maps, page 13.

 PARCEL NO. 7: 
 That portion of the alley lying Southerly and adjacent to Lots 72, 73, 74 and the West half of Lot 71, CAMELBACK PARK PLAZA, according to the plat of record in the office of the County Recorder of
Maricopa County, Arizona0 in Book 86 of Maps, page 13, as
abandoned by City of Scottsdale Resolution No. 3207 recorded August 31, 1989 in Document No. 89-407767. 

  
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 EXHIBIT C 
 TENANT IMPROVEMENT RIDER 
  

	18.	INITIAL IMPROVEMENTS. 

18.1 Tenant Improvements. Landlord will cause to be constructed (using an architect, MEP engineers, general contractor and
subcontractors selected by Landlord [after obtaining at least three (3) competitive bids from Landlord’s general contractors]), at Landlord’s sole cost and expense (subject to the remaining provisions of this Section 18.1), all
Tenant Improvements identified with specificity within, and in substantial accordance with, the Space Plan (as hereinafter defined). The parties intend that the Tenant Improvements set forth herein will be performed in a manner such that this Lease
is a “turn key” Lease. The Tenant Improvements will be designed as described in this Tenant Improvement Rider. The Tenant Improvements become the property of Landlord and a part of the Building immediately upon installation.
Notwithstanding the foregoing, the parties acknowledge and agree that, as of the Lease Date, Landlord has not received a final cost estimate for the Tenant Improvements from Landlord’s general contractor. If, after receipt of the final cost
estimate, Landlord determines that it is unable to “turn key” the Tenant Improvements, Landlord, within three (3) business days after receipt of the final cost estimate, will meet with its general contractor and negotiate to reduce
the total cost for the Tenant Improvements. If Landlord is still not able to “turn key” the Tenant Improvements, then, within three (3) business days of such meeting with the general contractor, Landlord shall notify Tenant in writing
(“Landlord’s Notice”) of Landlord’s inability to construct the Tenant Improvements on a “turn key” basis, time being of the essence. Within five (5) Business Days following Tenant’s receipt of
Landlord’s notification, Tenant will confer with Landlord in an effort to mutually and reasonably value engineer the Tenant Improvements such that both parties are willing to proceed with construction of the Tenant Improvements. If, despite
such efforts, the parties are unable to so value engineer the Tenant Improvements within ten (10) Business Days following Tenant’s receipt of Landlord’s Notice, then either party, in its sole and absolute discretion, may terminate
this Lease upon written notice to the other party (the “Tl Termination Notice”). In the event either party gives a Tl Termination Notice, Tenant shall have the right to occupy the Temporary Premises for a period of one hundred
twenty (120) days thereafter in accordance with the provisions of Section 2.1. Upon expiration of such one hundred twenty day (120) day period, the Lease shall terminate and neither party shall have any further duties or obligations
to the other party under this Lease (except for those obligations that expressly survive the termination of this Lease), and the Lease shall thereafter be considered null and void and of no further force or effect. For purposes hereof,
“Substantially Complete” and “Substantially Completed” means either (a) the date a certificate of occupancy (temporary or final) is issued for the Premises, or (b) if a certificate of occupancy is not
required, the date Tenant is reasonably able to take occupancy of the Premises; provided that if either (a) or (b) is delayed or prevented because of work Tenant is responsible for performing in the Premises, “Substantial
Completion” means the date that all of Landlord’s work which is necessary for either (a) or (b) to occur has been performed and Landlord has made the Premises available to Tenant for the performance of Tenant’s work.

 18.2 Space Plan. The parties acknowledge that a copy of the approved space plan for the Tenant Improvements, is
attached hereto as Schedule 1 to this Exhibit C (“Space Plan”). 
 18.3 Construction Drawings
and Specifications. Landlord will prepare construction drawings and specifications for the Tenant Improvements in substantial accordance with the Space Plan (the “Construction Drawings and Specifications”). Tenant will not
specify long lead time items that would delay Substantial Completion of the Tenant Improvements. 
 18.4 Tenant’s
Representative. Tenant designates John Lieu as the representative of Tenant having authority to respond to construction issues relating to the Premises and to bind Tenant by signing documents and all other notices regarding the Tenant
Improvements. Tenant’s representative shall have the right to monitor Landlord’s progress in the construction of the Premises from time to time so long as such monitoring does not interfere with Landlord’s construction activities.

  
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 18.5 Punch List. Within twenty (20) days after Substantial Completion, Landlord
and Tenant will inspect the Premises and develop a Punch List. Landlord will complete (or repair, as the case may be) the items listed on the Punch List with commercially reasonable diligence and speed, subject to Tenant Delay and Force Majeure. If
Tenant refuses to inspect the Premises with Landlord within the twenty (20)-day period, Tenant is deemed to have accepted the Premises as delivered. 
 18.6 Floor Core Drilling Penetrations. As part of the Tenant Improvements, Landlord will provide floor core drilling penetrations within the Premises in the locations depicted on the Space Plan.

 18.7 Tenant’s Noise Suppression System. Following Landlord’s Substantial Completion of the Tenant
Improvements, Tenant, at Tenant’s sole cost and expense (subject to reimbursement by Landlord as expressly provided below), shall have the right to provide and install a noise suppression system within the Premises (the “Tenant’s
Noise Suppression System”). Tenant’s Noise Suppression System shall constitute “Alterations” for purposes of this Lease and shall be performed in strict accordance with Article 7 of this Lease, including, without
limitation, the requirement that (a) Tenant obtain Landlord’s prior written consent as to the design and construction of such system and Tenant’s proposed installation of the same within the Premises and (b) such system will at
all times comply with any and all applicable Laws. Landlord will have no liability for any failure or other breach of Tenant’s Noise Suppression System. Upon Landlord’s prior request, Tenant will remove Tenant’s Noise Suppression
System on or before the expiration or sooner termination of this Lease and Tenant, at Tenant’s sole cost and expense, will repair any damage to the Project resulting from such removal. Landlord will reimburse Tenant for Tenant’s costs of
installing Tenant’s Noise Suppression System within the Premises in an amount not to exceed Fifteen Thousand and No/100ths Dollars ($15,000.00) (the “Noise Suppression System Allowance”). Any and all proposed costs
submitted to Landlord for reimbursement from the Noise Suppression System Allowance must be supported by reasonable documentation, such as an invoice or receipt of purchase and payment and full, final and unconditional lien waivers from each of the
contractors constructing and/or installing any portion of Tenant’s Noise Suppression System. Tenant will not request any such reimbursement from Landlord until Tenant has completed the installation of Tenant’s Noise Suppression System in
strict accordance with plans and specifications reasonably pre-approved in writing by Landlord. Landlord agrees to reimburse Tenant for Tenant’s Noise Suppression System within thirty (30) days after Landlord receives Tenant’s written
request for reimbursement, together with reasonable supporting documentation evidencing Tenant’s prior payment thereof, provided that Landlord has no obligation to reimburse any amounts incurred by Tenant in excess of the Noise Suppression
System Allowance. 

  
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 SCHEDULE 1 TO EXHIBIT C 

APPROVED SPACE PLAN 
 [SEE ATTACHED] 

  
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 C-4

  
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 EXHIBIT D 
 BUILDING RULES 
 The following Building Rules apply to and govern
Tenant’s use of the Premises and Project. Capitalized terms have the meanings given in the Lease, of which these Building Rules are a part. Tenant is responsible for all Claims arising from any violation of the Building Rules by Tenant.

 1. NO AWNING OR OTHER PROJECTION MAY BE ATTACHED TO THE OUTSIDE WALLS OF THE PREMISES OR PROJECT. NO CURTAINS, BLINDS, SHADES
OR SCREENS VISIBLE FROM THE EXTERIOR OF THE PREMISES MAY BE ATTACHED TO OR HUNG IN, OR USED IN CONNECTION WITH, ANY WINDOW OR DOOR OF THE PREMISES WITHOUT THE PRIOR WRITTEN CONSENT OF LANDLORD. SUCH CURTAINS, BLINDS, SHADES, SCREENS OR OTHER
FIXTURES MUST BE OF A QUALITY, TYPE, DESIGN AND COLOR, AND ATTACHED IN A MANNER, APPROVED BY LANDLORD IN WRITING. 
 2. NO SIGN,
LETTERING, PICTURE, NOTICE OR ADVERTISEMENT WHICH IS VISIBLE FROM THE EXTERIOR OF THE PREMISES OR PROJECT MAY BE INSTALLED ON OR IN THE PREMISES WITHOUT LANDLORD’S PRIOR WRITTEN CONSENT, AND THEN ONLY IN SUCH MANNER, CHARACTER AND STYLE AS
LANDLORD MAY HAVE APPROVED IN WRITING. 
 3. TENANT WILL NOT OBSTRUCT SIDEWALKS, ENTRANCES, PASSAGES, CORRIDORS, VESTIBULES,
HALLS, OR STAIRWAYS IN AND ABOUT THE PROJECT WHICH ARE USED IN COMMON WITH OTHER TENANTS. TENANT WILL NOT PLACE OBJECTS AGAINST GLASS PARTITIONS OR DOORS OR WINDOWS WHICH WOULD BE UNSIGHTLY FROM ANY OF THE CORRIDORS OF THE PROJECT OR FROM THE
EXTERIOR OF THE PROJECT AND WILL PROMPTLY REMOVE ANY SUCH OBJECTS UPON NOTICE FROM LANDLORD. 
 4. TENANT WILL NOT CREATE OR
ALLOW OBNOXIOUS OR HARMFUL FUMES, ODORS, SMOKE OR OTHER DISCHARGES WHICH MAY BE OFFENSIVE TO THE OTHER OCCUPANTS OF THE PROJECT OR NEIGHBORING PROPERTIES, OR OTHERWISE CREATE ANY NUISANCE. 

5. THE PREMISES SHALL NOT BE USED FOR COOKING (AS OPPOSED TO HEATING OF FOOD), LODGING, SLEEPING OR FOR ANY IMMORAL OR ILLEGAL PURPOSE.

 6. TENANT WILL NOT MAKE EXCESSIVE NOISES, CAUSE DISTURBANCES OR VIBRATIONS OR USE OR OPERATE ANY ELECTRICAL OR MECHANICAL
DEVICES OR OTHER EQUIPMENT THAT EMIT EXCESSIVE SOUND OR OTHER WAVES OR DISTURBANCES OR WHICH MAY BE OFFENSIVE TO THE OTHER OCCUPANTS OF THE PROJECT, OR THAT MAY UNREASONABLY INTERFERE WITH THE OPERATION OF ANY DEVICE, EQUIPMENT, COMPUTER, VIDEO,
RADIO, TELEVISION BROADCASTING OR RECEPTION FROM OR WITHIN THE PROJECT OR ELSEWHERE. 
 7. MACHINES AND MECHANICAL EQUIPMENT
BELONGING TO TENANT, WHICH CAUSE NOISE OR VIBRATION THAT MAY BE TRANSMITTED TO THE STRUCTURE OF THE BUILDING OR TO ANY SPACE THEREIN TO SUCH A DEGREE AS TO BE OBJECTIONABLE TO LANDLORD OR TO ANY TENANTS IN THE BUILDING, SHALL BE PLACED AND
MAINTAINED BY TENANT, AT TENANT’S EXPENSE, ON VIBRATION ELIMINATORS OR OTHER DEVICES SUFFICIENT TO ELIMINATE NOISE OR VIBRATION. 
 8. NO ANIMAL IS ALLOWED IN THE PROJECT, EXCEPT FOR ANIMALS ASSISTING THE DISABLED. 

