Document:

Exhibit 10.19

 Exhibit 10.19 
  
 LEASE 
  
 RIVERSIDE CENTER 
  
 ROANOKE, VIRGINIA 
  
 THIS LEASE is made this 30th day of December 2005, by CARILION MEDICAL CENTER (hereinafter referred to as
“Landlord”) and LUNA INNOVATIONS INCORPORATED (hereinafter referred to as “Tenant”). 
  
 WITNESSETH 
  
 In consideration of the mutual agreements hereinafter set forth, the parties hereto mutually agree as follows: 
  
 1. Premises. Landlord hereby leases to Tenant, and Tenant
hereby leases from Landlord, for the term and upon the conditions hereinafter provided, that certain space in Suites 300 & 400, located on the 3rd and 4th floors of the office building to be constructed by Landlord at Phase 1 of Building #1 - Riverside Center, Roanoke, Virginia,
24014, (hereinafter referred to as the “Building”), which space shall consist of the entire 4th floor of
the Building and the portion of the 3rd floor identified by Tenant in writing to Landlord on or before June 1,
2006, provided that the total leased space shall consist of approximately 20,000 net rentable square feet (such space being hereinafter referred to as the “Premises”). The parties agree that a floor plan showing the Premises
shall be attached hereto as Exhibit A once the space has been identified by Tenant. 
  
 1A. Tenant’s Option and Right of First Refusal. If at any time hereafter, Landlord receives from a ready, willing and
able prospective tenant an acceptable bona fide offer, or makes a bona fide offer to such a prospective tenant, to lease all or a portion of the space on the third floor of the Building not leased to Tenant, Landlord shall give Tenant written notice
thereof, specifying term, rent of the proposed lease, accompanied by Landlord’s affidavit that such offer to lease is in good faith. Tenant shall thereupon have the prior option to lease the space at the rent rate covered by the offer, which
option Tenant may exercise by giving Landlord written notice within fifteen (15) days after Tenant’s receipt of Landlord’s notice of the offer. Should Tenant fail to exercise the right of first refusal within the time limits set forth
above or elect not to exercise said right, Landlord may lease the space to such third party and Tenant’s right of first refusal for space shall terminate. Notwithstanding the foregoing, Tenant shall have the option, at any time prior to
receiving notice from Landlord that Landlord has made or received a bona fide offer to lease all or a portion of the third floor of the Building not leased to Tenant, to lease all or a portion of such additional space. In the event Tenant notifies
Landlord in writing of its election to lease additional space on the third floor, the additional space shall be leased by Landlord to Tenant pursuant to the terms and conditions set forth herein and the parties agree to execute an amendment to this
Lease reflecting the lease of the additional space. 
  
 2.
Term and Renewal. The term of this Lease shall be for five years and commence on the later of: (i) the 1st day of September 2006 or (ii) the day the Landlord delivers to Tenant of a 

 
certificate of occupancy issued by the appropriate governmental authorities (provided the Building and Tenant’s Improvements are substantially
complete), permitting Tenant to take possession of the Premises. Landlord shall provide at least thirty (30) days prior notice to the Tenant of the anticipated Commencement Date and Landlord shall give Tenant access to the Premises during such
thirty (30) day period. In the event the Landlord has not substantially completed the Building, including Tenant’s Improvements, and delivered a certificate of occupancy to Tenant by January 1, 2007, Tenant may terminate this Lease
upon written notice to Landlord. 
  
 Landlord agrees that in the
event Tenant notifies Landlord in writing at least twelve (12) months prior to the end of the initial five year term that Tenant would like to renew this Lease for an additional five years, Landlord shall negotiate with Tenant in good faith for
a five year extension of this Lease. 
  
 3. Rent.
Tenant shall pay as base rent for the Premises at the rate of Twenty Four Dollars ($24.00) per square foot for the first year of the term, payable in advance, in equal monthly installments. The first monthly installment is to be made by Tenant
within two business days following the Commencement Date, and the second and all subsequent monthly payments to be made on the first day of each and every calendar month during the term hereof, beginning with the second full calendar month after the
Commencement Date. If the Commencement Date is a date other than the first day of a month, the rent from the Commencement Date until the first day of the following month shall be prorated at the rate of one-thirtieth (1/30th) or one-thirty first (1/31st), as applicable, of the base monthly rental for each day and that amount plus rent for the first full calendar month shall be paid by Tenant to Landlord within two business days following the
Commencement Date. Tenant shall pay rent to Landlord, or to such other party or at such other address as Landlord may designate from time to time by written notice to Tenant, without demand and without deduction, set-off or counterclaim, except as
expressly set forth herein. If Landlord shall at any time or times accept said rent after it shall become due and payable, such acceptance shall not excuse delay upon subsequent occasions, or constitute, or be construed as, a waiver of any or all of
Landlord’s rights hereunder. As reflected in the table set forth below, rent for the third, fourth and fifth years of the term shall increase by two percent (2%) over the rent paid during the preceding lease year (numbers based on 20,000
net rentable square feet). 
  

					
	 Year One
	  	$40,000.00 per month	  	$480,000.00 annually
	 Year Two
	  	$40,000.00 per month	  	$480,000.00 annually
	 Year Three
	  	$40,800.00 per month	  	$489,600.00 annually
	 Year Four
	  	$41,616.00 per month	  	$499,392.00 annually
	 Year Five
	  	$42,448.32 per month	  	$509,379.84 annually

  
 3A.
Rent Adjustment. Notwithstanding the provisions of Article 3, and after taking into account the various terms of each lease, Landlord agrees that the rent paid by Tenant shall never exceed the rent paid to Landlord by any other
tenant in the Building. In the event any space in the Building is leased to one or more third parties for less than Twenty Four Dollars ($24.00) per square foot, Landlord shall give immediate notice to Tenant. Tenant and Landlord shall jointly
choose a MIA real estate appraiser. The two leases and all relevant information including the cost of the tenant improvements shall be submitted to the appraiser for his review. Without sharing the details of the information submitted with Tenant,
the appraiser shall then be requested to evaluate 

  

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the relative financial value of the two landlord/tenant arrangement and then report back to Landlord and Tenant whether the new tenant is receiving a better
financial arrangement on a square foot basis. If the appraiser determines that the new tenant is receiving a better financial arrangement he shall then inform the Landlord and Tenant what adjustment would need to be made in Tenant’s rent to
make the two financial arrangements equivalent. That adjustment would then be implemented and the rent for the subsequent years of Tenant’s Term shall also be adjusted accordingly. Tenant acknowledges and agrees that the terms and conditions
set forth in this Article 3A shall not be triggered by, or apply to, any leased space containing less than 1,000 square feet, or wherein the tenant is Carilion Health System, its subsidiaries or the Carilion Biomedical Institute, and that this
Article 3A only applies to the Building and not any other buildings that may be constructed by Landlord in Riverside Center. 
  
 4. Use of Premises. Tenant will use and occupy the Premises following the Commencement Date solely for the conduct of Tenant’s business
and in accordance with the uses permitted under applicable zoning regulations. Tenant will not use or occupy the Premises for any unlawful purpose, and will comply with all present and future laws, ordinances, regulations, and orders of the United
States of America, State of Virginia, and any other public authority having jurisdiction over the Premises. It is expressly understood that if any present or future law, ordinance, regulation or order requires an occupancy permit for the Premises,
Tenant will obtain such permit at Tenant’s own expense. Tenant will have, together with other tenants in the Building, access to and use of all common areas and facilities of the Building. 
  
 5. Assignment and Subletting. Tenant will not assign, transfer
or encumber this Lease or the Premises without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed, nor shall any assignment or transfer of this Lease be effectuated by operation of law or
otherwise without prior written consent of the Landlord, which consent shall not be unreasonably withheld or delayed. If Tenant merges with a third party or if Tenant sells substantially all its assets Tenant may assign and/or transfer this Lease
after obtaining the written consent of the Landlord, which consent shall not be unreasonably withheld or delayed. Tenant may sublet or rent the Premises or any portion thereof only with the prior written consent of the Landlord, which consent shall
not be unreasonably withheld or delayed. In the event that Tenant defaults hereunder, Tenant hereby assigns to Landlord the rent due from any assignee or subtenant of Tenant and hereby authorizes each such subtenant to pay said rent directly to
Landlord. 
  
 6. Building and Improvements.
Landlord, at its sole cost and expense, shall cause the Building, of which the Premises are a part, to be constructed in accordance with the plans and specifications, including finishes, resubmitted to the Building Department of the City of Roanoke
on December 28, 2005, which plans and specifications are incorporated herein by reference (the “Plans and Specifications”). Landlord warrants to Tenant that the Building shall be constructed in a good and workmanlike manner,
substantially free of defects in workmanship and substantially in accordance with the Plans and Specifications; it being acknowledged by Tenant that Landlord may substitute materials of like-kind and quality without obtaining Tenant’s prior
written consent. Landlord shall promptly repair and replace any defects or deficiencies noted by Tenant to Landlord which arises as a result of the construction of the Building and not as a result of Tenant’s use of the Premises. 
  

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 Prior to the Commencement Date, Landlord shall complete construction of all requested Tenant improvements
according to Tenant’s plans and specifications as approved by Landlord, which approval shall be unreasonably withheld or delayed (“Tenant’s Improvements”). Landlord agrees that it shall pay an amount up to $25.00 per sq.
ft. for the construction of Tenant’s Improvements. Landlord agrees to contract directly with the party constructing the Building to complete Tenant’s Improvements, and Tenant shall be named as a third party beneficiary to such
contract. Landlord shall inform Tenant of any cost of Tenant’s Improvements that shall exceed the square foot allowance and Landlord will not begin the construction of Tenant’s Improvements without Tenant’s written approval. Landlord
shall not make any modifications to Tenant’s Improvements that would result in an additional cost in excess of the square foot allowance without the prior written consent of Tenant. In the event the cost of Tenant’s Improvements exceed the
square foot allowance paid by Landlord, Tenant shall reimburse Landlord the additional costs following Tenant’s receipt of written notice from Landlord evidencing that the additional costs have been paid. Tenant shall be free to make, with
Landlord’s consent, provided such consent shall not be unreasonably withheld or delayed, additional alterations, redecorations, or improvements in and to the Premises provided all of such alterations, redecorations, additions or improvements
conform to all applicable Building Codes of the City of Roanoke. If any mechanic’s lien is filed against the Premises, or the real property of which the Premises are a part, for work claimed to have been done directly for, or materials claimed
to have furnished directly to, Tenant, such mechanic’s lien shall be discharged by Tenant within twenty (20) days thereafter, at Tenant’s sole cost and expense, by the payment thereof or by filing any bond permitted by law. If Tenant
shall fail to discharge any such mechanic’s lien, Landlord may, at its option, discharge the same and treat the cost thereof as additional rent payable with the monthly installment of rent next becoming due; it being hereby expressly covenanted
and agreed that such discharge by Landlord shall not be deemed to waive, or release, the default of Tenant in not discharging the same. It is understood and agreed that in the event Landlord shall give its written consent to Tenant’s making any
alterations, decorations, or improvements, such written consent shall not be deemed to be an agreement or consent by Landlord to subject Landlord’s interest in the Premises, the Building or the real property upon which the Building is situated
to any mechanic’s liens which may be filed in respect of any such alterations, decorations, additions, or improvements made by or on behalf of Tenant. All alterations, decorations, additions or improvements, in or to the Premises or the
Building made by either party shall remain upon and be surrendered with the Premises as a part thereof at the end of the term hereof without disturbance, molestation or injury; provided, however, that if Tenant is not in default in the performance
of any of its obligations under this Lease, Tenant shall have the right to remove, prior to the expiration or termination of the term of this Lease, all movable furniture, furnishings, or equipment installed in the Premises at the expense of Tenant
(except carpeting which Tenant has installed, which shall become property of Landlord), and if such property of Tenant is not removed by Tenant prior to the expiration or termination of this Lease the same shall become the property of Landlord and
shall be surrendered with the Premises as a part thereof. 
  
 7.
Maintenance and Repair. Tenant shall suffer no waste or injury to the Premises or the fixtures and equipment therein, and shall, at the expiration or other termination of the term of this Lease, surrender up the Premises in the same
order and condition in which they are on the Commencement Date, ordinary wear and tear and damage by the elements, fire or other casualties excepted. Landlord, at its sole cost, shall diligently and as soon as practicable perform all necessary
maintenance and make all repairs, service, maintenance and/or replacement necessary (including, but 

  

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not limited to, all plumbing, piping, heating and air conditioning systems, electrical and lighting facilities and equipment, wiring, fixtures, elevators,
windows, door glass, plate glass, showcases, skylights and entrances) to keep the Premises in good condition and in proper working order. Landlord shall also provide and install all original and replacement fluorescent tubes and light bulbs within
the Premises necessary to provide adequate lighting. Landlord shall promptly cause the removal, at no expense to Tenant, of all snow and ice from the sidewalks and parking areas serving the Leased Premises and shall maintain, at its sole cost, the
landscaping, sidewalks and parking areas in good repair and condition. 
  
 8. Signs; Furnishings. No sign, advertisement or notice shall be inscribed, painted, affixed or displayed on any part of the inside of the Building except on the directories, the doors of offices and corridor walls, and then
only in such place, number, size, color and style as is approved by Landlord, which approval shall not be unreasonably withheld or delayed, and at Tenant’s cost and expense, and if such sign, advertisement or notice is nevertheless exhibited by
Tenant without Landlord’s consent, Landlord shall have the right to remove the same and Tenant shall be liable for any and all expenses incurred by Landlord by said removal. Tenant shall be entitled, at Tenant’s expense, to construct
signage on the exterior of the Building based on a prorated share of the allowable space for signage on the side of Building. Said proration shall be calculated based on the percentage of square footage of the Premises over the total net rentable
square footage with in the Building. The signs shall comply with all local rules, regulations and ordinances promulgated by the local governing body where the Building is located. Landlord shall have the right to prescribe the weight and position of
safes and other heavy equipment or fixtures, which shall, if considered necessary by the Landlord, stand on plank strips to distribute the weight. Any and all damage or injury to the Premises or the Building caused by moving the property of Tenant
into, in or out of the Premises, or due to the same being on the Premises shall be repaired by, and at the sole cost of, Tenant. No deliveries of any matter of any description will be received into the Building or carried in the elevators except as
approved by Landlord, which approval shall not be unreasonably withheld or delayed, and all deliveries shall be made only through entrances of the Building designated for this purpose. All moving of furniture, equipment and other material shall be
coordinated with, and under the supervision of, Landlord who shall, however, not be responsible for any damage to or charges for moving same. 
  
 9. Access to Premises. Tenant shall permit Landlord, or its representatives to enter the Premises during Tenant’s normal business hours
provided Tenant receives at least twenty four (24) hours prior written notice (except in the case on an emergency when no such notice is necessary), without charge therefore to Landlord and without diminution of the rent payable by Tenant, to
examine, inspect and protect the same, and to make such alterations and/or repairs as in the judgment of Landlord may be deemed reasonably necessary. Upon receipt of written prior notice, Tenant shall also permit Landlord or its representatives such
access to Premises to exhibit the same to prospective Tenants during the last one hundred twenty (120) days of the term of this Lease. 
  
 10. Insurance Rating. Tenant will not conduct or permit to be conducted any activity, or place any equipment in or about the Premises, which
will, in any way, increase the rate of fire insurance or other insurance on the Building, and if any increase in the rate of fire insurance or other insurance is stated by any insurance company or by the applicable Insurance Rating Bureau to be due
to activity or equipment in or about the Premises, such statement shall be conclusive evidence 

  

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that the increase in such rate is due solely to such activity or equipment and, as a result thereof, Tenant shall be liable for such increase and shall
reimburse Landlord therefore. 
  
 11. Tenant’s
Equipment. Tenant may not install or operate in the Premises any electrically operated equipment or other machinery, other than radios, televisions, clocks, copying machines, paper shredders, computers, fax machines, printers or other
equipment and machinery used in Tenant’s ordinary business without first obtaining the prior consent of Landlord, which consent shall not be reasonably withheld or delayed, provided that such consent may be conditioned upon the payment by
Tenant of additional rent in compensation for such excess consumption of utilities and for the cost of additional wiring as may be occasioned by the operation of said equipment or machinery. Tenant shall not install any other equipment of any kind
or nature whatsoever which will or may necessitate any changes, replacements or additions to, or in the use of, the water system, heating system, plumbing system, air-conditioning system, or electrical system of the Premises or the Building without
first obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the
structure of the Building or to any space therein to such a degree as to be reasonably objectionable to Landlord or to any tenant in the Building shall be installed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or
other devices sufficient to eliminate such noise and vibration. 
  
 12. Indemnity and Liability and Casualty Insurance. Tenant shall indemnify and hold harmless Landlord, Carilion Medical Center and its respective parents, subsidiaries, affiliates, related corporations, agents, officers,
directors, and employees, from and against any and all claims, liabilities, losses and causes of action of whatever kind or nature which are suffered by or asserted against Landlord arising out of Tenant’s use of the Premises, provided Tenant
shall not be responsible for damages and injury caused by the negligence or wrongful act of Landlord, its employees, agents or representatives; and Tenant further agrees to defend all such claims at its own cost and expense without reimbursement
from Landlord. Tenant further covenants and agrees to indemnify Landlord resulting from any action or failure to act by any and all of Tenant’s employees on the Premises. 
  
 Tenant does hereby covenant and agree to obtain and keep in full force and effect insurance as set forth below and to
furnish Landlord with certificates of insurance evidencing such coverage, which insurance shall name Carilion Medical Center as additional named insured and shall contain a forty-five (45) day cancellation or material change in coverage clause.
To the extent reasonably available, such policies shall contain a waiver of subrogation in favor of Carilion Medical Center. Tenant agrees that the insurance coverages set out below shall be primary coverage as between Landlord and Tenant. Except as
set forth herein, such insurance coverages do not limit the liability of Tenant to Landlord for any damages. 
  
 12A. Comprehensive General Liability. Tenant shall obtain commercial general liability insurance with minimum limits of
$1,000,000 Each Occurrence, $2,000,000 General Aggregate, $2,000,000 Products & Completed Operations Aggregate, $1,000,000 Personal & Advertising Injury, $1,000,000 Fire Damage (any one fire) and $10,000 Medical Expense (any one
person). 
  

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 12B. Additional Insured Endorsement CG2010 11/85 or equivalent in favor of
Carilion Medical Center and all affiliates (copy of endorsement(s) must accompany standard ACORD certificate of insurance). 
  
 It is understood and agreed that the furnishing by Tenant of such policies of insurance and the acceptance of same by Landlord is not intended to and
shall not, limit, affect, or modify the obligations or responsibilities otherwise assumed or owed by Tenant. 
  
