Document:

EX-10.22

 Exhibit 10.22 

OFFICE LEASE 

RIVERPARK TOWER I 
 SAN
JOSE, CALIFORNIA 
 RIVERPARK TOWER I OWNER LLC, 

a Delaware limited liability company, 

as Landlord, 
 and 

ROCKLEY PHOTONICS, INC., 
 a
Delaware corporation, 
 as Tenant. 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	4	 
	 ARTICLE 2 LEASE TERM
	  	 	5	 
	 ARTICLE 3 BASE RENT
	  	 	6	 
	 ARTICLE 4 ADDITIONAL RENT
	  	 	6	 
	 ARTICLE 5 USE OF PREMISES
	  	 	14	 
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	15	 
	 ARTICLE 7 REPAIRS
	  	 	18	 
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	19	 
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	21	 
	 ARTICLE 10 INSURANCE
	  	 	22	 
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	25	 
	 ARTICLE 12 NONWAIVER
	  	 	27	 
	 ARTICLE 13 CONDEMNATION
	  	 	28	 
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	28	 
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	34	 
	 ARTICLE 16 HOLDING OVER
	  	 	34	 
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	35	 
	 ARTICLE 18 SUBORDINATION
	  	 	35	 
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	36	 
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	39	 
	 ARTICLE 21 SECURITY DEPOSIT
	  	 	40	 
	 ARTICLE 22 SUBSTITUTION OF OTHER PREMISES
	  	 	41	 
	 ARTICLE 23 SIGNS
	  	 	41	 
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	42	 
	 ARTICLE 25 LATE CHARGES
	  	 	43	 
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	44	 
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	44	 
	 ARTICLE 28 TENANT PARKING
	  	 	45	 
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	46	 

 EXHIBITS 
  

			
	A	  	OUTLINE OF PREMISES\
	B	  	TENANT WORK LETTER
	C	  	FORM OF NOTICE OF LEASE TERM DATES
	D	  	RULES AND REGULATIONS
	E	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE

  
 (i) 

 INDEX OF MAJOR DEFINED TERMS 

 

					
	 	  	Page	 
	 Abatement Event.
	  	 	39	 
	 Alterations
	  	 	19	 
	 Applicable Laws
	  	 	42	 
	 Base Rent
	  	 	6	 
	 Base Taxes
	  	 	12	 
	 Base Year
	  	 	7	 
	 Brokers
	  	 	52	 
	 Building
	  	 	4	 
	 Building Common Areas
	  	 	5	 
	 Building Hours
	  	 	15	 
	 Building Structure
	  	 	18	 
	 Building Systems
	  	 	18	 
	 Common Areas
	  	 	5	 
	 Contemplated Effective Date
	  	 	31	 
	 Contemplated Transfer Space
	  	 	31	 
	 Cost Pools
	  	 	12	 
	 Default Rate
	  	 	43	 
	 Direct Expenses
	  	 	7	 
	 Eligibility Period
	  	 	39	 
	 Embargoed Person
	  	 	54	 
	 Energy Disclosure Requirements
	  	 	55	 
	 Estimate
	  	 	13	 
	 Estimate Statement.
	  	 	13	 
	 Estimated Excess
	  	 	13	 
	 Excess
	  	 	13	 
	 Expense Year
	  	 	7	 
	 Force Majeure
	  	 	48	 
	 Holidays
	  	 	15	 
	 HVAC
	  	 	15	 
	 Identification Requirements
	  	 	53	 
	 Intention to Transfer Notice
	  	 	31	 
	 Landlord
	  	 	I	 
	 Landlord Parties
	  	 	22	 
	 Landlord Repair Notice
	  	 	25	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	5	 
	 Lease Expiration Date
	  	 	5	 
	 Lease Term
	  	 	5	 
	 Lease Year
	  	 	5	 
	 .Lines
	  	 	53	 
	 List
	  	 	54	 
	 Mail
	  	 	48	 
	 Management Fee Cap
	  	 	10	 

  
 (ii) 

 INDEX OF MAJOR DEFINED TERMS 

 

					
	 	  	Page	 
	 Net Worth
	  	 	33	 
	 Nine Month Period
	  	 	31	 
	 Notices
	  	 	48	 
	 OFAC
	  	 	54	 
	 Operating Expenses
	  	 	7	 
	 Original Improvements
	  	 	23	 
	 Permitted Transferee Assignee
	  	 	33	 
	 Premises
	  	 	4	 
	 Project
	  	 	4	 
	 Proposition 13
	  	 	11	 
	 Renovations
	  	 	53	 
	 rentable square feet
	  	 	5	 
	 Security Deposit
	  	 	40	 
	 Statement.
	  	 	13	 
	 Subject Space
	  	 	28	 
	 Summary
	  	 	!	 
	 Tax Expenses
	  	 	11	 
	 Tenant
	  	 	1	 
	 Tenant Energy Use Disclosure
	  	 	55	 
	 Tenant Work Letter
	  	 	4	 
	 Tenant’s Security System
	  	 	18	 
	 Tenant’s Share
	  	 	12	 
	 Transfer Costs
	  	 	30	 
	 Transfer Notice
	  	 	28	 
	 Transferee
	  	 	28	 

  
 (iii) 

 RIVERPARK TOWER I 

OFFICE LEASE 
 This
Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between RIVERPARK TOWER I OWNER LLC,
a Delaware limited liability company (“Landlord”), and ROCKLEY PHOTONICS, INC., a Delaware corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

			
	TERMS OF LEASE	  	DESCRIPTION
		
	 1.  Date:
	  	 November27, 2018

		
	 2.  Premises (Article 1):
	  	
		
	 2.1  Building:
	  	That certain office building located at 333 West San Carlos Street, San Jose, California 95110.
		
	 2.2  Premises:
	  	Approximately 4,687 rentable square feet of space located on the eighth (8th) floor of the Building and commonly known as Suite 850, as further set forth in Exhibit A to the Lease.
		
	 3.  Lease Term (Article 2):
	  	
		
	 3.1  Length of Term:
	  	Five (5) years and two (2) months.
		
	 3.2  Lease Commencement Date:
	  	The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises and (ii) the date upon which the Premises are Ready for Occupancy, which is anticipated to be January 1, 2019
(provided, however, that Tenant has received fifteen (15) days of early access (as set forth in, and subject to the terms and conditions of, Section 5.1 of the Tenant Work Letter).
		
	 3.3  Lease Expiration Date:
	  	If the Lease Commencement Date shall be the first day of a calendar month, then the last day of the 62nd month of the Lease Term; or, if the Lease Commencement Date shall be other
than the first day of a calendar month, then the last day of the 62nd full calendar month of the Lease Term.

	
	 4.  Base Rent (Article 3):

  

							
	Period During Lease Term	  	Annual Base Rent	  	 Monthly Installment of

Base Rent
	  	Approximate Annual
Base Rent per Rentable
Square Foot
	 Months 1-12*
	  	$253,098.00	  	$21,091.50	  	$4.50
	 Months 13-24
	  	$260,690.94	  	$21,724.25	  	$4.64
	 Months 25-36
	  	$268,511.67	  	$22,375.97	  	$4.77
	 Months 37-48
	  	$276,567.02	  	$23,047.25	  	$4.92
	 Months 49-60
	  	$284,864.03	  	$23,738.67	  	$5.06
	 Months 61-62
	  	$293,409.95	  	$24,450.83	  	$5.22

  

	*	 Notwithstanding the foregoing Base Rent schedule or any contrary provision of this Lease, but subject to the
terms of Section 3.2, below, Tenant shall not be obligated to pay Base Rent with respect to the Premises during first (1st) two (2) full calendar months of the Lease
Term. 

	**	 In the event there are any inconsistencies in the foregoing rent schedule, the column entitled Monthly
Installment of Base Rent shall be binding upon the parties. 

  

			
	 5.  Base Year (Article 4):
	  	Calendar year 2019.
		
	 6.  Tenant’s Share (Article 4):
	  	Approximately 1.549% of the Building.
		
	 7.  Permitted Use (Article 5):
	  	General office use consistent with a first-class office building.
		
	 8.  Security Deposit Amount (Article 21):
	  	$122,254.15, subject to the terms of Article 21.
		
	 9.  Parking Pass Ratio (Article 28):
	  	Eleven (11) unreserved parking passes (i.e., 2.25 parking passes for every 1,000 rentable square feet of the Premises), subject to the terms of Article 28.
		
	 10.  Address of Tenant (Section 29.18):
	  	 Rockley Photonics Inc.
 234 E Colorado Blvd.
Suite 600
 Pasadena, CA 91101
 Attention: Mahesh Karanth,
CFO
 (Prior to and after Lease Commencement Date)

  
 2 

			
		  	 At all times with a copy to:
  

Cooley LLP
 4401 Eastgate Mall

San Diego, CA 92121
 Attention: Samantha LaPine,
Esq.

		
	 11.  Address of Landlord (Section 29.18):
	  	See Section 29.18 of the Lease.
		
	 12.  Broker(s) (Section 29.24):
	  	 Landlord’s Broker: Newmark Comish & Carey

 
 and
  

Tenant’s Broker: Cushman & Wakefield

		
	 13.  Tenant Improvement Allowance (Exhibit B):
	  	None, provided Landlord shall construct improvements in the Premises pursuant to the terms of the Tenant Work Letter.

  
 3 

 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in
Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and each floor or floors of the Premises has the number of rentable
square feet as set forth in Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material
part of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby
acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not
meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in
Section 1.1.3, below, or the elements thereof or of the accessways to the Premises or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in
this Lease and in the Tenant Work Letter attached hereto as Exhibit B (the “Tenant Work Letter”), Tenant shall accept the Premises in its presently existing
“as-is” condition and Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord
nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as
specifically set forth in this Lease and the Tenant Work Letter. The commencement of business operations from the Premises by Tenant shall presumptively establish that the Premises and the Building were at such time in good and sanitary order,
condition and repair, except for minor “punchlist” matters related to the Building brought to Landlord’s attention within ten (10) days after Tenant commences business operations from the Premises. 

1.1.2 The Building and The Project. The Premises are a part of the building set forth in Section 2.1 of
the Summary (the “Building”). The Building is part of an office project known as “RiverPark Towers.” The term “Project,” as used in this Lease, shall mean (i) the Building and the Common Areas,
(ii) the land (which is improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, (iii) that certain other office building located in the vicinity of the Building and
known as RiverPark Tower II, and the land upon which such office building is located, and (iv) Landlord may, at Landlord’s sole discretion, add any additional real property, areas, land, buildings or other improvements added to the
Project, or exclude any existing real property, areas, land, buildings or other improvements from the Project. 
 1.1.3 Common
Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those
portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project, including the parking 

  
 4 

 
facilities at the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of
certain tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common
Areas.” The term “Project Common Areas,” as used in this Lease, shall mean the portion of the Project designated as such by Landlord. The term “Building Common Areas,” as used in this Lease, shall mean the
portions of the Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas are maintained and operated shall be at the reasonably discretion of Landlord (but shall at least be consistent with the
manner in which the common areas of comparable Class A office buildings in the vicinity of the Building are maintained and operated) and the use thereof shall be subject to such reasonable rules, regulations and restrictions as Landlord may
make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas, provided that, in connection therewith, Landlord shall perform such
closures, alterations, additions or changes in a commercially reasonable manner and, in connection therewith, shall use commercially reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises. 

1.2 Rentable Square Feet of Premises and Building. For purposes of this Lease, “rentable square feet” in the
Premises and the Building, as the case may be, shall be calculated pursuant to Landlord’s then current method for measuring rentable square footage. Landlord and Tenant hereby stipulate and agree that the rentable area of the Premises is as set
forth in Section 2.2 of the Summary. 
 ARTICLE 2 

LEASE TERM 
 The
terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date
set forth in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration
Date”) unless this Lease is sooner terminated as hereinafter provided. If Landlord is unable for any reason to deliver possession of the Premises to Tenant on any specific date, then Landlord shall not be subject to any liability for its
failure to do so, and such failure shall not affect the validity of this Lease or the obligations of Tenant hereunder. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period
during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C, attached hereto (subject to modification to correct any factual errors), as a confirmation only of
the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) business days of receipt thereof. Tenant’s failure to execute and return such notice to Landlord within such time shall be conclusive upon
Tenant that the information set forth in such notice is as specified therein. 

  
 5 

 ARTICLE 3 

BASE RENT 
 3.1
Base Rent. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the management office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate
in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 4 of the
Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term for which Base Rent is payable, without
any setoff or deduction whatsoever, except as expressly set forth in this Lease. The Base Rent for the first full month of the Lease Term which occurs after the expiration of any free rent period shall be paid at the time of Tenant’s execution
of this Lease. If any Rent payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional
month shall accrue on a daily basis for the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or
adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. 

3.2 Abated Base Rent. Provided no Event of Default by Tenant has then occurred and is continuing under this Lease, then during
the first (1st) two (2) full calendar months of the Lease Term (the “Rent Abatement Period”), Tenant shall not be obligated to pay any Base Rent otherwise attributable
to the Premises during such Rent Abatement Period (the “Rent Abatement”). Landlord and Tenant acknowledge that the aggregate amount of the Rent Abatement equals $42,183.00. Tenant acknowledges and agrees that the foregoing Rent
Abatement has been granted to Tenant as additional consideration for entering into this Lease, and for agreeing to pay the rental and performing the terms and conditions otherwise required under this Lease. If an Event of Default under this Lease
shall have occurred or is continuing at any time prior to the expiration of the Rent Abatement Period, or if this Lease is terminated for any reason other than Landlord’s breach of this Lease, or in the event of casualty or condemnation, at any
time prior to the expiration of the Rent Abatement Period, then the dollar amount of the unapplied portion of the Rent Abatement as of the date of such default or termination, as the case may be, shall be converted to a credit to be applied to the
Base Rent applicable at the end of the Lease Term and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. 

ARTICLE 4 

ADDITIONAL RENT 

4.1 General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay
“Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.6 and 4.2.2 of this Lease, respectively, which are in excess of the amount of Direct Expenses applicable to the
“Base Year,” as that term is defined in Section 4.2.1, below; provided, however, that in no event shall any decrease in Direct Expenses for any “Expense Year,” as that term is defined in
Section 4.2.3 below, below Direct Expenses for the Base Year entitle 

  
 6 

 
Tenant to any decrease in Base Rent or any credit against sums due under this Lease. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the
terms of this Lease, are hereinafter collectively referred to as the “Additional Rent”, and the Base Rent and the Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article
4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional
Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 
 4.2 Definitions of Key Terms Relating to
Additional Rent. As used in this Article 4, the following terms shall have the meanings hereinafter set forth: 
 4.2.1
“Base Year” shall mean the period set forth in Section 5 of the Summary. 
 4.2.2 “Direct
Expenses” shall mean “Operating Expenses” and “Tax Expenses”. 
 4.2.3 “Expense Year” shall
mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year :from time to time to any other
twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 

4.2.4 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues
during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing,
Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities (except to the extent Tenant and the other tenants of the Project pay for such utilities directly on a submetered or metered
basis, and not as part of Operating Expenses), the cost of operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and elevator systems, and the cost of maintenance and service contracts in
connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with a governmentally
mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project as reasonably determined by Landlord; (iv) the cost of landscaping, relamping, and all
supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking area operation, repair, restoration, and maintenance; (vi) fees and other costs,
including management fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental
agreements and the fair rental value of any management office space; (viii) subject to item (t), below, wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance
and security of the Project; (ix) costs under any instrument pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project;
(xi) the cost of janitorial, 

  
 7 

 
alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including interest on the unamortized cost) over such period of time as Landlord shall reasonably determine, in accordance with standard real estate management and accounting
principles, consistently applied, of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs
incurred in connection with the Project; provided, however, that any capital expenditure shall be amortized with interest at a reasonable rate over (A) its useful life as Landlord shall reasonably determine in accordance with sound real estate
management and accounting principles, consistently applied, (B) with respect to capital expenditures which are intended to effect economies in the operation or maintenance of the Project, or any portion thereof, or to reduce current or future
Operating Expenses, over their recovery/payback period as Landlord shall reasonably determine, in accordance with sound real estate management and accounting principles, consistently applied; (xiv) costs, fees, charges or assessments imposed
by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is
defined in Section 4.2.5, below, and (xv) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including,
without limitation, any covenants, conditions and restrictions affecting the property, and reciprocal easement agreements affecting the property, any parking licenses, and any agreements with transit agencies affecting the Project (collectively,
“Underlying Documents”). Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include: 

(i) costs, including legal fees, space planners’ fees, advertising and promotional expenses (except as otherwise set forth above), and
brokerage fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the installation of tenant
improvements made for new tenants initially occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the
Project (excluding, however, such costs relating to any Common Areas), and any costs or expenses incurred in connection with the relocation of any tenants and costs for the repair or replacement of the Base Building (or any component thereof) made
necessary as a result of defects in the original design, workmanship or materials; 
 (ii) except as set forth in items (xii), (xiii), and
(xiv) above, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest, costs of capital repairs and alterations, and costs of capital improvements and equipment; 

(iii) costs for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier (or would have been
reimbursed if Landlord had carried the insurance Landlord is required to carry pursuant to this Lease) or any tenant’s carrier or by anyone else, and electric power costs for which any tenant directly contracts with the local public service
company; 

  
 8 

 (iv) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(v) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are
distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership
or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of selling, syndicating, financing,
mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or
occupants; 
 (vi) the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project
unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and
managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of Project manager; 

(vii) amount paid as ground rental for the Project by the Landlord; 

(viii) except for a Project management fee, overhead and profit increment paid to the Landlord or to subsidiaries or affiliates of the
Landlord for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

(ix) any compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord, provided that any
compensation paid to any concierge at the Project shall be includable as an Operating Expense; 
 (x) rentals and other related expenses
incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing
engineering, janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to remedy or ameliorate an emergency condition in the Project; 

(xi) all costs, items and services for which Tenant or any other tenant or other occupant in the Project reimburses Landlord or which Landlord
provides selectively to one or more tenants (other than Tenant) without reimbursement; 
 (xii) any costs expressly excluded from Operating
Expenses elsewhere in this Lease; 
 (xiii) rent for any office space occupied by Project management personnel to the extent the size or
rental rate of such office space exceeds the size or fair market rental value of office space occupied by management personnel of the comparable buildings in the vicinity of the Building, with adjustment where appropriate for the size of the
applicable project; 

  
 9 

 (xiv) costs, to the extent arising from the gross negligence or willful misconduct of
Landlord or any Landlord Parties; 
 (xv) costs incurred to comply with laws relating to the removal of hazardous material (as defined under
applicable law) which was in existence in the Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such
hazardous material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto; and
costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that
time, that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists in the Building or on the Project, would have then
required the removal of such hazardous material or other remedial or containment action with respect thereto; and 
 (xvi) fees payable by
or to Landlord for management of the Project in excess of three percent (3%) (the “Management Fee Cap”) of Landlord’s gross rental revenues, adjusted and grossed up to reflect a one hundred percent (100%) occupancy of the
Project with all tenants paying full rent, as contrasted with free rent, half-rent and the like, including base rent, pass-throughs, and parking fees (but excluding the cost of after-hours services or utilities), from the Project for any calendar
year or portion thereof. 
 If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would
be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating
Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not at least one hundred percent (100%) occupied during all or a portion
of the Base Year or any Expense Year, Landlord shall make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been one hundred
percent (100%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. Operating Expenses for the Base Year shall not include market-wide cost increases due to extraordinary circumstances,
including, but not limited to, Force Majeure, boycotts, strikes, conservation surcharges, embargoes or shortages, or amortized costs relating to capital improvements. In no event shall the components of Direct Expenses for any Expense Year related
to Taxes, Project insurance, security or utility costs be less than the components of Direct Expenses related to Taxes, Project insurance, security or utility costs, respectively, in the Base Year. Landlord shall not (1) make a profit by
charging items to Operating Expenses that are otherwise also charged separately (i.e., not as the equivalent to Operating Expenses under this Lease) to tenants (including Tenant) of the Project, and (2) subject to Landlord’s right to
adjust the components of Operating Expenses described above in this paragraph, collect Operating Expenses from Tenant and all other tenants in the Project in an amount in excess of what Landlord incurs for the items included in Operating Expenses.

  
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 4.2.5 Taxes. 

4.2.5.1 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or
other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, real estate excise taxes, general and special assessments, transit taxes, leasehold taxes or taxes
based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and
equipment, appurtenances, furniture and other personal property used by Landlord in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by
such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. 

4.2.5.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge
previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and
that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without
charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private
assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any
assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon
or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or
any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises. 
 4.2.5.3 If Tax Expenses for
any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, subject to the terms of the last
sentence of Section 4.2.5.1, above, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the terms of this Lease.
Notwithstanding anything to the contrary contained in this Section 4.2.5 (except as set forth in Section 4.2.5.1, above), there shall be excluded from Tax Expenses (i) all excess profits
taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession 

  
 11 

 
taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to
operations at the Project), (ii) any items included as Operating Expenses, (iii) any items paid by Tenant under Section 4.5 of this Lease, and (iv) tax penalties incurred as a result of Landlord’s failure to
make payments and/or to file any tax or informational returns when due. 
 4.2.5.4 Notwithstanding anything to the contrary set forth in
this Lease, the amount of Tax Expenses for the Base Year and any Expense Year shall be calculated without taking into account any decreases in real estate taxes obtained in connection with Proposition 8, and, therefore, the Tax Expenses in the Base
Year and/or an Expense Year may be greater than those actually incurred by Landlord, but shall, nonetheless, be the Tax Expenses due under this Lease; provided that (i) any costs and expenses incurred by Landlord in securing any Proposition 8
reduction shall not be deducted from Tax Expenses nor included in Direct Expenses for purposes of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from Tax Expenses nor refunded to Tenant, but rather shall be the sole
property of Landlord. Landlord and Tenant acknowledge that the preceding sentence is not intended to in any way affect (A) the inclusion in Tax Expenses of the statutory two percent (2.0%) annual increase in Tax Expenses (as such statutory
increase may be modified by subsequent legislation), or (B) the inclusion or exclusion of Tax Expenses pursuant to the terms of Proposition 13. Notwithstanding anything to the contrary set forth in this Lease, only Landlord may institute
proceedings to reduce Tax Expenses and the filing of any such proceeding by Tenant without Landlord’s consent shall constitute an event of default by Tenant under this Lease. Notwithstanding the foregoing, Landlord shall not be obligated to
file any application or institute any proceeding seeking a reduction in Tax Expenses. The amount of Tax Expenses for the Base Year attributable to the valuation of the Project, inclusive of tenant improvements, shall be known as the “Base
Taxes”. 
 4.2.6 “Tenant’s Share” shall mean the percentage set forth in Section 6
of the Summary. 
 4.3 Allocation of Direct Expenses. 

4.3.1 Method of Allocation. The parties acknowledge that the Building is a part of a multi-building project and that the costs
and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the tenants of the Building and the tenants of the other building(s) in the Project. Accordingly, as set forth in
Section 4.2 above, Direct Expenses (which consists of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by
Landlord on an equitable basis, shall be allocated to the tenants of the Building (as opposed to the tenants of any other building(s) in the Project) and such portion shall be the Direct Expenses for purposes of this Lease. Such portion of Direct
Expenses allocated to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole. 

4.3.2 Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for
the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s reasonable discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the
Project or of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable manner. 

  
 12 

 4.4 Calculation and Payment of Additional Rent. If for any Expense Year ending
or commencing within the Lease Term, Tenant’s Share of Direct Expenses for such Expense Year exceeds Tenant’s Share of Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in
Section 4.4.1, below, and as Additional Rent, an amount equal to the excess (the “Excess”). 

4.4.1 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall give to Tenant within one-hundred and eighty (180) days following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense
Year, and which shall indicate the amount of the Excess. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, if an Excess is present, Tenant shall pay, within thirty (30) days after receipt of the
Statement, the full amount of the Excess for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Excess,” as that term is defined in Section 4.4.2, below, and if Tenant
paid more as Estimated Excess than the actual Excess, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent next due under this Lease (or a refund if the Lease Term has expired as provided below). The failure of
Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final
determination is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, if an Excess if present, Tenant shall within thirty (30) days following receipt by Tenant of the Statement setting forth the
Excess, pay to Landlord such amount, and if Tenant paid more as Estimated Excess than the actual Excess, Landlord shall, within thirty (30) days, deliver a check payable to Tenant in the amount of the overpayment. The provisions of this
Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term, provided that, other than Tax Expenses and costs incurred for utilities, Tenant shall not be responsible for Tenant’s Share of any
Operating Expenses which are first billed to Tenant more than two (2) calendar years after the end of the Expense Year to which such Operating Expenses relate. 

4.4.2 Statement of Estimated Direct Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement (the
“Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Expenses for the then-current Expense Year shall be and the estimated excess (the
“Estimated Excess”) as calculated by comparing the Direct Expenses for such Expense Year, which shall be based upon the Estimate, to the amount of Direct Expenses for the Base Year. The failure of Landlord to timely furnish the
Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Excess
theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, within thirty (30) days after receipt of the Estimate Statement, a fraction of the Estimated Excess for the then-current Expense Year (reduced by any amounts paid
pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve
(12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

  
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 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture,
fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed
value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord
shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such
increase in the assessment, as the case may be. 
 4.5.2 If the tenant improvements in the Premises, whether installed and/or paid for by
Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord’s
“building standard” in other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of
Tenant and shall be governed by the provisions of Section 4.5.1, above. 
 4.5.3 Notwithstanding any contrary
provision herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes
assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes
assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 

ARTICLE 5 
 USE OF
PREMISES 
 5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in
Section 7 of the Summary and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in
Landlord’s sole discretion. 