  
 D-1

 9. TENANT WILL NOT WASTE ELECTRICITY, WATER OR AIR CONDITIONING AND WILL COOPERATE WITH
LANDLORD TO ENSURE THE MOST EFFECTIVE OPERATION OF THE PROJECT’S HEATING, AIR CONDITIONING, VENTILATION AND UTILITY SYSTEMS. TENANT WILL NOT USE ANY METHOD OF HEATING OR AIR CONDITIONING (INCLUDING WITHOUT LIMITATION FANS OR SPACE HEATERS)
OTHER THAN THAT SUPPLIED BY LANDLORD OR APPROVED IN WRITING. 
 10. TENANT ASSUMES FULL RESPONSIBILITY FOR PROTECTING ITS SPACE
FROM THEFT, ROBBERY AND PILFERAGE, WHICH INCLUDES KEEPING VALUABLE ITEMS LOCKED UP AND DOORS LOCKED AND OTHER MEANS OF ENTRY TO THE PREMISES CLOSED AND SECURED AFTER BUSINESS HOURS AND AT OTHER TIMES THE PREMISES IS NOT IN USE. 

11. NO ADDITIONAL LOCKS OR SIMILAR DEVICES SHALL BE ATTACHED TO ANY EXTERIOR DOOR OR WINDOW (OR INTERIOR DOOR OR WINDOW, IF REQUIRED BY
APPLICABLE FIRE CODE AND/OR BY THE FIRE MARSHAL) AND NO KEYS OTHER THAN THOSE PROVIDED BY LANDLORD SHALL BE MADE FOR ANY DOOR. IF MORE THAN TWO KEYS FOR ONE LOCK ARE DESIRED BY THE TENANT, LANDLORD WILL PROVIDE THE SAME UPON PAYMENT BY THE TENANT.
UPON TERMINATION OF THIS LEASE OR OF TENANT’S POSSESSION, TENANT WILL SURRENDER ALL KEYS OF THE PREMISES AND SHALL EXPLAIN TO LANDLORD ALL COMBINATION LOCKS ON SAFES, CABINETS AND VAULTS. 

12. TENANT WILL NOT BRING INTO THE PROJECT INFLAMMABLES, SUCH AS GASOLINE, KEROSENE, NAPHTHA AND BENZINE, OR EXPLOSIVES OR ANY OTHER
ARTICLE OF INTRINSICALLY DANGEROUS NATURE. 
 13. TENANT SHALL NOT BRING ANY BICYCLES OR OTHER VEHICLES OF ANY KIND INTO THE
BUILDING, EXCEPT FOR APPROPRIATE VEHICLES NECESSARY FOR ASSISTING THE DISABLED. 
 14. IF ANY CARPETING OR OTHER FLOORING IS
INSTALLED BY TENANT USING AN ADHESIVE, SUCH ADHESIVE WILL BE AN ODORLESS, RELEASABLE ADHESIVE. 
 15. IF TENANT REQUIRES
TELEGRAPHIC, TELEPHONIC, SECURITY ALARM, SATELLITE DISHES, ANTENNAE OR SIMILAR SERVICES, TENANT SHALL FIRST OBTAIN LANDLORD’S WRITTEN APPROVAL, AND COMPLY WITH LANDLORD’S INSTRUCTIONS IN THEIR INSTALLATION. 

16. THE WATER AND WASH CLOSETS, DRINKING FOUNTAINS AND OTHER PLUMBING FIXTURES WILL NOT BE USED FOR ANY PURPOSE OTHER THAN THOSE FOR
WHICH THEY WERE CONSTRUCTED, AND NO SWEEPINGS, RUBBISH, RAGS, COFFEE GROUNDS OR OTHER SUBSTANCES SHALL BE THROWN THEREIN. 
 17.
TENANT WILL NOT OVERLOAD ANY UTILITIES SERVING THE PREMISES. 
 18. ALL LOADING, UNLOADING, RECEIVING OR DELIVERY OF GOODS,
SUPPLIES, FURNITURE OR OTHER ITEMS WILL BE MADE ONLY THROUGH ENTRYWAYS PROVIDED FOR SUCH PURPOSES. DELIVERIES DURING NORMAL OFFICE HOURS SHALL BE LIMITED TO NORMAL OFFICE SUPPLIES AND OTHER SMALL ITEMS. NO DELIVERIES SHALL BE MADE WHICH IMPEDE OR
INTERFERE WITH OTHER TENANTS OR THE OPERATION OF THE BUILDING. NO EQUIPMENT, MATERIALS, FURNITURE, PACKAGES, SUPPLIES, MERCHANDISE OR OTHER PROPERTY WILL BE RECEIVED IN THE BUILDING OR CARRIED IN THE PASSENGER ELEVATORS EXCEPT BETWEEN SUCH HOURS AND
IN SUCH ELEVATORS AS MAY BE DESIGNATED BY LANDLORD. 

  
 D-2

 19. TENANT’S INITIAL MOVE IN AND SUBSEQUENT DELIVERIES OF HEAVY OR BULKY ITEMS, SUCH AS
FURNITURE, SAFES AND SIMILAR ITEMS SHALL BE MADE ONLY OUTSIDE OF BUSINESS HOURS AND ONLY IN SUCH MANNER AS SHALL BE PRESCRIBED IN WRITING BY LANDLORD. LANDLORD WILL IN ALL CASES HAVE THE RIGHT TO SPECIFY THE PROPER POSITION OF ANY SAFE, EQUIPMENT OR
OTHER HEAVY ARTICLE, WHICH SHALL ONLY BE USED BY TENANT IN A MANNER WHICH WILL NOT INTERFERE WITH OR CAUSE DAMAGE TO THE PREMISE OR THE PROJECT, OR TO THE OTHER TENANTS OR OCCUPANTS OF THE PROJECT. TENANT WILL NOT OVERLOAD THE FLOORS OR STRUCTURE OF
THE BUILDING. 
 20. TENANT WILL BE RESPONSIBLE FOR ALL CLAIMS ARISING FROM ANY DAMAGE TO THE PROJECT OR THE PROPERTY OF ITS
EMPLOYEES OR OTHERS AND ANY INJURIES SUSTAINED BY ANY PERSON WHOMSOEVER RESULTING FROM THE DELIVERY OR MOVING OF ANY ARTICLES BY OR FOR TENANT. 
 21. CANVASSING, SOLICITING, AND PEDDLING IN OR ABOUT THE PROJECT IS PROHIBITED AND TENANT WILL COOPERATE TO PREVENT THE SAME. 
 22. AT ALL TIMES (A) PERSONS MAY ENTER THE BUILDING ONLY IN ACCORDANCE WITH SUCH REGULATIONS AS LANDLORD MAY PROVIDE, (B) PERSONS ENTERING OR DEPARTING FROM THE BUILDING MAY BE QUESTIONED AS TO
THEIR BUSINESS IN THE BUILDING, AND THE RIGHT IS RESERVED TO REQUIRE THE USE OF AN IDENTIFICATION CARD OR OTHER ACCESS DEVICE OR PROCEDURES AND/OR THE REGISTERING OF SUCH PERSONS AS TO THE HOUR OF ENTRY AND DEPARTURE, NATURE OF VISIT, AND OTHER
INFORMATION DEEMED NECESSARY FOR THE PROTECTION OF THE BUILDING, AND (C) ALL ENTRIES INTO AND DEPARTURES FROM THE BUILDING SHALL BE THROUGH ONE OR MORE ENTRANCES AS LANDLORD SHALL FROM TIME TO TIME DESIGNATE. LANDLORD MAY ELECT NOT TO ENFORCE
CLAUSES (A), (B) AND (C) ABOVE DURING BUSINESS HOURS, BUT RESERVES THE RIGHT TO DO SO AT LANDLORD’S DISCRETION. 

23. IN CASE OF INVASION, MOB, RIOT, PUBLIC EXCITEMENT, OR OTHER COMMOTION, LANDLORD RESERVES THE RIGHT TO LIMIT OR PREVENT ACCESS TO THE
PROJECT DURING THE CONTINUANCE OF THE SAME BY CLOSING THE DOORS OR TAKING OTHER APPROPRIATE STEPS. LANDLORD WILL IN NO CASE BE LIABLE FOR DAMAGES FOR ANY ERROR OR OTHER ACTION TAKEN WITH REGARD TO THE ADMISSION TO OR EXCLUSION FROM THE PROJECT OF
ANY PERSON AT ANY TIME. 
 24. SMOKING IS NOT PERMITTED, EXCEPT IN THE SMOKING AREAS LOCATED OUTSIDE OF THE BUILDING, IF ANY, AS
DESIGNATED AND REDESIGNATED IN WRITING FROM TIME TO TIME BY LANDLORD, IN ITS SOLE, ABSOLUTE AND ARBITRARY DISCRETION, AND TENANT WILL NOT SMOKE ANYWHERE WITHIN THE PROJECT INCLUDING, WITHOUT LIMITATION, THE PREMISES AND THE SIDEWALKS, ENTRANCES,
PASSAGES, CORRIDORS, HALLS, ELEVATORS AND STAIRWAYS OF THE PROJECT, OTHER THAN THE SMOKING AREAS, IF ANY, DESIGNATED IN WRITING BY LANDLORD. ALL SMOKING MATERIALS MUST BE DISPOSED OF IN ASHTRAYS OR OTHER APPROPRIATE RECEPTACLES PROVIDED FOR THAT
PURPOSE. 
 25. THE BUILDING DIRECTORY WILL BE PROVIDED EXCLUSIVELY FOR THE DISPLAY OF THE NAME AND LOCATION OF TENANTS ONLY AND
LANDLORD RESERVES THE RIGHT TO EXCLUDE ANY OTHER NAMES THEREFROM AND TO LIMIT THE AMOUNT OF SPACE THEREON DEDICATED TO TENANT. 

26. UNLESS OTHERWISE APPROVED BY LANDLORD IN WRITING, ALL JANITORIAL SERVICES FOR THE PROJECT AND THE PREMISES SHALL BE PROVIDED
EXCLUSIVELY THROUGH LANDLORD, AND EXCEPT WITH THE WRITTEN CONSENT OF LANDLORD, NO PERSON OR PERSONS OTHER THAN THOSE APPROVED BY LANDLORD SHALL BE EMPLOYED BY TENANT OR PERMITTED TO ENTER THE PROJECT FOR THE PURPOSE OF PERFORMING

  
 D-3

 
JANITORIAL SERVICES. TENANT SHALL NOT CAUSE ANY UNNECESSARY LABOR BY CARELESSNESS OR INDIFFERENCE TO THE GOOD ORDER AND CLEANLINESS OF THE PROJECT. 

