Document:

EX-10.1

EXHIBIT 10.1

HOBBS BROOK OFFICE PARK

333 Wyman Street, Waltham, Massachusetts

FIRST AMENDMENT TO LEASE

Altus Pharmaceuticals, Inc.

This First Amendment to Lease (the “Amendment”) is made as of the 30th day of June,
2009 (the “Execution Date”), by and between 275 Wyman LLC, a Delaware limited liability
company (“Landlord”) and Altus Pharmaceuticals Inc., a Delaware corporation
(“Tenant”).

Background

Reference is made to a lease dated October 29, 2007 (the “Lease”) between Landlord and
Tenant for certain premises containing 83,405 square feet of Rentable Floor Area (the
“Premises”) in the building known as 333 Wyman Street, Waltham, Massachusetts (the
“Building”). Capitalized terms used and not otherwise defined in this Amendment shall have
the meanings ascribed to them in the Lease.

Landlord and Tenant desire to enter into this Amendment to amend the terms and provisions of
the Lease as more particularly set forth in this Amendment.

Agreement

FOR VALUE RECEIVED, Landlord and Tenant agree as follows:

1. Additional Payment. On the Execution Date, Tenant has paid to Landlord the sum of
One Million Twenty-Five Thousand and No/100 Dollars ($1,025,000.00) (the “Additional
Payment”). Provided that Tenant is not in default under the Lease and no Insolvency Event
(defined below) has occurred, Tenant shall not be obligated to make additional payments of monthly
installments of Annual Fixed Rent during the months of June, July, August, September and October of
2009. Provided that Tenant is not in default under the Lease and no Insolvency Event has occurred,
Landlord will apply the Additional Payment to the payment of Annual Fixed Rent when due under the
Lease. Tenant shall resume monthly payments of Annual Fixed Rent on November 2, 2009 if this Lease
has not terminated under the provisions of Paragraph 2 of this Amendment. Without limiting any
provisions of the Lease concerning default, from and after the occurrence of a default under the
Lease, Tenant shall commence payments of Annual Fixed Rent. Portions of the Additional Payment not
previously applied by Landlord against the payment of Annual Fixed Rent shall constitute additional
Security Deposit under the Lease, including, without limitation, Section 8.18 of the Lease and
Paragraph 4 of this Amendment. Without limiting the generality of the foregoing, after a default
by Tenant under the Lease or if an Insolvency Event or Disgorgement Demand occurs, Landlord may,
but shall not be obligated to, apply all or any portion of the Additional Payment to pay any amount
due Landlord under the Lease, including, without limitation, Agreed Termination Damages and amounts
subject to Disgorgement Demand (defined below).