 Tenant agrees to take out and maintain at all times during the term of this Lease a policy of all risk property insurance including, but not limited to,
improvements and betterments coverage, on its improvements, alterations, and other personal property placed at the Premises, whether or not placed there by Tenant. 
  
 Tenant will not engage in any activity or business which would cause Landlord’s all risk property insurance to be
canceled or which would result in higher premiums. Should the nature or conduct of Tenant’s business in the Premises result in increased all risk property premiums for the Premises and/or the adjoining and surrounding improvements owned by
Landlord, Tenant will pay Landlord during the term thereof an amount equal to such increase so long as it shall continue in effect, following Tenant’s receipt of written evidence that the increase arises directly and solely from Tenant’s
business in the Premises. 
  
 Landlord, at its sole cost and
expense, shall obtain at all times during the term of this Lease hazard insurance, in an amount equal to the replacement cost of the Building, against loss or damage by fire or other casualty. Landlord hereby indemnifies Tenant and its respective
parents, subsidiaries, affiliates, related corporations, agents, officers, directors, and employees (collectively, “Tenant Affiliates”) and holds Tenant and Tenant’s Affiliates harmless from and against any claims, liabilities, losses
and causes of action of whatever kind or nature which are suffered by or asserted against Tenant and/or Tenant’s Affiliates by any person and which claims, liabilities, losses and causes of action arise out of, or in connection with or are
based upon any wrongful acts, omissions, or failures of Landlord, its employees, servants or invitees under this Lease, unless due to Tenant’s negligence, or wrongful acts or omissions. 
  
 13. Services and Utilities. It is agreed that Landlord will
furnish heat and air conditioning, during the seasons of the year when heat and air conditioning are required, between the hours of 8:00 a.m. and 8:00 p.m., Monday through Saturday, government holidays excepted. It is agreed that Landlord
will provide reasonably adequate electricity, water, exterior window cleaning service and Monday through Friday only (except government holidays), janitorial service after 6:00 p.m. Landlord will also provide elevator service between the hours
of 8:00 a.m. and 8:00 p.m., Monday through Saturday (except government holidays), and at least one (1) elevator with code access on a twenty-four hour basis, provided, however, that Landlord shall have the right to remove elevators
from service as the same shall be required for moving freight, or for servicing or maintaining the elevators and/or the Building, provided that so far as is reasonably practical, at least one elevator shall be available at all times. Landlord shall
maintain the public restrooms in the Building and shall furnish, without charge therefore, all soap, paper towels, and toilet tissue necessary for the efficient use of such rooms. It is understood and agreed that Landlord shall not be liable for
failure to furnish, or for delay or suspension in furnishing, any of the services (required to 

  

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be performed by Landlord) caused by breakdown, maintenance, repairs, strikes, scarcity of labor or materials, act of God or from any other cause. For
purposes of this Lease, a “government holiday” shall be determined by reference to Public Law, as the same may be amended from time to time. 
  
 14. Insolvency or Bankruptcy of Tenant. In the event Tenant makes an assignment for the benefit of creditors, or a receiver of Tenant’s
assets is appointed; or Tenant files a voluntary petition in any bankruptcy or insolvency proceeding, or an involuntary petition in any bankruptcy or insolvency proceeding is filed against Tenant and the same is not discharged within sixty
(60) days, or Tenant is adjudicated as bankrupt, Landlord shall have the option of terminating this Lease by sending written notice to Tenant of such termination and, upon such written notice being given by Landlord to Tenant, the term of this
Lease shall, at the option of Landlord, end and Landlord shall be entitled to immediate possession of the Premises and to recover damages from Tenant in accordance with the provisions of Article 17 hereof. 
  
 15. Limitation of Liability of Landlord. Landlord shall not be
liable to Tenant, its employees, agents, business invitees, licensees, customers, clients, family members, guests or trespassers for any damage, compensation or claim arising from the necessity of repairing any portion of the Building, the
interruption in the use of the Premises, accident or damage resulting from the use or operation (by Landlord, Tenant, or any other person or persons whatsoever) of elevators, or heating, cooling, electrical or plumbing equipment or apparatus, or the
termination of this Lease by reason of the destruction of the Premises, or from any fire, robbery, theft, and/or any other casualty, or from any leakage in any part or portion of the Premises, or the Building, or from water, rain or snow that may
leak into, or flow from, any part of the Premises or the Building. Any goods, property or personal effects, stored or placed by Tenant in or about the Premises or Building, shall be at the risk of Tenant, and Landlord shall not in any manner be held
responsible therefore. 
  
 16. Damage to the
Premises. If the Premises shall be partially damaged by fire or other cause without the fault or neglect of Tenant, its agents, employees or invitees, Landlord shall diligently and as soon as practicable after such damage occurs (taking into
account the time necessary to effectuate a satisfactory settlement with any insurance company) repair such damage at the expense of Landlord, provided, however, that if the Building is damaged by fire or other cause to such extent that the damage
cannot be fully repaired within ninety (90) days from the date of such damage, Landlord upon written notice to the Tenant, in which event the rent shall be apportioned and paid to date of such damage. During the period that Tenant is deprived
of the use of the damaged portion of the Premises, Tenant shall be required to pay rental covering only that part of the Premises that Tenant is able to occupy and the rent for such space shall be that portion of the total rent which the amount of
square foot area remaining that can be occupied by Tenant bears to the total square foot area of the Premises. All injury or damage to the Premises or the Building caused by Tenant or its agents, employees and invitees, shall be repaired by
Landlord, and any cost so incurred by Landlord not covered by insurance shall be paid by Tenant in which event such cost shall become additional rent payable with the installment of rent next becoming due under the terms of this Lease.
Notwithstanding the foregoing, in the event the Premises are damaged following the second anniversary of the Commencement Date and the repair of the same shall take longer than ninety (90) days, Tenant shall have the right to terminate this
Lease upon written notice to Landlord provided Tenant shall remain responsible for the payment of rent through the date of the damage. 
  

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 17. Default of Tenant and Landlord. If Tenant shall fail to pay any monthly installment of
rent as aforesaid and/or as otherwise required By Article 23 hereof (although no legal or formal demand has been made therefore), or shall violate or fail to perform any of the other conditions, covenants or agreements on its part contained in
this or in any other lease of space in the Building, and such failure to pay rent or such violation or failure shall continue for a period of fifteen (15) days after Tenant’s receipt of written notice from Landlord, then and in any of said
events Tenant shall be deemed in default (provided in the event of a non-monetary breach, Tenant shall not be deemed in default if it has begun to cure the same within fifteen (15) days following receipt of such notice and diligently proceeds
to cure the same) and this Lease shall, at the option of Landlord, cease and terminate upon at least thirty (30) days prior written notice of such election to Tenant by Landlord, and if such failure to pay rent or such violation or failure
shall continue to the date set forth in such notice of termination, then this Lease shall cease and terminate without further notice to quit or of Landlord’s intention to re-enter, the same being hereby waived, and Landlord may proceed to
recover possession under and by virtue of the provisions of the laws of Virginia, or by such other proceedings, including re-entry and possession, as may be applicable. If Landlord elects to terminate this Lease everything herein contained on the
part of Landlord to be done and performed shall cease without prejudice, however, to the right of Landlord to recover from Tenant all rental accrued up to the time of termination or recovery of possession by Landlord, whichever is later. Should this
Lease be terminated before the expiration of the term of this Lease by reason of Tenant’s default as herein provided, or if Tenant shall abandon or vacate the Premises before the expiration or termination of the term of this Lease, the Premises
may be relet by Landlord for such rent and upon such terms as are not unreasonable under the circumstances and, if the full rental hereinabove provided shall not be realized by Landlord, Tenant shall be liable for all damages sustained by Landlord,
including, without limitation, deficiency in rent, reasonable attorneys’ fees, brokerage and leasing fees and expenses of placing the Premises in first class rentable condition. Any damage or loss of rental sustained by Landlord may be
recovered by Landlord, at Landlord’s option, at the time of the relettings, or in separate actions, from time to time, as said damage shall have been made more easily ascertainable by successive relettings, or, at Landlord’s option, may be
deferred until the expiration of the term of this Lease in which event the cause of action shall not be deemed to have accrued until the date of expiration of said term. The provisions contained in this paragraph shall be in addition to and shall
not prevent the enforcement of any claim Landlord may have against Tenant for anticipatory breach of the unexpired term of this Lease. In the event that Tenant continues to occupy the Premises after the expiration of the term of this Lease, with the
express or implied consent of Landlord, such tenancy shall be from month to month and shall not be renewal of the term of this Lease or a tenancy from year to year. All rights and remedies of Landlord under this Lease shall be cumulative and shall
not be exclusive of any other rights and remedies provided to Landlord under applicable law. 
  
 If Landlord breaches any of its covenants and obligations contained in this Lease and the breach shall continue for a period of fifteen (15) days after written notice of such violation is received by Landlord
from Tenant, Landlord shall be deemed to be in default (provided Landlord shall not be deemed in default if it has begun to cure the same within fifteen (15) days following receipt of notice from Tenant and diligently proceeds to cure the
same). In the event of a default by Landlord related to its maintenance and repair obligations hereunder, Tenant shall have the right to cure such default on behalf of the Landlord and deduct the cost of the same from the monthly rent owed by Tenant
hereunder until Tenant is reimbursed in full for the cost thereof. In the event of any 

  

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other default by Landlord under this Lease, Tenant shall have the right to seek any remedy available under applicable law. 
  
 18. Waiver. If under the provisions hereof Landlord shall
institute proceedings and a compromise or settlement thereof shall be made, the same shall not constitute a waiver of any covenant herein contained nor of any of Landlord’s rights hereunder. No waiver by Landlord of any breach of any covenant,
condition or agreement herein contained shall operate as a waiver of such covenant, condition or agreement itself, or of any subsequent breach thereof. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installments of
rent herein stipulated shall be deemed to be other that on account of the earliest stipulated rent or shall any endorsement or statement on any check or letter accompanying a check for payment of rent be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such rent or to pursue any other remedy provided in this Lease. No re-entry by Landlord, and no acceptance by Landlord of keys from
Tenant, shall be considered an acceptance of a surrender of the Lease. 
  
 19. Subordination. This Lease is subject and subordinate to the lien of all and any mortgages (which term “mortgages” shall include both construction and permanent financing and shall include deeds of trust and
similar security instruments) which may now or hereafter encumber or otherwise affect the real estate (including the Building) of which the Premises form a part, or Landlord’s leasehold interest therein, and to all and any renewals, extensions,
modifications, recastings or refinancings thereof. Notwithstanding the foregoing Landlord shall obtain from any holder of a mortgage, deed of trust or other security instrument a non-disturbance agreement from such third parties acknowledging and
agreeing that Tenant’s possession of the Premises will not be disturbed so long as Tenant performs its obligations hereunder. In confirmation of such subordination, Tenant shall, at Landlord’s request, promptly execute any requisite or
appropriate certificate or other document and if Tenant fails to execute the same within fifteen (15) days following receipt of request from Landlord, Tenant agrees that Landlord shall be authorized to execute the certificate or other document
as Tenant’s attorney-in-fact. Tenant agrees that in the event that any proceedings are brought for the foreclosure of any such mortgage, Tenant shall attorn to the purchaser at such foreclosure sale and recognize such purchaser as the Landlord
under this Lease, and Tenant waives the provisions of any statute or rule of law, now or hereinafter in effect, which may give or purport to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of Tenant
hereunder in the event that any such foreclosure proceeding is prosecuted or completed; provided, however, that such attornment and recognition shall be conditioned upon Tenant’s receiving from such purchaser, reasonable assurances that Tenant
may remain in quiet and peaceable possession of the Premises for the unexpired term at the rents herein provided and that purchaser shall otherwise keep and perform all of the covenants and conditions herein contained on the part of Landlord to be
kept and performed. 
  
 20. Condemnation. If the
whole or a substantial part of the Premises shall be taken or condemned by any governmental authority for any public or quasi-public use or purpose (including sale under threat of such a taking), then the term of this Lease shall cease and terminate
as of the date when title vests in such governmental authority, and the annual rental shall be abated on the date when such title vests in such governmental authority. If less than a substantial part of the Premises is taken or condemned by any
governmental authority for any public or quasi-public use or 

  

 -10- 

 
purpose, the rent shall be equitably adjusted on the date when title vests in such governmental authority and the Lease shall otherwise continue in full
force and effect. Tenant shall have no claim against Landlord (or otherwise) for any portion of the amount that may be awarded as damages as a result of any governmental taking or condemnation (or sale under threat of such taking or condemnation) or
for the value of any unexpired term of the Lease. For purposes of this Article 20, a substantial part of the Premises shall be considered to have been taken if more than fifty percent (50%) of the Premises are unusable by Tenant and, if
the Premises are on more than one floor of the Building, then this Article shall apply as if separate leases were made in respect of the Premises on each such floor. 
  
 21. Rules and Regulations. Tenant, its agents and employees shall abide by and observe the rules and
regulations attached hereto as Exhibit B. Tenant, its agent and employees, shall abide by and observe such other reasonable rules and regulations as may be promulgated from time to time by Landlord, with copy sent to Tenant, for the operation
and maintenance of the Building, provided that the same are in conformity with common practice and usage in similar buildings and are not inconsistent with the provisions of this Lease. Nothing contained in this Lease shall be construed to impose
upon Landlord any duty or obligation to enforce such rules and regulations, or the terms, conditions or covenants contained in any other Lease, as against any other Tenant, and Landlord shall not be liable to Tenant for violation of the same by
other Tenant, its employees, agents, business invitees, licensees, customers, clients, family members or guests. 
  
 22. Covenants of Landlord. Landlord covenants that it has the right to make this Lease for the term aforesaid, and that if Tenant shall pay
the rental and perform all of the covenants, terms and conditions of this Lease to be performed by Tenant, Tenant shall, during the term hereby created, freely, peaceably and quietly occupy and enjoy the full possession of the Premises without
molestation or hindrance by Landlord or any party claiming through or under Landlord. 
  
 23. Increases in Real Estate Taxes. Beginning on January 1, 2009, and for each year thereafter, Tenant shall be responsible for paying, for the Term year, its prorata share of the increase in real
estate taxes paid by Landlord over the “Base Year Amount”, as defined below, within thirty (30) days following Tenant’s receipt of evidence of the increase and confirmation that such amount has been paid by Landlord.
Tenant’s prorata share for purposes of this Article 23 shall be a fraction, the numerator of which is the net rentable square footage of the Premises and the denominator of which shall be the total net rentable square footage of all the
buildings situated on the land which the Premises are located. The “Base Year Amount” shall be defined as the real estate taxes levied upon the land and Building for the first full calendar year following the Commencement Date. 

 
 24. No Partnership. Nothing contained in this Lease shall be
deemed or construed to create a partnership or joint venture of or between Landlord and Tenant, or to create any other relationship between the parties hereto other than that of Landlord and Tenant. 
  
 25. No Representations by Landlord. Neither Landlord nor any
agent or employee of Landlord has made any representations or promises with respect to the Premises or the Building except as herein expressly set forth, and no rights, privileges, easements or licenses are acquired by Tenant except as herein
expressly set forth. The Tenant, by taking possession of the Premises, shall 

  

 -11- 

 
accept the same “as is,” and such taking of possession shall be conclusive evidence that the Premises and the Building are in good and satisfactory
condition at the time of such taking of possession. 
  
 26.
Brokers. Landlord recognizes Edwin C. Hall Associates as the broker negotiating this Lease and shall pay said broker a leasing commission therefore pursuant to a separate agreement between said broker and Landlord. Landlord and
Tenant each represent and warrant one to another that except as immediately hereinabove set forth neither of them has employed any broker in carrying on the negotiations relating to this Lease. Landlord shall indemnify and hold Tenant harmless, and
Tenant shall indemnify and hold Landlord harmless, from and against any claim or claims for brokerage or other commission arising from or out of any breach of the foregoing representation and warrant by the respective indemnitors. 
  
 27. Notices. All notices or other communications hereunder
shall be in writing and shall be deemed duly given when received if delivered in person or by certified or registered mail, return receipt requested, first-class postage prepaid, (i) if to Landlord addressed at c/o Hall Associates Inc. 213
S. Jefferson St., Suite 1007, Roanoke, VA 24011 and if to Tenant addressed at Luna Innovations, Attn: Scott Graeff, Riverside Center, Suite 300, Roanoke, VA 24014, unless notice of a change of address is given pursuant to the
provisions of this Article. 
  
 28. Estoppel
Certificates. Tenant agrees, at any time and from time to time, upon not less than five (5) days prior written notice by Landlord, to execute, acknowledge and deliver to Landlord a statement in writing (i) certifying that this
Lease is unmodified and in full force and effect (or if there have been modifications, that the Lease is in full force and effect as modified and stating the modifications), (ii) stating the dates to which the rent and other charges hereunder
have been paid by Tenant, (iii) stating whether or not to the best knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement or condition contained in this Lease, and, if so, specifying each such default of which
Tenant may have knowledge, and (iv) stating the address to which notices to Tenant should be sent pursuant to Article 27 hereof. Any such statement delivered pursuant hereto may be relied upon by any owner of the Building, any prospective
purchaser of the Building, any mortgagee or prospective mortgagee of the Building or of Landlord’s interest, or any prospective assignee of any such mortgage. 
  
 29. Holding Over. In the event that Tenant shall not immediately surrender the Premises on the date of
expiration of the term hereof, Tenant shall, by virtue of the provisions hereof, become a Tenant by the month at the monthly rental in effect during the last month of the term of this Lease, which said monthly tenancy shall commence with the first
day next after the expiration of the term of this Lease. Tenant as a monthly tenant shall be subject to all of the conditions and covenants of this Lease, including the additional rent provisions of Article 23. Tenant shall give to Landlord at
least sixty (60) days’ prior written notice of any intention to quit the Premises, and Tenant shall be entitled to thirty (30) days’ written notice to quit the Premises, except in the event of nonpayment of rent in advance or of
the breach of any other covenant by the Tenant, in which event Tenant shall not be entitled to any notice to quit, the usual notice to quit being hereby expressly waived. Notwithstanding the foregoing provisions of this Article 29, in the event
that Tenant shall hold over after the expiration of the term hereby created, and if Landlord shall desire to regain possession of the Premises promptly at the expiration of the term of this Lease, then at any time prior to Landlord’s acceptance
of rent from Tenant as a monthly tenant hereunder, Landlord, at its option, may forthwith 

  

 -12- 

 
re-enter and take possession of the Premises without process, or by any legal process in force in Virginia. 
  