27. LANDLORD RESERVES THE RIGHT TO EXCLUDE OR EXPEL FROM THE PROJECT ANY PERSON WHO, IN LANDLORD’S JUDGMENT, IS INTOXICATED OR UNDER
THE INFLUENCE OF LIQUOR OR DRUGS OR WHO IS IN VIOLATION OF ANY OF THE BUILDING RULES OR ANY LAWS. 
 28. TENANT SHALL STORE ALL
ITS TRASH AND GARBAGE IN PROPER RECEPTACLES WITHIN ITS PREMISES OR IN OTHER FACILITIES PROVIDED FOR SUCH PURPOSE BY LANDLORD. TENANT SHALL NOT PLACE IN ANY TRASH BOX OR RECEPTACLE ANY MATERIAL WHICH CANNOT BE DISPOSED OF IN THE ORDINARY AND
CUSTOMARY MANNER OF TRASH AND GARBAGE DISPOSAL. ALL GARBAGE AND REFUSE DISPOSAL SHALL BE MADE IN ACCORDANCE WITH DIRECTIONS ISSUED FROM TIME TO TIME BY LANDLORD. TENANT WILL COOPERATE WITH ANY RECYCLING PROGRAM AT THE PROJECT. 

29. TENANT WILL NOT USE IN THE PREMISES OR COMMON AREA OF THE PROJECT ANY HAND TRUCK EXCEPT THOSE EQUIPPED WITH RUBBER TIRES AND SIDE
GUARDS OR SUCH OTHER MATERIAL-HANDLING EQUIPMENT AS LANDLORD MAY APPROVE. 
 30. TENANT WILL NOT USE THE NAME OF THE BUILDING OR
THE PROJECT IN CONNECTION WITH OR IN PROMOTING OR ADVERTISING THE BUSINESS OF TENANT EXCEPT AS TENANT’S ADDRESS. 
 31.
TENANT WILL COMPLY WITH ALL SAFETY, FIRE PROTECTION AND EVACUATION PROCEDURES AND REGULATIONS ESTABLISHED BY LANDLORD OR ANY GOVERNMENTAL AGENCY. 
 32. TENANT’S REQUIREMENTS WILL BE ATTENDED TO ONLY UPON APPROPRIATE APPLICATION TO LANDLORD’S PROPERTY MANAGEMENT OFFICE FOR THE PROJECT BY AN AUTHORIZED INDIVIDUAL. 

33. TENANT WILL NOT PARK OR PERMIT PARKING IN ANY AREAS DESIGNATED BY LANDLORD FOR PARKING BY VISITORS TO THE PROJECT OR FOR THE
EXCLUSIVE USE OF TENANTS OR OTHER OCCUPANTS OF THE PROJECT. ONLY PASSENGER VEHICLES MAY BE PARKED IN THE PARKING AREAS. 
 34.
PARKING STICKERS OR ANY OTHER DEVICE OR FORM OF IDENTIFICATION SUPPLIED BY LANDLORD AS A CONDITION OF USE OF THE PARKING FACILITIES SHALL REMAIN THE PROPERTY OF LANDLORD. SUCH PARKING IDENTIFICATION DEVICE MUST BE DISPLAYED AS REQUESTED AND MAY NOT
BE MUTILATED OR OBSTRUCTED IN ANY MANNER. SUCH DEVICES ARE NOT TRANSFERABLE AND ANY DEVICE IN THE POSSESSION OF AN UNAUTHORIZED HOLDER WILL BE VOID. LANDLORD MAY CHARGE A FEE FOR PARKING STICKERS, CARDS OR OTHER PARKING CONTROL DEVICES SUPPLIED BY
LANDLORD. 
 35. NO OVERNIGHT OR EXTENDED TERM PARKING OR STORAGE OF VEHICLES IS PERMITTED. 

36. PARKING IS PROHIBITED (A) IN AREAS NOT STRIPED FOR PARKING; (B) IN AISLES; (C) WHERE “NO PARKING” SIGNS ARE
POSTED; (D) ON RAMPS; (E) IN CROSS-HATCHED AREAS (IF ANY); (F) IN LOADING AREAS; AND (G) IN SUCH OTHER AREAS AS MAY BE DESIGNATED BY LANDLORD FROM TIME TO TIME. 

  
 D-4

 37. ALL RESPONSIBILITY FOR DAMAGE, LOSS OR THEFT TO VEHICLES AND THE CONTENTS THEREOF IS
ASSUMED BY THE PERSON PARKING THEIR VEHICLE. 
 38. TENANT AND/OR EACH USER OF THE PARKING AREA MAY BE REQUIRED TO SIGN A
PARKING AGREEMENT, AS A CONDITION TO PARKING, WHICH AGREEMENT MAY PROVIDE FOR THE MANNER OF PAYMENT OF ANY PARKING CHARGES AND OTHER MATTERS NOT INCONSISTENT WITH THIS LEASE AND THESE BUILDING RULES. 

39. LANDLORD RESERVES THE RIGHT TO REFUSE PARKING IDENTIFICATION DEVICES AND PARKING RIGHTS TO TENANT OR ANY OTHER PERSON WHO FAILS TO
COMPLY WITH THE BUILDING RULES APPLICABLE TO THE PARKING AREAS. ANY VIOLATION OF SUCH RULE SHALL SUBJECT THE VEHICLE TO REMOVAL, AT SUCH PERSON’S EXPENSE. 
 40. A THIRD PARTY MAY OWN, OPERATE OR CONTROL THE PARKING AREAS, AND SUCH PARTY MAY ENFORCE THESE BUILDING RULES RELATING TO PARKING. TENANT WILL OBEY ANY ADDITIONAL RULES AND REGULATIONS GOVERNING
PARKING WHICH MAY BE IMPOSED BY THE PARKING OPERATOR OR ANY OTHER PERSON CONTROLLING THE PARKING AREAS SERVING THE PROJECT. 

41. TENANT SHALL BE RESPONSIBLE FOR THE OBSERVANCE OF ALL OF THE BUILDING RULES BY TENANT (INCLUDING, WITHOUT LIMITATION, ALL EMPLOYEES,
AGENTS, CLIENTS, CUSTOMERS, INVITEES AND GUESTS). 
 42. LANDLORD MAY, FROM TIME TO TIME, WAIVE ANY ONE OR MORE OF THESE
BUILDING RULES FOR THE BENEFIT OF TENANT OR ANY OTHER TENANT, BUT NO SUCH WAIVER BY LANDLORD SHALL BE CONSTRUED AS A CONTINUING WAIVER OF SUCH BUILDING RULE(S) IN FAVOR OF TENANT OR ANY OTHER TENANT, NOR PREVENT LANDLORD FROM THEREAFTER ENFORCING
ANY SUCH BUILDING RULE(S) AGAINST TENANT OR ANY OR ALL OF THE TENANTS OF THE PROJECT. 
 43. LANDLORD MAY, FROM TIME TO TIME,
HOLD, OR PERMIT OTHERS TO HOLD, PRIVATE EVENTS IN THE ATRIUM OF THE BUILDING. TENANT ACKNOWLEDGES THAT TENANT SHALL NOT INTERFERE WITH OR ATTEND, AND SHALL NOT PERMIT OTHERS TO INTERFERE WITH OR ATTEND, ANY SUCH PRIVATE EVENTS WITHOUT INVITATION.

 44. THESE BUILDING RULES ARE IN ADDITION TO, AND SHALL NOT BE CONSTRUED TO IN ANY WAY MODIFY OR AMEND, IN WHOLE OR IN PART,
THE OTHER TERMS, COVENANTS, AGREEMENTS AND CONDITIONS OF THE LEASE. IN THE EVENT OF ANY CONFLICT BETWEEN THESE BUILDING RULES AND ANY EXPRESS TERM OR PROVISION OTHERWISE SET FORTH IN THE LEASE, SUCH OTHER EXPRESS TERM OR PROVISION SHALL BE
CONTROLLING. 

  
 D-5

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “First Amendment”) is made and entered into as of the 4th day of January, 2011, by and between JEMB SCOTTSDALE LLC, a Delaware
limited liability company, as “Landlord”, and YELP! INC., a Delaware corporation, as “Tenant”. 
 WITNESSETH:

 WHEREAS, Landlord and Tenant entered into that certain Lease dated as of January 20, 2010 (the “Lease”), for
the lease of certain space in the Building commonly known and described as Galleria Corporate Centre having an address of 4343 North Scottsdale Road, Scottsdale, Arizona 85251; and 

WHEREAS, the parties desire to modify the Lease to, among other things, expand the Premises as hereinafter set forth in this First
Amendment. 
 NOW, THEREFORE, in consideration of the premises herein contained and other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, the parties hereto agree as follows: 
 1. The terms and provisions of
this First Amendment shall be effective on the date of this First Amendment. All capitalized terms used in this First Amendment, unless otherwise defined herein, shall have the same meanings ascribed to such terms in the Lease. 

2. Tenant desires to expand the Premises (which Premises currently consists of that certain space containing approximately Twenty-Eight
Thousand Five Hundred Seventy-Four (28,574) rentable square feet located on the second floor of the Building and commonly referred to as Suite 220 therein) to include that certain expansion space containing approximately Seven Thousand Five
Hundred Thirty-Nine (7,539) rentable square feet located on the second floor of the Building and commonly referred to as Suite 200 therein, as such expansion space is shown on the floor plan attached hereto and incorporated herein by this
reference as Exhibit B (the “Suite 200 Expansion Space”). Commencing on the date of Substantial Completion (as hereinafter defined) of the Suite 200 Expansion Space Improvements (as hereinafter defined) within the Suite 200 Expansion Space
(the “Suite 200 Expansion Space Commencement Date”), and continuing for the remainder of the Term, Tenant will lease from Landlord, in addition to the space currently being leased by Tenant from Landlord, the Suite 200 Expansion Space. The
parties anticipate that the Suite 200 Expansion Space Commencement Date will occur on or about the March 1, 2011 (the “Estimated Suite 200 Expansion Space Commencement Date”); provided, however, that Landlord shall not be liable for
any claims, damages or liabilities if the Suite 200 Expansion Space Improvements are not Substantially Completed by the Estimated Suite 200 Expansion Space Commencement Date. If Landlord is unable to tender possession of the Suite 200 Expansion
Space to Tenant with the Suite 200 Expansion Space Improvements Substantially Completed on or before the Estimated Suite 200 Expansion Space Commencement Date for any reason, the Lease, as amended by this First Amendment, shall remain in full force
and effect (subject only to the following sentences of this Section 2); provided, however, that unless the delay is a Tenant Delay, the Suite 200 Expansion Space Commencement Date will be extended by a period equal to the number of days of
delay. Notwithstanding the foregoing, if Landlord is unable to tender possession of the Suite 200 Expansion Space to Tenant with the Suite 200 Expansion Space Improvements Substantially Completed on or before April 30, 2011 (as such date may be
extended pursuant to the following provisions of this Section 2, the “Suite 200 Expansion Space Termination Date”), then Tenant may terminate this First Amendment (but not the Lease, which will continue in full force and effect
unmodified by this First Amendment) by delivering written notice of termination to Landlord not later than ten (10) days after the Suite 200 Expansion Space Termination Date. If Tenant timely delivers such notice of termination, then

