Document:

Lease dated as of June 11, 2010

 Exhibit 10.1 

Lease Agreement 

NNN Tenant Improvements 

Basic Lease Information 
  

			
	Lease Date:	  	April 29, 2010
		
	Landlord:	  	HINES VAF NO CAL PROPERTIES, L.P.,
		  	a Delaware limited partnership
		
	Landlord’s Address For Notices:	  	HINES VAF NO CAL PROPERTIES, L.P.
		  	c/o Hines Interests Limited Partnership
		  	2262 North First Street
		  	San Jose, CA 95131
		  	Attn: Property Manager
		
		  	With a copy to:
		
		  	HINES VAF NO CAL PROPERTIES, L.P.
		  	c/o Hines Interests Limited Partnership
		  	101 California Street, Suite 1000
		  	San Francisco, CA 94111
		  	Attn: Thomas Kruggel
		
	Landlord’s Address	  	
	For Rent:	  	Bank of America, N.A., File 30814
		  	Post Office Box 60000
		  	San Francisco, CA 94160
		  	Account of Hines VAF No Cal Properties, L.P.
		  	Account Number: 4426329138
		
	Tenant:	  	MERU NETWORKS, INC.,
		  	a Delaware corporation
		
	Tenant’s Address:	  	894 Ross Drive
		  	Sunnyvale, California 94089
		
	Premises:	  	Approximately 43,925 rentable square consisting of the entire Building as shown on Exhibit A
		
	Premises Address:	  	894 Ross Drive
		  	Sunnyvale, California 94089
		
	Building [894 Ross Drive]:	  	Approximately 43,925 rentable square feet
		
	888 – 894 Ross Drive	  	
	(the “Park”):	  	Approximately 139,482 rentable square feet
		
	Term:	  	April 1, 2011 (“Commencement Date”) through March 31, 2015 (“Expiration Date”).
		
	Base Rent (¶3):	  	Thirty Seven Thousand Three Hundred Thirty Six and 25/100 Dollars ($37,336.25) per month
		
	Adjustments to Base Rent:	  	

							
	 Period
	  	 Rate/SF/Month
NNN (Approx.)
	  	 Monthly
Base Rent

	April 1, 2011 – March 31, 2012	  	$	0.85	  	$	37,336.25
	April 1, 2012 – March 31, 2013	  	$	0.90	  	$	39,532.50
	April 1, 2013 – March 31, 2014	  	$	0.95	  	$	41,728.75
	April 1, 2014 – March 31, 2015	  	$	1.00	  	$	43,925.00

  

			
		  	Notwithstanding anything to the contrary contained in this Lease, Landlord and Tenant hereby agree that for the thirteenth
(13th), twenty-fifth
(25th), and thirty-seventh
(37th) full calendar months of the Term (i.e., April
2012, April 2013 and April 2014), the monthly Base Rent due hereunder shall be abated; provided, that (i) at the commencement of the applicable month, Tenant is not in default beyond any applicable notice and cure period under any of the terms
and provisions of this Lease, and (ii) Tenant agrees that notwithstanding the foregoing monthly Base Rent abatement, Tenant shall observe and perform all of the other terms, covenants and provisions set forth in this Lease, including without
limitation, payment of all other Rent required to be paid by Tenant under this Lease during such monthly Base Rent abatement periods.
		
	Letter of Credit:	  	One Hundred Thousand and no/100 Dollars ($100,000.00).
		
	Security Deposit (¶4):	  	None. As more particularly described in Section 5 of this Lease, Tenant may substitute a security deposit in the amount of $100,000 to replace the Letter of Credit if Tenant is
not then in default under this Lease.

  

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	Tenant’s Share of Operating Expenses (¶6.1):	  	100% of the Building; 31.49% of the Park
	Tenant’s Share of Tax Expenses (¶6.2):	  	31.49% of the Park
	Tenant’s Share of Common Area Utility Costs (¶7.2):	  	100% of the Building; 31.49% of the Park
	Tenant’s Share of Utility Expenses (¶7.1):	  	100% of the Building

  

					
	Permitted Uses (¶9):	  	General office, research and development and laboratory uses, but only to the extent permitted by the City of Sunnyvale and all agencies and governmental authorities
having jurisdiction thereof.
		
	Parking Spaces:	  	One hundred seventy five (175) non-exclusive and non-designated spaces
		
	Broker (¶33):	  	Cresa Partners for Tenant
			
	Exhibits:	  	Exhibit A -	  	Premises, Building, and/or Park
		  	Exhibit B -	  	Tenant Improvements
		  	Exhibit C -	  	Rules and Regulations
		  	Exhibit D -	  	Intentionally Omitted
		  	Exhibit E -	  	Tenant’s Initial Hazardous Materials Disclosure Certificate
		  	Exhibit F -	  	Intentionally Omitted
		  	Exhibit G -	  	Sign Criteria
		
	Addenda	  	Addendum 1 - Option to Extend
		  	Addendum 2 - Letter of Credit

  

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 Table of Contents 

 

					
	Section	  	Page
			
	1.	  	Premises	  	1
			
	2.	  	Occupancy	  	1
			
	3.	  	Rent	  	1
			
	4.	  	Security Deposit	  	1
			
	5.	  	Condition of Premises; Tenant Improvements	  	1
			
	6.	  	Additional Rent	  	2
			
	7.	  	Utilities and Services	  	4
			
	8.	  	Late Charges	  	4
			
	9.	  	Use of Premises	  	4
			
	10.	  	Alterations; and Surrender of Premises	  	5
			
	11.	  	Repairs and Maintenance	  	6
			
	12.	  	Insurance	  	7
			
	13.	  	Limitation of Liability and Indemnity	  	8
			
	14.	  	Assignment and Subleasing	  	8
			
	15.	  	Subordination	  	10
			
	16.	  	Right of Entry	  	10
			
	17.	  	Estoppel Certificate	  	10
			
	18.	  	Tenant’s Default	  	10
			
	19.	  	Remedies for Tenant’s Default	  	11
			
	20.	  	Holding Over	  	12
			
	21.	  	Landlord’s Default	  	12
			
	22.	  	Parking	  	12
			
	23.	  	Transfer of Landlord’s Interest	  	12
			
	24.	  	Waiver	  	12
			
	25.	  	Casualty Damage	  	12
			
	26.	  	Condemnation	  	13
			
	27.	  	Environmental Matters/Hazardous Materials	  	14
			
	28.	  	Financial Statements	  	15
			
	29.	  	General Provisions	  	15
			
	30.	  	Signs	  	16
			
	31.	  	Mortgagee Protection	  	17
			
	32.	  	Warranties of Tenant	  	17
			
	33.	  	Brokerage Commission	  	17
			
	34.	  	Quiet Enjoyment	  	17
			
	35.	  	Roof Equipment	  	17

  

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 NNN Tenant Improvements 

Lease Agreement 
 The
Basic Lease Information and this Lease are, and shall be construed as, a single instrument. 
 1. Premises 

Landlord leases the Premises to Tenant upon the terms and conditions contained herein. Tenant shall have the right to use, on a non-exclusive basis,
parking areas and ancillary facilities located within the Common Areas of the Park, subject to the terms of this Lease. For purposes of this Lease, (i) as of the Lease Date, the rentable square footage area of each of the Premises, the Building
and the Park shall be deemed to be the number of rentable square feet as set forth in the Basic Lease Information, (ii) the rentable square footage of the Premises may include a proportionate share of certain areas used in common by all
occupants of the Building and/or the Park (for example corridors, common restrooms, an electrical room or telephone room) and (iii) the number of rentable square feet of any of the Building and the Park may subsequently change after the Lease
Date commensurate with any physical modifications to any of the foregoing by Landlord, and Tenant’s Share shall accordingly change. The term “Project” means and collectively refers to the Building, Common Areas and Park. 

2. Occupancy 
 Tenant acknowledges that
it is currently in possession of the entire Premises under a sublease (the “Existing Sublease”) from Verity, Inc., a Delaware corporation (“Verity”) and that the term of the Existing Sublease expires on the Commencement Date.
Verity is the existing tenant of the Premises under that certain Lease dated January 22, 1996, by and between Landlord’s predecessor-in-interest, Ross Drive Investors, a California general partnership, and Verity, as amended (the
“Verity Lease”). Tenant represents that it has been in possession of the entire Premises under the Existing Sublease since April, 2007. 

3. Rent 
 On the date that Tenant
executes this Lease, Tenant shall deliver to Landlord the original executed Lease, the Advance Rent (which shall be applied against Rent payable for the first month(s) Tenant is required to pay Rent), the Security Deposit, and all insurance
certificates required to be delivered under Section 12 and Exhibit B of this Lease. Tenant agrees to pay Landlord without prior notice or demand, abatement, offset, deduction or claim, in advance at Landlord’s Address for Rent, on
the Commencement Date and thereafter on the first (1st) day of each month throughout the Term (i) Base Rent and (ii) as Additional Rent, Tenant’s Share of Operating Expenses, Tax Expenses, Common Area Utility Costs, and Utility
Expenses. The term “Rent” means the aggregate of all these amounts. If Landlord permits Tenant to occupy the Premises without requiring Tenant to pay rental payments for a period of time, the waiver of the requirement to pay rental
payments shall only apply to the waiver of Base Rent. If any rental payment date (including the 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
(1) 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 the 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 in the same manner. To the extent not already paid as part
of the Advance Rent any prorated Rent shall be paid on the Commencement Date, and any prorated Rent for the final calendar month shall be paid on the first day of the calendar month in which the date of expiration or termination occurs. 

4. Security Deposit 
 Provided that
Tenant is not then in default under this Lease, Tenant may at any time during the term of this Lease substitute a cash security deposit for the Letter of Credit by delivering to Landlord a security deposit in the amount of $100,000 (the
“Security Deposit”) for the faithful performance by Tenant of its obligations under this Lease. Within ten (10) business days after Landlord’s receipt of the Security Deposit, Landlord shall return the Letter of Credit to Tenant.
Thereafter, if Tenant is in default hereunder, Landlord may, but without obligation to do so, use all or any portion of the Security Deposit to cure the default or to compensate Landlord for all damages sustained by Landlord in connection therewith.
Tenant shall, immediately on demand, pay to Landlord a sum equal to the portion of the Security Deposit so applied or used to replenish the amount of the Security Deposit held to increase such deposit to the amount initially deposited with Landlord.
At the expiration or earlier termination of this Lease, within the time period(s) prescribed by California Civil Code Section 1950.7 (or any successor law), Landlord shall return the Security Deposit to Tenant, less such amounts as are
reasonably necessary, as determined by Landlord, to remedy Tenant’s default(s) hereunder or to otherwise restore the Premises to a clean and safe condition, reasonable wear and tear excepted. If the cost to restore the Premises exceeds the
amount of the Security Deposit, Tenant shall promptly deliver to Landlord any and all of such excess sums. Landlord shall not be required to segregate the Security Deposit from other funds, and, unless required by law, interest shall not be paid on
the Security Deposit. Tenant shall not have any use of, or right of offset against, the Security Deposit. Tenant hereby waives (i) California Civil Code Section 1950.7 (or any successor law) and any and all other laws, rules and
regulations applicable to security deposits in the commercial context (“Security Deposit Laws”), and (ii) any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the
Security Deposit Laws. Notwithstanding anything to the contrary contained herein, the Security Deposit may be retained and applied by Landlord (a) to offset Rent which is unpaid either before or after termination of this Lease, and
(b) against other damages suffered by Landlord before or after termination of this Lease. 
 5. Condition of Premises; Tenant
Improvements 
 Tenant acknowledges that it has been and continues to be in possession of the Premises under the Existing Sublease, is
familiar with the condition of the Premises and accepts the Premises in its presently existing, “as is” condition, with all faults and without representation, warranty or improvements by Landlord of any kind whatsoever. Tenant agrees that
neither Landlord nor any of Landlord’s agents, representatives or employees has made any representations as to the suitability, fitness or condition of the Premises for the conduct of Tenant’s business or for any other purpose. The Tenant

  

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Improvements (defined in Exhibit B) shall be installed in accordance with the terms and provisions of Exhibit B. Notwithstanding the foregoing, Landlord warrants to Tenant that the
existing structural, mechanical, plumbing, electrical and other systems serving the Premises, other than those constructed or modified by Tenant, shall be in good operating condition on the Lease Date. If a non-compliance with said warranty exists
as of the Lease Date, Landlord shall promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense and complete such repairs or
work within a commercially reasonable period of time. If Tenant does not give Landlord written notice of a non-compliance with this warranty within ninety (90) days after the Lease Date, correction of that non-compliance shall be the obligation
of Tenant at Tenant’s sole cost and expense, except as otherwise provided in Section 11 of this Lease. 
 6. Additional Rent 

 Landlord and Tenant intend that this Lease be a “triple net lease.” The costs and expenses described in this Section 6 and all
other sums, charges, costs and expenses specified in this Lease other than Base Rent are to be paid by Tenant to Landlord as additional rent (collectively, “Additional Rent”). 

6.1 Operating Expenses: 

                6.1.1 Definition of Operating Expenses: Tenant
shall pay to Landlord Tenant’s Share of all Operating Expenses as Additional Rent. The term “Operating Expenses” means the total amounts paid or payable by Landlord in connection with the ownership, management, maintenance, repair and
operation of the Premises and Project. The term “Common Areas” means all areas and facilities within the Park exclusive of the Premises and other portions of the Park leasable exclusively to other tenants. The Common Areas include, but are
not limited to, interior lobbies, mezzanines, parking areas, access and perimeter roads, sidewalks, rail spurs (if any), and landscaped areas. Operating Expenses may include, but are not limited to, Landlord’s cost of: (i) repairs to, and
maintenance of, the roof membrane, the non-structural portions of the roof and the non-structural elements of the perimeter exterior walls of the Building; (ii) maintaining the Common Areas of the Park; (iii) annual insurance premium(s)
for any and all insurance Landlord elects to obtain, in Landlord’s good faith and commercially reasonable judgment, including without limitation, “causes of loss – special form” or “special purpose” coverage, earthquake
and flood for the Project, rental value insurance, and subject to Section 25 below, any deductible; (iv) (a) modifications and/or new improvements to any portion of the Project occasioned by any rules, laws or regulations effective
subsequent to the Lease Date; (b) reasonably necessary replacement improvements to any portion of the Project after the Commencement Date; and (c) new improvements to the Project that are intended to reduce operating costs or improve
life/safety conditions, all of the foregoing as reasonably determined by Landlord; provided, if such costs are of a capital nature (meaning that such item costs in excess of $5,000 and has a useful life in excess of five (5) years), then
such costs or allocable portions thereof shall be amortized on a straight-line basis over the estimated useful life of the capital item, as reasonably determined by Landlord, together with interest at the rate of eight percent (8%) per annum on
the unamortized balance; provided, further, that the amortized cost of any individual capital item (plus interest) under subsection (b) above shall not exceed $1,500 per year during each of the years of such item’s useful life (such
capital items shall include, but not be limited to, the foundations, exterior walls, main underground utilities from the street to the Building, the structural portion of the roof, roof membranes, any repairs of any construction defects in the
Premises existing as of the Lease Date); (v) the management and administration of the Project, including, without limitation, a property management fee (not to exceed three percent (3%) of the gross revenues for the Project), accounting,
auditing, billing, postage, salaries and benefits for employees, whether located on the Project or off-site, payroll taxes and legal and accounting costs and all fees, licenses and permits related to the ownership, operation and management of the
Project; (vi) preventative maintenance and repair contracts including, but not limited to, contracts for elevator systems (if any), heating, ventilation and air conditioning systems and lifts for disabled persons; (vii) security and fire
protection services for any portion of the Project, if and to the extent, in Landlord’s reasonable discretion, such services are provided; (viii) the creation and modification of any licenses, easements or other similar undertakings with
respect to the Project that Landlord reasonably determines are necessary or desirable for the operation of the Project; (ix) supplies, materials, equipment, rental equipment and other similar items used in the operation and/or maintenance of
the Project; (x) any and all levies, charges, fees and/or assessments payable to any applicable owner’s association or similar body; (xi) any barrier removal work or other required improvements, alterations or work to any portion of
the Project required under provisions of the ADA (defined below) enacted or newly enforced after the date of this Lease (the “New ADA Work”); provided, if such costs are of a capital nature, then such costs or allocable portions thereof
shall be amortized on a straight-line basis over the estimated useful life of the capital item, as reasonably determined by Landlord in accordance with sound accounting principles, together with interest at the rate of eight percent (8%) per
annum on the unamortized balance; provided further, if any improvements, alterations or work is required under provisions of the ADA due to Tenant’s specific use of the Premises or any Alteration (defined below) made to the Premises by or on
behalf of Tenant (“Tenant ADA Work”), then the cost of the Tenant ADA Work shall be borne solely by Tenant and shall not be included as part of the Operating Expenses; and (xii) the repairs and maintenance items set forth in
Section 11.2 below. To the extent reasonably deemed appropriate by Landlord, Landlord shall, from time to time, equitably allocate and prorate some or all of the Operating Expenses among different tenants and/or different buildings of the
Project and/or on a building by building basis (the “Cost Pools”). In such event, Tenant’s Share shall be commensurately revised to reflect any such increases or decreases. If the Building or Project is less than ninety-five percent
(95%) occupied during all or a portion of a calendar year, the variable components of the Operating Expenses as reasonably determined by Landlord shall be calculated as if the Building and Project had been 95% occupied for the full calendar
year. Notwithstanding anything to the contrary set forth in this Section 6.1, the aggregate “Controllable Operating Expenses” (as hereinafter defined) included in the Operating Expenses in any calendar year after the 2010 calendar
year shall not exceed the “Controllable Operating Expense Cap” (as hereinafter defined), but with no limit on the amount of Controllable Operating Expenses which may be included in the Operating Expenses incurred during the 2010 calendar
year. For purposes of this Lease, (a) “Controllable Operating Expenses” shall mean all Operating Expenses except: (i) Tax Expenses, (ii) cost of insurance carried by Landlord, (iii) utility costs, and (iv) trash
removal, and (b) “Controllable Operating Expense Cap” shall mean the aggregate Controllable Operating Expenses included in Operating Expenses for the entire 2011 calendar year, increased by three percent (3%) per year on a
cumulative, compounded basis. 
 6.1.2 Operating Expense Exclusions: The term “Operating Expenses” shall not
include: (i) costs (including permit, license, and inspection fees) incurred in renovating, improving or decorating vacant space or space for other tenants within the Project; (ii) costs incurred because Landlord or another tenant actually
violated or was alleged to 
  

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have violated the terms and conditions of any lease within the Project; (iii) legal and auditing fees (other than those fees reasonably incurred in connection with the maintenance and
operation of any portion the Project), leasing commissions, advertising expenses, and other costs incurred in connection with the original leasing of the Project or future re-leasing of any portion of the Project; (iv) depreciation of the
Building or any other improvements situated within the Project and expense reserves; (v) any items for which Landlord is actually reimbursed; (vi) costs of repairs or other work necessitated by casualty (excluding any deductibles) and/or
costs of repair or other work necessitated by the exercise of the right of eminent domain to the extent insurance proceeds or a condemnation award, as applicable, is actually received by Landlord for such purposes; provided, such costs of
repairs or other work shall be paid by the parties in accordance with the provisions of Sections 25 and 26, below; (vii) other than any interest charges for capital improvements referred to in Section 6.1.1(iv) hereinabove, any interest or
payments on any financing for the Building or the Project, interest and penalties incurred as a result of Landlord’s late payment of any invoice (provided that Tenant pays Tenant’s Share of Operating Expenses and Tax Expenses to Landlord
when due as set forth herein), and any bad debt loss, rent loss or reserves for same; (viii) costs associated with the investigation and/or remediation of Hazardous Materials (hereafter defined) present in, on or about any portion of the
Project, unless such costs and expenses are the responsibility of Tenant as provided in Section 27 hereof, in which event such costs and expenses shall be paid solely by Tenant in accordance with Section 27 hereof;
(ix) Landlord’s cost for the repairs and maintenance items set forth in Section 11.3; (x) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in the Project to the
extent the same exceeds the costs of such by unaffiliated third parties on a competitive basis; or any costs included in Operating Expenses representing an amount paid to any entity related to Landlord which is in excess of the amount which would
have been paid in the absence of such relationship; (xi) any payments under a ground lease or master lease; and (xii) costs incurred in connection with upgrading the Building and/or the Project to comply with any laws in effect prior to
the Lease Date, including, without limitation the ADA (For this purpose, a change in interpretation of or change in the procedures for enforcing an existing law will be the equivalent of a new law). 

6.2 Tax Expenses: Tenant shall pay to Landlord Tenant’s Share of all Tax Expenses applicable to the Project. Prior to
delinquency, Tenant shall pay any and all taxes and assessments levied upon Tenant’s Property (defined below in Section 10) located or installed in or about the Premises by, or on behalf of Tenant. To the extent any such taxes or
assessments are not separately assessed or billed to Tenant, then Tenant shall pay the amount thereof as invoiced by Landlord. Tenant shall also reimburse and pay Landlord, as Additional Rent, within ten (10) days after demand therefor, one
hundred percent (100%) of (i) any increase in real property taxes attributable to any and all Alterations (defined below in Section 10), Tenant Improvements, fixtures, equipment or other improvements of any kind whatsoever placed in,
on or about the Premises for the benefit of, at the request of, or by Tenant, and (ii) taxes and assessments levied or assessed upon or with respect to the possession, operation, use or occupancy by Tenant of the Premises or any other portion
of the Project. “Tax Expenses” means, without limitation, any form of tax and assessment (general, special, supplemental, ordinary or extraordinary), commercial rental tax, payments under any improvement bond or bonds, license fees,
license tax, business license fee, rental tax, transaction tax or levy imposed by any authority having the direct or indirect power of tax (including any governmental, school, agricultural, lighting or other improvement district) as against any
legal or equitable interest of Landlord in the Premises or Project or any other tax, fee, or excise, however described, including, but not limited to, any tax imposed in substitution (partially or totally) of any tax previously included within the
definition of Tax Expenses. “Tax Expenses” shall not include (a) any franchise, estate, inheritance, net income, or excess profits tax imposed upon Landlord, (b) any penalty or fee imposed solely as a result of Landlord’s
failure to pay Tax Expenses when due, and (c) any items included or excluded as Operating Expenses. Notwithstanding anything to the contrary contained in this Lease, Landlord agrees to use commercially reasonable efforts to obtain a property
tax reduction pursuant to Proposition 8 (as adopted by the voters of the State of California) attributable to the valuation of the Project for the 2010 calendar year. Landlord shall have no obligation to obtain any tax reduction for any subsequent
calendar year. 
 6.3 Payment of Expenses: Landlord shall estimate Tenant’s Share of the Operating Expenses and Tax
Expenses for the calendar year in which the Lease commences. Commencing on the Commencement Date, one-twelfth (1/12th) of this estimated amount shall be paid by Tenant to Landlord, as Additional Rent, and thereafter on the first (1st) day
of each month throughout the remaining months of such calendar year. Thereafter, Landlord may estimate such expenses for each calendar year during the Term of this Lease and Tenant shall pay one-twelfth (1/12th) of such estimated amount as
Additional Rent on the first (1st) day of each month throughout the Term. Tenant’s obligation to pay Tenant’s Share of Operating Expenses and Tax Expenses shall survive the expiration or earlier termination of this Lease. 

6.4 Annual Reconciliation: By June 30th of each calendar year, Landlord shall furnish Tenant with an accounting of actual and
accrued Operating Expenses and Tax Expenses; provided, failure by Landlord to give such accounting by such date shall not constitute a waiver by Landlord of its right to collect any underpayment by Tenant at any time. Within thirty (30) days of
Landlord’s delivery of such accounting, Tenant shall pay to Landlord the amount of any underpayment. Landlord shall credit the amount of any overpayment by Tenant toward the next estimated monthly installment(s) falling due, or if the Term of
the Lease has expired, refund the amount of overpayment to Tenant as soon as possible thereafter. If the Term of the Lease expires prior to the annual reconciliation of expenses Landlord shall have the right to reasonably estimate Tenant’s
Share of such expenses, and deduct any underpayment from Tenant’s Security Deposit. Failure by Landlord to accurately estimate Tenant’s Share of such expenses or to otherwise perform such reconciliation shall not constitute a waiver of
Landlord’s right to collect any underpayment at any time during the Term or promptly after the expiration or earlier termination of this Lease. 

6.5 Audit: After delivery to Landlord of at least thirty (30) days prior written notice, which notice must be delivered
within ninety (90) days after Landlord’s delivery to Tenant of the annual accounting of actual Operating Expenses and Tax Expenses, Tenant, at its sole cost and expense through any accountant designated by it, shall have the right to
examine and/or audit the books and records evidencing such expenses for the previous one (1) calendar year, during Landlord’s reasonable business hours but not more frequently than once during any calendar year. Tenant may not compensate
any such accountant on a contingency fee basis. The results of any such audit (and any negotiations between the parties related thereto) shall be maintained strictly confidential by Tenant and its accounting firm and shall not be disclosed,
published or otherwise disseminated to any other party other than to Landlord and its authorized agents. Landlord and Tenant each shall use its commercially reasonable efforts to cooperate in such negotiations and to promptly resolve any
discrepancies between Landlord and Tenant in the accounting of such 
  

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expenses. If the audit accurately, and with appropriate supporting documentation, indicates that Landlord’s determination of Operating Expenses overstated the Operating Expenses by at least
five percent (5%), then Landlord shall give Tenant a credit against future rental amounts for an amount equal to the reasonable cost of the audit or reimburse Tenant for the reasonable cost of the audit if the Lease has expired or earlier terminated
(provided that in no event shall such credit or reimbursement exceed $5,000.00). 
 7. Utilities and Services 

Tenant shall pay the cost of all (i) water, sewer use, sewer discharge fees and sewer connection fees, gas, electricity, telephone,
telecommunications, cabling and other utilities billed or metered separately to the Premises and (ii) refuse pickup and janitorial service to the Premises. Upon Landlord’s request, but no more frequently than one time during any calendar
year, Tenant shall deliver to Landlord copies of all bills for separately metered utilities supplied to the Premises for the past twelve (12) month period within thirty (30) days of Landlord’s request. 