 30. Right of Landlord to Cure Tenant’s Default. If Tenant
defaults in the making of any payment or in the doing of any act herein required to be made or done by Tenant, then Landlord may, but shall not be required to, make such payment or do such act, and the amount of the expense thereof, if made or done
by Landlord, with interest thereon at the annual rate of one percent (1%) above the New York City prime rate of interest in effect at and accruing from the first day of the first calendar month following the date such payment was made by
Landlord, shall be paid by Tenant to Landlord and shall constitute additional rent hereunder due and payable with the next monthly installment of rent; but the making of such payment or the doing of such act by Landlord shall not operate to cure
such default or to estop Landlord from the pursuit of any remedy to which Landlord would otherwise be entitled. If Tenant fails to pay any installment of rent on or before the tenth (10th) day of the calendar month when such installment becomes due and payable, Tenant shall pay to Landlord a late charge of five percent (5%) of
the amount of such installment. Such late charge shall constitute additional rent hereunder due and payable with the next monthly installment rent. 
  
 31. Lien on Personal Property. Landlord shall have a lien upon all the personal property of Tenant moved into the Premises, as and for
security for the rent and other Tenant obligations heretofore provided. In order to perfect and enforce said lien, Landlord may at any time after default in the payment of rent or default of other obligations, seize and take possession of any and
all personal property belonging to Tenant which may be found in and upon the Premises. Should Tenant fail to redeem the property so seized, by payment of whatever sum may be due Landlord under and by virtue of the provisions of this Lease, then and
in that event, Landlord shall have the right, after ten (10) days’ written notice to Tenant of its intention to do so, to sell such property so seized at public or private sale and upon such terms and conditions as to Landlord may appear
advantageous, and after the payment of all property charges incident to such sale, apply the proceeds thereof to the payment of any balance due on account of rent or other obligations as aforesaid. In the event there shall then remain in the hands
of Landlord any balance realized from the sale of said property, as aforesaid, the same may be retained by Landlord and applied against accruing rents or paid over to or for the account of Tenant. 
  
 32. Benefit and Burden. The provisions of this Lease shall be
binding upon, and shall inure to the benefit of, the parties hereto and, subject to the provisions of Article 5, each of their respective representatives, successors and assigns. Landlord may freely and fully assign its interest hereunder.

  
 33. Gender and Number. Feminine or neuter
pronouns shall be substituted for those of the masculine form, and the plural shall be substituted for the singular number, in any place or places herein which the context may require such substitution. 
  
 34. Entire Agreement. This Lease, together with the Exhibits
attached hereto, contains and embodies the entire agreement or the parties hereto, and no representations, inducements or agreements, oral or otherwise, between the parties not contained, in this Lease and exhibits, shall be of any force or effect.
This Lease may not be modified, changed or terminated in whole or in part in any manner other than by an agreement in writing duly signed by both parties hereto. 
  

 -13- 

 35. Invalidity of Particular Provisions. If any provision of this Lease or the application
thereof to any person or circumstances shall to any extent be invalid or unenforceable, the remainder of this Lease, or the application of such provisions to persons or circumstances other than those as to which it is invalid or unenforceable, shall
not be affected thereby, and each provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
  
 36. Miscellaneous Additional Provisions. 
  
 36A. Notwithstanding anything herein to the contrary, and so long as the Tenant is current in the payment of the Rent, the parties agree
that any dispute arising out of or related to this Lease shall be resolved exclusively by arbitration in Roanoke, Virginia, provided however that neither Landlord nor Tenant shall commence an arbitration proceeding unless and until such party shall
first give a written notice (a “Dispute Notice”) to the other party setting forth the nature of the dispute. The parties shall first attempt in good faith to resolve the dispute without resorting to arbitration. If the dispute has not been
resolved by the parties within thirty (30) days after delivery of a Dispute Notice, then either party may proceed with the filing of a demand for arbitration. The arbitration shall be initiated and administered according to the Commercial
Arbitration Rules of the American Arbitration Association (“AAA”) in effect on the date of the Dispute Notice, and the parties agree that a single arbitrator, mutually selected by the parties, will preside over the proceeding. The
arbitration will be initiated by the certified mailing of a Demand for Arbitration by one party to the other. If the parties cannot agree upon an arbitrator within thirty (30) days after a Demand for Arbitration has been made, the parties shall
seek appointment of an arbitrator by the Circuit Court for the City of Roanoke. The arbitrator shall base the award on applicable law and judicial precedent and, unless both parties agree otherwise, shall include in such award the findings of fact
and conclusions of law upon which the award is based. The ruling of the arbitrator shall be final and binding on the parties, and any judgment on the award rendered by the arbitrator may be entered in any court having jurisdiction thereof. The
losing party shall pay the costs of the arbitration, the legal fees and all other reasonable costs incurred by the winning party. 
  
 36B. This Lease shall be construed in accordance with the laws of the Commonwealth of Virginia. 
  
 36C. To the extent any terms and conditions set forth in the
Rules and Regulations attached hereto as Exhibit C conflict with the provisions set forth in any Article of this Lease, the provisions contained in the Articles shall control. 
  
 36D. In consideration of the payment of rent, Tenant shall also be entitled to select and have the exclusive
use of its prorata share of the parking spaces under the Building and such spaces shall be marked as reserved. 
  
 36E. Tenant agrees that it shall not disclose the terms and conditions of this Lease to any third party, provided Tenant may disclose the
same to its accountants, attorneys and other third parties engaged by Tenant. 
  
 36F. This Lease may be executed in counterparts and facsimile signatures shall be deemed originals for purposes of this Lease. 
  

 -14- 

 Landlord and Tenant have each executed this Lease under seal on the day and year hereinabove written.

  

									
	LANDLORD:	 	 	 	CARILION MEDICAL CENTER
					
	 	 	 	 	 	 	By	 	 
					
	 	 	 	 	 	 	 	 	 
			
	TENANT:	 	 	 	LUNA INNOVATIONS INCORPORATED
					
	 	 	 	 	 	 	By	 	 
					
	 	 	 	 	 	 	 	 	 

  

 -15- 

 EXHIBIT A 
  
 [Attach Floor Plans] 

 EXHIBIT B 
 RULES AND REGULATIONS 
 RIVERSIDE CENTER 
 ROANOKE, VIRGINIA 
  
 The following rules and regulations have been formulated for the safety and well-being of all the Tenants of the Building. Strict adherence to these rules and regulations is necessary to guarantee that each and every
tenant will enjoy a safe and unannoyed occupancy in the Building. Any repeated or continuing violation of these rules and regulations by Tenant after notice from Landlord shall be sufficient cause for termination of this Lease at the option of
Landlord. 
  
 The Landlord may, upon request by any Tenant, waive
the compliance by such Tenant of any of the foregoing rules and regulations, provided that (i) no waiver shall be effective unless signed by Landlord or Landlord’s authorized agent, (ii) any such waiver shall not relieve such Tenant
from the obligation to comply with such rule or regulation in the future unless expressly consented to by Landlord, and (iii) no waiver granted to any Tenant shall relieve any other Tenant from the obligation of complying with the foregoing
rules and regulations unless such other Tenant has received a similar waiver in writing from Landlord. 
  
 1. The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls or other parts of the Building not occupied by any
Tenant shall not be obstructed or encumbered by any Tenant or used for any purpose other than ingress and egress to and from the Premises and if the Premises are situated on the ground floor of the Building the Tenant thereof shall, at said
Tenant’s own expense, keep the sidewalks of said Premises clean and free from ice and snow. Landlord shall have the right to control and operate the public portions of the Building, and the facilities furnished for the common use of the
Tenants, in such manner as Landlord deems best for the benefit of the Tenants generally. No Tenant shall permit the visit to the Premises of persons in such numbers or under such conditions as to interfere with the use and enjoyment by other Tenants
of the entrances, corridors, elevators and other public portions or facilities of the Building. No smoking in building. 
  
 2. No awnings or other projections shall be attached to the outside walls of the Building without the prior written consent of the Landlord. 

 
 3. No sign, advertisement, notice or other lettering shall be exhibited,
inscribed, painted or affixed by any Tenant on any part of the outside or inside of the Premises or building without the prior consent of the Landlord. In the event of the violation of the foregoing by any Tenant, Landlord may remove same without
any liability, and may charge the expense incurred by such removal to the Tenant or Tenants violating this rule. Interior signs on doors and directory tablet shall be inscribed, painted or affixed for each Tenant by the Landlord at the expense of
such Tenant, and shall be of a size, color and style acceptable to the Landlord. 

 4. No show cases or other articles shall be put in front of or affixed to any part of the exterior of the
Building, nor placed in the halls, corridors or vestibules without the prior written consent of the Landlord. 
  
 5. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, rags, or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by the Tenant who, or whose servants, employees, agents, visitors or licensees, shall have caused the same.

  
 6. There shall be no defacing any part of the Premises or the
Building. No boring, cutting or stringing of wires shall be permitted. Tenant shall not construct, maintain, use or operate within the Premises or elsewhere within or on the outside of the Building, any electrical device, wiring or apparatus in
connection with a loud speaker system or other sound system. 
  
 7. No vehicles or animals, birds or pets of any kind shall be brought into or kept in or about the premises, and no cooking of food shall be done or permitted by any Tenant on said premises. No Tenant shall cause or permit any unusual or
objectionable odors to be produced upon or permeate from the Premises. 
  
 8. No Tenant shall make, or permit to be made, any unseemingly or disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises of those having business with them whether by the use of any musical
instrument, radio, talking machine, unmusical noise, whistling, singing, or in any other way. No Tenant shall throw anything out of the doors or windows or down the corridors or stairs. 
  
 9. Any inflammable, combustible or explosive fluid, chemical or substance kept or brought in to the building must be stored
and monitored and meet all conditions and standards that are applicable. 
  
 10. Each Tenant, shall, upon the termination of this tenancy, restore to Landlord all keys of stores, offices, storage, and toilet rooms either furnished to, or otherwise procured by, such Tenant, and in the event of
the loss of any keys, so furnished, such Tenant shall pay to the Landlord the cost thereof. 
  
 11. No additional locks or bolts of any kind shall be placed upon any of the doors, or windows by any Tenant, nor shall any changes be made in existing locks or the mechanism thereof. The doors leading to the
corridors or main halls shall be kept closed during business hours except as they may be used for ingress or egress. Each Tenant, shall, upon the termination of this tenancy, restore to Landlord all keys of stores, offices, storage, and toilet rooms
either furnished to, or otherwise procured by, such Tenant, and in the event of the loss of any keys, so furnished, such Tenant shall pay to the Landlord the cost thereof. 
  
 12. All removals, or the carrying in or out of any matter of any description must take place during the hours which the
Landlord or its Agent may determine from time to time. The Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from 

  

 -2- 

 
the Building all freight which violates any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part. 
  
 13. Any person employed by any Tenant to do janitorial work within the
Premises must obtain Landlord’s consent and such person shall, while in the Building and outside of said Premises, comply with all instructions issued by Building Management. 
  
 14. Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s opinion, tends to
impair the reputation of the Building or its desirability as a building for offices, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising. 
  
 15. Landlord reserves the right to exclude from the Building at all times any person who is not known or does not properly
identify himself to the Building Management. Each Tenant shall be responsible for all persons for whom he authorizes entry into or exit from the Building, and shall be liable to the Landlord for all acts of such persons. 
  
 16. The premises shall not be used for lodging or sleeping or for any immoral
or illegal purpose. 
  
 17. No Tenant shall occupy or permit any
portion of the Premises to be used or occupied as an office for the possession, storage, manufacture, or sale of narcotics, nitroglycerin, illegal drugs, fertilizer, tobacco in any form, or a barber or manicure shop, or as an employment bureau,
unless said Tenant’s Lease expressly grants permission to do so. No Tenant shall engage or pay any employees on the Premises, except those actually working for such Tenant on said premises, nor advertise for laborers giving an address at said
premises. 
  
 18. Each Tenant, before closing and leaving the
Premises at any time, shall see that all suite entry doors are closed and all lights turned off. 
  
 19. The requirements of Tenants will be attended to only upon application at the office of the Building. Employees shall not perform any work or do
anything outside of the regular duties, unless under special instruction from the management of the Building. 
  
 20. Canvassing or soliciting in the Building is prohibited and each Tenant shall cooperate to prevent the same. 
  
 21. No water cooler, plumbing or electrical fixtures shall be installed by
any Tenant, unless expressly authorized by Landlord. 
  
 22. There
shall not be used in any space, or in the public halls of the Building, either by any Tenant or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and side guards. 
  
 23. Access plates to underfloor conduits shall be left exposed. Where carpet
is installed, carpet shall be cut around access plates. 
  

 -3- 

 24. Mats, trash or other objects shall not be placed in the public corridors. 
  
 25. Landlord does not maintain suite finishes which are nonstandard; such as
kitchens, bathrooms, wallpaper, special lights, etc. However, should the need for repairs arise, the Landlord will arrange for the work to be done at Tenant’s expense. 
  

 -4-Exhibit 10.20

 Exhibit 10.20 
  
 MODIFICATION OF LEASE 
  
 THIS MODIFICATION OF LEASE (“Modification”) is made and entered into this 26th day of August, 2003, by and between Virginia Tech Foundation,
Inc., hereinafter called the Landlord, and Luna Technologies, Inc., hereinafter called Tenant. The terms Landlord and Tenant are intended to include the successors and assigns of the original parties and their heirs, legal representatives,
successors and assigns of the respective entities. 
  
 WHEREAS, on
April 18, 2001, the Landlord and Tenant entered into a Lease Agreement (“Lease Agreement”) in writing for the following demised premises, situated in Montgomery County, Virginia, to wit: 
  
 Approximately 19,396 rentable square feet, located in Research
Building XVI, 2020 Kraft Drive, Suite 2000, Blacksburg, Virginia (“Demised Premises”). 
  
 WHEREAS, on the March 18, 2002, Landlord and Tenant entered into an agreement to modify the Lease Agreement, to reflect the actual rentable square
footage and prorate the monthly rent less the unfinished portion of space (1600 rsf); 
  
 WHEREAS, on the May 1, 2002, Landlord and Tenant entered into an agreement to modify the Lease Agreement to add 1,600 rentable square feet to the Demised Premises, making the total Demised Premises 19,417 rsf;

  
 WHEREAS, the Basic Monthly Rent for such Demised Premises is
currently $26,924.90 (the “Current Monthly Rent”). 
  
 WHEREAS, the parties desire to modify the terms of the original Lease, a true and correct copy of which is attached hereto as Exhibit A; 
  
 WHEREAS, this Modification commences on August 1, 2003 (“Effective Date”). 
  
 THEREFORE, IT IS MUTUALLY AGREED AS FOLLOWS: 
  
 1. (a) As of the Effective Date, the Demised Premises is hereby reduced to approximately 6310 rentable square feet located
in Research Building XVI, 2020 Kraft Drive, Suite 2000, Blacksburg, VA as shown on Exhibit ”A” attached to this Modification. As of the Effective Date, Tenant shall surrender the released space to Landlord (“Released
Space”). 
  
 (b) As of the Effective Date,
the Basic Monthly Rental shall be reduced from the Current Monthly Rent to Five Thousand Eight Hundred Twenty-Three and No/100 Dollars ($5,823.00). 
  
 (c) As of August 1, 2004, the Basic Monthly Rental shall increase to Eight Thousand Seven Hundred and Two and 54/100 Dollars
($8,702.54) (the “Revised 04-05 Monthly Rent”). Commencing on August 1, 2005 and on each annual anniversary of the Effective Date during the term, Basic Monthly Rental will be adjusted annually, on the Effective Date anniversary

 
date, by to amount equal to the Revised 04-05 Monthly Rent times a fraction, the numerator of which will equal the Consumer Price Index published most nearly
preceding the adjustment date in question, and the denominator of which will equal the Consumer Price Index published immediately preceding the August 1, 2005. 
  
 (d) Any additional expansion space requested by Tenant, if available, will be leased at the then fair market
rate (currently estimated to be $16.55/yr) for comparable space in the vicinity of the Demised Premises leased on terms comparable to the Lease, as mutually agreed upon by Tenant and Landlord at the time of the expansion, with annual CPI increases
in accordance with Section l(c), above. 
  
 2. As of the
Effective Date, the security deposit for the Demised Premises in the amount of Twenty-Five Thousand Seven Hundred Eighty and 52/100 Dollars ($25,780.52) shall be surrendered to Landlord and be applied to the outstanding balance of that certain
Promissory Note dated June 5, 2002 between the parties (“Upfit Note”), leaving the outstanding principal balance of the Upfit Note as of August 31, 2003 equal to Fifty Five Thousand Three Hundred Forty-Two & 42/100
($55,342.42). All interest on the Upfit Note has been paid in full through August 31, 2003. 
  
 3. Landlord will have a continuing Right of First Refusal to supply any required Tenant expansion space in the Blacksburg Virginia area prior
January 31, 2007 on the following terms and conditions: If Tenant requires such expansion space it shall deliver to Landlord a notice specifying the amount and type of space required and the duration of the lease it will need. Within fifteen
(15) days following receipt of such notice the Landlord shall notify Tenant of the available spaces in the Virginia Tech Corporate Research Park which is reasonably likely to meet Tenant’s needs. If any of the spaces offered by Landlord
is, in Tenant’s reasonable and good faith judgment, reasonably suitable for Tenant’s needs, and is reasonably and conveniently located with respect to Demised Premises, then such space shall be added to the Demised Space subject to the
Lease for a term expiring concurrently with the term for the existing Demised Premises (or such other term as the Landlord and Tenant may mutually agree upon) and the Lease shall be modified to reflect such addition and to increase the Basic Monthly
Rental under the Lease by the fair market rent for such expansion space determined pursuant to Section l(d), above. If Landlord fails to offer suitable space within the time allowed of the parties are unable to agree upon the fair market rental
after good faith negotiations, Tenant will be free to lease expansion space from others. 
  
 4. Tenant agrees to waive any additional advances due to it under that certain Promissory Note dated September 2002 between the parties (“Rent Note”). As of August 31, 2003, the outstanding
principal balance of the Rent Note is Ninety-Six Thousand Three Hundred and Five Dollars ($96,305.00) and all interest on the Rent Note has been paid through August 31, 2003. 
  