 
this First Amendment (but not the Lease, which will continue in full force and effect unmodified by this First Amendment) will terminate and the parties will have no further rights or obligations
hereunder, provided that if Landlord tenders possession of the Suite 200 Expansion Space to Tenant with the Suite 200 Expansion Space Improvements Substantially Completed within ten (10) days after Landlord receives Tenant’s termination
notice, then the Lease, as amended by this First Amendment, will continue in full force and effect. Any failure by Tenant to deliver such termination notice to Landlord on or before ten (10) days after the Suite 200 Expansion Space Termination
Date will constitute a waiver of Tenant’s right to terminate this First Amendment pursuant to this Section 2, and the Lease, as amended by this First Amendment, will continue in full force and effect. The Suite 200 Expansion Space
Termination Date will in all events be extended by reason of Tenant Delay or Force Majeure. Tenant’s rights under this Section 2 will be Tenant’s sole and exclusive rights and remedies against Landlord for any delay in achieving
Substantial Completion of the Suite 200 Expansion Space Improvements. Tenant’s lease of the Suite 200 Expansion Space will in all events be coterminous with Tenant’s lease of the remainder of the Premises. 

3. The following provisions will be effective on the Suite 200 Expansion Space Commencement Date: 

(a) The term “Premises”, as defined in the Lease, will be deemed to include, in addition to the space currently leased by Tenant
from Landlord, the Suite 200 Expansion Space (which Premises, inclusive of the Suite 200 Expansion Space, will consist of approximately Thirty-Six Thousand One Hundred Thirteen (36,113) rentable square feet of floor area), and all of the terms
and provisions of the Lease, as specifically amended hereby, will be applicable to the entire Premises (including the Suite 200 Expansion Space). 
 (b) Commencing on the later to occur of (i) the Suite 200 Expansion Space Commencement Date and (ii) March 15, 2011 (such later date being hereinafter referred to as the “Suite 200
Expansion Space Rent Commencement Date”), the Base Rent schedule contained within the Basic Terms of the Lease is hereby deleted In its entirety and is hereby substituted with the following schedule. 

 

													
	Base Rent:	  	Months	 	 	Annual Base
Rent	 	 	Monthly
Installments	 
		  	 	01-24 	*** 	 	$	510,096.13 	*** 	 	$	42,508.01 	*** 
		  	 	25-33	  	 	$	848,655.50	  	 	$	70,721.29	  
		  	 	34-49	  	 	$	902,825.00	  	 	$	75,235.42	  
		  	 	50-69	  	 	$	938,938.00	  	 	$	78,244.83	  

  

	***	Notwithstanding the foregoing, at all times prior to the Suite 200 Expansion Space Rent Commencement Date, Annual Base Rent shall equal $403,675.75 and monthly
installments of Annual Base Rent shall equal $33,633.98 (i.e., calculated on the basis that the Premises consists of Twenty-Eight Thousand Five Hundred Seventy-Four (28,574) rentable square feet of floor area prior to the Suite 200
Expansion Space Rent Commencement Date). 

 (c) Commencing on the Suite 200 Expansion Space Rent Commencement Date,
the reference to “9.64%” (i.e., Nine and 64/100ths Percent) contained in the Tenant’s Share provisions of the Basic Terms of the Lease is hereby deleted and is hereby substituted with “12.18%” (i.e., Twelve and
18/100ths Percent). At all times prior to the Suite 200 Expansion Space Rent Commencement Date, Tenant’s Share shall equal Nine and 64/100ths Percent (9.64%) (i.e., calculated on the basis that the Premises consists of Twenty-Eight
Thousand Five Hundred Seventy-Four (28,574) rentable square feet of floor area prior to the Suite 200 Expansion Space Rent Commencement Date). 

  
 2 

 (d) Section 17.2 of the Lease is hereby deleted in Its entirety and is hereby replaced
with the following text: 
 17.2 Parking: Commencing on the Suite 200 Expansion Space Commencement Date
and continuing throughout the remainder of the first twenty-four (24) months of the initial Term, Landlord licenses to Tenant one hundred eighty-five (185) unreserved parking spaces, such parking spaces to be located in a portion of the
Parking Facilities as designated from time to time by Landlord and provided to Tenant without charge until the expiration of the first twenty-four (24) months of the initial Term. From and after the expiration of the aforementioned twenty-four
(24) month period and continuing throughout the remainder of the first sixty-nine (69) months of the initial Term, Landlord shall increase this license by thirty-six (36) unreserved parking spaces such that Tenant is provided with two
hundred twenty-one (221) unreserved parking spaces, all such parking spaces to be located in a portion of the Parking Facilities as designated from time to time by Landlord and provided to Tenant at a cost of $25.00 per month for each of the
two hundred twenty-one (221) unreserved parking spaces. From and after the expiration of the first sixty-nine (69) months of the Initial Term, Landlord may change its parking charges at any time on not less than thirty (30) days prior
notice to Tenant. Unless otherwise notified by Landlord, Tenant will pay all parking fees as Additional Rent at the same time, place and manner as Base Rent, but said parking may be paid separately by Tenant. Parking at the Project by Tenant is
subject to the other provisions of this Lease, including without limitation, the Building Rules. In no event will Landlord be liable for any loss, damage or theft of, to or from any vehicle at the Project. From time to time during the Term, Tenant
may request the license of additional unreserved parking spaces, and In such event, provided the same are available, as determined by Landlord in Landlord’s sole and absolute discretion, Landlord will license same to Tenant on the same terms
and conditions as are set forth above (provided, however, that any such additional unreserved parking spaces will be provided to Tenant at a cost of $25.00 per month for each such space If Tenant elects to license the same at any time during the
first sixty-nine (69) months of the Initial Term). Tenant hereby expressly acknowledges and agrees that the Parking Facilities may include surface parking adjacent to the building in which the Premises is located if Landlord, in Landlord’s
sole and absolute discretion, elects to construct such surface parking at any time during the Term. 
 (e) Section 17.5 of
the Lease is hereby deleted in its entirety and is hereby replaced with the following text: 
 17.5 Right of
First Refusal: if, prior to close of business on February 28, 2011 (the “Suite 270 Right of First Refusal Expiration Date”), Landlord agrees upon lease terms with an unaffiliated third party (“Third Party”) to lease that
certain space containing approximately Twelve Thousand Seven Hundred Ninety-Nine (12,799) rentable square feet located on the second floor of the Building and commonly referred to as Suite 270 therein (the “Suite 270 Right of First Refusal
Space”), then Landlord will give a written copy of such offer (“Lease Offer”) to Tenant. The delivery of a Lease Offer by Landlord to Tenant shall constitute an offer by Landlord to Tenant to lease the Suite 270 Right of First Refusal
Space to Tenant in accordance with the Lease Offer, and Tenant shall thereafter have the first right to lease such space in accordance with the 

  
 3 

 
Lease Offer by accepting the offer made by Landlord by written notice to Landlord given within ten (10) business days after Tenant’s receipt of the applicable Lease Offer, time being of
the essence with respect to Tenant’s acceptance of the Lease Offer. Tenant’s failure to timely respond to the Lease Offer within the aforementioned ten (10) business day period shall constitute Tenant’s rejection of the Lease
Offer and, subject to the following sentence, Landlord may thereafter freely lease the Suite 270 Right of First Refusal Space without reference to this Section 17.5 or any of Tenant’s rights therein or thereto and this Section 17.5
shall immediately terminate and be of no force or effect. Notwithstanding the foregoing, in the event Tenant rejects (or is deemed to have rejected) the Lease Offer and Landlord thereafter (but prior to the Suite 270 Right of First Refusal
Expiration Date) desires to lease the Suite 270 Right of First Refusal Space to a Third Party for a base rental rate that is less than ninety percent (90%) of the base rental rate contained within the Lease Offer, then Landlord will again offer
to lease the Suite 270 Right of First Refusal Space to Tenant by way of a “Supplemental Lease Offer” containing the reduced base rental rate offered to the Third Party and the provisions of this Section 17.5 will govern the procedure
for Tenant’s acceptance or rejection (or deemed rejection, as the case may be) of the Supplemental Lease Offer, except that Tenant will have five (5) business days (as opposed to ten (10) business days) in which to provide Landlord
with Tenant’s written acceptance the Supplemental Lease Offer, time being of the essence with respect to such acceptance. Under no circumstance will Landlord be under any obligation to provide Tenant with a Lease Offer or Supplemental Lease
Offer at any time from and after the Suite 270 Right of First Refusal Expiration Date. 
 If Tenant timely
accepts the Lease Offer in writing, Tenant will be bound to lease the Suite 270 Right of First Refusal Space strictly in accordance with the terms of the Lease Offer. The parties will, within ten (10) business days after Tenant timely accepts
the Lease Offer, amend the Lease in writing to incorporate the terms of the Lease Offer; if Landlord and Tenant fall to execute such amendment within such ten (10) business day period, however, Tenant will nevertheless be obligated to lease the
Suite 270 Right of First Refusal Space on the terms and conditions contained in the Lease Offer. In the event Landlord does not submit a Lease Offer to Tenant pursuant to this Section 17.5 on or before the Suite 270 Right of First Refusal
Expiration Date, then Tenant’s rights to the Suite 270 Right of First Refusal Space shall automatically terminate from and after the Suite 270 Right of First Refusal Expiration Date; provided, however, that, during the remainder of the first
sixty-nine (69) months of the initial Term, Landlord will use best efforts to notify Tenant of any bona fide third party written offer to lease the Suite 270 Right of First Refusal Space in order to accommodate any then current expansion needs
of Tenant, but nothing contained in this sentence (or elsewhere in this Section 17.5) shall be deemed to constitute an option or right of first refusal or right of first offer to lease any portion of the Suite 270 Right of First Refusal Space
at any time after the Suite 270 Right of First Refusal Expiration Date. 
 (f) Exhibit A to the Lease is hereby deleted in Its
entirety and is hereby substituted with Exhibit A attached hereto and Incorporated herein. 