7.1 Utility Expenses: Tenant shall pay to Landlord Tenant’s Share of any utility fees, use charges, or similar services that
are not billed or metered separately to Tenant (collectively, “Utility Expenses”). If Landlord reasonably determines that Tenant’s Share of Utility Expenses is not commensurate with Tenant’s use of such services, Tenant shall pay
to Landlord the amount which is attributable to Tenant’s use of the utilities or similar services, as reasonably estimated and determined by Landlord, based upon factors such as size of the Premises and intensity of use of such utilities by
Tenant such that Tenant shall pay the portion of such charges reasonably consistent with Tenant’s use of such utilities and similar services. Tenant shall also pay Tenant’s Share of any assessments, charges and fees included within any tax
bill for the Project, including without limitation, entitlement fees, allocation unit fees and sewer use fees. 

7.2 Common Area Utility Costs: Tenant shall pay to Landlord Tenant’s Share of any Common Area utility
fees, charges and expenses (collectively, “Common Area Utility Costs”). Tenant shall pay to Landlord one-twelfth
(1/12th) of the estimated amount of Tenant’s
Share of the Common Area Utility Costs on the Commencement Date and thereafter on the first
(1st) day of each month throughout the Term. Any
reconciliation thereof shall be substantially in the same manner as set forth in Section 6.4 above. 
 7.3
Miscellaneous: Tenant acknowledges that the Premises may become subject to the rationing of utility services or restrictions on utility use as required by a public utility company, governmental agency or other similar entity having jurisdiction
thereof. Tenant agrees that its tenancy and occupancy hereunder shall be subject to such rationing restrictions as may be imposed upon Landlord, Tenant, the Premises, or other portions of the Project, and Tenant shall in no event be excused or
relieved from any covenant or obligation to be kept or performed by Tenant by reason of any such rationing or restrictions. 
 8. Late
Charges 
 The sums and charges set forth in this Section 8 shall be “Additional Rent”. Tenant acknowledges that late payment
(the second (2nd) day of each month or any time thereafter) of Rent and all other sums due hereunder, will cause Landlord to incur costs not contemplated by this Lease. Such costs may include, without limitation, processing and accounting
charges, and late charges that may be imposed on Landlord by the terms of any note secured by any encumbrance against the Premises, and late charges and penalties due to the late payment of real property taxes on the Premises. Therefore, if any
installment of Rent or any other sum payable by Tenant is not received by Landlord within five (5) days after when due, Tenant shall promptly pay to Landlord a late charge, as liquidated damages, in an amount equal to ten percent (10%) of
such delinquent amount plus interest thereon at ten percent (10%) per annum for every month or portion thereof that such sums remain unpaid. Notwithstanding the foregoing, Landlord waives the late charge for the first (1st) instance
during the Term in which Tenant fails to timely pay Rent. If Tenant delivers to Landlord two (2) checks for which there are not sufficient funds, Landlord may require Tenant to replace such check with a cashier’s check for the amount of
such check. The parties agree that this late charge and the other charges referenced above represent a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant, excluding attorneys’ fees and
costs. Acceptance of any late charge or other charges shall not constitute a waiver by Landlord of Tenant’s default with respect to the delinquent amount, nor prevent Landlord from exercising any of the other rights and remedies available to
Landlord for any other default of Tenant under this Lease. 
 9. Use of Premises 

        9.1 Compliance with Laws, Recorded Matters, and Rules and Regulations: The Premises shall be used
solely for the permitted uses specified in the Basic Lease Information and for no other uses without Landlord’s prior written consent. Landlord’s consent shall not be unreasonably withheld, conditioned or delayed so long as the proposed
change in use (i) does not involve the use of Hazardous Materials other than as expressly permitted under the provisions of Section 27 below, (ii) does not require any additional parking spaces, and (iii) is compatible and
consistent with the other uses then being made in the Project, as reasonably determined by Landlord. The use of the Premises by Tenant and its employees, representatives, agents, invitees, licensees, subtenants, customers or contractors
(collectively, “Tenant’s Representatives”) shall be subject to, and at all times in compliance with, (a) any and all applicable laws, rules, codes, ordinances, statutes, orders and regulations as same exist from time to time
throughout the Term (collectively, the “Laws”), including without limitation, the requirements of the Americans with Disabilities Act, a federal law codified at 42 U.S.C. 12101 et seq., including, but not limited to Title III thereof, all
regulations and guidelines related thereto and all requirements of Title 24 of the State of California (collectively, the “ADA”), (b) any and all documents, easements, covenants, conditions and restrictions, and similar instruments,
together with any and all amendments and supplements thereto made, from time to time, each of which has been or hereafter is recorded in any official or public records with respect to the Premises or any other portion of the Project (collectively,
“Recorded Matters”), and (c) any and all rules and regulations set forth in Exhibit C hereto, any other reasonable rules and regulations now or hereafter promulgated by Landlord, except to the extent such rules and regulations
conflict with the provisions of this Lease (collectively, “Rules and Regulations”). Landlord reserves to itself the right, from time to time, to grant, without the consent of Tenant, such easements, rights and dedications that Landlord
deems reasonably necessary, and to cause the recordation of parcel or subdivision maps and/or restrictions, so long as such easements, rights, dedications, maps and restrictions, as applicable, do not materially and adversely interfere with
Tenant’s operations in the Premises. Tenant agrees to sign promptly any documents reasonably requested by Landlord to effectuate any such easements, rights, dedications, maps or restrictions.

  

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Tenant agrees to, and does hereby, assume full and complete responsibility (x) to ensure that Tenant’s use of the Premises, including without limitation, the Tenant Improvements, are in
compliance with all applicable Laws throughout the Term and (y) for the payment of all costs, fees and expenses associated with any modifications, improvements or other Alterations to the Premises and/or any other portion of the Project
occasioned by the enactment of, or changes to, any Laws arising from Tenant’s particular use of the Premises (other than general office use) or Alterations. Tenant shall have no right to initiate, submit an application for, or otherwise
request, any land use approvals or entitlements with respect to the Premises or any other portion of the Project. Notwithstanding anything to the contrary contained herein, unless such compliance is required as a result of Tenant’s specific use
or improvements to the Premises, Landlord shall promptly comply with all such governmental measures which require changes to the Common Areas, Building or Project (subject to reimbursement as Operating Expenses in accordance with Section 6.1 of
this Lease). 
 9.2 Prohibition on Use: Tenant shall not use the Premises or permit anything to be done in or about the
Premises nor keep or bring anything therein which will increase the existing rate of or materially and adversely affect any policy of insurance upon the Building or any of its contents, or cause a cancellation of any insurance policy. No auctions
may be conducted in, on or about any portion of the Premises or the Project without Landlord’s prior written consent thereto. Tenant shall not do or permit anything to be done in or about the Premises which will obstruct or interfere with the
rights of Landlord or other tenants or occupants of any portion of the Project. The Premises shall not be used for any unlawful purpose. Tenant shall not cause, maintain or permit any private or public nuisance in, on or about any portion of the
Premises or the Project, including, but not limited to, any offensive odors, noises, fumes or vibrations. Tenant shall not damage or deface or otherwise commit or suffer to be committed any waste in, upon or about the Premises or any other portion
of the Project. Tenant shall not place or store, nor permit any other person or entity to place or store, any property, equipment, materials, supplies or personal property outside of the Premises. Tenant shall not permit any animals, including, but
not limited to, any household pets, to be brought or kept in or about the Premises. Except as otherwise provided in Section 35, Tenant shall neither install any radio or television antenna, satellite dish, microwave or other device on the roof
or exterior walls of the Building or any other portion of the Project nor make any penetrations of or to the roof of the Building. Tenant shall not interfere with radio, telecommunication, or television broadcasting or reception from or in the
Building or elsewhere. Tenant shall place no loads upon the floors, walls, or ceilings in excess of the maximum designed load permitted by the applicable Uniform Building Code or which may damage the Building or outside areas within the Project.

 10. Alterations; and Surrender of Premises 

        10.1 Alterations: Tenant shall be permitted to make, at its sole cost and expense, non-structural
alterations and additions to the interior of the Premises without obtaining Landlord’s prior written consent, provided said alterations are not part of Tenant’s Wi-Fi Network (defined hereinbelow), do not affect the Building systems and
the cost of such alterations does not exceed Twenty Five Thousand Dollars ($25,000.00) each job and Fifty Thousand Dollars ($50,000.00) cumulatively each calendar year (the “Permitted Improvements”). Within five (5) business days
after receipt of Tenant’s written request, Landlord will notify Tenant in writing whether Landlord may require the removal of any specific Alterations (as defined below) or Tenant Improvements at the expiration or earlier termination of this
Lease. Tenant, however, shall first notify Landlord of such Permitted Improvements so that Landlord may post a Notice of Non-Responsibility on the Premises. Except for the Permitted Improvements, Tenant shall neither install any signs, fixtures, or
improvements, nor make or permit any other alterations or additions (individually, an “Alteration”, and collectively, “Alterations”) to the Premises without the prior written consent of Landlord, which consent shall not be
unreasonably withheld so long as any such Alteration does not materially and adversely affect the Building systems, structural integrity or structural components of the Premises or Building. If any such Alteration is expressly permitted by Landlord,
Tenant shall deliver at least ten (10) days prior written notice to Landlord, from the date Tenant commences construction, sufficient to enable Landlord to post and record a Notice of Non-Responsibility. Tenant shall obtain all permits or other
governmental approvals prior to commencing any work and deliver a copy of same to Landlord. All Alterations shall be (i) at Tenant’s sole cost and expense in accordance with plans and specifications which have been previously submitted to
and approved in writing by Landlord, and shall be installed by a licensed, insured (and bonded, at Landlord’s option) contractor (reasonably approved by Landlord) in compliance with all applicable Laws, Recorded Matters, and Rules and
Regulations and (ii) performed in a good and workmanlike manner and so as not to obstruct access to any portion of the Project or any business of Landlord or any other tenant. Landlord’s approval of any plans, specifications or working
drawings for Tenant’s Alterations shall neither create nor impose any responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with any Laws. As Additional Rent, Tenant shall reimburse
Landlord, within ten (10) days after demand, for all actual and reasonable out-of-pocket legal, engineering, architectural, planning costs and other expenses incurred by Landlord in connection with Tenant’s Alterations, plus Tenant shall
pay to Landlord a fee equal to three percent (3%) of the total cost of the Alterations. If Tenant makes any Alterations, Tenant shall carry “Builder’s All Risk” insurance, in an amount approved by Landlord and such other
insurance as Landlord may reasonably require. All such Alterations shall be insured by Tenant in accordance with Section 12 of this Lease immediately upon completion. Tenant shall keep the Premises and the Project free from any liens arising
out of any work performed, materials furnished or obligations incurred by or on behalf of Tenant. Tenant shall, prior to commencing any Alterations, (a) cause its contractor(s) and/or major subcontractor(s) to provide insurance as reasonably
required by Landlord, and (b) provide such assurances to Landlord, including without limitation, waivers of lien, surety company performance bonds as Landlord shall require to assure payment of the costs thereof to protect Landlord and the
Project from and against any mechanic’s, materialmen’s or other liens. 

                10.1.1 Wi-Fi Network: Without limiting the
generality of the foregoing, in the event Tenant desires to install wireless intranet, Internet and communications network (“Wi-Fi Network“) in the Premises for the use by Tenant and its employees, then the same shall be subject to the
provisions of this Section 10.1.1 (in addition to the other provisions of this Section 10). Tenant shall, in accordance with Section 10.2 below, remove the Wi-Fi Network from the Premises prior to the termination of the Lease. Tenant
shall use the Wi-Fi Network so as not to cause any interference to other tenants in the Building or to other tenants at the Park or with any other tenant’s communication equipment, and not to damage the Building or Park or interfere with the
normal operation of the Building or Park and Tenant hereby agrees to indemnify, defend and hold Landlord harmless from and against any and all claims, costs, damages, expenses and liabilities (including attorneys’ fees) arising out of
Tenant’s failure to comply with the provisions of this Section 10.1.1, except to the extent same is caused by the gross negligence or willful misconduct of Landlord and which is not covered by the insurance carried by Tenant under this
Lease (or which would not be covered by the insurance 
  

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required to be carried by Tenant under this Lease). Should any interference occur, Tenant shall take all necessary steps as soon as reasonably possible and no later than three (3) calendar
days following such occurrence to correct such interference. If such interference continues after such three (3) day period, Tenant shall immediately cease operating such Wi-Fi Network until such interference is corrected or remedied to
Landlord’s reasonable satisfaction. Tenant acknowledges that Landlord has granted and/or may grant telecommunication rights to other tenants and occupants of the Building and to telecommunication service providers and in no event shall Landlord
be liable to Tenant for any interference of the same with such Wi-Fi Network. Landlord makes no representation that the Wi-Fi Network will be able to receive or transmit communication signals without interference or disturbance. Tenant shall
(i) be solely responsible for any damage caused as a result of the Wi-Fi Network, (ii) promptly pay any tax, license or permit fees charged pursuant to any laws or regulations in connection with the installation, maintenance or use of the
Wi-Fi Network and comply with all precautions and safeguards recommended by all governmental authorities, and (iii) pay for all necessary repairs, replacements to or maintenance of the Wi-Fi Network. Should Landlord be reasonably required to
retain professionals to research any interference issues that may arise and to confirm Tenant’s compliance with the terms of this Section 10.11, Landlord shall retain such professionals at commercially reasonable rates, and Tenant shall
reimburse Landlord within twenty (20) days following submission to Tenant of an invoice from Landlord, which costs shall not exceed $1,000 per year (except in the event of a default by Tenant hereunder). This reimbursement obligation is
independent of any rights or remedies Landlord may have in the event of a breach of default by Tenant under this Lease. Landlord shall enforce the foregoing restrictions in a uniform and non-discriminatory manner. To Landlord’s actual
knowledge, without any duty of inquiry, Tenant’s occupancy of the Premises under the Existing Sublease has been in compliance with the provisions of this Section 10.1.1. 

10.2 Surrender of Premises: At the expiration of the Term or earlier termination of this Lease, Tenant shall surrender the
Premises to Landlord (a) in good condition and repair (damage by acts of God, casualty, and normal wear and tear excepted), but with all interior walls cleaned, any carpets cleaned, all floors cleaned and waxed, all non-working light bulbs and
ballasts replaced and all roll-up doors and plumbing fixtures in good condition and working order, and (b) in accordance with Section 27 hereof. Normal wear and tear shall not include any damage or deterioration that would have been
prevented by proper maintenance by Tenant, or Tenant otherwise performing all of its obligations under this Lease. On or before the expiration or earlier termination of this Lease, Tenant shall remove (i) all of Tenant’s Property (defined
below) and Tenant’s signage from the Premises and other portions of the Project, (ii) any Alterations Landlord may, by notice to Tenant given not later than ninety (90) days prior to the Expiration Date (except in the event of a
termination of this Lease prior to the scheduled Expiration Date, in which event no advance notice shall be required), require Tenant, at Tenant’s expense, to remove, and Tenant shall repair any damage caused by all of such removal activities.
“Tenant’s Property” means all equipment, trade fixtures, furnishings, all telephone, data, and other cabling and wiring (including any cabling and wiring associated with the Wi-Fi Network, if any) installed or caused to be installed
by Tenant (including any cabling and wiring, installed above the ceiling of the Premises or below the floor of the Premises), inventories, goods and personal property of Tenant. Any of Tenant’s Property not so removed by Tenant as required
herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and disposition of such
property; provided, however, Tenant shall remain liable to Landlord for all costs incurred in storing and disposing of such abandoned property of Tenant. Notwithstanding anything to the contrary contained herein, Tenant shall, prior to the
expiration of this Lease, at Tenant’s expense and in compliance with the National Electric Code and other applicable Laws, remove all electronic, fiber, phone and data cabling and related equipment that has been installed by or for the benefit
of Tenant in or around the Premises (collectively, the “Cabling”); provided, however, Tenant shall not remove such Cabling if Tenant receives a written notice from Landlord at least fifteen (15) days prior to the expiration of the
Lease authorizing such Cabling to remain in place, in which event the Cabling shall be surrendered with the Premises upon the expiration or earlier termination of this Lease. All Alterations except those which Landlord requires Tenant to remove,
shall remain in the Premises as the property of Landlord. Tenant shall indemnify, defend and hold the Indemnitees (hereafter defined) harmless from and against any and all Claims (defined below) (x) arising from any delay by Tenant in so
surrendering the Premises including, without limitation, any Claims made against Landlord by any succeeding tenant or prospective tenant founded on or resulting from such delay and (y) suffered by Landlord due to lost opportunities to lease any
portion of the Premises to any such succeeding tenant or prospective tenant. 
 11. Repairs and Maintenance 

        11.1 Tenant’s Repairs and Maintenance Obligations: Except for those portions of the Building
to be maintained by Landlord, as provided in Sections 11.2 and 11.3 below, Tenant shall, at its sole cost and expense, keep and maintain all parts of the Premises and such portions of the Building as are within the exclusive control of Tenant in
good, clean and safe condition and repair, promptly making all necessary repairs and replacements, whether ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original thereof, all of the
foregoing in accordance with the applicable provisions of Section 10 hereof, and to the reasonable satisfaction of Landlord including, but not limited to, repairing any damage (and replacing any property so damaged) caused by Tenant or any of
Tenant’s Representatives, or due to or associated with prolonged hours, non-office use, unusually heavy people loads (defined as more than one person per two hundred (200) rentable square feet), unusually heavy utility use, unusually heavy
floor loads, or other unusual occupancy factors, and restoring the Premises to the condition existing prior to the occurrence of such damage. Without limiting any of the foregoing, Tenant shall be solely responsible for promptly maintaining,
repairing and replacing (a) intentionally deleted, (b) all plumbing work and fixtures, (c) electrical wiring systems, fixtures and equipment exclusively serving the Premises, (d) all interior lighting (including, without
limitation, light bulbs and/or ballasts) and exterior lighting exclusively serving the Building or adjacent to the Building, (e) all glass, windows, window frames, window casements, skylights, interior and exterior doors, door frames and door
closers, (f) all roll-up doors, ramps and dock equipment, including without limitation, dock bumpers, dock plates, dock seals, dock levelers and dock lights, (g) all tenant signage, (h) lifts for disabled persons serving the Premises,
(i) sprinkler systems, fire protection systems and security systems, except to the extent maintained by Landlord, and (j) all partitions, fixtures, equipment, interior painting, interior walls and floors, and floor coverings within the
Premises and every part thereof (including, without limitation, any demising walls contiguous to any portion of the Premises). Any such work shall be performed by licensed, insured and bonded contractors and subcontractors reasonably approved by
Landlord. Additionally, Tenant shall be solely responsible for the performance of the regular removal of Tenant’s trash and debris. 

11.2 Maintenance by Landlord: Subject to the provisions of Section 11.1, and further subject to Tenant’s

  

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obligation under Section 6 to reimburse Landlord, in the form of Additional Rent, for Tenant’s Share of the cost and expense of the following described items, Landlord shall repair and
maintain the following items: the heating, ventilation and air conditioning system serving the Premises; fire protection services; the roof and roof coverings (provided that Tenant installs no additional air conditioning or other equipment on the
roof that damages the roof coverings, in which event Tenant shall pay all costs relating to the presence of such additional equipment); the plumbing and mechanical systems serving the Building, excluding the plumbing, mechanical and electrical
systems exclusively serving the Premises; any rail spur and rail crossing; exterior painting of the Building; and the parking areas, pavement, landscaping, sprinkler systems, sidewalks, driveways, curbs, and lighting systems in the Common Areas. If
Landlord elects to perform any repair or restoration work required to be performed by Tenant, Tenant shall reimburse Landlord upon demand for all costs and expenses incurred by Landlord in connection therewith. Tenant shall promptly report, in
writing, to Landlord any defective condition known to it which Landlord is required to repair. 
 11.3 Landlord’s
Repairs and Maintenance Obligations: Subject to the provisions of Sections 11.1, 25 and 26, and except for repairs rendered necessary by the intentional or negligent acts or omissions of Tenant or any of Tenant’s Representatives, Landlord
shall, at Landlord’s sole cost and expense, (a) keep in good repair the structural portions of the floors, foundations and exterior perimeter walls of the Building (exclusive of glass and exterior doors), and (b) replace the
structural portions of the roof of the Building (excluding the roof membrane). 
 11.4 Tenant’s Failure to Perform
Repairs and Maintenance Obligations: If Tenant refuses or neglects to repair and maintain the Premises and the other areas properly as required herein and to the reasonable satisfaction of Landlord, (i) Landlord may, but without obligation
to do so, at any time after not less than fifteen (15) days advance notice to Tenant (except in the event of an emergency) and Tenant’s failure to commence such repair prior to the end of such fifteen (15) day period and diligently
prosecute such repair to completion, make such repairs or maintenance without Landlord having any liability to Tenant for any loss or damage that may accrue to Tenant’s business by reason thereof, except to the extent any loss or damage is
caused by the willful misconduct or gross negligence of Landlord or its authorized agents and representatives and (ii) Tenant shall pay to Landlord, as Additional Rent, Landlord’s costs and expenses incurred therefor. Tenant’s
obligations under this Section 11 shall survive the expiration of the Term or earlier termination thereof. Tenant hereby waives any right to repair at the expense of Landlord under any applicable Laws now or hereafter in effect. 

12. Insurance 
 12.1
Types of Insurance: Tenant shall maintain in full force and effect at all times during the Term, at Tenant’s sole cost and expense, for the protection of Tenant and Landlord, as their interests may appear, policies of insurance issued by
carriers reasonably acceptable to Landlord and its lender which afford the following coverages: (i) worker’s compensation and employer’s liability, as required by law; (ii) commercial general liability insurance (occurrence form)
providing coverage against any and all claims for bodily injury and property damage occurring in, on or about the Premises arising out of Tenant’s and Tenant’s Representatives’ use or occupancy of the Premises and such insurance shall
(a) include coverage for blanket contractual liability, fire damage, premises, personal injury, completed operations and products liability, and (b) have a combined single limit of not less than Two Million Dollars ($2,000,000) per
occurrence with a Three Million Dollar ($3,000,000) aggregate limit and excess/umbrella insurance in the amount of Five Million Dollars ($5,000,000); (iii) comprehensive automobile liability insurance with a combined single limit of at least
$1,000,000 per occurrence for claims arising out of any owned, non-owned or hired automobiles; (iv) “causes of loss – special form” property insurance, including, sprinkler leakage, covering damage to or loss of any of
Tenant’s Property and the Tenant Improvements located in, on or about the Premises, and in addition, coverage for business interruption of Tenant, together with, if the property of any of Tenant’s invitees, vendors or customers is to be
kept in the Premises, warehouser’s legal liability or bailee customers insurance for the full replacement cost of the property belonging to such parties and located in the Premises. Such insurance shall be written on a replacement cost basis
(without deduction for depreciation) in an amount equal to one hundred percent (100%) of the full replacement value of the aggregate of the items referred to in this clause (iv); and (v) such other insurance or higher limits of liability
as is then customarily required for similar types of buildings within the general vicinity of the Project or as may be reasonably required by any of Landlord’s lenders. 

12.2 Insurance Policies: Insurance required to be maintained by Tenant shall be written by companies (i) licensed to do
business in the State of California, (ii) domiciled in the United States of America, and (iii) having a “General Policyholders Rating” of at least A:VIII (or such higher rating as may be required by a lender having a lien on the
Premises) as set forth in the most current issue of “A.M. Best’s Rating Guides.” Any deductible amounts under any of the insurance policies required hereunder shall not exceed Ten Thousand Dollars ($10,000), except in the case of
sprinkler leakage from earthquake or inundation, sewer back-up and mud flow which deductible amounts shall not exceed Fifty Thousand Dollars ($50,000). Tenant shall deliver to Landlord certificates of insurance and true and complete copies of any
and all endorsements required herein for all insurance required to be maintained by Tenant hereunder at the time of execution of this Lease by Tenant. Tenant shall, at least fifteen (15) days prior to expiration of each policy, furnish Landlord
with certificates of renewal or “binders” thereof. Tenant shall have the right to provide insurance coverage which it is obligated to carry pursuant to the terms of this Lease under a blanket insurance policy, provided such blanket policy
expressly affords coverage for the Premises and Landlord as required by this Lease. 
 12.3 Additional Insureds and
Coverage: Each of Landlord, Landlord’s property management company or agent, and Landlord’s lender(s) having a lien against the Premises or any other portion of the Project shall be named as additional insureds or loss payees (as
applicable) under all of the policies required in Section 12.1(ii) and, with respect to the Tenant Improvements, in Section 12.1(iv) hereof. All insurance to be maintained by Tenant shall, except for workers’ compensation and
employer’s liability insurance, be endorsed to state that it is primary, without right of contribution from insurance maintained by Landlord, and shall be in excess of coverage which Landlord may have and shall be unaffected by any insurance or
self-insurance Landlord may have regardless of whether any other insurance names Landlord as an insured or whether such insurance stands primary or secondary. Any umbrella/excess liability policy (which shall be in “following form”) shall
provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance. The limits of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. It is the parties’ intention
that the insurance to be procured and maintained by Tenant as required herein shall provide coverage for any and all damage or injury arising from or related to Tenant’s operations of its business and/or Tenant’s or Tenant’s
Representatives’ use of the Premises and any of the areas within the Project. Notwithstanding anything to 
  

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the contrary contained herein, to the extent Landlord’s cost of maintaining insurance with respect to the Building and/or any other buildings within the Project is increased as a result of
Tenant’s acts, omissions, Alterations, improvements, use or occupancy of the Premises, Tenant shall pay one hundred percent (100%) of, and for, each such increase as Additional Rent. 