  
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 5.2 Prohibited Uses. The uses prohibited under this Lease shall include,
without limitation, use ·of the Premises or a portion thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or
political subdivision thereof; (iii) offices of any health care professionals or service organization; (iv) schools or other training facilities which are not ancillary to corporate, executive or professional office use; (v) retail or
restaurant uses; or (vi) the operation of a “Co-Working Facility,” as that term is defined below, and Tenant shall not allow any Co-Working Facility to
occupy all or any portion of the Premises. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of the
Rules and Regulations set forth in Exhibit D, attached hereto, or in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county
governing body or other lawful authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by
applicable laws now or hereafter in effect, or any Underlying Documents. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the rights
of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises.
Tenant shall comply with, and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all recorded easements, covenants, conditions, and restrictions now or hereafter affecting
the Project. A “Co-Working Facility” means a shared working environment (that creates workplace/office solutions, with services) that often includes office space (including executive/shared
office suites, an incubator-type office/facility, a flexible workplace center or virtual office space). 
 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during
the Lease Term. 
 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto,
Landlord shall provide heating and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday and from 8:00 A.M. to 1:00 P.M. on Saturday
(collectively, the “Building Hours”), except for the date of observation of New Year’s Day, Martin Luther King Day, President’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at
Landlord’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable to and in the vicinity of the Building (collectively, the “Holidays”). 

6.1.2 During the Lease Term, there shall be available to the Premises electrical facilities comparable to those supplied in other comparable
Class A office buildings in the vicinity of the Building to provide sufficient power for normal lighting and office machines of similar low electrical consumption, and one personal computer for each desk station, but not for any additional
computers or extraordinary data processing equipment, special lighting and any other item of electrical equipment which requires a voltage other than one hundred ten (110) volts single phase, as determined by Landlord in its reasonable
discretion; and provided, however, that if the 

  
 15 

 
installation of such electrical equipment requires additional air conditioning capacity above that normally provided to tenants of the Building or above standard usage of existing capacity as
determined by Landlord in its reasonable discretion, then the additional air conditioning installation and/or operating costs attributable thereto shall be paid by Tenant. Tenant agrees not to use any apparatus or device in, upon or about the
Premises which may in any way increase the amount of such electricity usually furnished or supplied to the Premises, and Tenant further agrees not to connect any apparatus or device to the wires, conduits or pipes or other means by which such
electricity is supplied, for the purpose of using additional or unusual amounts of electricity, without the prior written consent of Landlord, not to be unreasonably withheld. At all times, Tenant’s use of electric current shall never exceed
Tenant’s share of the capacity of the feeders to the Building or the risers or wiring installation. Tenant shall not install or use or permit the installation or use in the Premises of any computer or electronic data processing or ancillary
equipment or any other electrical apparatus designed to operate on electrical current in excess of 110 volts and 5 amps per machine, without the prior written consent of Landlord, not to be unreasonably withheld. If Tenant shall require electrical
current in excess of that usually furnished or supplied for use of the Premises as general office space, Tenant shall first procure the written consent of Landlord (not to be unreasonably withheld) to the use thereof and Landlord or Tenant may
(i) cause a meter to be installed in or for the Premises, or (ii) if Tenant elects not to install said meter, Landlord may reasonably estimate such excess electrical current. The cost of any meters (including, without limitation, the cost
of any installation) or surveys to estimate such excess electrical current shall be paid by Tenant. Landlord’s approval of any space plan, floor plan, construction plans, specifications, or other drawings or materials regarding the construction
of the Tenant Improvements or any alterations shall not be deemed or construed as consent by Landlord under this paragraph to Tenant’s use of such excess electrical current as provided above. Tenant agrees to pay to Landlord, promptly upon
demand therefor, all costs of such excess electrical current consumed as well as an additional use charge calculated by said meters (at the rates charged for such services to the Building by the municipality or the local public utility) or the
amount specified in said estimate, as the case may be, plus any additional expense incurred in keeping account of the excess electrical current so consumed, which additional expense Landlord shall advise Tenant within a reasonable time after request
by Tenant. 
 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the
Building Common Areas. 
 6.1.4 Landlord shall provide janitorial services to the Premises five (5) days per week, except the date of
observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other comparable buildings in the vicinity of the Building. 

6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the
Building Hours, and shall have at least one elevator available at all other times, including on the Holidays. 
 6.1.6 Landlord shall provide
nonexclusive freight elevator service subject to scheduling by Landlord. 

  
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 6.1.7 Landlord shall provide reasonable access-control services for the Building and in the
Building parking facility in a manner materially consistent with the services provided by Landlord as of the date of this Lease. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error
with regard to the admission to or exclusion from the Building or Project of any person. Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall have access to the Building, the
Premises and the common areas of the Building, other than common areas requiring access with a Building engineer, twenty-four (24) hours per day, seven (7) days per week, every day of the year; provided, however, that Tenant shall only be
permitted to have access to and use of the freight elevator, loading dock, mailroom and other limited-access areas of the Building during the normal operating hours of such portions of the Building. 

Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe
for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.2 Overstandard Tenant
Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than Building standard lights in the
Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease. If
Tenant uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the actual cost of such excess consumption,
the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord
may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, on demand, at the rates charged by the public utility company furnishing the same, including the cost of
installing, testing and maintaining of such additional metering devices. Tenant’s use of electricity shall never exceed the capacity of the feeders to the Project or the risers or wiring installation, and subject to the terms of
Section 29.31, below, Tenant shall not install or use or permit the installation or use of any computer or electronic data processing equipment in the Premises, without the prior written consent of Landlord; provided,
however, (i) the foregoing restriction shall not apply to general office use of printers and personal computers on the desktops of Tenant’s employees, and (ii) to the extent the “Approved Working Drawings,” as that term is
set forth in Section 1 of the Tenant Work Letter, creates separately ventilated “computer” and/or “data center” rooms, the foregoing restriction shall not apply within such designated areas. If Tenant
desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such
prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost per zone to Tenant (which
shall be treated as Additional Rent) as Landlord shall from time to time establish, which is currently $55.00 per hour per zone with a minimum of two (2) hours per request. Notwithstanding any provision to the contrary contained in this Lease,
Tenant shall promptly pay to Landlord, Landlord’s standard charge for any services provided to Tenant at Tenant’s request, which Landlord is not specifically obligated to provide to Tenant pursuant to the terms of this Lease. 

  
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 6.3 Interruption of Use. Subject to Section 19.5
below, Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the
quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas,
water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond
Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of
its obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits,
however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. 

6.4 Tenant’s Security System. Tenant may, at its own expense, install its own security system (“Tenant’s
Security System”) in the Premises, subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed; provided, however, that in the event Tenant’s Security System ties into the Building
security system, Tenant shall coordinate the installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System is compatible with the Building security system and the systems and equipment of the
Building and to the extent that Tenant’s Security System is not compatible with the Building security system or the systems and equipment of the Building, Tenant shall not be entitled to install or operate it. Tenant shall be solely
responsible, at Tenant’s sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System. Tenant shall provide Landlord with any information reasonably required regarding Tenant’s Security System in the
event access to the Premises is necessary in an emergency. On or prior to the expiration or earlier termination of the Lease Term, Tenant shall remove Tenant’s Security System and repair all damage to the Building resulting from such removal,
at Tenant’s sole cost and expense. Tenant’s Security System shall be installed by Tenant in accordance with the terms of Article 8 of this Lease. 

ARTICLE 7 
 REPAIRS

 Landlord shall at all times during the Lease Term maintain in good condition and operating order the structural portions of the
Building, including, without limitation, the foundation, floor slabs, ceilings, roof, columns, beams, shafts, stairs, stairwells, escalators, elevators, base building restrooms and all Common Areas (collectively, the “Building
Structure”), and the Base Building mechanical, electrical, life safety, plumbing, sprinkler and HVAC systems installed or furnished by Landlord (collectively, the “Building Systems”). Except as specifically set forth in
this Lease to the contrary, Tenant shall not be required to repair the Building Structure and/or the Building Systems except to the extent required because of Tenant’s use of the Premises for other than the Permitted Use. Tenant shall, at
Tenant’s own expense, keep the Premises, including all improvements, fixtures, furnishings, and systems and equipment therein (including, without limitation, plumbing fixtures and equipment such as dishwashers, garbage disposals, and insta-hot 

  
 18 

 
dispensers), and the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at
Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all
damaged, broken, or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs, and,
except in the event of an emergency, such failure continues for more than ten (10) days after Tenant’s receipt of written notice from Landlord, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord
the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building and/or the Project) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from
Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements or additions
to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree. Tenant hereby
waives and releases any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 

ARTICLE 8 
 ADDITIONS
AND ALTERATIONS 
 8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations,
additions or changes to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such
Alterations, which consent shall be requested by Tenant not less than thirty (30) days prior to the commencement thereof, and which consent shall not be unreasonably withheld, conditioned or delayed by Landlord, provided it shall be deemed
reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant
shall be permitted to make Alterations following ten (10) business days’ notice to Landlord, but without Landlord’s prior consent, to the extent that such Alterations are decorative only (i.e., installation of carpeting or
painting of the Premises) (“Permitted Alterations”). The construction of and ultimate surrender obligations relating to the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the
terms of this Article 8. 
 8.2 Manner of Construction. Landlord may impose, as a condition of its consent to any and
all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors,
subcontractors, materials, mechanics and materialmen selected by Tenant from a list provided and approved by Landlord, and the requirement that upon Landlord’s request, Tenant shall, at Tenant’s expense, remove such Alterations upon the
expiration or any early termination of the Lease Term. Tenant shall construct 

  
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such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant
to a valid building permit, issued by the city in which the Building is located (or other applicable governmental authority), all in conformance with Landlord’s construction rules and regulations; provided, however, that prior to commencing to
construct any Alteration, Tenant shall meet with Landlord to discuss Landlord’s design parameters and code compliance issues. In the event Tenant performs any Alterations in the Premises which require or give rise to governmentally required
changes to the “Base Building,” as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. The “Base Building” shall include the structural portions of the
Building, and the public restrooms, elevators, exit stairwells and the systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. In performing the work of any such Alterations,
Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the Project. Tenant
shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in
performing other work, labor or services in or about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion
to be recorded in the office of the Recorder of the County in which the Building is located in accordance with Section 8182 of the Civil Code of the State of California or any successor statute, and Tenant shall deliver to the Project
construction manager a reproducible copy of the “as built” drawings of the Alterations as well as all permits, approvals and other documents issued by any governmental agency in connection with the Alterations. 

8.3 Payment for Improvements. If payment is made by Tenant directly to contractors, Tenant shall (i) comply with
Landlord’s requirements for final lien releases and waivers in connection with Tenant’s payment for work to contractors, and (ii) sign Landlord’s standard contractor’s rules and regulations. Except with respect to Permitted
Alterations, Tenant shall pay to Landlord an amount equal to five percent (5%) of the cost of such Alteration to compensate Landlord for Landlord’s review and involvement with such work. In addition, Tenant shall reimburse Landlord for
Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of such work. At Landlord’s option,
prior to the commencement of construction of any Alteration, Tenant shall provide Landlord with the reasonably anticipated cost thereof, which Landlord shall disburse during construction pursuant to Landlord’s standard, commercially reasonable
disbursement procedure. 
 8.4 Construction Insurance. In addition to the requirements of Article 10 of this Lease, in
the event that Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in an amount approved by Landlord covering the
construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon
completion thereof. In addition, Tenant’s contractors and subcontractors shall be required to carry Commercial General Liability insurance in an amount approved by Landlord and otherwise in accordance with the requirements of Article 10 of this
Lease. Landlord may, in its discretion, require Tenant to obtain a performance and payment bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming
Landlord as a co-obligee. 

  
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 8.5 Landlord’s Property. All Alterations, improvements, fixtures,
equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord, except that Tenant may remove any Alterations,
improvements, fixtures and/or equipment which Tenant can substantiate to Landlord have not been paid for with any Tenant improvement allowance funds provided to Tenant by Landlord, provided Tenant repairs any damage to the Premises and Building
caused by such removal and returns the affected portion of the Premises to the condition existing as of the Lease Commencement Date, except for damage caused by ordinary wear and tear, as determined by Landlord. Furthermore, Landlord may, by written
notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove any Alterations and/or improvements and/or systems and equipment within the Premises
and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to the condition existing as of the Lease Commencement Date, except for damage caused by ordinary wear and tear, as
determined by Landlord; provided, however, that notwithstanding the foregoing, upon request by Tenant at the time of Tenant’s request for Landlord’s consent to any Alteration or improvement, Landlord shall notify Tenant whether the
applicable Alteration or improvement will be required to be removed pursuant to the terms of this Section 8.5. If Tenant fails to complete any required removal and/or to repair any damage caused by the removal of any
Alterations and/or improvements and/or systems and equipment in the Premises and return the affected portion of the Premises to the condition existing as of the Lease Commencement Date, except for damage caused by ordinary wear and tear, as
reasonably determined by Landlord, Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner
relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this
Lease. 
 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs)
arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work on the Premises (or such additional time as may be necessary under applicable laws) to afford
Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within ten (10) business days after
receipt of notice from Landlord (unless the Property or any part thereof is in danger of being sold, forfeited, foreclosed upon, or lost, in which event Tenant shall remove any such lien or encumbrance by bond or otherwise within five
(5) business days after receipt of notice from Landlord, and if Tenant shall 

  
 21 

 
fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount so paid shall be deemed
Additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject Landlord’s title to
the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with any such work or respecting the
Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to Landlord’s title to the
Project, Building and Premises. 
 ARTICLE 10 

INSURANCE 
 10.1
Indemnification and Waiver. Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever and agrees that Landlord, its partners, subpartners and their respective
members, directors, trustees officers, agents, servants, employees, lenders, any property manager and independent contractors of Landlord and any mortgagee of Landlord (collectively, “Landlord Parties”) shall not be liable for, and
are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant, except to the extent caused by the
gross negligence or willful misconduct of Landlord or any Landlord Parties. To the fullest extent allowed by law, Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, claims, cost, damage, expense
and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Premises (including, but not limited to, a slip and fall), any acts, omissions or
negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project or any breach of the terms of
this Lease, either prior to, during, or after the expiration of the Lease Term. Notwithstanding anything contained herein to the contrary, Tenant shall not be obligated to indemnify a Landlord Party for any claims to the extent that such Landlord
Party’s damages in fact result from such Landlord Party’s gross negligence or willful misconduct. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of
the Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable appraisers’, accountants’ and attorneys’ fees. The provisions of
this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination. 

10.2 Landlord’s Fire and Casualty Insurance. Landlord shall insure the Building during the Lease Term against loss or damage
due to fire and other casualties covered within the classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler leakage, water damage and special extended coverage. Such coverage shall be in such amounts, from
such companies, and on such other terms and conditions, as Landlord may from time to time reasonably determine. Additionally, at the option of Landlord, such insurance coverage may 

  
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include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of
trust encumbering the interest of Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. Notwithstanding the foregoing provisions of this Section 10.2, the coverage and amounts
of insurance carried by Landlord in connection with the Building shall, at a minimum, be comparable to the coverage and amounts of insurance which are carried by reasonably prudent landlords of buildings comparable to and in the vicinity of the
Building (provided that in no event shall Landlord be required to carry earthquake insurance). Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or
use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the
American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. 
 10.3 Tenant’s
Insurance. Tenant shall maintain the following coverages in the following amounts. 
 10.3.1 Commercial General Liability Insurance
on an occurrence form covering claims arising out of Tenant’s operations, including (i) property/operations liability; (ii) host liquor liability, (iii) products/completed operations liability; (iv) personal and advertising
injury liability; (v) independent contractors liability; and (vi) broad form contractual liability, for limits of liability on a per location basis of not less than: 

 

			
	 Bodily Injury and
	  	$1,000,000 each occurrence
	 Property Damage Liability
	  	$2,000,000 annual aggregate
	 Personal Injury Liability
	  	$1,000,000 each occurrence
		  	$2,000,000 annual aggregate
	 Products & Completed Operations
	  	$2,000,000 annual aggregate

 Tenant shall have the right to maintain the liability insurance required hereunder may be satisfied through a combination of
primary and excess/umbrella insurance, provided that the policies contains aggregate per location endorsement that provides the required levels protection for the Premises and complies with the terms hereof. 

10.3.2 Physical Damage Insurance covering the following property that is owned by, held by, or the legal responsibility of Tenant including
but not necessarily limited to: (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by,
for, or at the expense of Tenant, (ii) the “Tenant Improvements,” as that term is defined in the Tenant Work Letter, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base
Building) (the “Original Improvements”), (iii) all other improvements, alterations and additions to the Premises made after the Lease Commencement Date; and (iv) any other property in which the Tenant retains the risk of loss
including but not limited to electronic data processing equipment and employee personal property. 

  
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Such insurance shall be written on an “all risks” of physical loss or damage basis, with no exclusions or coverage limitations for wind and hail, for the full replacement cost value
(subject to reasonable deductible amounts) new without deduction for depreciation of the covered items, and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious
mischief, theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a period of one year. Coverage for the perils of earthquake and flood shall be
added by endorsement at Landlord’s request. Policies shall also include (a) an “agreed amount” endorsement waiving any coinsurance requirement; (b) time element insurance covering business interruption and extra expense
resulting from loss or damage from the hazards specified above, to owned or non-owned property, which prevents normal operations from continuing; and (c) a loss payable endorsement providing that Tenant
and Landlord are loss payees as their interests may appear. 
 10.3.3 Statutory Worker’s Compensation and Employer’s Liability
limits of One Million Dollars ($1,000,000) each accident for bodily injury by accident and One Million Dollars ($1,000,000) each employee and policy limit for bodily injury by disease. 

10.3.4 Automobile Liability Insurance covering the ownership, maintenance, and operations of any automobile or automotive equipment,
whether such auto is owned, hired, and non-owned. Tenant shall maintain insurance with a combined single limit for bodily injury and property damage of not less than the equivalent of One Million Dollars
($1,000,000.00) each accident. Such insurance shall insure Tenant and its agents against any and all claims for bodily injury, including death resulting there from, and damage to the property of others caused by accident and arising from
Tenant’s operations at the Project whether such operations are performed by Tenant, Tenant’s agents, or by any one directly or indirectly employed by any of them. 

10.3.5 Umbrella Liability Insurance providing excess liability coverage with respect to the commercial general liability, automobile liability
and employers liability policies described above with limits of at least Five Million Dollars ($5,000,000) per occurrence and Five Million Dollars ($5,000,000) general aggregate and products/completed operations aggregate. Such insurance shall be
written as follow form or with a form that provides coverage that is at least as broad as the primary insurance policies. 
 10.4 Form
of Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance, except that in Section 10.3.3 above,
shall (i) name Landlord, and Landlord Parties as additional insureds, including Landlord’s managing agent, if any; (ii) include a waiver of subrogation in favor of Landlord and additional insured entities; (iii) be issued by an
insurance company having a rating of not less than “A-” “VIII” in Best’s Insurance Guide or which is otherwise acceptable to Landlord and permitted to do business in the State of
California; (iv) be primary and noncontributory insurance as to all claims thereunder and provide that any insurance carried by Landlord or Landlord Parties is excess and is non-contributing with any
insurance requirement of Tenant; (v) be in form and content reasonably acceptable to Landlord; and (vi) provide that said insurance shall provide at least thirty (30) days’ (ten (10) days’ for non-payment of premium) prior written notice of cancellation shall have been given to Landlord. Tenant shall deliver said certificates of insurance on a form reasonably acceptable to Landlord and copies of
additional insured and waiver 

  
 24 

 
of subrogation endorsements thereof to Landlord on or before the earlier to occur of (A) the Lease Commencement Date, and (B) the date upon which Tenant is first provided access to the
Premises, and at least five (5) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificate, Landlord may, at its option, procure such policies for the account
of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 
 10.5
Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by reasonable insurance carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery
only from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all
rights of subrogation of their respective insurers, provided such waiver of subrogation shall not affect the right to the insured to recover thereunder. The parties agree that their respective insurance policies are now, or shall be, endorsed such
that the waiver of subrogation shall not affect the right of the insured to recover thereunder, so long as no material additional premium is charged therefor. 

10.6 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost
and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s
operations therein, as may be reasonably requested by Landlord, but in no event in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and in the vicinity of the Building. 

ARTICLE 11 
 DAMAGE
AND DESTRUCTION 
 11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage
to the Premises resulting from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable
delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the
same condition of the Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the
Common Areas deemed desirable by Landlord, which are consistent with the character of the Project, provided that access to the Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, upon notice (the
“Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under
Section 10.3 of this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original
Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of 

  
 25 

 
insurance proceeds received by Landlord from Tenant’s insurance carrier (including by taking into account any deductible to be paid by Tenant), as assigned by Tenant, the cost of such
repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty (60) days following the date the casualty becomes
known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original Improvements to
their original condition. Whether or not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings
relating thereto, and Landlord shall select the contractors to perform such improvement work. Tenant shall in addition cooperate with requests for information regarding any such repairs from Landlord’s insurer(s) by providing the requested
information within ten (10) days after Tenant receives such request from Landlord or Landlord’s insurer(s). Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business
resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the Premises are not occupied by Tenant as a
result thereof, then during the time and to the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes
permitted under this Lease bears to the total rentable square feet of the Premises. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall terminate as
of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 

11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease,
Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such
notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected,
and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage (when such repairs
are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used
to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies (unless such shortfall is a result of Landlord’s failure to maintain the
insurance that Landlord is required to maintain pursuant to Section 10.2 above); or (iv) material damage occurs during the last twelve (12) months of the Lease Term; provided, however, that if Landlord does not elect to terminate this
Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot, in the reasonable opinion of Landlord, be completed within one hundred eighty (180) days after being commenced, Tenant may elect, no earlier than
sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be
less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. In addition, Tenant may terminate 

  
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this Lease if the damage to the Premises occurs during the last twelve (12) months of the Lease Term, and, as a result of such damage, Tenant cannot reasonably conduct business from the
Premises for a period of sixty (60) days or more. Notwithstanding the provisions of this Section 11.2, Tenant shall have the right to terminate this Lease under this Section 11.2 only if each
of the following conditions are satisfied: (a) the damage to the Project by fire or other casualty was not caused by the gross negligence or intentional act of Tenant or Tenant Parties; (b) no Event of Default by Tenant has occurred and is
continuing beyond any applicable notice and cure periods; (c) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (d) as a result of the damage to the Project, Tenant does not occupy or use the
Premises at all. 
 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11,
constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of California, including,
without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or
regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

ARTICLE 12 

NONWAIVER 
 No
provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be
a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant
or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the
Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length
of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that
after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.

  
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 ARTICLE 13 

CONDEMNATION 
 If
the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or
condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking
by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five percent (25%) of the rentable square feet of the
Premises is taken, or if access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to terminate this Lease effective as of the date possession is
required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in
connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term
pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such claim is payable separately to
Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby waives any and all rights it
might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any portion of the Premises
for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square
feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 

ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Except in connection with a Permitted Transfer as defined below, Tenant shall not, without the prior written
consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by
operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and
contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a
“Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the 

  
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“Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty
(180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration
therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all
existing executed and/or proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references and
history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s
business and proposed use of the Subject Space. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant
under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’,
accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord, within thirty (30) days after written request by Landlord, provided that such fees shall not exceed Two Thousand Five Hundred and 00/100
Dollars ($2,500.00) for any such Transfer, and no such fee shall be payable in connection with a Permitted Transfer. 
 14.2
Landlord’s Consent. Landlord shall not unreasonably withhold or delay its consent to any proposed Transfer of the Subject Space by assignment or sublease to the Transferee on the terms specified in the Transfer Notice. Without
limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the
following apply: 
 14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality
of the Building or the Project; 
 14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this
Lease; 
 14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.4 The Transfer occurs during the period from the Lease Commencement Date until the earlier of (i) the fourth anniversary of the Lease
Commencement Date or (ii) the date at least ninety five percent (95%) of the rentable square feet of the Project is leased, and the rent charged by Tenant to such Transferee during the term of such Transfer, calculated using a present value
analysis, is less than ninety-five percent (95%) of the rent being quoted by Landlord at the time of such Transfer for comparable space in the Project for a comparable term, calculated using a present value analysis; 

14.2.5 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken
in connection with the Transfer on the date consent is requested; 

  
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 14.2.6 The proposed Transfer would cause a violation of another lease for space in the
Project, or would give an occupant of the Project a right to cancel its lease; or 
 14.2.7 Either the proposed Transferee, or any person or
entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent (provided, however, that Landlord may not
withhold its consent to an assignment or a sublease pursuant to the terms of this Section 14.2.6(i) to the extent Landlord cannot meet such occupant’s space needs), or (ii) is negotiating with Landlord or has negotiated with Landlord
during the six (6) month period immediately preceding the date Landlord receives the Transfer Notice, to lease space in the Project. 