2. Agreed Termination Damages. Landlord and Tenant stipulate and agree that
Landlord’s damages for early termination of the Lease are Three Million Six Hundred Thirty-Two
Thousand Eight Hundred Nine and 02/100 Dollars ($3,632,809.02) (the “Agreed Termination
Damages”), which is calculated using the methodology under Section 365 of the United States
Bankruptcy Code as if the Lease were rejected in a Tenant’s bankruptcy proceeding. The Agreed
Termination Damages do not include damages for leasing commissions, damage to the Premises,
personal property removal and disposition costs, and other amounts not included within the cap for
lease rejection damages under Section 502(b)(6) of the Bankruptcy Code and nothing herein shall be
deemed a waiver of Landlord’s rights to recover such amounts from Tenant. Landlord and Tenant
agree that Agreed Termination Damages are a reasonable estimate of the damages to be suffered by
Landlord for loss of rent due to the premature termination of the Lease, and that the Agreed
Termination Damages do not constitute a penalty. (The Agreed Termination Damages do not apply in
the case of any right under the Lease of Tenant to terminate in the event of a casualty.)
Notwithstanding the foregoing, Landlord agrees to accept the amount of Four Hundred and
Seventy-Five Thousand Dollars and 00/100 Dollars ($475,000.00) (the “Reduced Damages
Amount”) only if all of the following conditions are met on or before the Outside Date (defined
below): (a) Tenant has not been in default under the Lease on or after the Execution Date
(provided that Tenant shall have the right to cure a default within two (2) business days of such
default if such default is curable by the payment of money) and no event has occurred that, with
the passage of time, the giving of notice, or both, could become a default under the Lease, (b) no
Insolvency Event has occurred, (c) no notice has been given or claim made asserting that any
payment or property received by Landlord under the Lease is fraudulent, preferential or should be
paid, remitted, returned or disgorged under the Bankruptcy Code or other applicable law (a
“Disgorgement Demand”), whether before the Early Termination Date or during the Security
Deposit Retention Period (defined below), (d) Tenant shall have delivered two (2) copies of the
Termination Agreement and the Termination of Notice of Lease in the forms attached as
Exhibit 1 hereto, each bearing original signatures of Tenant, (e) Tenant shall have paid to
Landlord the sum of $475,000 in immediate, same-day United States funds wired for credit into
Landlord’s bank account in accordance with wire instructions attached hereto as Exhibit 2,
or according to such other instructions as Landlord may give by written notice to Tenant, and (f)
Tenant shall have returned the Premises to Landlord in accordance with the terms of the Lease,
including, but not limited to, Section 5.10 and Paragraph 3 below. As used herein,
“Insolvency Event” means Tenant becomes a party to any action or proceeding under the
bankruptcy, insolvency or reorganization laws of the United States or any state thereof. For the
purposes of this Paragraph 2, “Outside Date” means the earliest of (x) the date that Tenant
shall close one or more capital raising transactions that result in gross proceeds of at least
Twenty Five Million and No/100 Dollars ($25,000,000.00) or engage in a merger, sale or similar
transaction (collectively, a “Financing”) and (y) 3:00 P.M. Waltham, Massachusetts time on
November 2, 2009, time being of the essence. If all of the foregoing conditions are satisfied on
or before the Outside Date, then the Lease shall terminate, subject to the terms and provisions
hereof, including, without limitation, Paragraph 8, at 11:59 p.m. on the date all such conditions
were satisfied, as evidenced by the date written by Landlord as the “Effective Date” set forth in
the Termination Agreement countersigned by Landlord and returned to Tenant (the “Early
Termination Date. If Landlord receives notice at least five (5) Business Days in advance of
Tenant’s intention to satisfy all of the foregoing conditions on a specified business day on or
before the Outside Date, Landlord agrees to submit a countersigned original of the Termination
Agreement to the Boston office of Stewart Title Guaranty Company as escrow agent, to be delivered
by Escrow Agent to Tenant upon direction from Landlord that all of the foregoing conditions have
been satisfied, provided that Tenant shall pay the costs of the Escrow Agent and that Landlord,
Tenant and Escrow Agent shall have entered into an escrow agreement substantially in the form
attached hereto as Exhibit 3. With respect to the period following the Early Termination
Date, all rights and obligations of Landlord and Tenant shall terminate as though such date were
the Term Expiration Date (as defined in the Lease), except (i) as set forth in this Amendment, (ii)
the obligations under the Lease that arise during or are otherwise attributable to the period
ending on such Early Termination Date, and (iii) the obligations that are specified in the Lease to
survive the termination or expiration of the Lease. Failure to satisfy all of the conditions set
forth in this Paragraph 2 and pay the Reduced Damages Amount upon the occurrence of a Financing
shall constitute an immediate default under the Lease, without notice or cure period. If Tenant
fails to satisfy all of the conditions set forth in this Paragraph 2 on or before the Outside Date,
then Landlord’s agreement to accept the Reduced Damages Amount and execute and deliver the
Termination Agreement shall, at Landlord’s option, be void and Landlord shall be entitled at its
sole discretion to exercise all or any of its rights and remedies under the Lease including without
limitation to receive from Tenant the Agreed Termination Damages. Tenant shall execute and deliver
such additional documentation as Landlord reasonably requires to evidence the termination of the
Lease and terminate any Notice of Lease of record. Upon Tenant’s delivering the Termination
Agreement, any and all rights of Tenant to extend the Lease Term shall immediately be void and of
no further force or effect. Tenant hereby acknowledges and agrees that Tenant shall not be
entitled to any rebate or return of any portion of the Agreed Termination Damages for any reason.

3. Surrender of Property. Tenant shall leave the fixtures, furnishings and equipment
(“F,F&E”) that is in the Premises on the Execution Date, and any F,F&E that Tenant adds to
the Premises after the Execution Date, in place in the Premises on the Early Termination Date. If
Landlord shall notify Tenant in writing on or before the ninetieth (90th) day after the Early
Termination Date that Tenant shall remove F,F&E, or any other Tenant alterations and additions that
pursuant to the terms of the Lease are to be removed by Tenant upon surrender of the Premises, then
Tenant shall properly remove the F,F&E and other alterations and additions specified by Landlord at
Tenant’s sole cost and expense within a reasonable time after Landlord’s notice, not to exceed
thirty (30) days. Landlord agrees that if Landlord requires Tenant to remove cabling in the
Premises, Tenant shall properly remove the cabling running from the telephone/data closets in the
Building to the termination points of the cabling at the workstations within the Premises. Tenant
shall remove such F,F&E and alterations and additions and restore the Premises in compliance with
the terms and provisions of the Lease, including, without limitation, Section 5.10. Such
property left in the Premises shall become the property of Landlord. Tenant shall promptly execute
and deliver to Landlord such documentation as Landlord reasonably requests in connection with the
transfer of F,F&E and other property to Landlord. The provisions of this Paragraph 3 shall survive
the expiration or early termination of the Lease.