12.4 Failure of Tenant to Purchase and Maintain Insurance: If Tenant fails to obtain and maintain the insurance required herein
throughout the Term, following one (1) business day prior notice from Landlord to Tenant and Tenant’s failure to obtain such insurance during such one (1) business day period, Landlord may, but without obligation to do so, purchase
the necessary insurance and pay the premiums therefor. If Landlord so elects to purchase such insurance, Tenant shall promptly pay to Landlord as Additional Rent, the amount so paid by Landlord, upon Landlord’s demand therefor. In addition,
Landlord may recover from Tenant and Tenant agrees to pay, as Additional Rent, any and all Claims which Landlord may incur due to Tenant’s failure to obtain and maintain such insurance. 

12.5 Waiver of Subrogation: Landlord and Tenant mutually waive their respective rights of recovery against each other for any loss
of, or damage to, either party’s property to the extent that such loss or damage is insured by an insurance policy required to be in effect at the time of such loss or damage. Each party shall obtain any special endorsements, if required by its
insurer, whereby the insurer waives its rights of subrogation against the other party. This provision is intended to waive fully, and for the benefit of the parties hereto, any rights and/or claims which might give rise to a right of subrogation in
favor of any insurance carrier. 
 13. Limitation of Liability and Indemnity 

Except to the extent of Claims (defined below) resulting from the gross negligence or willful misconduct of Landlord or its authorized representatives,
Tenant agrees to protect, defend (with counsel reasonably acceptable to Landlord) and hold Landlord and Landlord’s lenders, partners, members, property management company (if other than Landlord), agents, directors, officers, successors and
assigns and each of their respective partners, members, directors, officers, agents, heirs, successors and assigns (collectively, the “Indemnitees”) harmless and indemnify the Indemnitees from and against all liabilities, damages, demands,
penalties, costs, claims, losses, judgments, charges and expenses (including reasonable attorneys’ fees, costs of court and expenses necessary in the prosecution or defense of any litigation including the enforcement of this provision)
(collectively, “Claims”) arising from or in any way related to, directly or indirectly, (i) Tenant’s or Tenant’s Representatives’ use of the Premises and other portions of the Project, (ii) the conduct of
Tenant’s business, (iii) from any activity, work or thing done, permitted or suffered by Tenant in or about the Premises, and/or (iv) Tenant’s failure to perform any covenant or obligation of Tenant under this Lease. Tenant
agrees that the obligations of Tenant herein shall survive the expiration or earlier termination of this Lease. 
 Except to the extent of
Claims resulting from the gross negligence or willful misconduct of Landlord or its authorized representatives, to the fullest extent permitted by law, Tenant agrees that neither Landlord nor any of the Indemnitees shall at any time or to any extent
whatsoever be liable, responsible or in any way accountable for any loss, liability, injury, death or damage to persons or property which at any time may be suffered or sustained by Tenant or by any person(s) whomsoever who may at any time be using,
occupying or visiting the Premises or any other portion of the Project, including, but not limited to, any acts, errors or omissions of any other tenants or occupants of the Project. Tenant shall not, in any event or circumstance, be permitted to
offset or otherwise credit against any payments of Rent required herein for matters for which Landlord may be liable hereunder. Notwithstanding any provision to the contrary contained in this Lease, at no time shall either party be responsible or
liable to the other for any lost profits, lost economic opportunities or any other form of consequential damage as the result of any actual or alleged breach by such party of its obligations under this Lease, except to the extent provided in
Section 20 of this Lease. In no event shall the foregoing limit, restrict or negate the Landlord’s remedies provided in Section 19 of this Lease. 

14. Assignment and Subleasing 

        14.1 Prohibition: Tenant shall not, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld, conditioned or delayed, assign, mortgage, hypothecate, encumber, grant any license or concession, pledge or otherwise transfer this Lease or any interest herein, permit any assignment or other transfer of this
Lease 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 Tenant’s Representatives (collectively, “Transfers” and any entity to whom any Transfer is made
or sought to be made is sometimes referred to as a “Transferee”). No consent to any Transfer shall constitute a waiver of the provisions of this Section 14, and all subsequent Transfers may be made only with the prior written consent
of Landlord, which consent shall not be unreasonably withheld, but which consent shall be subject to the provisions of this Section 14. Notwithstanding anything to the contrary contained in this Section 14, an assignment or sublease of all
or a portion of the Premises to (1) an entity which is controlled by, controls, or is under common control with, Tenant, or (2) a successor entity (whether by merger, consolidation or other non-bankruptcy reorganization of Tenant) which
acquires all or substantially all of Tenant’s assets (“Affiliate”), shall not be deemed a Transfer under this Section 14, and shall accordingly not require Landlord’s consent or payment of any amount to Landlord,
provided that (a) Tenant promptly notifies Landlord of any such assignment or sublease at least twenty (20) days prior to such assignment or sublease, (b) Tenant promptly supplies Landlord with any documents or information reasonably
requested by Landlord regarding such assignment or sublease or the Affiliate, (c) the Affiliate agrees in writing to be bound by all of the terms and conditions of this Lease, (d) such assignment or sublease is not a subterfuge by Tenant
to avoid its obligations under this Lease, and (e) such Affiliate shall have a tangible net worth (not including goodwill as an asset) computed in accordance with generally accepted accounting principles (the “Net Worth”) at least
equal to the Net Worth on the date of this Lease of the original Tenant. “Control,” as used in this Section 14.1, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting
securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interests in an entity. 

14.2 Request for Consent: If Tenant seeks to make a Transfer, Tenant shall notify Landlord, in writing (“Tenant’s
Notice”), and deliver to Landlord at least thirty (30) days prior to the proposed commencement date of the Transfer (“Proposed Effective Date”) the following: (i) a description of the portion of the Premises to be
transferred (the “Subject Space”); (ii) all of the terms of the proposed Transfer, including without limitation, the Proposed Effective Date, the name and address of the proposed Transferee, and a copy of the existing or proposed
assignment, sublease or other agreement governing the proposed Transfer; (iii) current financial statements of the proposed Transferee certified by an 

 

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officer, member, partner or owner thereof, and audited financial statements for the previous three (3) most recent consecutive fiscal years or if audited financial statements are
unavailable, financial statements certified by an officer, member, partner or owner thereof; and (iv) such other information as Landlord may then reasonably require. Within fifteen (15) days after Landlord’s receipt of the
Tenant’s Notice (the “Landlord Response Period”) Landlord shall notify Tenant, in writing, of its determination with respect to such requested proposed Transfer and Landlord’s election as set forth in Section 14.5. If
Landlord does not elect to recapture pursuant to Section 14.5 and Landlord does consent to the requested proposed Transfer, Tenant may thereafter assign its interests in and to this Lease or sublease all or a portion of the Premises to the same
party and on the same terms as set forth in the Tenant’s Notice. 
 14.3 Criteria for Consent: Tenant agrees that,
among other circumstances for which Landlord could reasonably withhold consent to a proposed Transfer, it shall be reasonable for Landlord to withhold its consent where (a) Tenant is in default of its obligations under this Lease beyond
applicable notice and cure periods or at any time during the Term of this Lease Tenant has been in Chronic Default, (b) the use to be made of the Premises by the proposed Transferee is prohibited, or differs from the uses permitted, under this
Lease, (c) the proposed Transferee or its business is subject to compliance with additional requirements of the ADA beyond those requirements which are applicable to Tenant, (d) the proposed Transferee does not intend to occupy the
Premises, (e) Landlord reasonably disapproves of the proposed Transferee’s business operating ability or history, reputation or creditworthiness or the character of the business to be conducted at the Premises, (f) the proposed
Transferee is a governmental agency or unit or, to the extent that Landlord has comparable space available for lease within the Project, an existing tenant in the Project, (g) the proposed Transfer would cause Landlord to violate another
agreement or obligation to which Landlord is a party or otherwise subject, (h) 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: (1) is negotiating with Landlord to lease space in the Building at such time or (2) has negotiated with Landlord during the four (4) month period immediately preceding the Tenant’s Notice, and comparable space is
available for lease from Landlord within the Project, or (i) the proposed Transferee will use, store or handle Hazardous Materials (defined below) of a type, nature or quantity not then being used by Tenant. 

14.4 Effectiveness of Transfer and Continuing Obligations: Prior to the date on which any permitted Transfer becomes effective,
Tenant shall deliver to Landlord (i) a counterpart of the fully executed Transfer document, (ii) an executed Hazardous Materials Disclosure Certificate substantially in the form of Exhibit E hereto (the “Transferee HazMat
Certificate”), and (iii) Landlord’s standard form of Consent to Assignment or Consent to Sublease, as applicable, executed by Tenant and the Transferee in which each of Tenant and the Transferee confirms its obligations under this
Lease. Failure or refusal of a Transferee to execute any such consent instrument shall not release or discharge the Transferee from its obligation to do so or from any liability as provided herein. 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. Each permitted Transferee shall assume and be deemed to assume this Lease and shall be and remain liable jointly and severally with Tenant for payment of Rent and for the due performance of, and compliance
with all the terms, covenants, conditions and agreements herein contained on Tenant’s part to be performed or complied with, for the Term of this Lease. No Transfer shall affect the continuing primary liability of Tenant (which, following
assignment, shall be joint and several with the assignee) under this Lease whether occurring before or after such Transfer, and Tenant shall not be released from performing any of the terms, covenants and conditions of this Lease. An assignee of
Tenant shall become directly liable to Landlord for all obligations of Tenant hereunder. The acceptance of any 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 to any Transfer. For purposes hereof and except as otherwise provided in Section 14.1 above, if Tenant is a business entity, 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 and shall be subject to this Section 14. Any and all options and other similar
rights granted to Tenant in this Lease, if any, shall not be assignable by Tenant unless expressly authorized in writing by Landlord or unless Tenant agrees to remain primarily liable for the obligations of “Tenant” under this Lease after
the exercise of such option by any assignee. Except as permitted by Section 14.1, any transfer made 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 material default by Tenant of this Lease. As Additional Rent, Tenant shall promptly reimburse Landlord for actual legal and other expenses incurred by Landlord in connection with any actual or proposed Transfer, such
reimbursement not to exceed the aggregate amount of Two Thousand Five Hundred and No/100 Dollars ($2,500.00). 

        14.5 Recapture: If the Transfer (i) by itself or taken together with then existing or pending
Transfers covers or totals, as the case may be, more than fifty percent (50%) of the rentable square feet of the Premises (excluding any Transfer to an Affiliate), or (ii) is for a term which by itself or taken together with then existing
or pending Transfers is greater than seventy-five percent (75%) of the period then remaining in the Term of this Lease as of the time of the Proposed Effective Date, then Landlord shall have the right, to be exercised by giving written notice
to Tenant, to recapture the Subject Space described in the Tenant’s Notice. If such recapture notice is timely given, it shall serve to terminate this Lease with respect to the proposed Subject Space, or, if the proposed Subject Space covers
all the Premises, it shall serve to terminate the entire Term of this Lease, in either case, as of the Proposed Effective Date. If this Lease is terminated with respect to less than the entire Premises, Rent shall be adjusted on the basis of the
proportion of rentable square feet retained by Tenant to the rentable square feet originally demised and this Lease as so amended shall continue thereafter in full force and effect. 

14.6 Transfer Premium: If Landlord consents to a Transfer (excluding any transfer to an Affiliate), as a condition thereto, Tenant
shall pay to Landlord monthly, as Additional Rent, at the same time as the monthly installments of Rent are payable hereunder, fifty percent (50%) of any Transfer Premium. The term “Transfer Premium” shall mean all rent, additional
rent and other consideration payable by such Transferee which either initially or over the term of the Transfer exceeds the Rent or pro rata portion of the Rent, as the case may be, for the Subject Space, and after recovery by Tenant, (a) of
the actual brokers’ commissions paid by Tenant, not to exceed industry standard commissions for similar transactions, and (b) reasonable tenant improvement costs incurred by Tenant to effect such Transfer. “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 rendered by Tenant to Transferee or for assets, fixtures,
inventory, equipment, or furniture transferred by Tenant to Transferee in connection 
  

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with such Transfer. 
 14.7 Waiver: Notwithstanding any Transfer,
or any indulgences, waivers or extensions of time granted by Landlord to any Transferee, or failure by Landlord to take action against any Transferee, Tenant agrees that Landlord may, at its option, proceed against Tenant without having taken action
against or joined such Transferee, except that Tenant shall have the benefit of any indulgences, waivers and extensions of time granted to any such Transferee. 

15. Subordination 
 To the fullest extent
permitted by law, this Lease, the rights of Tenant under this Lease and Tenant’s leasehold interest shall be subject and subordinate at all times to: (i) all ground leases or underlying leases which may now exist or hereafter be executed
affecting the Building, or any other portion of the Project, and (ii) the lien of any mortgage or deed of trust which may now or hereafter exist for which the Building, ground leases or underlying leases, any other portion of the Project or
Landlord’s interest or estate therein is specified as security. Notwithstanding the foregoing, Landlord or any such ground lessor, mortgagee, or any beneficiary shall have the right to require this Lease be superior to any such ground leases or
underlying leases or any such liens, mortgage or deed of trust. If any ground lease or underlying lease terminates for any reason or any mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant
shall attorn to and become the Tenant of the successor in interest to Landlord, provided such successor in interest will not disturb Tenant’s use, occupancy or quiet enjoyment of the Premises if Tenant is not then in default under this Lease.
The successor in interest to Landlord following foreclosure, sale or deed in lieu thereof shall not be: (a) liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership;
(b) subject to any offsets or defenses which Tenant might have against any prior lessor; (c) bound by prepayment of more than one (1) month’s Rent; or (d) liable to Tenant for any Security Deposit not actually received by
such successor in interest to the extent any portion of such Security Deposit has not already been forfeited by, or refunded to, Tenant. Landlord shall be liable to Tenant for all or any portion of the Security Deposit not forfeited by, or refunded
to Tenant, until and unless Landlord transfers such Security Deposit to the successor in interest. Tenant covenants and agrees to execute (and acknowledge if required by Landlord, any lender or ground lessor) and deliver, within five (5) days
of a written demand or request by Landlord and in the form reasonably requested by Landlord, ground lessor, mortgagee or beneficiary, any additional documents evidencing the priority or subordination of this Lease with respect to any such ground
leases or underlying leases or the lien of any such mortgage or deed of trust; provided, however, that such ground lessor, mortgagee or beneficiary executes a commercially reasonable non-disturbance agreement in favor of Tenant. Landlord shall
obtain a commercially reasonable subordination and non-disturbance agreement from any lender holding an encumbrance against the Building on or before the date thirty (30) days after the mutual execution and delivery of this Lease. 

16. Right of Entry 
 Landlord and its
agents shall have the right to enter the Premises at all reasonable times, upon reasonable prior notice, for purposes of inspection, exhibition, posting of notices, investigation, replacements, repair, maintenance and alteration. It is further
agreed that Landlord shall have the right to use any and all means Landlord deems necessary to enter the Premises in an emergency. Landlord shall have the right to place (i) “for rent” or “for lease” signs on the outside of
the Premises, the Building and in the Common Areas, and (ii) “for sale” signs on the outside of the Building and in the Common Areas. Tenant hereby waives any Claim from damages or for any injury or inconvenience to or interference
with Tenant’s business, or any other loss occasioned thereby except for any Claim for any of the foregoing arising out of the gross negligence or willful misconduct of Landlord or its authorized representatives. 

17. Estoppel Certificate 
 Landlord or
Tenant shall execute (and acknowledge if required by any lender or ground lessor) and deliver to the other, within ten (10) days after receipt by the party upon whom demand is made, a statement in writing certifying that this Lease is
unmodified and in full force and effect (or, if modified, stating the nature of such modification), the date to which the Rent and other charges are paid in advance, if any, acknowledging that there are not, to such party’s knowledge, any
uncured defaults on the part of the other party or specifying such defaults as are claimed, and such other matters as such party may reasonably require. Any such statement may be conclusively relied upon by the party making demand for such statement
and any prospective purchaser or lender. 
 18. Tenant’s Default 

The occurrence of any one or more of the following events shall, at Landlord’s option, constitute a material default by Tenant of the provisions of
this Lease: 
 18.1 The abandonment of the Premises by Tenant, as abandonment is statutorily defined in California Civil
Code Section 1951.3 or all similar or successor laws; 
 18.2 The failure by Tenant to make any payment of Rent,
Additional Rent or any other payment or charge required hereunder on the date said payment is due; 

        18.3 Except as otherwise provided in Section 19.4 hereof, the failure by Tenant to observe,
perform or comply with any of the conditions, covenants or provisions of this Lease (except failure to make any payment of Rent and/or Additional Rent and any other payment or charge required hereunder) and such failure is not cured within
(i) thirty (30) days of the date on which Landlord delivers written notice of such failure to Tenant for all failures other than with respect to (a) Hazardous Materials (defined in Section 27 hereof), (b) Tenant making the
repairs, maintenance and replacements required under the provisions of Section 11.1 hereof, or (c) the timely delivery by Tenant of a subordination, non-disturbance and attornment agreement (an “SNDA”), a counterpart of a fully
executed Transfer document and a consent thereto (collectively, the “Transfer Documents”), an estoppel certificate and insurance certificates, (ii) ten (10) days of the date on which Landlord delivers written notice of such
failure to Tenant for all failures in any way related to Hazardous Materials or Tenant failing to timely make the repairs, maintenance or replacements required by Section 11.1, and (iii) the time period, if any, specified in the applicable
sections of this Lease with respect to subordination, assignment and sublease, estoppel certificates and insurance. However, provided a 

 

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Chronic Default has not occurred, Tenant shall not be in default of its obligations hereunder if such failure (other than any failure of Tenant to timely and properly make the repairs,
maintenance, or replacements required by Section 11.1, or timely deliver an SNDA, the Transfer Documents, an estoppel certificate or insurance certificates, for which no additional cure period shall be given to Tenant) cannot reasonably be
cured within such thirty (30) or ten (10) day period, as applicable, and Tenant promptly commences, and thereafter diligently proceeds with same to completion, all actions necessary to cure such failure as soon as is reasonably possible,
but in no event shall the completion of such cure be later than sixty (60) days after the date on which Landlord delivers to Tenant written notice of such failure, unless Landlord, acting reasonably and in good faith, otherwise expressly agrees
in writing to a longer period of time based upon the circumstances relating to such failure as well as the nature of the failure and the nature of the actions necessary to cure such failure. Any such written notice shall be in lieu of, and not in
addition to, any notice required under California Code of Civil Procedure Sections 1161, et seq. and all similar or successor laws; or 

18.4 The making of a general assignment by Tenant for the benefit of creditors, the filing of a voluntary petition by Tenant or
the filing of an involuntary petition by any of Tenant’s creditors seeking the rehabilitation, liquidation, or reorganization of Tenant under any law relating to bankruptcy, insolvency or other relief of debtors and, in the case of an
involuntary action, the failure to remove or discharge the same within sixty (60) days of such filing, the appointment of a receiver or other custodian to take possession of substantially all of Tenant’s assets or this leasehold,
Tenant’s insolvency or inability to pay Tenant’s debts or failure generally to pay Tenant’s debts when due, any court entering a decree or order directing the winding up or liquidation of Tenant or of substantially all of
Tenant’s assets, Tenant taking any action toward the dissolution or winding up of Tenant’s affairs, the cessation or suspension of Tenant’s use of the Premises, or the attachment, execution or other judicial seizure of substantially
all of Tenant’s assets or this leasehold. 
 19. Remedies for Tenant’s Default 

19.1 Landlord’s Rights: In the event of Tenant’s default under this Lease, Landlord may terminate Tenant’s
right to possess the Premises by any lawful means. Following delivery of written notice by Landlord, this Lease shall terminate on the date specified in such notice and Tenant shall immediately surrender possession of the Premises to Landlord. In
addition, whether or not this Lease is terminated, Landlord shall have the right to immediately re-enter the Premises, and if Landlord’s right of re-entry is exercised following Tenant’s abandonment of the Premises, all of Tenant’s
Property left on the Premises or in the Project shall be deemed abandoned. If Landlord relets the Premises or any portion thereof, Tenant shall immediately be liable to Landlord for all costs Landlord incurs in reletting the Premises or any part
thereof, including, without limitation, broker’s commissions, expenses of cleaning, redecorating, and further improving the Premises and other similar costs (collectively, the “Reletting Costs”). All Reletting Costs shall be fully
chargeable to Tenant and shall not be prorated or otherwise amortized in relation to any new lease for the Premises or any portion thereof. Reletting may be for a period shorter or longer than the remaining term of this Lease. In no event shall
Tenant be entitled to any excess rent received by Landlord. No act by Landlord other than giving written notice to Tenant shall terminate this Lease or Tenant’s right to possess the Premises, including without limitation, acts of maintenance,
efforts to relet the Premises or the appointment of a receiver on Landlord’s initiative to protect Landlord’s interest under this Lease. After the lapse of any applicable notice and cure period, at all times Landlord shall have the right
to remedy any default of Tenant, to maintain or improve the Premises, to cause a receiver to be appointed to administer the Premises and any new or existing subleases and to add to the Rent payable hereunder all of Landlord’s reasonable costs
in so doing, with interest at the maximum rate permitted by law from the date of such expenditure. 

        19.2 Damages Recoverable: If Tenant breaches this Lease and abandons the Premises before the end
of the Term, or if Landlord terminates Tenant’s right to possession following Tenant’s breach or default under this Lease, then in either such case, Landlord may recover from Tenant all damages suffered by Landlord as a result of
Tenant’s failure to perform its obligations hereunder, including without limitation, the unamortized cost of any Tenant Improvements constructed by or on behalf of Tenant pursuant to Exhibit B hereto to the extent Landlord has paid for
such improvements, the unamortized portion of any broker’s or leasing agent’s commission incurred with respect to the leasing of the Premises to Tenant for the balance of the Term remaining after the date on which Tenant is in default of
its obligations hereunder, and all Reletting Costs, and the worth at the time of the award (computed in accordance with paragraph (3) of Subdivision (a) of Section 1951.2 of the California Civil Code) of the amount by which the Rent
then unpaid hereunder for the balance of the Lease Term exceeds the amount of such loss of Rent for the same period which Tenant proves could be reasonably avoided by Landlord and in such case, Landlord prior to the award, may relet the Premises for
the purpose of mitigating damages suffered by Landlord because of Tenant’s failure to perform its obligations hereunder; provided, however, that even if Tenant abandons the Premises following such breach, this Lease shall
nevertheless continue in full force and effect for as long as Landlord does not terminate Tenant’s right of possession, and until such termination, Landlord shall have the remedy described in Section 1951.4 of the California Civil Code
(Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations) and may enforce all its rights and
remedies under this Lease, including the right to recover the Rent from Tenant as it becomes due hereunder. The “worth at the time of the award” within the meaning of Subparagraphs (a)(1) and (a)(2) of Section 1951.2 of the California
Civil Code shall be computed by allowing interest at the rate of ten percent (10%) per annum. Tenant hereby waives for itself and for all those claiming under Tenant its right to obtain redemption or relief from forfeiture under California Code
of Civil Procedure Sections 1174 and 1179 (or any successor or substitute statute), or under any other present or future law, in the event judgment for possession enters against Tenant or Landlord takes possession of the Premises following any
default of Tenant hereunder. 
 19.3 Intentionally Deleted. 

19.4 Chronic Default: The term “Chronic Default” as used in this Lease shall mean that Tenant has materially defaulted
in the performance of any of its obligations under this Lease more than five (5) times during the Term of the Lease, beyond any applicable notice and cure period. A Chronic Default is not curable by Tenant. Upon the occurrence of a Chronic
Default and at all times thereafter during the balance of the Term of this Lease, Tenant shall no longer be entitled to any cure period set forth in this Lease, including without limitation, those cure periods set forth in Section 18.3.
Following a Chronic Default, Landlord, in its sole discretion, may elect to provide written notice of default to Tenant or grant Tenant a period during which it may cure any such default, however, no such delivery of written

  

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notice or grant of a cure period by Landlord shall in any way obligate Landlord to provide Tenant any subsequent written notices of default or cure periods. 

19.5 Intentionally Deleted. 

19.6 Rights and Remedies Cumulative: The foregoing rights and remedies of Landlord are not exclusive; they are cumulative in
addition to any rights and remedies now or hereafter existing at law, in equity, by statute or otherwise, and to any remedies Landlord may have under bankruptcy laws or laws affecting creditors’ rights generally. 

20. Holding Over 
 If Tenant holds over
after the expiration of the Term, 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 at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Term under this Lease. Such month-to-month tenancy shall be subject to every other term and provision
contained herein. Landlord hereby expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord in the condition required herein upon the expiration or earlier termination of this Lease. The provisions of this
Section 20 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 upon the expiration or earlier termination of this Lease, in
addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all Claims resulting from such failure, including but not limited to, any Claims made by any succeeding tenant
founded upon such failure to surrender, and any non-speculative lost profits to Landlord resulting therefrom. 
 21. Landlord’s Default

 Landlord shall not be considered in default of this Lease unless Landlord fails within a reasonable time to perform an obligation required
to be performed by Landlord hereunder. For purposes hereof, a reasonable time shall in no event be less than thirty (30) days or more than ninety (90) days after receipt by Landlord of written notice specifying the nature of the obligation
Landlord has not performed; provided, however, that if the nature of Landlord’s obligation is such that more than ninety (90) days, after receipt of written notice, is reasonably necessary for its performance, then Landlord
shall not be in default of this Lease if performance of such obligation is commenced within thirty (30) days after receipt of such written notice and thereafter diligently pursued to completion. 

22. Parking 
 Tenant, at no cost to
Tenant, may use the number of non-designated and non-exclusive parking spaces specified in the Basic Lease Information. Landlord shall exercise reasonable efforts to ensure that such spaces are available to Tenant for its use, but Landlord shall not
be required to enforce Tenant’s right to use the same. Tenant and Tenant’s Representatives shall not park or permit any parking of vehicles overnight. 