If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture
rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the
Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any
changes in the terms and conditions from those specified in the Transfer Notice such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, Tenant shall again submit
the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in
this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under this Section 14.2 or otherwise has breached or acted unreasonably under this Article 14,
their sole remedies shall be a suit for contract damages (subject to Section 29.13 below) or declaratory judgment and an injunction for the relief sought, and Tenant hereby waives the provisions of Section 1995.310 of
the California Civil Code, or any successor statute, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of
the proposed Transferee. 
 14.3 Transfer Premium. Except in connection with any Permitted Transfer as that term is defined in
Section 14.8 below, if Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term
is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the
Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, and after deducting the reasonable expenses
incurred by Tenant for (i) any changes, alterations or improvements to the Premises in connection with the Transfer, (ii) any free base rent reasonably provided to the Transferee in connection with the Transfer (provided that such free
rent shall be deducted only to the extent the same is included in the calculation of total consideration payable by such Transferee), and (iii) any reasonable legal fees and broker commissions incurred by Tenant in connection with the Transfer,
and (iv) any amounts payable to Landlord under Section 14.1 above (collectively, “Transfer Costs”). “Transfer Premium” shall also include, but not be limited to, key money, bonus money
or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture
transferred by Tenant to Transferee in connection with such Transfer. The determination of the amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration is received by Tenant
under the Transfer. 

  
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 14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to
the contrary contained in this Article 14, (except that Landlord shall have no recapture rights for any Permitted Transfer), in the event Tenant contemplates a Transfer (or a series of Transfers where the purpose is a subterfuge of
Landlord’s recapture rights under this Section 14.4) which would cause seventy-five percent (75%) or more of the Premises to be Transferred for more than seventy-five percent (75%) of the then remaining Lease Term
(taking into account any extension of the Lease Term which has irrevocably exercised by Tenant), Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the contemplated
Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount of rentable square feet of the Premises which Tenant intends to Transfer (the “Contemplated
Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the “Contemplated Effective Date”), and the contemplated length of the term of such contemplated Transfer, and shall specify that such
Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4 in order to allow Landlord to elect to recapture the Contemplated Transfer Space. Thereafter, Landlord shall have the option, by giving
written notice to Tenant within thirty (30) days after receipt of any Intention to Transfer Notice to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date
stated in the Transfer Notice as the effective date of the proposed Transfer. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, then (A) the Rent reserved herein shall be
prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises; (B) this Lease as so amended shall continue thereafter in full force and effect, and
upon request of either party, the parties shall execute written confirmation of the same; and (C) Landlord shall construct or cause to be constructed a demising wall separating that portion of the Premises recaptured by Landlord from that
portion of the Premises retained by Tenant; provided that, Tenant hereby agrees that, notwithstanding Tenant’s occupancy of its retained portion of the Premises during the construction of such demising wall by Landlord, Landlord shall be
permitted to construct such demising wall during normal business hours (provided Landlord shall use commercially reasonable efforts to minimize interference with the conduct of Tenant’s business), without any obligation to pay overtime or other
premiums, and the construction of such demising wall by Landlord shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent, and Landlord shall have no responsibility or for any reason be liable to
Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the construction of such demising wall, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole
or any part of its retained portion of the Premises or of Tenant’s personal property or improvements resulting from the construction of such demising wall, or for any inconvenience or annoyance occasioned by the construction of such demising
wall; and provided further that, Tenant shall be responsible for, and shall pay to Landlord promptly upon being billed therefor, fifty percent (50%) of all costs related to the construction of such demising wall, including Landlord’s standard
fee for its involvement with such demising wall (which fee shall not exceed five percent (5%) of the so called “hard” construction costs incurred by Landlord in connection 

  
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with the construction of the demising wall). If Landlord declines, or fails to elect in a timely manner, to recapture the Subject Space under this Section 14.4, then,
subject to the other terms of this Article 14, for a period of nine (9) months (the “Nine Month Period”) commencing on the last day of such thirty (30) day period, Landlord shall not have any right to recapture the
Contemplated Transfer Space with respect to any Transfer made during the Nine Month Period, provided that any such Transfer is substantially on the terms set forth in the Intention to Transfer Notice, and provided further that any such Transfer
shall be subject to the remaining terms of this Article 14. If such a Transfer is not so consummated within the Nine Month Period for reasons other than delays in Landlord’s consent to same (or if a Transfer is so consummated, then upon
the expiration of the term of any Transfer of such Contemplated Transfer Space consummated within such Nine Month Period), Tenant shall again be required to submit a new Intention to Transfer Notice to Landlord with respect any contemplated Transfer
(other than a Permitted Transfer), as provided above in this Section 14.4. 
 14.5 Effect of
Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either
Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon
Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from
such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from any liability under this Lease,
including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have
the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than three percent (3%), Tenant
shall pay Landlord’s costs of such audit. 
 14.6 Additional Transfers. For purposes of this Lease, subject to
Section 14.8 below, the term “Transfer” shall also include (i) if Tenant is a partnership or limited liability company, the withdrawal or change, voluntary, involuntary or by operation of law, of more
than fifty percent (50%) of the partners or members, or transfer of more than fifty percent (50%) of partnership or membership interests, within a twelve (12)-month period, or the dissolution of the partnership or membership without immediate
reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization
of Tenant or (B) the sale or other transfer of an aggregate of more than fifty percent (50%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the
sale, mortgage, hypothecation or pledge of an aggregate of more than fifty percent (50%) of the value of the unencumbered assets of Tenant within a twelve (12)-month period. 

  
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 14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and
subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or
(ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If an Event of Default by Tenant has occurred and is continuing, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s
obligations under this Lease) until such Event of Default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the
assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this
Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any
Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective
unless the guarantor also consents to such Transfer. 
 14.8 Deemed Consent Transfers; Permitted Transferees. Notwithstanding
anything to the contrary contained in this Article 14, (A) an assignment or subletting of all or a portion of the Premises to an Affiliate of Tenant (an “Affiliate” shall mean an entity which is controlled by, controls, or is
under common control with, Tenant), (B) a sale of corporate shares of capital stock in Tenant in connection with any public offering or sale of stock on a nationally-recognized stock exchange, (C) the sale, assignment, transfer or hypothecation
of any stock or other ownership interest in Tenant in connection with any bona fide financing or capitalization for the benefit of Tenant, (D) the sale, assignment, transfer or hypothecation of any stock or other ownership interest in Tenant to
an existing shareholder of Tenant (i.e., an existing shareholder in Tenant as of the full execution and delivery of this Lease), (E) an assignment of the Lease to an entity which acquires all or substantially all of the stock or assets of Tenant in
one or a series of transactions, or (F) an assignment of the Lease to an entity which is the resulting entity of a merger or consolidation of Tenant during the Lease Term, shall not be deemed a Transfer requiring Landlord’s consent under
this Article 14 (any such assignee or sublessee described in items (A) through (F) of this Section 14.8 is referred to as a “Permitted Transferee” and each such transfer as a “Permitted
Transfer”), provided that (i) Tenant notifies Landlord prior to the effective date of any such assignment or sublease (unless such prior notice is prohibited by applicable law or confidentiality obligations of Tenant, in which case
Tenant shall give notice as soon as permitted) and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Transfer or Permitted Transferee as set forth above, (ii) Tenant delivers evidence
of insurance as required under this Lease with respect to the Permitted Transferee, (iii) such Permitted Transferee shall be of a character and reputation consistent with the quality of the Building, (iv) such Permitted Transferee shall
have a tangible net worth (not including goodwill as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal to the greater of (1) the Net Worth of Original Tenant on the date
of this Lease, and (2) the Net Worth of Tenant on the day immediately preceding the effective date of such assignment or sublease, and (v) except in cases of a Series Reorganization, in which case the surviving entity in the series to
which this Lease has been designated shall be liable as the Tenant under this Lease, no assignment relating to this Lease, whether with or without Landlord’s consent, shall relieve 

  
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Tenant from any liability under this Lease, and, in the event of an assignment of Tenant’s entire interest in this Lease, the liability of Tenant and such transferee shall be joint and
several. An assignee of Tenant’s entire interest in this Lease who qualifies as a Permitted Transferee may also be referred to herein as a “Permitted Transferee Assignee”. “Control,” as used in this
Section 14.8, shall mean the ownership, directly or indirectly, of more than fifty percent (50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of more than fifty
percent (50%) of the voting interest in, any person or entity. 
 ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES 

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

15.2 Removal of Tenant Personal Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of
this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or
Tenant, reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the
Premises all debris and rubbish, and such items of furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its
expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building
resulting from such removal. 
 ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term or earlier termination thereof, without the express or implied consent of Landlord, such tenancy shall be from
month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Rent shall be payable at a monthly rate equal to
(i) one hundred fifty percent (150%) the Rent applicable during the last rental period of the Lease Term under this Lease for the first (1st) month of such holdover, and (ii) a two
hundred percent (200%) thereafter. Such tenancy shall be subject 

  
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to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and
Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be
deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to
Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of
the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 

ARTICLE 17 
 ESTOPPEL
CERTIFICATES 
 Within ten (10) business days following a request in writing by Landlord, Tenant shall execute, acknowledge and
deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the
Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such
certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other commercially-reasonable instruments may be reasonably required for such purposes. At any
time during the Lease Term, but not more than once in any twelve (12) month period (except in connection with an Event of Default, Tenant’s request for Landlord’s consent to a Transfer, or Landlord’s consent to an Alteration, or
in connection with a sale or financing of the Building by Landlord), Landlord may require Tenant to provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year.
Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute,
acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 

ARTICLE 18 

SUBORDINATION 

This Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the lien
of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances
made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease
be superior thereto. Tenant covenants and 

  
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agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or
lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s
occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any
lienholder. Tenant shall, within ten (10) days of request by Landlord, execute such commercially-reasonable instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this
Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise
adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 
 ARTICLE 19

 DEFAULTS; REMEDIES 

19.1 Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant (each, an
“Event of Default”): 
 19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this
Lease, or any part thereof, when due, which failure is not cured within five (5) days after written notice from Landlord that said amount was not paid when due, provided that if Tenant has previously received one (1) or more notices from
Landlord during the immediately preceding twelve (12) month period stating that Tenant failed to pay any amount required to be paid by Tenant under this Lease when due, then Landlord shall not be required to deliver any notice to Tenant and a
default shall immediately occur upon any failure by Tenant to pay any rent or any other charge required to be paid under the Lease when due; or 

19.1.2 Except for events described in Section 19.1.1, 19.1.4, and 19.1.5, any failure by Tenant to observe or
perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such
failure is such that the same cannot reasonably be cured within a thirty (30) day period, no Event of Default by Tenant shall be deemed to have occurred if Tenant diligently commences such cure within such period and thereafter diligently
proceeds to rectify and cure such failure; or 
 19.1.3 Abandonment (as defined by Applicable Laws) of the Premises by Tenant; or 

19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this
Lease where such failure continues for more than three (3) business days after notice from Landlord to Tenant; 

  
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 19.1.5 Tenant’s failure to maintain insurance as require under Article 10. 

The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law. 

19.2 Remedies Upon Default. Upon the occurrence of any Event of Default by Tenant, Landlord shall have, in addition to any other
remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive,
without any notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to
Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who
may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 

19.2.1.1 The worth at the time of award of the unpaid rent which has been earned at the time of such termination; plus 

19.2.1.2 The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time
of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 19.2.1.3 The worth at the
time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

19.2.1.4 Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including, but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or
any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

19.2.1.5 At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by
applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be and to mean
all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1.1 and 19.2.1.2, above, the “worth at the time of award” shall be
computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1.3 above, the “worth at
the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

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

 19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition
to those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or
other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 
 19.3
Subleases of Tenant. If Landlord elects to terminate this Lease on account of any Event of Default by Tenant, as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses,
concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In
the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the
rent or other consideration receivable thereunder. 
 19.4 Efforts to Relet. No
re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by
Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s
obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease. 

19.5 Landlord Default. 

19.5.1 General. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall not be in default in the
performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s
failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default under this Lease if it shall commence such
performance within such thirty (30) day period and thereafter diligently pursue the same to completion. Upon any such default by Landlord under this Lease, Tenant may, except as otherwise specifically provided in this Lease to the contrary,
exercise any of its rights provided at law or in equity. 

  
 38 

 19.5.2 Abatement of Rent. In the event that Tenant is prevented from using,
and does not use, the Premises or any portion thereof, as a result of (i) any repair, maintenance or alteration performed by Landlord, or which Landlord failed to perform, after the Lease Commencement Date and required by this Lease, which
substantially interferes with Tenant’s use of the Premises, or (ii) any failure to provide services, utilities or access to the Premises as required by this Lease (either such set of circumstances as set forth in items (i) or (ii),
above, to be known as an “Abatement Event”), then Tenant shall give Landlord notice of such Abatement Event, and if such Abatement Event continues for five (5) consecutive business days after Landlord’s receipt of any such
notice (the “Eligibility Period”) and either (A) Landlord does not diligently commence and pursue to completion the remedy of such Abatement Event or (B) Landlord receives proceeds from its rental interruption insurance
which covers such Abatement Event, then the Base Rent, Tenant’s Share of Direct Expenses, and Tenant’s obligation to pay for parking (to the extent not utilized by Tenant) shall be abated or reduced, as the case may be, after expiration of
the Eligibility Period for such time that Tenant continues to be so prevented from using, and does not use for the normal conduct of Tenant’s business, the Premises or a portion thereof, in the proportion that the rentable area of the portion
of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable area of the Premises; provided, however, in the event that Tenant is prevented from using, and does not use, a portion of the Premises for a period of
time in excess of the Eligibility Period and the remaining portion of the Premises is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its business from such remaining portion, then for such
time after expiration of the Eligibility Period during which Tenant is so prevented from effectively conducting its business therein, the Base Rent and Tenant’s Share of Direct Expenses for the entire Premises and Tenant’s obligation to
pay for parking shall be abated for such time as Tenant continues to be so prevented from using, and does not use, the Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Rent allocable to such reoccupied
portion, based on the proportion that the rentable area of such reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be payable by Tenant from the date Tenant reoccupies such portion of the Premises. To the
extent an Abatement Event is caused by an event covered by Articles 11 or 13 of this Lease, then Tenant’s right to abate rent shall be governed by the terms of such Article 11 or 13, as applicable, and the
Eligibility Period shall not be applicable thereto. Such right to abate Base Rent and Tenant’s Share of Direct Expenses shall be Tenant’s sole and exclusive remedy for rent abatement at law or in equity for an Abatement Event. Except as
provided in this Section 19.5.2, nothing contained herein shall be interpreted to mean that Tenant is excused from paying Rent due hereunder. 

ARTICLE 20 
 COVENANT
OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved
and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold
and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or
implied. 

  
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 ARTICLE 21 

SECURITY DEPOSIT 

21.1 Security Deposit. Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security
deposit (the “Security Deposit”) in the amount set forth in Section 8 of the Summary, as security for the faithful performance by Tenant of all of its obligations under this Lease. If there is an Event of
Default by Tenant with respect to any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, Landlord may, without the requirement of
additional notice to Tenant, but shall not be required to, apply all or any part of the Security Deposit for the payment of any Rent or any other sum in default and Tenant shall, within ten (10) days of receipt of Landlord’s written demand
therefor, restore the Security Deposit to its original amount. Any unapplied portion of the Security Deposit shall be returned to Tenant, or, as applicable, to the last assignee of Tenant’s interest hereunder, within thirty (30) days
following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit and Landlord shall have the right to commingle the Security Deposit with Landlord’s other funds. Tenant hereby irrevocably waives
and relinquishes any and all rights, benefits, or protections, if any, Tenant now has, or in the future may have, under Section 1950.7 of the California Civil Code, any successor statute, and all other provisions of law, now or hereafter in
effect, including, but not limited to, any provision of law which (i) establishes the time frame by which a landlord must refund a security deposit under a lease, or (ii) provides that a landlord may claim from a security deposit only
those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant, or to clean the subject premises. Tenant acknowledges and agrees that that (A) any statutory time frames for the return of a
security deposit are superseded by the express period identified in this Article 21, above, and (B) rather than be so limited, Landlord may claim from the Security Deposit (i) any and all sums expressly identified in this Article
21, above, and (ii) any additional sums reasonably necessary to compensate Landlord for any and all losses or damages caused by an Event of Default by Tenant, including, but not limited to, all damages or rent due upon termination of this
Lease pursuant to Section 1951.2 of the California Civil Code. 
 21.2 Reduction of Security Deposit Amount. Provided
that, as of the “Reduction Date” set forth below, (i) Tenant is not then in breach of, or a default has not then occurred or is continuing under, this Lease, and (ii) Tenant has not previously been in breach of or in default
under this Lease beyond any applicable notice and cure periods, then the Security Deposit Amount shall be reduced in accordance with the following schedule: 
  

					
	 Reduction Date
	  	Security
Deposit
Amount	 
	 Third (3rd) anniversary of the Lease
Commencement Date
	  	$	48,901.66	 

 In the event the Security Deposit Amount is reduced pursuant to the foregoing, Landlord shall return all
Security Deposit funds then held by Landlord in excess of the reduced Security Deposit Amount within fifteen (15) business days after receipt of Tenant’s written request therefor. 

  
 40 

 ARTICLE 22 

SUBSTITUTION OF OTHER PREMISES 

Landlord shall have the right to move Tenant to other space (the “Relocation Space”) in the Project comparable to the
Premises, located on the eighth floor or higher, and all terms hereof shall apply to the Relocation Space with equal force. In such event, Landlord shall give Tenant not less than ninety (90) days prior notice of Landlord’s election to so
relocate Tenant, and shall provide Tenant, at Landlord’s sole cost and expense, with tenant improvements at least equal in quality to those in the Premises and shall move Tenant’s effects, including the cost to install new communications
and computer lines, to the Relocation Space at Landlord’s sole cost and expense at such time and in such manner as to inconvenience Tenant as little as reasonably practicable. In addition, Landlord shall reimburse Tenant for the reasonable
costs and expenses incurred by Tenant in connection with such relocation (including, but not limited to, the costs of reasonable supplies of replacement stationery and telephone installations), within thirty (30) days of Landlord’s receipt
of an invoice therefor. Simultaneously with such relocation of the Premises, the parties shall immediately execute an amendment to this Lease stating the relocation of the Premises. Notwithstanding the foregoing, (i) the size of the Relocation
Space shall be reasonably comparable to the size of the initial Premises (and Landlord shall endeavor to provide substantially similar views from the Relocation Space as are available from the Premises); and (ii) if the Relocation Space is
larger than the initial Premises, Tenant’s Base Rent shall not increase as a result of such relocation (subject to any scheduled escalations thereof) and Tenant’s Share shall not increase as a result of such relocation. 

ARTICLE 23 
 SIGNS

 23.1 Full Floors. Subject to Landlord’s prior written approval, in its sole discretion, and provided all signs
are in keeping with the quality, design and style of the Building and Project, Tenant, if the Premises comprise an entire floor of the Building, at its sole cost and expense, may install identification signage anywhere in the Premises including in
the elevator lobby of the Premises, provided that such signs must not be visible from the exterior of the Building. 
 23.2
Multi-Tenant Floors. If other tenants occupy space on the floor on which the Premises is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used
by Landlord for other similar floors in the Building and shall comply with Landlord’s then-current Building standard signage program. 

23.3 Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed and
that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Except as set forth in Section 23.5, below, Tenant may not install any signs on the exterior or
roof of the Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building,
shall be subject to the prior approval of Landlord, in its sole discretion. 

  
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 23.4 Building Directory. Tenant shall have the right, at no charge to Tenant,
to one Building standard directory listing on Landlord’s directory board located in the lobby of the Building for so long as such directory board exists. Landlord shall have the right, in Landlord’s sole and absolute discretion, to remove
such directory board and replace the same with an electronic or similar directory or utilize Landlord’s access control or concierge personnel to provide directory services to visitors and guests of the Building. 

ARTICLE 24 

COMPLIANCE WITH LAW 

24.1 Tenant’s Compliance with Law Obligations. Tenant shall not do anything or suffer anything to be done in or about the
Premises or the Project which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated, including any such governmental regulations
related to disabled access (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply with any Applicable Laws, and shall otherwise cure any violations of Applicable Laws, which relate to
(i) Tenant’s use of the Premises, (ii) any Alterations made by Tenant to the Premises, and any Tenant Improvements in the Premises (provided the Tenant Improvements were in compliance with Applicable Laws as of the Lease Commencement
Date), or (iii) the Base Building, but as to the Base Building, only to the extent such obligations are triggered by Alterations made by Tenant to the Premises to the extent such Alterations are not normal and customary business office
improvements, or triggered by Tenant’s use of the Premises for non-general office use (“Tenant’s Compliance with Laws Obligations”). Should any standard or regulation now or
hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then
Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required to comply with Tenant’s
Compliance with Laws Obligations. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures,
shall be conclusive of that fact as between Landlord and Tenant. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed because of its failure to comply with the provisions of this Article 24. For
purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Project, Building and Premises have not undergone inspection by a Certified Access Specialists (CASp). As
required by Section 1938(e) of the California Civil Code, Landlord hereby states as follows: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the
applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a
CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the
payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.” In furtherance of the foregoing, Landlord and Tenant hereby
agree 

  
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as follows: (a) any CASp inspection requested by Tenant shall be conducted, at Tenant’s sole cost and expense, by a CASp designated by Landlord, subject to Landlord’s reasonable
rules and requirements; (b) Tenant, at its sole cost and expense, shall be responsible for making any improvements or repairs within the Premises to correct violations of construction-related accessibility standards; and (c) if anything
done by or for Tenant in its use or occupancy of the Premises shall require any improvements or repairs to the Building or Project (outside the Premises) to correct violations of construction-related accessibility standards, then Tenant shall
reimburse Landlord upon demand, as Additional Rent, for the cost to Landlord of performing such improvements or repairs. 
 24.2
Landlord’s Compliance with Law Obligations. Landlord shall comply with all Applicable Laws relating to the Base Building and the construction of the Tenant Improvements in the Premises to the extent required in order to obtain a
certificate of occupancy for the Premises for the Permitted Use, provided that compliance with such Applicable Laws is not the responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would
prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees, or would
otherwise materially and adversely affect Tenant’s use of or access to the Premises. Landlord shall be permitted to include in Operating Expenses any costs or expenses incurred by Landlord under this Article 24 to the extent not
prohibited by the terms of Article 4 of this Lease, above. 
 ARTICLE 25 

LATE CHARGES 
 If
any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) business days after Tenant’s receipt of written notice from Landlord that said amount is due, then
Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The
late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s
remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after the date they are due shall bear interest from the date when due until paid at a
rate per annum (the “Default Rate”) equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication H.15(519), published on the first Tuesday of each calendar
month (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus two (2) percentage points, and (ii) the highest rate permitted by applicable law. 

  
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 ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by
Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in
excess of the time allowed under Section 19.1.2, above, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part without waiving its rights based upon any Event of
Default of Tenant and without releasing Tenant from any obligations hereunder. 
 26.2 Tenant’s Reimbursement. Except as
may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, upon delivery by Landlord to Tenant of statements therefor: sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with
the remedying by Landlord of Tenant’s Events of Default pursuant to the provisions of Section 26.1. Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner
termination of the Lease Term. 
 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon at least twenty-four (24) hour advance notice to Tenant (except in the case
of an emergency, in which case the notice shall be reasonable under the circumstances) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or
underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural
alterations, repairs or improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the Premises at any time to (A) perform services
required of Landlord, including janitorial service; (B) take possession due to any Event of Default by Tenant in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform beyond any applicable notice
and cure period provided in this Lease. Landlord may make any such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes. Tenant hereby
waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby, provided that the
foregoing shall not limit Landlord’s liability, if any, pursuant to applicable law for personal injury and property damage to the extent caused by the gross negligence or willful misconduct of Landlord, its agents, employees or contractors. For
each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall
have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a
detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, alterations or decorations except as otherwise
expressly agreed to be performed by Landlord herein. 

  
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 ARTICLE 28 

TENANT PARKING 

Tenant shall rent from Landlord, commencing on the Lease Commencement Date, the amount of parking passes set forth in
Section 9 of the Summary, on a monthly basis throughout the Lease Term, which parking passes shall pertain to the Project parking facility. The location of the reserved parking spaces, if any, shall be designated by
Landlord. Tenant shall pay to Landlord for automobile parking passes on a monthly basis the prevailing rate charged from time to time for such parking passes. In addition, Tenant shall be responsible for the full amount of any taxes imposed by any
governmental authority in connection with the renting of such parking passes by Tenant or the use of the parking facility by Tenant. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all reasonable rules
and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located (including any sticker or other identification system established by Landlord and the prohibition
of vehicle repair and maintenance activities in the Project’s parking facilities), Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and there being no continuing Event of
Default by Tenant hereunder. Tenant’s use of the Project parking facility shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage to the vehicles of Tenant, its
employees and/or visitors, or for other personal injury or property damage or theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use of the parking facilities,
provided that the foregoing shall not limit Landlord’s liability, if any, pursuant to Applicable Laws for personal injury and property damage to the extent caused by the gross negligence or willful misconduct of Landlord, its agents, employees
or contractors. Tenant’s rights hereunder are subject to the terms of any Underlying Documents. Tenant’s parking privileges in the Building parking facilities shall be subject to whatever parking methods are then being used in the Building
parking facilities (e.g., self-parking, valet parking, stack parking, etc.). Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time and Tenant
acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking
facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of
control attributed hereby to the Landlord. The parking passes rented by Tenant pursuant to this Article 28 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or
otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to visitor parking. 