  
 4 

 4. Landlord will cause to be constructed all of the Suite 200 Expansion Space Improvements
in accordance with this Section 4 and any inapplicable or duplicative provision of Article 18 of the Lease (contained within the Tenant Improvement Rider (Exhibit C) to the Lease) shall be superseded hereby in connection with the construction
of the Suite 200 Expansion Space Improvements: 
 (a) Landlord will cause to be constructed (using an architect, MEP engineers,
general contractor and subcontractors selected by Landlord), at Landlord’s sole cost and expense (subject to the remaining provisions of this Section 4), all improvements (the “Suite 200 Expansion Space Improvements”) identified
with specificity within, and in substantial accordance with, the Suite 200 Expansion Space Space Plan (as hereinafter defined). The parties Intend that the Suite 200 Expansion Space Improvements set forth herein will be performed in a “turn
key” fashion and the parties further agree that Landlord, at Landlord’s sole cost and expense, will pay for the reasonable costs associated with test-fit space plans for the Suite 200 Expansion Space Improvements, as well as the reasonable
costs associated with working drawings, ADA retrofit and other reasonable code-related issues related to the Suite 200 Expansion Space Improvements using Landlord’s designated architect and engineers. The Suite 200 Expansion Space Improvements
will be designed as described in this Section 4. The Suite 200 Expansion Space Improvements become the property of Landlord and a part of the Building immediately upon Installation. For purposes of the construction of the Suite 200 Expansion
Space Improvements under this Section 4, “Substantially Complete” and “Substantially Completed” means either (a) the date a certificate of occupancy (temporary or final) is issued for the Suite 200 Expansion Space, or
(b) if a certificate of occupancy Is not required, the date Tenant is reasonably able to take occupancy of the Suite 200 Expansion Space (as reasonably determined by Landlord); provided that if either (a) or (b) Is delayed or
prevented because of work Tenant is responsible for performing in the Suite 200 Expansion Space, “Substantial Completion” means the date that all of Landlord’s work which Is necessary for either (a) or (b) to occur has been
performed and Landlord has made the Suite 200 Expansion Space available to Tenant for the performance of Tenant’s work therein. 
 (b) The parties acknowledge that a copy of the approved space plan for the Suite 200 Expansion Space Improvements (which contemplates a proposed build out of the Suite 200 Expansion Space substantially
similar to the Tenant Improvements constructed by Landlord within the original Premises pursuant to the Tenant Improvement Rider to the Lease) is attached to this First Amendment as Exhibit C (the “Suite 200 Expansion Space Space Plan”).

 (c) Landlord will prepare construction drawings and specifications for the Suite 200 Expansion Space Improvements in
substantial accordance with the Suite 200 Expansion Space Space Plan. Tenant will not specify long lead time items that would delay Substantial Completion of the Suite 200 Expansion Space Improvements. 

(d) Tenant designates John Lieu as the representative of Tenant having authority to respond to construction issues relating to the Suite
200 Expansion Space and to bind Tenant by signing documents and all other notices regarding the Suite 200 Expansion Space Improvements. Tenant’s representative shall have the right to monitor Landlord’s progress in the construction of the
Suite 200 Expansion Space from time to time so long as such monitoring does not interfere with Landlord’s construction activities. 
 (e) Within twenty (20) days after Substantial Completion of the Suite 200 Expansion Space Improvements, Landlord and Tenant will inspect the Suite 200 Expansion Space and develop a punch list of
items therein (the “Suite 200 Expansion Space Punch List”). Landlord will complete (or repair, as the case may be) the items listed on the Suite 200 Expansion Space Punch List with commercially reasonable diligence and speed, subject to
Tenant Delay and Force Majeure. If Tenant refuses to inspect the Suite 200 Expansion Space with Landlord within the aforementioned twenty (20)-day period, Tenant is deemed to have accepted the Suite 200 Expansion Space as delivered. 

5. So long as no Event of Default then exists under this Lease, but subject 

  
 5 

 
to all rights granted prior to the execution date of this First Amendment to any and all other tenants in the Building In and to (i) that certain space containing approximately Nine Thousand
Two Hundred Seventy-Eight (9,278) rentable square feet located on the second floor of the Building and commonly referred to as Suite 280 therein (the “Suite 280 Expansion Option Space”) and/or (ii) that certain space containing
approximately Three Thousand Nine Hundred (3,900) rentable square feet located on the second floor of the Building and commonly referred to as Suite 290 therein (the “Suite 290 Expansion Option Space”), Tenant will have the option to
expand the Premises to include either or both of the Suite 280 Expansion Option Space (in its entirety) and/or the Suite 290 Expansion Option Space (in its entirety). For the avoidance of doubt, subject to the rights of other Building tenants (as
more particularly described below), the parties expressly agree that Tenant may elect to lease either or both of the Suite 280 Expansion Option Space (in Its entirety) and/or the Suite 290 Expansion Option Space (in its entirety). If Tenant desires
to exercise such option at any time during the first sixty-nine (69) months of the initial Term, Tenant must do so by delivering a written exercise notice to Landlord, which notice will stipulate whether Tenant desires to lease either or both
of the Suite 280 Expansion Option Space (in its entirety) and/or the Suite 290 Expansion Option Space (In its entirety) (the “Proposed Expansion Option Space”). Within ten (10) Business Days following Landlord’s receipt of such
notice, Landlord will notify Tenant in writing as to whether all or any portion of the Proposed Expansion Option Space is available for lease (the “Available Expansion Option Space”), it being acknowledged and agreed to by Tenant that
Landlord will be under no obligation to lease the Suite 280 Expansion Option Space or the Suite 290 Expansion Option Space to Tenant if, in Landlord’s reasonable judgment, one (1) or more other Building tenants have rights to any portion
of the Suite 280 Expansion Option Space or the Suite 290 Expansion Option Space, respectively, granted prior to the execution date of this First Amendment, such rights remain active and uncleared, and no suitable space exists within the Building in
which to relocate such tenant(s). If Landlord so determines that Available Expansion Option Space exists for lease by Tenant, Landlord’s notice will contain all economic terms and conditions (the “Available Expansion Option Space Lease
Terms and Conditions”) of Landlord’s proposed leasing of the Available Expansion Option Space to Tenant, including without limitation, Landlord’s proposed Fair Market Base Rent and additional rent for such space and tenant
improvements to be constructed therein or otherwise contributed to the Available Expansion Option Space, and an estimated commencement date for Tenant’s leasing of the Available Expansion Option Space, which date will in all events account for
reasonably sufficient time for Landlord to relocate any and all existing tenants within any portion of the Available Expansion Option Space in accordance with and pursuant to such tenants’ respective leases (Tenant hereby agreeing to pay
Landlord, within thirty (30) days of Landlord’s written request therefor, for Landlord’s estimated costs associated with such relocation; promptly following such relocation, Landlord will deliver to Tenant a written statement
detailing the actual costs to Landlord associated with such relocation; within thirty (30) days of Tenant’s receipt of such statement, Landlord or Tenant, as applicable, shall pay to the other the amount of any overpayment or deficiency
for such relocation such that Tenant ultimately pays Landlord’s actual costs associated with such relocation). Tenant must notify Landlord in writing within ten (10) Business Days of receiving Landlord’s notice (time being of the
essence) whether Tenant desires to lease the Available Expansion Option Space from Landlord on the Available Expansion Option Space Lease Terms and Conditions or if Tenant desires to lease the Available Expansion Option Space from Landlord but
elects to have the Fair Market Base Rent therefor determined In accordance with Section 3.3(c) of the Lease, If Tenant notifies Landlord that Tenant does not desire to lease the Available Expansion Option Space, or if Tenant does not timely
respond In writing to Landlord’s notice within such ten (10) Business Day period, then Tenant’s expansion option with regard to each of the Suite 280 Expansion Option Space and the Suite 290 Expansion Option Space hereunder shall
thereafter automatically terminate and be of no further force or effect. If Tenant timely notifies Landlord in writing within such ten (10) Business Day period that (a) Tenant desires to lease the Available Expansion Option Space on the
Available Expansion Option Space Lease Terms and Conditions or (b) Tenant desires to lease the Available Expansion Option Space and submit the determination of Fair Market Base Rent to arbitration in accordance with Section 3.3(c) of the
Lease, then the parties will, within ten (10) Business Days (1) after Tenant’s notice to Landlord if Tenant accepts the Available Expansion Option Space Lease Terms and Conditions; or (2) after the parties’ mutual agreement
on Fair Market Base Rent or the arbitration is concluded, reasonably and in good faith negotiate the documentation (e.g., an amendment to the Lease or a new lease for the Available 

  
 6 

 Expansion Option Space) for Tenant’s lease of the Available Expansion Option Space from Landlord. Such
documentation will incorporate the Available Expansion Option Space Lease Terms and Conditions (modified, as the case may be, to account for the Fair Market Base Rent determination made in accordance with Section 3.3(c) of the Lease) and will
be in form and substance reasonably satisfactory to Landlord and Tenant, If Landlord and Tenant fail to timely execute such documentation, however, Tenant will nevertheless be obligated to lease the Available Expansion Option Space on the Available
Expansion Option Space Lease Terms and Conditions (modified, as the case may be, to account for the Fair Market Base Rent determination made in accordance with Section 3,3(c) of the Lease) once Tenant has exercised its expansion option in the
manner provided above in this Section 5. Notwithstanding anything to the contrary contained in this Section 5, Landlord and Tenant hereby acknowledge and agree that Landlord’s obligation to lease the Suite 290 Expansion Option Space
to Tenant pursuant to this Section 5 is expressly conditioned upon Landlord’s successful termination of Landlord’s existing lease of the Suite 290 Expansion Option Space to CareerBuilder LLC, a Delaware limited liability company (the
“Suite 290 Existing Lease”). In the event Landlord is unable to terminate the Suite 290 Existing Lease for any reason whatsoever, Tenant’s expansion option hereunder will be limited to the Suite 280 Expansion Option Space
(i.e., all references to the Available Expansion Option Space hereunder will mean the Suite 280 Expansion Option Space only) and the Available Expansion Option Space Lease Terms and Conditions will be modified, as necessary, to exclude Suite
290 from the Available Expansion Option Space. 
 6. In addition to depicting the general location of the Suite 200 Expansion
Space on the second floor of the Building, as contemplated under Section 2 above, Exhibit B to this First Amendment also depicts the general locations of each of (i) the Suite 270 Right of First Refusal Space, (ii) the Suite 280
Expansion Option Space and (iii) the Suite 290 Expansion Option Space. 
 7. Tenant represents that Tenant has dealt with
no brokers in connection with this First Amendment other than CB Richard Ellis, Inc. (the “Broker”) and that, insofar as Tenant knows, no other broker negotiated or participated in negotiations of this First Amendment or is entitled to any
commission In connection herewith. Landlord and Tenant agree that no broker (other than the Broker) shall be entitled to any commission in connection with the expansion of the Premises pursuant to this First Amendment. Tenant shall defend, indemnify
and hold harmless Landlord from and against any and all claims of brokers, finders or any like third party claiming any right to commission or compensation by or through acts of Tenant hi connection herewith other than the Broker. Landlord shall
defend, indemnify and hold harmless Tenant from and against any and all claims of brokers, finders or any like third party claiming any right to commission or compensation by or through acts of Landlord in connection herewith including the Broker.
Landlord shall pay the fee or commission of the Broker arising out of the transaction contemplated by this First Amendment in accordance with Landlord’s separate written agreement with the Broker. 