23. Transfer of Landlord’s Interest 

Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Premises, Building, Project and this Lease. Tenant
expressly agrees that in the event of any such transfer, Landlord shall automatically be entirely released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations
hereunder after the date of such transfer. Landlord shall use commercially reasonable efforts to cause each such transferee to agree to perform Landlord’s obligations hereunder arising or accruing after the date of such transfer. Tenant agrees
to attorn to such new owner provided such new owner does not disturb Tenant’s use, occupancy or quiet enjoyment of the Premises so long as Tenant is not in material default of this Lease. 

24. Waiver 
 No delay or omission in the
exercise of any right or remedy of either party on any default by the other party shall impair such a right or remedy or be construed as a waiver. The subsequent acceptance of Rent by Landlord after default by Tenant of this Lease shall not be
deemed a waiver of such default, other than a waiver of timely payment for the particular Rent payment involved, and shall not prevent Landlord from maintaining an unlawful detainer or other action based on such default. No payment by Tenant or
receipt by Landlord of a lesser amount than the monthly Rent and other sums due hereunder shall be deemed to be other than on account of the earliest Rent or other sums due, nor shall any endorsement or statement on any check or accompanying any
check or payment be deemed an accord and satisfaction; and Landlord may accept such payment without prejudice to Landlord’s right to recover the balance of such Rent or other sum or pursue any other remedy provided in this Lease. No
failure, partial exercise or delay on the part of the Landlord in exercising any right, power or privilege hereunder shall operate as a waiver thereof. 

25. Casualty Damage 

        25.1 Casualty: If the Premises or any part [excluding any of Tenant’s Property, any Wi-Fi
Network, any Tenant Improvements and any Alterations installed by or for the benefit of Tenant (collectively, “Tenant’s FF&E”)] shall be damaged or destroyed by fire or other casualty, Tenant shall give immediate written notice
thereof to Landlord. Within sixty (60) days after receipt by Landlord of such notice, Landlord shall notify Tenant, in writing, of the following time period within which the necessary repairs can reasonably be made, as estimated by Landlord:
(a) within twelve (12) months, or (b) in more than twelve (12) months, from the date of such notice. 

25.1.1 Minor Insured Damage: If the Premises (other than Tenant’s FF&E) are damaged only to such extent that repairs,
rebuilding and/or restoration can be reasonably completed within twelve (12) months, this Lease shall not terminate and, provided that insurance proceeds are available and paid to Landlord to fully repair the damage and/or Tenant otherwise
voluntarily contributes any shortfall thereof, Landlord shall repair the Premises to substantially the same condition that existed prior to the occurrence of such casualty, except Landlord shall not be required to rebuild, repair, or replace any of
Tenant’s FF&E. The Rent payable hereunder shall be abated proportionately 
  

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from the date and to the extent Tenant vacates the affected portions of the Premises until any and all repairs required herein to be made by Landlord are substantially completed, but such
abatement shall (i) only be to the extent of the portion of the Premises which is actually rendered unusable, and (ii) only during the time Tenant is not actually using same. 

25.1.2 Major Insured Damage: If the Premises (other than Tenant’s FF&E) are damaged to such extent that repairs,
rebuilding and/or restoration cannot be reasonably completed, as reasonably determined by Landlord, within twelve (12) months or Landlord has not agreed to repair or is not otherwise obligated to repair such damage, then either Landlord or
Tenant may terminate this Lease by giving written notice within twenty (20) days after notice from Landlord regarding the time period of repair or any other notice indicating that Landlord is not so obligated to repair, rebuild or restore, as
applicable. If either party notifies the other of its intention to so terminate this Lease, then this Lease shall terminate and the Rent shall be abated from the date of the occurrence of such damage, provided Tenant diligently proceeds to and
expeditiously vacates the Premises (but, in all events Tenant must vacate and surrender the Premises to Landlord by no later than twenty (20) business days thereafter or there shall not be any abatement of Rent until Tenant so vacates the
Premises). If neither party elects to terminate this Lease, Landlord shall promptly commence and diligently prosecute to completion the repairs to the Premises (except that Landlord shall not be required to rebuild, repair, or replace any of
Tenant’s FF&E). During the time when Landlord is prosecuting such repairs to substantial completion, the Rent payable hereunder shall be abated proportionately from the date and to the extent Tenant actually vacates the affected portions of
the Premises until any and all repairs required herein to be made by Landlord are substantially completed, but such abatement shall (i) only be to the extent of the portion of the Premises which is actually rendered unusable, and (ii) only
during the time Tenant is not actually using same. 
 25.1.3 Damage Near End of Term: Notwithstanding anything to the
contrary contained in this Lease except for the provisions of Section 25.3 below, if the Premises are substantially damaged during the last year of then applicable term of this Lease, either Landlord or Tenant may, at their option, cancel and
terminate this Lease by giving written notice to the other party of its election to do so within forty-five (45) days after receipt by Landlord of notice from Tenant of the occurrence of such casualty. If either party so elects to terminate
this Lease, all rights of Tenant hereunder shall cease and terminate ten (10) days after Tenant’s receipt or delivery of such notice, as applicable, and Tenant shall immediately vacate the Premises and surrender possession thereof to
Landlord. 
 25.2 Deductible and Uninsured Casualty: Tenant shall pay to Landlord, as Additional Rent, the commercially
reasonable deductible amounts under the insurance policies obtained by Landlord and Tenant under this Lease if the proceeds are used to repair the Premises. However, if other portions of the Building are also damaged by said casualty and insurance
proceeds are payable therefor, then Tenant shall only pay its proportionate share of the deductible as reasonably determined by Landlord. If any portion of the Premises is damaged and is not fully covered by the aggregate of insurance proceeds
received by Landlord and any applicable deductible, and Tenant does not voluntarily contribute any shortfall thereof, then Landlord or Tenant shall have the right to terminate this Lease by delivering written notice of termination to the other party
within thirty (30) days after the date of notice to Tenant of such event, whereupon all rights of Tenant shall cease and terminate ten (10) days after Tenant’s receipt of such notice, and Tenant shall immediately vacate the Premises
and surrender possession thereof to Landlord. 
 25.3 Tenant’s Fault and Lender’s Rights: Notwithstanding
anything to the contrary contained herein, if the Premises (other than Tenant’s FF&E) or any other portion of the Building is damaged by fire or other casualty due to the acts or omissions of Tenant or any of Tenant’s Representatives,
(i) the Rent shall only be abated during the repair of such damage to the extent Landlord receives rental loss insurance proceeds therefor, (ii) Tenant will not have any right to terminate this Lease due to the occurrence of such casualty,
and (iii) Tenant will be responsible for the excess cost and expense of the repair and restoration of the Building (including any deductible) to the extent not covered by insurance proceeds. Notwithstanding anything to the contrary contained in
this Section 25.3, if the holder of any indebtedness secured by the Premises or any other portion of the Project requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by
delivering written notice of termination to Tenant within thirty (30) days after the date of notice to Tenant of such event, whereupon all rights of Tenant shall cease and terminate ten (10) days after Tenant’s receipt of such notice,
and Tenant shall immediately vacate the Premises and surrender possession thereof to Landlord. 
 25.4 Tenant’s
Waiver: Landlord shall not be liable for any inconvenience or annoyance to Tenant, injury to the business of Tenant, loss of use of any part of the Premises by Tenant or loss of Tenant’s Property, resulting in any way from such damage or
the repair thereof. With respect to any damage which Landlord is obligated to repair or may elect to repair, Tenant waives all rights to terminate this Lease or offset any amounts against Rent pursuant to rights accorded Tenant by any law currently
existing or hereafter enacted, including without limitation, all rights pursuant to California Civil Code Sections 1932(2.), 1933(4.), 1941 and 1942 and any similar or successor laws. 

26. Condemnation 
 If twenty-five percent
(25%) or more of the Premises is condemned by eminent domain, inversely condemned or sold in lieu of condemnation for any public or quasi-public use or purpose (“Condemned”), then Tenant or Landlord may terminate this Lease as of the
date when physical possession of the Premises is taken and title vests in such condemning authority, and Rent shall be adjusted to the date of termination. Tenant shall not because of such condemnation assert any claim against Landlord or the
condemning authority for any compensation because of such condemnation, and Landlord shall be entitled to receive the entire amount of any award without deduction for any estate of interest or other interest of Tenant; provided,
however, the foregoing shall not preclude Tenant, at Tenant’s sole cost and expense, from obtaining any separate award to Tenant for loss of, or damage to, Tenant’s Property or for damages for cessation or interruption of
Tenant’s business provided such award is separate from Landlord’s award. In addition to the foregoing, Tenant shall be entitled to seek compensation for the relocation costs recoverable by Tenant pursuant to the provisions of California
Government Code Section 7262. If neither party elects to terminate this Lease, Landlord shall, if necessary, promptly proceed to restore the Premises or the Building, as applicable, to substantially the same condition prior to such partial
condemnation, allowing for the reasonable effects of such partial condemnation, and a proportionate allowance shall be made to Tenant, as determined by Landlord, for the Rent corresponding to the time during which, and to the part of the Premises of
which, Tenant is deprived on account of such partial condemnation and restoration. 
  

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 27. Environmental Matters/Hazardous Materials 

27.1 Hazardous Materials Disclosure Certificate: Simultaneously herewith, Tenant has delivered to Landlord Tenant’s executed
initial Hazardous Materials Disclosure Certificate (the “Initial HazMat Certificate”), a copy of which is attached hereto as Exhibit E. Tenant covenants, represents and warrants to Landlord that the information in the Initial HazMat
Certificate is true and correct and accurately describes the use(s) of Hazardous Materials which will be made and/or used on the Premises by Tenant. If any of the information has changed from the Initial HazMat Certificate or the HazMat Certificate
(as defined below) most recently provided to Landlord or upon Landlord’s written request to Tenant, Tenant shall, commencing with the date which is one year from the Commencement Date and continuing every year thereafter, deliver to Landlord,
an executed Hazardous Materials Disclosure Certificate (“the “HazMat Certificate”), in substantially the form attached hereto as Exhibit E, describing Tenant’s then present use of Hazardous Materials on the Premises, and
any other reasonably necessary documents as requested by Landlord. 
 27.2 Definition of Hazardous Materials:
“Hazardous Materials” means (a) any hazardous or toxic wastes, materials or substances, and other pollutants or contaminants, which are or become regulated by any Environmental Laws; (b) petroleum, petroleum by products,
gasoline, diesel fuel, crude oil or any fraction thereof; (c) asbestos and asbestos containing material, in any form, whether friable or nonfriable; (d) polychlorinated biphenyls; (e) radioactive materials; (f) lead and
lead-containing materials; (g) any other material, waste or substance displaying toxic, reactive, ignitable or corrosive characteristics, as all such terms are used in their broadest sense, and are defined or become defined by any Environmental
Law (defined below); (h) any materials which cause or threatens to cause a nuisance upon or waste to any portion of the Project or any surrounding property; or (i) any materials which pose or threaten to pose a hazard to the health and
safety of persons on the Premises, any other portion of the Project or any surrounding property. For purposes of this Lease, “Hazardous Materials” shall not include nominal amounts of ordinary household cleaners, office supplies and
janitorial supplies which are not actionable under any Environmental Laws. 
 27.3 Prohibition; Environmental Laws:
Tenant shall not be entitled to use or store any Hazardous Materials on, in, or about any portion of the Premises or Project (except for customary janitorial supplies in customary amounts stored in accordance with applicable laws) without, in each
instance, obtaining Landlord’s prior written consent thereto other than Hazardous Materials customarily used in offices (such as liquid paper, copy fluids, cleaning liquids and toner) in nominal amounts in accordance with applicable laws. If
Landlord, in its sole discretion, consents to any such usage or storage, then Tenant shall be permitted to use and/or store only those Hazardous Materials and in such quantities (A) that are necessary for Tenant’s business, (B) to the
extent disclosed in the most recent HazMat Certificate, and (C) expressly approved by Landlord in writing. In all events such usage and storage must at all times be in full compliance with any and all applicable local, state and federal
environmental, health and/or safety-related laws, statutes, orders, standards, courts’ decisions, ordinances, rules and regulations (as interpreted by judicial and administrative decisions), decrees, directives, guidelines, permits or permit
conditions, currently existing and as amended, enacted, issued or adopted in the future (collectively, the “Environmental Laws”). Tenant agrees that any changes to the type and/or quantities of Hazardous Materials specified in the most
recent HazMat Certificate may be implemented only with the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole discretion. Tenant shall not be entitled nor permitted to install any tanks under, on or
about the Premises for the storage of Hazardous Materials without the express written consent of Landlord, which may be given or withheld in Landlord’s sole discretion. Landlord shall have the right at all times during the Term to
(i) inspect the Premises, (ii) conduct tests and investigations to determine whether Tenant is in compliance with this Section 27 or to determine if Hazardous Materials are present in, on or about the Project, and (iii) request
lists of all Hazardous Materials used, stored or otherwise located on, under or about any portion of the Premises and/or the Common Areas. The cost of all such inspections, tests and investigations (collectively, “Inspections”) shall be
borne by Tenant, if Tenant or any of Tenant’s Representatives are directly or indirectly responsible for any contamination revealed by such Inspections. The aforementioned rights granted herein to Landlord and its representatives shall not
create (a) a duty on Landlord’s part to perform Inspections, monitor or otherwise observe the Premises or Tenant’s and Tenant’s Representatives’ activities with respect to Hazardous Materials, including without limitation,
Tenant’s operation, use and any remediation related thereto, or (b) liability on the part of Landlord and its representatives for Tenant’s use, storage, disposal or remediation of Hazardous Materials at the Project, it being
understood that Tenant shall be solely responsible for all liability in connection therewith. 

        27.4 Tenant’s Environmental Obligations: Tenant shall give to Landlord immediate verbal and
follow-up written notice of any spills, releases, discharges, disposals, emissions, migrations, removals or transportation of Hazardous Materials on, under or about any portion of the Premises or in any Common Areas (collectively, a
“Release”); provided that Tenant has knowledge of such event(s). Tenant, at its sole cost and expense, covenants and warrants to promptly investigate, clean up, remove, restore and otherwise remediate (including, without limitation,
preparation of any feasibility studies or reports and the performance of any and all closures) any Release of Hazardous Materials arising from or related to the acts or omissions of Tenant or Tenant’s Representatives such that the affected
portions of the Project and any adjacent property are returned to the condition existing prior to the appearance of such Hazardous Materials. Any such investigation, clean up, removal, restoration and other remediation shall only be performed after
Tenant has obtained Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed so long as such actions would not potentially have a material adverse long-term or short-term effect on any portion
of the Project. Notwithstanding the foregoing, Tenant shall be entitled to respond immediately to an emergency without first obtaining Landlord’s prior written consent. Tenant, at its sole cost and expense, shall conduct and perform, or cause
to be conducted and performed, all closures as required by any Environmental Laws or any agencies or other governmental authorities having jurisdiction thereof. If Tenant fails to so promptly investigate, clean up, remove, restore, provide closure
or otherwise so remediate, Landlord may after prior written notice to Tenant, but without obligation to do so, take any and all steps necessary to rectify the same and Tenant shall promptly reimburse Landlord, upon written demand, for all costs and
expenses to Landlord of performing investigation, clean up, removal, restoration, closure and remediation work. All such work undertaken by Tenant, as required herein, shall be performed in such a manner so as to enable Landlord to make full
economic use of the Premises and the other portions of the Project after the satisfactory completion of such work. 
 27.5
Environmental Indemnity: Tenant shall, protect, indemnify, defend (with counsel acceptable to Landlord) and hold Landlord and the other Indemnitees harmless from and against any and all Claims (including, without limitation, diminution in value
of any portion of the Premises or the Project, damages for the loss of or restriction on the use of rentable or usable space, and from any adverse impact of Landlord’s marketing of any space within the Project)

  

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arising at any time during or after the Term in connection with or related to the use, presence or Release of Hazardous Materials on, in or about any portion of the Project as a result of the
acts or omissions of Tenant or any of Tenant’s Representatives. Neither the written consent of Landlord to the presence, use or storage of Hazardous Materials in, on, under or about any portion of the Project nor the strict compliance by Tenant
with all Environmental Laws shall excuse Tenant from its obligations of indemnification pursuant hereto. Tenant shall not be relieved of its indemnification obligations under the provisions of this Section 27.5 due to Landlord’s status as
either an “owner” or “operator” under any Environmental Laws. 
 27.6 Survival: Tenant’s
obligations and liabilities under this Section 27 shall survive the expiration or earlier termination of this Lease. If Landlord determines that the condition of any portion of the Project violates the provisions of this Lease with respect to
Hazardous Materials, then Landlord may require Tenant to hold over possession of the Premises until Tenant can surrender the Premises to Landlord in the condition in which the Premises existed prior to the appearance of such Hazardous Materials
(except for reasonable wear and tear), including without limitation, performing closures as required by any Environmental Laws. For purposes hereof, the term “reasonable wear and tear” shall not include any deterioration in the condition
or diminution of the value of any portion of the Project in any manner whatsoever related to directly, or indirectly, Hazardous Materials. Any such holdover by Tenant will be with Landlord’s consent and at the Base Rent provided for on the
expiration of the Term of the Lease and will not be terminable by Tenant in any event or circumstance. 
 28. Financial Statements

 Tenant and any permitted Transferee, for the reliance of Landlord, any lender holding or anticipated to acquire a lien upon any portion of
the Project or any prospective purchaser of any portion of the Project, shall deliver to Landlord the then current audited financial statements of Tenant (including interim periods following the end of the last fiscal year for which annual
statements are available) within ten (10) days after Landlord’s request therefor, but not more often than once annually so long as Tenant is not in material default of this Lease. If audited financial statements have not been prepared,
Tenant and any permitted Transferee shall provide Landlord with unaudited financial statements (certified by an authorized representative or officer of Tenant) and such other information, the type and form of which are reasonably acceptable to
Landlord, which reflect the financial condition of Tenant and any permitted Transferee, as applicable. 
 29. General Provisions

 29.1 Time: Time is of the essence in this Lease and with respect to each and all of its provisions in which
performance is a factor. 
 29.2 Successors and Assigns: The covenants and conditions herein contained, subject to the
provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of the parties hereto. 

29.3 Recordation: Tenant shall not record this Lease or a short form memorandum hereof. 

29.4 Landlord Exculpation: The liability of Landlord to Tenant for any default by Landlord under the terms of this Lease shall be
limited to the actual interest of Landlord and its present or future partners or members in the Building, and Tenant agrees to look solely to Landlord’s interest in the Building for satisfaction of any liability and shall not look to other
assets of Landlord nor seek any recourse against the assets of the individual partners, members, directors, officers, shareholders, agents or employees of Landlord, including without limitation, any property management company of Landlord
(collectively, the “Landlord Parties”). It is the parties’ intention that Landlord and the Landlord Parties shall not in any event or circumstance be personally liable, in any manner whatsoever, for any judgment or deficiency
hereunder or with respect to this Lease. The liability of Landlord under this Lease is limited to its actual period of ownership of title to the Building. 

29.5 Severability and Governing Law: Any provisions of this Lease which shall prove to be invalid, void or illegal shall in no way
affect, impair or invalidate any other provisions hereof and such other provisions shall remain in full force and effect. This Lease shall be enforced, governed by and construed in accordance with the laws of the State of California. Tenant
expressly agrees that any and all disputes arising out of or in connection with this Lease shall be litigated only in the Superior Court of the State of California for the county in which the Premises are located (and in no other), and Tenant hereby
consents to the jurisdiction of said court. 
 29.6 Attorneys’ Fees: In the event any dispute between the parties
results in litigation or other proceeding, the prevailing party shall be reimbursed by the party not prevailing therein for all reasonable costs and expenses, including, without limitation, reasonable attorneys’ and experts’ fees and costs
incurred by the prevailing party in connection with such litigation or other proceeding, and any appeal thereof. Such costs, expenses and fees shall be included in and made a part of any judgment recovered by the prevailing party. 

        29.7 Entire Agreement: It is understood and agreed that there are no oral agreements between the
parties hereto affecting this Lease and this Lease (including all exhibits and addenda) 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 separate agreement executed by Landlord and Tenant in connection with this Lease and dated of
even date herewith (a) 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, and (b) shall be considered to be the only agreement
between the parties hereto and their representatives and agents. This Lease may not be modified, deleted or added to except by a writing signed by the parties hereto. All negotiations and oral agreements 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. The parties acknowledge that
(i) each party and/or its counsel have reviewed and revised this Lease, and (ii) no rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation or
enforcement of this Lease or any amendments or exhibits to this Lease or any document executed and delivered by either party in connection with this Lease. 
  

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 29.8 Warranty of Authority: Each person executing this Lease on behalf of a party
represents and warrants that (i) such person is duly and validly authorized to do so on behalf of the entity it purports to so bind, and (ii) if such party is a limited liability company, partnership, corporation or trustee, that such
limited liability company, partnership, corporation or trustee has full right and authority to enter into this Lease and perform all of its obligations hereunder. Tenant hereby warrants that this Lease is legal, valid and binding upon Tenant and
enforceable against Tenant in accordance with its terms. 
 29.9 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 United States certified or registered mail, postage prepaid, return receipt
requested, delivered by a nationally recognized same-day or overnight courier (e.g. FedEx or UPS) or delivered personally (i) to Tenant at the Tenant’s Address set forth in the Basic Lease Information, or to such other place as Tenant may
from time to time designate in a Notice to Landlord; or (ii) to Landlord at Landlord’s Address set forth in the Basic Lease Information, 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 will be deemed given on the date it is mailed as provided in this Section 29.9, upon the first
(1st) business day after delivery to a nationally
recognized courier, or upon the date personal delivery is made. 
 29.10 Joint and Several; Covenants and Conditions: If
Tenant consists of more than one person or entity, the obligations of all such persons or entities shall be joint and several. Each provision to be performed by Tenant hereunder shall be deemed to be both a covenant and a condition. 

29.11 Confidentiality: Tenant acknowledges that the contents of this Lease and any related documents are confidential information.
Tenant shall keep and maintain such information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal and space planning consultants. 

29.12 Landlord Renovations: Tenant acknowledges that Landlord may from time to time, at Landlord’s sole option, renovate,
improve, develop, alter, or modify (collectively, “Renovations”) portions of the Building, Premises, Common Areas and the Project, including without limitation, systems and equipment, roof, and structural portions of the same; provided
Landlord shall utilize commercially reasonable efforts to minimize the disruption and interference with Tenant’s business and operations at the Premises. In connection with such Renovations, Landlord may, among other things, erect scaffolding
or other necessary structures in the Building, limit or eliminate access to portions of the Project, 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. The foregoing shall not restrict or negate
any rights or remedies available to Tenant in the event of Landlord’s gross negligence or willful misconduct. 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 Property, Alterations 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; provided
Landlord shall utilize commercially reasonable efforts to minimize the disruption and interference with Tenant’s business and operations at the Premises. 

29.13 Waiver of Jury Trial: The parties hereto shall and they hereby do waive trial by jury in any action, proceeding or
counterclaim brought by either of the parties hereto against the other on any matters whatsoever arising out of or in any way related to this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, Building,
Park or Project and/or any claim of injury, loss or damage. 
 29.14 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. 

29.15 No View, Light or Air Rights: 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. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or
about the Building, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. Any diminution or shutting off of light, air or view by any structure which may be erected on
lands adjacent to or in the vicinity of the Building and Project shall not affect this Lease, abate any payment owed by Tenant hereunder or otherwise impose any liability on Landlord. 

30. Signs 
 All signs and graphics of
every kind visible in or from public view shall be subject to (i) Landlord’s prior written approval and (ii), and in compliance with, all applicable Laws, Recorded Matters, Rules and Regulations, and Landlord’s sign criteria
(“Sign Criteria”) as same may exist from time to time. Landlord’s Sign Criteria is set forth in Exhibit G hereto. Subject to the foregoing, Tenant shall have the right, at Tenant’s sole cost and expense (but subject to
reimbursement pursuant to Exhibit B hereto), to install (y) signage on a portion of any existing multi-tenant monument sign for the Park, and (z) a lighted sign on the Building’s façade facing the freeway, which monument
signage and Building signage shall consist only of the name “Meru Networks, Inc.” or such other name reasonably acceptable to Landlord and Tenant and/or Tenant’s logo. At Tenant’s sole cost and expense, Tenant shall remove all
such signs and graphics prior to the expiration or earlier termination of this Lease. Such installations and removals shall be made in a manner as to avoid damage or defacement of the Premises and all other affected portions of the Project. Tenant
shall repair any such damage, including without limitation, discoloration caused by such installation or removal. Landlord shall have the right, at its option, to deduct from the Security Deposit such sums as are reasonably necessary to remove such
signs and make any repairs necessitated by such removal. Notwithstanding the foregoing, in no event shall any: (a) neon, flashing or moving sign(s) or (b) sign(s) which are likely to interfere with the visibility of any sign, canopy,
advertising matter, or decoration of any kind of any other business or occupant of the Building or other portions of the Project be permitted hereunder. Tenant further agrees to maintain each such sign and graphics, as may be approved, in good
condition and repair at all times. 
  