  
 45 

 ARTICLE 29 

MISCELLANEOUS PROVISIONS 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully
expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Air Rights. No rights to any
view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by
reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a
modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this
Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request therefor. At the request of Landlord or any mortgagee or
ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor. 

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder after the date of transfer provided that the transferee shall have fully assumed in writing and agreed to be liable for all obligations of this Lease to be performed by Landlord, including the
return of any Security Deposit following the date of transfer, and Tenant shall attorn to such transferee. 
 29.6 Prohibition Against
Recording. Except as provided in Section 29.4 of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or
on behalf of Tenant. 

  
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 29.7 Landlord’s Title. Landlord’s title is and always shall be
paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 

29.8 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third
party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 
 29.9
Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such
order and amounts as Landlord, in its sole discretion, may elect. 
 29.10 Time of 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. 
 29.11 Partial
Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other
than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this
Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is
equal to the lesser of (a) the interest of Landlord in the Building or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in an amount equal to eighty percent (80%) of the value
of the Building (as such value is determined by Landlord), provided that in no event shall such liability extend to any sales or insurance proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises.
The limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees,
shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any
partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances
for injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring.

  
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 29.14 Entire Agreement. It is understood and acknowledged that there are no
oral agreements between the parties hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements,
brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms,
covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. 

29.15 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the
exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the
Lease Term, occupy any space in the Building or Project. 
 29.16 Force Majeure. Any prevention, delay or stoppage due to
strikes, lockouts, labor disputes, acts of God, acts of war, terrorist acts, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes
beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease, or any purely monetary obligations of the parties
hereto (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if
this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 

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

29.18 Notices. All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested
(“Mail”), (B) delivered by a nationally recognized overnight courier, or (C) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in
Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time
designate in a Notice to Tenant. Any Notice will be deemed given on the date of receipted delivery, of refusal to accept delivery, or when delivery is first attempted but cannot be made due to a change of address for which no Notice was given. Any
Notice given by an attorney on behalf of Landlord or by Landlord’s managing agent shall be considered as given by Landlord and shall be fully effective. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or
delivered, as the case may be, to the following addresses: 

  
 48 

 RiverPark Tower I Owner LLC 

Woodlawn Hall at Old Parkland 

3953 Maple Avenue, Suite 300 

Dallas, Texas 75219 
 Attn:
Legal Department 
 with a copy to: 

RiverPark Tower I Owner LLC 

One Bush Street, Suite 1450 

San Francisco, California 94104 

Attn: TK Inbody and Grace Chu 

And: 
 Rockhill Management 

c/o RiverPark Tower I Owner LLC 

One Bush Street, Suite 1450 

San Francisco, California 94104 

Attn: Marc Gille 
 And: 

RiverPark Tower I Owner LLC 

c/o DivcoWest Real Estate Services, Inc. 

575 Market Street, 35th Floor 

San Francisco, CA 94105 

Attention: Jacqueline Moore, General Counsel 

And: 
 DivcoWest Real Estate
Services, LLC 
 575 Market Street, 35th floor 

San Francisco, CA 94105 

Attention: Asset Manager 
 And:

 Allen Matkins Leck Gamble Mallory & Natsis LLP 

1901 Avenue of the Stars, Suite 1800 

Los Angeles, California 90067 

Attention: Michael E. McFadden, Esq. 

29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint
and several. In the event that the Tenant is a married individual, the terms, covenants and conditions of this Lease shall be binding upon the marital community of which the Tenant is a member. 

  
 49 

 29.20 Authority. If Tenant is a corporation, trust, partnership or limited
liability company, Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Lease and that
each person signing on behalf of Tenant is authorized to do so. If requested by Landlord, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if an entity, upon
demand by Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of formation and (ii) qualification to do business in the State of California. 

29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises,
for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing
party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to
judgment. 
 29.22 Governing Law; JUDICIAL REFERENCE. This Lease shall be construed and enforced in accordance with the laws
of the State of California. THE PARTIES HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. IF THE JURY WAIVER PROVISIONS OF THIS SECTION 29.22 ARE NOT
ENFORCEABLE UNDER CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS SHALL APPLY. IT IS THE DESIRE AND INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM AND PROCEDURE UNDER WHICH CONTROVERSIES AND DISPUTES ARISING OUT OF THIS LEASE OR RELATED TO THE
PREMISES WILL BE RESOLVED IN A PROMPT AND EXPEDITIOUS MANNER. ACCORDINGLY, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER OR WITH RESPECT TO THE PREJUDGMENT REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY
EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR SUBSIDIARIES OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF ORIN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY
OF THE PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, SHALL BE HEARD AND RESOLVED BY A REFEREE UNDER THE PROVISIONS OF THE CALIFORNIA CODE OF CML PROCEDURE, SECTIONS
638-645.1, INCLUSIVE (AS SAME MAY BE AMENDED, OR ANY SUCCESSOR STATUTE(S) THERETO) (THE “REFEREE SECTIONS”). ANY FEE TO INITIATE THE JUDICIAL REFERENCE PROCEEDINGS AND ALL FEES CHARGED AND COSTS
INCURRED BY THE REFEREE SHALL BE PAID BY THE PARTY INITIATING SUCH PROCEDURE (EXCEPT THAT IF A REPORTER IS REQUESTED BY EITHER PARTY, THEN A REPORTER SHALL BE PRESENT AT ALL PROCEEDINGS WHERE REQUESTED AND THE FEES OF SUCH REPORTER - EXCEPT FOR
COPIES ORDERED BY THE OTHER PARTIES - SHALL BE BORNE BY THE PARTY REQUESTING THE REPORTER); 

  
 50 

 
PROVIDED HOWEVER, THAT ALLOCATION OF THE COSTS AND FEES, INCLUDING ANY INITIATION FEE, OF SUCH PROCEEDING SHALL BE ULTIMATELY DETERMINED IN ACCORDANCE WITH SECTION 29.21 ABOVE. THE VENUE OF THE
PROCEEDINGS SHALL BE IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED. WITHIN TEN (10) DAYS OF RECEIPT BY ANY PARTY OF A WRITTEN REQUEST TO RESOLVE ANY DISPUTE OR CONTROVERSY PURSUANT TO THIS SECTION 29.22, THE PARTIES SHALL AGREE UPON A SINGLE
REFEREE WHO SHALL TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND JUDGMENT ON SUCH ISSUES AS REQUIRED BY THE REFEREE SECTIONS. IF THE PARTIES ARE UNABLE TO AGREE UPON A REFEREE WITHIN SUCH TEN (10) DAY PERIOD, THEN ANY PARTY
MAY THEREAFTER FILE A LAWSUIT IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR THE PURPOSE OF APPOINTMENT OF A REFEREE UNDER THE REFEREE SECTIONS. IF THE REFEREE IS APPOINTED BY THE COURT, THE REFEREE SHALL BE A NEUTRAL AND IMPARTIAL RETIRED
JUDGE WITH SUBSTANTIAL EXPERIENCE IN THE RELEVANT MATTERS TO BE DETERMINED, FROM JAMS, THE AMERICAN ARBITRATION ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED REFEREE MAY BE CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS LISTED IN
THE REFEREE SECTIONS. THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OFF ACT AND LAW AND REPORT HIS OR HER DECISION ON SUCH ISSUES, AND TO ISSUE ALL RECOGNIZED REMEDIES AVAILABLE AT LAW OR IN EQUITY FOR ANY CAUSE OF ACTION THAT IS BEFORE THE
REFEREE, INCLUDING AN AWARD OF ATTORNEYS’ FEES AND COSTS IN ACCORDANCE WITH THIS LEASE. THE REFEREE SHALL NOT, HOWEVER, HAVE THE POWER TO AWARD PUNITIVE DAMAGES, NOR ANY OTHER DAMAGES WHICH ARE NOT PERMITTED BY THE EXPRESS PROVISIONS OF THIS
LEASE, AND THE PARTIES HEREBY WAIVE ANY RIGHT TO RECOVER ANY SUCH DAMAGES. THE PARTIES SHALL BE ENTITLED TO CONDUCT ALL DISCOVERY AS PROVIDED IN THE CALIFORNIA CODE OF CML PROCEDURE, AND THE REFEREE SHALL OVERSEE DISCOVERY AND MAY ENFORCE ALL
DISCOVERY ORDERS IN THE SAME MANNER AS ANY TRIAL COURT JUDGE, WITH RIGHTS TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE SUBPOENAS, PROTECTIVE ORDERS AND OTHER LIMITATIONS ON DISCOVERY AVAILABLE UNDER CALIFORNIA LAW. THE REFERENCE PROCEEDING SHALL
BE CONDUCTED IN ACCORDANCE WITH CALIFORNIA LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE REFEREE SHALL FOLLOW CALIFORNIA LAW APPLICABLE AT THE TIME OF THE REFERENCE PROCEEDING. THE PARTIES SHALL PROMPTLY AND DILIGENTLY COOPERATE
WITH ONE ANOTHER AND THE REFEREE, AND SHALL PERFORM SUCH ACTS AS MAY BE NECESSARY TO OBTAIN A PROMPT AND EXPEDITIOUS RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE TERMS OF THIS SECTION 29.22. IN THIS REGARD, THE PARTIES AGREE THAT
THE PARTIES AND THE REFEREE SHALL USE BEST EFFORTS TO ENSURE THAT (A) DISCOVERY BE CONDUCTED FOR A PERIOD NO LONGER THAN SIX (6) MONTHS FROM THE DATE THE REFEREE IS APPOINTED, EXCLUDING MOTIONS REGARDING DISCOVERY, AND (B) A TRIAL
DATE BE SET WITHIN NINE (9) MONTHS OF THE DATE THE REFEREE IS APPOINTED. IN ACCORDANCE WITH SECTION 644 OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, THE DECISION OF THE REFEREE UPON 

  
 51 

 
THE WHOLE ISSUE MUST STAND AS THE DECISION OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH THE CLERK OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK, JUDGMENT MAY BE
ENTERED THEREON IN THE SAME MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT. ANY DECISION OF THE REFEREE AND/OR JUDGMENT OR OTHER ORDER ENTERED THEREON SHALL BE APPEALABLE TO THE SAME EXTENT AND IN THE SAME MANNER THAT SUCH DECISION, JUDGMENT,
OR ORDER WOULD BE APPEALABLE IF RENDERED BY A JUDGE OF THE SUPERIOR COURT IN WHICH VENUE IS PROPER HEREUNDER. THE REFEREE SHALL IN HIS/HER STATEMENT OF DECISION SET FORTH HIS/HER FINDINGS OF FACT AND CONCLUSIONS OF LAW. THE PARTIES INTEND THIS
GENERAL REFERENCE AGREEMENT TO BE SPECIFICALLY ENFORCEABLE IN ACCORDANCE WITH THE CODE OF CIVIL PROCEDURE. NOTHING IN THIS SECTION 29.22 SHALL PREJUDICE THE RIGHT OF ANY PARTY TO OBTAIN PROVISIONAL RELIEF OR OTHER EQUITABLE REMEDIES FROM A COURT OF
COMPETENT JURISDICTION AS SHALL OTHERWISE BE AVAILABLE UNDER THE CODE OF CIVIL PROCEDURE AND/OR APPLICABLE COURT RULES. 
 29.23
Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery
by both Landlord and Tenant. 
 29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings
with any real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”), and that they
know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses,
liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate
broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier termination of the Lease Term. Landlord shall pay the
Brokers a commission in connection with this Lease pursuant to the terms of a separate written agreement between Landlord and each of the Brokers. · 

29.25 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are
independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform
any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 
 29.26
Project or Building Name, Address and Signage. Landlord shall have the right at any time to change the name and/or address of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the
interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire (subject to Article 23 above). Tenant shall not use the name of the Project or Building or use pictures or illustrations of the Project or
Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. 

  
 52 

 29.27 Counterparts. This Lease may be executed in counterparts with the same
effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. 

29.28 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential
information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s consultants, attorneys, property managers and employees that
have a need to know such information, including any governmental authority, without the prior written consent of Landlord. In the event Tenant reasonably believes that disclosure is required by applicable law, it shall provide Landlord ten
(10) days’ advance notice of disclosure of confidential information so that Landlord may attempt to obtain a protective order. Tenant may additionally release such information to bona fide prospective purchasers, lenders, assignees, or
subtenants, subject to any such parties’ written agreement to be bound by this Section 29.28. 
 29.29
Building Renovations. It is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no
representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein or in the Tenant Work Letter. However, Tenant hereby acknowledges that Landlord is currently
renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises. Tenant hereby agrees that such Renovations shall in no way constitute a
constructive eviction of Tenant nor entitle Tenant to any abatement of Rent, except as provided in Section 19.5 above. Except as provided in Section 19.5 above, Landlord shall have no
responsibility and shall not be liable to Tenant for any injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole
or any part of the Premises or of Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or annoyance occasioned by such Renovations. 

29.30 No Violation. Each party hereby warrants and represents to the other party that neither its execution of nor performance
under this Lease shall cause it to be in violation of any agreement, instrument, contract, law, rule or regulation by which it is bound, and it shall protect, defend, indemnify and hold the other party harmless against any claims, demands, losses,
damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from its breach of this warranty and representation. 

29.31 Communications and Computer Lines; Wi-Fi Networks. Tenant may install, maintain,
replace, remove or use any communications or computer wires and cables serving the Premises (collectively, the “Lines”), provided that (i) Tenant shall obtain Landlord’s prior written consent, use an experienced and
qualified contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be maintained for
existing and future occupants of the Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser 

  
 53 

 
cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, shall be surrounded by a protective conduit reasonably acceptable to Landlord, and shall be
identified in accordance with the “Identification Requirements,” as that term is set forth hereinbelow, (iv) any new or existing Lines servicing the Premises shall comply with all applicable governmental laws and regulations,
(v) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located in or serving the Premises and repair any damage in connection with such removal, and (vi) Tenant shall pay all
costs in connection therewith. All Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to show Tenant’s name, suite number, telephone number and the name of the person to contact in the
case of an emergency (A) every four feet (4’) outside the Premises (specifically including, but not limited to, the electrical room risers and other Common Areas), and (B) at the Lines’ termination point(s) (collectively, the
“Identification Requirements”). Landlord reserves the right, upon notice to Tenant prior to the expiration or earlier termination of this Lease, to require that Tenant, at Tenant’s sole cost and expense, remove any Lines
located in or serving the Premises prior to the expiration or earlier termination of this Lease. Tenant shall not interfere with existing wireless internet, Internet and communications networks (“Wi-Fi
Networks”) in the Building. 
 29.32 Transportation Management. Tenant shall fully comply with all present or future
programs intended to manage parking, transportation or traffic in and around the Project and/or the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located
at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs may include, without limitation: (i) restrictions on the number
of peak-hour vehicle trips generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working
with employees and any Project, Building or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and
(vi) utilizing flexible work shifts for employees. 
 29.33 Intentionally Omitted. 

29.34 OFAC Compliance. 

29.34.1 Representations and Warranties. Tenant represents and warrants that (a) Tenant and each person or entity owning an
interest in Tenant is (i) not currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other
similar list maintained by OFAC pursuant to any authorizing statute, executive order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the United States is prohibited to engage in
transactions by any trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, (b) none of the funds or other assets of Tenant constitute property of, or
are beneficially owned, directly or indirectly, by any Embargoed Person (as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in Tenant (whether directly or indirectly), (d) none of the funds of Tenant have
been derived from any unlawful activity with the result that the investment in Tenant is prohibited by law or that the Lease, as amended, is in violation of law, 

  
 54 

 
and (e) Tenant has implemented procedures, and will consistently apply those procedures, to ensure the foregoing representations and warranties remain true and correct at all times. The term
“Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law, including but not limited to, the International Emergency Economic Powers Act, 50 U.S.C. §1701 et seq., The Trading
with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated thereunder with the result that the investment in Tenant is prohibited by law or Tenant is in violation of law. 

29.34.2 Compliance with Laws. Tenant covenants and agrees (a) to comply with all requirements of law relating to money
laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (b) to immediately notify Landlord in writing if any of the representations, warranties or covenants set forth in this paragraph or the preceding
Section are no longer true or have been breached or if Tenant has a reasonable basis to believe that they may no longer be true or have been breached, (c) not to use funds from any “Prohibited Person” (as such term is defined in the
September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) to make any payment due to Landlord under the Lease, as amended, and (d) at the request of
Landlord, to provide such information as may be requested by Landlord to determine Tenant’s compliance with the terms hereof. 

29.34.3 Event of Default; Indemnity. Tenant hereby acknowledges and agrees that Tenant’s inclusion on
the List at any time during the term of this Lease, shall be an event of default under this Lease. Notwithstanding anything herein to the contrary, Tenant shall not permit the Premises or any portion thereof to be used or occupied by any person or
entity on the List or by any Embargoed Person (on a permanent, temporary or transient basis), and any such use or occupancy of the Premises by any such person or entity shall be an event of default under this Lease. Tenant shall indemnify and hold
Landlord harmless and against from all losses, damages, liabilities, cost and expenses (including, without limitation, reasonable attorneys’ fees and expenses) that are incurred by Landlord and/or its affiliate that derive from a claim made by
a third party against Landlord and/or its affiliates arising or alleged to arise from a misrepresentation made by Tenant hereunder or a breach of any covenant to be performed by Tenant under this Section 29.34. 

29.34.4 Documentation. Tenant shall provide documentary and other reasonable evidence of Tenant’s identity and ownership as
may be reasonably requested by Landlord at any time to enable Landlord to verify Tenant’s identity or to comply with any legal request. 

29.35 Utility Billing Information. In the event that the Tenant is permitted to contract directly for the provision of
electricity, gas and/or water services to the Premises with the third-party provider thereof (all in Landlord’s sole and absolute discretion), Tenant shall within five (5) business days following its receipt of written request from
Landlord, provide Landlord with a copy of each requested invoice from the applicable utility provider. Tenant acknowledges that pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant thereto
(collectively the “Energy Disclosure Requirements”), Landlord may be required to disclose information concerning Tenant’s energy usage at the Building to certain third parties, including, without limitation, prospective
purchasers, lenders and tenants of the Building (the 

  
 55 

 
“Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to
notify Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. The
terms of this Section 29.35 shall survive the expiration or earlier termination of this Lease. 
 [Remainder of
page intentionally left blank; signature pages to follow] 

  
 56 

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

			
	“LANDLORD”:
	
	RIVERPARK TOWER I OWNER, LLC,
	a Delaware limited liability company
		
	By:	 	 /s/ Steve Novick

		 	Name: Steve Novick
		 	Its: Authorized Signatory
		
	By:	 	  

		 	Name: Ron Hoyl
		 	Its: Authorized Signatory
	
	“TENANT”:
	
	ROCKLEY PHOTONICS, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Andrew Rickman

		 	Name: Andrew Rickman
		 	Its: CEO
		
	By:	 	  

			
	       	 	Name:                                     
                                         
            
		 	Its:                                     
                                         
       

  
 57 

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

			
	“LANDLORD”:
	
	RIVERPARK TOWER I OWNER, LLC,
	a Delaware limited liability company
		
	By:	 	  

		 	Name: Steve Novick
		 	Its: Authorized Signatory
		
	By:	 	 /s/ Ron Hoyl

		 	Name: Ron Hoyl
		 	Its: Authorized Signatory
	
	“TENANT”:
	
	ROCKLEY PHOTONICS, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Andrew Rickman

		 	Name: Andrew Rickman
		 	Its: CEO
		
	By:	 	  

			
	       	 	Name:                                     
                                         
            
		 	Its:                                     
                                         
       

  

  
 58 

 EXHIBIT A 

RIVERPARK TOWER I 

OUTLINE OF PREMISES 
  

 

  
 EXHIBIT A 

- 1 - 

 EXHIBIT B 

RIVER PARK TOWER I 

TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the tenant improvements in the Premises. This
Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the actual construction of the Premises. All references in this Tenant Work
Letter to Articles or Sections of “this Lease” shall mean the relevant portion of Articles 1 through 29 of the Office Lease to which this Tenant Work Letter is attached as Exhibit B and of which this Tenant Work Letter forms
a part, and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portion of Sections 1 through 5 of this Tenant Work Letter. 

SECTION 1 
 CONSTRUCTION
DRAWINGS FOR THE PREMISES 
 Landlord and Tenant have approved the space plan for the Premises prepared by attached hereto as
Schedule 1 to Exhibit B (the “Space Plan”). The Space Plan provides what work the Landlord is responsible for from a cost standpoint (which is shown on the Space Plan as “LANDLORD TURNKEY Tis”) and what work
the Tenant is responsible for from a cost standpoint (which is shown on the Space Plan as “TENANT ALTS AT TENANT’S COST”). Within five (5) days of the date Tenant executes this Lease, Tenant shall cooperate in good faith with
Landlord’s architects and engineers to supply such information necessary to allow the Landlord’s architects and engineers to complete the architectural and engineering drawings for the Premises, and the final architectural working drawings
in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits and in a manner consistent with, and which are a logical extension of, the Space Plan (collectively, the “Approved Working
Drawings”). Landlord shall construct the improvements in the Premises (the “Tenant Improvements”) pursuant to the Approved Working Drawings. Tenant shall make no changes or modifications to (i) the Space Plan or
(ii) once completed, the Approved Working Drawings, without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion if such change or modification would directly or indirectly delay the
“Substantial Completion,” as that term is defined in Section 4.1 of this Tenant Work Letter, of the Premises or increase the cost of designing or constructing the Tenant Improvements. Notwithstanding anything to
the contrary herein, the Approved Working Drawings shall call for materials and finishes of a nature and quality of at least Building Standard. 

  
 EXHIBIT B 

- 1 - 

 SECTION 2 

CHANGE ORDERS 
 In the
event that after Tenant’s execution of this Lease, any revisions, changes, or substitutions shall be made at Tenant’s request (subject to Landlord’s prior approval) to (i) the Space Plan, (ii) the Approved Working Drawings
(once the same are completed), or (iii) the Tenant Improvements or in the event that Tenant requests revisions, changes, or substitutions which cause the Approved Working Drawings to not be a logical extension of the Space Plan, then any
additional costs which arise in connection with such revisions, changes or substitutions shall be paid by Tenant to Landlord immediately upon Landlord’s request. 

SECTION 3 

CONTRACTOR’S WARRANTIES AND GUARANTIES 

Landlord hereby assigns to Tenant all warranties and guaranties by the contractor who constructs the Tenant Improvements (the
“Contractor”) relating to the Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Tenant Improvements, except to the extent arising out of Landlord’s
gross negligence or willful misconduct. Landlord hereby agrees to obtain a market standard construction warranty from Contractor for the Tenant Improvements. 

SECTION 4 
 COMPLETION
OF THE TENANT IMPROVEMENTS; LEASE COMMENCEMENT DATE 
 4.1 Ready for Occupancy. The Premises shall be deemed “Ready for
Occupancy” upon the Substantial Completion of the Premises. For purposes of this Lease, “Substantial Completion” of the Premises shall occur upon the completion of construction of the Tenant Improvements in the Premises
pursuant to the Approved Working Drawings, with the exception of any punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision
of Contractor which punch-list items do not materially interfere with Tenant’s conducting of its business from the Premises or interfere with the obtaining of a certificate of occupancy for Tenant’s use of the Premises (if required by
Applicable Laws). 
 4.2 Delay of the Substantial Completion of the Premises. Except as provided in this
Section 4.2, the Lease Commencement Date shall occur as set forth in the Lease and Section 4.1, above. If there shall be a delay or there are delays in the Substantial Completion of the Premises or
in the occurrence of any of the other conditions precedent to the Commencement Date, as set forth in of the Lease, as a direct, indirect, partial, or total result of: 

4.2.1 Tenant’s failure to timely approve any matter requiring Tenant’s approval, which continues for one (1) business days
after Tenant’s receipt of written notice from Landlord specifying that continued failure to approve such matter will constitute a Tenant delay; 

4.2.2 A breach by Tenant of the terms of this Tenant Work Letter or the Lease, which continues for two (2) business days after
Tenant’s receipt of written notice from Landlord specifying that continued failure to cure such breach will constitute a Tenant delay; 

  
 EXHIBIT B 

- 2 - 

 4.2.3 Tenant’s request for changes in the Approved Working Drawings, provided that
Landlord notifies Tenant in writing before undertaking such changes that such changes will result in a Tenant delay; 
 4.2.4 Tenant’s
requirement for materials, components, finishes or improvements which are (1) not available in a commercially reasonable time given the anticipated date of Substantial Completion of the Premises, as set forth in the Lease, and (2) which
are different from, or not included in, Landlord’s standard improvement package items for the Building (unless such standard improvement package items are not presently in stock and Tenant refuses to accept a reasonable substitute that is
presently in stock); 
 4.2.5 Tenant’s failure to timely deliver to Landlord any amounts required pursuant to Section 2, Change
Orders, above, of the Tenant Work Letter; or 
 4.2.6 Any other acts or omissions of Tenant, or its agents, or employees, which continues
for one (1) business day after Tenant’s receipt of written notice from Landlord specifying that continued failure to cure such act or omission of Tenant, or its agents, or employees will constitute a Tenant delay; 

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

SECTION 5 

MISCELLANEOUS 
 5.1
Tenant’s Entry Into the Premises Prior to Substantial Completion. Provided that Tenant and its agents do not unreasonably interfere with Contractor’s work in the Building and the Premises, Contractor shall allow Tenant access to the
Premises at least fifteen (15) days prior to the Substantial Completion of the Premises for the purpose of Tenant installing equipment or fixtures (including Tenant’s data and telephone equipment) in the Premises. Prior to Tenant’s
entry into the Premises as permitted by the terms of this Section 5.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s
entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this
Section 5.1. 
 5.2 Freight Elevators. Landlord shall, consistent with its obligations to other tenants of
the Building, make the freight elevator reasonably available to Tenant in connection with initial decorating, furnishing and moving into the Premises. 