4. Security Deposit. The Security Deposit, including, without limitation, the Letter
of Credit Security Deposit, secures the performance of all of the obligations of Tenant under the
Lease, including, without limitation, the Additional Payment, the Agreed Termination Damages, the
Reduced Damages Amount (as defined above), costs incurred in connection with Tenant’s failure to
comply with Paragraph 3 above, and any amounts or property transfers that are the subject of a
Disgorgement Demand. In no event shall the Security Deposit required under the Lease be reduced by
or for Tenant and the last paragraph of Section 8.18 of the Lease is hereby deleted. If
this Lease terminates on the Early Termination Date pursuant to the provisions of Paragraph 2 of
this Amendment, and if the Early Termination Date occurs on or before November 2, 2009, then,
provided that Tenant has timely vacated and surrendered the Premises, has complied with its
obligations under the Lease and provided further that as of March 31, 2010 (the “Security
Deposit Retention Period”) there has not occurred an Insolvency Event or Disgorgement Demand,
and Tenant so certifies to Landlord, then Landlord shall deliver the Letter of Credit Security
Deposit to Tenant (net of amounts Landlord is entitled to deduct therefrom, if any). Without
limiting the generality of any provision of the Lease, including without limitation Section 8.18,
if an Insolvency Event or Disgorgement Demand shall occur, then Landlord may, but shall not be
obligated to, draw on the Letter of Credit Security Deposit and hold the proceeds as commingled
cash Security Deposit under Section 8.18 of the Lease for the performance by Tenant of its
obligations under the Lease, including, without limitation for the payment of any amounts subject
to a Disgorgement Demand, or apply the amount so drawn to pay any amounts due Landlord under the
Lease. In no event shall Landlord be obligated to return to Tenant all or any portion of any
Security Deposit if an Insolvency Event should be pending or if a final non-appealable court order
has not been entered which holds that Landlord has no obligation to return any funds or property
that are the subject of a Disgorgement Demand. Tenant agrees that the security deposit (the
“610 Security Deposit”) under that certain lease dated as of October 29, 2007, as amended,
between 610 Lincoln LLC and Tenant for premises within the building known as 610 Lincoln Street
North, Waltham, Massachusetts (the “610 Lease”) shall also serve to secure all of the
obligations of Tenant under this Lease with respect to all amounts and property that become the
subject of a Disgorgement Demand and that, if a Disgorgement Demand is made, Landlord shall have
the same rights with respect to the 610 Security Deposit as Landlord has with respect to the
Security Deposit under this Lease. After a final non-appealable court order has been entered which
holds that Landlord has no obligation to return funds or property that were the subject of a
Disgorgement Demand, Landlord shall return the 610 Security Deposit (or portion thereof) received
by Landlord under the preceding sentence, net of Landlord’s costs incurred in connection with such
Disgorgement Demand, to the party entitled to the 610 Security Deposit under the 610 Lease. Tenant
has agreed with 610 Lincoln LLC in the 610 Lease that the Security Deposit hereunder shall also
secure all of the obligations of Tenant with respect to all amounts and property that become the
subject of a “Disgorgement Demand” as defined under the 610 Lease. In furtherance of foregoing,
Tenant agrees that Landlord shall be entitled to draw upon the Letter of Credit Security Deposit
and to turn over the proceeds and all or any other portion of the Security Deposit to 610 Lincoln
LLC, when directed by 610 Lincoln LLC pursuant to its rights with respect to the Security Deposit
under the 610 Lease.

5. Amended Provisions. The following provisions of the Lease are hereby amended as
follows:

(a) Section 2.1.1 is hereby deleted in its entirety.

(b) Section 7.1 is hereby amended by deleting paragraph (a) of Section 7.1 and
replacing it with the following:

“7.1(a) if Tenant shall fail to perform or observe any of Tenant’s covenants, and
if such failure shall continue, (a) in the case of installments of Annual Fixed
Rent, for more than five (5) days after the date due to be paid under the Lease
(without the right of Tenant to receive notice therefor), (b) in the case of all
other Rent or any other sum due Landlord under the Lease, for more than five (5)
Business Days after Landlord’s notice is given, or (c) in any other case, after
notice, for more than thirty (30) days (provided that if correction of any such
matter reasonably requires longer than thirty (30) days and Tenant so notifies
Landlord within twenty (20) days after Landlord’s notice is given together with an
estimate of time required for such cure, Tenant shall be allowed such longer period,
but only if cure is begun and diligently pursued within such thirty (30) day period
and such delay does not cause increased risk of damage to person or property), or”

6. Brokerage. Landlord and Tenant each represent and warrant that it has had no
dealings with any broker or agent in connection with this Amendment, except Wyman Street Advisors
(the “Broker”). Tenant and Landlord each covenants to the other to defend (by counsel
reasonably approved by the indemnitee), pay, hold harmless and indemnify the other from and against
any and all costs, expense or liability for any compensation, commissions, and charges claimed by
any broker or agent, with respect to this Amendment or the negotiation thereof arising from a
breach of the foregoing warranty. Landlord shall pay all commissions due to the Broker in
connection with this Amendment.

7. Representations and Warranties. Tenant represents and warrants to Landlord that
(i) the person executing this Amendment on behalf of Tenant is duly authorized and has full power
to execute and deliver this Amendment, and (ii) as of the Execution Date, Landlord is not in
default of its obligations under the Lease and no event or condition exists which with notice and
the passage of time would constitute such a default by Landlord and Tenant has no claim, offset, or
defense against the enforcement of the Lease in accordance with its terms. Tenant further hereby
confirms and agrees that there are no liabilities, amounts, or payments of any kind that are due
and owing from Landlord to Tenant on account of any conditions, events, or course of conduct with
respect to the Premises (or any portion thereof) or the Lease with respect to the period ending on
the Execution Date, including, without limitation, for any amounts on account of tenant
improvements, operating expenses or taxes, or prior efforts by Tenant to sublease all or part of
the Premises, and Tenant hereby waives any claims that Tenant may have with respect to any and all
such matters. Landlord represents and warrants to Tenant (a) that the person executing this
Amendment on behalf of Landlord is duly authorized and has full power to execute and deliver this
Amendment and (b) as of the Execution Date, there is no mortgage encumbering the Building or the
Land.