 5. In consideration of the rent adjustments herein given, Tenant agrees to issue to Landlord a promissory note in the amount
Sixty-Three Thousand Three Hundred Five and 70/100 ($63,305.70). For ease of administration, said promissory note shall be combined with the Upfit Note and the Rent Note, and a new combined promissory note (the “Combined Note”), dated
August 31, 2003, shall be issued in the combined principal balance for the three promissory notes of Two Hundred Fourteen Thousand Nine Hundred Fifty-Three and 12/100 Dollars ($214,953.12). Interest shall cease to accrue on the Upfit Note and
the Rent Note, and the Combined Note shall bear 

  

 -2- 

 
interest from September 1, 2003 until paid in full at the rate of five percent (5%) per annum based on a 360 day year of twelve thirty day months.
Interest shall be paid monthly in arrears on or before the last day of each calendar month. The principal balance of the Combined Note shall be all due and payable on July 31, 2005. Assuming the consent of Silicon Valley Bank and of necessary
consents by Luna’s Board of Directors, as provided in Section 7, below, the Combined Note shall be secured by Tenant’s interest in the tangible property located in the Demised Premises as more particularly provided in that certain
Security Agreement executed by Landlord and Tenant upon receipt of Silicon Valley Bank’s consent (“Security Agreement”). The other terms and conditions of the Combined Note shall be substantially similar to the terms and conditions of
the note attached as Exhibit B. The Landlord will use best efforts to attempt to relet the Released Space as soon as reasonably possible. 
  
 6. In consideration for Landlord agreeing to these modifications of the Lease, assuming all required consents of Luna’s Board of Directors (and any
relevant subcommittee thereof) are obtained, Tenant will also grant Landlord additional warrants to purchase an additional 500,000 shares of Series A preferred stock in Luna Technologies, Inc. at a purchase price and otherwise under the same
terms and conditions as provided in the Warrant to Purchase Preferred Stock between the parties dated September 2002. 
  
 7. Tenant’s obligations under this Modification are conditioned upon, and Tenant’s management will use best efforts to secure: (i) the
consent of Silicon Valley Bank (or any successor lender) to the effectiveness of the Security Agreement for the Combined Note, and (ii) the all required consents of its Board of Directors (and any relevant subcommittee’s thereof) for the
Security Agreement and the Warrant. 
  
 8. All other terms and
conditions of the Lease attached as Exhibit A are in full force and effect. 
  

 -3- 

 IN WITNESS WHEREOF, this Modification is entered into by the parties hereto on the date and year first
set forth above: 
  

			
	LANDLORD: VIRGINIA TECH FOUNDATION, INC.
		
	 By:
	 	 /s/ Raymond D. Smoot, Jr.
            10-29-03

	 	 	 Raymond D. Smoot, Jr.
                    (date)

	 	 	Chief Operating Officer and Secretary-Treasurer
	
	 TENANT: LUNA TECHNOLOGIES, INC.

		
	 By:
	 	 /s/ John T. Goehrke
                        10-29-03

	 	 	                                        
                     (date)

		
	 Name:
	 	 John T. Goehrke

		
	 Title:
	 	 President

  

 -4- 

 EXHIBIT A 
  

<Attach Lease> 

 VIRGINIA TECH CORPORATE RESEARCH CENTER 
  
 LEASE 
  
 FUNDAMENTAL LEASE PROVISIONS 
  

	 Date: 
	 April 18, 2001 

  

	 Landlord: 
	 Virginia Tech Foundation, Inc. 

  

	 Tenant: 
	 Luna Technologies 

  

	 Lease Term: 
	 Commencing February 1, 2002 and expiring January 31, 2007. The commencement date of this lease will be adjusted by lease
modification to reflect the date the town issues an occupancy permit for Research Building XVI. The Tenant has the right to relocate within the Corporate Research Center at any time to a comparable facility. This lease will be terminated at
that time. 

  

	 Demised Premises: 
	 Area described in Exhibit A attached hereto, in Suite 2000, Research Building XVI, 1862 Pratt Drive, Blacksburg, VA 24060 consisting of
approximately 19,396 Rentable Square Feet. Rentable Square Feet is defined as the Useable Area of the Demised Premises plus 16 percent of the Useable Area as set forth in Article 49. 

  

	 Basic Rent: 
	 Basic Rent for months 1-12 is Three Hundred Fifteen Thousand One Hundred Eighty-Five and 04/100 Dollars ($315,185.04) payable in twelve
(12) equal monthly installments of Twenty-Six Thousand Two Hundred Sixty-Five and 42/100 Dollars ($26,265.42) in advance, on the first day of each calendar month of the Lease Year, during the lease term. Basic Rent is based on a rate of $16.25
per rentable square foot per year. 

  

	 Address to Send Rent Payments: 
	 Corporate Research Center 

 c/o First National Bank 
 1872 Pratt Drive, Suite 1125 
 Blacksburg, VA 24060 
  

	 Rent Escalations: 
	 For a multi-year lease, rent will be escalated annually, on the lease anniversary date, by the change in the Consumer Price Index as set forth in
Article 3. 

	 Security Deposit: 
	 Twenty-Six Thousand Three Hundred Eighty and 52/100 Dollars ($26,380.52) to be paid two weeks prior to occupancy. Interest will be paid to the
Tenant by the Landlord annually beginning at the end of year one of the Lease, at a rate of 3 percent on the Security Deposit. 

  

	 Landlord’s Address: 
	 1872 Pratt Drive, Suite 1000 

 Blacksburg, VA 24060 
  

	 Tenant’s Address: 
	 1862 Pratt Drive, Suite 1000 

 Blacksburg, VA 24060 
  

	 Permitted Use: 
	 Research, development, and manufacturing of fiber optic products. 

  
 The foregoing Fundamental Lease Provisions are an integral part of this Lease, and each reference in the body of this Lease
to any Fundamental Lease Provisions shall be construed to incorporate all of the items set forth above. 
  

 -2- 

 TABLE OF CONTENTS 
  

			
	 	  	Page

	 ARTICLE 1 DEMISED PREMISES
	  	1
		
	 ARTICLE 2 TERM
	  	1
		
	 ARTICLE 3 RENT
	  	2
		
	 ARTICLE 4 DUTY OF CARE FOR DEMISED PREMISES
	  	3
		
	 ARTICLE 5 ALTERATIONS
	  	4
		
	 ARTICLE 6 NUISANCE
	  	6
		
	 ARTICLE 7 ENTRY FOR REPAIRS AND INSPECTION
	  	7
		
	 ARTICLE 8 ENDORSEMENTS
	  	8
		
	 ARTICLE 9 PERMITTED USE
	  	8
		
	 ARTICLE 10 ADDRESS
	  	8
		
	 ARTICLE 11 EQUIPMENT
	  	9
		
	 ARTICLE 12 QUIET POSSESSION
	  	9
		
	 ARTICLE 13 CONDITION OF PREMISES
	  	9
		
	 ARTICLE 14 SERVICES
	  	9
		
	 ARTICLE 15 OTHER AMENITIES AND BENEFITS
	  	10
		
	 ARTICLE 16 TELECOMMUNICATIONS SERVICES
	  	11
		
	 ARTICLE 17 INABILITY TO PERFORM SERVICES
	  	11
		
	 ARTICLE 18 ASSIGNMENT OR SUBLETTING
	  	12
		
	 ARTICLE 19 TRANSFER OF LANDLORD’S RIGHTS
	  	13
		
	 ARTICLE 20 EMINENT DOMAIN AND FORCE MAJEURE
	  	13
		
	 ARTICLE 21 BINDING EFFECT
	  	14

  

 -i- 

 TABLE OF CONTENTS 
 (continued) 
  

			
	 	  	Page

	 ARTICLE 22 DAMAGE OR DESTRUCTION
	  	15
		
	 ARTICLE 23 [DELETED]
	  	15
		
	 ARTICLE 24 SUBORDINATION
	  	15
		
	 ARTICLE 25 LAWS AND REGULATIONS
	  	16
		
	 ARTICLE 26 USES OF DEMISED PREMISES
	  	16
		
	 ARTICLE 27 BUILDING RULES AND REGULATIONS
	  	17
		
	 ARTICLE 28 ENVIRONMENTAL PROVISIONS
	  	17
		
	 ARTICLE 29 PERSONAL PROPERTY TAXES
	  	19
		
	 ARTICLE 30 REAL PROPERTY TAXES
	  	19
		
	 ARTICLE 31 BUSINESS, PROFESSIONAL AND OCCUPATIONAL LICENSE
	  	19
		
	 ARTICLE 32 DECLARATION OF USES AND RESTRICTIONS
	  	19
		
	 ARTICLE 33 PARKING AREAS
	  	20
		
	 ARTICLE 34 INDEMNITY, LIABILITY AND LOSS OR DAMAGES
	  	20
		
	 ARTICLE 35 INSURANCE
	  	20
		
	 ARTICLE 36 WAIVER OF SUBROGATION
	  	22
		
	 ARTICLE 37 DEFAULT
	  	22
		
	 ARTICLE 38 LIEN FOR RENT
	  	26
		
	 ARTICLE 39 DEFAULTS BY TENANT ON THIRD PARTY
	  	26
		
	 ARTICLE 40 WAIVER OF DEFAULT
	  	26
		
	 ARTICLE 41 WAIVER OF TRIAL BY JURY
	  	26
		
	 ARTICLE 42 CROSS DEFAULTS
	  	27

  

 -ii- 

 TABLE OF CONTENTS 
 (continued) 
  

			
	 	  	Page

	 ARTICLE 43 ABANDONMENT
	  	27
		
	 ARTICLE 44 HOLDING OVER
	  	27
		
	 ARTICLE 45 ATTORNEY’S FEES
	  	28
		
	 ARTICLE 46 INTEREST ON PAST DUE OBLIGATIONS
	  	28
		
	 ARTICLE 47 SECURITY DEPOSIT
	  	28
		
	 ARTICLE 48 APPLICATION
	  	29
		
	 ARTICLE 49 MEASUREMENT OF SPACE
	  	29
		
	 ARTICLE 50 LEASE EFFECTIVE UPON EXECUTION
	  	29
		
	 ARTICLE 51 AUTHORITY
	  	30
		
	 ARTICLE 52 INCORPORATION OF PRIOR AGREEMENTS
	  	30
		
	 ARTICLE 53 AMENDMENTS
	  	30
		
	 ARTICLE 54 SEVERABILITY CAUSE
	  	30
		
	 ARTICLE 55 GENDER
	  	31
		
	 ARTICLE 56 TIME OF THE ESSENCE
	  	31
		
	 ARTICLE 57 BUILDING NAME
	  	31
		
	 ARTICLE 58 BROKERS
	  	31
		
	 ARTICLE 59 ESTOPPEL CERTIFICATE
	  	31
		
	 ARTICLE 60 NOTICES
	  	32
		
	 ARTICLE 61 RECORDING OF LEASE
	  	32
		
	 ARTICLE 62 HEADINGS AND TABLE OF CONTENTS
	  	32

  
 EXHIBIT “A”— DEMISED PREMISES 
  

 -iii- 

 TABLE OF CONTENTS 
 (continued) 
  

			
	 	  	Page

  
 EXHIBIT “B”— BUILDING RULES AND AGREED REGULATIONS 
  
 LEASE RIDER 1 
  

 -iv- 

 LEASE AGREEMENT 
  
 THIS LEASE (the “Lease”) is made as of April 13, 2001, between Virginia Tech Foundation, Inc., a Virginia
corporation (“Landlord”), and Luna Technologies, (Tenant”). 
  
 Landlord and Tenant hereby agree as follows: 
  
 ARTICLE 1 
  
 DEMISED PREMISES

  
 In consideration of the obligation of Tenant to pay rent as
herein provided and in consideration of the other terms, covenants and conditions hereof, Landlord hereby demises and leases to Tenant, and Tenant hereby takes from Landlord, approximately 19,396 rentable square feet of space, the Demised Premises
(as more particularly described on Exhibit A, attached hereto), located in Suite 2000, Research Building XVI, 1862 Pratt Drive, Blacksburg, VA 24060 (“the Building”), to have and to hold the same for the Lease Term defined
herein, unless sooner terminated pursuant to any provision herein, all upon the terms and conditions set forth in this Lease. 
  
 ARTICLE 2 
  
 TERM 
  
 A.
The term of this Lease (the “Lease Term”) shall commence as of February 1, 2002 (the “Lease Commencement Date”) and shall expire on January 31, 2007, unless such Lease Term shall be sooner terminated or, if appropriate,
extended as hereinafter provided. The commencement date of this lease will be adjusted by lease modification to reflect the date the town issues an occupancy permit for Research Building XVI. The Tenant has the right to relocate within
the Corporate Research Center at any time to a comparable facility. This lease will be terminated at that time. 
  
 B. The term “Rent Commencement Date” means the earlier of the date on which the Demised Premises are deemed suitable for occupancy by the
project architect or the date on which Tenant takes possession of the Demised Premises. In no event shall the Rent Commencement Date be prior to the Lease Commencement Date. 
  
 C. The term “Lease Year” means a period of twelve (12) consecutive calendar months. The first Lease Year of
this Lease shall begin on the Rent Commencement Date unless such date is other than the first day of a calendar month, in which event the first Lease Year shall commence on the first day of the calendar month immediately preceding the Rent
Commencement Date. Each succeeding Lease Year of this Lease shall commence upon the anniversary of the beginning of the first Lease Year. 

 ARTICLE 3 
  
 RENT 
  
 A. Beginning with the Rent Commencement Date and continuing through the first Lease Year, Tenant shall pay to Landlord annual rent of Three Hundred
Fifteen Thousand One Hundred Eighty-Five and 04/100 Dollars ($315,185.04) (“Basic Rent”). 
  
 B. Basic Rent shall be adjusted for each Lease Year after the first Lease Year in an amount equal to the Basic Rent due during the previous Lease Year
plus an amount representing the percentage increase, if any, in the Consumer Price Index for All Urban Consumers (“CPI-U”) issued by the United States Department of Labor, Bureau of Labor Statistics (or a property adjusted substitute index
if hereafter changed) for the period beginning January 1 and ending December 31 of the previous year. Until the CPI-U becomes available for such period, Landlord shall be entitled to use an estimate of the change in the CPI-U. Adjustments
shall be made to reflect the actual increase when it becomes available. Failure by Landlord to notify Tenant of the amount of a scheduled increase shall not absolve Tenant’s obligation to pay such increase. 
  
 C. Tenant shall pay Basic Rent in equal monthly installments of Twenty-Six
Thousand Two Hundred Sixty-Five and 42/100 Dollars ($26,265.42) on the first day of each calendar month to the order of Corporate Research Center, c/o FIRST NATIONAL BANK, 1872 PRATT DRIVE, SUITE 1125, BLACKSBURG, VA 24060, or at such other place as
Landlord may hereafter specify, without notice, offset, reduction or abatement, except for adjustments expressly permitted by this Lease. 
  
 D. If the Rent Commencement Date is on a day other than the first day of a calendar month, then Tenant shall pay, upon the Rent Commencement Date, the
monthly rent described above. At the commencement of the second month of the term, Tenant shall pay the monthly rent described above prorated on a per diem basis with respect to the preceding fractional calendar month beginning on the Rent
Commencement Date. All rental payments thereafter will be for a full calendar month and will be in the amount as specified above. 
  
 E. The obligation of Tenant to pay Basic Rent is an independent covenant, and no act or circumstance, whether constituting a breach of this Lease by
Landlord or not, shall relieve Tenant of the obligation to pay Basic Rent. 
  
 F. Basic Rent due from Tenant to Landlord hereunder which is not paid within fifteen days after the same is due shall bear interest at the rate of twelve percent (12%) per annum from the due date until paid, but
the payment of such interest shall not excuse or cure any default by Tenant under this Lease. Such interest is separate and cumulative and is in addition to and shall not diminish or represent a substitute for any or all of Landlord’s rights or
remedies under any other provision of this Lease. In addition to such interest, if the monthly rental provided herein is not paid within fifteen (15) days after the same is due, a late charge equal to five percent (5%) of the amount so
overdue shall become immediately due and payable by Tenant to Landlord. 
  

 -2- 

 G. No payment by Tenant or receipt by Landlord of a lesser amount than that stipulated herein for rent,
additional rent or any other charge shall be deemed to be other than on account of the earliest stipulated rent, additional rent or other charge then due, nor shall any endorsement or statement on a check or letter accompanying any check or payment
be deemed an accord and satisfaction and Landlord may accept such check or payment without prejudice to Landlord’s rights to recover the balance of such rent, additional rent or other charges or pursue any other remedy in this Lease, at law or
in equity. 
  
 PART 1—OTHER TENANT RESPONSIBILITIES

  
 ARTICLE 4 
  
 DUTY OF CARE FOR DEMISED PREMISES 
  
 A. Tenant will, at Tenant’s own cost and expense, maintain the Demised
Premises and all other improvements to the extent covered by this Lease in sound condition and good repair, and shall repair or replace any damage or injury done to the Demised Premises or any part thereof by Tenant or Tenant’s agents,
employees, invitees and visitors. If Tenant fails to make such repair or replacements promptly, or within fifteen (15) days of occurrence, to the satisfaction of Landlord, Landlord may, at its option, make such repairs or replacements, and
Tenant shall reimburse Landlord for the cost thereof on demand. Tenant waives all right to make repairs at the expense of Landlord, or to deduct the cost thereof from Basic Rent. Further, Tenant agrees: 
  
 i. that it will not commit or allow any waste or damage to be
committed on any portion of the Demised Premises, and shall, at the termination of this Lease by lapse of time or otherwise, return the Demised Premises to Landlord in as good condition as such Demised Premises were in on the Rent Commencement Date,
ordinary wear and tear excepted, and upon termination of this Lease, Landlord shall have the right to re-enter and resume possession of the Demised Premises; 
  
 ii. that any special wiring installed for or by Tenant, including, but not limited to, cable and conduits, shall be removed at
Tenant’s expense within seven (7) days of the expiration of this Lease, but only if such removal is requested by Landlord; 
  
 iii. that any improvements, including, but not limited to wall coverings, floor coverings or carpet, paneling, doors and hardware or
cabinetry are made to the Demised Premises at Tenant’s expense or under any agreement with Tenant whereby Tenant is given an allowance or rent reduction in exchange for Landlord’s agreement to install or allow to be installed lease
improvements shall become the property of Landlord and shall not be removed by Tenant; 
  
 iv. that Tenant shall not lay linoleum, tile, carpet or any other floor covering without Landlord’s prior written approval. The
expense of repairing any damage resulting from a violation of this rule or the removal of any floor covering shall be borne by Tenant. 
  
 v. that all wallpaper or vinyl fabric materials which Tenant may install on painted walls shall be applied with a strippable adhesive. The
use of non-strippable adhesives will 

  

 -3- 

 
cause damage to the walls when materials are removed, and repairs made necessary thereby shall be made by Landlord at Tenant’s expense. 
  
 vi. if Tenant requires telegraphic, telephonic, burglar alarm
or similar services, it shall first obtain, and comply with, Landlord’s instruction with respect to their installation. 
  
 vii. that Tenant will be responsible for any damage to the Demised Premises, including carpeting and flooring, as a result of: rust or
corrosion of file cabinets, roller chairs, metal objects, or spills of any type of liquid. 
  
 viii. that Tenant shall not alter any lock or access device or install a new or additional lock or access device or any bolt on any door
of the Demised Premises without the prior written consent of Landlord. If Landlord consents to such installation, Tenant shall furnish Landlord with a key for any new or additional lock. 
  