5.3 Tenant’s Representative. Tenant has designated Diane Wallace (whose email address is
diane.wallace@rockleyphotonics.com) as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the
Tenant as required in this Tenant Work Letter. 

  
 EXHIBIT B 

- 3 - 

 5.4 Landlord’s Representative. Landlord has designated Steve Aberle (whose email
address and phone number shall be promptly provided to Tenant upon request) as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 
 5.5 Tenant’s Agents. All contractors,
subcontractors, laborers, materialmen, and suppliers shall be union labor in compliance with the then existing master labor agreements. 

5.6 Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of days”
shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the stated time period, at Landlord’s sole option, at
the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence. 

5.7 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an Event of Default as
described in the Lease, or a default by Tenant under this Tenant Work Letter, has occurred and remains continuing beyond any applicable notice and cure periods at any time on or before the Substantial Completion of the Premises, then (i) in
addition to all other rights and remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to cause Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the
Substantial Completion of the Premises caused by such work stoppage as set forth in Section 4 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be
forgiven until such time as such default is cured pursuant to the terms of the Lease. 

  
 EXHIBIT B 

- 4 - 

 SCHEDULE 1 TO EXHIBIT B 

 
 

 

  
 SHEDULE 1 TO 

EXHIBIT B 
 - 1 - 

 EXHIBIT C 

RIVERPARK TOWER I 

NOTICE OF LEASE TERM DATES 
  

	To:	
                       
                      

                       
                      

                       
                      

                       
                      
  

	 	Re:	 Office Lease dated             
201     between RiverPark Tower I Owner LLC, a Delaware limited liability company (“Landlord”), and Rockley Photonics, Inc., a Delaware corporation (“Tenant”) concerning Suite 850 on
floor(s) eight of the office building located at 333 West San Carlos Street, San Jose, California 95110. 

 Gentlemen: 

In accordance with the Office Lease (the “Lease”), we wish to advise you and/or confirm as follows: 

 

	 	1.	 The Lease Term shall commence on or has commenced on ____________ for a term of ___________ ending on
__________. 

  

	 	2.	 Rent commenced to accrue on ____________, in the amount of __________. 

 

	 	3.	 If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro
rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full amount of the monthly installment as provided for in the Lease. 

 

	 	4.	 Your rent checks should be made payable to __________ at __________. 

  
 EXHIBIT C 

- 1 - 

 
			
	“Landlord”:
	
	RIVERPARK TOWER I OWNER LLC, a Delaware limited liability company
		
	By:	 	  

	      	 	Its:                                     
                                         
       
		
	By:	 	  

		 	Its:                                     
                                         
       

  

			
	Agreed to and Accepted as of ________, 201_.
	
	“Tenant”
	
	ROCKLEY PHOTONICS, INC., a Delaware corporation
		
	By:	 	  

	      	 	Its:                                     
                                         
       

  
 EXHIBIT C 

- 2 - 

 EXHIBIT D 

RIVERPARK TOWER I 

RULES AND REGULATIONS 

Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of
this Lease, the latter shall control. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or
windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required
by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise
procured by, Tenant and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 

2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 

3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for
comparable buildings in the vicinity of the Building. Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building.
Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the Building
register. Access to the Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish passes to persons for whom Tenant requests same in
writing. Tenant shall be responsible for all persons for whom Tenant requests passes and shall be liable to Landlord for all acts of such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the
admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any
means it deems appropriate for the safety and protection of life and property. 
 4. No furniture, freight or equipment of any kind shall be
brought into the Building without prior notice to Landlord. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates. Landlord shall have the right to
prescribe the weight, size and position of all safes and other heavy property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by
Landlord, stand on 

  
 EXHIBIT D 

- 1 - 

 
supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any
part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility and expense of Tenant. 

5. No furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except
between such hours, in such specific elevator and by such personnel as shall be designated by Landlord. 
 6. The requirements of Tenant
will be attended to only upon application at the management office for the Project or at such office location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special
instructions from Landlord. 
 7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant
on any part of the Premises or the Building without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent
same. 
 8. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents,
visitors or licensees shall have caused same. 
 9. Tenant shall not overload the floor of the Premises, nor mark, drive nails or screws, or
drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. Tenant shall not purchase spring water, ice, towel, linen, maintenance or other like services from
any person or persons not approved by Landlord. 
 10. Except for vending machines intended for the sole use of Tenant’s employees and
invitees, no vending machine or machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline or other inflammable or
combustible fluid, chemical, substance or material. 
 12. Tenant shall not without the prior written consent of Landlord use any method of
heating or air conditioning other than that supplied by Landlord. 
 13. Tenant shall not use, keep or permit to be used or kept, any foul
or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors, or vibrations, or interfere
with other tenants or those having business therein, whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 

  
 EXHIBIT D 

- 2 - 

 14. Tenant shall not bring into or keep within the Project, the Building or the Premises any
firearms, animals, birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 
 15. No cooking shall be done
or permitted on the Premises, nor shall the Premises be used for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and
microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws,
codes, ordinances, rules and regulations. 
 16. The Premises shall not be used for manufacturing or for the storage of merchandise except
as such storage may be incidental to the use of the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public
stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant
shall not engage or pay any employees on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 

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

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

21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental
agency. 
 22. Any persons employed by Tenant to do janitorial work shall be subject to the prior written approval of Landlord, and while in
the Building and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant of such manager or of Landlord), and Tenant shall be responsible for all acts of such persons.

  
 EXHIBIT D 

- 3 - 

 23. No awnings or other projection shall be attached to the outside walls of the Building
without the prior written consent of Landlord, and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling
fixtures hung in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any
windows shall be coated or otherwise sunscreened without the prior written consent of Landlord. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the
Premises, if any, which have a view of any interior portion of the Building or Building Common Areas. 
 24. The sashes, sash doors,
skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the
windowsills. 
 25. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to
the Landlord. 
 26. Tenant must comply with the State of California “No-Smoking”
law set forth in California Labor Code Section 6404.5, and any local “No-Smoking” ordinance which may be in effect from time to time and which is not superseded by such State law. 

27 Tenant hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of
the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping
doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices,
services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this
Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 

28. All office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by Landlord, to
absorb or prevent any vibration, noise and annoyance. 
 29. Tenant shall not use in any space or in the public halls of the Building, any
hand trucks except those equipped with rubber tires and rubber side guards. 
 30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior written consent of Landlord. 

31. No tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms. 

  
 EXHIBIT D 

- 4 - 

 Landlord reserves the right at any time to change or rescind any one or more of these Rules
and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and
the Project, and for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein, provided that such additional Rules and Regulations are reasonable and provided further that Landlord does not
enforce the Rules and Regulations in an unreasonably oppressive manner against Tenant. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as
a waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to have read these Rules and
Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  
 EXHIBIT D 

- 5 - 

 EXHIBIT E 

RIVERPARK TOWER I 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Office Lease (the “Lease”) made and entered into as of
             201     by and between RIVERPARK TOWER I OWNER LLC, a Delaware limited liability company, as Landlord, and the undersigned as Tenant, for
Premises on the eighth floor(s) of the office building located at 333 West San Carlos Street, San Jose, California 95110, certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The
undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on __________, and the Lease Term expires on __________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part
of the Premises, the Building and/or the Project. 
 3. Base Rent became payable on __________. 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in
Exhibit A. 
 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license
or concession agreements with respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit
A without the prior written consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional
Rent and all monthly installments of estimated Additional Rent have been paid when due through __________. The current monthly installment of Base Rent is $__________. 

8. All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is
not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. 

9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in
the Lease. 
 10. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s knowledge, claims or any
basis for a claim, that the undersigned has against Landlord. 

  
 EXHIBIT E 

- 1 - 

 11. Tenant represents and warrants that Tenant is a duly formed and existing entity
qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 

12. To the undersigned’s knowledge, there are no actions pending against the undersigned under the bankruptcy or similar laws of the
United States or any state. 
 13. Other than in compliance with all applicable laws and incidental to the ordinary course of the use of the
Premises, the undersigned has not used or stored any hazardous substances in the Premises. 
 14. To the undersigned’s knowledge, all
tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection
with any tenant improvement work have been paid in full. 
 The undersigned acknowledges that this Estoppel Certificate may be delivered to
Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the
Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property. 
 Executed at
________ on the ________ day of ________, 201_. 
  

			
	“Tenant”:
	
	                                    
                                         
                   ,
	a
                                         
                                         
            

 
			
		
	By:	 	  

	      	 	Its:                                     
                                         
        
		
	By:	 	  

		 	Its:                                     
                                         
        

  
 EXHIBIT E 

- 2 - 

 OFFICE LEASE 

RIVERPARK TOWER I 
 SAN
JOSE, CALIFORNIA 
 RIVERPARK TOWER I OWNER LLC, 

a Delaware limited liability company, 

as Landlord, 
 and 

ROCKLEY PHOTONICS, INC., 
 a
Delaware corporation, 
 as Tenant. 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	4	 
	 ARTICLE 2 LEASE TERM
	  	 	5	 
	 ARTICLE 3 BASE RENT
	  	 	6	 
	 ARTICLE 4 ADDITIONAL RENT
	  	 	6	 
	 ARTICLE 5 USE OF PREMISES
	  	 	14	 
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	15	 
	 ARTICLE 7 REPAIRS
	  	 	18	 
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	19	 
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	21	 
	 ARTICLE 10 INSURANCE
	  	 	22	 
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	25	 
	 ARTICLE 12 NONWAIVER
	  	 	27	 
	 ARTICLE 13 CONDEMNATION
	  	 	28	 
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	28	 
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	34	 
	 ARTICLE 16 HOLDING OVER
	  	 	34	 
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	35	 
	 ARTICLE 18 SUBORDINATION
	  	 	35	 
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	36	 
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	39	 
	 ARTICLE 21 SECURITY DEPOSIT
	  	 	40	 
	 ARTICLE 22 SUBSTITUTION OF OTHER PREMISES
	  	 	41	 
	 ARTICLE 23 SIGNS
	  	 	41	 
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	42	 
	 ARTICLE 25 LATE CHARGES
	  	 	43	 
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	44	 
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	44	 
	 ARTICLE 28 TENANT PARKING
	  	 	45	 
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	46	 

 EXHIBITS 
  

			
	A	  	OUTLINE OF PREMISES\
	B	  	TENANT WORK LETTER
	C	  	FORM OF NOTICE OF LEASE TERM DATES
	D	  	RULES AND REGULATIONS
	E	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE

  
 (i) 

 INDEX OF MAJOR DEFINED TERMS 

 

					
	 	  	Page	 
	 Abatement Event.
	  	 	39	 
	 Alterations
	  	 	19	 
	 Applicable Laws
	  	 	42	 
	 Base Rent
	  	 	6	 
	 Base Taxes
	  	 	12	 
	 Base Year
	  	 	7	 
	 Brokers
	  	 	52	 
	 Building
	  	 	4	 
	 Building Common Areas
	  	 	5	 
	 Building Hours
	  	 	15	 
	 Building Structure
	  	 	18	 
	 Building Systems
	  	 	18	 
	 Common Areas
	  	 	5	 
	 Contemplated Effective Date
	  	 	31	 
	 Contemplated Transfer Space
	  	 	31	 
	 Cost Pools
	  	 	12	 
	 Default Rate
	  	 	43	 
	 Direct Expenses
	  	 	7	 
	 Eligibility Period
	  	 	39	 
	 Embargoed Person
	  	 	54	 
	 Energy Disclosure Requirements
	  	 	55	 
	 Estimate
	  	 	13	 
	 Estimate Statement.
	  	 	13	 
	 Estimated Excess
	  	 	13	 
	 Excess
	  	 	13	 
	 Expense Year
	  	 	7	 
	 Force Majeure
	  	 	48	 
	 Holidays
	  	 	15	 
	 HVAC
	  	 	15	 
	 Identification Requirements
	  	 	53	 
	 Intention to Transfer Notice
	  	 	31	 
	 Landlord
	  	 	I	 
	 Landlord Parties
	  	 	22	 
	 Landlord Repair Notice
	  	 	25	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	5	 
	 Lease Expiration Date
	  	 	5	 
	 Lease Term
	  	 	5	 
	 Lease Year
	  	 	5	 
	 .Lines
	  	 	53	 
	 List
	  	 	54	 
	 Mail
	  	 	48	 
	 Management Fee Cap
	  	 	10	 

  
 (ii) 

 INDEX OF MAJOR DEFINED TERMS 

 

					
	 	  	Page	 
	 Net Worth
	  	 	33	 
	 Nine Month Period
	  	 	31	 
	 Notices
	  	 	48	 
	 OFAC
	  	 	54	 
	 Operating Expenses
	  	 	7	 
	 Original Improvements
	  	 	23	 
	 Permitted Transferee Assignee
	  	 	33	 
	 Premises
	  	 	4	 
	 Project
	  	 	4	 
	 Proposition 13
	  	 	11	 
	 Renovations
	  	 	53	 
	 rentable square feet
	  	 	5	 
	 Security Deposit
	  	 	40	 
	 Statement.
	  	 	13	 
	 Subject Space
	  	 	28	 
	 Summary
	  	 	!	 
	 Tax Expenses
	  	 	11	 
	 Tenant
	  	 	1	 
	 Tenant Energy Use Disclosure
	  	 	55	 
	 Tenant Work Letter
	  	 	4	 
	 Tenant’s Security System
	  	 	18	 
	 Tenant’s Share
	  	 	12	 
	 Transfer Costs
	  	 	30	 
	 Transfer Notice
	  	 	28	 
	 Transferee
	  	 	28	 

  
 (iii)EX-10.23

 Exhibit 10.23 

THE BOARDWALK 

OFFICE LEASE 
 This
Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between BOARDWALK OFFICE ASSOCIATES,
LLC, a Delaware limited liability company (“Landlord”), and ROCKLEY PHOTONICS, INC., a Delaware corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

			
	TERMS OF LEASE	  	DESCRIPTION
		
	 1.  Date:
	  	January 11, 2021.
		
	 2.  Premises:

(Article 1)
  

2.1  Building:
	  	That certain nine (9) story building located at 18565 Jamboree Road, Irvine, California 92612 and comprised of approximately 271,527 RSF of space (“North Building”) and that certain nine (9) story
building located at 18575 Jamboree Road, Irvine, California 92612 and comprised of approximately 278,926 RSF of space (“South Building”); the North Building and the South Building are each referred to herein as a
“Building” and collectively as the “Buildings” and contain approximately 550,453 RSF of space in the aggregate.
		
	 2.2  Premises:
	  	Approximately 5,126 rentable (4,194 usable) square feet (“RSF”) of space located on the third (3rd) floor of the South Building and commonly known as Suite 300, as further depicted on Exhibit A to this
Lease.
		
	 2.3  Project:
	  	The Premises and Building are a component of a mixed-use project known as “The Boardwalk”, as further set forth in Section 1.1.2 of this Lease and depicted on Exhibit A-1 attached to this Lease.
		
	 3.  Lease Term

(Article 2):
	  	
		
	 3.1  Length of Term:
	  	Approximately sixty-seven (67) months.
		
	 3.2  Lease Commencement Date:
	  	The date that is thirty (30) days following “Substantial Completion” of the “Landlord Work” (as such terms are defined in Section 1.1.4 below), or such earlier date that Substantial Completion of the
Landlord Work would have occurred but for any “Tenant Delay(s)” (as such term is defined in Section 1.1.4), which Substantial Completion is anticipated to occur on or around July 15, 2021. Tenant has a right to occupy the
Premises from the date (or deemed date) of Substantial Completion of the Landlord Work for a period of thirty (30) days prior to the Commencement Date.

  
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	 3.3  Lease Expiration Date:
	  	The last day of the month in which the sixty-seventh (67th) month anniversary of the Lease Commencement Date occurs; provided, however, to the extent the Lease Commencement Date
occurs on the first day of a calendar month, then the Lease Expiration Date shall be the day immediately preceding the sixty-seventh (67th) month anniversary of the Lease Commencement
Date.
		
	 3.4  Option Term:
	  	One (1) five (5)-year option to renew, as more particularly set forth in Section 2.3 of this Lease.
	 4.  Base Rent

(Article 3):
	  	

  

													
	 Lease Months
	  	Annual Base Rent	 	  	Monthly Installment of
Base Rent	 	  	Approximate Monthly
Rental Rate per Rentable Square
Foot**	 
	 1 – 12
	  	$	295,257.60	 	  	$	24,604.80	 	  	$	4.80	 
	 13 – 24
	  	$	304,115.33	 	  	$	25,342.94	 	  	$	4.94	 
	 25 – 36
	  	$	313,238.79	 	  	$	26,103.23	 	  	$	5.09	 
	 37 – 48
	  	$	322,635.95	 	  	$	26,886.33	 	  	$	5.25	 
	 49 – 60
	  	$	332,315.03	 	  	$	27,692.92	 	  	$	5.40	 
	 61 – 67
	  	$	342,284.48	 	  	$	28,523.71	 	  	$	5.56	 

  

	*	 Subject to abatement pursuant to Section 3.2 of this Lease 

	**	 The amounts identified in the column entitled “Approximate Monthly Rental Rate per Rentable Square
Foot” are rounded amounts and are provided for informational purposes only. 

  

			
	 5.  Advance Rent:
	  	$24,604.80
		
	 6.  Base Year

(Article 4):
	  	Calendar year 2021.
		
	 7.  Tenant’s Share

(Article 4):
	  	Approximately 0.9312%.
		
	 8.  Permitted Use

(Article 5):
	  	Subject to the terms and conditions of this Lease, Tenant shall use the Premises solely for general office use and uses incidental thereto, including the use of up to 1,500 rentable square feet of the Premises for clinical trials
and general lab use ancillary to Tenant’s office use (the “Clinical Trial Use”) (collectively, the “Permitted Use”); provided, however, that notwithstanding anything to the contrary set forth hereinabove, and
as more particularly set forth in the Lease, (i) Tenant shall be responsible for operating and maintaining the Premises pursuant to, and in no event may Tenant’s Permitted Use violate, (A) Landlord’s “Rules and
Regulations”, as that term is set forth in Section 5.2 of this Lease, (B) all “Applicable Laws”, as that term is set

  
 - 2 - 

			
		  	forth in Article 24 of this Lease, (C) all applicable zoning, building codes and the “CC&Rs,” as that term is set forth in Section 5.3 of this Lease, and (D) first-class office standards in
the market in which the Project is located, and (ii)(A) Landlord makes no representations or warranties regarding Tenant’s ability to use the Premises for the Clinical Trial Use whether such use is permissible under Applicable Laws,
(B) Tenant shall be solely responsible for obtaining all necessary approvals prior to using the Premises for the Clinical Trial Use, and shall provide Landlord with evidence of the same upon Landlord’s reasonable request therefor,
(C) in no event may any Hazardous Materials be brought to or used within the Premises, Building or Project by Tenant except for Permitted Chemicals and (D) the effectiveness of this Lease and Tenant’s obligations hereunder are in no
way contingent upon Tenant’s ability to use the Premises for the Clinical Trial Use, and in the event that such use is not permitted under Applicable Laws at any time prior to the Date of this Lease or during the Lease Term, Tenant shall have
no recourse against Landlord in connection therewith.
		
	 9.  Security Deposit

(Article 21):
	  	$31,376.08.
		
	 10.  Parking Pass Ratio

(Article 28):
	  	Subject to the terms and conditions of Article 28 of this Lease, Tenant shall have the right but not the obligation to rent from Landlord twenty (20) unreserved parking passes (based on a ratio of four (4) unreserved
passes per 1,000 rentable square feet of the Premises), of which up to two (2) may be rented by Tenant for reserved passes (“Reserved Passes”), subject to availability, in mutually agreeable locations, and the balance of the
parking passes shall be for unreserved parking spaces in the Project’s parking structure.
		
	 11.  Address of Tenant

(Section 29.18):
	  	 234 E. Colorado Boulevard, Suite 600
 Pasadena,
California 91101
 Attention: Diane Wallace
 E-mail: Diane.Wallace@rockleyphotonics.com

		
	 12.  Address of Landlord

(Section 29.18):
	  	 Boardwalk Office Associates, LLC
 c/o Trammell
Crow Company
 3501 Jamboree Road, Suite 230
 Newport Beach, CA
92660
 Attention: Tom Bak, Dave Nazaryk, and Chris Tipre

Email: tbak@trammellcrow.com,
 dnazaryk@trammellcrow.com,

ctipre@trammellcrow.com

		
	with copies to:	  	 Trammell Crow Company
 2100 McKinney Avenue,
Suite 800
 Dallas, Texas 75201
 Attention: Lisa Sher

Email: lsher@trammellcrow.com

  
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	 and:
	  	 AEW Capital Management, L.P.
 Two Seaport
Lane
 Boston, Massachusetts 02110-2021
 Attention: General
Counsel and CPT Portfolio
 Manager (separate copies to each)

		
	 and with a required copy of

any alleged default to:
	  	 AEW Capital Management, L.P.
 601 S. Figueroa
Street, Suite 2150
 Los Angeles, CA 90017
 Attention: Boardwalk
Asset Manager/Lily Kao
 Email: Lkao@aew.com

		
	 and:
	  	 Elkins Kalt Weintraub Reuben Gartside LLP
 10345
W. Olympic Boulevard
 Los Angeles, California 90064
 Attention:
Keith D. Elkins; Matthew J. Mahan
 Email: kelkins@elkinskalt.com;

mmahan@elkinskalt.com

		
	 13.  Brokers

(Section 29.24):
	  	 CBRE, Inc., on behalf of Landlord.
  

Raise, on behalf of Tenant.

  
 - 4 - 

 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in
Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and has the number of rentable square feet as set forth in
Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions (the “TCCs”) herein set forth, and Tenant covenants as a
material part of the consideration for this Lease to keep and perform each and all of such TCCs by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose
of Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an
agreement, representation or warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the
elements thereof or of the accessways to the Premises or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in
Section 1.1.4 below, Tenant shall accept the Premises in its existing “as-is” condition and Landlord shall not be obligated to provide or pay for any improvement work or
services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with
respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and the Work Letter. The taking of possession of the Premises by Tenant shall conclusively establish that
the Premises and the Building were at such time in good and sanitary order, condition and repair. 
 1.1.2 The Building and the
Project. The Premises is a part of the building set forth in Section 2.1 of the Summary (the “Building”). The Building is part of a mixed-use project known as
“The Boardwalk”. The term “Project,” as used in this Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking structures and/or facilities and other
improvements) upon which the Building, said adjacent parking structure and the Common Areas are located, and (iii) the North Building and the land upon which the North Building is located, and (iv) at Landlord’s discretion, any
additional real property, areas, land, buildings or other improvements added thereto. 
 1.1.3 Common Areas. Tenant shall have
the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are
provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for
the exclusive use of certain tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The manner in which the Common Areas are maintained and operated shall be at the sole
discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time, 

  
 - 5 - 

 
provided that such rules, regulations and restrictions do not unreasonably interfere with the rights granted to Tenant under this Lease and the Permitted Use and have been provided to Tenant in
writing. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas; provided that no such changes shall be permitted which materially reduce
Tenant’s rights or access hereunder. Notwithstanding the foregoing, Landlord shall have the right to cause the Common Areas to be maintained and operated by an association (a “Project Association”) pursuant to a declaration or
similar instrument for the Project. In such event, the Project Association shall have the right to close temporarily, make alterations or additions to or change the location or elements of the Common Areas in accordance with the terms of this Lease.
Except when and where Tenant’s right of access is specifically excluded in this Lease, Tenant shall have the right of access to the Premises, the Building, and the Project parking facility twenty-four (24) hours per day, seven
(7) days per week during the “Lease Term,” as that term is defined in Article 2, below. 
 1.1.4 Landlord
Work. 
 1.1.4.1 Landlord shall, at Landlord’s cost subject to Landlord’s Maximum Contribution set forth in
Section 1.1.4.5 below, on a one-time basis only, construct tenant improvements within the Premises in accordance with those plans attached hereto as Exhibit B
(collectively, the “Landlord Work”). Landlord shall utilize building standard materials and specifications to the extent not specifically noted on Exhibit B. When the Premises are Ready for Occupancy, Landlord shall
deliver the Premises to Tenant vacant and broom clean. The Premises shall be deemed “Ready for Occupancy” upon the Substantial Completion of the Landlord Work as reasonably determined by Landlord’s architect. For purposes of
this Lease, “Substantial Completion” of the Landlord Work shall occur upon the completion of construction of the Landlord Work in the Premises pursuant to the plans attached as Exhibit B, as reasonably determined by
Landlord’s architect, with the exception of any punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of
Landlord’s contractor. Landlord shall use diligent efforts to cause its contractor to complete any punch-list items identified by Landlord and Tenant within a reasonable time following Substantial Completion of the Landlord Work. 