8. Except as otherwise expressly modified in this First Amendment, the terms and conditions of the Lease are and shall remain in full
force and effect. In the event of any conflict or inconsistency between the terms and provisions of the Lease and the terms and provisions of this First Amendment, the terms and provisions of this First Amendment shall govern and control.

 9. This First Amendment may be executed in any number of counterparts, all of which together shall be deemed to constitute
one instrument, and each of which shall be deemed an original. 
 [SIGNATURES APPEAR ON NEXT PAGE) 

  
 7 

 IN WITNESS WHEREOF, the parties have executed this First Amendment to Lease as of the day
and year first above written. 
  

									
	TENANT:	 		 	LANDLORD:
			
	YELP! INC., a Delaware corporation	 		 	JEMB SCOTTSDALE LLC, a Delaware limited liability company
					
	By:	 	/s/     Geoffrey L. Donaker	 		 	By:	 	Scottsdale Holding, Inc., a Delaware corporation
	Name:	 	Geoffrey L. Donaker	 		 		 	Its Managing Member
	Title:	 	COO	 		 		 	
					
		 		 		 	By:	 	/s/     Joseph Jerome
		 		 		 	Name:	 	Joseph Jerome
		 		 		 	Title:	 	Authorized Signatory
		 		 		 		 	

  
 8 

 EXHIBIT A 
 FLOOR PLAN OF PREMISES 
 

 

 EXHIBIT B 
 FLOOR PLAN OF SUITE 200 EXPANSION SPACE, 
 SUITE 270 RIGHT OF FIRST REFUSAL SPACE,

 SUITE 280 EXPANSION OPTION SPACE AND 
 SUITE 290 EXPANSION OPTION SPACE 
 [TO BE ATTACHED] 

  
 EXHIBIT B

 (Page 1 of 1) 

 

 

 EXHIBIT C 
 SUITE 200 EXPANSION SPACE SPACE PLAN 
 

 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made and entered into as of the 8 DAY OF August, 2011 (the
“Amendment Effective Date”), by and between JEMB SCOTTSDALE LLC, a Delaware limited liability company, as “Landlord”, and YELP! INC., a Delaware corporation, as “Tenant”. 

WITNESSETH: 

WHEREAS, Landlord and Tenant entered into that certain Lease dated as of January 20, 2010, as amended by that certain First
Amendment to Lease (the “First Amendment”) dated as of January 4, 2011 (as amended, the “Lease”), for the lease of certain space in the Building commonly known and described as Galleria Corporate Centre having an address of
4343 North Scottsdale Road, Scottsdale, Arizona 85251; and 
 WHEREAS, the parties desire to modify the Lease to, among other
things, expand the Premises as hereinafter set forth in this Second Amendment. 
 NOW, THEREFORE, in consideration of the
premises herein contained and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereto agree as follows: 
 1. The terms and provisions of this Second Amendment shall be effective on the date of this Second Amendment. All capitalized terms used in this Second Amendment, unless otherwise defined herein, shall
have the same meanings ascribed to such terms in the Lease. 
 2. Tenant desires to expand the Premises (which Premises
currently consists of that certain space containing approximately Thirty-Six Thousand One Hundred Thirteen (36,113) rentable square feet located on the second floor of the Building and commonly referred to as Suite 220/200 therein) to include
(i) that certain expansion space containing approximately Twelve Thousand Seven Hundred Ninety Nine (12,799) rentable square feet located on the second floor of the Building and commonly referred to as Suite 270 therein, as such expansion
space is shown on the floor plan attached hereto and incorporated herein by this reference as Exhibit B (the “Suite 270 Expansion Space”) and (ii) that certain expansion space containing approximately Thirteen Thousand One Hundred
Seventy Eight (13,178) rentable square feet located on the second floor of the Building and commonly referred to as Suites 280 and 290 therein, as such expansion space is shown on the floor plan attached hereto and incorporated herein by this
reference as Exhibit B (the “Suite 280/290 Expansion Space”). Commencing on the date of Substantial Completion (as hereinafter defined) of (a) the Suite 270 Expansion Space Improvements (as hereinafter defined) within the Suite 270
Expansion Space (the “Suite 270 Expansion Space Commencement Date”), and (b) the Suite 280/290 Expansion Space Improvements (as hereinafter defined) within the Suite 280/290 Expansion Space (the “Suite 280/290 Expansion Space
Commencement Date”), and continuing for the remainder of the Term, Tenant will lease from Landlord, in addition to the space currently being leased by Tenant from Landlord, the Suite 270 Expansion Space and the Suite 280/290 Expansion Space.
Tenant’s lease of the Suite 270 Expansion Space and the Suite 280/290 Expansion Space will in all events be coterminous with Tenant’s lease of the remainder of the Premises, and the Base Rent and Additional Rent for the Suite 270 Expansion
Space and the Suite 280/290 Expansion Space will be at the same rate and on the same terms and conditions as the Base Rent and Additional Rent then in effect at the time of the Suite 270 Expansion Space Commencement Date or the Suite 280/290
Expansion Space Commencement Date, as applicable. The parties anticipate that the Suite 270 Expansion Space Commencement Date will occur on or about October 21, 2011 (the “Estimated Suite 270 Expansion Space Commencement Date”) and
that the Suite 280/290 Expansion Space Commencement Date will occur on or about March 1, 2012 (the “Estimated Suite 280/290 Expansion Space Commencement Date”); provided, however, that Landlord shall not be liable for any claims,
damages or liabilities if the Suite 270 Expansion Space Improvements or the Suite 280/290 Expansion Space Improvements, as applicable, are not Substantially Completed by the applicable expansion space commencement date. 

  
 1 

 (a) If Landlord is unable to tender possession of the Suite 270 Expansion Space to Tenant
with the Suite 270 Expansion Space Improvements Substantially Completed on or before the Estimated Suite 270 Expansion Space Commencement Date for any reason, the Lease, as amended by this Second Amendment, shall remain in full force and effect
(subject only to the following sentences of this Section 2(a)); provided, however, that if Landlord has not delivered the Suite 270 Expansion Space to Tenant with the Suite 270 Expansion Space Improvements Substantially Completed on or before
the date one hundred twenty (120) days following the Amendment Effective Date (as such date may be extended pursuant to the following provisions of this Section 2(a)), then Tenant will be entitled to a day-for-day rent abatement on the
Suite 270 Expansion Space for each day from and after the end of such 120-day period until Landlord delivers possession of the Suite 270 Expansion Space to Tenant. Notwithstanding the foregoing, if Landlord is unable to tender possession of the
Suite 270 Expansion Space to Tenant with the Suite 270 Expansion Space Improvements Substantially Completed on or before the date one hundred eighty (180) days following the Amendment Effective Date (as such date may be extended pursuant to the
following provisions of this Section 2(a), the “Suite 270 Expansion Space Termination Date”), then Tenant may terminate this Second Amendment (but not the Lease, which will continue in full force and effect unmodified by this Second
Amendment) by delivering written notice of termination to Landlord not later than ten (10) days after the Suite 270 Expansion Space Termination Date, time being of the essence. If Tenant timely delivers such notice of termination, then this
Second Amendment (but not the Lease, which will continue in full force and effect unmodified by this Second Amendment) will terminate and the parties will have no further rights or obligations hereunder, provided that if Landlord tenders possession
of the Suite 270 Expansion Space to Tenant with the Suite 270 Expansion Space Improvements Substantially Completed within ten (10) days after Landlord receives Tenant’s termination notice, then this Second Amendment will continue in full
force and effect. Any failure by Tenant to timely deliver such termination notice to Landlord on or before ten (10) days after the Suite 270 Expansion Space Termination Date will constitute a waiver of Tenant’s right to terminate this
Second Amendment pursuant to this Section 2(a), and the Lease, as amended by this Second Amendment, will continue in full force and effect. The Suite 270 Expansion Space Termination Date will in all events be extended by reason of Tenant Delay
or Force Majeure. Tenant’s rights under this Section 2(a) will be Tenant’s sole and exclusive rights and remedies against Landlord for any delay in achieving Substantial Completion of the Suite 270 Expansion Space Improvements.
Tenant’s lease of the Suite 270 Expansion Space will in all events be coterminous with Tenant’s lease of the remainder of the Premises. All notices given pursuant to this Section 2(a) must be given in accordance with the notice
requirements of the Lease. 
 (b) if Landlord is unable to tender possession of the Suite 280/290 Expansion Space to Tenant with
the Suite 280/290 Expansion Space Improvements Substantially Completed on or before the Estimated Suite 280/290 Expansion Space Commencement Date for any reason, the Lease, as amended by this Second Amendment, shall remain in full force and effect
(subject only to the following sentences of this Section 2(b)); provided, however, that if Landlord has not delivered the Suite 280/290 Expansion Space to Tenant with the Suite 280/290 Expansion Space Improvements Substantially Completed on or
before May 1, 2012 (as such date may be extended pursuant to the following provisions of this Section 2(a)), then Tenant will be entitled to a day-for-day rent abatement on the Suite 280/290 Expansion Space for each day from and after such
date until Landlord delivers possession of the Suite 280/290 Expansion Space to Tenant. Notwithstanding the foregoing, if Landlord is unable to tender possession of the Suite 280/290 Expansion Space to Tenant with the Suite 280/290 Expansion Space
Improvements Substantially Completed on or before June 30, 2012 (as such date may be extended pursuant to the following provisions of this Section 2(b)) then Tenant may terminate Tenant’s lease of the Suite 280/290 Expansion Space
only (but the remainder of this Second Amendment will remain in full force and effect notwithstanding any such termination) by delivering written notice of termination to Landlord not later than July 10, 2012, time being of the essence. If
Tenant timely delivers such notice of termination, then Tenant’s lease of the Suite 280/290 Expansion Space will terminate and the parties will have no further rights or obligations with respect to the Suite 280/290 Expansion Space (but the
remainder of this Second Amendment and the Lease will remain in full force and effect notwithstanding any such termination), provided that if Landlord tenders possession of the Suite 280/290 Expansion Space to Tenant with the Suite 280/290 Expansion
Space Improvements Substantially Completed within ten (10) days after Landlord receives Tenant’s termination notice, then this Tenant’s lease of the Suite 280/290 Expansion Space will continue in full force and effect. Any failure by
Tenant to timely deliver 