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 31. Mortgagee Protection 

Upon any default on the part of Landlord, prior to commencement of any judicial enforcement action or any termination of this Lease, Tenant will give
written Notice by registered or certified mail to any beneficiary of a deed of trust or mortgagee of a mortgage covering the Premises who has provided Tenant with Notice of their interest together with an address for receiving Notice, and shall
offer such beneficiary or mortgagee a reasonable opportunity to cure the default, including time to obtain possession of the Premises by power of sale or a judicial foreclosure, if such should prove necessary to effect a cure. If such default cannot
be cured within such time period, then such additional time as may be necessary will be given to such beneficiary or mortgagee to effect such cure so long as such beneficiary or mortgagee has commenced the cure within the original time period and
thereafter diligently pursues such cure to completion, in which event this Lease shall not be terminated while such cure is being diligently pursued. Tenant agrees that each lender to whom this Lease has been assigned by Landlord is an express third
party beneficiary hereof. Tenant shall not make any prepayment of Rent more than one (1) month in advance without the prior written consent of each such lender. Tenant waives the collection of any deposit from each such lender or purchaser at a
foreclosure sale unless said lender or purchaser shall have actually received and not refunded the deposit. Tenant agrees to make all payments under this Lease to the lender with the most senior encumbrance upon receiving a direction, in writing, to
pay said amounts to such lender. Tenant shall comply with such written direction to pay without determining whether an event of default exists under such lender’s loan to Landlord. If, in connection with obtaining financing for the Premises or
any other portion of the Project, Landlord’s lender shall request reasonable modification(s) to this Lease as a condition to such financing, Tenant shall not unreasonably withhold, delay or defer its consent thereto, provided such modifications
do not materially and adversely affect Tenant’s rights hereunder, including Tenant’s use, occupancy or quiet enjoyment of the Premises. 

32. Warranties of Tenant 
 Tenant
warrants and represents to Landlord, for the express benefit of Landlord, that Tenant has undertaken a complete and independent evaluation of the risks inherent in the execution of this Lease and the operation of the Premises for the use permitted
hereby, and that, based upon said independent evaluation, Tenant has elected to enter into this Lease and hereby assumes all risks allocated to Tenant under this Lease. Tenant further warrants and represents to Landlord, for the express benefit of
Landlord, that in entering into this Lease, Tenant has not relied upon any statement, fact, promise or representation (whether express or implied, written or oral) not specifically set forth herein and that any statement, fact, promise or
representation (whether express or implied, written or oral) made at any time to Tenant, which is not expressly incorporated herein, is hereby waived by Tenant. 

33. Brokerage Commission 
 Landlord and
Tenant each represents and warrants for the benefit of the other that it has had no dealings with any real estate broker, agent or finder in connection with the Premises and/or the negotiation of this Lease, except for the Broker(s) specified in the
Basic Lease Information, and that it knows of no other real estate broker, agent or finder who is or might be entitled to a real estate brokerage commission or finder’s fee in connection with this Lease or otherwise based upon contacts between
the claimant and Tenant. Each party shall indemnify and hold harmless the other from and against any and all Claims with respect to a fee or commission by any real estate broker, agent or finder in connection with the Premises and this Lease other
than the Broker(s) (if any) resulting from the actions of the indemnifying party. Unless expressly agreed to in writing by Landlord and the Broker(s), no real estate brokerage commission or finder’s fee shall be owed to, or otherwise payable
to, the Broker(s) for any renewals or other extensions of the initial term of this Lease or for any additional space leased by Tenant other than the Premises as same exists as of the Lease Date. Tenant further represents and warrants to Landlord
that Tenant will not receive (i) any portion of any brokerage commission or finder’s fee payable to the Broker(s) in connection with this Lease, or (ii) any other form of compensation or incentive from the Broker(s) with respect to
this Lease. 
 34. Quiet Enjoyment 

Landlord covenants with Tenant, upon the paying of Rent and observing and keeping the covenants, agreements and conditions of this Lease on its part to be
kept, during the periods that Tenant is not otherwise in default of this Lease, and subject to the rights of any of Landlord’s lenders, (i) that Tenant shall and may peaceably and quietly have, hold, occupy and enjoy the Premises and
Common Areas during the Term, and (ii) neither Landlord, nor any successor or assign of Landlord, shall disturb Tenant’s occupancy or enjoyment of the Premises and Common Areas. The foregoing covenant is in lieu of any other covenant
express or implied. 
 35. Roof Equipment 

Provided that this Lease is then in full force and effect and Tenant is not then in default under this Lease beyond any applicable notice and cure period,
Tenant shall be permitted, subject to approval by all applicable governmental authorities, to install, maintain, replace and operate antennae, security equipment, satellite dish or dishes on the roof of the Building (collectively, the “Roof
Equipment”), including all Roof Equipment currently located on the roof of the Building, the size, weight and precise location of which shall be subject to Landlord’s prior written approval not to be unreasonably withheld, conditioned or
delayed, and pursuant to plans, all of which have been approved in writing by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), at Tenant’s sole cost and expense. Tenant shall obtain Landlord’s prior
written consent, which consent shall not be unreasonably withheld, conditioned or delayed, to any roof penetrations and any such penetrations permitted by Landlord shall be performed by Landlord’s contractors at Tenant’s expense. The
installation, maintenance and operation of the Roof Equipment shall be in accordance with the provisions of this Lease and shall be performed at Tenant’s sole cost and expense. Tenant will ensure that the Roof Equipment, and each part of them,
will be installed by licensed contractors in accordance with all federal, state and local rules and building codes. Tenant will obtain, at its sole cost and expense, all Federal Communications Commission and other licenses or approvals required to
install and operate the Roof Equipment and shall repair any and all damage to the Project (including, but not limited to, the roof of the Building) caused as a result of Tenant’s installation of the Roof Equipment. The Roof Equipment is and
shall remain the property of Tenant or Tenant’s 
  

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assignee, transferee or sublessee, and Landlord and Tenant agree that the Roof Equipment is not, and installation of the Roof Equipment at the Project shall not cause the Roof Equipment to
become, a fixture pursuant to this Lease or by operation of law. Tenant shall not be entitled to receive any income from any third-party individual or entity for the use of the Roof Equipment. Tenant shall be responsible for the operation, repair
and maintenance of the Roof Equipment during the Term, at Tenant’s sole cost and expense, and upon the expiration or other termination of this Lease, Tenant shall remove the Roof Equipment and repair any and all damage to the Project
(including, but not limited to, the roof of the Building) caused as a result of such removal. Tenant agrees to operate the Roof Equipment in such a manner so as not to interfere with or impair the operation of other antennae or telecommunication
equipment of Landlord or other tenants or occupants of the Project. If Tenant’s use of the Roof Equipment shall cause such interference or impairment, Tenant shall, at its sole cost and expense, promptly eliminate such condition by relocating
the Roof Equipment or otherwise. In the event Landlord repairs or replaces the roof during the Term, Tenant will relocate or, if necessary, remove the Roof Equipment from the roof at Tenant’s sole cost upon receipt of written request from
Landlord during the time of such repair or replacement. Landlord shall use commercially reasonable efforts to avoid the removal of the Roof Equipment during any such repair or replacement of the roof. Tenant shall be able to place the Roof Equipment
on the roof, at Tenant’s sole cost and expense, after Landlord completes repairing or replacing the roof. Landlord may have its representative present at the installation or any reinstallation of the Roof Equipment and the Roof Equipment shall
be properly screened and shall not be visible by someone standing in the vicinity of the Property. 
 Landlord assumes no liability or
responsibility for interference with the Roof Equipment caused by other tenants placing similar equipment on the roof of any building in the Project. The Roof Equipment shall be included within the coverage of all insurance policies required to be
maintained by Tenant under the Lease and Tenant shall obtain at its cost all permits required by governmental authorities for the Roof Equipment. The Roof Equipment shall be used solely in connection with the business operations in the Premises, and
shall not be used by any party who is not a tenant of the Premises. 
 IN WITNESS WHEREOF, this Lease is executed by the
parties as of the Lease Date specified in the Basic Lease Information. 
 LANDLORD: 

 

																			
	HINES VAF NO CAL PROPERTIES, L.P.,	  	
	a Delaware limited partnership	  		  	
			
	By:	  	Hines VAF No Cal Properties GP LLC,	  	
		  	its general partner	  		  	
				
		  	By:	  	Hines VAF No Cal Mezz, L.P.,	  	
		  		  	its sole member	  	
					
		  		  	By:	  	Hines VAF No Cal Mezz GP LLC,	  	
		  		  		  	its general partner	  	
						
		  		  		  	By:	  	Hines VAF Northern California, L.P.,	  	
		  		  		  		  	its sole member	  	
							
		  		  		  		  	By:	  	Hines VAF Northern California GP LLC,	  	
		  		  		  		  		  	its general partner	  	
									
		  		  		  		  		  	By:	  	 /s/ James C. Buie
	  		  	
		  		  		  		  		  	Name:	  	James C. Buie	  		  	
		  		  		  		  		  	Title:	  	Executive Vice President	  		  	

 Date: 6-11-10 

TENANT: 
  

			
	MERU NETWORKS, INC.,
	 a Delaware corporation

		
	By:	 	 /s/ Brett White

	Its:	 	  

		
	By:	 	 Brett White

	Its:	 	 CFO

	Date:	 	 5-28-10

  

 - 18 - 

 Exhibit A 

Premises 
 This exhibit,
entitled “Premises”, is and shall constitute Exhibit A to that certain Lease Agreement dated for reference purposes as of April 29, 2010 (the “Lease”), by and between Hines VAF No Cal Properties, L.P., a Delaware
limited partnership (“Landlord”) and Meru Networks, Inc., a Delaware corporation (“Tenant”) for the leasing of certain premises located at 894 Ross Drive, Sunnyvale, California (the “Premises”). 

The Premises consist of the rentable square footage of space specified in the Basic Lease Information and has the address specified in the Basic Lease
Information. The Premises are a part of and are contained in the Building specified in the Basic Lease Information. The following area depicts the Premises within the Building: 

 

 

  

 Exhibit A, Page 1 

 Exhibit B to Lease Agreement 

Tenant Improvements 

(Tenant Constructs) 
 This
exhibit, entitled “Tenant Improvements”, is and shall constitute EXHIBIT B to that certain Lease Agreement, dated for reference purposes as of April 29, 2010 (the “Lease”), by and between HINES VAF NO CAL PROPERTIES,
L.P., a Delaware limited partnership (“Landlord”), and MERU NETWORKS, INC., a Delaware corporation (“Tenant”), for the leasing of certain premises located at 894 Ross Drive, Sunnyvale, California (the “Premises”). The
terms, conditions and provisions of this EXHIBIT B are hereby incorporated into and are made a part of the Lease. Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in
the Lease. 
 1. Tenant To Construct Tenant Improvements. Subject to the provisions below, Tenant shall be solely responsible for
the planning, construction and completion of the interior tenant improvements (“Tenant Improvements”) to the Premises in accordance with the terms and conditions of this Exhibit B, including, but not limited to, the following
improvements: (a) construction of any additional walled offices, (b) construction of any demonstration center, (c) installation of any motion detectors throughout the Premises and in all conference rooms to turn lights off when not in
use, (d) installation of any countertops in break rooms, (e) repainting any portions of the Premises designated by Tenant, and (f) any permitted signage under Section 30 of the Lease. The Tenant Improvements shall not include any
of Tenant’s personal property, trade fixtures, furnishings, equipment or similar items. 
 2. Tenant Improvement
Plans. 
 A. Preliminary Plans and Specifications. Promptly after execution of the Lease,
Tenant shall retain a licensed and insured architect or space planner (“Architect”) to prepare preliminary working architectural and engineering or space plans and specifications (“Preliminary Plans and Specifications”) for the
Tenant Improvements. Tenant shall deliver the Preliminary Plans and Specifications to Landlord. The Preliminary Plans and Specifications shall be in sufficient detail to show locations, types and requirements for all heat loads, people loads, floor
loads, power and plumbing, regular and special HVAC needs, telephone communications, telephone and electrical outlets, lighting, lighting fixtures and related power, and electrical and telephone switches. Landlord shall reasonably approve or
disapprove the Preliminary Plans and Specifications within five (5) days after Landlord receives the Preliminary Plans and Specifications and, if disapproved, Landlord shall return the Preliminary Plans and Specifications to Tenant identifying
with particularity Landlord’s objections, who shall make all necessary revisions within ten (10) days after Tenant’s receipt thereof. This procedure shall be repeated until Landlord approves the Preliminary Plans and Specifications.
The approved Preliminary Plans and Specifications, as modified, shall be deemed the “Final Preliminary Plans and Specifications”. 

B. Final Plans and Specifications. After the Final Preliminary Plans and Specifications are approved by Landlord and are
deemed to be the Final Preliminary Plans and Specifications, Tenant shall cause the Architect to promptly prepare the final working architectural and engineering plans, specifications and drawings, (“Final Plans and Specifications”) for
the Tenant Improvements. Tenant shall then deliver the Final Plans and Specifications to Landlord. Landlord shall reasonably approve or disapprove the Final Plans and Specifications within five (5) days after Landlord receives the Final Plans
and Specifications and, if disapproved, Landlord shall return the Final Plans and Specifications to Tenant identifying with particularity Landlord’s objections, who shall make all necessary revisions within ten (10) days after
Tenant’s receipt thereof. Landlord may not object to any items previously approved in the Preliminary Plans and Specifications unless additional information is provided in the Final Plans and Specifications which reasonably justifies such
disapproval. This procedure shall be repeated until Landlord approves, in writing, the Final Plans and Specifications. The approved Final Plans and Specifications, as modified, shall be deemed the “Construction Documents”. 

C. Miscellaneous. All deliveries of the Preliminary Plans and Specifications, the Final Preliminary Plans and
Specifications, the Final Plans and Specifications, and the Construction Documents shall be delivered by messenger service, by personal hand delivery or by overnight parcel service. While Landlord has the right to approve the Preliminary Plans and
Specifications, the Final Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents, Landlord’s interest in doing so is to protect the Premises, the Building and Landlord’s interest.
Accordingly, Tenant shall not rely upon Landlord’s approvals and Landlord shall not be the guarantor of, nor responsible for, the adequacy and correctness or accuracy of the Preliminary Plans and Specifications, the Final Preliminary Plans and
Specifications, the Final Plans and Specifications, and the Construction Documents, or the compliance thereof with applicable laws, and Landlord shall incur no liability of any kind by reason of granting such approvals. 

D. Building Standard Work. The Construction Documents shall provide that the Tenant Improvements to be constructed
in accordance therewith must be at least equal, in quality, to Landlord’s building standard materials, quantities and procedures then in use by Landlord (“Building Standards”). 

E. Construction Agreements. Tenant hereby covenants and agrees that a provision shall be included in each and every
agreement made with the Architect and the Contractor with respect to the Tenant Improvements specifying that Landlord shall be a third party beneficiary thereof, including without limitation, a third party beneficiary of all covenants,
representations, indemnities and warranties made by the Architect and/or Contractor. 
 3. Permits. Tenant at its sole cost and
expense (subject to the provisions of Paragraph 5 below) shall obtain all governmental approvals of the Construction Documents to the full extent necessary for the issuance of a building permit for the Tenant Improvements based upon such
Construction Documents. Tenant at its sole cost and expense shall also cause to be obtained all other necessary approvals and permits from all governmental agencies having jurisdiction or authority for the construction and installation of the Tenant
Improvements in accordance with the approved Construction Documents. Tenant at its sole cost and expense (subject to the provisions of Paragraph 5 below) shall undertake all steps necessary to insure that the construction of the Tenant Improvements
is accomplished in strict compliance with all statutes, laws, ordinances, codes, rules, and regulations applicable to the construction of the Tenant Improvements and the requirements and standards of any insurance underwriting board, inspection
bureau or insurance carrier insuring the Premises and/or the Building. 
  

 Exhibit B, Page 1 

 4. Construction. 

A. Tenant shall be solely responsible for the construction, installation and completion of the Tenant Improvements in accordance
with the Construction Documents approved by Landlord and is solely responsible for the payment of all amounts when payable in connection therewith without any cost or expense to Landlord, except for Landlord’s obligation to contribute the
Tenant Improvement Allowance in accordance with the provisions of Paragraph 5 below. Tenant shall diligently proceed with the construction, installation and completion of the Tenant Improvements in accordance with the Construction Documents. No
material changes shall be made to the Construction Documents approved by Landlord without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed. 

B. Tenant at its sole cost and expense (subject to the provisions of Paragraph 5 below) shall employ a licensed, insured and
bonded general contractor (“Contractor”) to construct the Tenant Improvements in accordance with the Construction Documents. The construction contracts between Tenant and the Contractor and between the Contractor and subcontractors shall
be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or delayed. Proof that the Contractor is licensed in California, is bonded as required under California law, and has the insurance specified in
Exhibit B-1, attached hereto and incorporated herein by this reference, shall be provided to Landlord at the time that Tenant requests approval of the Contractor from Landlord. Tenant shall comply with or cause the Contractor to comply with
all other terms and provisions of Exhibit B-1. 
 C. Prior to the commencement of the construction and
installation of the Tenant Improvements, Tenant shall provide the following to Landlord, all of which shall be to Landlord’s reasonable satisfaction: 

(i) An estimated budget and cost breakdown for the Tenant Improvements. 

(ii) Copies of all required approvals and permits from governmental agencies having jurisdiction or authority for the construction and
installation of the Tenant Improvements; provided, however, if prior to commencement of the construction and installation of Tenant Improvements Tenant has not received the electrical, plumbing or mechanical permits, Tenant shall only be required to
provide Landlord with evidence that Tenant has made application therefor, and, upon receipt by Tenant of such permits, Tenant shall promptly provide Landlord with copies thereof. 

(iii) Evidence of Tenant’s procurement of insurance required to be obtained pursuant to the provisions of Paragraphs 4.B and 4.G.

 D. Landlord shall at all reasonable times have a right to inspect the Tenant Improvements (provided Landlord does not
materially interfere with the work being performed by the Contractor or its subcontractors) and Tenant shall immediately cease work upon written notice from Landlord if the Tenant Improvements are not in compliance with the Construction Documents
approved by Landlord. If Landlord shall give notice of faulty construction or any other deviation from the Construction Documents, Tenant shall cause the Contractor to make corrections promptly. However, neither the privilege herein granted to
Landlord to make such inspections, nor the making of such inspections by Landlord, shall operate as a waiver of any rights of Landlord to require good and workmanlike construction and improvements constructed in accordance with the Construction
Documents. 
 E. Subject to Landlord complying with its obligations in Paragraph 5 below, Tenant shall pay and discharge
promptly and fully all claims for labor done and materials and services furnished in connection with the Tenant Improvements. The Tenant Improvements shall not be commenced until five (5) business days after Landlord has received notice from
Tenant stating the date the construction of the Tenant Improvements is to commence so that Landlord can post and record any appropriate Notice of Non-responsibility. 

F. Tenant acknowledges and agrees that the agreements and covenants of Tenant in Sections 10 and 9 of the Lease shall be fully
applicable to Tenant’s construction of the Tenant Improvements. 
 G. Tenant shall maintain, and cause to be
maintained, during the construction of the Tenant Improvements, at its sole cost and expense, insurance of the types and in the amounts specified in Exhibit B-1 and in Section 12 of the Lease, together with builders’ risk insurance
for the amount of the completed value of the Tenant Improvements on an all-risk non-reporting form covering all improvements under construction, including building materials, and other insurance in amounts and against such risks as the Landlord
shall reasonably require in connection with the Tenant Improvements. 
 H. No materials, equipment or fixtures shall be
delivered to or installed upon the Premises pursuant to any agreement by which another party has a security interest or rights to remove or repossess such items, without the prior written consent of Landlord, which consent shall not be unreasonably
withheld. 
 I. Landlord reserves the right to establish reasonable rules and regulations for the use of the Building
during the course of construction of the Tenant Improvements, including, but not limited to, construction parking, storage of materials, hours of work, use of elevators, and clean-up of construction related debris. 

        J. Upon completion of the Tenant Improvements, Tenant shall deliver to Landlord the following, all
of which shall be to Landlord’s reasonable satisfaction: 
 (i) Any certificates required for occupancy, including a
permanent and complete Certificate of Occupancy issued by the City of Sunnyvale. 
 (ii) A Certificate of Completion signed by
the Architect who prepared the Construction Documents, reasonably approved by Landlord. 
 (iii) A cost breakdown itemizing all
expenses for the Tenant Improvements, together with invoices and receipts for the same or other evidence of payment. 
 (iv)
Final and unconditional mechanic’s lien waivers for all the Tenant Improvements. 
  

 Exhibit B, Page 2 

 (v) A Notice of Completion for execution by Landlord, which certificate once executed by
Landlord shall be recorded by Tenant in the official records of the county of Santa Clara, and Tenant shall then deliver to Landlord a true and correct copy of the recorded Notice of Completion. 

(vi) A true and complete copy of all as-built plans and drawings for the Tenant Improvements. 

5. Tenant Improvement Allowance. 

A. Subject to Tenant’s compliance with all of the material provisions of this Exhibit B, Landlord shall provide to
Tenant an allowance in the amount of up to Six and No/100 Dollars and ($6.00) per rentable square foot of the Premises (the “Tenant Improvement Allowance”) to construct and install the Tenant Improvements described in the Final Plans and
Specifications. The Tenant Improvement Allowance shall be used to design, prepare, plan, obtain the approval of, construct and install the Tenant Improvements and for no other purpose. Except as otherwise expressly provided herein, Landlord shall
have no obligation to contribute the Tenant Improvement Allowance unless and until the Construction Documents have been approved by Landlord and Tenant has complied with all requirements set forth in Paragraph 4.C. of this Exhibit B. In
addition to the foregoing, Landlord shall have no obligation to disburse all or any portion of the Tenant Improvement Allowance to Tenant unless Tenant makes a progress payment request pursuant to the terms and conditions of Section 5.B. below
after the Commencement Date but prior to that date which is six (6) months after the Commencement Date (as such term is defined in the Basic Lease Information and Section 2 of the Lease). The Tenant Improvements shall be constructed after
the Commencement Date or prior to the Commencement Date with Verity’s written consent and in compliance with the terms of the Verity Lease. Any alterations or improvements desired to be performed by Tenant prior to the Commencement Date shall
be subject to the provisions of the Verity Lease and Existing Sublease. The costs to be paid out of the Tenant Improvement Allowance shall include all reasonable costs and expenses associated with the design, preparation, approval, planning,
construction and installation of the Tenant Improvements (the “Tenant Improvement Costs”), including all of the following: 

(i) All costs of the Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents, and
engineering costs associated with completion of the State of California energy utilization calculations under Title 24 legislation: 

(ii) All costs of obtaining building permits and other necessary authorizations from local governmental authorities; 

(iii) All costs of interior design and finish schedule plans and specifications including as-built drawings, if applicable; 

(iv) All direct and indirect costs of procuring, constructing and installing the Tenant Improvements in the Premises, including, but not
limited to, any construction fee to the Contractor for overhead and profit and the cost of all on-site supervisory and administrative staff, office, equipment and temporary services rendered by the Contractor in connection with the construction of
the Tenant Improvements; provided, however, that the construction fee for overhead and profit, the cost of all on-site supervisory and administrative staff, office, equipment and temporary services shall not exceed amounts which are reasonable and
customary for such items in the local construction industry; 
 (v) All fees payable to the Architect and any engineer if they
are required to redesign any portion of the Tenant Improvements following Tenant’s and Landlord’s approval of the Construction Documents; 

(vi) Utility connection fees, if any; 

(vii) Inspection fees and filing fees payable to local governmental authorities, if any; 

(viii) All costs of all permanently affixed equipment and non-trade fixtures provided for in the Construction Documents, including the
cost of installation; and, 
 (ix) A construction management fee payable to Landlord in the amount of one percent (1%) of
the costs of the Tenant Improvements (the “CM Fee”). 
 The Tenant Improvement Allowance shall be the maximum contribution by Landlord
for the Tenant Improvement Costs, and the disbursement of the Tenant Improvement Allowance is subject to the terms contained hereinbelow. 

        B. Except for payment of the CM Fee, and subject to Section 5.A. above, Landlord will make
payments to Tenant from the Tenant Improvement Allowance to reimburse Tenant for Tenant Improvement Costs paid or incurred by Tenant. Payment of the CM Fee shall be the first payment from the Tenant Improvement Allowance and shall be made by means
of a deduction or credit against the Tenant Improvement Allowance. All other payments of the Tenant Improvement Allowance shall be by progress payments not more frequently than once per month and only after satisfaction of the following conditions
precedent: (a) receipt by Landlord of conditional mechanics’ lien releases for the work completed and to be paid by said progress payment, conditioned only on the payment of the sums set forth in the mechanics’ lien release, executed
by the Contractor and all subcontractors, labor suppliers and materialmen; (b) receipt by Landlord of unconditional mechanics’ lien releases from the Contractor and all subcontractors, labor suppliers and materialmen for all work other
than that being paid by the current progress payment previously completed by the Contractor, subcontractors, labor suppliers and materialmen and for which Tenant has received funds from the Tenant Improvement Allowance to pay for such work;
(c) receipt by Landlord of any and all documentation reasonably required by Landlord detailing the work that has been completed and the materials and supplies used as of the date of Tenant’s request for the progress payment, including,
without limitation, invoices, bills, or statements for the work completed and the materials and supplies used; and (d) completion by Landlord or Landlord’s agents of any inspections of the work completed and materials and supplies used as
deemed reasonably necessary by Landlord. Except for the CM Fee payment (credit), Tenant Improvement Allowance progress payments shall be paid to Tenant within fourteen (14) days from the satisfaction of the conditions set forth in the
immediately preceding sentence. The preceding notwithstanding, all Tenant Improvement Costs paid or incurred by Tenant prior to Landlord’s approval of the Construction Documents in connection with the design and planning of the Tenant
Improvements by Architect shall be paid from the Tenant Improvement Allowance, without any retention, within fourteen (14) days following Landlord’s receipt of invoices, bills or statements from Architect evidencing such costs.
Notwithstanding the foregoing to the contrary, Landlord shall be 
  

 Exhibit B, Page 3 

 
entitled to withhold and retain five percent (5%) of the Tenant Improvement Allowance or of any Tenant Improvement Allowance progress payment until the lien-free expiration of the time for
filing of any mechanics’ liens claimed or which might be filed on account of any work ordered by Tenant or the Contractor or any subcontractor in connection with the construction and installation of the Tenant Improvements. 