 B. Landlord shall have the right to determine and prescribe the weight and proper position of any unusually heavy equipment
including safes, large files, etc., that are to be placed in the Demised Premises, and only those which Landlord believes will not damage the floors, structure and/or freight elevator, may be moved into the Demised Premises. Any damage caused by or
resulting from the moving or installing of such articles in the Building or into the Demised Premises or the presence of such articles in the Demised Premises shall be paid for by Tenant, unless otherwise covered by insurance. 
  
 C. The Landlord has the following responsibilities to Tenant:

  
 i. Janitorial: Basic janitorial service is
provided 5 times per week. This includes emptying trash daily and vacuuming or sweeping 3 times per week. It also includes cleaning of glass such as on doors. Restrooms and other public areas are also cleaned 5 times per week. Minor spots on
carpeting are also included. On an annual basis we clean exterior windows and carpets. 
  
 ii. Maintenance: Basic maintenance services provided include lighting, locks, problem doors, signs, tripped breakers, & HVAC
repairs and maintenance. 
  
 iii. Painting: Free
touch-up paint is provided but labor is charged for. 
  
 iv. Landscaping: Landlord will maintain building landscaping. 
  
 ARTICLE 5 
  
 ALTERATIONS 
  
 A. Tenant will not make or allow to be made any alterations, additions and
improvements including, but not limited to, painting, in or to the Demised Premises without prior written consent of Landlord, which shall not be unreasonably withheld. Landlord may impose, as a condition to consent, such requirements as Landlord in
its sole discretion may deem reasonable or 

  

 -4- 

 
desirable, including, without limiting the generality of the foregoing, requirements as to the manner in which, the time or times at which, and the
contractor by whom such work shall be done as well as requiring Tenant to provide a completion bond. 
  
 B. Any alterations, additions, or improvements made to the Demised Premises by Tenant shall be surrendered to Landlord and become the property of Landlord
upon termination of this Lease. If prior to termination of this Lease, or within fifteen (15) days thereafter, Landlord so directs by written notice to Tenant, Tenant shall promptly remove any alterations, additions, or improvements, placed in
or on the Demised Premises by Tenant that are designated in said notice and shall repair any damage caused by such removal and in default thereof Landlord may effect said removals and repairs at Tenant’s expense. This clause shall not apply to
movable non-attached fixtures of Tenant. 
  
 C. All work with
respect to alterations, additions, and improvements must be done in a good and workmanlike manner and diligently prosecuted to completion. 
  
 D. Any alterations, additions and improvements shall be completed strictly in accordance with the laws and ordinances relating thereto, and with the
requirements of all carriers of insurance on the Demised Premises and the Board of Underwriters, Fire Rating Bureau, or similar organization. Tenant shall obtain, at its sole cost and expense, all required licenses and permits. In performing the
work of any such alterations, additions or improvements, Tenant shall have the work performed in such a manner so as not to obstruct the access to the Building of any other tenant. 
  
 E. Before commencing any work or construction in or about the Demised Premises, Tenant shall notify Landlord in writing of
the expected date of commencement and completion thereof. Landlord shall have the right at any time and from time to time to post and maintain on the Demised Premises such notices as Landlord deems necessary to protect the Building, the Demised
Premises and Landlord from the liens of mechanics, laborers, materialmen, suppliers or vendors. 
  
 F. Tenant has no authority to and shall not create any liens for labor or material on or against the Building, the Demised Premises or any interest
therein. Tenant agrees to notify any materialman, supplier, contractor, mechanic, or laborer involved with work on the Demised Premises at Tenant’s request that they must look only to Tenant or Tenant’s other property interests. All
materialmen, suppliers, contractors, mechanics and laborers may be put on notice of this Section by the recordation, at Landlord’s option, of a memorandum of this Lease in the Clerk’s Office of the Circuit Court of Montgomery County,
Virginia and Tenant shall promptly execute and acknowledge such a memorandum if requested to do so by Landlord. Tenant shall require from any and all materialmen, suppliers, contractors, mechanics, laborers and subcontractors that they deliver to
Tenant duly executed waivers of lien with respect to Landlord’s interest prior to the commencement of any work thereon or in the Demised Premises. 
  
 G. Notwithstanding the foregoing, if by reason of any construction, alteration, repair, labor performed, or materials furnished to the Demised Premises
for or on behalf of Tenant, any mechanic’s or other lien shall be filed, claimed, perfected or otherwise established as provided by laws against the Building or the Demised Premises, Tenant shall discharge or remove the lien by 

  

 -5- 

 
bonding or otherwise within fifteen (15) days after Tenant receives notice of the filing of same. Nothing contained herein shall authorize Tenant to
create any liens for labor or materials on or about Landlord’s interest in the Building or the Demised Premises or any portion thereof. 
  
 ARTICLE 6 
  
 NUISANCE 
  
 Tenant will conduct its business, and control its agents, employees, invitees and visitors in such a manner as not to create any nuisance, interfere with, annoy, or disturb other tenants or Landlord in the management of the Building. Tenant
specifically agrees to abide by the following provisions: 
  
 A.
Tenant will refer all contractors, contractor’s representatives and installation technicians, rendering any service to Tenant, to Landlord for Landlord’s supervision, approval, and control before performance of any contractual service.
This provision shall apply to all work performed in the Demised Premises including installations of telephones, telegraph equipment, electrical devices and attachments, and installations of any nature affecting the floors, walls, woodwork, trim,
windows, ceilings, equipment or any other physical portion of Demised Premises. 
  
 B. Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of any merchandise or materials which require use of elevators or stairways, or movement through the
Building entrances or lobby shall be restricted to hours designated by Landlord. All such movement shall be under supervision of Landlord and in the manner agreed between Tenant and Landlord by pre-arrangement before performance. Such
pre-arrangement initiated by Tenant will include determination by Landlord as to time, method, and routing of movement and as to limitations imposed for safety or other concerns which may prohibit any article, equipment or any other item from being
brought into the Building. Tenant shall assume all risks as to damage to articles moved and injury to persons or public engaged or not engaged in such movement, including equipment, property and personnel of Landlord if damaged or injured as a
result of acts in connection with Landlord’s performance of this service for Tenant, and Landlord shall not be liable for acts of any person engaged in, or any damage or loss to any of said property or persons resulting from any act in
connection with such service performed for Tenant. 
  
 C. The
entries, passages, doors, elevators, elevator doors, hallways or stairways shall not be blocked or obstructed. No rubbish, litter, trash, or material of any nature shall be placed, emptied, or thrown into these areas. Such areas shall not be used at
any time except for ingress or egress by Tenant, Tenant’s agents, employees, invitees or visitors to or from the Demised Premises. 
  
 D. Plumbing fixtures and appliances shall be used only for the purposes for which they were constructed, and no sweepings, rubbish, rags or other
unsuitable material shall be thrown or placed therein. Damage resulting to any such fixtures or appliances from misuse by Tenant shall be repaired or replaced at Tenant’s sole cost and expense, and Landlord shall not be responsible therefore.

  

 -6- 

 E. Tenant shall not place, install or operate in the Demised Premises or in any part of the Building, any
engine or machinery, or maintain, use or keep any flammable, explosive, or hazardous material without prior written consent of Landlord. 
  
 F. Tenant will not place or suffer to be placed or maintained on any exterior door, wall or window of the Demised Premises any sign, awnings or canopy, or
advertising matter or other thing of any kind, and will not place or maintain any decoration, lettering or advertising matter on the glass of any window or door of the Demised Premises without first obtaining Landlord’s prior written approval
and consent in each instance. Tenant further agrees to maintain any permitted sign, awnings, canopy, decoration, lettering, advertising matter or other thing in good condition at all times. 
  
 G. No sign, poster, placard, picture, name, advertisement or notice, visible
from the exterior of the Demised Premises shall be inscribed, painted, affixed, installed or otherwise displayed by Tenant either on the Demised Premises or any part of the Building without prior written consent of Landlord, and Landlord shall
have the right to remove any such sign, placard, picture, name, advertisement, or notice without notice to and at the expense of Tenant. If Landlord shall have given such consent to Tenant at any time, whether before or after the execution of this
Lease, such consent shall in no way operate as a waiver or release of any of the provisions hereof or of this Lease, and shall be deemed to relate only to the particular sign, placard, picture, name, advertisement or notice so consented to by
Landlord and shall not be construed as dispensing with the necessity of obtaining the specific written consent of Landlord with respect to any other sign, placard, picture, name, advertisement or notice. All approved signs shall be printed, painted,
affixed and inscribed at the expense of Tenant by a person approved by Landlord. All approved signs must be removed by Tenant upon vacating the Demised Premises. 
  
 H. No Tenant shall use, keep or permit to be used or kept in the Demised Premises any foul or noxious gas or substance or
permit or suffer such Demised Premises to be occupied or used in a manner offensive or objectionable to Landlord or interfere in any way with other tenants or those having business therein. Tenant shall not bring or permit to be kept in or about
Demised Premises, animals, reptiles, or birds without the prior written consent of Landlord. Tenant shall not permit to be used in or about the Demised Premises or around the Building skateboards, roller-skates, roller-blades, or other such
devices. Bicycles brought to the Building must be immediately secured in storage areas provided by Landlord. 
  
 ARTICLE 7 
  
 ENTRY FOR REPAIRS AND INSPECTION 
  
 Tenant will permit
Landlord, or Landlord’s officers, agents, and representatives, the right to enter into and upon all parts of the Demised Premises, at all reasonable hours to inspect same or clean or make repairs or alterations or additions as Landlord may deem
necessary, and Tenant shall not be entitled to any abatement or reduction of rent by reason thereof and Landlord shall not be liable to Tenant for inconveniences to Tenant’s business when effecting repairs. In the event of an 

  

 -7- 

 
emergency, Tenant hereby grants to Landlord the right to enter the Demised Premises at any time. In addition, Tenant shall permit Landlord or Landlord’s
agent and any other person authorized by the same to enter the Demised Premises during the last twelve (12) months of the Lease Term for the purpose of showing the Demised Premises to prospective tenants. 
  
 ARTICLE 8 
  
 ENDORSEMENTS 
  
 Tenant shall not imply endorsement either by the Virginia Tech Corporate Research Center, Inc., (“VTCRC”) or Virginia Polytechnic Institute and
State University (“Virginia Tech”) in any advertisement or solicitation. Specifically, Tenant agrees to include the following statements in all prospectuses or other investment solicitations: 
  
 “The location of Luna Technologies in the Virginia Tech Corporate
Research Center is not to be construed as an endorsement by the Virginia Tech Corporate Research Center, Inc., or Virginia Polytechnic Institute and State University, their affiliates, agents or employees, of Luna Technologies or Luna
Technologies’s activities.” 
  
 Landlord reserves the right to conduct
an investigation of Tenant’s activities for the purpose of establishing whether Tenant is an appropriate candidate for occupancy at the Virginia Tech Corporate Research Center (the Center”), consistent with the mission of the Center. This
Lease can be canceled after Landlord gives Tenant 30 days prior written notice in the event that Landlord determines that Tenant is conducting activities which are not consistent with the mission of the Center. The presence of Tenant in the Virginia
Tech Corporate Research Center and any other aspect of Tenant’s relationship with the Virginia Tech Corporate Research Center is not to be construed as an endorsement, either expressed or implied, of Tenant or Tenant’s activities by VTCRC
or Virginia Tech. 
  
 ARTICLE 9 
  
 PERMITTED USE 
  
 Tenant shall use the Demised Premises only as detailed in the Permitted Use outlined in the Fundamental Lease Provisions.
Use for any other purposes shall be an act of default. 
  
 ARTICLE
10 
  
 ADDRESS 
  
 Tenant shall use the address stated in this Lease only during its tenancy at
the Center. At such time that this Lease expires or is terminated. Tenant agrees to discontinue usage of the address on any printed materials. 
  

 -8- 

 ARTICLE 11 
  
 EQUIPMENT 
  
 Subject to the security interest granted by Tenant in favor of Landlord hereunder, Tenant shall have the right to remove Tenant’s personal property
from the Demised Premises at the termination of the Lease Term, and shall be permitted seven (7) days after the effective date of termination of the term or any renewal or hold-over term within which to accomplish removal, and shall be
obligated to repair any damage caused by removal. 
  
 PART
II—LANDLORD RESPONSIBILITIES 
  
 ARTICLE 12

  
 QUIET POSSESSION 
  
 Landlord hereby covenants that Tenant, upon paying Basic Rent as herein
provided, and performing all covenants and agreements herein contained, shall and may peacefully and quietly have, hold and enjoy the Demised Premises. 
  
 ARTICLE 13 
  
 CONDITION OF PREMISES 
  
 Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Demised Premises or the Building or with respect to the suitability of either the
conduct of Tenant’s business or profession. By taking of possession of the Demised Premises, Tenant shall conclusively establish that the Demised Premises and the Building were in satisfactory condition at such time. 
  
 ARTICLE 14 
  
 SERVICES 
  
 Provided Tenant is not in default, Landlord agrees to furnish Tenant while occupying the Demised Premises by Landlord the following services at
Landlord’s expense: 
  
 A. Water and sewer access at
designated common areas of the Building. This specifically excludes water used in any cooling or manufacturing process. 
  
 B. Heating, ventilation, and air conditioning (“HVAC”) in such quantity and of such quality as Landlord determines in its sole discretion is
reasonably necessary for Tenant’s comfortable use and enjoyment of the Demised Premises. HVAC shall be operable from the hours of 7:00 a.m.—6:00 p.m. on Monday—Friday and the hours of 7:00 a.m.—1:00 p.m. on
Saturdays. No HVAC will be provided on Sundays, on New Year’s Day, Memorial Day, Independence Day, Thanksgiving or 

  

 -9- 

 
Christmas. At all other times, Tenant shall have the capability of pressing an override button to temporarily (two hours in most cases) obtain HVAC services.
If Tenant requires constant HVAC services for cooling of equipment, Tenant shall be responsible for installing equipment to achieve this level of service at Tenant’s cost. 
  
 C. Lighting and electric current for fractional horsepower equipment within the Demised Premises will be supplied by
Landlord to Tenant at all times. Tenant shall not install any equipment or lights that generate undue amounts of heat or any high-power usage equipment without the prior written consent of Landlord. If Landlord has given its written consent Tenant
shall advance on the first day of each month during the Term, the reasonable amount estimated by Landlord as the expense of furnishing electricity for the operation of any such heat generating or high-power usage equipment so installed and the costs
(including costs of installation, operation and maintenance) of any supplementary air conditioning necessitated thereby. Further, Landlord may install and operate, at Tenant’s expense, a monitoring/ metering system in the Demised Premises to
measure the added demands on electricity, heating, ventilation and air conditioning system resulting from Tenant’s heat generating and high-power equipment usage and after-hours service requirements. 
  
 D. Housekeeping services Landlord reasonably deems to be required.

  
 E. Electrical lighting for public areas and special service
areas of the Building in the manner and to the extent deemed by Landlord to be standard. 
  
 F. Snow and ice removal for the parking lots and sidewalks as Landlord reasonably deems to be required and achievable. 
  
 ARTICLE 15 
  
 OTHER AMENITIES AND BENEFITS 
  
 A. KEYS—As of the Rent Commencement Date, Tenant shall be entitled to two keys to any locked door in the Demised Premises and two keys to the exterior door of the Building. For each 200 square feet of space
leased, Tenant is entitled to one additional key to the exterior of the Building. Additional keys needed after the commencement of the lease will cost $2.00 per key. Tenant is responsible for returning all keys to Landlord either upon termination of
this Lease or at such time that Landlord should provide new door hardware. Failure to return a key will result in Tenant being financially responsible for re-keying all locks to which keys are not returned. If exterior door keys are not returned,
this means that Tenant is financially responsible for re-keying all exterior doors and providing new keys to all individuals that have keys to the doors. 
  
 B. VIRGINIA TECH ID CARDS—Because of its affiliation with Virginia Tech, Landlord is currently able to offer all employees who work at the Center a
Virginia Tech ID Card, otherwise known as a Hokie Passport. These ID cards enable the holder to obtain free and reduced priced services at Virginia Tech affiliated locations. Applications for these ID cards can be obtained from the Center’s
administrative offices. Tenant is responsible for assuring that ID cards are obtained only by employees who are physically located at the Center. Filing an application for an ID 

  

 -10- 

 
card for a person that is not actually employed by Tenant shall result in a default under this Lease. Tenant is also responsible for making sure that ID
cards are collected from employees who leave Tenant’s employment. Audits will be conducted annually to assure that all individuals that have ID cards are still employed by Tenant. A $50 penalty will be assessed to Tenant for each ID card that
is not returned upon an employee’s termination. Landlord makes no guarantees that this benefit will be maintained throughout the term of this Lease. Virginia Tech may cancel this program at any time. 
  
 C. CONFERENCE ROOMS AND AUDIO-VISUAL EQUIPMENT—Conference rooms and
assorted audio-visual equipment are available at the Center on a first-reserved, first-served basis. Reservations can be made by calling the Center’s administrative offices. Reservations will only be accepted for periodic meetings that occur
more frequently than monthly only one week in advance. For instance, weekly staff meetings cannot be booked in a Center conference room without calling each week to reserve the room. 
  
 D. SIGNAGE—At its own expense. Landlord will place a directory, in a prominent place in the Building, listing Tenant as
an occupant of the Building. Landlord will also place one standard sign in the corridor of the Building outside one of Tenant’s entrances. Landlord will also list Tenant on the outside directory sign to the extent that spaces are available
on the sign. In cases where spaces are not available for every tenant, precedence will be given to tenants that rent the most space. 
  
 ARTICLE 16 
  
 TELECOMMUNICATIONS SERVICES 
  
 Landlord shall have no obligation to provide telecommunications services pursuant to this lease. Tenant may secure such services from any provider. 
  
 Tenant may contract for provision of such services by Landlord pursuant to one or more separate agreements. Non-tenant use
of Landlord telecommunications infrastructure is prohibited. Tenants will not be permitted to host non-tenant corporate or personal computers in their suites effective November 1, 1998. Tenants violating this provision will be assessed damages
of $1,000.00 per month for each non-Tenant owned computer that has been hosted on the Demised Premises without Landlord’s authorization. Landlord offers a facility for location of non-Tenant computers desiring access to Landlord’s
telecommunications infrastructure. Information about this service can be obtained from Landlord. 
  