  
 2 

 
such termination notice to Landlord on or before ten (10) days after the Suite 280/290 Expansion Space Termination Date will constitute a waiver of Tenant’s right to terminate
Tenant’s lease of the Suite 280/290 Expansion Space, and the Lease, as amended by this Second Amendment (including Tenant’s lease of the Suite 280/290 Expansion Space), will continue in full force and effect. The Suite 280/290 Expansion
Space Termination Date will in all events be extended by reason of Tenant Delay or Force Majeure. Tenant’s rights under this Section 2(b) will be Tenant’s sole and exclusive rights and remedies against Landlord for any delay in
achieving Substantial Completion of the Suite 280/290 Expansion Space Improvements. Tenant’s lease of the Suite 280/290 Expansion Space will in all events be coterminous with Tenant’s lease of the remainder of the Premises. If Landlord is
required to relocate another tenant in order to tender possession of the Suite 280/290 Expansion Space to Tenant, then Tenant will pay Landlord, within thirty (30) days of Landlord’s written request therefor, for Landlord’s estimated
costs associated with such relocation. Promptly following such relocation, Landlord will deliver to Tenant a written statement detailing the actual costs to Landlord associated with such relocation, and within thirty (30) days of Tenant’s
receipt of such statement, Landlord or Tenant, as applicable, shall pay to the other the amount of any overpayment or deficiency for such relocation such that Tenant ultimately pays Landlord’s actual costs associated with such relocation. All
notices given pursuant to this Section 2(b) must be given in accordance with the notice requirements of the Lease. 
 3.
The following provisions will be effective on the Suite 270 Expansion Space Commencement Date: 
 (a) The term
“Premises”, as defined in the Lease, will be deemed to include, in addition to the space currently leased by Tenant from Landlord, the Suite 270 Expansion Space (which Premises, inclusive of the Suite 270 Expansion Space, will consist of
approximately Forty-Eight Thousand Nine Hundred Twelve (48,912) rentable square feet of floor area), and all of the terms and provisions of the Lease, as specifically amended hereby, will be applicable to the entire Premises (including the
Suite 270 Expansion Space). 
 (b) Commencing on the Suite 270 Expansion Space Commencement Date, the Base Rent schedule will be
as follows: 
  

											
	Base Rent:	  	 Months after Suite 270

Expansion Space
 Commencement
Date
	  	 	Annual Base Rent	  	  	 
  
	Monthly
 Installments
	  
   

		  	 Suite 270 Expansion

Space
 Commencement Date –

6/20/2012
	  	$	690,882.00	  	  	$	57,573.50	  
		  	6/21/2012 - 3/20/2013	  	$	1,149,432.00	  	  	$	95,786.00	  
		  	3/21/2013 - 7/20/2014	  	$	1,222,800.00	  	  	$	101,900.00	  
		  	7/21/2014 - 2/20/2016	  	$	1,271,712.00	  	  	$	105,976.00	  

 (c) Commencing on the Suite 270 Expansion Space Rent Commencement Date, the Tenant’s Share will be
16.50% (i.e., Sixteen and 50/100ths Percent). 
 (d) Section 17.2 of the Lease is hereby amended by increasing the
number of unreserved parking spaces deleted in its entirety and is hereby replaced with the following text: 

17.2 Parking: Commencing on the Suite 270 Expansion Space Commencement Date and continuing throughout the remainder
of the first sixty-nine (69) months of the initial Term, Landlord licenses to Tenant Two Hundred Ninety-three (293) unreserved parking spaces, such parking spaces to be located in a portion of the Parking Facilities as designated from time
to time by Landlord and provided to Tenant without 

  
 3 

 
charge until June 20, 2012. From and after June 20, 2012 and continuing throughout the remainder of the first sixty-nine (69) months of the initial Term, all such parking spaces
will be provided to Tenant at a cost of $25.00 per month for each of the Two Hundred Ninety-three (293) unreserved parking spaces. From and after the expiration of the first sixty-nine (69) months of the initial Term, Landlord may change
its parking charges at any time on not less than thirty (30) days prior notice to Tenant. Unless otherwise notified by Landlord, Tenant will pay all parking fees as Additional Rent at the same time, place and manner as Base Rent, but said
parking may be paid separately by Tenant. Parking at the Project by Tenant is subject to the other provisions of this Lease, including without limitation, the Building Rules. In no event will Landlord be liable for any loss, damage or theft of, to
or from any vehicle at the Project. From time to time during the Term, Tenant may request the license of additional unreserved parking spaces, and in such event, provided the same are available, as determined by Landlord in Landlord’s sole and
absolute discretion, Landlord will license same to Tenant on the same terms and conditions as are set forth above (provided, however, that any such additional unreserved parking spaces will be provided to Tenant at a cost of $25.00 per month for
each such space if Tenant elects to license the same at any time during the first sixty-nine (69) months of the initial Term). Tenant hereby expressly acknowledges and agrees that the Parking Facilities may include surface parking adjacent to
the Building in which the Premises is located if Landlord, in Landlord’s sole and absolute discretion, elects to construct such surface parking at any time during the Term. 

(e) Exhibit A to the Lease is hereby deleted in its entirety and is hereby substituted with Exhibit A attached hereto and incorporated
herein. 
 4. The following provisions will be effective on the Suite 280/290 Expansion Space Commencement Date: 

(a) The term “Premises”, as defined in the Lease, will be deemed to include, in addition to the space currently leased by
Tenant from Landlord and the Suite 270 Expansion Space, the Suite 280/290 Expansion Space (which Premises, inclusive of the Suite 280/290 Expansion Space, will consist of approximately Sixty-Two Thousand Ninety (62,090) rentable square feet of
floor area), and all of the terms and provisions of the Lease, as specifically amended hereby, will be applicable to the entire Premises (including the Suite 280/290 Expansion Space). 

(b) Commencing on the Suite 280/290 Expansion Space Commencement Date, the Base Rent schedule contained within the Basic Terms of the
Lease will be as follows: 
  

											
	Base Rent:	  	 Months after Suite
 280/290
Expansion Space
 Commencement Date
	  	 	Annual Base Rent	  	  	 
  
	Monthly
 Installments
	  
   

		  	 Suite 280/290 Expansion

Space
 Commencement Date –

6/20/2012
	  	$	877,021.25	  	  	$	73,085.10	  
		  	6/21/2012 - 3/20/2013	  	$	1,459,115.00	  	  	$	121,592.92	  
		  	3/21/2013 - 7/20/2014	  	$	1,552,250.00	  	  	$	129,354.17	  
		  	7/21/2014 - 2/20/2016	  	$	1,614,340.00	  	  	$	134,528.33	  

 (c) Commencing on the Suite 280/290 Expansion Space Rent Commencement Date, Tenant’s Share will be
20.95% (i.e., Twenty and 95/100ths Percent). 

  
 4 

 (d) The number of unreserved parking spaces licensed to Tenant pursuant to Section 17.2
of the Lease (as amended by Section 3(d) of this Second Amendment) is increased to Three Hundred Seventy Three (373) unreserved parking spaces. 
 (e) Exhibit A to the Lease is hereby deleted in its entirety and is hereby substituted with Exhibit A-1 attached hereto and incorporated herein. 

5. Landlord will cause to be constructed all of the Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space
Improvements in accordance with this Section 5 and any inapplicable or duplicative provision of Article 18 of the Lease (contained within the Tenant Improvement Rider (Exhibit C) to the Lease) shall be superseded hereby in connection with the
construction of the Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space Improvements: 
 (a) Landlord
will cause to be constructed (using an architect, MEP engineers, general contractor and subcontractors selected by Landlord), at Landlord’s sole cost and expense (subject to the remaining provisions of this Section 5), (a) all
improvements identified with specificity within, and in substantial accordance with, the Suite 270 Expansion Space Space Plan (as hereinafter defined) (the “Suite 270 Expansion Space Improvements”); and (b) all improvements identified
with specificity within, and in substantial accordance with, the Suite 280/290 Expansion Space Space Plan (as hereinafter defined) (the “Suite 280/290 Expansion Space Improvements”). The parties intend that the Suite 270 Expansion Space
Improvements and the Suite 280/290 Expansion Space Improvements set forth herein will be performed in a “turn key” fashion and the parties further agree that Landlord, at Landlord’s sole cost and expense, will pay for the reasonable
costs associated with test-fit space plans for the Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space Improvements, as well as the reasonable costs associated with working drawings, ADA retrofit and other reasonable
code-related issues related to the Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space Improvements using Landlord’s designated architect and engineers. The Suite 270 Expansion Space improvements and the Suite 280/290
Expansion Space Improvements will be designed as described in this Section 5. The Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space Improvements become the property of Landlord and a part of the Building immediately
upon installation. For purposes of the construction of the Suite 270 Expansion Space Improvements or the Suite 280/290 Expansion Space Improvements, as applicable, under this Section 5, “Substantially Complete” and “Substantially
Completed” means either (a) the date a certificate of occupancy (temporary or final) is issued for the applicable expansion space, or (b) if a certificate of occupancy is not required, the date Tenant is reasonably able to take
occupancy of the applicable expansion space (as reasonably determined by Landlord); provided that if either (a) or (b) is delayed or prevented because of work Tenant is responsible for performing in the applicable expansion space,
“Substantial Completion” means the date that all of Landlord’s work which is necessary for either (a) or (b) to occur has been performed and Landlord has made the applicable expansion space available to Tenant for the
performance of Tenant’s work therein. 
 (b) The parties acknowledge that a copy of the approved space plan for the Suite
270 Expansion Space Improvements (which contemplates a proposed build out of the Suite 270 Expansion Space substantially similar to the Tenant Improvements constructed by Landlord within the original Premises pursuant to the Tenant Improvement Rider
to the Lease) is attached to this Second Amendment as Exhibit C (the “Suite 270 Expansion Space Space Plan”). The parties acknowledge that a copy of the approved space plan for the Suite 280/290 Expansion Space Improvements (which
contemplates a proposed build out of the Suite 280/290 Expansion Space substantially similar to the Tenant Improvements constructed by Landlord within the original Premises pursuant to the Tenant Improvement Rider to the Lease) is attached to this
Second Amendment as Exhibit C (the “Suite 280/290 Expansion Space Space Plan”). 
 (c) Landlord will prepare
construction drawings and specifications for (i) the Suite 270 Expansion Space Improvements in substantial accordance with the Suite 270 Expansion Space Space Plan; and (ii) the Suite 280/290- Expansion Space Improvements in substantial
accordance with 

  
 5 

 
the Suite 280/290 Expansion Space Space Plan. Tenant will not specify long lead time items that would delay Substantial Completion of the Suite 270 Expansion Space Improvements or the Suite
280/290 Expansion Space Improvements, as applicable. 
 (d) As part of the Suite 280/290 Expansion Space Improvements, Landlord,
at Landlord’s sole cost, will expand the restrooms which are adjacent to Suite 280/290 pursuant to a mutually acceptable expansion plan. 
 (e) Tenant designates John Lieu as the representative of Tenant having authority to respond to construction issues relating to the Suite 270 Expansion Space and the Suite 280/290 Expansion Space and to
bind Tenant by signing documents and all other notices regarding the Suite 270 Expansion Space Improvements and the Suite 280/290 Expansion Space Improvements. Tenant’s representative shall have the right to monitor Landlord’s progress in
the construction of the Suite 270 Expansion Space and the Suite 280/290 Expansion Space from time to time so long as such monitoring does not interfere with Landlord’s construction activities. 