8. Disgorgement. If a Disgorgement Demand is made, or if Landlord is otherwise for
any reason forced to disgorge any portion of any payment provided for under this Amendment, and if
Landlord has returned the Security Deposit after expiration of the Security Deposit Retention
Period or the Letter of Credit Security Deposit has expired, then at Landlord’s election Landlord
shall be entitled to exercise all or any of its rights and remedies under the Lease including
without limitation immediately to receive from Tenant the full Agreed Termination Damages and all
other damages to Landlord that are not included in the capped lease rejection damages under Section
502(b)(6) of the United States Bankruptcy Code. The provisions of this Paragraph 8 shall survive
the expiration or early termination of the Lease.

9. Landlord’s Costs and Expenses. Without limiting the generality of any provision of
the Lease, Tenant shall promptly pay all costs and expenses (including, without limitation,
attorneys fees) incurred by or for Landlord in connection with any Disgorgement Demand, Insolvency
Event or any enforcement of Landlord’s rights under the Lease and no provision of this Amendment
shall be construed in any way that limits Landlord’s recovery for such amounts or that reduces by
such amounts any other payments to which Landlord is entitled hereunder. The provisions of this
Paragraph 9 shall survive the expiration or early termination of the Lease.

10. Letter of Credit. Tenant covenants and agrees that Tenant shall use commercially
reasonable efforts to obtain a replacement Letter of Credit from Bank of America with the changes
required by Landlord, and attached to this Amendment as Exhibit 4 by July 14, 2009. In
addition to the foregoing, Tenant acknowledges that the Letter of Credit provided to Landlord under
the Lease in 2007 contains a typographical error: the existing Letter of Credit refers to “610
Lincoln LLC” and the parties intended it to refer to “275 Wyman LLC”. Tenant agrees that Landlord
may draw upon such Letter of Credit when Landlord is entitled to make a draw under this Lease by
presenting a statement that includes the text specified in the Letter of credit, including the
erroneous reference to “610 Lincoln LLC”. In addition, Tenant agrees that in each instance in
which Landlord is entitled to draw upon the Letter of Credit Security Deposit under the Lease,
Landlord shall be entitled to use the text required under the Letter of Credit Security Deposit in
Landlord’s statement to be presented in connection with a draw upon the Letter of Credit Security
Deposit whether or not such text describes the circumstances of such draw. As between Landlord and
Tenant, the terms and provisions of the Lease govern the rights of Landlord to draw upon the Letter
of Credit Security Deposit.

11. Ratification. Except as expressly set forth herein, the Lease as originally
executed and previously amended is hereby ratified and confirmed and is acknowledged by the parties
to be in full force and effect.

12. Miscellaneous. All references in the Lease and in this Amendment to the “Lease”
shall mean the Lease as modified by this Amendment. This Amendment shall be deemed to have been
executed and delivered within The Commonwealth of Massachusetts, and the rights and obligations of
Landlord and Tenant shall be construed and enforced in accordance with, and governed by, the laws
of The Commonwealth of Massachusetts. This Amendment is binding upon and shall inure to the
benefit of the Landlord and Tenant and their permitted successors and assigns. Each party has
cooperated in the drafting and preparation of this Amendment and, therefore, in any construction to
be made of this Amendment, the same shall not be construed against either party. This Amendment
may be executed in counterparts, and when both Landlord and Tenant have signed and delivered at
least one such counterpart, each counterpart shall be deemed an original, and, when taken together
with other signed counterparts, shall constitute one Amendment, which shall be binding upon and
effective as to Landlord and Tenant. In case any one or more of the provisions contained in this
Amendment shall for any reason be held to be invalid, illegal or unenforceable in any respect, such
invalidity, illegality, or unenforceability shall not affect any other provision of this Amendment,
and this Amendment shall be construed as if such invalid, illegal or unenforceable provision had
never been contained herein. Neither the submission of this instrument for signature, nor any
draft thereof, shall constitute an offer by Landlord to terminate the Lease. Neither party shall
have any obligation with respect to the matters set forth herein unless and until such time as such
party shall have executed and delivered this Amendment.

[Signature Page Follows]

1

EXECUTED as a sealed Massachusetts instrument as of the date first written above.

LANDLORD:

275 WYMAN LLC

By: /s/ Thomas M. Dusel

Manager

TENANT:

ALTUS PHARMACEUTICALS INC.

By: /s/ Georges Gemayel

Name:       Georges Gemayel      

Title: President/Assistant President

By: /s/ Thomas J. Phair, J.

Name:       Thomas J. Phair, Jr.      

Title: Treasurer/Assistant Treasurer

2EX-10.2

EXHIBIT 10.2

HOBBS BROOK OFFICE PARK

610 Lincoln Street North, Waltham, Massachusetts

FIRST AMENDMENT TO LEASE

Altus Pharmaceuticals, Inc.

This First Amendment to Lease (the “Amendment”) is made as of the 30th day of June,
2009 (the “Execution Date”), by and between 610 Lincoln LLC, a Delaware limited liability
company (“Landlord”) and Altus Pharmaceuticals Inc., a Delaware corporation
(“Tenant”).

Background

Reference is made to a lease dated October 29, 2007 (the “Lease”) between Landlord and
Tenant for certain premises containing 63,880 square feet of Rentable Floor Area (the “Original
Premises”) in the building known as 610 Lincoln Street North, Waltham, Massachusetts (the
“Building”). Capitalized terms used and not otherwise defined in this Amendment shall have
the meanings ascribed to them in the Lease.