 ARTICLE 17 
  
 INABILITY TO PERFORM SERVICES 
  
 Failure to any extent to furnish, or
any stoppage of, the services, amenities or benefits described above, resulting from causes beyond control of Landlord or from any cause, shall not render Landlord liable in any respect for damages to either person or property, nor be construed as
an eviction of Tenant or result in an abatement of rent, nor relieve Tenant from fulfillment of any 

  

 -11- 

 
covenant or agreement herein. If any equipment or machinery breaks down, or ceases to function properly, Landlord shall use reasonable diligence to repair
such equipment or machinery promptly, but Tenant shall have no claim for rebate of Basic Rent or damages on account of any interruptions in service occasioned thereby or resulting therefrom. 
  
 PART III—TRANSFER OF OWNERSHIP RIGHTS OR CHANGE OF BUILDING
STATUS 
  
 ARTICLE 18 
  
 ASSIGNMENT OR SUBLETTING 
  
 A. Tenant will not sell, mortgage, transfer, or assign this Lease, or allow
the same to be assigned by operation of law or otherwise, or sublet the Demised Premises, or any part thereof, or use or permit the same to be used for any other purpose than stated in the Permitted Use Clause hereof without the prior written
consent of Landlord, which such consent will not be unreasonably withheld. Written consent of Landlord to sublease the Demised Premises shall be in the form of a consent line on the appropriate sub-lease agreement. 
  
 B. If Landlord consents to an assignment or sublease of the Demised Premises:

  
 i. the agreement between Tenant and sub-Tenant shall be on a
lease form prepared by or approved by Landlord. 
  
 ii. if the
sub-lease or assignment results in rental payments in excess of the monthly payments due and owing under the terms of this Lease, such excess rental payments shall be deemed to be rental payments due and owing Landlord. 
  
 C. As a further condition to Landlord’s consent to any subleasing,
assignment or other transfer of part or all of Tenant’s interest in the Demised Premises: 
  
 i. Tenant shall be required to pay Landlord’s reasonable attorney’s fees and other costs incurred in connection with the review and execution of any documentation in connection therewith; 
  
 ii. any sub-Tenant of part or all of Tenant’s interest in the Demised
Premises shall agree that in the event Landlord gives such sub-Tenant notice that Tenant is in default under this Lease, such sub-Tenant shall thereafter make all sublease or other payments directly to Landlord, which payments will be received by
Landlord without any liability whether to honor the sublease or otherwise (except to credit such payments against sums due under this Lease), and such sub-Tenant shall agree to attorn to Landlord, or its successors and assigns, at its request should
this Lease be terminated for any reason. In no event shall Landlord or its successors or assigns be obligated to accept such attomment; and 
  
 iii. Landlord may require that Tenant not then be in default under this Lease in any respect. If Tenant files any type of petition in bankruptcy or has
the same filed against it and 

  

 -12- 

 
Landlord does not elect to terminate this Lease, and if the trustee or receiver appointed by the bankruptcy court attempts to assume this Lease and thereupon
assign it to a third party, then Landlord shall have the right to terminate this Lease within thirty (30) days upon gaining knowledge of such attempted assumption and assignment, or upon being given written notice of same by Tenant, whichever
is later. 
  
 D. Any sale, hypothecation, transfer, assignment or
subletting which is not in compliance with the provisions of this Article shall be voidable by Landlord and shall, at the option of Landlord, constitute a default under this Lease. Landlord’s acceptance of rent directly from any subtenant,
assignee or other transferee shall not be construed as Landlord’s approval or consent thereto nor Landlord’s agreement to accept the attornment of any subtenant in the event of any termination of this Lease. In no event shall
Landlord’s consent to an assignment or subletting be construed as (i) relieving Tenant from the obligation to obtain Landlord’s express written consent to any further assignment or subletting or (ii) releasing Tenant from any
liability or obligation hereunder whether or not then accrued, and Tenant shall continue to be fully, jointly and severally liable hereunder. 
  
 ARTICLE 19 
  
 TRANSFER OF LANDLORD’S RIGHTS 
  
 Landlord shall have the right without Tenant’s consent to transfer and assign, in whole or in part, all and every feature of its rights and obligations hereunder and in the Building and property referred to herein. Such transfers
or assignments may be either to a corporation, trust company, individual or group of individuals, and howsoever made are to be in all things respected and recognized by Tenant. 
  
 ARTICLE 20 
  
 EMINENT DOMAIN AND FORCE MAJEURE 
  
 A. If all of the Demised Premises are taken or condemned either permanently or temporarily for any public or quasi-public use or purpose by any competent
authority in appropriation proceedings or by any right of eminent domain or by agreement or conveyance in lieu thereof (each being hereinafter referred to as “condemnation”), this Lease shall terminate as of the day possession shall be
taken by such authority, and Tenant shall pay Basic Rent and perform all of its other obligations under this Lease up to that date with a proportionate refund by Landlord of any Basic Rent as shall have been paid in advance for a period subsequent
to the date of the taking. 
  
 B. If less than all of the Demised
Premises is taken by condemnation, Landlord and Tenant shall each have the right to terminate this Lease upon notice in writing to the other party within ninety (90) days after possession is taken by such condemnation. If this Lease is so
terminated, it shall terminate as of the day possession shall be taken by such authority, and Tenant shall pay Basic Rent and perform all of its obligations under this Lease up to that date with a proportionate refund by Landlord of any Basic Rent
as may have been paid in advance for a period 

  

 -13- 

 
subsequent to the date of the taking. If this Lease is not so terminated, ft shall terminate only with respect to the part of the Demised x Premises so taken
as of the day possession shall be taken by such authority, and Tenant shall pay Basic Rent up to that day with a proportionate refund by Landlord of any Basic Rent as may have been paid for a period subsequent to the date of the taking and,
thereafter, the Basic Rent shall be reduced in direct proportion to the amount of area of the Demised Premises taken. 
  
 C. If any part of the Building is taken by condemnation so as to render, in Landlord’s judgment, the remainder unsuitable for use as an office
building, Landlord shall have the right to terminate this Lease upon notice in writing to Tenant within one hundred twenty (120) days after possession is taken by such condemnation without regard to whether such taking includes the Demised
Premises or any part thereof. If Landlord so terminates this Lease, H shall terminate as of the day possession is taken by the condemning authority, and Tenant shall pay Basic Rent, and perform all of its other obligations under this Lease up to
that date with a proportionate refund by Landlord of any Basic Rent as may have been paid in advance for a period subsequent to such possession. 
  
 D. As between Landlord and Tenant, any award for paid damages for any condemnation of ail or any part of the Building, including, but not limited to, all
damages as compensation for diminution in value of the leasehold, reversion and fee, and Tenant’s leasehold improvements, shall belong to Landlord without any deduction therefrom for any present or future estate of Tenant, and Tenant hereby
assigns to Landlord all its right, title and interest to any such award. Although all damages in the event of any condemnation belong to Landlord, whether such damages are awarded as compensation for diminution in value of the leasehold, reversion
or fee of the Demised Premises, or Tenant’s leasehold improvements, Tenant shall have the right to claim and recover from the condemning authority, but not from Landlord such compensation as may be separately awarded or recoverable by Tenant in
Tenant’s own right on account of any and all damage to Tenant’s business by reason of the condemnation and for or on account of any cost or loss which Tenant might incur in removing Tenant’s merchandise, furniture and fixture.

  
 E. Landlord shall not be liable or responsible for any loss or
damage to any property or person occasioned by theft, fire, act of God, public enemy, injunction, riot, strike, insurrection, war, court order, requisition or order of a government body or authority, or other matter beyond the control of Landlord or
for any damage or inconvenience which may arise through repair or alteration of any part of the Building or failure to make any such repairs, or from any cause whatsoever, unless caused solely by Landlord’s gross negligence. 
  
 ARTICLE 21 
  
 BINDING EFFECT 
  
 This Lease shall also inure to the benefit of the respective successors and assigns of Landlord and Tenant. 
  

 -14- 

 ARTICLE 22 
  
 DAMAGE OR DESTRUCTION 
  
 If the Demised Premises or the Building is damaged by any cause or means whatsoever not caused or contributed to by the negligence or fault of
Tenant, its employees, agents, invitees or visitors, and if insurance proceeds have been made available therefore, and if said damage can be repaired within ninety (90) days by using standard working methods and procedures, Landlord shall
within a reasonable time after the occurrence of said damage, and to the extent of the insurance proceeds available therefore, enter and make repairs and this Lease shall not be affected but shall continue in full force and effect. However, if said
damage cannot be repaired within a period of ninety (90) days by using standard working methods and procedures, then this Lease shall cease and terminate as of the date of such occurrence, and Tenant shall pay rent hereunder to such date and
immediately surrender the Demised Premises to Landlord, unless within a period of sixty (60) days from the date of such occurrence Landlord shall elect to keep this Lease in force and to restore the Demised Premises to substantially the
condition as existed prior to the date of such occurrence by giving Tenant written notice of such election within said sixty (60) day period. If Landlord so elects to continue this Lease and restore the Demised Premises, Landlord shall within a
reasonable time after the date of the notice of said election enter and make repairs, and this Lease shall not be affected, except that rents hereunder shall be reduced or abated while such repairs are being made for the period of time and in the
proportion that the Demised Premises are untenantable. If, however, such damage is contributed to or results from the fault of Tenant, Tenant’s employees, agents, invitees or visitors, and if Landlord does not have insurance covering such
damage, such damage shall be repaired by and at the expense of Tenant under the control, direction and supervision of Landlord, and the rent shall continue without abatement or reduction. The completion of the repairs of all such damages is subject
to reasonable delays resulting from survey of such damage, obtaining plans and letting contracts for repair, adjustments or insurance loss, strikes, labor difficulties, unavailability of material, or other causes beyond the control of the party
obligated to make such repairs. 
  
 ARTICLE 23 
  
  
 [DELETED] 
  
 ARTICLE 24 
  
 SUBORDINATION 
  
 Tenant hereby subordinates this Lease and all rights of Tenant hereunder to any mortgage or mortgages, or vendor’s lien
or similar instruments which now are or which may from time to time be placed upon the Demised Premises covered by this Lease and such mortgage or mortgages or liens or other instruments shall be superior to and prior to this Lease. Tenant further
covenants and agrees 

  

 -15- 

 
that if the mortgagee or other lien holder acquires the Demised Premises as a purchaser at any foreclosure sale (any such mortgagee or other lien-holder or
purchaser at the foreclosure sale being each hereinafter referred to as the “Purchaser at Foreclosure”), Tenant shall thereafter, but only at the option of the Purchaser at Foreclosure, as evidenced by the written notice of its election
given to Tenant within a reasonable time thereafter, remain bound by novation or otherwise to the same effect as if a new and identical Lease between the Purchaser at Foreclosure, as landlord, and Tenant, as tenant, had been entered into for the
remainder of the term of this Lease in effect at the institution of the foreclosure proceedings. Tenant agrees to execute any instrument or instruments which may be deemed necessary or desirable to further effect the subordination of this Lease to
each such mortgage, lien or instrument or to confirm any election to continue this Lease in effect in the event of foreclosure, as above provided. Tenant hereby irrevocably appoints Landlord as its special attorney-in-fact to execute and deliver any
document provided for herein for and in the name of Tenant. Such power, being coupled with an interest, is irrevocable. 
  
 PART IV—LAWS AND REGULATIONS 
  
 ARTICLE 25 
  
 LAWS AND REGULATIONS 
  
 Tenant will maintain the Demised Premises in a clean and healthful condition and comply with all laws, ordinances, orders, rules, and regulations (state, federal, municipal, and other agencies or bodies having any
jurisdiction thereof) with reference to conditions or occupancy of the Demised Premises. This includes, but is not limited to, compliance with regulations set by the Occupational Safety and Health Administration (OSHA) and compliance with the
Americans with Disabilities Act within the Demised Premises as it relates to barriers created by furniture and fixtures not owned by Landlord. 
  
 ARTICLE 26 
  
 USES OF DEMISED PREMISES 
  
 Tenant will not occupy or use, nor permit any portion of the Demised Premises to be occupied or used for any business or purpose which is (i) unlawful in part or in whole; (ii) deemed to be disreputable in
any manner, or (iii) extra hazardous on account of fire. Tenant shall not obstruct or interfere with the rights of other tenants or occupants of the Building or injure or annoy them, or permit anything to be done which will in any way
increase the rate of fire insurance or liability insurance on the building or contents, and in the event that, by reason of acts of Tenant, there is any increase in rate of such insurance on the Building or contents created by Tenant’s
acts or conduct of business, then Tenant hereby agrees to pay such increase. It is further agreed that: 
  
 A. business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the
Building or any space therein to such a degree as to be objectionable to Landlord or to any tenant in the Building shall be installed and 

  

 -16- 

 
maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate such noise and vibration. 
  
 B. Tenant shall not interfere, nor cause interference with, any satellite or
transmission or reception, nor shall Tenant interfere or cause interference with, the radio frequency being used by another tenant for scientific purposes. 
  
 C. If the Tenant elects to use the CRC shared network for telecommunications, the Tenant shall comply with the terms of the Tenant Data Services
Agreement. 
  
 D. Tenant shall use the Demised Premises solely for
the purpose specified in the Permitted Use section of this Lease. In addition, Tenant shall conduct business in and from the Demised Premises solely under the trade name specified in the Fundamental Lease Provisions. Tenant shall, at its expense,
procure any and all governmental licenses and permits, including without limitation sign permits, required for the conduct of Tenant’s business on the Demised Premises and shall, at all times, comply with the requirement of each such license
and permit. Landlord is not required, and does not represent or warrant that it will obtain or endeavor to obtain for Tenant (or that Tenant will be able to obtain) any license or permit. 
  
 E. Tenant acknowledges and understands that the proper tenant mix of the Building is essential to the successful
operation of the Building and that the restriction against the unauthorized use of the Demised Premises is not intended to act as a restraint of trade but to protect and insure the correct tenant mix. 
  
 ARTICLE 27 BUILDING 
  
 RULES AND REGULATIONS 
  
 Tenant and Tenant’s agents, employees, and invitees will comply fully
with all requirements of the Building Rules and Regulations which are attached as Exhibit B and made a part hereof as though fully set out herein. Landlord shall at all times have the right to change such Rules and Regulations or to amend
them in such reasonable manner as may be deemed advisable for the safety, care and cleanliness of the Demised Premises and for the preservation of good order therein, all of which Rules and Regulations, changes and amendments will be forwarded to
Tenant in writing and shall be carried out and observed by Tenant. 
  
 ARTICLE 28 
  
 ENVIRONMENTAL PROVISIONS 
  
 A. Tenant represents and warrants that all materials and chemicals used in
the normal course of its business are classified as Generally Regarded as Safe (“GRAS”) by the Food and Drug Administration (“FDA”). Tenant represents and warrants that it will not conduct any activities on the Demised Premises
or in the Building which may constitute a violation of any environmental law, statute and/or regulation. Tenant agrees not to employ or utilize the Demised Premises or the 

  

 -17- 

 
Building for the purpose of disposing, treating, storing, handling or transporting any materials which may be deemed to constitute “Hazardous or
Toxic Materials”. 
  
 B. Tenant agrees to defend, indemnify
and hold Landlord harmless against any and all Claims, as hereinafter defined, which Landlord may hereafter become liable for, suffer, incur or pay arising under any applicable laws and resulting from any activity, act or violation of this Article
on the part of Tenant, its agents, employees, or assigns. In addition, Tenant agrees to defend, indemnify and hold Landlord harmless against any and all Claims which Landlord may hereafter be liable for, suffer, incur, or pay resulting from or
arising out of any handling, storage, treatment, transportation, disposal, and/or release of GRAS, Hazardous or Toxic Materials from or on the Demised Premises or the Building. 
  
 C. The term “Claims” shall mean and include all actions, causes of action, whether common law or statutory,
demands, remedies, liability, suits, judgments, expenses, personal injuries, property damages, incidental and consequential damages resulting thereby, clean up costs, civil penalties, reasonable attorneys’ fees, litigation expenses, abatement
costs, abatement and corrective relief, injunctive relief requiring removal and/or remedial action, all costs of removal or remedial action, and damages to natural resources. 
  
 D. The Term “Hazardous or Toxic Materials” means any materials which may be deemed hazardous or toxic including,
but no limited to, (i) materials defined as “hazardous waste” under the Federal Resource Conservation and Recovery Act and similar state laws; (ii) ”hazardous substances” as identified under the Federal Comprehensive
Environmental Response, Compensation and Liability Act and especially in CERCLA Section 101(14) and as set forth in Title 40, Title of Federal Regulations, Part 302; (iii) those elements or compounds which are contained in
the list of hazardous substances adopted by the United States Environmental Protection Agency (“EPA”) and the list of toxic pollutants designated by Congress or the EPA or defined by any other federal, state or local statute, law,
ordinance, code, rule, regulation, order or decree regulating, relating to, or imposing liability or standards of conduct concerning, any hazardous, toxic, polluting, or dangerous waste substance or material, as such lists are now or any time
hereafter in effect; (iv) petroleum products; and (v) such other materials, substances or waste which are otherwise dangerous, hazardous, harmful or deleterious to human, plant or animal health or well being. 
  
 E. The provisions set forth in this Article shall survive the termination of
this Lease, if Tenant’s transportation, storage, use or disposal of GRAS or Hazardous or Toxic Materials on the Demised Premises or Building results in (i) contamination of the soil or surface or ground water; or (ii) loss,
damage or inconvenience to person(s) and/or property, then Tenant agrees to (i) notify Landlord immediately of any contamination, claim of contamination, loss or damage or inconvenience; (ii) after consultation and approval by Landlord, to
dean up the contamination in full compliance with all applicable statutes, regulations and standards; and (iii) to indemnify, defend and hold harmless Landlord from and against any Claim arising from or connected with any such contamination,
claim of contamination, loss, damage. Further, upon written notice from Landlord, Tenant shall immediately cease any activity that may cause any inconvenience to either Landlord or 

  

 -18- 

 
other tenants, or their agents, employees or invitees. In the event of a conflict of the provisions of this Section E with any other provision in this
Article, the provision in this Section E shall prevail. 
  
 ARTICLE 29 
  
 PERSONAL PROPERTY TAXES 
  
 With respect to Tenant’s fixtures, furnishings, equipment and all other
personal property located in the Demised Premises, Tenant shall pay prior to delinquency all taxes assessed against or levied thereon and when possible, shall cause the same to be assessed and billed separately from the property of Landlord, but if
the same shall be assessed and taxed with the property of Landlord, Tenant shall pay to Landlord its share of such taxes within ten (10) days after Landlord’s delivery to Tenant of a statement in writing setting forth the amount of such
taxes applicable to Tenant’s property. In addition, Tenant shall pay promptly when due all taxes imposed upon Tenant’s rents, gross receipts, charges and business operations. 
  