(f) Within twenty (20) days after Substantial Completion of the Suite 270 Expansion Space Improvements, Landlord and Tenant will
inspect the Suite 270 Expansion Space and develop a punch list of items therein (the “Suite 270 Expansion Space Punch List”). Landlord will complete (or repair, as the case may be) the items listed on the Suite 270 Expansion Space Punch
List with commercially reasonable diligence and speed, subject to Tenant Delay and Force Majeure. If Tenant does not inspect the Suite 270 Expansion Space with Landlord within the aforementioned twenty (20)-day period, Tenant is deemed to have
accepted the Suite 270 Expansion Space as delivered. 
 (g) Within twenty (20) days after Substantial Completion of the
Suite 280/290 Expansion Space Improvements, Landlord and Tenant will inspect the Suite 280/290 Expansion Space and develop a punch list of items therein (the “Suite 280/290 Expansion Space Punch List”). Landlord will complete (or repair,
as the case may be) the items listed on the Suite 280/290 Expansion Space Punch List with commercially reasonable diligence and speed, subject to Tenant Delay and Force Majeure. If Tenant does not inspect the Suite 280/290 Expansion Space with
Landlord within the aforementioned twenty (20)-day period, Tenant is deemed to have accepted the Suite 280/290 Expansion Space as delivered. 
 6. So long as no Event of Default then exists under this Lease, but subject to all rights granted prior to the execution date of this Second Amendment to any and all other tenants in the Building in and
to that certain space containing approximately Twenty Five Thousand Three Hundred Seventy-Seven (25,377) rentable square feet located on the second floor of the Building and commonly referred to as Suite 265 therein (the “Suite 265 Option
Space”), Tenant will have the right to be offered the option to expand the Premises to include the Suite 265 Option Space (in its entirety) upon the date on which the Suite 265 Option Space becomes available to Lease in accordance with the
remaining provisions of this Section 6. Tenant acknowledges that another tenant of the Building currently occupies the Suite 265 Option Space and that the current occupant thereof may elect to exercise its prior rights to renew its lease with
respect to the Suite 265 Option Space. If during the Term all prior rights that other tenants or occupants of the Project may have with respect to the Suite 265 Option Space have been cleared and the Suite 265 Option Space is available for lease,
Landlord will provide notice of the availability of the Suite 265 Option Space for lease by Tenant. Landlord’s notice will contain all economic terms and conditions (the “Suite 265 Option Space Lease Terms and Conditions”) of
Landlord’s proposed leasing of the Suite 265 Option Space to Tenant, including without limitation, Landlord’s proposed Fair Market Base Rent and additional rent for such space, the length of the term and tenant improvements to be
constructed therein or otherwise contributed to the Suite 265 Option Space, and an estimated commencement date for Tenant’s leasing of the Suite 265 Option Space. Tenant must notify Landlord in writing within ten (10) Business Days of
receiving Landlord’s notice (time being of the essence) whether Tenant desires to lease the Suite 265 Option Space from Landlord on the Suite 265 Option Space Lease Terms and Conditions. If Tenant notifies Landlord that Tenant does not desire
to lease the Suite 265 Option Space, or if Tenant does not timely respond in writing to Landlord’s notice within such ten (10) Business Day period, then Tenant’s expansion option with the Suite 265 Option Space hereunder shall
thereafter automatically 

  
 6 

 
terminate and be of no further force or effect; provided, however, if Tenant rejects (or is deemed to have rejected) Landlord’s offer to lease the Suite 265 Option Space and Landlord
thereafter desires to lease the Suite 265 Option Space to a third party for a base rental rate that is less than ninety percent (90%) of the base rental rate contained within the Suite 265 Option Space Lease Terms and Conditions, then Landlord
will again offer to lease the Suite 265 Option Space to Tenant by way of a “Supplemental Offer” containing the reduced base rental rate offered to the third party and the remaining provisions of this Section 6 will govern the
procedure for Tenant’s acceptance or rejection (or deemed rejection, as the case may be) of the Supplemental Offer, except that Tenant will have five (5) Business Days (as opposed to ten (10) Business Days) in which to provide
Landlord with Tenant’s written acceptance the Supplemental Offer, time being of the essence with respect to such acceptance. If Tenant timely notifies Landlord in writing within such ten (10) Business Day period (or such five
(5) Business Day period in the case of a Supplemental Offer) that Tenant desires to lease the Suite 265 Option Space on the Suite 265 Option Space Lease Terms and Conditions (or on the terms of the Supplemental Offer, if applicable), then the
parties will, within ten (10) Business Days after Tenant’s notice to Landlord if Tenant accepts the Suite 265 Option Space Lease Terms and Conditions (or on the terms of the Supplemental Offer, if applicable), reasonably and in good faith
negotiate the documentation (e.g., an amendment to the Lease or a new lease for the Suite 265 Option Space) for Tenant’s lease of the Suite 265 Option Space from Landlord. Such documentation will incorporate the Suite 265 Option Space Lease
Terms and Conditions (or on the terms of the Supplemental Offer, if applicable) and will be in form and substance reasonably satisfactory to Landlord and Tenant. If Landlord and Tenant fail to timely execute such documentation, however, Tenant will
nevertheless be obligated to lease the Suite 265 Option Space on the Suite 265 Option Space Lease Terms and Conditions (or on the terms of the Supplemental Offer, if applicable) once Tenant has exercised its expansion option in the manner provided
in this Section 6. 
 7. In addition to depicting the general location of the Suite 270 Expansion Space and the Suite
280/290 Expansion Space on the second floor of the Building, as contemplated under Section 2 above, Exhibit B to this Second Amendment also depicts the general location of the Suite 265 Option Space. 

8. Tenant’s expansion rights granted in Section 5 of the First Amendment are hereby deleted in their entirety and are of no
further force or effect. 
 9. At any time during the initial term, Tenant may request by written notice to Landlord that
Landlord identify any space on the entire second (2nd) floor of the Building available for lease by Tenant. Provided that no Event of Default exists under the Lease at the time of such request, within fifteen (15) Business Days after
Landlord’s receipt of any such request, Landlord will provide Tenant with written notice identifying any such space, it being acknowledged and agreed to by Tenant that any such space will not be available for lease by Tenant if, in
Landlord’s reasonable judgment, one (1) or more other Building tenants have rights to any portion of any such available space granted prior to the execution date of this Second Amendment and such rights remain active and uncleared. If
Tenant desires to lease any such available space from Landlord, then Tenant will notify Landlord in writing of Tenant’s desire to lease any such available space from Landlord, and Landlord and Tenant will thereafter negotiate in good faith for
Tenant’s leasing of any such space on terms, covenants and conditions mutually agreeable to Landlord and Tenant. If the parties do not mutually agree upon the terms, covenants and conditions of the leasing of any such available space within
thirty (30) days following Landlord’s receipt of Tenant’s notice electing to lease such available space from Landlord, then Landlord may freely lease any such space without restrictions of any kind. 

10. Section 17.5 of the Lease is hereby deleted in its entirety and is of no further force or effect. 

11. Notwithstanding anything to the contrary in Section 3.4 of the Lease, in addition to the Early Termination Payment due
concurrently with the delivery of Tenant’s early termination notice to Landlord (which Early Termination Payment will be calculated as provided in Section 3.4 of the Lease based on and including all of the space leased by Tenant pursuant
to the original Lease and all amendments (including, without limitation, the Suite 270 Expansion 

  
 7 

 
Space, the Suite 280/290 Expansion Space and, if leased by Tenant, the Suite 265 Option Space)), Tenant will also pay to Landlord, concurrently with the delivery of Tenant’s early
termination notice to Landlord, a “Balance of Base Rent Fee,” which shall be an amount equal to Six Hundred Thousand and No/100ths Dollars ($600,000.00) as of May 1, 2014. The Balance of Base Rent Fee will decrease by the amount of
Twenty-Six Thousand Eighty Six and 96/100ths Dollars ($26,086.96) on the first day of each month after May 1, 2014, such that the Balance of Base Rent Fee will be reduced to the minimum amount of Three Hundred Thirty Nine Thousand One Hundred
Thirty and 43/100ths Dollars ($339,130.43) on March 1, 2015 (after which date no further reduction will be applicable because of the notice and payment requirements of Section 3.4). Tenant’s early termination right set forth in
Section 3.4 shall automatically terminate and be of no further force or effect if either (i) Tenants fails to timely pay the Early Termination Fee or the Balance of Base Rent Fee, or (ii) Tenant fails to timely deliver written notice
of its early termination right at least twelve (12) months prior to the expiration of the initial Term. 
 12. Tenant
represents that Tenant has dealt with no brokers in connection with this Second Amendment other than CB Richard Ellis, Inc. (the “Broker”) and that, insofar as Tenant knows, no other broker negotiated or participated in negotiations of
this Second Amendment or is entitled to any commission in connection herewith. Landlord and Tenant agree that no broker (other than the Broker) shall be entitled to any commission in connection with the expansion of the Premises pursuant to this
Second Amendment. Tenant shall defend, indemnify and hold harmless Landlord from and against any and all claims of brokers, finders or any like third party claiming any right to commission or compensation by or through acts of Tenant in connection
herewith other than the Broker. Landlord shall defend, indemnify and hold harmless Tenant from and against any and all claims of brokers, finders or any like third party claiming any right to commission or compensation by or through acts of Landlord
in connection herewith including the Broker. Landlord shall pay the fee or commission of the Broker arising out of the transaction contemplated by this Second Amendment in accordance with Landlord’s separate written agreement with the Broker.

 13. Except as otherwise expressly modified in this Second Amendment, the terms and conditions of the Lease are and shall
remain in full force and effect. In the event of any conflict or inconsistency between the terms and provisions of the Lease and the terms and provisions of this Second Amendment, the terms and provisions of this Second Amendment shall govern and
control. 
 14. This Second Amendment may be executed in any number of counterparts, all of which together shall be deemed to
constitute one instrument, and each of which shall be deemed an original. 
 IN WITNESS WHEREOF, the parties have executed this
Second Amendment to Lease as of the day and year first above written. 
  

									
	TENANT:	 		 	LANDLORD:
			
	YELP! INC., a Delaware corporation	 		 	JEMB SCOTTSDALE LLC, a Delaware limited liability company
					
	By	 	 /s/ Vlado Herman
	 		 	By:	 	Scottsdale Holding, Inc., a Delaware corporation
	Name:	 	 Vlado Herman
	 		 		 	Its Managing Member
	Title:	 	 CFO
	 		 		 	
					
		 		 		 	By	 	 /s/ Joseph Jerome

		 		 		 	Name:	 	 Joseph Jerome

		 		 		 	Title:	 	 Authorized Signatory

  
 8

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