1.1.4.2 In the event Tenant desires to change the Landlord Work (or proposes a change to the Landlord Work that either modifies the scope or
the specifications on Exhibit B), then Tenant shall deliver written notice (the “Drawing Change Notice”) of the same to Landlord, setting forth in reasonable detail the changes (the “Tenant Change”)
(including a written narrative) that Tenant desires to make to the Landlord Work. Landlord shall, in writing, within five (5) business days of receipt of a Drawing Change Notice either (i) approve the Tenant Change, or (ii) disapprove
the Tenant Change and specify in reasonably sufficient detail the reasons for Landlord’s disapproval. For each Tenant Change requested, Landlord shall, at the same time as Landlord’s approval notice for such Tenant Change, submit to Tenant
for Tenant’s approval a cost estimate (which shall include a five percent (5%) supervision fee to Landlord in connection therewith) and the amount of Tenant Delay for each Tenant Change, which Tenant shall either approve or disapprove within
three (3) business days of receipt from Landlord. Landlord shall not be obligated to proceed with any Tenant Change without written authorization to do so from Tenant (which written authorization, notwithstanding anything to the contrary set
forth herein, may be given by Tenant to Landlord via email). Landlord shall notify Tenant at the 

  
 - 6 - 

 
time Landlord approves the Tenant Change whether Tenant shall be required to remove a particular Tenant Change at the expiration of earlier termination of the Lease, or whether such Tenant Change
shall remain on the Premises. Tenant hereby acknowledges and agrees that Landlord shall not be obligated to delay the performance of any of the Landlord Work, even if there is a proposed Tenant Change that might alter the Landlord Work, unless and
until such time as there is an approved Tenant Change or Tenant otherwise requests in writing for Landlord to delay performance of the Landlord Work in order to evaluate a potential Tenant Change (in which case any delay resulting therefrom shall
constitute a Tenant Delay). 
 1.1.4.3 The anticipated reasonable,
out-of-pocket costs of the Landlord Work resulting from Tenant Changes shall be paid by Tenant to Landlord prior to commencing the Tenant Changes. Any costs resulting
from Drawing Change Notices that are not ultimately incorporated as Tenant Changes shall be paid by Tenant within thirty (30) days following written request therefor from Landlord. 

1.1.4.4 The Lease Commencement Date and Tenant’s obligation to pay rent for the Premises shall occur as set forth in the Lease. However,
if there shall be an actual delay or there are actual delays in the Substantial Completion of the Landlord Work in the Premises as a result of (each, a “Tenant Delay” and, collectively, “Tenant Delays”)
Tenant’s failure to approve or disapprove any matter requiring Tenant’s approval, Tenant’s failure to timely pay amounts in excess of Landlord’s Maximum Contribution required under Section 1.1.4.5 below, or any other delay
by Tenant or any Tenant Party within the express time periods required herein, any delay caused by a Tenant Change or, following email notice specifying that a Tenant Delay may result from Tenant’s continued actions or failure to act,
Tenant’s failure to cease or complete (as the case may be) such actions within one (1) business day after receipt of such email notice, any material interference by Tenant and/or any Tenant Party with the construction of the Landlord Work,
then, regardless of the actual date of the Substantial Completion of the Landlord Work in the Premises, the date of Substantial Completion thereof shall be deemed to be the date that Substantial Completion would have occurred if no Tenant Delay or
Delays, as set forth above. 
 1.1.4.5 Notwithstanding the foregoing or anything to the contrary herein, and except to the extent such costs
are incurred as a result of Landlord’s gross negligence or willful misconduct, Tenant shall be responsible for all costs and expenses incurred by Landlord in connection with the Landlord Work to the extent such costs and expenses exceed $51,260
in the aggregate (“Landlord’s Maximum Contribution”), and Tenant shall pay any such excess costs or expenses to Landlord within thirty (30) days following Tenant’s receipt of written demand from Landlord (which
demand may be made by Landlord from time to time, including prior to the commencement of the Landlord Work based on Landlord’s reasonable estimate of the cost thereof). Notwithstanding anything to the contrary herein, except to the extent such
costs are incurred as a result of Landlord’s gross negligence or willful misconduct or the contractor’s demonstrable errors, in no event shall Landlord be required to incur costs or expenses in connection with the Landlord Work in excess
of Landlord’s Maximum Contribution. 
 1.2 Stipulation of Rentable Square Feet of Premises and Building. For purposes of
this Lease, “rentable square feet” and “usable square feet” of the Premises shall be deemed as set forth in Section 2.2 of the Summary and the rentable square feet of the Building shall be deemed as set
forth in Section 2.1 of the Summary. 

  
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 ARTICLE 2 

LEASE TERM; LATE DELIVERY OPTION PERIOD; EARLY ACCESS 

2.1 Initial Lease Term. The TCCs and provisions of this Lease shall be effective as of the date of this Lease. The term of this
Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the “Lease Commencement
Date”), and shall terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this
Lease, the term “Lease Year” shall mean each consecutive twelve (12) calendar month period during the Lease Term; provided, however, that the first Lease Year shall commence on the Lease Commencement Date and end on the last
day of the month in which the first anniversary of the Lease Commencement Date occurs (or if the Lease Commencement Date is the first day of a calendar month, then the first Lease Year shall commence on the Lease Commencement Date and end on the day
immediately preceding the first anniversary of the Lease Commencement Date), and the second and each succeeding Lease Year shall commence on the first day of the next calendar month; and further provided that the last Lease Year shall end on the
Lease Expiration Date. For purposes of this Lease, the term “Lease Month” shall mean each succeeding calendar month during the Lease Term; provided that the first Lease Month shall commence on the Lease Commencement Date and shall
end on the last day of the first (1st) full calendar month of the Lease Term and that the last Lease Month shall expire on the Lease Expiration Date. At any time during the Lease Term, Landlord
may deliver to Tenant a notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within five (5) days of receipt
thereof. 
 2.2 Late Delivery. Notwithstanding the foregoing, (i) if the Premises are not Ready for Occupancy by
August 31, 2021 (as extended by Tenant Delays and delays caused by Force Majeure) (“Outside Date”) then Tenant shall be entitled, as Tenant’s sole and exclusive remedy, to one (1) day of free Base Rent for each day
beyond August 31, 2021 (as extended by Tenant Delays and delays caused by Force Majeure) until the Premises are Ready For Occupancy. Tenant shall commence the regular payment of Base Rent (at the then applicable rates), computed in the way and
manner as provided by this Lease, upon the Lease Commencement Date, subject to such credit right. 
 2.3 Option Term. 

2.3.1 Option Right. Landlord hereby grants the tenant originally named herein (the “Original Tenant”) and its
“Permitted Transferee Assignee,” as that term is set forth in Section 14.8 of this Lease, one (1) option to extend the Lease Term for the entire Premises by a period of five (5) years (“Option
Term”). Such option shall be exercisable only by “Notice” (as that term is defined in Section 29.18 of this Lease) delivered by Tenant to Landlord as provided below, provided that, as of the date of
delivery of such Notice, Tenant is not then in monetary or material non-monetary default under this Lease beyond any applicable notice and cure period and (ii) there has been no material adverse change in
Tenant’s financial condition during the prior twenty-four (24)-month period, as determined by Landlord in its commercially reasonable discretion. Upon the proper exercise of such option to extend, then the Lease Term, as it applies

  
 - 8 - 

 
to the entire Premises, shall be extended for a period of five (5) years. The rights contained in this Section 2.3 shall only be exercised by the Original Tenant or
its Permitted Transferee Assignee (and not any other assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if Original Tenant and/or its Permitted Transferee Assignee is in occupancy of the entire
then-existing Premises. 
 2.3.2 Option Rent. The Rent payable by Tenant during the Option Term (the “Option
Rent”) shall be equal to the Market Rent as set forth below plus all Additional Rent otherwise payable under this Lease (without taking into account any abatement, credit or other reduction in Base Rent or such Additional Rent) (the
“Minimum Option Rent”). For purposes of this Lease, the term “Market Rent” shall mean rent (including additional rent), including all escalations, at which tenants, as of the commencement of the applicable Option
Term are, pursuant to transactions completed within the twelve (12) months prior to the first day of the applicable Option Term, leasing non-sublease,
non-encumbered, non-synthetic, non-equity space (unless such space was leased pursuant to a definition of “fair market”
comparable to the definition of Market Rent) in the Project of comparable in size and for a “Comparable Term,” as that term is defined in this Section 2.3.2 (such transactions, “Comparable
Deals”). If no such transactions have been completed at the Project during such twelve (12) month period, then “Comparable Deals” would include transactions (as described above) at “Comparable Projects”, as that
term is defined in this Section 2.3.2 (provided, however, in such event the Market Rent shall be increased to account for any rental premium then being received by Landlord with respect to lease transactions at the Project
specifically, as compared to the rents being received by other landlords, or Landlord, with respect to Comparable Deals at Comparable Projects, and Market Rent would also be adjusted to give appropriate consideration to the amenities and services
that are available to the Premises as being a part of the Project, including, without limitation, the parking facilities). The term “Comparable Term” shall refer to the length of the lease term, without consideration of options to
extend such term, for the space in question. In addition, the determination of the Market Rent shall include a determination as to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as a letter of credit or
guaranty, for Tenant’s rent obligations during any Option Term. Such determination shall be made by reviewing the extent of financial security then generally being imposed in Comparable Deals upon tenants of comparable financial condition and
credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the then-existing financial condition of Tenant and such other tenants). The term “Comparable
Projects” shall mean the Project and other first-class institutionally-owned mixed-use projects which are comparable to the Project in terms of age (based upon the date of completion of construction
or major renovation as to the building containing the portion of the Premises in question), quality of construction, level of services and amenities (including the type (e.g., surface, covered, subterranean) and amount of parking),
size and appearance, and are located in the Orange County Airport area (the “Comparable Area”). 
 2.3.3 Exercise of
Option. The option contained in this Section 2.3 shall be exercised by Tenant, if at all, only in the manner set forth in this Section 2.3. Tenant shall deliver notice (the
“Exercise Notice”) to Landlord not more than twelve (12) months nor less than six (6) months prior to the expiration of the initial Lease Term, stating that Tenant is exercising its option. Concurrently with such Exercise
Notice, Tenant shall deliver to Landlord Tenant’s calculation of the Market Rent (the “Tenant’s Option Rent Calculation”). Landlord shall deliver notice (the 

  
 - 9 - 

 
“Landlord Response Notice”) to Tenant on or before the date which is thirty (30) days after Landlord’s receipt of the Exercise Notice and Tenant’s Option Rent
Calculation, stating that (A) Landlord is accepting Tenant’s Option Rent Calculation as the Market Rent, or (B) rejecting Tenant’s Option Rent Calculation and setting forth Landlord’s calculation of the Market Rent (the
“Landlord’s Option Rent Calculation”). Within thirty (30) days of its receipt of the Landlord Response Notice, Tenant may, at its option, accept the Market Rent contained in the Landlord’s Option Rent Calculation. For
all purposes of this Lease, a “Business Day” means any day other than a Saturday, Sunday or legal holiday in Orange County, California. If Tenant does not affirmatively accept or Tenant rejects the Market Rent specified in the
Landlord’s Option Rent Calculation, the parties shall follow the procedure set forth in Section 2.3.4 below, and the Market Rent shall be determined in accordance with the terms of
Section 2.3.4 below. 
 2.3.4 Determination of Market Rent. In the event Tenant objects or is deemed
to have objected to the Market Rent determination of Landlord, Landlord and Tenant shall attempt to agree upon the Market Rent using reasonable good-faith efforts. If Landlord and Tenant fail to reach agreement within thirty (30) days following
Tenant’s objection or deemed objection to the Landlord’s Option Rent Calculation (the “Outside Agreement Date”), then, within two (2) Business Days following such Outside Agreement Date, (x) Landlord may
reestablish the Landlord’s Option Rent Calculation by delivering written notice thereof to Tenant, and (y) Tenant may reestablish the Tenant’s Option Rent Calculation by delivering written notice thereof to Landlord. If
Landlord and Tenant thereafter fail to reach agreement within seven (7) Business Days of the Outside Agreement Date, then in connection with the Option Rent, Landlord’s Option Rent Calculation and Tenant’s Option Rent Calculation,
each as most recently delivered to the other party pursuant to the TCCs of this Section 2.3, shall be submitted to the “Neutral Arbitrator,” as that term is defined in Section 2.3.4.1 of
this Lease, pursuant to the TCCs of this Section 2.3.4. The submittals shall be made concurrently with the selection of the Neutral Arbitrator pursuant to this Section 2.3.4 and shall be submitted
to arbitration in accordance with Section 2.3.4.1 through 2.3.4.5 of this Lease, but subject to the conditions, when appropriate, of Section 2.3.3. 

2.3.4.1 Landlord and Tenant shall mutually, reasonably appoint one (1) arbitrator who shall by profession be a real estate broker,
appraiser or attorney who shall have been active over the five (5) year period ending on the date of such appointment in the leasing (or appraisal, as the case may be) of first-class, institutionally-owned, commercial properties in the
Comparable Area (the “Neutral Arbitrator”). The determination of the Neutral Arbitrator shall be limited solely to the issue of whether Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, each as
submitted to the Neutral Arbitrator pursuant to Section 2.3.4, above, is the closest to the actual Market Rent as determined by such Neutral Arbitrator, taking into account the requirements of
Section 2.3.2 of this Lease. Such Neutral Arbitrator shall be appointed within fifteen (15) days after the applicable Outside Agreement Date. Neither the Landlord or Tenant may, directly or indirectly, consult with the
Neutral Arbitrator prior to or subsequent to his or her appointment. The Neutral Arbitrator shall be retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s counsel. 

  
 - 10 - 

 2.3.4.2 The Neutral Arbitrator shall, within thirty (30) days of his/her appointment,
reach a decision as to Market Rent and determine whether the Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, each as submitted to the Neutral Arbitrator pursuant to Section 2.3.4, above, is
closest to Market Rent as determined by such Neutral Arbitrator and simultaneously publish a ruling (“Award”) indicating whether Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation is closest to the
Market Rent as determined by such Neutral Arbitrator. Following notification of the Award, the Landlord’s Option Rent Calculation or Tenant’s Option Rent Calculation, whichever is selected by the Neutral Arbitrator as being closest to
Market Rent, shall become the then Market Rent used to establish the Option Rent. 
 2.3.4.3 The Award issued by such Neutral Arbitrator
shall be binding upon Landlord and Tenant. 
 2.3.4.4 If Landlord and Tenant fail to appoint the Neutral Arbitrator within fifteen
(15) days after the applicable Outside Agreement Date, either party may petition the presiding judge of the Superior Court of Orange County to appoint such Neutral Arbitrator subject to the criteria in Section 2.3.4.1
of this Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction over the parties to appoint such Neutral Arbitrator. 

2.3.4.5 The cost of arbitration shall be paid by Landlord and Tenant equally. 

2.4 Early Access. 

2.4.1 Subject to the terms and conditions of this Section 2.4, Tenant may: 

2.4.1.1 enter the Premises at least fifteen (15) days prior the Substantial Completion of the Landlord Work for the sole purpose of
installing Tenant’s furniture, fixtures and equipment therein; provided, however, that Tenant shall only be permitted to enter such portions of the Premises, and at such times, as Landlord reasonably determines will not interfere with the
performance of the Landlord Work; and 
 2.4.1.2 enter the Premises for a period of thirty (30) days from the date (or deemed date) of
the Substantial Completion of the Landlord Work to the Commencement Date. 
 2.4.2 Notwithstanding the foregoing, in no event shall Tenant
have the right to enter the Premises until such time as Tenant has delivered to Landlord all monetary amounts due upon execution of this Lease and provided Landlord with evidence that Tenant has fulfilled its obligation to provide insurance pursuant
to the provisions of this Lease. All of the provisions of this Lease shall apply to Tenant during any early entry, including, without limitation, the indemnities set forth in this Lease and Tenant’s obligation to not interfere with the
performance of the Landlord Work, but excluding only the obligation to pay Base Rent and Operating Expenses until the Commencement Date has occurred, whereupon Base Rent and Operating Expenses shall immediately commence (except as otherwise
expressly provided herein). During any such early entry, Landlord shall not be responsible for any loss, including theft, damage or destruction, to any work or material installed or stored by Tenant at the Premises or for any injury to Tenant or any
Tenant Parties (defined below). Landlord shall have the right to post appropriate notices of non- responsibility in connection with any early entry by Tenant. 

  
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 ARTICLE 3 

BASE RENT 
 3.1
In General. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the management office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate
in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 4 of the
Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction
whatsoever. Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except where expressly provided in this Lease, and shall not be excused from paying any rent due hereunder
for any reason whatsoever, except as expressly set forth to the contrary in this Lease. In accordance with Section 4 of the Summary, any increases in Base Rent shall occur on the first day of the applicable Lease Month. The
parties acknowledge, however, that Tenant shall pay Base Rent for each “calendar month” of the Lease Term (or a prorated portion of a “calendar month”, as applicable), even though the first “Lease Month” may pertain to
a period longer than one (1) calendar month. The Base Rent for the first full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any payment of Rent is for a period which is shorter than one month,
the Rent for any such fractional month shall accrue on a daily basis during such fractional month and shall total an amount equal to the product of (i) a fraction, the numerator of which is the number of days in such fractional month and the
denominator of which is the actual number of days occurring in such calendar month, and (ii) the then-applicable Monthly Installment of Base Rent. All other payments or adjustments required to be made under the TCCs of this Lease that require
proration on a time basis shall be prorated on the same basis. 
 3.2 Abated Base Rent. Provided that no event of default is
occurring during the seven (7) month period commencing on the first (1st) day of the first (1st) full calendar month of the Lease Term and ending on the last day of the seventh (7th) full calendar month of the Lease Term (the “Base Rent Abatement Period”), Tenant shall not be obligated to pay any Base Rent otherwise attributable to the Premises during such Base
Rent Abatement Period (the “Base Rent Abatement”). Landlord and Tenant acknowledge that the aggregate amount of the Base Rent Abatement equals One Hundred Seventy-Two Thousand Two Hundred
Thirty-Three and 60/100 Dollars (i.e., $24,604.80 per month). Tenant acknowledges and agrees that during the Base Rent Abatement Period, such abatement of Base Rent for the Premises shall have no effect on the calculation of any future
increases in Base Rent or Direct Expenses payable by Tenant pursuant to the terms of this Lease, which increases shall be calculated without regard to such Base Rent Abatement. Additionally, Tenant shall be obligated to pay all “Additional
Rent” (as that term is defined in Section 4.1 of this Lease) during the Base Rent Abatement Period. Tenant acknowledges and agrees that the foregoing Base Rent Abatement has been granted to Tenant as additional
consideration for entering into this Lease, and for agreeing to pay the Base Rent and perform the terms and conditions otherwise required under this Lease. If Tenant shall be in default under this Lease and shall fail to cure such default within the
notice and cure period, if any, permitted for cure pursuant to this Lease, or if this Lease, is terminated for any reason other than Landlord’s breach of this Lease, then the dollar amount of the unapplied portion of the Base Rent Abatement as
of the date of such default or termination, as the case may be, shall be converted to a credit to 

  
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be applied to the Base Rent applicable at the end of the Lease Term and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The foregoing Base Rent abatement
right set forth in this Section 3.2 shall be personal to the Original Tenant, and shall only apply to the extent that the Original Tenant (and not any assignee, or any sublessee or other transferee of the Original
Tenant’s interest in this Lease) is the Tenant under this Lease during such Base Rent Abatement Period. 
 3.3 Rents. It
is intended that all rent payable by Tenant to Landlord, which includes all sums, charges, or amounts of whatever nature to be paid by Tenant to Landlord in accordance with the provisions of this Lease, shall qualify as “rents from real
property” within the meaning of both Sections 512(b)(3) and 856(d) of the Internal Revenue Code of 1986, as amended (the “Code”) and the U.S. Department of Treasury Regulations promulgated thereunder (the
“Regulations”). If Landlord, in its reasonable discretion, determines that there is any risk that all or part of any rent shall not qualify as “rents from real property” for the purposes of Sections 512(b)(3) or 856(d) of
the Code and the Regulations, Tenant agrees to cooperate with Landlord by entering into such amendment or amendments to this Lease as Landlord reasonably deems necessary to qualify all rent as “rents from real property”; provided, however,
that any adjustments required under this section shall be made so as to produce the substantially equivalent (in economic terms) rent as payable before the adjustment. Anything contained in this Lease to the contrary notwithstanding, the average of
the fair market values of the items of personal property that are leased to Tenant under this Lease at the beginning and at the end of any fiscal year, if any, shall not exceed fifteen percent (15%) of the average of the aggregate fair market value
of the Premises and such personal property at the beginning and at the end of such fiscal year. This section is intended to ensure that the rent under this lease qualifies as “rents from real property” within the meaning of
Section 856(d) of the Code and shall be interpreted in a manner consistent with such intent. 
 ARTICLE 4 

ADDITIONAL RENT 

4.1 In General. In addition to paying the Base Rent specified in Article 3 of this Lease, effective as of the first day of
the thirteenth (13th) full calendar month of the Lease Term Tenant shall pay “Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.6 and 4.2.2, respectively, of this Lease,
which are in excess of the amount of Direct Expenses applicable to the “Base Year,” as that term is defined in Section 4.2.1, below; provided, however, that in no event shall any decrease in Direct Expenses
for any “Expense Year” (as that term is defined in Section 4.2.3, below) below Direct Expenses for the Base Year entitle Tenant to any decrease in Base Rent or any credit against sums due under this Lease. Such
payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the TCCs of this Lease, are hereinafter collectively referred to as the “Additional Rent,” and the Base Rent and the Additional
Rent are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent; provided, however, the parties hereby
acknowledge that the first monthly installment of Tenant’s Share of any “Estimated Excess,” as that term is set forth in, and pursuant to the terms and conditions of, Section 4.4.2 of this Lease, shall first
be due and payable for the calendar month occurring immediately following the expiration of the Base Year. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the
Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 

  
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 4.2 Definitions of Key Terms Relating to Additional Rent. As used in this
Article 4, the following terms shall have the meanings hereinafter set forth: 
 4.2.1 “Base Year” shall mean the
period set forth in Section 6 of the Summary. 
 4.2.2 “Direct Expenses” shall mean
“Operating Expenses” and “Tax Expenses.” 
 4.2.3 “Expense Year” shall mean each calendar year in which
any portion of the Lease Term falls, through and including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive
month period, and, in the event of any such change, Tenant’s Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 

4.2.4 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues
during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, renovation, restoration or operation of the Building, the Project, or any portion thereof, in accordance with sound real
estate management and accounting practices, consistently applied. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities (but
excluding the cost of electricity, gas, water and sewer services consumed in the Premises and the premises of other tenants of the Building and any other buildings in the Project (since Tenant is separately paying for the cost of electricity, gas,
water and sewer services pursuant to Section 6.1.2 of the Lease)), the cost of operating, repairing, replacing, maintaining, renovating and restoring the utility, telephone, mechanical, sanitary, storm drainage, and
elevator systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating
Expenses, and the costs incurred in connection with a governmentally mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project; (iv) the cost of
landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) costs incurred in connection with the parking areas servicing the Project;
(vi) fees and other costs, including management fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance, replacement, renovation, repair and restoration
of the Project; (vii) payments under any equipment rental agreements and the fair rental value of any management office space; (viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons
(other than persons generally considered to be higher in rank than the position of “Senior Asset Manager”) engaged in the operation, maintenance and security of the Project; (ix) costs under any instrument pertaining to the sharing of
costs by the Project; (x) operation, repair, maintenance, renovation, replacement and restoration of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services,
replacement, renovation, restoration and repair of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance, 