 ARTICLE 30 
  
 REAL PROPERTY TAXES 
  
 Landlord is exempt from real property taxes imposed by the County of Montgomery and Town of Blacksburg, Virginia. Section 58.1-3203 of the Virginia
code allows the appropriate local municipalities to tax the leasehold interest in property that is exempt from taxation to the owner. The tax of the leasehold interest is reduced by two percent for each year that a lease is less than 50 years in
length, but the reduction is limited to 85%. In other words, for a one-year lease, taxes on the leasehold estate are equal to 15% of the taxes that would normally be assessed. By executing this Lease, Tenant acknowledges that these taxes are
Tenant’s responsibility. 
  
 ARTICLE 31 
  
 BUSINESS, PROFESSIONAL AND OCCUPATIONAL LICENSE 
  
 The Town of Blacksburg, Virginia has a Business, Professional and
Occupational License (BPOL) tax based on the gross revenue received on an annual basis. Tenants certify that they are licensed to do business in Blacksburg, Virginia and if applicable, the Commonwealth of Virginia. 
  
 ARTICLE 32 
  
 DECLARATION OF USES AND RESTRICTIONS 
  

Tenant agrees to abide by the Declaration of Uses and Restrictions related to Landlord’s research park made by Virginia Tech Corporate Research
Center, Inc. and Virginia Tech Foundation, Inc. recorded in the land records of the Circuit Court of Montgomery County, Virginia at Deed Book 823, Page 465, as the same may be amended or modified from time to time. A copy 

  

 -19- 

 
of the current version of the Declaration can be obtained from the Center’s office and is incorporated by reference into this Lease. 
  
 ARTICLE 33 
  
 PARKING AREAS 
  
 The parking area, employee parking space, driveways, entrances, and exits and all other common areas and facilities provided by Landlord for general use,
in common, of Tenant, its employees and customers, shall at ad times be subject to the exclusive control and management of Landlord, and Landlord shall have the right to establish, modify, change and enforce uniform and non-discriminatory rules and
regulations with respect to the parking area, employee parking area, and other common areas and facilities hereinabove mentioned, and Tenant, agrees at all times to abide by and conform to such rules and regulations. 
  
 PART V—INDEMNITY AND INSURANCE 
  
 ARTICLE 34 
  
 INDEMNITY, LIABILITY AND LOSS OR DAMAGES 
  
 By moving into the Demised Premises or taking possession thereof, Tenant accepts the Demised Premises as suitable for the
purposes for which the same are leased and accepts the Building and each and every appurtenance thereof, and Tenant waives any and all defects therein. Landlord shall not be liable to Tenant or Tenant’s agents, employees, guests, invitees or to
any person claiming by, through or under Tenant for any injury to person, loss or damage to property, or for loss or damage to Tenant’s business, caused by or through the acts or omissions of Landlord or any other person, or by any other cause
whatsoever except Landlord’s gross negligence or willful misconduct. Tenant shall indemnify Landlord and save Landlord harmless from all suits, actions, damages, liability and expense in connection with loss of life, bodily or personal injury
or property damage arising from or out of any occurrence in, upon, at or from the Demised Premises or the occupancy or use by Tenant of the Demised Premises or any part thereof, if caused wholly or in part by any action or omission of Tenant, its
agents, contractors, employees, servants, invitees, or licensees. If any action shall be commenced by or against Tenant, Tenant shall protect and hold Landlord harmless and shall pay all costs, expenses, and reasonable attorney’s fees.

  
 ARTICLE 35 
  
 INSURANCE 
  
 A. Tenant covenants and agrees that from and after the date of delivery of the Demised Premises from Landlord to Tenant,
Tenant will carry and maintain, at its sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided: 
  

 -20- 

 i. General Liability and Property Damage. Commercial General Liability Insurance covering the
Demised Premises and Tenants use thereof against claims for personal injury or death and property damage occurring upon, in or about the Demised Premises, such insurance to afford protection to the limit of not less than $1,000,000 in respect of
injury or death to any number of persons arising out of any one occurrence and such insurance against property to afford protection to the limit of not less than $500,000 in respect of any instance of property damage. The insurance coverage required
under this Article, 35-A.i., shall, in addition, extend to any liability of Tenant arising out of the indemnities provided for in Article 4. 
  
 ii. Tenant Leasehold Improvements and Property. Insurance covering all of the items included in Tenant’s leasehold improvements, heating,
ventilating and air conditioning equipment, if any, trade fixtures, merchandise and personal property from time to time in, on or upon the Demised Premises, and alterations, additions or changes made by Tenant pursuant to Article 4 in an amount
not less than One Hundred Percent (100%) of their full replacement cost from time to time during the Lease Term, and which insurance shall provide protection against causes of loss commonly known as “all risks” or “special
form”. Any policy proceeds from such insurance shall constitute trust funds in the hands of Tenant to be used solely for the repair, reconstruction and restoration or replacement of the property damaged or destroyed. 
  
 B. All policies of insurance provided for in this Article shall be issued in
form acceptable to Landlord by insurance companies with a rating of not less than A- as rated in the most current available “Best Insurance Reports,” and qualified to do business in the Commonwealth of Virginia. Each and every such policy:

  
 i. shall be issued in the name of Tenant (with Landlord and
any other parties in interest from time to time designated in writing named as additional insureds); 
  
 ii. shall be for the mutual and joint benefit and protection of Landlord and Tenant and any such other parties in interest; 
  
 iii. shall be delivered to Landlord and such other parties in interest
within ten (10) days after delivery of possession of the Demised Premises to Tenant and thereafter within thirty (30) days prior to the expiration of each such policy and as often as any such policy shall expire or terminate, renewal or
additional policies shall be procured and maintained by Tenant in like manner and to like extent; 
  
 iv. shall be written as a primary policy which does not contribute to and is not in excess of coverage which Landlord may carry; and 
  
 v. shall contain a provision that Landlord and any such other parties in
interest, although named as an insured, shall nevertheless be entitled to recover under said policies for any loss occasioned to it, its servants, agents and employees by reason of the negligence of Tenant. 
  

 -21- 

 C. Tenant agrees that Landlord shall not be responsible for any damage to Tenant’s stock in trade,
furniture, equipment, contents, or other removable items situated in the Demised Premises, and Landlord shall not be required to carry insurance to cover any such items. 
  
 ARTICLE 36 
  
 WAIVER OF SUBROGATION 
  
 Tenant hereby waives all right of subrogation by any insurance company issuing policies carried by Tenant with respect to the Demised Premises,
Tenant’s fixtures, personal property, or leasehold improvements, or Tenant’s business. 
  
 PART VI—NON-COMPLIANCE WITH LEASE 
  
 ARTICLE 37 
  
 DEFAULT 
  
 A. If (i) Tenant fails to comply with
any term, provision, condition, or covenant of this Lease or any of the Rules and Regulations now or hereafter established for government of the Building; (ii) Tenant deserts or vacates the Demised Premises; (iii) any petition is filed by
or against Tenant under any section or chapter of the Bankruptcy Reform Act of 1978, as amended, or under any similar law or statute of the United States or of any state thereof; (iv) Tenant becomes insolvent or makes a transfer in fraud of
creditors; (v) Tenant makes an assignment for benefit of creditors; (vi) a receiver is appointed for Tenant or any of the assets of Tenant: or (vii) tenant ceases to be a going concern; then Landlord may, after ten (10) days
prior written notice to cure any non-monetary default and after five (5) days prior written notice to cure any monetary default in this Lease and thereafter, Landlord shall have the option to do any one or more of the following without any
notice or demand, in addition to and not in limitation of any other remedy permitted by law or by this Lease; 
  
 i. Terminate this lease, in which event Tenant shall immediately surrender the Demised Premises to Landlord and if Tenant fails so to do, Landlord may
without prejudice to any other remedy which it may have for possession or arrearage in rent, enter upon and take possession of the Demised Premises and expel or remove Tenant and any other person who may be occupying such Demised Premises or any
part thereof, by force if necessary, without being liable for prosecution or any claim of damages. 
  
 ii. Enter upon and take possession of the Demised Premises and expel or remove Tenant and any other person who may be occupying such Demised Premises or
any part thereof, by force if necessary, without being liable for prosecution or any claim for damages therefor, and relet the Demised Premises and receive the rent therefor. 
  
 iii. Enter upon the Demised Premises, by force if necessary without being liable for prosecution or any claim for damages
therefor, and do whatever Tenant is obligated to do under 

  

 -22- 

 
the terms of this lease and Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in thus effecting compliance with
Tenant’s obligations under this Lease and Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from such action, other than damages caused by negligence of the Landlord. 
  
 iv. Upon three (3) days written notice to Tenant, alter all locks and
other security devices at the Demised Premises without terminating this Lease. 
  
 B. Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Demised Premises by Tenant whether by agreement or by operation
of law, it being understood that such surrender can be effected only by the written agreement of Landlord and Tenant. No alteration of locks or other security devices and no removal or other exercise of dominion by Landlord over the property of
Tenant or others at the Demised Premises shall be deemed unauthorized or constitute a conversion. All claims for damages by reason of re-entry, repossession and/or alteration of locks or other security devices are hereby waived, as are all claims
for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Tenant agrees that any re-entry by Landlord may be pursuant to judgment obtained in forcible detainer proceedings or
other legal proceedings or without the necessity for any legal proceedings, as Landlord may elect, and Landlord shall not be liable in trespass or otherwise. 
  
 C. If Landlord elects to terminate this Lease by reason of an event of default, then, notwithstanding, such terminations, Tenant shall be liable for and
pay to Landlord, at the address specified for notice to Landlord herein, the sum of all rental and other indebtedness accrued to date of such termination (minus any amounts collected from any guarantor of this Lease) plus as damages, an amount equal
to the difference between (i) the total rental hereunder for the remaining portion of this Lease term (had such term not been terminated by Landlord prior to the date of expiration stated herein), and (ii) the present value of the then
fair rental value of the Demised Premises for such period. 
  
 D.
If Landlord elects to repossess the Demised Premises without terminating this Lease, then Tenant shall be liable for and shall pay to Landlord, at the address specified for notice to Landlord herein, all rental and other indebtedness accrued to the
date of such repossession, plus rental required to be paid by Tenant to Landlord during the remainder of the Lease Term until the date of expiration of the Lease Term as stated in herein diminished by any net sums thereafter received by Landlord
through reletting the Demised Premises during said period (after deducting expenses incurred by Landlord as provided in Sub-Article 36.E. below). In no event shall Tenant be entitled to any excess of any rental obtained by reletting over and
above the rental herein reserved. Actions to collect amounts due by Tenant to Landlord under this subparagraph may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until expiration of the Lease
Term. 
  
 E. In case of any event of default or breach by Tenant,
Tenant shall also be liable for and shall pay to Landlord at the address specified for notice to Landlord herein in addition to any sum 

  

 -23- 

 
provided to be paid above, brokers fees incurred by Landlord in connection with reletting the whole or any part of the Demised Premises; the costs of
removing and storing Tenant’s or other occupant’s property; the costs of repairing, altering, remodeling or otherwise putting the Demised Premises into condition acceptable to a new tenant or tenants; and all reasonable expenses incurred
by Landlord in enforcing or defending Landlord’s right and/or remedies including reasonable attorney’s fees. 
  
 F. In the event of termination or repossession of the Demised Premises for an event of default, Landlord shall make good faith, commercially reasonable
efforts to relet or to attempt to relet the premises, or any portion thereof, or to collect rental after reletting and in the event of reletting, Landlord may relet the whole or any portion of the premises for any period to any tenant and for any
use and purpose. Any sums received by Landlord as a result of any such reletting shall be credited against any damages due to Landlord because of Tenant’s default, but only to the extent that such monies are paid to Landlord for the use of the
premises during what would have been the Lease Term. 
  
 G. If
Tenant fails to make any payment or cure any default hereunder within the time herein permitted, Landlord, without being under any obligation to do so and without thereby waiving such default, may make such payment and/or remedy such other default
for the account of Tenant (and enter the premises for such purpose), and thereupon Tenant shall be obligated to, and hereby agrees to pay Landlord, upon demand, all costs, expenses and disbursements (including reasonable attorney’s fees)
incurred by Landlord in taking such remedial action. 
  
 H. In the
event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages. Tenant hereby waives the benefit of any laws granting a lien upon the property of Landlord and/or upon rent due Landlord), but prior to any such action,
Tenant will give Landlord written notice specifying such default with particularity, and Landlord shall thereupon have thirty (30) days in which to cure any such default. Unless and until Landlord fails to cure any default after such notice,
Tenant shall not have any remedy or cause of action by reason thereof. All obligations of Landlord hereunder will be construed as covenants, not conditions; and all such obligations will be binding upon Landlord only during the period of its
possession of the premises and not thereafter. The term “Landlord” shall mean only the owner, the Demised Premises, and in the event of the transfer by such owner of its interest in the Demised Premises, such owner shall thereupon be
released and discharged from all covenants and obligation of Landlord thereafter accruing, but such covenants; and obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership.
Notwithstanding any other provision to the contrary herein, Landlord shall not have any personal liability hereunder. In the event of any breach or default by Landlord in any term or provision of this Lease, Tenant agrees to look solely to the
equity or interest then owned by Landlord in the Demised Premises; however, in no event, shall any deficiency judgment or any money judgment of any kind be sought or obtained against Landlord. 
  
 I. If Landlord shall take possession of the Demised Premises pursuant to the
authority herein granted, then Landlord shall have the right to keep in place and use all of the furniture, fixtures and equipment at the Demised Premises, including that which is owned by or leased to Tenant at all times prior to any foreclosure
thereon by Landlord or repossession thereof by any 

  

 -24- 

 
Landlord thereof or third party having a lien thereon. Landlord shall also have the right to remove from the Demised Premises (without the necessity of
obtaining a distress warrant, writ of sequestration or other legal process) all or any portion of such furniture, fixtures, equipment and other property located thereon and to place same in storage at any Demised Premises within the county in which
the Demised Premises is located; and in such event, Tenant shall be liable to Landlord for costs incurred by Landlord in connection with such removal and storage. Landlord shall also have the right to relinquish possession of all or any portion of
such furniture, fixtures, equipment and other property to any person (“Claimant”) claiming to be entitled to possession thereof who present to Landlord a copy of any instrument represented to Landlord by Claimant to have been executed by
Tenant (or any predecessor of Tenant) granting Claimant the right under various circumstances to take possession of such furniture, fixtures, equipment or other property, without the necessity on the part of Landlord to inquire into the authenticity
of said instrument or Tenant’s or Tenant’s predecessor’s signature thereon and without the necessity of Landlord making any investigation or inquiry as to the validity of the factual or legal basis upon which Claimant purports to act.
Tenant agrees to indemnify and hold Landlord harmless from all costs, expense, loss damage and liability incident to Landlord’s relinquishment of possession of all or any portion of such furniture, fixtures, equipment or other property to
Claimant. The rights of Landlord herein stated shall be in addition to any and all other rights that Landlord has or may hereafter have at law or in equity. Tenant stipulates and agrees that the rights herein granted Landlord are commercially
reasonable. 
  
 J. No act or thing done by Landlord or its agents
during the term hereof shall be deemed an acceptance of a surrender of the Demised Premises, and no agreement to accept a surrender of the Demised Premises shall be valid unless made in writing and signed by Landlord. 
  
 K. The mention in this Lease of any particular remedy shall not preclude
Landlord from any other remedy Landlord might have, either in law or in equity, nor shall the waiver of or redress for any violation of any covenant or condition contained in this Lease or any of the Rules and Regulations attached hereto or
hereafter adopted by Landlord, prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. 
  
 L. The receipt by Landlord of rent with knowledge of the breach of any covenant contained in this Lease shall not be deemed
a waiver of such breach. 
  
 M. The failure of Landlord to enforce
any of the Rules and Regulations attached hereto, or hereafter adopted, against Tenant and/or any other tenant in the Building shall not be deemed a waiver. 
  
 N. If it becomes necessary or proper for Landlord to bring any action under this Lease or to consult with an attorney
concerning, or for the enforcement of, any of Landlord’s rights under this Lease, Tenant agrees in each and any such case to pay to Landlord its attorney’s fees, if Tenant is found in breach of agreement. 
  

 -25- 

 ARTICLE 38 
  
 LIEN FOR RENT 
  
 In consideration of mutual benefits arising by virtue of this Lease, Tenant does hereby grant to Landlord a security interest in all property of Tenant
now or hereinafter placed in or upon the Demised Premises (except such part of Tenant’s property or merchandise which may be exchanged, replaced or sold from time to time in the ordinary course of operations or trade), and such property is
hereby subjected to a lien in favor of Landlord and shall be and remain subject to such lien of Landlord for payment of all rents and other sums agreed to be paid by Tenant herein; provided that said lien shall be subordinate to any security
interest in connection with purchase money financing by Tenant. Tenant agrees to execute appropriate security agreements and financing statements as may be required by law to perfect Landlord’s subordinate security interest if so requested by
Landlord. 
  
 ARTICLE 39 
  
 DEFAULTS BY TENANT ON THIRD PARTY 
  
 Tenant shall not default on any of its covenants under loan agreements, with
any lending, mortgage or financial institution and Tenant immediately shall advise Landlord in writing if any such default by Tenant should incur. 
  
 ARTICLE 40 
  
 WAIVER OF DEFAULT 
  
 In the event Tenant should default on any of its covenants herein, Landlord may pursue remedies in accordance with Article 37. However, Landlord, at its option, may waive such event of default and this Lease will continue in full force
and effect, provided, however, that Landlord’s waiver is in writing and signed by Landlord. 
  
 ARTICLE 41 
  
 WAIVER OF TRIAL BY JURY 
  
 Each of Landlord and Tenant
agree it shall, and it hereby does, waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other on any matter arising out of or in any way connected with this Lease, including, but not
limited to, the relationship of Landlord and Tenant, and Tenant’s use or occupancy of the Demised Premises. Tenant further agrees that it shall not interpose any counterclaim in a summary proceeding or in any action based on nonpayment of Basic
Rent or any other payment required of Tenant hereunder. 
  

 -26- 

 ARTICLE 42 
  
 CROSS DEFAULTS 
  
 If Tenant, or any subsidiary or affiliate of Tenant, has other leases for other Demised Premises in the Building, any default by Tenant under such other
leases shall be deemed to be default hereunder and Landlord shall be entitled to enforce all of its rights and remedies for default as provided herein. 
  