Landlord and Tenant desire to enter into this Amendment to reduce the Original Premises and
amend the terms and provisions of the Lease as more particularly set forth in this Amendment.

FOR VALUE RECEIVED, Landlord and Tenant agree as follows:

Agreement

1. Reduction of Original Premises. Effective as of July 1, 2009 (the “Reduction
Date”), the Original Premises of the Lease shall be reduced by 24,083 square feet of Rentable
Floor Area (the “Surrendered Premises”) and the remainder of the Original Premises shall
constitute the “Reduced Premises” as shown on the floor plans attached hereto as
Exhibit A. Tenant’s lease of the Reduced Premises shall be on all of the same terms and
conditions as the Original Premises except as otherwise specified herein. Effective as of the
Reduction Date, the “Premises” under the Lease shall be the Reduced Premises and the Rentable Floor
Area of the Premises shall be 39,797 square feet of Rentable Floor Area. The Surrendered Premises
shall be vacated and surrendered to Landlord as of the Reduction Date in the condition required by
Section 5.10 of the Lease (except that Tenant shall not be obligated to remove its
telephone and data cabling) as if the Term of the Lease with respect to the Surrendered Premises
was originally scheduled to expire on the Reduction Date and any Lease provisions which survive the
expiration of the Lease Term shall continue to apply with respect to the Surrendered Premises.

2. Calculation of Annual Fixed Rent. As of the Reduction Date, Annual Fixed Rent
shall be calculated on the basis of the Reduced Premises, as follows:

	 	 	 	 	 	 	 
	Time Period

	 	Rent Per Square

Foot of Premises

Rentable Floor Area
	 	

Annual Fixed Rent
	 	

Monthly Fixed Rent
	 

	 	 
	 	 
	 	 
	Reduction Date –

September 30, 2013

	 	

$34.00
	 	

$1,353,098.00
	 	

$112,758.17
	 

	 	 
	 	 
	 	 
	October 1, 2013 –

Term Expiration

Date of initial

Term (i.e.,

September 30, 2018)

	 	

$39.00
	 	

$1,552,083.00
	 	

$129,340.25
	 

	 	 
	 	 
	 	 

3. Calculation of Additional Rent. As of the Reduction Date, Additional Rent shall be
calculated pursuant to Section 2.6.1 of the Lease on the basis of the Reduced Premises.

4. Assignment, Subletting. Tenant hereby represents and warrants that as of the
Reduction Date, Tenant was not subleasing any portion of the Surrendered Premises. Without limiting
the provisions of Section 5.8 of the Lease (including, without limitation, the definition
of Permitted Transfer), no Transfer shall constitute a Permitted Transfer if Tenant has not
provided Landlord with evidence acceptable to Landlord in Landlord’s sole discretion that such
Transferee has a net worth at least equal to $250 million as of the date of such Transfer.

5. Surrender of Property. Tenant shall leave certain fixtures, furnishings and
equipment that are in the Original Premises on the Execution Date and are listed on Exhibit
B attached hereto in place in the Surrendered Premises on the Reduction Date. The foregoing
provision shall be self-operative, but in confirmation thereof, Tenant shall execute and deliver a
bill of sale in the form attached hereto as Exhibit C simultaneously with the execution of
this Amendment. If not conveyed to Landlord or Exalan pursuant to the provisions of this Paragraph
5, Tenant shall remove all other fixtures, furnishings, equipment, and those alterations and
additions that are to be removed upon surrender of the Surrendered Premises under the Lease
(including without limitation under Section 5.10 of the Lease), and restore the Surrendered
Premises in compliance with the terms and provisions of the Lease, including, without limitation,
Section 5.10. Notwithstanding the foregoing, Tenant may leave in the Surrendered Premises
the ice maker and freezer that Exalan Biosciences, Inc. is acquiring from Tenant.

6. Security Deposit. The Security Deposit, including, without limitation, the Letter
of Credit Security Deposit, secures the performance of all of the obligations of Tenant under the
Lease. The first two sentences of the last paragraph of Section 8.18 of the Lease are
hereby deleted in their entirety and replaced by the following:

“If Tenant has not been in default under the Lease (beyond applicable notice and
cure periods), and no Insolvency Event or Disgorgement Demand has occurred, then
effective as of the date that is six (6) months after the Execution Date of this
Amendment (the “Reduction Date”), Tenant may reduce the amount of the
Security Deposit to $1,628,000 by an amendment to the Letter of Credit Security
Deposit or a replacement of the Letter of Credit Security Deposit reflecting such
reduced amount. On the one-year anniversary of the Reduction Date and on each
subsequent anniversary of the Reduction Date thereafter, Tenant may reduce the
amount of the Security Deposit by ten percent (10%) of the then-current amount of
the Security Deposit by further amendment to the Letter of Credit Security Deposit
or a replacement of the Letter of Credit Security Deposit in reflecting such reduced
amount. As used herein, “Disgorgement Demand” means notice has been given
or claim made asserting that any payment or property received by Landlord under the
Lease is fraudulent, preferential or should be paid, remitted, returned or disgorged
under the Bankruptcy Code or other applicable law. As used herein, “Insolvency
Event” means Tenant becomes a party to any action or proceeding under the
bankruptcy, insolvency or reorganization laws of the United States or any state
thereof.”