  
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replacement, renovation, repair and restoration of curbs and walkways, repair to roofs and re-roofing; (xii) amortization of the cost of acquiring or
the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof (which amortization calculation shall include interest at the “Interest Rate,” as that term is set forth in
Article 25 of this Lease); (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are intended to effect economies in the operation or maintenance of the Project, or any portion thereof,
(B) that are required to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in good order or condition,
(D) that are required under any governmental law or regulation by a federal, state or local governmental agency, except for capital repairs, replacements or other improvements to remedy a condition existing prior to the Lease Commencement Date
which an applicable governmental authority, if it had knowledge of such condition prior to the Lease Commencement Date, would have then required to be remedied pursuant to then-current governmental laws or regulations in their form existing as of
the Lease Commencement Date and pursuant to the then- current interpretation of such governmental laws or regulations by the applicable governmental authority as of the Lease Commencement Date, (E) which are required in order for the Project,
or any portion thereof, to obtain or maintain a certification under the U.S. Green Building Council’s Leadership in Energy and Environmental Design (“LEED”), or other applicable certification agency in connection with
Landlord’s sustainability practices for the Project (as such sustainability practices are to be determined by Landlord, in its sole and absolute discretion, from time to time), or (F) that relate to the safety or security of the Project;
provided, however, that any capital expenditure shall be amortized with interest at the Interest Rate over the shorter of (X) seven (7) years, (Y) its useful life as Landlord shall reasonably determine in accordance with sound real estate
management and accounting practices, consistently applied, or (Z) with respect to those items included under item (A) above, their recovery/payback period as Landlord shall reasonably determine in accordance with sound real estate
management and accounting practices, consistently applied; (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash
removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in Section 4.2.5, below; (xv) payments under any easement, license, operating agreement,
declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Project; (xvi) insurance endorsements applicable to green buildings, including (without limitation) coverage in order to repair, restore, replace and re-commission the Building for certification or recertification in accordance with standards applicable to the U.S. Environmental Protection Agency’s ENERGY STAR rating, the U.S. Green Building Council’s
LEED Green Building Rating System, the Building Owners and Managers Association (BOMA) International’s 360 Performance Program or any comparable rating, certification or performance program now or hereafter in existence (“Third Party
Sustainability Standards”) (without hereby obligating Landlord to seek such certification) or support achieving energy and carbon reduction targets; (xvii) the cost of sustainability and energy management services including all costs
of applying, reporting and commissioning the Building or any part thereof to seek certification under any Third Party Sustainability Standard applicable to the Building as in effect from time to time; (xviii) all costs of maintaining, managing,
reporting, commissioning, and re-commissioning the Building or any part thereof that is rated, certified or otherwise labeled under any Third Party Sustainability Standard applicable to the Building; and
(xix) costs of any additional services not provided to the Project as of the Lease Commencement Date but which are thereafter provided by Landlord in connection with its prudent management of the Project. Notwithstanding the foregoing, for
purposes of this Lease, Operating Expenses shall not, however, include: 

  
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 (a) costs, including marketing costs, legal fees, space planners’ fees, advertising
and promotional expenses, and brokerage fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the
installation of improvements made for new tenants initially occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other
occupants of the Project (excluding, however, such costs relating to any common areas of the Project or parking facilities); 
 (b) except
as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest; 

(c) costs for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant’s
carrier or by anyone else (except to the extent of deductibles), and electric power costs for which any tenant directly contracts with the local public service company; 

(d) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(e) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are
distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership
or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant may be in issue), costs of selling, syndicating, financing,
mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or
occupants, and Landlord’s general corporate overhead and general and administrative expenses; 
 (f) amount paid as ground rental for
the Project by the Landlord; 
 (g) overhead and profit increment paid to the Landlord or to subsidiaries or affiliates of the Landlord for
services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

(h) rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost
of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to
remedy or ameliorate an emergency condition in the Project; 

  
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 (i) all items and services for which Tenant or any other tenant in the Project reimburses
Landlord or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement; 
 (j) any costs expressly
excluded from Operating Expenses 
 elsewhere in this Lease; 

(k) rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space exceeds the
size or fair market rental value of office space occupied by management personnel of the Comparable Projects, with adjustment where appropriate for the size of the applicable project; 

(l) costs to the extent arising from the gross negligence or willful misconduct of Landlord or its agents, employees, vendors, contractors, or
providers of materials or services; and 
 (m) costs incurred to comply with laws relating to the removal of hazardous material (as defined
under applicable law) which was in existence in the Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of
such hazardous material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto, but
only to the extent those laws were then being actively enforced by the applicable government authority; and costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous material is brought into the Building or onto the
Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that time, that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous material,
in the state, and under the conditions, that it then exists in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto, but only to the extent those
laws were then being actively enforced by the applicable government authority. 
 If Landlord is not furnishing any particular work or
service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be
increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not at least
ninety-five percent (95%) occupied during all or a portion of the Base Year or any Expense Year, Landlord may elect to make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating Expenses
that would have been incurred had the Project been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. Operating Expenses for the Base Year shall not

  
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include market-wide cost increases (including utility rate increases) due to extraordinary circumstances, including, but not limited to, Force Majeure, boycotts, strikes, conservation surcharges,
embargoes or shortages, or amortized costs. In no event shall each of the components of Direct Expenses for any Expense Year related to utility costs, Tax Expenses, Project services costs or Project insurance costs be less than each of the
corresponding components of Direct Expenses related to such utility costs, Tax Expenses, Project services costs and Project insurance costs in the Base Year. Landlord shall not (i) make a profit by charging items to Operating Expenses that are
otherwise also charged separately to others and (ii) subject to Landlord’s right to adjust the components of Operating Expenses described above in this paragraph, collect Operating Expenses from Tenant and all other tenants in the Building
in an amount in excess of what Landlord incurs for the items included in Operating Expenses. In the event Landlord incurs, subsequent to the Base Year, costs or expenses associated with or relating to separate items or categories or subcategories of
Direct Expenses which were not part of Direct Expenses during the entire Base Year, Direct Expenses for the Base Year shall be deemed to be increased by the amount Landlord would have otherwise incurred during the Base Year with respect to such
costs and expenses had such separate items or categories or subcategories of Direct Expenses been incurred in Direct Expenses during the entire Base Year. 

4.2.5 Taxes. 

4.2.5.1 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or
other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of
rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances,
furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority)
because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof (including, without limitation, the land upon which the Building and the parking structure serving the Building are located). 

4.2.5.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge
previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and
that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without
charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private
assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any

  
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assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise
tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; (iv) Any assessment,
tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and (v) all of the real estate taxes and assessments imposed upon or with respect to
the Building and all of the real estate taxes and assessments imposed on the land and improvements comprising the Project. 
 4.2.5.3 Any
costs and expenses (including, without limitation, reasonable attorneys’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are paid. Except as set forth
in Section 4.2.5.4, below, refunds of Tax Expenses shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no
event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as an increase in Tax Expenses under this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term
or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any
such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the TCCs of this Lease. Notwithstanding anything to the contrary contained in this Section 4.2.5 (except as set forth in
Section 4.2.5.2, above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state
income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating Expenses, and (iii) any
items paid by Tenant under Section 4.5 of this Lease. Notwithstanding anything to the contrary set forth in this Lease, only Landlord may institute proceedings to reduce Tax Expenses and the filing of any such proceeding by
Tenant without Landlord’s consent shall constitute an event of default by Tenant under this Lease. Notwithstanding the foregoing, Landlord shall not be obligated to file any application or institute any proceeding seeking a reduction in Tax
Expenses. 
 4.2.5.4 Notwithstanding anything to the contrary set forth in this Lease, the amount of Tax Expenses for the Base Year and any
Expense Year shall be calculated without taking into account any decreases in real estate taxes obtained in connection with Proposition 8, and, therefore, the Tax Expenses in the Base Year and/or an Expense Year may be greater than those actually
incurred by Landlord, but shall, nonetheless, be the Tax Expenses due under this Lease; provided that (i) any costs and expenses incurred by Landlord in securing any Proposition 8 reduction shall not be included in Direct Expenses for purposes
of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from Tax Expenses, but rather shall be the sole property of Landlord. Landlord and Tenant acknowledge that this Section 4.2.5.4 is not
intended to in any way affect (A) the inclusion in Tax Expenses of the statutory two percent (2.0%) annual maximum allowable increase in Tax Expenses (as such statutory increase may be modified by subsequent legislation), or (B) the
inclusion or exclusion of Tax Expenses pursuant to the terms of Proposition 13, which shall be governed pursuant to the terms of Sections 4.2.5.1 through 4.2.5.3, above. 

  
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Notwithstanding anything to the contrary in this Lease, for the purposes of calculating Tenant’s Tax Expenses in the Base Year, if the Project is not at least ninety-five percent (95%)
occupied during all or a portion of the Base Year, Landlord will make an appropriate adjustment to Tax Expenses in the Base Year to determine the amount of Tax Expense that would have been incurred had the Project been ninety-five percent (95%)
occupied and fully assessed for all real estate taxes (including base, core and shell and interior improvements). 
 4.2.6
“Tenant’s Share” shall mean the percentage set forth in Section 7 of the Summary. 
 4.3
Allocation of Direct Expenses. 
 4.3.1 Method of Allocation. The parties acknowledge that the Building is a part of a
multi-building project and that the costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the tenants of the Building and the tenants of the other buildings in the Project.
Accordingly, as set forth in Section 4.2 above, Direct Expenses (which consists of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion
shall be determined by Landlord on an equitable basis, shall be allocated to the tenants of the Building (as opposed to the tenants of any other buildings in the Project) and such portion shall be the Direct Expenses for purposes of this Lease. Such
portion of Direct Expenses allocated to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole. 

4.3.2 Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for
the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the Project or
of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable manner. 

4.4 Calculation and Payment of Additional Rent. If for any Expense Year ending or commencing within the Lease Term, Tenant’s
Share of Direct Expenses for such Expense Year exceeds Tenant’s Share of Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1, below, and as
Additional Rent, an amount equal to the excess (the “Excess”). 
 4.4.1 Statement of Actual Direct Expenses and
Payment by Tenant. Landlord shall give to Tenant following the end of each Expense Year, a statement (the “Statement”) which shall state in general major categories the Direct Expenses incurred or accrued for the particular
Expense Year, and which shall indicate the amount of the Excess. Landlord shall use commercially reasonable efforts to deliver such Statement to Tenant on or before May 1 following the end of the Expense Year to which such Statement relates.
Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, if an Excess is present, Tenant shall pay, within thirty (30) days after receipt of the Statement, the full amount of the Excess for such Expense
Year, less the amounts, if any, paid during such Expense Year as “Estimated Excess,” as 

  
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that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Excess than the actual Excess, Tenant shall receive a credit in the amount of
Tenant’s overpayment against Rent next due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though
the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, if an Excess is present, Tenant shall, within thirty
(30) days after receipt of the Statement, pay to Landlord such amount, and if Tenant paid more as Estimated Excess than the actual Excess, the overpayment may be retained by Landlord to be credited and applied by Landlord to the next due
installments of Tenant’s Share of Estimated Excess, or as to the final Lease Year, provided Tenant is not in default, else not until any such default has been cured, Landlord will refund such excess to Tenant within thirty (30) days
following expiration of the Term of this Lease. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term. Notwithstanding the immediately preceding sentence, Tenant shall
not be responsible for Tenant’s Share of any Direct Expenses attributable to any Expense Year which are first billed to Tenant more than two (2) calendar years after the Lease Expiration Date, provided that in any event Tenant shall be
responsible for Tenant’s Share of Direct Expenses which (x) were levied by any governmental authority or by any public utility companies, and (y) Landlord had not previously received an invoice therefor and which are currently due and
owing (i.e., costs invoiced for the first time regardless of the date when the work or service relating to this Lease was performed), at any time following the Lease Expiration Date which are attributable to any Expense Year. 

4.4.2 Statement of Estimated Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate
statement (the “Estimate Statement”) which shall set forth in general major categories Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Expenses for the then-current Expense
Year shall be and the estimated excess (the “Estimated Excess”) as calculated by comparing the Direct Expenses for such Expense Year, which shall be based upon the Estimate, to the amount of Direct Expenses for the Base Year. The
failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Additional Rent under this Article 4, nor shall Landlord be prohibited from revising any
Estimate Statement or Estimated Excess theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, within thirty (30) days after receipt of the Estimate Statement, a fraction of the Estimated Excess for the then-current Expense
Year (reduced by any amounts paid pursuant to the second to last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the
month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an
amount equal to one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. Throughout the Lease Term Landlord shall maintain records with
respect to Direct Expenses in accordance with generally accepted real estate accounting and management practices, consistently applied. 

  
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 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture,
fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed
value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord
shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such
increase in the assessment, as the case may be. 
 4.5.2 If the improvements in the Premises, whether installed and/or paid for by Landlord
or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s “building
standard” in other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be
governed by the provisions of Section 4.5.1, above. 
 4.5.3 Notwithstanding any contrary provision herein, Tenant
shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes assessed upon or with
respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes assessed upon this
transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 
 4.6
Landlord’s Records. Upon Tenant’s written request given not more than ninety (90) days after Tenant’s receipt of a Statement for a particular Expense Year, and provided that Tenant is not then in default under this
Lease beyond the applicable notice and cure period provided in this Lease, specifically including, but not limited to, the timely payment of Additional Rent (whether or not a component thereof is the subject of the audit contemplated herein),
Landlord shall furnish Tenant with such reasonable supporting documentation pertaining to the calculation of the Excess set forth in the Statement as Tenant may reasonably request. Landlord shall provide said documentation pertaining to the relevant
Excess to Tenant within sixty (60) days after Tenant’s written request therefor. Within one hundred eighty (180) days after receipt of a Statement by Tenant (the “Audit Period”), if Tenant disputes the amount of the
Excess set forth in the Statement, an independent certified public accountant (which accountant (A) is a member of a nationally or regionally recognized certified public accounting firm which has previous experience in auditing financial
operating records of landlords of office buildings, (B) shall not already be providing primary accounting and/or lease administration services to Tenant and shall not have provided primary accounting and/or lease administration services to
Tenant in the past three (3) years, (C) is not working on a contingency fee basis [i.e., Tenant must be billed based on the actual time and materials that are incurred by the certified public accounting firm in the performance of the audit],
and (D) shall not currently or in the future be providing accounting and/or lease administration services to another tenant in the Building and/or the Project in connection with a review or audit by such other tenant of similar expense
records), designated and 

  
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paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, audit Landlord’s records with respect to the Excess set forth in the Statement at Landlord’s
corporate offices, provided that (i) Tenant is not then in default under this Lease (beyond the applicable notice and cure periods provided under this Lease), (ii)Tenant has paid all amounts required to be paid under the applicable
Estimate Statement and Statement, and (iii) a copy of the audit agreement between Tenant and its particular certified public accounting firm has been delivered to Landlord prior to the commencement of the audit. In connection with such
audit, Tenant and Tenant’s certified public accounting firm must agree in advance to follow Landlord’s reasonable rules and procedures regarding an audit of the aforementioned Landlord records, and shall execute a commercially reasonable
confidentiality agreement regarding such audit. Any audit report prepared by Tenant’s certified public accounting firm shall be delivered concurrently to Landlord and Tenant within the Audit Period. Tenant’s failure to audit the amount of
the Excess set forth in any Statement within the Audit Period shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to audit the amounts set forth in such Statement. If after such audit,
Tenant still disputes such Excess, an audit to determine the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant (the “Accountant”) selected by Landlord and subject to Tenant’s
reasonable approval; provided that if such audit by the Accountant proves that the Direct Expenses in the subject Expense Year were overstated by more than seven percent (7%), then the cost of the Accountant and the cost of such audit shall be paid
for by Landlord. Tenant hereby acknowledges that Tenant’s sole right to audit Landlord’s records and to contest the amount of Direct Expenses payable by Tenant shall be as set forth in this Section 4.6, and Tenant hereby
waives any and all other rights pursuant to applicable law to audit such records and/or to contest the amount of Direct Expenses payable by Tenant. 

ARTICLE 5 
 USE OF
PREMISES 
 5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in
Section 8 of the Summary and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in
Landlord’s reasonable discretion. 
 5.2 Prohibited Uses. The uses prohibited under this Lease shall include, without
limitation, use of the Premises or a portion thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or political subdivision
thereof; (iii) offices of any health care professionals or service organization; (iv) schools or other training facilities which are not ancillary to corporate, executive or professional office use; (v) retail or restaurant uses; or
(vi) communications firms such as radio and/or television stations. Tenant shall not allow the occupancy density within the Premises to regularly exceed a ratio of five (5) persons per each 1,000 rentable square feet of the Premises.
Tenant further covenants and agrees that it shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose (1) contrary to the rules and regulations promulgated by Landlord from time to
time (“Rules and Regulations”), the current set of which (as of the date of this Lease) is attached to this Lease as Exhibit D; (2) in violation of the laws of the United States of America, the State of
California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful 

  
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authorities having jurisdiction over the Project, including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those
terms are defined by applicable laws now or hereafter in effect; or (3) in violation of any exclusive use now or hereafter in effect of which Landlord has given Tenant written notice (including, without limitation, the exclusive uses described
on Exhibit F attached hereto). Tenant shall not bring upon the Premises or any portion of the Building or use the Premises or permit the Premises or any portion thereof to be used for the growing, manufacturing, administration,
distribution (including without limitation, any retail sales), possession, use or consumption of any cannabis, marijuana or cannabinoid product or compound, regardless of the legality or illegality of the same. Notwithstanding the foregoing,
Landlord shall not enforce, change or modify the Rules and Regulations in a discriminatory manner and Landlord agrees that the Rules and Regulations shall not be unreasonably modified or enforced in a manner which will unreasonably interfere with
the normal and customary conduct of Tenant’s business. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the rights of other
tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant
shall not use or operate the Premises in any manner that will cause the Building or any part thereof not to conform with Landlord’s sustainability practices or the certification of the Building issued pursuant to any Third Party Sustainability
Standard applicable to the Building at any time as determined by Landlord. 
 5.3 CC&Rs. Tenant shall comply with all
recorded covenants, conditions, and restrictions currently affecting the Project, any requirements associated with any entitlements or other approvals with respect to the Building or the Project. Additionally, Tenant acknowledges that the Project
may be subject to any future covenants, conditions, and restrictions (the “CC&Rs”) which Landlord, in Landlord’s discretion, deems reasonably necessary or desirable, and Tenant agrees that this Lease shall be subject and
subordinate to such CC&Rs. 
 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. As part of Operating Expenses (except as otherwise expressly stated herein), Landlord shall provide
the following services on all days (unless otherwise stated below) during the Lease Term. 
 6.1.1 Subject to reasonable changes implemented
by Landlord and all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises
from 8:00 A.M. to 6:00 P.M. Monday through Friday, and 9:00 A.M. to 1:00 P.M. Saturday (collectively, the “Building Hours”), except for the date of observation of New Year’s Day, President’s Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or nationally recognized holidays (collectively, the “Holidays”). 

  
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 6.1.2 Landlord shall provide electrical wiring and facilities and power for normal general
office use as determined by Landlord. Landlord shall designate the utility provider from time to time. Landlord reserves the right to change electricity providers at any time and to purchase green or renewable energy. Tenant shall be required to
submit to Landlord electricity consumption data in a format deemed reasonably acceptable by Landlord. 
 6.1.3 As part of Operating Expenses,
Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for
non-Building standard lighting fixtures within the Premises. 
 6.1.4 Landlord shall provide city
water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas. 
 6.1.5 Landlord shall
provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the Premises in accordance with Landlord’s sustainability practices and window washing services in a manner consistent
with other Comparable Buildings. 
 6.1.6 Landlord shall provide nonexclusive, non-attended automatic
passenger elevator service during the Building Hours, and shall have at least one elevator available at all other times. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 

Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe
for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.2 Overstandard Tenant
Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than Building standard lights in the
Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease. If
such consent is given, Landlord shall have the right to require installation of supplementary air conditioning units or other facilities in the Premises, including supplementary or additional metering devices, and the cost thereof, including the
cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by Tenant to Landlord upon billing by Landlord. If Tenant uses water, electricity, heat or air conditioning in
excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance of
equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use and
in such event Tenant shall pay the increased cost directly to Landlord, including the cost of such additional metering devices. Tenant’s use of electricity shall never exceed the capacity of the feeders to the Project or the risers or wiring
installation, and subject to the terms of Section 29.32, below, Tenant shall not install a server room in the Premises, without the prior written consent of 

  
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Landlord, which shall not be unreasonably withheld, conditioned or delayed. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is
obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s
desired use in order to supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time establish. 

6.3 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for
failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by
breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other
dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to
constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease except as otherwise expressly provided in
Section 6.4 or elsewhere in the Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including,
without limitation, loss of profits, or for any consequential damages suffered by Tenant, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6.

 6.4 Sharing Sustainability Information. Each party shall provide the other party, upon request made from time to time, with
such information about the base building (in the case of a request made to Landlord) or of the Premises (in the case of a request made to Tenant) as may be in the possession of the party of whom the request is made or of its architects, engineers or
other consultants as may be applicable to determining or maintaining the sustainability of the Building and/or the Premises. This information may include, but shall not be limited to, information provided to the U.S. Green Building Council or the
Green Building Initiative, or their affiliates or subsidiaries, or any comparable third-party certification agencies now or hereafter in existence, to substantiate any third-party rating. In addition, Tenant shall also provide energy, water, and
waste data to the Landlord for reporting to such voluntary sustainability surveys such as GRESB or other industry-driven organization assessing real estate sustainability performance. Each party shall hold the information so received from the other
party as confidential except for its limited use to evidence compliance with any sustainability standard. A party shall not use, nor allow any of its parent, subsidiary or affiliated entities or architects, engineers, other consultants or advisors,
subtenants, assignees or others claiming by or through that party to use, any of such information to challenge any sustainability score, rating, certification or other approval granted by any third party. 

6.5 Sustainability. (a) Landlord may, from time to time, decide to develop, maintain and/or operate the Building in
accordance with third-party accreditations, ratings or certifications that relate to sustainability issues, energy efficiency or other comparable goals, including (without limitation) Third Party Sustainability Standards. Should Landlord make such a
decision Tenant 

  
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shall reasonably cooperate with Landlord’s efforts in that regard. Such cooperation shall include, without limitation, providing Landlord with information within fourteen (14) days
after a request is made about Tenant’s occupancy as may be required by any such third- party agency, such as staffing levels, hours of operation, utility usage, commuting patterns (to the extent reasonably determinable), cleaning methods, build-out materials and techniques, furniture, fixtures and equipment inventories, and other purchasing information, subject to Section 6.6 below. The foregoing provisions shall apply whether Landlord
affirmatively seeks an accreditation, rating or certification under a Third Party Sustainability Standard and to thereafter maintain the accreditation, rating or certification, or to operate voluntarily in accordance with some or all of such Third
Party Sustainability Standards but without formally obtaining the accreditation, rating or certification. 
 (b) The parties hereto agree to
comply with all mandatory and voluntary energy, water or other conservation controls or requirements applicable to office buildings issued by the federal, state, county, municipal or other applicable governments, or any public utility or insurance
carrier including, without limitation, controls on the permitted range of temperature settings in office buildings or requirements necessitating curtailment of the volume of energy consumption or the hours of operation of the Building. Any terms or
conditions of this Lease that conflict or interfere with compliance by Landlord with such controls or requirements shall be suspended for the duration of such controls or requirements. It is further agreed that compliance with such controls or
requirements shall not be considered an eviction, actual or constructive, of Tenant from the Premises and shall not entitle Tenant to terminate this Lease or to an abatement or reduction of any rent payable hereunder. 

(c) Landlord may, at any time, install separate metering for the Premises or for any specific use within the Premises (including, without
limitation, Tenant’s information technology equipment) for electricity, water, gas, steam, or other utility usage. Such separate metering may be a direct meter, a submeter, a check meter. Any meter so installed may, at Landlord’s option,
be a “smart meter”. The cost of installation shall be a capital expense that is included in Operating Expenses on an amortized basis over the expected useful life of the meter. If such a meter is installed, Tenant shall pay for the
consumption shown on the meter plus any fee applicable to reading the meter, either directly to the third-party utility provider in the case of a direct meter or to Landlord in the case of a submeter or check meter, and Tenant shall report to
Landlord Tenant’s usage as measured by the meter. If such a meter is installed, Tenant shall thereafter not be charged as an Operating Expenses for any other tenant’s use of that utility in the other tenant’s own premises, but shall
still be charged its pro rata share for the consumption of that utility in any part of the Building that is not leased to another tenant. Landlord’s property manager shall act as Tenant’s primary contact for sustainability related matters.

 6.6 Privacy Standards. Landlord hereby acknowledges that Tenant may be required by Applicable Laws to safeguard
“protected health information” (“PHI”), as defined by the Standards for Privacy of Individually Identifiable Health Information, 45 C.F.R. Part 160 and 45 C.F.R Part 164 (the “Privacy Standards”), of its
patients in accordance with the Administrative Simplification provisions of the Health Insurance Portability and Accountability Act (“HIPAA”), from any intentional or unintentional disclosure in violation of the Privacy Standards.
The parties agree that nothing in this Lease shall create a “business associate” relationship between Landlord and Tenant, as defined by the Privacy Standards 

  
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 ARTICLE 7 

REPAIRS 
 7.1
Landlord shall maintain in good condition and operating order and keep in good repair and condition the structural portions of the Building, including the foundation, floor/ceiling slabs, roof structure (as opposed to roof membrane), curtain wall,
exterior glass and mullions, columns, beams, shafts (including elevator shafts), stairs, stairwells, elevator cab, men’s and women’s washrooms, Building mechanical, electrical and telephone closets, and all common and public areas
servicing the Building, including the parking areas, landscaping and exterior Project signage (collectively, “Building Structure”) and the Base Building mechanical, electrical, life safety, plumbing, sprinkler systems and HVAC
systems which were not constructed by Tenant Parties (collectively, the “Building Systems”) and the Common Areas. 
 7.2
Notwithstanding anything in this Lease to the contrary, Tenant shall be required to repair the Building Structure and/or the Building Systems to the extent caused due to Tenant’s use of the Premises for other than normal and customary business
office operations, unless and to the extent such damage is covered by insurance carried or required to be carried by Landlord pursuant to Article 10 and to which the waiver of subrogation is applicable (such obligation to the extent
applicable to Tenant as qualified and conditioned will hereinafter be defined as the “BS/BS Exception”). Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures, equipment, interior window
coverings, and furnishings therein, and the floor or floors of the Building on which the Premises is located, in good order, repair and condition at all times during the Lease Term, but such obligation shall not extend to the Building Structure and
the Building Systems except pursuant to the BS/BS Exception. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by
Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances, but such obligation shall not extend to the Building Structure and the Building Systems except
pursuant to the BS/BS Exception, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, after written
notice to Tenant and Tenant’s failure to repair within five (5) days thereafter, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly
established for the Building and/or the Project) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being
billed for same. All repair and maintenance performed by Tenant in the Premises shall be performed by contractors or workmen designated or approved by Landlord and must comply with Landlord’s sustainability practices, including any third-party
rating system concerning the environmental compliance of the Building or the Premises, as the same may change from time to time. Tenant is responsible for reporting lighting purchases to Landlord in a format suitable to Landlord. 