 ARTICLE 43 
  
 ABANDONMENT 
  
 If the Demised Premises are abandoned or vacated by Tenant, Landlord shall have the right, but not the obligation, to: 
  
 A. Re-let the Demised Premises for the remainder of the period covered hereby; and if the rent received through such re-leasing is not at least equal to
the rent provided hereunder, Tenant shall pay and satisfy any deficiencies between the amount of rent called for under this Lease and that received through reletting and all expenses incurred by any such reletting, including but not limited to, the
cost of renovating, altering and decorating for a new occupancy; and/or 
  
 B. provide for the storage of any personal property remaining in the Demised Premises without liability of any kind or nature for the cost of storage or the return of the personal property to Tenant or take title to
the abandoned personal property which title shall pass to Landlord under this Lease as a Bill of Sale without additional payments or credit from Landlord to Tenant. 
  
 Notwithstanding the foregoing, during the last ninety (90) days of the term of this Lease, if Tenant removes a substantial portion of
Tenant’s property or Tenant has been in physical absence for ten (10) days, it shall constitute a vacation and Landlord may enter the Demised Premises for the purpose of renovating, altering and decorating the Demised Premises for
occupancy at the end of the Lease Term by a new tenant without in any way affecting Tenant’s obligation to pay rent and comply with all other terms and conditions of this Lease. Nothing herein shall be construed as in any way denying Landlord
the right, in case of abandonment, vacation of the Demised Premises, or other breach of this Lease by Tenant, to treat the same as an entire breach, and, at Landlord’s option, immediately sue for the entire breach of this Lease and any and all
damages occasioned Landlord thereby. 
  
 ARTICLE 44 
  
 HOLDING OVER 
  
 In case of holding over by Tenant after expiration or termination of this Lease, Tenant will pay as liquidated damages
double rent for the entire holdover period, and will pay all reasonable attorney’s fees, and expenses incurred by Landlord in enforcing its rights hereunder. No holding 

  

 -27- 

 
over by Tenant after the Lease Term, shall operate to extend this Lease for a longer period than one month; and holding over with the consent of Landlord in
writing shall thereafter constitute a month to month lease. If Tenant fails to surrender the Demised Premises to Landlord on expiration of the term as required by this Article 44, Tenant shall hold Landlord harmless from all damages resulting
from Tenant’s failure to surrender the Demised Premises including without limitation, claims made by a succeeding tenant resulting from Tenant’s failure to surrender the Demised Premises. The foregoing provisions of this Article 44
are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord hereunder or as otherwise provided by law. 
  
 ARTICLE 45 
  
 ATTORNEY’S FEES 
  
 In case Tenant defaults in the performance of any of the terms, covenants, agreements or conditions contained in this Lease, and Landlord places the enforcement of this Lease, or any part thereof, or the collection of
any rent due, or to become due hereunder or recovery of the possession of the Demised Premises in the hands of an attorney or files suit upon the same, Tenant agrees to pay Landlord’s attorney’s fees, and payment of the same shall be
secured in like manner as is herein provided, as to ail remedies which may be invoked by Landlord to secure payment of rent, if Tenant is found in breach of agreement. 
  
 ARTICLE 46 
  
 INTEREST ON PAST DUE OBLIGATIONS 
  
 Any amount due from Tenant hereunder which is not paid when due shall bear interest at the rate of twelve percent (12%) per annum from the due date
until paid, unless otherwise specifically provided herein, but the payment of such interest shall not excuse or cure any default by Tenant under this Lease. 
  
 ARTICLE 47 
  
 SECURITY DEPOSIT 
  
 Not later than the Rent Commencement Date, Tenant shall deposit the sum of Twenty-Six Thousand Two Hundred Sixty-Five and 42/100 Dollars ($26,265.42) as a security deposit. Interest will be paid to the Tenant by the Landlord annually at a
rate of 3 percent on the Security Deposit. Upon the occurrence of any event of default by Tenant, Landlord may, from time to time, without prejudice to any other remedy use the security deposit paid to Landlord by Tenant as herein provided to the
extent necessary to make good any arrears of Basic Rent and any other damage, injury, expense or liability caused to Landlord. If any portion of said deposit is so used or applied, Tenant shall, within five (5) days after written demand
therefore, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount. Tenant shall not be entitled to interest on the security deposit. Tenant shall not grant anyone a security interest of any kind in
such security deposit and no such security agreement shall be binding on Landlord. If Tenant fully and faithfully 

  

 -28- 

 
performs every provision of this Lease to be performed by it, the security deposit, or any balance thereof remaining, shall be returned to Tenant at the
expiration of the Lease Term and upon Tenant’s vacation of the Premises. Such security deposit shall not be considered an advance payment of Basic Rent or a measure of Landlord’s damages in case of default by Tenant. In the event Landlord
should have good cause to doubt the full and faithful performance of every provision of this Lease by Tenant, Landlord shall have the right to demand that Tenant post an additional security deposit in the same amount as the original security
deposit. Upon the showing by Tenant that this full and faithful performance is no longer in doubt, the additional security deposit shall be returned to Tenant. 
  

PART VII—LEASE ADMINISTRATION AND MISCELLANEOUS ARTICLES 
  
 ARTICLE 48 
  
 APPLICATION 
  
 All prospective tenants and sub-tenants of the Virginia Tech Corporate Research Center must complete an application that identifies, among other things,
the work that will be done in the Center, and gives financial details of the prospective tenant’s past operations or of the principal of the company. Tenant’s application is attached hereto as Exhibit A and made part of this Lease.
All information contained in the application is deemed to be true and providing false information on the application shall be grounds for default under the terms of this Lease. Landlord may require Tenant to complete a new application and to provide
up-to-date financial information as often as once per year. 
  
 ARTICLE 49 
  
 MEASUREMENT OF SPACE 
  
 Useable Area shall be determined by application of the most recent version of
American National Standard’s Institute (ANSI) standard Z65.1. The factor used to increase Useable Square Feet to Rentable Square Feet represents the common area of the Building and free use of other Corporate Research Center assets including
conference rooms, audio-visual equipment, display units and recreational amenities. Because of these extra amenities, the factor used is not necessarily the same one that would be derived by use of ANSI standard Z65.1 and therefore Rentable Square
Feet is not equal to the ANSI definition of Rentable Square Feet. 
  
 ARTICLE 50 
  
 LEASE EFFECTIVE UPON EXECUTION 

 
 Delivery of this Lease, duly executed by Tenant, constitutes an offer to
lease the Demised Premises as herein set forth, and under no circumstances shall such delivery be deemed to create an option or reservation to lease the Demised Premises for the benefit of Tenant. This Lease shall only 

  

 -29- 

 
become effective and binding upon execution hereof by Landlord and delivery of a signed copy to Tenant. 
  
 ARTICLE 51 
  
 AUTHORITY 
  
 The officers of Tenant executing this Lease on Tenant’s behalf hereby make the following representations, in their personal and corporate capacities,
upon which Landlord is relying in consenting hereto: 
  
 A. that
Tenant has been duly organized, is validly existing and is in good standing in the Commonwealth of Virginia; 
  
 B. that the officers executing this Lease on Tenant’s behalf have been duly authorized by all necessary corporate action to execute the same, and the
upon the execution hereof, this Lease shall be the valid and binding obligation of Tenant; 
  
 C. that the financial statements supplied by Tenant to Landlord on, before, or after the date hereof are true and accurate in all respects. 
  
 ARTICLE 52 
  
 INCORPORATION OF PRIOR AGREEMENTS 
  
 This Lease contains all of the agreements of the parties hereto with respect to all matters related to this Lease, and no prior agreement or
understanding, whether oral or written, pertaining to any such matter shall be effective for any purpose. 
  
 ARTICLE 53 
  
 AMENDMENTS 
  
 No provision of the Lease may be amended
or added to except by and agreement in writing signed by the parties hereto or their respective successors in interest. Any written addenda to this Lease, when signed by the contracting parties shall be deemed a part of this Lease to the same full
extent as if incorporated herein. 
  
 ARTICLE 54 
  
 SEVERABILITY CAUSE 
  
 If any clause or provision of this Lease is deemed illegal, invalid, or
unenforceable, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby, and it is also the intention of the parties to this Lease that in lieu of each clause or 

  

 -30- 

 
provision that is illegal, invalid, or unenforceable there be added as a part of this Lease a clause or provision as similar in terms to such illegal,
invalid or unenforceable clause or provision as may be possibly and be legal, valid and enforceable. 
  
 ARTICLE 55 
  
 GENDER 
  
 Throughout this Lease the masculine gender
shall be deemed to include the feminine and the neuter and the singular, the plural and vice versa. 
  
 ARTICLE 56 
  
 TIME OF THE ESSENCE 
  
 Time is of the essence with
respect to the performance of every provision of this Lease in which time of performance is a factor. 
  
 ARTICLE 57 
  
 BUILDING NAME 
  
 Landlord hereby reserves the right to
change the name of the Building and Tenant shall have no recourse under this Lease. 
  
 ARTICLE 58 
  
 BROKERS 

 
 Tenant warrants that it has had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease and that Tenant knows of no other real estate broker or agent who is or might be entitled to a commission in connection with this Lease. If Tenant has dealt with any other person or real estate
broker in respect of leasing or renting space in the Building, Tenant shall be solely responsible for the payment of any fee due said person or firm and Tenant shall hold Landlord free and harmless against any liability in respect thereto.

  
 ARTICLE 59 
  
 ESTOPPEL CERTIFICATE 
  
 Tenant shall at any time and from time to time, upon not less than five
(5) days prior written from Landlord, execute, acknowledge and deliver to Landlord within such five (5) day period 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 and certifying that this Lease, as so modified, is in full force and effect), the dates to which Basic Rental and other charges, if any, are paid in advance 

  

 -31- 

 
and the amount of Tenant’s security deposit, if any, and acknowledging that there are not, to Tenant’s knowledge, any uncured defaults, on the part
of Landlord hereunder, and that there are no events or conditions then in existence which, with the passage of time or notice or both, would constitute a default on the part of Landlord hereunder, or specifying such defaults events or conditions, if
any are claimed. It is expressly understood and agreed that any such statement or any other reasonable request may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Building or property on which the Building is
situated. Tenant’s failure to deliver such statement within such time shall, at the option of Landlord, constitute a default under this Lease and, in any event, shall be conclusive upon Tenant that this Lease is in full force and effect without
modification except as may be represented by Landlord in any such certificate prepared by Landlord and delivered to Tenant for execution. 
  
 ARTICLE 60 
  
 NOTICES 
  
 Any notice required or permitted to be given hereunder by one party to the other shall be deemed to be given when deposited in the United States Mail, certified or registered, return receipt requested, or delivered by hand with a receipt,
therefore, addressed to the respective party to whom notice is intended to be given at the addresses of the parties as stipulated in the Fundamental Lease Provisions. 
  
 ARTICLE 61 
  
 RECORDING OF LEASE 
  
 This Lease shall not be recorded unless agreed to by both parties hereto, but either party may record a short form of this Lease with the cost therefore
to be paid for by the party requesting the recording. 
  
 ARTICLE
62 
  
 HEADINGS AND TABLE OF CONTENTS 
  
 The Table of Contents, and the section, article and paragraph headings are
for the purpose of convenience of reference only and in no other way define, limit or describe the scope or intent of this Lease or in any way affect this Lease. 
  

 -32- 

 IN WITNESS WHEREOF this Lease is entered into by the parties hereto on the date and year first set forth
above. 
  

			
	 LANDLORD: VIRGINIA TECH FOUNDATION,
 INC.

		
	By:	 	 /s/                                      
                      4-28-01

	 	 	 Raymond D. Smoot, Jr.
                              (date)
 Exec. VP & Sec.-Treas.

  

			
	 TENANT: LUNA TECHNOLOGIES, INC.

		
	By:	 	/S/                                    
                        3-18-01
	 	 	 Douglas
Juanarena                                     
 (date)
 President/CEO

  

 -33- 

 

 

 EXHIBIT “B”—BUILDING RULES AND AGREED REGULATIONS 
  
 As Modified May 1, 1997 
  
 1. Landlord will not be responsible for lost or stolen personal property,
equipment, money, or jewelry from Tenant’s area or public rooms regardless of whether such loss occurs when the area is locked against entry or not. 
  
 2. Employees of Landlord shall not receive or carry messages for or to Tenant or other person, nor contract with or render free or paid services to
Tenant’s agents, employees, or invitees. 
  
 3. Landlord will
not permit entrance to Tenant’s offices by use of pass keys controlled by Landlord to any person at any time without written permission by Tenant, except employees, contractors, or service personnel directly supervised by Landlord. 

 
 4. The work of the janitor or cleaning personnel shall not be hindered by
Tenant before 7:30 a.m. and such work may be done at any time when offices are vacant; the windows, doors, and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles, cabinets, bookcases, map cases,
etc., necessary to prevent unreasonable hardship to Landlord in discharging its obligation regarding cleaning service. 
  
 5. Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant, which, in Landlord’s opinion
tends to impair the reputation of the Building or its desirability for the executive offices of Landlord or other Tenant’s and, upon written notice from Landlord, Tenant will refrain from or discontinue such publicity. 
  
 6. No curtains, draperies, blinds, shutters, shades, screens or other
coverings, awnings, hangings, or decorations shall be attached to hung or placed in, or used in connection with any window or door of the Building without the prior written consent of Landlord. In any event with the prior written consent of
Landlord, all such items shall be installed so as not being visible from the exterior of the Building. No articles shall be placed or kept on the windowsills so as to be visible from the exterior of the Building. No articles shall be placed against
glass partitions or doors which might appear unsightly from outside Tenant’s Demised Premises. 
  
 7. Each Tenant shall see that all doors of its Demised Premises are closed and securely locked and must observe strict care and caution that all its water
faucets or water apparatus are entirely shut off before Tenant or its employees leave such Demised Premises, and that all utilities shall likewise be carefully shut off so as to prevent waste or damage, and for any default of carelessness Tenant
shall make good ail injuries sustained by other Tenants or occupants of the Building of Landlord. On multiple-tenancy floors, all Tenants shall keep their door or doors to the Building corridors dosed at all times except for ingress and
egress. 
  
 8. No Tenant shall install, maintain or operate upon
the Premises any vending machine without written consent of Landlord. 

 9. Tenant shall give prompt notice to Landlord of any accidents to or defects in plumbing, electrical
fixtures, or heating apparatus so that such accidents or defects may be attended to properly. 
  
 10. No cooking shall be done or permitted by any Tenant on its Premises (except that use by Tenant of Underwriter’s laboratory approved equipment for the preparations of coffee, tea, hot chocolate, and similar
beverages and convenience foods for Tenants and their employees shall be permitted, provided that such equipment and use is in accordance with applicable federal, state and city laws, codes, ordinances, rules and regulations) nor shall Premises be
used for lodging or sleeping. 
  
 11. Tenant shall comply with all
energy conservation, recycling, safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency. 
  
 12. In the event Tenant must dispose of crates, boxes, etc. which will not fit into office wastepaper baskets, it will be the responsibility of Tenant to
dispose of the same. In no event shall Tenant set such items in the public hallways or other areas of the Building excepting Tenant’s own leased Premises, for disposal. 
  
 13. Each Tenant shall be responsible for all persons for whom it allows to enter the Building and shall be liable to
Landlord for all acts of such persons. 
  
 14. No Tenant, and no
employees or invitees of any Tenant shall go upon the roof of the Building, except as authorized by Landlord. 
  
 15. During the continuance of any invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s
opinion, Landlord reserves the right to prevent access to the Building by closing the doors, or otherwise, for the safety of Tenants and protection of the Building and property in the Building. 
  
 16. Landlord reserves the right to exclude or expel from the
Building any person who, in Landlord’s judgment, is intoxicated or under the influence of liquor or drugs or who is in violation of any of the rules and regulations of the Building. 
  
 17. Tenant, its officers, agents, employees, servants, patrons, customers,
licensees, invitees and visitors shall not solicit business in the Building’s parking facilities or Common Areas nor shall Tenant distribute any handbills or other advertising matter on or in automobiles parked in the Building’s parking
facilities. 
  
 18. Except with the prior written consent of
Landlord, no Tenant shall sell, permit, the sale, at retail, of newspapers, magazines, periodicals, theater tickets or any other goods or merchandise in or on Premises, nor shall Tenant carry on, or permit or allow any employee or other person to
carry on, the business of stenography, typewriting or any other similar business in or from any Premises for the service of accommodation of occupants of any other portion of the Building, 

  

 -2- 

 
nor shall the Demised Premises of any Tenant be used for the storage of merchandise or for manufacturing of any kind. 
  
 19. Canvassing, soliciting, distribution of handbills, selling, renting, or
any other written material, and peddling in the Building, Parking Lot or surrounding Premises of the Virginia Tech Corporate Research Center, Inc., are prohibited and each Tenant shall cooperate to prevent the same. 
  
 20. Landlord shall have the right to advertise at Landlord’s expense any
leases, if it so chooses, immediately upon execution of said Lease. 
  
 21. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular Tenant or Tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other
Tenant or Tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all Tenants of the Building. 
  
 22. Landlord shall not be responsible to any Tenant for the non-observance or violation of any of the Rules and Regulations by any other Tenant.

  

 -3- 

 LEASE RIDER 1 
  
 This Rider is made part of this Lease dated April 18, 2001, by and between Virginia Tech Foundation, Inc.,
(“Landlord”), and Luna Technologies (Tenant”). 
  
 Landlord and Tenant have entered into a lease (“the Lease”) covering certain premises (the “Demised Premises”) in Suite 2000, Research Building XVI, located at 1862 Pratt Drive, Blacksburg, Virginia, consisting
of approximately 19,396 rentable square feet. 
  
 Whereas the
Landlord and Tenant desire to modify the provisions of the Lease, they hereby agree as follows: 
  
 1. Tenant and Landlord acknowledge that RBXVI is being built for the tenant. Tenant will participate in and influence the design process to the benefit of
the Tenant. Should Tenant requested and approved design changes increase the cost of the building beyond the current budget, Tenant agrees to compensate Landlord accordingly. 
  
 2. Landlord is willing to finance said overages over the term of the lease at the then prevailing corresponding T-bill rate
plus one percent (1%). 
  

			
	 LANDLORD: VIRGINIA TECH FOUNDATION,
 INC.

		
	By:	 	/S/                                    
                        4-28-01
	 	 	 Raymond D. Smoot,
Jr.                            (date)
 Exec. VP & Sec.-Treas.

  

			
	 TENANT: LUNA TECHNOLOGIES, INC.

		
	By:	 	/S/                                    
                        3-18-01
	 	 	 Douglas
Juanarena                                    (date)
 President/CEO

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