Tenant agrees that the security deposit (the “333 Security Deposit”) under that certain
lease dated as of October 29, 2007 between 275 Wyman LLC and Tenant, as amended by that certain
First Amendment to Lease dated of even date herewith, for premises within the building known as 333
Wyman Street, Waltham, Massachusetts (the “333 Lease”) shall also serve to secure all of
the obligations of Tenant under this Lease with respect to all amounts and property that become the
subject of a Disgorgement Demand and that, if a Disgorgement Demand is made, Landlord shall have
the same rights with respect to the 333 Security Deposit as Landlord has with respect to the
Security Deposit under this Lease. After a final non-appealable court order has been entered which
holds that Landlord has no obligation to return funds or property that were the subject of a
Disgorgement Demand, Landlord shall return the 333 Security Deposit (or portion thereof) received
by Landlord under the preceding sentence, net of Landlord’s costs incurred in connection with such
Disgorgement Demand, to the party entitled to the 333 Security Deposit under the 333 Lease. Tenant
has agreed with 275 Wyman LLC in the 333 Lease that the Security Deposit hereunder shall also
secure all of the obligations of Tenant with respect to all amounts and property that become the
subject of a “Disgorgement Demand” as defined under the 333 Lease. In furtherance of foregoing,
Tenant agrees that Landlord shall be entitled to draw upon the Letter of Credit Security Deposit
and to turn over the proceeds and all or any other portion of the Security Deposit to 275 Wyman
LLC, when directed by 275 Wyman LLC pursuant to its rights with respect to the Security Deposit
under the 333 Lease.

7. Amended Provisions. The following provisions of the Lease are hereby amended as
follows:

(a) Section 2.1.1 is hereby deleted in its entirety.

(b) Section 2.1.2 is hereby deleted in its entirety.

(c) The last four sentences of Section 2.2 of the Lease are hereby deleted and replaced with
the following:

 

“Tenant shall have the right to use the existing emergency generator owned by
Landlord (previously owned by Altana) in the Building (the “Olympia Emergency
Generator”) for backup power to the Premises. Landlord makes no representation or
warranty with respect to the Olympia Emergency Generator, including without
limitation as to its condition or suitability for Tenant’s uses. Tenant shall be
responsible for the maintenance of the Olympia Emergency Generator and Landlord
shall have no obligation with respect thereto. If for any reason the Olympia
Emergency Generator ceases to operate or is otherwise unavailable, then Landlord
shall permit Tenant (without any obligation on the part of Tenant to do so) to
install a replacement generator in the location of the Olympia Emergency Generator
to be installed and maintained by Tenant at Tenant’s sole cost and expense subject
to all applicable terms and provisions of this Lease.”

(d) Section 2.7 is hereby amended by deleting at the end of the first paragraph of the
Section the words, “which are separately metered and shall be billed to Tenant monthly” and
replacing them with the words, “which shall be separately metered or check metered and billed to
Tenant monthly.” Tenant shall have the right to audit check-metered electricity costs billed by
Landlord pursuant to the provisions of Section 2.6.5 of the Lease.

(e) Section 4.4.3 is hereby deleted in its entirety and replaced with the
following:

“4.4.3 DISCHARGE PERMIT AND SYSTEMS SERVING LABORATORY SPACE. Landlord
shall maintain and operate a waste neutralization system and related equipment in
connection with the discharge of waste water from laboratory space in the Building,
subject to that certain Massachusetts Water Resource Authority’s Sewer Use Discharge
Permit No. 3510322 (issued October 28, 2008) (as amended, modified or replaced from
time to time, the “Discharge Permit”). Except as provided in the following
sentence, Tenant shall not discharge pollutants in waste water that are permitted
under the Discharge Permit if (i) any tenant in the Building commenced discharges of
such pollutants under the Discharge Permit prior to Tenant or (ii) any tenant in the
Building was authorized to discharge such pollutants under the Discharge Permit
prior to Tenant (discharges described under clauses (i) and/or (ii) are referred to
as “Prior Tenant Discharge Rights”). Landlord acknowledges that Tenant has
previously discharged pollutants under the Discharge Permit and has Prior Tenant
Discharge Rights under the Discharge Permits for the quantities of pollutants listed
on the August 13, 2008 inventory Tenant provided to Landlord for the current
Discharge Permit (a copy of which is attached hereto as Exhibit D).
Landlord agrees to reasonably cooperate with Tenant, at Tenant’s sole cost, in
obtaining an amendment to the Discharge Permit if necessary to accommodate
anticipated discharges in connection with the Permitted Uses and, from and after any
such amendment, Tenant may discharge pollutants in waste water only as and to the
extent permitted under the Discharge Permit and applicable law. Landlord shall also
maintain and operate the Reverse Osmosis/De-Ionization (“RO/DI”) water filtration
system and vacuum system serving laboratory space in the Building. Tenant shall pay
its allocable share of the costs associated with the Discharge Permit and waste
neutralization system, RO/DI and vacuum systems, and other costs associated with
services benefiting laboratory space in the Building, as reasonably determined by
Landlord. Tenant shall have the right to audit such costs pursuant to the
provisions of Section 2.6.5 of the Lease.”

(f) The Lease is hereby amended by adding the following as Section 4.1.1(e).

“4.1.1(e) BUILDING GENERATOR. Landlord shall continue to maintain an
emergency electrical back-up generator and life/safety systems back-up generator
that serve the Building. Landlord grants Tenant the right to connect to Landlord’s
emergency generator located on the rooftop of the Building, to the extent Landlord’s
generator has capacity to support Tenant’s usage as reasonably determined by
Landlord, through the outlets existing in the Premises as of the Execution Date.”