C. Landlord shall not be obligated to pay any Tenant Improvement Allowance progress payment or the Tenant Improvement Allowance
retention if on the date Tenant is entitled to receive the Tenant Improvement Allowance progress payment or the Tenant Improvement Allowance retention a default under the Lease then exists. Such payments shall resume upon Tenant curing any such
default within the time periods which may be provided for in the Lease. 
 D. Should the total cost of constructing the
Tenant Improvements be less than the Tenant Improvement Allowance, the Tenant Improvement Allowance shall be automatically reduced to the amount equal to said actual cost. 

6. Termination. If the Lease is terminated prior to the date on which the Tenant Improvements are completed, for any reason due to
the default of Tenant hereunder, in addition to any other remedies available to Landlord under the Lease, Tenant shall pay to Landlord as Additional Rent under the Lease, within five (5) days of receipt of a statement therefor, any and all
costs incurred by Landlord and not reimbursed or otherwise paid by Tenant through the date of termination in connection with the Tenant Improvements to the extent planned, installed and/or constructed as of such date of termination, including, but
not limited to, any costs related to the removal of all or any portion of the Tenant Improvements and restoration costs related thereto. Subject to the provisions of Section 10.2 of the Lease, upon the expiration or earlier termination of the
Lease, Tenant shall not be required to remove the Tenant Improvements it being the intention of the parties that the Tenant Improvements are to be considered incorporated into the Building. 

7. Lease Provisions; Conflict. The terms and provisions of the Lease, insofar as they are applicable, in whole or in part, to this
Exhibit B, are hereby incorporated herein by reference, and specifically including all of the provisions of Section 29 of the Lease. In the event of any conflict between the terms of the Lease and this Exhibit B, the terms of this
Exhibit B shall prevail. Any amounts payable by Tenant to Landlord hereunder shall be deemed to be Additional Rent under the Lease and, upon any default in the payment of same, Landlord shall have all rights and remedies available to it as
provided for in the Lease. 
  

 Exhibit B, Page 4 

 Exhibit B-1 

Construction Insurance Requirements 

Before commencing work, the contractor shall procure and maintain at its sole cost and expense until completion and final acceptance of the work, at
least the following minimum levels of insurance. 
 A. Workers’ Compensation in statutory amounts and Employers Liability Insurance
in the minimum amounts of $100,000 each accident for bodily injury by accident and $100,000 each employee for bodily injury by disease with a $500,000 policy limit, covering each and every worker used in connection with the contract work.

 B. Comprehensive General Liability Insurance on an occurrence basis including, but not limited to, protection for Premises/Operations
Liability, Broad Form Contractual Liability, Owner’s and Contractor’s Protective, and Products/Completed Operations Liability*, in the following minimum limits of liability. 

 

							
		 	Bodily Injury, Property Damage, and	  		  	
		 	Personal Injury Liability	  	$2,000,000/each occurrence	  	
		 		  	$3,000,000/aggregate	  	

  
  

	*	Products/Completed Operations Liability Insurance is to be provided for a period of at least one (1) year after completion of work.

 Coverage should include protection for Explosion, Collapse and Underground Damage. 

C. Comprehensive Automobile Liability Insurance with the following minimum limits of liability. 

 

							
		 	Bodily Injury and Property	  	$1,000,000/each occurrence	  	
		 	Damage Liability	  	$2,000,000/aggregate	  	

 This insurance will apply to all owned, non-owned or hired automobiles to be used by the
Contractor in the completion of the work. 
 D. Umbrella Liability Insurance in a minimum amount of five million dollars ($5,000,000),
providing excess coverage on a following-form basis over the Employer’s Liability limit in Paragraph A and the liability coverages outlined in Paragraphs B and C. 

E. Equipment and Installation coverages in the broadest form available covering Contractor’s tools and equipment and material not accepted by
Tenant. Tenant will provide Builders Risk Insurance on all accepted and installed materials. 
 All policies of insurance, duplicates thereof or
certificates evidencing coverage shall be delivered to Landlord prior to commencement of any work and shall name Landlord, and its partners and lenders as additional insureds as their interests may appear. All insurance policies shall (1) be
issued by a company or companies licensed to be business in the state of California, (2) provide that no cancellation, non-renewal or material modification shall be effective without thirty (30) days prior written notice provided to
Landlord, (3) provide no deductible greater than $15,000 per occurrence, (4) contain a waiver to subrogation clause in favor of Landlord, and its partners and lenders, and (5) comply with the requirements of Sections 12.2, 12.3 and
12.4 of the Lease to the extent such requirements are applicable. 
  

 Exhibit B-1, Page 1 

 Exhibit C to Lease Agreement 

Rules & Regulations 

This exhibit, entitled “Rules & Regulations,” is and shall constitute Exhibit C to that certain Lease Agreement dated for
reference purposes as of April 29, 2010 (the “Lease”), by and between Hines VAF No Cal Properties, L.P., a Delaware limited partnership (“Landlord”) and Meru Networks, Inc., a Delaware corporation (“Tenant”) for
the leasing of certain premises located at 894 Ross Drive, Sunnyvale, California (the “Premises”). The terms, conditions and provisions of this Exhibit C are hereby incorporated into and are made a part of the Lease. Any capitalized
terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease: 
 1. Subject
to Section 30 of the Lease, no advertisement, picture or sign of any sort shall be displayed on or outside the Premises or the Building without the prior written consent of Landlord. At Tenant’s expense, Landlord shall have the right to
remove any such unapproved item following one (1) day prior notice to Tenant. 
 2. Tenant shall park motor vehicles in those
general parking areas, as designated by Landlord, except for loading and unloading. During those periods of loading and unloading, Tenant shall not unreasonably interfere with (i) traffic flow within the Project and (ii) loading and
unloading activities of other tenants. Tenant shall not regularly park motor vehicles in designated parking areas after the conclusion of normal daily business activity. 

3. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without the prior written consent of
Landlord. 
 4. All window coverings installed by Tenant and visible from the outside of the Building require the prior written approval
of Landlord. 
 5. Subject to Section 27 of the Lease, Tenant shall not use, keep or permit to be used or kept any foul or noxious
gas or substance or any flammable or combustible materials in or around the Premises, the Building or any portion of the Project. 
 6.
Tenant shall not alter any lock or install any new locks or bolts on any door at the Premises without the prior consent of Landlord. 

7. Tenant shall not disturb, solicit or canvas any occupant of the Project and shall cooperate to prevent same. 

8. Except as otherwise provided in the Lease, no person shall go on the roof without Landlord’s permission. 

9. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the
Building, to such a degree as to be objectionable to Landlord or other tenants, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration. 

10. All goods, including material used to store goods, delivered to the Premises shall be immediately moved into the Premises and shall not be
left in parking or receiving areas overnight. Tenant shall not store or permit the storage or placement of goods, merchandise, pallets or equipment of any sort outside of the Premises, Building or in any of the Common Areas. No displays or sales of
merchandise are allowed in the parking lots or other portions of the Common Areas. 
 11. Tractor trailers which must be unhooked or
parked with dolly wheels beyond the concrete loading areas must use steel plates or wood blocks under the dolly wheels to prevent damage to the asphalt paving surfaces. No parking or storing of such trailers will be permitted in the auto parking
areas of the Project or on streets adjacent thereto. 
 12. Forklifts which operate on asphalt paving areas shall not have solid rubber
tires and shall only use tires that do not damage the asphalt. 
 13. Tenant is responsible for the storage and removal of all of
Tenant’s trash and refuse. All such trash and refuse shall be contained in suitable receptacles and stored behind screened enclosures at locations approved by Landlord. 

14. Except for service animals, Tenant shall not permit any animals, including, but not limited to, any household pets, to be brought or kept in
the Premises, Building, Common Areas or Project. 
 15. Tenant shall not permit (i) any motor vehicles to be washed in any portion
of the Premises or Common Areas, and (ii) any mechanical work or maintenance of motor vehicles to be performed in any portion of the Premises or Common Areas. 

 

 Exhibit C, Page 1 

 Exhibit D 

Intentionally Omitted 
  

 Exhibit D, Page 1 

 Exhibit E 

Lease Agreement 

Hazardous Materials Disclosure Certificate 

Your cooperation in this matter is appreciated. Initially, the information provided by you in this Hazardous Materials Disclosure Certificate is
necessary for the Landlord (identified below) to evaluate and finalize a lease agreement with you as Tenant. The information contained in the initial Hazardous Materials Disclosure Certificate and each certificate provided by you thereafter will be
maintained in confidentiality by Landlord subject to release and disclosure as required by (i) any lenders and owners and their respective environmental consultants, (ii) any prospective purchaser(s) of all or any portion of the property
on which the Premises are located, (iii) Landlord to defend itself or its lenders, partners or representatives against any claim or demand, and (iv) any laws, rules, regulations, orders, decrees, or ordinances, including, without
limitation, court orders or subpoenas. Any and all capitalized terms used herein, which are not otherwise defined herein, shall have the same meaning ascribed to such term in the signed Lease Agreement. Any questions regarding this certificate
should be directed to, and when completed, the certificate should be delivered to: 
 Landlord: Hines VAF No Cal Properties, L.P. 

 

			
	Name of (Prospective) Tenant:	 	  

 

			
	Mailing Address:	 	  

	  

 

			
	Contact Person, Title and Telephone Number(s):	 	  

 

			
	Contact Person for Hazardous Waste Materials Management and Manifests and Telephone Number(s):
	  

	  

 

			
	Address of (Prospective) Premises:	 	  

 

			
	Length of (Prospective) Initial Term:	 	  

	  

 

	1.	General Information: 

Describe the initial proposed operations to take place in, on, or about the Premises, including, without limitation, principal products
processed, manufactured or assembled services and activities to be provided or otherwise conducted. Existing Tenants should describe any proposed changes to on-going operations. 

			
		 	  

		 	  

 

	2.	Use, Storage and Disposal of Hazardous Materials 

  

	 	2.1	Will any Hazardous Materials be used, generated, stored or disposed of in, on or about the Premises? Existing Tenants should describe any Hazardous Materials which
continue to be used, generated, stored or disposed of in, on or about the Premises. 

  

									
		  	Wastes	 	Yes [    ]	  	No [    ]	  	
		  	Chemical Products	 	Yes [    ]	  	No [    ]	  	
		  	Other	 	Yes [    ]	  	No [    ]	  	
		  		 		  		  	
		  	If Yes is marked, please explain:	 	  

		  	  

		  	  

  

	 	2.2	If “Yes” is marked in Section 2.1, attach a list of any Hazardous Materials to be used, generated, stored or disposed of in, on or about the Premises,
including the applicable hazard class and an estimate of the quantities of such Hazardous Materials at any given time; estimated annual throughput; the proposed location(s) and method of storage (excluding nominal amounts of ordinary household
cleaners and janitorial supplies which are not regulated by any Environmental Laws); and the proposed location(s) and method of disposal for each Hazardous Material, including, the estimated frequency, and the proposed contractors or subcontractors.
Existing Tenants should attach a list setting forth the information requested above and such list should include actual data from on-going operations and the identification of any variations in such information from the prior year’s
certificate. 

  

	3.	Storage Tanks and Sumps 

  

	 	3.1	Is any above or below ground storage of gasoline, diesel, petroleum, or other Hazardous Materials in tanks or sumps proposed in, on or about the Premises? Existing
Tenants should describe any such actual or proposed activities. 

  

							
		  	Yes [    ]	  	No [    ]	  	
			
		  	If yes, please explain:	  	  

		  	  

		  	  

  

	4.	Waste Management 

  

	 	4.1	Has your company been issued an EPA Hazardous Waste Generator I.D. Number? Existing Tenants should describe any additional identification numbers issued since the
previous certificate. 

  

							
		  	Yes [    ]	  	No [    ]	  	

  

 Exhibit E, Page 1 

	 	4.2	Has your company filed a biennial or quarterly reports as a hazardous waste generator? Existing Tenants should describe any new reports filed.

  

							
		  	Yes [    ]	  	No [    ]	  	

 If yes, attach a copy of the most recent report filed. 

 

	5.	Wastewater Treatment and Discharge 

  

	 	5.1	Will your company discharge wastewater or other wastes to: 

  

							
		  	               storm drain?	  	             sewer?	  	
		  	               surface water?	  	             no wastewater or other wastes discharged.	  	

 Existing Tenants should indicate any actual discharges. If so, describe the nature of any proposed
or actual discharge(s). 

			
		  	  

		  	  

  

	 	5.2	Will any such wastewater or waste be treated before discharge?

 

							
		  	Yes [    ]	  	No [    ]	  	

 If yes, describe the type of treatment proposed to be conducted. Existing Tenants should describe
the actual treatment conducted. 

			
		  	  

		  	  

  

	6.	Air Discharges 

  

	 	6.1	Do you plan for any air filtration systems or stacks to be used in your company’s operations in, on or about the Premises that will discharge into the air; and
will such air emissions be monitored? Existing Tenants should indicate whether or not there are any such air filtration systems or stacks in use in, on or about the Premises which discharge into the air and whether such air emissions are being
monitored. 

  

							
		  	Yes [    ]	  	No [    ]	  	
			
		  	If yes, please describe:	  	  

		  	  

		  	  

  

	 	6.2	Do you propose to operate any of the following types of equipment, or any other equipment requiring an air emissions permit? Existing Tenants should specify any
such equipment being operated in, on or about the Premises. 

  

							
		  	               Spray booth(s)	  	             Incinerator(s)	  	
		  	               Dip tank(s)	  	             Other (Please describe)	  	
		  	               Drying oven(s)	  	             No Equipment Requiring Air Permits	  	

							
			
		  	If yes, please describe:	  	  

		  	  

		  	  

  

	7.	Hazardous Materials Disclosures 

  

	 	7.1	Has your company prepared or will it be required to prepare a Hazardous Materials management plan (“Management Plan”) pursuant to Fire Department or other
governmental or regulatory agencies’ requirements? Existing Tenants should indicate whether or not a Management Plan is required and has been prepared. 

 

							
		  	Yes [    ]	  	No [    ]	  	

 If yes, attach a copy of the Management Plan. Existing Tenants should attach a copy of any
required updates to the Management Plan. 
  

	 	7.2	Are any of the Hazardous Materials, and in particular chemicals, proposed to be used in your operations in, on or about the Premises regulated under Proposition
65? Existing Tenants should indicate whether or not there are any new Hazardous Materials being so used which are regulated under Proposition 65. 

  

							
		  	Yes [    ]	  	No [    ]	  	

							
			
		  	If yes, please explain:	  	  

		  	  

		  	  

  

	8.	Enforcement Actions and Complaints 

  

	 	8.1	With respect to Hazardous Materials or Environmental Laws, has your company ever been subject to any agency enforcement actions, administrative orders, or consent
decrees or has your company received requests for information, notice or demand letters, or any other inquiries regarding its operations? Existing Tenants should indicate whether or not any such actions, orders or decrees have been, or are in
the process of being, undertaken or if any such requests have been received. 

  

							
		  	Yes [    ]	  	No [    ]	  	

  

 Exhibit E, Page 2 

 If yes, describe the actions, orders or decrees and any continuing compliance obligations
imposed as a result of these actions, orders or decrees and also describe any requests, notices or demands, and attach a copy of all such documents. Existing Tenants should describe and attach a copy of any new actions, orders, decrees, requests,
notices or demands not already delivered to Landlord pursuant to the provisions of Section 27 of the signed Lease Agreement. 

			
		  	  

		  	  

  

	 	8.2	Have there ever been, or are there now pending, any lawsuits against your company regarding any environmental or health and safety concerns?

  

							
		  	Yes [    ]	  	No [    ]	  	

 If yes, describe any such lawsuits and attach copies of the complaint(s), cross-complaint(s),
pleadings and all other documents related thereto as requested by Landlord. Existing Tenants should describe and attach a copy of any new complaint(s), cross-complaint(s), pleadings and other related documents not already delivered to Landlord
pursuant to the provisions of Section 27 of the signed Lease Agreement. 

			
		  	  

		  	  

  

	 	8.3	Have there been any problems or complaints from adjacent Tenants, owners or other neighbors at your company’s current facility with regard to environmental or
health and safety concerns? Existing Tenants should indicate whether or not there have been any such problems or complaints from adjacent Tenants, owners or other neighbors at, about or near the Premises. 

 

							
		  	Yes [    ]	  	No [    ]	  	

 If yes, please describe. Existing Tenants should describe any such problems or complaints not
already disclosed to Landlord under the provisions of the signed Lease Agreement. 

			
		  	  

		  	  

  

	9.	Permits and Licenses 

  

	 	9.1	Attach copies of all Hazardous Materials permits and licenses including a Transporter Permit number issued to your company with respect to its proposed
operations in, on or about the Premises, including, without limitation, any wastewater discharge permits, air emissions permits, and use permits or approvals. Existing Tenants should attach copies of any new permits and licenses as well as any
renewals of permits or licenses previously issued. 

 The undersigned hereby acknowledges and agrees that (A) this Hazardous
Materials Disclosure Certificate is being delivered in connection with, and as required by, Landlord in connection with the evaluation and finalization of a Lease Agreement and will be attached thereto as an exhibit; (B) that this Hazardous
Materials Disclosure Certificate is being delivered in accordance with, and as required by, the provisions of Section 27 of the Lease Agreement; and (C) that Tenant shall have and retain full and complete responsibility and liability with
respect to any of the Hazardous Materials disclosed in the HazMat Certificate notwithstanding Landlord’s/Tenant’s receipt and/or approval of such certificate. Tenant further agrees that none of the following described acts or events shall
be construed or otherwise interpreted as either (a) excusing, diminishing or otherwise limiting Tenant from the requirement to fully and faithfully perform its obligations under the Lease with respect to Hazardous Materials, including, without
limitation, Tenant’s indemnification of the Indemnitees and compliance with all Environmental Laws, or (b) imposing upon Landlord, directly or indirectly, any duty or liability with respect to any such Hazardous Materials, including,
without limitation, any duty on Landlord to investigate or otherwise verify the accuracy of the representations and statements made therein or to ensure that Tenant is in compliance with all Environmental Laws; (i) the delivery of such
certificate to Landlord and/or Landlord’s acceptance of such certificate, (ii) Landlord’s review and approval of such certificate, (iii) Landlord’s failure to obtain such certificate from Tenant at any time, or
(iv) Landlord’s actual or constructive knowledge of the types and quantities of Hazardous Materials being used, stored, generated, disposed of or transported on or about the Premises by Tenant or Tenant’s Representatives.
Notwithstanding the foregoing or anything to the contrary contained herein, the undersigned acknowledges and agrees that Landlord and its partners, lenders and representatives may, and will, rely upon the statements, representations, warranties, and
certifications made herein and the truthfulness thereof in entering into the Lease Agreement and the continuance thereof throughout the term, and any renewals thereof, of the Lease Agreement. 

I (print name)
                            , acting with full authority to bind the (proposed) Tenant and on behalf
of the (proposed) Tenant, certify, represent and warrant that the information contained in this certificate is true and correct. 
  

			
	(Prospective) Tenant:
		
	 By:
	 	  

	 Title:
	 	  

	 Date:
	 	  

  

 Exhibit E, Page 3 

 Exhibit F 

Intentionally Omitted 
  

 Exhibit F, Page 1 

 Exhibit G 

Sign Criteria 
 This
exhibit, entitled “Sign Criteria”, is and shall constitute Exhibit G to that certain Lease Agreement dated for reference purposes as of April 29, 2010 (the “Lease”), by and between Hines VAF No Cal Properties, L.P., a
Delaware limited partnership (“Landlord”) and Meru Networks, Inc., a Delaware corporation (“Tenant”) for the leasing of certain premises located at 894 Ross Drive, Sunnyvale, California (the “Premises”). 

SIGN CRITERIA 
 These criteria
have been established for the purpose of assuring an outstanding business complex and for the mutual benefits of all tenants. Conformance will be strictly enforced, and any installed non-conforming or unapproved signs must be brought into
conformance at the expense of the tenant. 
 A. GENERAL REQUIREMENTS 

1. Tenant shall submit a sketch of its proposed utilization of the Tenant designated sign to Landlord for written approval. 

2. Tenant’s sign base and frame shall be constructed by Tenant’s agent. The sign base shall be installed by Tenant’s agent
at Tenant’s expense. All tenant lettering shall be done by the agent at Tenant’s expense. 
 3. Tenant shall be
responsible for the fulfillment of all requirements of these criteria. 
 B. GENERAL SPECIFICATIONS 

1. No electrical or audible signs will be permitted. Internally illuminated signs may be installed by modification of the existing or
designated sign base. Final details for modification and installation must be given written approval by Landlord. 
 2. If the
sign is lighted, the light source for the illumination of the sign shall be concealed from view, and the light source shall not travel from such light source straight to the viewer’s eye. Instead, it shall be visible only from a reflecting or
diffusing surface. No part of the sign’s light shall revolve, rotate, move or create the illusion of same. 
 3. The
sign’s dimensions will be in accordance with the established sign program for the building. 
 4. Placement of the sign and
method of attachment will be directed by Landlord. Sign copy will be restricted to company name, logo and address numbers. The style, color and size of the individual company’s name may vary. 

5. Upon the removal of any sign, any damage to the building or sign base must be repaired by Tenant. 

6. Tenants may place gold leaf lettering on the interior window area, not to exceed more than 144 square inches (gross area). The letters
are not to exceed 3 inches in height. 
 7. Except as provided herein, no advertising placards, banners, pennants, names,
insignia, trademarks or other description material shall be affixed or maintained upon the glass panes or exterior walls of the building. 

REAR MAN DOORS 
 In order to
insure uniformity in the printing of company names or receiving and shipping signs on real man doors, we have made the following specifications: 

1. The business name is to be the same as the name used on the tenant identification sign. In addition to the names, the words
“shipping” and “receiving” and the tenant’s logo may be used. 
 2. The letters will be 2 inches high,
black or white and in a specified, uniform style. 
 3. The proposed sign is to be approved by Landlord prior to installation to
insure conformance. 
  

 Exhibit G, Page 1 

 Addendum 1 

Option to Extend 
 This
Addendum 1 (the “Addendum”) is incorporated as part of that certain Lease Agreement, dated for reference purposes as of April 29, 2010 (the “Lease”), by and between MERU NETWORKS, INC., a Delaware corporation
(“Tenant”), and HINES VAF NO CAL PROPERTIES, L.P., a Delaware limited partnership (“Landlord”), for the leasing of those certain premises located at 894 Ross Drive, Sunnyvale, California, as more particularly described in
Exhibit A to the Lease (the “Premises”). Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease. 

1. Grant of Extension Option. Subject to the provisions, limitations and conditions set forth in this Addendum, Tenant shall have one
(1) option (“Option”) to extend the initial term of the Lease for a period of five (5) years (the “Extended Term”). 

2. Tenant’s Option Notice. If Landlord does not receive written notice from Tenant of its exercise of this Option on a date which is not more
than three hundred sixty-five (365) days nor less than one hundred eighty (180) days prior to the end of the initial term of the Lease (the “Option Notice”), all rights under this Option shall automatically terminate and shall be
of no further force or effect. 
 3. Establishing the Initial Monthly Base Rent for the Extended Term. The initial monthly Base Rent for
the Extended Term shall be the then current market rent for similar space within the competitive market area of the Premises (the “Fair Rental Value”). “Fair Rental Value” of the Premises means the current market rental value of
the Premises as of the commencement of the Extended Term, taking into consideration all relevant factors, including length of term, the uses permitted under the Lease, the quality, size, design and location of the Premises, including the condition
and value of existing tenant improvements, and the monthly base rent paid by tenants for premises comparable to the Premises, and located in the competitive market area of the Premises, as reasonably determined by Landlord. 

After the delivery by Tenant to Landlord of the Option Notice, if Landlord and Tenant are unable to agree on the Fair Rental Value
for the Extended Term by the date which is ten (10) days after receipt by Landlord of the Option Notice for the Extended Term, then Landlord and Tenant each, at its cost and by giving notice to the other party, shall appoint a competent and
impartial commercial real estate broker (hereinafter “broker”) with at least five (5) years’ full-time commercial real estate brokerage experience in the geographical area of the Premises to set the Fair Rental Value for the
Extended Term. If either Landlord or Tenant does not appoint a broker within ten (10) days after the other party has given written notice of the name of its broker, the single broker appointed shall be the sole broker and shall set the Fair
Rental Value for the Extended Term. If two (2) brokers are appointed by Landlord and Tenant as stated in this paragraph, they shall meet promptly and attempt to set the Fair Rental Value. If the two (2) brokers are unable to agree within
ten (10) days after the second broker has been appointed, they shall attempt to select a third broker, meeting the qualifications stated in this paragraph within ten (10) days after the last day the two (2) brokers are given to set
the Fair Rental Value. If the two (2) brokers are unable to agree on the third broker, either Landlord or Tenant by giving ten (10) days’ notice to the other party, can apply to the American Arbitration Association office in the
county in which the Premises is located for the selection of a third broker who meets the qualifications stated in this paragraph. Landlord and Tenant each shall bear one-half
( 1/2) of the cost of appointing the third broker
and of paying the third broker’s fee. The third broker, however selected, shall be a person who has not previously acted in any capacity for either Landlord or Tenant. Within fifteen (15) days after the selection of the third broker, the
third broker shall select one of the two Fair Rental Values submitted by the first two brokers as the Fair Rental Value for the Extended Term. If either of the first two brokers fails to submit their opinion of the Fair Rental Value within the time
frames set forth above, then the single Fair Rental Value submitted shall automatically be the initial monthly Base Rent for the Extended Term. 