(g) Section 5.12 is hereby deleted in its entirety and replaced with the
following:

“5.12 SIGNS. No sign, name, placard, advertisement or notice visible from
the exterior of the Premises shall be inscribed, painted or affixed by Tenant on any
part of the Building without the prior written approval of Landlord. All signs or
letterings on doors, or otherwise, approved by Landlord, shall be inscribed, painted
or affixed by a person reasonably approved by Landlord and at the sole cost and
expense of Tenant. Notwithstanding the foregoing, (a) subject to applicable legal
requirements, Tenant shall have the right to install Tenant’s name on the monument
sign in front of the Building (which will contain the names of other tenants)
subject to Landlord’s prior reasonable approval of the design and location and (b)
Landlord will provide initial main lobby, building directory, elevator lobby, and
entry signage in Building standard size and location at Landlord’s expense.”

	 	 	 
	(h)

(i)
	 	Section 8.19 of the Lease is hereby deleted in its entirety.

The Lease is hereby amended by adding the following Section 11.3:

	“11.3
	 	GENERATORS.

(a) Landlord grants to Tenant a license to use a portion of the ground near to
the Building and also an area in the internal loading dock in the Building in the
locations where the Generators (defined below) are located as of the Execution Date,
as shown on Exhibit E hereto (the “Ground Installation Area”), and
enjoy 24-hour access thereto (the “Ground License”). The Ground
Installation Area is to be used by Tenant solely for the operation, maintenance,
repair and replacement during the Term of this Lease of (i) a back-up ground level
generator and related fuel supply and infrastructure currently operated by Tenant in
the Building and (ii) a nitrogen gas generator and related infrastructure currently
operated by Tenant in the Building to support Tenant’s facilities and equipment in
the laboratory space in the Premises (the “Generators”). Tenant’s
installation and operation of the Generators and its obligations with respect
thereto shall be all in accordance with the terms, provisions, conditions and
agreements contained in this Lease and all applicable laws.

(b) Omitted.

(c) Tenant shall not operate the Generators unless Tenant’s operation complies
with all of the requirements of this Lease (including, without limitation, Section
5.9 and this Section 11.3). Tenant shall not install replacement Generators until
it receives prior written approval from Landlord, which approval Landlord agrees
shall not be unreasonably withheld, conditioned or delayed. Prior to installation
of replacement Generators, Tenant shall provide Landlord with (i) copies of all
required permits, licenses and authorizations which Tenant will obtain at its own
expense and which Tenant will maintain at all times during the operation of the
Generators; (ii) a certificate of insurance evidencing insurance coverage as
required by this Lease and any other insurance reasonably required by Landlord for
the installation and operation of the Generators and (iii) a copy of a service and
maintenance agreement in a form reasonably acceptable to Landlord with a contractor
reasonably acceptable to Landlord, which contract shall provide, at a minimum, for
the generation of annual inspection reports by such contractor, copies of which
shall be provided to Landlord. Tenant agrees to reimburse Landlord for reasonable
expenses incurred in connection with the review and approval of Tenant’s replacement
Generators.

(d) Tenant covenants that (i) Tenant shall repair any damage to the Land or
Building caused by the installation or operation of the Generators, (ii) the
installation and operation of the Generators shall not cause interference with any
telecommunications, mechanical or other systems either located or servicing the
Building (whether belonging to or utilized by Landlord or any other tenant or
occupant of the Building) or located at or servicing any building, premises or
location in the vicinity of the Building, and (iii) the installation, existence,
maintenance and operation of the Generators shall not constitute a violation of any
applicable laws, ordinances, rules, order, regulations, etc., of any Federal, State,
or municipal authorities having jurisdiction thereover, or constitute a nuisance or
interfere with the use and enjoyment of the premises of any other tenant in the
Building.

(e) The term of the Ground License shall expire on the expiration or earlier
termination of the Term of this Lease.

(f) Tenant shall pay to Landlord as Additional Rent (the “Generators
Rent”), all applicable taxes or governmental charges, fees, or impositions
imposed upon Landlord (excluding Taxes) and arising out of Tenant’s use of the
Ground Installation Area, and the amount, if any, by which Landlord’s insurance
premiums increase as a result of the installation of the Generators.

(g) Tenant covenants and agrees that the installation, operation and removal of
the Generators will be at its sole risk. Tenant agrees to indemnify and defend
Landlord and all other Indemnitees (as defined in Section 5.5.1) against all claims,
actions, damages, liabilities and expenses including reasonable attorney’s fees by
counsel of Landlord’s choice incurred in connection with the loss of life, personal
injury, damage to property or business or any other loss or injury or as a result of
any litigation arising out of the installation, use, operation, or removal of the
Generators by Tenant or its transferee, including any liability arising out of
Tenant’s violation of its obligations under paragraph (d) of this Section 11.3
(except if such liability is caused by the negligence or willful misconduct of
Landlord or its employees, agents, or contractors).

(h) The Generators shall become Landlord’s property upon the expiration of the
Term or the earlier termination of the Lease, in which event Tenant shall not be
responsible for the removal thereof. Notwithstanding that Tenant’s use of the
Ground Installation Area shall be subject at all times to and shall be in accordance
with the terms, covenants, conditions and agreements contained in this Lease, the
Ground Installation Area shall not be deemed part of the Premises. All Tenant
obligations under this Section 11.3 shall survive the expiration of the Term or the
earlier termination of this Lease.