Upon determination of the initial monthly Base Rent for the Extended Term pursuant to the terms outlined above, Landlord and Tenant shall immediately
execute an amendment to the Lease. Such amendment shall set forth among other things, the initial monthly Base Rent for the Extended Term and the actual commencement date and expiration date of the Extended Term. Tenant shall have no other right to
further extend the term of the Lease unless Landlord and Tenant otherwise agree in writing. 
 4. Condition of Premises and Brokerage
Commissions for the Extended Term. If Tenant timely and properly exercises this Option, in strict accordance with the terms contained herein: (1) Tenant shall accept the Premises in its then “As-Is” condition and, accordingly,
Landlord shall not be required to perform any additional improvements to the Premises; and (2) Tenant hereby agrees that it will solely be responsible for any and all brokerage commissions and finder’s fees payable to any broker now or
hereafter procured or hired by Tenant or who claims a commission based on any act or statement of Tenant (“Tenant’s Broker”) in connection with the Option; and Tenant hereby further agrees that Landlord shall in no event or
circumstance be responsible for the payment of any such commissions and fees to Tenant’s Broker. Landlord hereby agrees that it will solely be responsible for any and all brokerage commissions and finder’s fees payable to any broker now or
hereafter procured or hired by Landlord or who claims a commission based on any act or statement of Landlord (“Landlord’s Broker”) in connection with the Option; and Landlord hereby further agrees that Tenant shall in no event or
circumstance be responsible for the payment of any such commissions and fees to Landlord’s Broker. 
 5. Limitations On, and Conditions
To, Extension Option. This Option is personal to Tenant and, other than an assignment to an Affiliate as part of the Lease, may not be assigned, voluntarily or involuntarily, separate from or as part of the Lease, except to the extent that
Tenant agrees to be primarily liable for the obligations of “Tenant” under the Lease during the Extended Term in connection with the exercise of the Option by any assignee. At Landlord’s option, all rights of Tenant under this Option
shall terminate and be of no force or effect if any of the following individual events occur or any combination thereof occur: (1) Tenant has been in default of the provisions of this Lease beyond any applicable notice and cure period more than
three (3) times in any twelve (12) month period (a “Chronic Default”) at any time during the initial term of the Lease, or at the time of exercise of this Option is then currently in default of any provision of this Lease beyond
any applicable notice and cure period; and/or (2) other than to an Affiliate in accordance with the provisions of Section 14 of the Lease, Tenant has assigned its rights and obligations under all or part of the Lease (except to the extent
that Tenant agrees to be primarily liable for the obligations of “Tenant” under the Lease during the Extended Term in connection with the exercise of the Option by any assignee) or Tenant has subleased all or part of the Premises; and/or
(3) Tenant’s or the Affiliate’s (as applicable) financial condition is unacceptable to Landlord at the time the Option Notice is delivered to Landlord; and/or (4) Tenant has failed to exercise properly this Option in a timely
manner in strict accordance with the provisions of this Addendum; and/or (5) Tenant or an Affiliate, as the case may be, no longer has possession of all or any part of the Premises under the Lease (except to the extent that Tenant agrees to be
primarily liable for the obligations of “Tenant” under the Lease during the Extended Term in connection with the exercise of the Option by any assignee), or if the Lease has been terminated earlier, pursuant to the terms of the Lease.

  

 Addendum 1, Page 1 

 6. Time is of the Essence. Time is of the essence with respect to each and every time period set
forth in this Addendum. 
  

 Addendum 1, Page 2 

 Addendum 2 

Letter of Credit 

This LETTER OF CREDIT Addendum (“LC Addendum”) is made and entered into by and between HINES VAF NO CAL PROPERTIES, L.P., a
Delaware limited partnership (“Landlord”), and MERU NETWORKS, INC., a Delaware corporation (“Tenant”), and is dated as of the date of the Lease Agreement (“Lease”) by and between Landlord and Tenant to which this LC
Addendum is attached. The agreements set forth in this Letter of Credit Addendum shall have the same force and effect as if set forth in the Lease. To the extent the terms of this LC Addendum are inconsistent with the terms of the Lease, the terms
of this LC Addendum shall control. 
 1. Concurrently with Tenant’s execution of the Lease, Tenant shall deliver to
Landlord, as collateral for the full and faithful performance by Tenant of all of its obligations under the Lease and to compensate Landlord for all losses and damages Landlord may suffer as a result of any default by Tenant under the Lease, an
irrevocable and unconditional negotiable standby letter of credit (the “Letter of Credit”), in the form attached hereto as Exhibit 1 and containing the terms required herein, payable in the City of San Francisco, California, running
in favor of Landlord issued by a solvent, nationally recognized bank under the supervision of the Superintendent of Banks of the State of California, or a national banking association, in the amount of One Hundred Thousand Dollars ($100,000.00) (the
“Letter of Credit Amount”). The Letter of Credit shall be issued by a commercial bank acceptable to Landlord and (1) that is chartered under the laws of the United States, any State thereof or the District of Columbia, and which is
insured by the Federal Deposit Insurance Corporation; (2) whose long-term, unsecured and unsubordinated debt obligations are rated in the highest category by Moody’s Investors Service, Inc. (“Moody’s”) and
Standard & Poor’s Ratings Services (“S&P”) or their respective successors (the “Rating Agencies”) (which shall mean AAA from Moody’s and AAA from Standard & Poor’s); and (3) which has a
short term deposit rating in the highest category from the Rating Agencies (which shall mean P-1 from Moody’s and A-1 from S&P) (collectively, the “LC Issuer Requirements”). Landlord hereby approves Silicon Valley Bank as the
initial issuer of the Letter of Credit. If at any time the LC Issuer Requirements are not met, or if the financial condition of such issuer changes in any other materially adverse way, as determined by Landlord in its reasonable discretion, then
Tenant shall within five (5) days of written notice from Landlord deliver to Landlord a replacement Letter of Credit which otherwise meets the requirements of this LC Addendum and that meets the LC Issuer Requirements (and Tenant’s failure
to do so shall, notwithstanding anything in this LC Addendum to the contrary, constitute a default by Tenant under the Lease for which there shall be no notice or grace or cure periods being applicable thereto other than the aforesaid five-day
period). Among other things, Landlord shall have the right under such circumstances to immediately, and without further notice to Tenant, present a draw under the letter of credit for payment and to hold the proceeds thereof. In the event the issuer
of the Letter of Credit is insolvent or is placed into receivership or conservatorship by the Federal Deposit Insurance Corporation, or any successor or similar entity, or if a trustee, receiver or liquidator is appointed for the issuer, then,
effective as of the date of such occurrence, the Letter of Credit shall be deemed to not meet the requirements of this Section, and, within five (5) business days thereof, then Tenant shall within five (5) business days of written notice
from Landlord deliver to Landlord a replacement Letter of Credit which otherwise meets the requirements of this LC Addendum and that meets the LC Issuer Requirements (and Tenant’s failure to do so shall, notwithstanding anything in this LC
Addendum or Lease to the contrary, constitute a default by Tenant under the Lease for which there shall be no notice or grace or cure periods being applicable thereto other than the aforesaid five-day period); or, alternatively, Tenant shall, within
such five business day period deliver cash to Landlord in the amount required above. The Letter of Credit shall be (i) at sight, irrevocable and unconditional, (ii) maintained in effect, whether through replacement, renewal or extension,
for the period from the Commencement Date and continuing until the date (the “LC Expiration Date”) which is one hundred twenty (120) days after the Lease Expiration Date, and Tenant shall deliver a new Letter of Credit or certificate
of renewal or extension to Landlord at least thirty (30) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) subject to the International Standby Practice
(1998 Revision) International Chamber of Commerce Publication #590, (iv) fully assignable by Landlord, and (v) permit partial draws. In addition to the foregoing, the form of the Letter of Credit shall be as set forth in Exhibit 1 attached
hereto or otherwise acceptable to Landlord and the terms of the Letter of Credit (and the bank issuing the same (the “Bank”)) shall be acceptable to Landlord, in Landlord’s sole discretion, and shall provide, among other things, in
effect that: (A) Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit (1) upon the presentation to the Bank of Landlord’s (or Landlord’s then managing
agent’s) written statement that such amount is due to Landlord under the terms and conditions of the Lease, or (2) in the event Tenant, as applicant, shall have failed to provide to Landlord a new or renewal Letter of Credit satisfying the
terms of this LC Addendum at least thirty (30) days prior to the expiration of the Letter of Credit then held by Landlord, it being understood that if Landlord or its managing agent be a limited liability company, corporation, partnership or
other entity, then such statement shall be signed by a managing member (if a limited liability company), an officer (if a corporation), a general partner (if a partnership), or any authorized party (if another entity) and (B) the Letter of
Credit will be honored by the Bank without inquiry as to the accuracy thereof and regardless of whether Tenant disputes the content of such statement. 

        2. The Letter of Credit shall also provide that Landlord may, at any time and without notice to Tenant
and without first obtaining Tenant’s consent thereto, transfer all or any portion of its interest in and to the Letter of Credit to another party, person or entity, only if such transfer is a part of the assignment by Landlord of its rights and
interests in and to the Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Letter of Credit, in whole or in part (or cause a substitute letter of credit to be delivered, as applicable) to the
transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or
any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and submit to the Bank such applications, documents and
instruments as may be necessary to effectuate such transfer and, Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 

3. If, as result of any application or use by Landlord of all or any part of the Letter of Credit, the amount of the Letter of Credit
shall be less than the Letter of Credit Amount, Tenant shall, within five (5) business days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency (or a replacement letter of credit

  

 Addendum 2, Page 1 

 
in the total Letter of Credit Amount), and any such additional (or replacement) letter of credit shall comply with all of the provisions of this LC Addendum, and if Tenant fails to comply with
the foregoing, notwithstanding anything to the contrary contained in Section 18 of the Lease, the same shall constitute an incurable default by Tenant. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of
Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of
Credit expires earlier than the LC Expiration Date, a renewal thereof or substitute letter of credit, as applicable, shall be delivered to Landlord not later than thirty (30) days prior to the expiration of the Letter of Credit, which shall be
irrevocable and automatically renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its reasonable discretion. However, if the Letter
of Credit is not timely renewed or a substitute letter of credit is not timely received, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this LC Addendum, Landlord shall have the right
to present the Letter of Credit to the Bank in accordance with the terms of this LC Addendum, and the proceeds of the Letter of Credit may be applied by Landlord for Tenant’s failure to fully and faithfully perform all of Tenant’s
obligations under this Lease and against any Rent payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result
of any default by Tenant under this Lease. Any unused proceeds shall be held by Landlord and applied as provided in this LC Addendum and need not be segregated from Landlord’s other assets. 

4. Tenant hereby acknowledges and agrees that Landlord is entering into the Lease in material reliance upon the ability of Landlord to
draw upon the Letter of Credit in the event Tenant fails to fully and faithfully perform all of Tenant’s obligations under this Lease and to compensate Landlord for all losses and damages Landlord may suffer as a result of the occurrence of any
default on the part of Tenant under the Lease and Landlord may, at any time, but without obligation to do so, and without notice, draw upon the Letter of Credit, in part or in whole, for such purposes. Tenant agrees not to interfere in any way with
payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to
Landlord’s right to draw from the Letter of Credit. No condition or term of the Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of
Credit in a timely manner. Tenant agrees and acknowledges that Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof and that, in the event Tenant becomes a debtor under any chapter of the Federal Bankruptcy
Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the
Federal Bankruptcy Code. Landlord shall be entitled to draw upon the Letter of Credit and to apply the proceeds of the Letter of Credit against any unpaid rent or lease rejection damages sustained by Landlord in the event that Tenant (i) makes
a general assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy or suffers the filing of an involuntary petition by creditors, or (iii) suffers the appointment of a receiver to take possession of all or
substantially all of its assets. 
 5. Landlord and Tenant acknowledge and agree that in no event or circumstance shall the
Letter of Credit or any renewal thereof or substitute therefor be (i) deemed to be or treated as a “security deposit” within the meaning of California Civil Code Section 1950.7, (ii) subject to the terms of such
Section 1950.7, or (iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto (A) recite that the Letter of Credit is not intended to serve as a security deposit and
such Section 1950.7 and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”) shall have no applicability or relevancy thereto and (B) waive any and all
rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. 

“Landlord”: 
  

																			
	HINES VAF NO CAL PROPERTIES, L.P.,	  	
	a Delaware limited partnership	  		  	
			
	By:	  	Hines VAF No Cal Properties GP LLC,	  	
		  	its general partner	  		  	
				
		  	By:	  	Hines VAF No Cal Mezz, L.P.,	  	
		  		  	its sole member	  	
					
		  		  	By:	  	Hines VAF No Cal Mezz GP LLC,	  	
		  		  		  	its general partner	  	
						
		  		  		  	By:	  	Hines VAF Northern California, L.P.,	  	
		  		  		  		  	its sole member	  	
							
		  		  		  		  	By:	  	Hines VAF Northern California GP LLC,	  	
		  		  		  		  		  	its general partner	  	
									
		  		  		  		  		  	By:	  	  
	  		  	
		  		  		  		  		  	Name:	  	James C. Buie	  		  	
		  		  		  		  		  	Title:	  	Executive Vice President	  		  	

 [SIGNATURES CONTINUE ON NEXT PAGE] 

 

 Addendum 2, Page 2 

 [SIGNATURES CONTINUED FROM PRIOR PAGE] 

“Tenant”: 
  

			
	MERU NETWORKS, INC.,
	a Delaware corporation
		
	 By:
	 	  

	 Name:
	 	  

	 Its:
	 	  

		
	 By:
	 	  

	 Name:
	 	  

	 Its:
	 	  

  

 Addendum 2, Page 3 

 EXHIBIT 1 TO LC ADDENDUM 

 

					
		 	  
	 	
		 	  
	 	
		 	  
	 	
		 	  
	 	
			
		 	Contact Phones:
                                         
   	 	

 IRREVOCABLE STANDBY LETTER OF CREDIT 

 

					
		  		  	
	                    , 20    	  		  	Our irrevocable standby Letter of Credit:
	Beneficiary:	  		  	No.
                                         
                       
	[LANDLORD ENTITY AND ADDRESS]	  		  	Applicant:
	                             
                                   	  		  	                             
                                   
	                             
                                   	  		  	                             
                                   
	                             
                                   	  		  	 Amount: Exactly USD $100,000.00 (One Hundred Thousand and No/100 Dollars)

Final Date of Expiration: July 31, 2015 [INSERT DATE WHICH IS 120 DAYS AFTER LEASE EXPIRATION DATE]

		  		  
		  		  
		  		  

 We (the “Bank”) hereby issue our irrevocable standby Letter of Credit
No.                              in Beneficiary’s favor for the account of the
above-referenced Applicant, in the aggregate amount of exactly USD $100,000. 
 This Letter of Credit is available with us at our above office
by presentation of your draft drawn on us at sight bearing the clause: “Drawn under
                             [INSERT NAME OF BANK] Letter of Credit
No.                             ” and accompanied by the following: 

1. Beneficiary’s signed certification purportedly signed by an authorized officer or agent stating: 

(A) “ Beneficiary, as landlord, is now entitled to draw upon this Letter of Credit pursuant to the terms and conditions of that
certain Lease Agreement dated April 29, 2010 for premises located at 894 Ross Drive, Sunnyvale, California”; or 
 (B)
“The Bank has notified us that this Letter of Credit will not be extended beyond the current expiration date of this Letter of Credit and Applicant has not delivered to Beneficiary at least thirty (30) days prior to the current expiration
of this Letter of Credit a replacement Letter of Credit satisfactory to Beneficiary.” 
 2. The original of this Letter of
Credit. 
 Special conditions: 

Partial draws under this Letter of Credit are permitted. Notwithstanding anything to the contrary contained herein, this Letter of Credit
shall expire permanently without renewal on                      [INSERT DATE WHICH IS 120 DAYS AFTER LEASE EXPIRATION DATE].

 This Letter of Credit shall be automatically extended for an additional period of one (1) year, without amendment, from
the present or each future expiration date but in any event not beyond              [INSERT DATE WHICH IS 120 DAYS AFTER LEASE EXPIRATION DATE] which shall be the final
expiration date of this Letter of Credit, unless, at least thirty (30) days prior to the then current expiration date we notify you by registered mail/overnight courier service at the above address that this Letter of Credit will not be
extended beyond the current expiration date. 
 We hereby agree with you that all drafts drawn under and in compliance with the
terms of this Letter of Credit will be duly honored upon presentation to us of the documents described in Paragraph 1 above on or before the expiration date of this Letter of Credit, without inquiry as to the accuracy thereof and regardless of
whether Applicant disputes the content of any such documents or certifications. 
         This Letter
of Credit is transferable and any such transfer may be effected by us, provided that you deliver to us your written request for transfer in form and substance reasonably satisfactory to us. Beneficiary may, at any time and without notice to
Applicant and without first obtaining Applicant’s consent thereto, transfer all or any portion of Beneficiary’s interest in and to the Letter of Credit to another party, person or entity, regardless of whether or not such transfer is
separate from or as a part of the assignment by Beneficiary of Beneficiary’s rights and interests in and to the Lease. The original of this Letter of Credit together with any amendments thereto must accompany any such transfer request.

 Except so far as otherwise expressly stated, this documentary credit is subject to the International Standby Practice (1998
Revision), International Chamber Of Commerce Publication No. 590. 
  

			
	By:	 	  

		 	Authorized signature

 Please direct any
correspondence including drawing or inquiry quoting our reference number to the 
  

 Addendum 1, Page 1 

 
above referenced address. 
  

 Addendum 1, Page 2Employment Agreement with Laura Alber

 Exhibit 10.1 

 
  

LAURA ALBER EMPLOYMENT AGREEMENT 

This Agreement is entered into effective as of May 26, 2010 (the “Effective Date”) by and between Williams-Sonoma, Inc.
(the “Company”) and Laura Alber (“Executive”). 

1.        Duties and Scope of Employment. 

(a)        Position and Duties.   As of the Effective Date, Executive will
serve as President and Chief Executive Officer of the Company, reporting to the Company’s Board of Directors (the “Board”). Executive will render such business and professional services in the performance of her duties, consistent
with Executive’s position within the Company, as shall reasonably be assigned to her by the Board. Executive’s duties and responsibilities may be altered, modified and changed as the Board deems appropriate. Subject to stockholder
approval, Executive will also become a member of the Board on the Effective Date. 

(b)        Obligations.   During the Term, Executive will perform her duties
faithfully and to the best of her ability and will devote her full business efforts and time to the Company. For the duration of the Term, Executive agrees not to engage in any other employment, occupation, consulting or business activity for any
direct or indirect remuneration without the prior approval of the Board; provided, however, that, Executive may engage in charitable, community service and industry association activities and may manage her own finances, so long as those activities
do not materially interfere with the performance of her duties under this Agreement or her fiduciary duty to the Company, as determined by the Board. During the first two years following the Effective Date, Executive may not serve on the board of
directors (or board committees) of any for-profit corporations without the prior approval of the Board. On and after the second anniversary of the Effective Date, and upon notice to the Board, Executive may serve on the board of directors (and board
committees) of not more than one other for-profit corporation, so long as those activities do not materially interfere with the performance of her duties under this Agreement or her fiduciary duty to the Company, as determined by the Board.

 (c)        Conflicting Employment.   If the Board approves
Executive’s engagement in other employment, occupation, consulting or business activity pursuant to Section 1(b), Executive agrees that, while employed by the Company, such employment, occupation, consulting or business activity will not
be directly related to the business in which the Company is now involved or becomes involved during the term of Executive’s employment, nor will Executive engage in any other activities that conflict with Executive’s obligations to the
Company. 
 2.        Term.   This Agreement will commence on the
Effective Date and will remain in effect for three years following the Effective Date; provided, however that the term of this Agreement shall automatically be extended for one year following the three-year anniversary of the Effective Date unless
either party notifies the other in writing or by e-mail that the term shall not be extended, with such notice provided at least one hundred and twenty days prior to the third anniversary of the Effective Date; provided, further, that Section 6
of this Agreement shall survive the lapse of the term of this Agreement and shall be binding on both parties with respect to any termination of Executive’s employment triggering severance benefits under Section 6 that occurs

 
prior to the lapsing of the term of this Agreement. Notwithstanding the foregoing, the parties agree that Executive’s employment with the Company will be “at-will” employment and
may be terminated by the Company at any time with or without cause. Executive understands and agrees that neither her job performance nor promotions, commendations, bonuses or the like from the Company give rise to or in any way serve as the basis
for continuation, modification, amendment, or extension, by implication or otherwise, of her employment with the Company. However, as described in this Agreement, Executive may be entitled to severance benefits depending on the circumstances of
Executive’s termination of employment with the Company as expressly provided in Section 6 of this Agreement. 

3.        Compensation. 

(a)      Base Salary.   The Company will pay Executive as compensation for her services,
a base salary at the annualized rate of $975,000 (the “Base Salary”). The Base Salary will be paid periodically in accordance with the Company’s normal payroll practices and is subject to lawfully required withholdings. Adjustments to
the Base Salary may be made in the sole discretion of the Compensation Committee of the Board. 

(b)      Target Incentive Plan.   Executive will be eligible to participate in the
Company’s 2001 Incentive Bonus Plan, and to receive such annual bonuses as are payable under that plan. 

4.        Employee Benefits.   Executive will continue to be entitled to
participate in the employee benefit plans currently and hereafter maintained by the Company of general applicability to other senior executives of the Company, including, without limitation, the Company’s group medical, dental, vision,
disability, life insurance, vacation and flexible-spending account plans and programs. The Company reserves the right to cancel or change the benefit plans and programs it offers to its employees at any time. 

The Company shall reimburse (or directly pay) reasonable attorney’s fees incurred by the Executive in connection with (a) the
negotiation and review of this Agreement in an amount not to exceed $15,000 and (b) the review and documentation of Executive’s exit arrangements upon termination of her employment in an amount not to exceed $15,000. 

5.        Equity.   Executive will be eligible to receive equity compensation
awards as the Compensation Committee of the Board deems appropriate. 

6.        Severance. 

(a)      Involuntary Termination Without Cause; Voluntary Termination for Good Reason; Death or
Disability Terminations Outside of a Change of Control.   If Executive’s employment with the Company (i) is terminated involuntarily by the Company without Cause (as defined in this Agreement), (ii) voluntarily by
Executive for Good Reason (as defined in this Agreement), or (iii) subject to Section 6(a)(viii), due to Executive’s death or Disability (as defined in this Agreement), in each case subject to Executive (or Executive’s estate, in
the event of Executive’s death) signing and not revoking a release of claims in favor of the Company 
  

 2 

 
substantially in the form attached as Exhibit A to this Agreement, the Company shall provide severance pay and benefits, subject to certain conditions, as follows: 

(i)        Base Salary.   The Company shall provide monetary severance to
Executive equal to twenty-four (24) months’ of Base Salary. Such severance (“Severance Payments”) shall be paid over twenty-four months from the date of employment termination (the “Severance Period”) in accordance with
the payroll schedule applicable to active officers of the Company (subject to the timing provisions of Sections 6(a)(xi) and 13) of this Agreement). 

(ii)        Bonus.   If Executive has a triggering termination in 2010, she
shall receive an amount equal to two hundred percent of her annual bonus received in the last twelve (12) months. If Executive has a triggering termination in 2011, she shall receive an amount equal to two hundred percent of her average annual
bonus received in the last twenty-four (24) months. If Executive has a triggering termination in 2012 or later, she shall receive an amount equal to two hundred percent of her average annual bonus received in the last thirty-six
(36) months. In any such case, the amount paid shall not be pro-rated. 

(iii)        Continued Employee Benefits.   In lieu of continued employee
benefits (other than as statutorily required, such as COBRA continuation coverage as required by law), Executive shall receive payments of three thousand dollars ($3,000) per month for eighteen (18) months from the date of employment
termination in accordance with the payroll schedule applicable to active officers of the Company (subject to the timing provisions of Sections 6(a)(xi) and 13 of this Agreement). 

(iv)        Service-Based Equity Vesting Acceleration.   Any outstanding equity
compensation awards that vest solely based upon Executive’s continued service with the Company shall immediately accelerate vesting as to the number of shares that would have otherwise vested had Executive remained employed by the Company for
eighteen months following Executive’s termination date. This includes equity compensation awards with a mixture of performance-based vesting and service-based vesting provisions as to which the performance period has ended on or prior to
Executive’s employment termination date. If, however, any such vesting acceleration does not result in any additional vesting due to a cliff-vesting provision of more than one year, such awards shall vest as if the grant was initially subject
to ratable monthly vesting over the entire vesting period, with an additional accelerated vesting of eighteen months added on to such-pro-rated vesting. Any such awards will otherwise remain subject to the terms of the applicable stock plan, grant
and/or agreement. 
 EXAMPLE 1 - RSUs: Executive is granted an RSU covering 100,000 shares that are scheduled to vest as
to 100% of the covered shares on the fourth anniversary of the grant date, subject to Executive’s continued service with the Company. One year following the grant date, Executive’s employment terminates such that accelerated vesting under
this Agreement is triggered. Because of the four-year cliff vesting provision, the eighteen month vesting acceleration would normally not result in any additional RSU vesting. Accordingly, the RSU is treated instead as if it was initially subject to
monthly vesting over the full four-year vesting period. Because of this, eighteen months of vesting acceleration are added to the twelve months of service that Executive had completed since the RSU grant date. This results in a total of thirty
months of vesting. Because 
  

 3 

 
thirty months is 62.5% of the original forty-eight month vesting period, the RSU becomes vested as to 62.5% of the total shares. Therefore, Executive vests in 62,500 of the total 100,000 RSU
shares by virtue of this Agreement’s vesting acceleration provisions. The remaining 37,500 RSU shares are forfeited. 