8. As-Is. The Reduced Premises are being leased in their “as is” condition as of the
Execution Date without representation or warranty by Landlord, and Landlord shall not be required
to perform any work in connection with Tenant’s occupancy of the Premises during the Term. The
foregoing is not intended to relieve Landlord of any repair and maintenance obligations expressly
set forth in the Lease.

9. Brokerage. Landlord and Tenant each represent and warrant that it has had no
dealings with any broker or agent in connection with this Amendment, except Wyman Street Advisors
(the “Broker”). Tenant and Landlord each covenants to the other to defend (by counsel
reasonably approved by the indemnified party), pay, hold harmless and indemnify the other from and
against any and all costs, expense or liability for any compensation, commissions, and charges
claimed by any broker or agent, with respect to this Amendment or the negotiation thereof arising
from a breach of the foregoing warranty. Landlord shall pay all commissions due to the Broker in
connection with this Amendment.

10. Representations and Warranties. Tenant represents and warrants to Landlord that
(i) the person executing this Amendment on behalf of Tenant is duly authorized and has full power
to execute and deliver this Amendment, and (ii) as of the Execution Date, Landlord is not in
default of its obligations under the Lease and no event or condition exists which with notice and
the passage of time would constitute such a default by Landlord and Tenant has no claim, offset, or
defense against the enforcement of the Lease in accordance with its terms. Tenant further hereby
confirms and agrees that there are no liabilities, amounts, or payments of any kind that are due
and owing from Landlord to Tenant on account of any conditions, events, or course of conduct with
respect to the Premises (or any portion thereof) or the Lease with respect to the period ending on
the Execution Date, including, without limitation, for any amounts on account of tenant
improvements, operating expenses or taxes (except for adjustments to be made, if any, under
Section 2.6.2 of the Lease), or prior efforts by Tenant to sublease all or part of the
Premises, and Tenant hereby waives any claims that Tenant may have with respect to any and all such
matters. Landlord represents and warrants to Tenant (a) that the person executing this Amendment
on behalf of Landlord is duly authorized and has full power to execute and deliver this Amendment
and (b) as of the Execution Date, there is no mortgage encumbering the Building or the Land.

11. Letter of Credit. Tenant covenants and agrees that Tenant shall use commercially
reasonable efforts to obtain a replacement Letter of Credit from Bank of America with the changes
required by Landlord, and attached to this Amendment as Exhibit F by July 14, 2009. In addition,
Tenant agrees that in each instance in which Landlord is entitled to draw upon the Letter of Credit
Security Deposit under the Lease, Landlord shall be entitled to use the text required under the
Letter of Credit Security Deposit in Landlord’s statement to be presented in connection with a draw
upon the Letter of Credit Security Deposit whether or not such text describes the circumstances of
such draw. As between Landlord and Tenant, the terms and provisions of the Lease govern the rights
of Landlord to draw upon the Letter of Credit Security Deposit.

12. Ratification. Except as expressly set forth herein, the Lease as originally
executed and previously amended is hereby ratified and confirmed and is acknowledged by the parties
to be in full force and effect.

13. Miscellaneous. All references in the Lease and in this Amendment to the “Lease”
shall mean the Lease as modified by this Amendment. This Amendment shall be deemed to have been
executed and delivered within The Commonwealth of Massachusetts, and the rights and obligations of
Landlord and Tenant shall be construed and enforced in accordance with, and governed by, the laws
of The Commonwealth of Massachusetts. This Amendment is binding upon and shall inure to the
benefit of the Landlord and Tenant and their permitted successors and assigns. Each party has
cooperated in the drafting and preparation of this Amendment and, therefore, in any construction to
be made of this Amendment, the same shall not be construed against either party. This Amendment
may be executed in counterparts, and when both Landlord and Tenant have signed and delivered at
least one such counterpart, each counterpart shall be deemed an original, and, when taken together
with other signed counterparts, shall constitute one Amendment, which shall be binding upon and
effective as to Landlord and Tenant. In case any one or more of the provisions contained in this
Amendment shall for any reason be held to be invalid, illegal or unenforceable in any respect, such
invalidity, illegality, or unenforceability shall not affect any other provision of this Amendment,
and this Amendment shall be construed as if such invalid, illegal or unenforceable provision had
never been contained herein. Neither the submission of this instrument for signature, nor any
draft thereof, shall constitute an offer by Landlord to terminate the Lease. Neither party shall
have any obligation with respect to the matters set forth herein unless and until such time as such
party shall have executed and delivered this Amendment.

[Signature Page Follows]

EXECUTED as a sealed Massachusetts instrument as of the date first written above.

610 LINCOLN LLC

	 	 	 
	By:      /s/ Thomas M. Dusel—

	 

	Name: Thomas M. Dusel

Title:

	 	

Manager

	 	 	ALTUS PHARMACEUTICALS INC.

By:      /s/ Georges Gemayel—

Name: Georges Gemayel

President/Vice President

By.       :      /s/ Thomas J. Phair, Jr.      

Name: Thomas J. Phair, Jr.

Treasurer/Assistant Treasurer

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00160-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00160-of-00352.parquet"}]]