EXAMPLE 2 - SSARs: Executive is granted an SSAR covering 100,000 shares that vests as to 25% of the covered shares on each
anniversary of the grant date, so as to be 100% vested on the fourth anniversary of the grant date, subject to Executive’s continued service with the Company. Twenty-seven months following the grant date, Executive’s employment terminates
such that accelerated vesting under this Agreement is triggered. Accordingly, the SSAR receives eighteen months’ accelerated vesting so that it vests the same as if Executive had remained employed for 45 months following the grant date.
Therefore, Executive vests in an additional 25,000 of the SSAR shares by virtue of this Agreement’s vesting acceleration provisions. This provides Executive with a total of 75,000 vested SSAR shares. The remaining 25,000 SSAR shares are
forfeited. 
 (v)        Performance-Based Equity Vesting
Acceleration.   Any outstanding equity compensation awards that vest based upon achieving performance milestones shall remain outstanding through the date upon which the Compensation Committee of the Board certifies the extent to which
the performance milestones have been achieved. This includes equity compensation awards with a mixture of performance-based vesting and service-based vesting provisions as to which the performance period has not ended on or prior to Executive’s
employment termination date. These awards shall be paid out, subject to the attaining the applicable performance milestones, to the same extent and at the same time as if Executive had remained employed by the Company through the eighteen month
period following Executive’s termination date, without any downward discretionary adjustments by the Compensation Committee. These payouts are subject to the timing provisions of Sections 6(a)(xi) and 13 of this Agreement. To the extent,
however, that any such vesting acceleration does not result in any additional vesting due to a cliff-vesting provision of more than one year, such award(s) shall vest as if the grant was initially subject to ratable monthly vesting over the entire
vesting period with the additional accelerated vesting of eighteen months added on to such pro-rated vesting. This vesting shall always be subject to attaining the performance milestones, even if the performance period extends more than eighteen
months following Executive’s employment termination date. Any such awards will otherwise remain subject to the terms of the applicable stock plan, grant and/or agreement. 

EXAMPLE: Executive is granted an RSU covering 100,000 shares that are scheduled to vest as to 100% of the covered shares on the
fourth anniversary of the grant date, subject to Executive’s continued service with the Company and subject to the Company meeting specified performance goals over the same four-year period. One year following the grant date, Executive’s
employment terminates such that accelerated vesting under this Agreement is triggered. Four years and one month following the grant date, the Compensation Committee certifies that the performance metric has been achieved such that a 50% payout is
merited (i.e., if Executive had remained employed through the entire four year period, Executive would have received 50,000 shares). Because of the four-year cliff vesting provision, the eighteen month vesting acceleration would normally not result
in any additional RSU vesting. Accordingly, the RSU is treated instead as if it was initially subject to monthly vesting over the full four-year vesting period, but is still subject to the performance vesting condition. Because of this, eighteen
months of vesting 
  

 4 

 
acceleration are added to the twelve months of service that Executive had completed since the RSU grant date. This results in a total of thirty months of vesting. Because thirty months is 62.5%
of the original forty-eight month vesting period, the RSU becomes vested as to 62.5% of the shares that are eventually earned by virtue of Company performance. If the performance metrics had been fully achieved, that would have resulted in Executive
vesting in 62,500 shares. Because, however, the Company performance reduced the initial grant by 50%, Executive vests in 31,250 RSU shares by virtue of this Agreement’s vesting acceleration provisions. The remaining 68,750 RSU shares are
forfeited. 
 (vi)        Change in Control.   If Executive is
entitled to severance benefits arising from termination of employment in connection with a change of control of the Company under another agreement with the Company, compensation and benefits under that change of control agreement, if greater in the
aggregate than those provided in this Agreement, shall be in lieu of and not in addition to severance benefits compensation under this Section 6; provided, however, that notwithstanding the foregoing, Executive shall remain entitled to
reimbursement of legal expenses incurred in the review and documentation of Executive’s exit arrangements upon termination of her employment in an amount not to exceed $15,000, as provided in Section 4 of this Agreement. Moreover,
severance payments and benefits paid under this Section 6 shall be in lieu of any severance payments or benefits under any of the Company’s welfare benefit plans. 

(vii)       Code of Conduct.   Notwithstanding the foregoing, the Company’s
obligation to make severance payments, pay bonus payments, provide benefits and vest equity compensation under this Section 6 is expressly conditioned upon Executive’s ongoing compliance with the provisions of the Company’s Corporate
Code of Conduct. In the event Executive breaches the terms of the Corporate Code of Conduct, the Company’s obligations under this Section 6 shall automatically terminate, without any notice to Executive. 

(viii)      No Mitigation.   If Executive’s employment with the Company is
terminated due to Executive’s death or Disability, any severance payments due under Section 6(a)(i) (Base Salary) and Section 6(a)(ii) (Bonus) shall be reduced by the amount of any life insurance or disability insurance payments or
proceeds under Company-paid insurance programs or policies (or the Company-paid portion of such Company-sponsored insurance programs or policies, if such programs or policies are not fully Company-paid). Except as provided by the foregoing sentence,
the Executive shall not be required to mitigate the amount of any severance payments or benefits provided for under this Agreement by seeking other employment nor shall any amounts to be received by the Executive under this Agreement be reduced by
any other compensation earned. 
 (ix)       Tax Withholding.   The Company
shall be entitled to withhold from any payments made to Executive under this Section 6 any amounts required to be withheld by applicable federal, state or local tax law. 

(x)        Work with Competitors.   If at any time during the period commencing
on Executive’s termination date and ending on the latest date that any amount is payable to Executive under this Section 6, Executive accepts other employment or professional relationship with a competitor of the Company (defined as either
(i) another company primarily engaged in retail sales of products for the home or (ii) any retailer with retail products for the home sales in excess of 

 

 5 

 
$100 million annually (either (i) or (ii), a ”Competitor”)), or if Executive breaches her remaining obligations to the Company (e.g., her duty to protect confidential information
and intellectual property and her duties not to solicit under the Company’s Corporate Code of Conduct), then the Company’s obligations under this Section 6 will cease such that Executive will not be entitled to any further payments or
benefits under that Section. 
 (xi)       Release of Claims.   Receipt of
the severance payments and benefits specified in this section 6 shall be contingent on Executive’s (or Executive’s estate, in the event of Executive’s death) execution of a full release of all claims against the Company in
substantially the form attached to this Agreement as Exhibit A, and the lapse of any statutory period for revocation, and such release becoming effective in accordance with its terms within fifty-two (52) days following the termination
date. Any severance payment to which Executive otherwise would have been entitled during such fifty-two (52) day period shall be paid by the Company in cash and in full arrears on the fifty-third
(53d) day following Executive’s employment
termination date or such later date as is required to avoid the imposition of additional taxes under Internal Revenue Section 409A (“Section 409A”). 

(xii)      Non-Disparagement.   While employed by the Company and for a period of
twenty-four (24) months commencing on the date upon which Executive’s employment terminates, (i) Executive agrees that she shall not make any statements that disparage the Company, its products, services, officers, employees, members
of its Board, advisers or other business contacts, and (ii) the Company agrees that members of its Board and the Company’s officers holding the title of Executive Vice President or above shall not make any statements that disparage
Executive. Executive acknowledges and agrees that upon her breach in any material respect of this nondisparagement provision, the Company’s obligations under this Section 6 will cease such that Executive will not be entitled to any further
payments or benefits under that Section. 
 (b)          Voluntary
Termination Other than for Good Reason, Death or Disability; Termination for Cause.   If Executive’s employment with the Company terminates voluntarily by Executive other than for Good Reason, or other than pursuant to
Executive’s Death or Disability, or for Cause by the Company, then (i) all vesting of any equity compensation held by Executive will terminate immediately and all payments of compensation by the Company to Executive will terminate
immediately (except as to amounts already earned, including unused and accrued vacation); and (ii) Executive shall not be eligible for severance or other benefits, except in accordance with any generally applicable Company plans or policies as
are then in effect. 
 7.        Change of Control Severance
Benefits.   It is contemplated that Executive will be provided certain enhanced severance benefits upon certain terminations of her employment relating to a change of control pursuant to a separate agreement or arrangement with the
Company to be finalized in 2010. Such agreement or arrangement will not, however, provide Executive with a tax gross-up with respect to golden parachute excise taxes she may incur under Internal Revenue Code Sections 280G and 4999. 

 

 6 

 8.        Definitions. 

(a)        Cause.   For purposes of this Agreement, “Cause” is
defined as (i) an act of dishonesty made by Executive in connection with Executive’s responsibilities as an employee, (ii) Executive’s conviction of or plea of nolo contendere to, a felony or any crime involving
fraud, embezzlement or any other act of moral turpitude, (iii) Executive’s gross misconduct, (iv) Executive’s unauthorized use or disclosure of any proprietary information or trade secrets of the Company or any other party to
whom Executive owes an obligation of nondisclosure as a result of Executive’s relationship with the Company; (v) Executive’s willful breach of any obligations under any written agreement or covenant with the Company or breach of the
Company’s Corporate Code of Conduct; or (vi) Executive’s continued failure to perform her employment duties after Executive has received a written demand of performance from the Board which specifically sets forth the factual basis
for the Board’s belief that Executive has not substantially performed her duties and has failed to cure such non-performance to the Company’s satisfaction within 30 days after receiving such notice. 

(b)        Disability.   For purposes of this Agreement, “Disability”
means Executive (i) is unable to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment which can be expected to result in death or can be expected to last for a continuous period of not
less than twelve (12) months, or (ii) is, by reason of any medically determinable physical or mental impairment which can be expected to last for a continuous period of not less than twelve (12) months, receiving income replacement
benefits for a period of not less than three (3) months under an accident and health plan covering Company employees. 

(c)        Good Reason.   For purposes of this Agreement, “Good
Reason” is defined as, without the Executive’s consent, (i) a reduction in the Executive’s Base Salary (except pursuant to a reduction generally applicable to senior executives of the Company), (ii) a material diminution of
Executive’s authority or responsibilities, (iii) a reduction of Executive’s title, (iv) Executive ceasing to report directly to the Board, or (v) the Board failing to re-nominate Executive for Board membership when her Board
term expires while she is employed by the Company. In addition, upon any such voluntary termination for Good Reason the Executive must provide written notice to the Company of the existence of the one or more of the above conditions within 90 days
of its initial existence and the Company must be provided with at least 30 days to remedy the condition. 

9.        Assignment.   This Agreement will be binding upon and inure to the
benefit of (a) the heirs, executors and legal representatives of Executive upon Executive’s death and (b) any successor of the Company. Any such successor of the Company will be deemed substituted for the Company under the terms of
this Agreement for all purposes. For this purpose, “successor” means any person, firm, corporation or other business entity which at any time, whether by purchase, merger or other, directly or indirectly acquires all or substantially all
of the assets or business of the Company. None of the rights of Executive to receive any form of compensation payable pursuant to this Agreement may be assigned or transferred except by will of the laws of descent and distribution. Any other
attempted assignment, transfer, conveyance or other disposition of Executive’s right to compensation or other benefits will be null and void. 
  

 7 

 10.      Notices.   All notices, requests,
demands and other communications called for under this Agreement shall be in writing and shall be deemed given (i) on the date of delivery if delivered personally, (ii) one (1) day after being sent by a well established commercial
overnight service, or (iii) four (4) days after being mailed by registered or certified mail, return receipt requested, prepaid and addressed to the parties or their successor at the following addresses, or at such other addresses as the
parties may later designate in writing: 
 If to the Company: 

Williams-Sonoma, Inc. 

3250 Van Ness Avenue 

San Francisco, CA 94109 

Attn:   General Counsel 

If to Executive: 

Laura Alber 

At the last residential address known to the Company 

11.      Severability.   In the event that any provision of this Agreement becomes or is
declared by a court of competent jurisdiction to be illegal, unenforceable or void, this Agreement will continue in full force and effect without that provision. 

12.      Mediation. 

(a)        General.   In the event of any claim or controversy between the
parties which the parties are unable to resolve themselves, including any claim arising out of Executive’s employment or the termination of that employment, and including any claim arising out of, connected with, or related to the formation,
interpretation, performance or breach of this Agreement, the complaining party shall promptly send written notice to the other party identifying the matter in dispute and the proposed remedy. Following the giving of such notice, the parties shall
meet and attempt in good faith to resolve the matter. In the event the parties are unable to resolve the matter within 21 calendar days, the parties shall submit the controversy to a mutually-selected mediator and attempt in good faith to resolve
the matter through mediation. 
 (b)        Availability of Injunctive
Relief.   The parties agree that they shall have the right to seek judicial relief in the form of injunctive and/or other equitable relief under the California Arbitration Act, Code of Civil Procedure section 1281.8(b), including but
not limited to relief for threatened or actual misappropriation of trade secrets, violation of this Agreement or the Confidentiality Agreement or any other agreement regarding trade secrets, confidential information, nonsolicitation or Labor Code
§2870. In the event either party seeks injunctive relief, the prevailing party shall be entitled to recover reasonable costs and attorneys’ fees. 

(c)        Administrative Relief.   Executive understands that this Agreement
does not prohibit Executive from pursuing an administrative claim with a local, state or federal administrative body such as the Department of Fair Employment and Housing, the Equal Employment Opportunity Commission or the workers’ compensation
board. 
  

 8 

 13.      Section 409A. 

(a)        Notwithstanding anything to the contrary in this Agreement, no Deferred Compensation
Separation Benefits payable under this Agreement will be considered due or payable until and unless Executive has a “separation from service” within the meaning of Section 409A of the U.S. Internal Revenue Code of 1986, as amended and
the final regulations and any guidance promulgated under Section 409A, as each may be amended from time to time (together, “Section 409A”). Notwithstanding anything to the contrary in this Agreement, if Executive is a “specified
employee” within the meaning of Section 409A at the time of Executive’s “separation from service” other than due to Executive’s death, then any severance benefits payable pursuant to this Agreement and any other
severance payments or separation benefits, that in each case when considered together may be considered deferred compensation under Section 409A (together, the “Deferred Compensation Separation Benefits”) and are otherwise due to
Executive on or within the six (6) month period following Executive’s “separation from service” will accrue during such six (6) month period and will instead become payable in a lump sum payment on the date six
(6) months and one (1) day following the date of Executive’s “separation from service.” All subsequent Deferred Compensation Separation Benefits, if any, will be payable in accordance with the payment schedule applicable to
each payment or benefit. Each payment and benefit payable under this Agreement is intended to constitute separate payments for purposes of Section 1.409A-2(b)(2) of the Treasury Regulations. 

(b)        Notwithstanding anything to the contrary in this Agreement, if Executive dies
following her “separation from service” but prior to the six (6) month anniversary of the date of her “separation from service,” then any Deferred Compensation Separation Benefits delayed in accordance with this Section will
be payable in a lump sum as soon as administratively practicable after the date of Executive’s death, but not later than ninety (90) days after the date of Executive’s death, and all other Deferred Compensation Separation Benefits
will be payable in accordance with the payment schedule applicable to each payment or benefit. 

(c)        Payments reimbursable under Section 4 of this Agreement for attorney’s fees
incurred in connection with the review and documentation of Executive’s exit arrangements upon termination of her employment may not be incurred beyond the last day of the second calendar year following the calendar year in which
Executive’s separation from service occurred, and will be reimbursed to (or directly paid on behalf of) Executive no later than the last day of the third calendar year following the calendar year in which Executive’s separation from
service occurred. 
 (d)        It is the intent of this Agreement to comply with the
requirements of Section 409A so that none of the severance payments and benefits to be provided under this Agreement will be subject to the additional tax imposed under Section 409A, and any ambiguities in this Agreement will be
interpreted to so comply. The Company and Executive agree to work together in good faith to consider amendments to this Agreement and to take such reasonable actions which are necessary, appropriate or desirable to avoid imposition of any additional
tax or income recognition under Section 409A prior to actual payment to Executive. 

14.      Existing Agreements.   This Agreement supersedes and replaces any prior severance
or retention plans, employment agreements and offer letters that Executive may have entered into 
  

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with the Company prior to the Effective Date, including without limitation the employment agreement entered into by and between Executive and the Company as of March 19, 2001 and the
Amendment to Employment Agreement entered into as of November 11, 2008. 

15.        Integration.   This Agreement, Executive’s equity compensation
agreements with the Company, and the Corporate Code of Conduct by and between Executive and the Company represent the entire agreement and understanding between the parties as to the subject matter of this Agreement and supersede all prior or
contemporaneous agreements whether written or oral. No waiver, alteration, or modification of any of the provisions of this Agreement will be binding unless in writing and signed by duly authorized representatives of the parties to this Agreement.

 16.        Tax Withholding.   All payments made pursuant to this
Agreement will be subject to withholding of applicable taxes. 
 17.        Governing
Law.   This Agreement will be governed by the laws of the State of California (with the exception of its conflict of laws provisions). 

18.        Headings.   The headings of sections and subsections of this
Agreement are inserted for convenience only and shall not in any way affect the meaning or construction of this Agreement. 

19.        Acknowledgment.   Executive acknowledges that she has had the
opportunity to discuss this matter with and obtain advice from her private attorney, has had sufficient time to, and has carefully read and fully understands all the provisions of this Agreement, and is knowingly and voluntarily entering into this
Agreement. 
  

					
	EXECUTIVE	 	WILLIAMS-SONOMA, INC.
			
	/s/ Laura Alber	 	By	 	/s/ Adrian D.P. Bellamy
	Laura Alber	 		 	Adrian D.P. Bellamy
		
	Dated: June 11, 2010	 	Dated: June 11, 2010

  

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 EXHIBIT A 

WILLIAMS-SONOMA, INC./LAURA ALBER 

RELEASE OF CLAIMS 

This Release of Claims (“Agreement”) is made by and between Williams-Sonoma, Inc. (the “Company”) and Laura Alber
(“Executive”). 
 WHEREAS, Executive has agreed to enter into a release of claims in favor of the Company upon certain
events specified in the employment agreement by and between Company and Executive (the “Employment Agreement”). 
 NOW
THEREFORE, in consideration of the mutual promises made in this Agreement, the parties hereby agree as follows: 

1.        Termination.   Executive’s employment from the Company terminated
on                                  (the “Termination Date”).

 2.        Confidential Information.   Executive shall continue to
maintain the confidentiality of all confidential and proprietary information of the Company and shall continue to comply with the terms and conditions of the Company’s Code of Corporate Conduct. Executive shall return all the Company property
and confidential and proprietary information in her possession to the Company on the Effective Date of this Agreement. 

3.        Payment of Salary.   Executive acknowledges and represents that the
Company has paid all salary, wages, bonuses, accrued vacation, commissions and any and all other benefits due to Executive. 

4.        Release of Claims.   Executive agrees that the foregoing consideration
represents settlement in full of all outstanding obligations owed to Executive by the Company. Executive, on behalf of herself, and her respective heirs, family members, executors and assigns, hereby fully and forever releases the Company and its
past, present and future officers, agents, directors, employees, investors, shareholders, administrators, affiliates, divisions, subsidiaries, parents, predecessor and successor corporations, and assigns, from, and agrees not to sue or otherwise
institute or cause to be instituted any legal or administrative proceedings concerning any claim, duty, obligation or cause of action relating to any matters of any kind, whether presently known or unknown, suspected or unsuspected, that she may
possess arising from any omissions, acts or facts that have occurred up until and including the Effective Date of this Agreement including, without limitation, 

4.1      any and all claims relating to or arising from Executive’s employment relationship with the
Company and the termination of that relationship; 

 4.2      any and all claims relating to, or arising from,
Executive’s right to purchase, or actual purchase of shares of stock of the Company, including, without limitation, any claims for fraud, misrepresentation, breach of fiduciary duty, breach of duty under applicable state corporate law, and
securities fraud under any state or federal law; 
 4.3      any and all claims for wrongful
discharge of employment; termination in violation of public policy; discrimination; breach of contract, both express and implied; breach of a covenant of good faith and fair dealing, both express and implied; promissory estoppel; negligent or
intentional infliction of emotional distress; negligent or intentional misrepresentation; negligent or intentional interference with contract or prospective economic advantage; unfair business practices; defamation; libel; slander; negligence;
personal injury; assault; battery; invasion of privacy; false imprisonment; and conversion; 

4.4      any and all claims for violation of any federal, state or municipal statute, including, but not
limited to, Title VII of the Civil Rights Act of 1964, the Civil Rights Act of 1991, the Age Discrimination in Employment Act of 1967, the Americans with Disabilities Act of 1990, the Fair Labor Standards Act, the Employee Retirement Income Security
Act of 1974, The Worker Adjustment and Retraining Notification Act, the California Fair Employment and Housing Act, and Labor Code section 201, et seq. and section 970, et seq. and all amendments to each such Act as well as the
regulations issued under each such Act; 
 4.5      any and all claims for violation of the
federal, or any state, constitution; 
 4.6      any and all claims arising out of any other laws
and regulations relating to employment or employment discrimination; and 
 4.7      any and all
claims for attorneys’ fees and costs, except as specifically set forth in the Employment Agreement. 
 Executive agrees that the release
set forth in this section shall be and remain in effect in all respects as a complete general release as to the matters released. This release does not extend to any severance obligations due Executive under the Employment Agreement. Nothing in this
Agreement waives Executive’s rights to indemnification or any payments under any fiduciary insurance policy, if any, provided by any act or agreement of the Company, state or federal law or policy of insurance. 

5.        Acknowledgment of Waiver of Claims under ADEA.   Executive
acknowledges that she is waiving and releasing any rights she may have under the Age Discrimination in Employment Act of 1967 (“ADEA”) and that this waiver and release is knowing and voluntary. Executive and the Company agree that this
waiver and release does not apply to any rights or claims that may arise under the ADEA after the Effective Date of this Agreement. Executive acknowledges that the consideration given for this waiver and release Agreement is in addition to anything
of value to which Executive was already entitled. Executive further acknowledges that she has been advised by this writing that (a) she should consult with an attorney prior to executing this Agreement; (b) she has at least twenty-one
(21) days within which to consider this Agreement; (c) she has seven (7) days following the execution of this Agreement by the parties to revoke the Agreement; (d) this Agreement shall not be effective until the revocation period
has expired; and (e) nothing in this Agreement prevents or precludes Executive 
  

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from challenging or seeking a determination in good faith of the validity of this waiver under the ADEA, nor does it impose any condition precedent, penalties or costs for doing so, unless
specifically authorized by federal law. Any revocation should be in writing and delivered to the Vice-President of Human Resources at the Company by close of business on the seventh day from the date that Executive signs this Agreement. 

6.        Civil Code Section 1542.   Executive represents that she is not
aware of any claims against the Company other than the claims that are released by this Agreement. Executive acknowledges that she has been advised by legal counsel and is familiar with the provisions of California Civil Code 1542, below, which
provides as follows: 
 A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR
SUSPECT TO EXIST IN HER FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HER MUST HAVE MATERIALLY AFFECTED HER SETTLEMENT WITH THE DEBTOR. 

Executive, being aware of said code section, agrees to expressly waive any rights she may have under such code section, as well as under
any statute or common law principles of similar effect. 
 7.        No Pending or
Future Lawsuits.   Executive represents that she has no lawsuits, claims, or actions pending in her name, or on behalf of any other person or entity, against the Company or any other person or entity referred to in this Agreement.
Executive also represents that she does not intend to bring any claims on her own behalf or on behalf of any other person or entity against the Company or any other person or entity referred to herein. 

8.        Application for Employment.   Executive understands and agrees that,
as a condition of this Agreement, she shall not be entitled to any employment with the Company, its subsidiaries, or any successor, and she hereby waives any right, or alleged right, of employment or re-employment with the Company. 

9.        No Cooperation.   Executive agrees that she will not counsel or assist
any attorneys or their clients in the presentation or prosecution of any disputes, differences, grievances, claims, charges, or complaints by any third party against the Company and/or any officer, director, employee, agent, representative,
shareholder or attorney of the Company, unless under a subpoena or other court order to do so. 

10.      No Admission of Liability.   Executive understands and acknowledges that this
Agreement constitutes a compromise and settlement of disputed claims. No action taken by the Company, either previously or in connection with this Agreement shall be deemed or construed to be (a) an admission of the truth or falsity of any
claims heretofore made or (b) an acknowledgment or admission by the Company of any fault or liability whatsoever to the Executive or to any third party. 
  

 3 

 11.      Costs.   The parties shall each bear
their own costs, expert fees, attorneys’ fees and other fees incurred in connection with this Agreement, except as specifically set forth in the Employment Agreement. 

12.      Authority.   Executive represents and warrants that she has the capacity to act
on her own behalf and on behalf of all who might claim through her to bind them to the terms and conditions of this Agreement. 

13.      No Representations.   Executive represents that she has had the opportunity to
consult with an attorney, and has carefully read and understands the scope and effect of the provisions of this Agreement. Neither party has relied upon any representations or statements made by the other party which are not specifically set forth
in this Agreement. 
 14.      Severability.   In the event that any provision
hereof becomes or is declared by a court of competent jurisdiction to be illegal, unenforceable or void, this Agreement shall continue in full force and effect without said provision. 

15.      Entire Agreement.   This Agreement, along with the Code of Corporate Conduct and
Executive’s written equity compensation agreements with the Company, represents the entire agreement and understanding between the Company and Executive concerning Executive’s separation from the Company. 

16.      No Oral Modification.   This Agreement may only be amended in writing signed by
Executive and the Chairman of the Board of Directors of the Company. 
 17.      Governing
Law.   This Agreement shall be governed by the internal substantive laws, but not the choice of law rules, of the State of California. 

18.      Effective Date.   This Agreement is effective eight (8) days after it has
been signed by both parties. 
 19.      Counterparts.   This Agreement may be
executed in counterparts, and each counterpart shall have the same force and effect as an original and shall constitute an effective, binding agreement on the part of each of the undersigned. 

20.      Voluntary Execution of Agreement.   This Agreement is executed voluntarily and
without any duress or undue influence on the part or behalf of the parties to this Agreement, with the full intent of releasing all claims. The parties acknowledge that: 

20.1      They have read this Agreement; 

20.2      They have been represented in the preparation, negotiation, and execution of this Agreement by
legal counsel of their own choice or that they have voluntarily declined to seek such counsel; 

20.3      They understand the terms and consequences of this Agreement and of the releases it contains;

  

 4 

 20.4      They are fully aware of the legal and binding
effect of this Agreement. 
 IN WITNESS WHEREOF, the parties have executed this Agreement on the respective dates set forth below. 

 

							
		 		 	Williams-Sonoma, Inc.
				
	Dated:                    , 20    	 		 	By	 	  

			
		 		 	Laura Alber, an individual
			
	Dated:                     , 20    	 		 	  

 

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