  
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 7.3 Landlord may, but shall not be required to, enter the Premises at all reasonable times
to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or
quasi-governmental authority or court order or decree; provided, however, except for (i) emergencies, (ii) repairs, alterations, improvements or additions required by governmental or quasi-governmental authorities or court order or decree, or
(iii) repairs which are the obligation of Tenant hereunder, any such entry into the Premises by Landlord shall be performed in a manner so as not to materially interfere with Tenant’s use of, or access to, the Premises; provided that, with
respect to items (ii) and (iii) above, Landlord shall use commercially reasonable efforts to not materially interfere with Tenant’s use of, or access to, the Premises. Tenant hereby waives any and all rights under and benefits of
subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 

ARTICLE 8 
 ADDITIONS
AND ALTERATIONS 
 8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations,
additions or changes to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such
Alterations, which consent shall be requested by Tenant not less than fifteen (15) Business Days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for
Landlord to withhold its consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. 

8.2 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the
Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors reasonably approved by Landlord, and
any removal and/or restoration obligations required to be performed pursuant to the TCCs of Section 8.5 of this Lease. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in
compliance with any and all Applicable Laws and pursuant to a valid building permit, issued by the City of Irvine, all in conformance with Landlord’s construction rules and regulations (and pursuant to plans and specifications that have been
approved in advance by Landlord in writing). If Landlord shall give its consent, the consent shall be deemed conditioned upon Tenant acquiring a permit to do the work from appropriate governmental agencies, the furnishing of a copy of such permit to
Landlord prior to the commencement of the work, and the compliance by Tenant with all conditions of said permit in a prompt and expeditious manner. If such Alterations will involve the use of or disturb hazardous materials or substances existing in
the Premises, Tenant shall comply with Landlord’s rules and regulations concerning such hazardous materials or substances. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with
any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant to a valid building permit, issued by the city in which the Building is located (or other applicable governmental authority), all in conformance with
Landlord’s construction rules and regulations; provided, however, that prior to commencing to construct any Alteration, Tenant shall meet with Landlord to discuss Landlord’s design parameters and code compliance issues. In the event Tenant
performs any Alterations in the Premises which require or give rise to governmentally required changes to the “Base Building,” as that term is defined below, then Landlord shall, at Tenant’s

  
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expense, make such changes to the Base Building. Since all or a portion of the Project is or may become in the future certified under the LEED rating system (or other applicable certification
standard) (all in Landlord’s sole and absolute discretion), Tenant expressly acknowledges and agrees that without limitation as to other grounds for Landlord withholding its consent to any proposed Alteration, Landlord shall have the right to
withhold its consent to any proposed Alteration in the event that such Alteration is not compatible with such certification or recertification of the Project under such LEED rating system (or other applicable certification standard). The
“Base Building” shall include the structural portions of the Building, and the public restrooms not located within or exclusively serving the Premises, elevators, exit stairwells and the systems and equipment located in the internal
core of the Building on the floor or floors on which the Premises is located. In performing the work of any such Alterations, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by
any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the Project. Tenant shall retain any union trades to the extent designated by Landlord. Further, Tenant shall not use (and upon notice from
Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in
or about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder
of the County of Irvine in accordance with Section 8182 of the Civil Code of the State of California or any successor statute, and as a condition precedent to the enforceability and validity of Landlord’s consent, Tenant shall deliver to
Landlord reproducible copies of the “as built/record” drawings for the Alterations, in .pdf format, as well as all permits, approvals and other documents issued by any governmental agency in connection with the Alterations. 

8.3 Payment for Improvements. With respect to payments to be made to Tenant’s contractors for any Alterations, Tenant shall
(i) comply with Landlord’s requirements for final lien releases and waivers in connection with Tenant’s payment for work to contractors, and (ii) sign Landlord’s standard contractor’s rules and regulations. In addition,
in connection with all Alterations, Tenant shall pay Landlord an oversight fee equal to four percent (4%) of Tenant’s out- of-pocket costs of the work, and
reimburse Landlord for Landlord’s reasonable, actual, out-of- pocket costs and expenses actually incurred in connection with Landlord’s review of such work.

 8.4 Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant
makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s Risk” insurance in an amount reasonably approved by Landlord covering the construction of
such Alterations, and such other insurance as Landlord may reasonably require, including without limitation the commercial general liability insurance limits per applicable construction trade as set forth on Exhibit H attached hereto and made
a part hereof, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its reasonable discretion, require
Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a
co-obligee. 

  
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 8.5 Landlord’s Property. Landlord and Tenant hereby acknowledge and agree
that (i) all Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises (excluding Tenant’s removable trade fixtures, furniture or
non-affixed office equipment), from time to time, shall be at the sole cost of Tenant and shall be and become part of the Premises and the property of Landlord, and (ii) the “Improvements” (as
that term is defined in Section 1 of the Work Letter) to be constructed in the Premises pursuant to the TCCs of the Work Letter shall, upon completion of the same, be and become a part of the Premises and the property of
Landlord. Furthermore, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove any Alterations or improvements in the
Premises (including, without limitation, the Improvements), and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a building standard improved condition as determined by
Landlord; provided, however, if, in connection with its notice to Landlord with respect to any such Alterations, (x) Tenant requests Landlord’s decision with regard to the removal of such Alterations, and (y) Landlord
thereafter agrees in writing to waive the removal requirement with regard to such Alterations, then Tenant shall not be required to so remove such Alterations; provided further, however, that if Tenant requests such a determination from Landlord and
Landlord, within ten (10) Business Days following Landlord’s receipt of such request from Tenant with respect to Alterations, fails to address the removal requirement with regard to such Alterations, Landlord shall be deemed to have agreed
to waive the removal requirement with regard to such Alterations. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations or improvements in the Premises, and/or to return the affected portion of
the Premises to a building standard improved condition as determined by Landlord, then at Landlord’s option, either (A) Tenant shall be deemed to be holding over in the Premises and Rent shall continue to accrue in accordance with the
terms of Article 16, below, until such work shall be completed, and/or (B) Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost,
obligation, expense or claim of lien in any manner relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive
the expiration or earlier termination of this Lease. 
 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs)
arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work on the Premises (or such additional time as may be necessary under applicable laws) to afford
Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within five (5) days after notice by
Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount so paid shall be

  
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deemed Additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant
to do any act which shall subject Landlord’s title to the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises
arising in connection with any such work or respecting the Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all
respects be subordinate to Landlord’s title to the Project, Building and Premises. 
 ARTICLE 10 

INDEMNIFICATION AND INSURANCE 

10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the
Premises from any cause whatsoever and agrees that Landlord, any Project Association, and their respective partners and subpartners, and each of their respective officers, agents, servants, employees, and independent contractors (collectively,
“Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other
persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from and against any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable
attorneys’ fees) incurred in connection with or arising from: (a) any causes in, on or about the Premises; (b) the use or occupancy of the Premises by Tenant or any person claiming under Tenant; (c) any activity, work, or thing
done, or permitted or suffered by Tenant in or about the Premises; (d) any acts, omission, or negligence of Tenant or any person claiming under Tenant, or the contractors, agents, employees, invitees, or visitors of Tenant or any such person,
in, on or about the Project (collectively, “Tenant Parties”); (e) any breach, violation, or non-performance by Tenant or any person claiming under Tenant or the employees, agents, contractors,
invitees, or visitors of Tenant or any such person of any term, covenant, or provision of this Lease or any law, ordinance, or governmental requirement of any kind; (f) any injury or damage to the person, property, or business of Tenant, its
employees, agents, contractors, invitees, visitors, or any other person entering upon the Premises under the express or implied invitation of Tenant; or (g) the placement of any personal property or other items within the Premises. Should
Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without
limitation, its actual reasonable professional fees such as appraisers’, accountants’ and attorneys’ fees. Further, Tenant’s agreement to indemnify Landlord pursuant to this Section 10.1 is not intended
and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease, to the extent such policies cover the matters subject to Tenant’s indemnification
obligations; nor shall they supersede any inconsistent agreement of the parties set forth in any other provision of this Lease. Except to the extent caused by Tenant’s or any Tenant Parties’ negligence or willful misconduct, subject to
Section 10.5 below (and the other limitations on Landlord’s liability expressly set forth in this Lease), Landlord hereby agrees to indemnify, protect, defend and hold harmless Tenant Parties from any and all loss, cost, damage, expense
and liability (including without limitation court costs and reasonable attorneys’ fees) resulting from actual or threatened claims by third parties arising in connection with the negligence, or willful misconduct of the Landlord Parties. The
provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or
termination. 

  
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 10.2 Tenant’s Compliance With Landlord’s Fire and Casualty
Insurance. Tenant shall, at Tenant’s expense, comply with Landlord’s insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such
insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of
Fire Underwriters) and with any similar body. 
 10.3 Tenant’s Insurance. Throughout the Lease Term, Tenant shall maintain
the following coverages in the following amounts. The required evidence of coverage must be delivered to Landlord on or before the date required under Section 10.4(I) sub-sections
(x) and (y), or Section 10.4(II) below (as applicable). Such policies shall be for a term of at least one (1) year, or the length of the remaining term of this Lease, whichever is less. 

10.3.1 Commercial General Liability Insurance, including Broad Form contractual liability covering the insured against claims of bodily injury,
personal injury and property damage (including loss of use thereof) based upon or arising out of Tenant’s operations, occupancy or maintenance of the Project and all areas appurtenant thereto. Such insurance shall be written on an
“occurrence” basis. Landlord and any other party the Landlord so specifies that has a material financial interest in the Project, including Landlord’s managing agent, ground lessor and/or lender, if any, shall be named as additional
insureds as their interests may appear using Insurance Service Organization’s form CG2011 or a comparable form approved by Landlord. Tenant shall provide an endorsement or policy excerpt showing that Tenant’s coverage is primary and any
insurance carried by Landlord shall be excess and non-contributing. The coverage shall also be extended to include damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any
intra-insured exclusions as between insured persons or organizations. This policy shall include coverage for all liabilities assumed under this Lease as an insured contract for the performance of all of Tenant’s indemnity obligations under this
Lease. The limits of said insurance shall not, however, limit the liability of Tenant nor relieve Tenant of any obligation hereunder. Limits of liability insurance shall not be less than the following: 

 

			
	 Bodily Injury and Property Damage Liability
	  	 $2,000,000 per occurrence and

$2,000,000 general aggregate

	 Personal Injury and Advertising Liability
	  	 $2,000,000 per occurrence and

$2,000,000 general aggregate

	 Tenant Legal Liability/Damage to Rented Premises Liability
	  	$2,000,000 each occurrence
	 Umbrella Liability (Excess Liability)
	  	$5,000,000.00 per occurrence

  
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 10.3.2 Property Insurance covering (i) all office furniture, personal property,
business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s business personal property on the Premises installed by, for, or at the expense of Tenant, (ii) the
Improvements, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and (iii) all Alterations performed in the Premises. Such
insurance shall be written on a Special Form basis, for the full replacement cost value (subject to reasonable deductible amounts), without deduction for depreciation of the covered items and in amounts that meet any
co-insurance clauses of the policies of insurance and shall include coverage for (a) all perils included in the CP 10 30 04 02 Coverage Special Form, (b) water damage from any cause whatsoever,
including, but not limited to, sprinkler leakage, bursting, leaking or stoppage of any pipes, explosion, and backup or overflow from sewers or drains, and (c) terrorism (to the extent such terrorism insurance is available as a result of the
Terrorism Risk Insurance Act of 2002 (Pub. L. 107-297, 116 Stat. 2322), the Terrorism Risk Insurance Program Reauthorization Act of 2005 (Pub. l. 109-144), and the
Terrorism Risk Insurance Program Reauthorization Act of 2007 (Pub. L. 110-160, 121 Stat. 183), any successor statute or regulation, or is otherwise available at commercially reasonable rates). 

10.3.2.1 Increase in Project’s Property Insurance. Tenant shall pay for any increase in the premiums for the property
insurance of the Project if said increase is caused by Tenant’s acts, omissions, use or occupancy of the Premises. 
 10.3.2.2
Property Damage. Tenant shall use the proceeds from any such insurance for the replacement of personal property, trade fixtures, Improvements, Original Improvements and Alterations. 

10.3.2.3 No Representation of Adequate Coverage. Landlord makes no representation that the limits or forms of coverage of
insurance specified herein are adequate to cover Tenant’s property, business operations or obligations under this Lease. 
 10.3.2.4
Property Insurance Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by insurance carriers to the extent above provided (and, in the case of Tenant, by an insurance carrier satisfying the
requirements of Section 10.4(i) below), and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss to the extent that such
coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other (and Tenant hereby waives its rights and claims against any Project Association) for such losses, and waive all rights of subrogation
of their respective insurers. Landlord and Tenant hereby represent and warrant that their respective “all risk” property insurance policies include a waiver of (i) subrogation by the insurers, and (ii) all rights based upon an
assignment from its insured, against Landlord and/or any of the Landlord Parties or Tenant and/or any of the Tenant Parties (as the case may be) in connection with any property loss risk thereby insured against. Tenant will cause all subtenants and
licensees of the Premises claiming by, under, or through Tenant to execute and deliver to Landlord a waiver of claims similar to the waiver in this Section 10.3.2.4 and to obtain such waiver of subrogation rights
endorsements. If either party hereto fails to maintain the waivers set forth in items (i) and (ii) above, the party not maintaining the requisite waivers shall indemnify, defend, protect, and hold harmless the other party for, from and against
any and all claims, losses, costs, damages, expenses and liabilities (including, without limitation, court costs and reasonable attorneys’ fees) arising out of, resulting from, or relating to, such failure. 

  
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 10.3.3 Business Income Interruption for one (1) year plus Extra Expense insurance in
such amounts as will reimburse Tenant for actual direct or indirect loss of earnings attributable to the risks outlined in Section 10.3.2 above. 

10.3.4 Worker’s Compensation or other similar insurance pursuant to all applicable state and local statutes and regulations, and
Employer’s Liability with minimum limits of not less than $1,000,000 each accident/employee/disease. 
 10.3.5 Commercial Automobile
Liability Insurance covering all Owned (if any), Hired, or Non-owned vehicles with limits not less than $1,000,000 combined single limit for bodily injury and property damage. 

10.4 Form of Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit
the liability of Tenant under this Lease. Such insurance shall (i) be issued by an insurance company having an AM Best rating of not less than A-X (or to the extent AM Best ratings are no longer
available, then a similar rating from another comparable rating agency), or which is otherwise acceptable to Landlord and licensed to do business in the State of California, (ii) be in form and content reasonably acceptable to Landlord and
complying with the requirements of Section 10.3 (including, Sections 10.3.1 through 10.3.5), (iii) Tenant shall not do or permit to be done anything which invalidates the required insurance policies, and
(iv) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord, the identity of whom has been provided to Tenant
in writing. Tenant shall deliver said policy or policies or certificates thereof and applicable endorsements which meet the requirements of this Article 10 to Landlord on or before (I) the earlier to occur of: (x) the Lease
Commencement Date, and (y) the date Tenant and/or its employees, contractors and/or agents first enter the Premises for occupancy, construction of improvements, alterations, or any other move-in
activities, and (II) five (5) Business Days after the renewal of such policies. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificates and applicable endorsements, Landlord may, at its option,
after written notice to Tenant and Tenant’s failure to obtain such insurance within five (5) days thereafter, procure such policies for the account of Tenant and the sole benefit of Landlord, and the cost thereof shall be paid to Landlord
after delivery to Tenant of bills therefor. 
 10.5 Additional Insurance Obligations. Tenant shall carry and maintain during
the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable
amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord. 

  
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 10.6 Third-Party Contractors. Tenant shall obtain and deliver to Landlord,
Third Party Contractor’s certificates of insurance and applicable endorsements at least seven (7) Business Days prior to the commencement of work in or about the Premises by any vendor or any other third-party contractor (collectively, a
“Third Party Contractor”). All such insurance shall (a) name Landlord as an additional insured under such party’s liability policies as required by Section 10.3.1 above and this
Section 10.6, (b) provide a waiver of subrogation in favor of Landlord under such Third Party Contractor’s commercial general liability insurance, (c) be primary and any insurance carried by Landlord shall be
excess and non-contributing, and (d) comply with Landlord’s minimum insurance requirements, including, without limitation, the insurance limits set forth on Exhibits H and I attached hereto. 

ARTICLE 11 
 DAMAGE
AND DESTRUCTION 
 11.1 Repair of Damage to Premises by Landlord. If the Base Building or any Common Areas serving or
providing access to the Premises shall be damaged by a fire or any other casualty (collectively, a “Casualty”), Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond
Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the same condition of the Base Building and the Common Areas
prior to the Casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, which are
consistent with the character of the Project, provided that access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Tenant shall promptly notify Landlord upon becoming aware of the occurrence of any
damage to the Premises resulting from a Casualty, and Tenant shall promptly inform its insurance carrier of any such damage. Upon notice (the “Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to
any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3 of this Lease, and Landlord shall repair any injury or damage to the Improvements and the
Original Improvements installed in the Premises and shall return such Improvements and the Original Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by
Landlord from Tenant’s insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the
Landlord Repair Notice within sixty (60) days following the date the Casualty becomes known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or damage to the Improvements and the Original Improvements installed in the
Premises and shall return such Improvements and Original Improvements to their original condition. Whether or not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for
Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to
Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such Casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy,
and the Premises is not occupied by Tenant as a result thereof, then during the time and to the extent the Premises is unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises
which is unfit for occupancy for the purposes permitted under this Lease bears to the total rentable square feet of the Premises. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant
to the preceding sentence shall terminate as of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 

  
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 11.2 Landlord’s Option to Repair. Notwithstanding the terms of
Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty
(60) days after the date of discovery of the damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by Casualty,
whether or not the Premises is affected, and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within two hundred seventy (270) days after the date of
discovery of the damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the
insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies; (iv) Landlord decides to
rebuild the Building or Common Areas so that they will be substantially different structurally or architecturally; (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other portion of
the Project, other than Landlord, does not intend to repair the damage to such portion of the Project; provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and
the repairs cannot, in the reasonable opinion of Landlord, be completed within two hundred seventy (270) days after being commenced, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than ninety
(90) days after the date of such damage, to terminate this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after
the date such notice is given by Tenant. Furthermore, if neither Landlord nor Tenant has terminated this Lease, and the repairs are not actually completed within the period of time originally estimated by Landlord, Tenant shall have the right to
terminate this Lease during the first five (5) Business Days of each calendar month following the end of such period until such time as the repairs are complete, by notice to Landlord (the “Damage Termination Notice”),
effective as of a date set forth in the Damage Termination Notice (the “Damage Termination Date”), which Damage Termination Date shall not be less than ten (10) Business Days following the end of each such month.
Notwithstanding the foregoing, if Tenant delivers a Damage Termination Notice to Landlord, then Landlord shall have the right to suspend the occurrence of the Damage Termination Date for a period ending thirty (30) days after the Damage
Termination Date set forth in the Damage Termination Notice by delivering to Tenant, within five (5) Business Days of Landlord’s receipt of the Damage Termination Notice, a certificate of Landlord’s contractor responsible for the
repair of the damage certifying that it is such contractor’s good faith judgment that the repairs shall be substantially completed within thirty (30) days after the Damage Termination Date. If repairs shall be substantially completed prior
to the expiration of such thirty-day period, then the Damage Termination Notice shall be of no force or effect, but if the repairs shall not be substantially completed within such thirty-day period, then this Lease shall terminate upon the expiration of such thirty-day period. At any time, from time to time, after the date occurring sixty (60) days
after the date of the damage, Tenant may request that Landlord inform Tenant of Landlord’s reasonable opinion of the date of completion of the repairs and Landlord shall respond to such request within five (5) Business Days.
Notwithstanding the 

  
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provisions of this Section 11.2, Tenant shall have the right to terminate this Lease under this Section 11.2 only if each of the following
conditions is satisfied: (a) the damage to the Project by Casualty was not caused by the gross negligence or intentional act of Tenant or its partners or subpartners and their respective officers, agents, servants, employees, and independent
contractors; (b) Tenant is not then in default under this Lease; (c) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (d) as a result of the damage to the Project, Tenant does not occupy or
use the Premises at all. In the event this Lease is terminated in accordance with the terms of this Section 11.2, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to
Tenant under Tenant’s insurance required under items (ii) and (iii) of Section 10.3.2 of this Lease. 

11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express
agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation,
Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter
in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

11.4 Event of Casualty. Tenant hereby acknowledges and agrees that a Casualty shall occur only where the physical or structural
integrity of the Premises or Building has been damaged or destroyed, and that a Casualty shall in no event occur as a result of (i) a governmentally mandated closure of the Premises, Building and/or Project and/or of Tenant’s business for
the purpose of protecting public health and safety (including, without limitation, to protect against acts of war or the spread of communicable diseases or infestations), or (ii) Tenant’s inability to use the Premises or any other space
leased by Tenant from Landlord at the Project, to the extent such space remains undamaged by any Casualty. 
 ARTICLE 12 

NONWAIVER 
 No
provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be
a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant
or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the
Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length
of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that
after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.

  
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 ARTICLE 13 

CONDEMNATION 
 If
the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or
condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord (or any Project Association) shall grant a deed or other
instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five percent (25%) of
the rentable square feet of the Premises is taken, or if access to the Premises is substantially impaired (and suitable reasonable alternative access is not available), in each case for a period in excess of ninety (90) days, Tenant shall have
the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such
taking and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures
belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the
Building or Project or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent
shall be proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article
13, in the event of a temporary taking of all or any portion of the Premises for a period of ninety (90) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such
taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such
temporary taking. Tenant hereby acknowledges and agrees that a governmentally mandated closure of the Premises, Building and/or Project and/or of Tenant’s business for the purpose of protecting public health and safety (including, without
limitation, to protect against acts of war or the spread of communicable diseases or infestations) shall not constitute a temporary Taking for “public use” entitling Tenant to an abatement of Rent, award or any other remedy under this
Lease, at law or in equity. 

  
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 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber,
or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter
into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to
collectively as “Transfers” and any person or entity to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any
Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred
eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the
consideration therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy
of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, provided that
Landlord shall have the right to require Tenant to utilize Landlord’s standard Transfer documents in connection with the documentation of such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer,
partner or owner thereof, business credit and personal references and history of the proposed Transferee and any other information required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation
of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space and (v) an executed estoppel certificate from Tenant in the form attached hereto as Exhibit E. Any Transfer made without
Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer,
Tenant shall pay Landlord’s review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’ fees) incurred by
Landlord, within thirty (30) days after written request by Landlord. 
 14.2 Landlord’s Consent. Landlord shall not
unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that
it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply: 

14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the
Project, or would be a significantly less prestigious occupant of the Building than Tenant; 

  
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 14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted
under this Lease or will cause the Building or any part thereof not to conform with the environmental and green building clauses in this Lease; 

14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.4 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken
in connection with the Transfer on the date consent is requested; 
 14.2.5 The proposed Transfer would cause a violation of another lease
for space in the Project, or would give an occupant of the Project a right to cancel its lease; 
 14.2.6 The terms of the proposed Transfer
will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or 

14.2.7 Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common
control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent, or (ii) is negotiating with Landlord to lease space in the Project at such time, or (iii) has negotiated with Landlord
during the twelve (12)-month period immediately preceding the Transfer Notice; or 
 14.2.8 The Transferee does not intend to occupy the
entire Premises and conduct its business therefrom for a substantial portion of the term of the Transfer. 
 If Landlord
consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six
(6) months after Landlord’s consent, but not later than the expiration of said six (6)-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the
Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice (i) such that
Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more favorable to the Transferee than the terms set
forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of recapture, if any, under
Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under this
Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies shall be a declaratory judgment and an injunction for the relief sought without any monetary damages, and Tenant
hereby waives the provisions of Section 1995.310 of the California Civil Code, or any successor statute, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the
extent permitted under all applicable laws, on behalf of the proposed Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages, costs, expenses, causes of action and proceedings
involving any third party or parties (including without limitation Tenant’s proposed subtenant or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of Landlord’s consent. 

  
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 14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition
thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such
Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease
during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and improvements to the Premises in
connection with the Transfer, (ii) any free base rent or other economic concessions reasonably provided to the Transferee, and (iii) any brokerage commissions in connection with the Transfer. “Transfer Premium” shall also
include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for
assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. 
 14.4
Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of
any Transfer Notice, to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer until the
last day of the term of the Transfer as set forth in the Transfer Notice (or at Landlord’s option, shall cause the Transfer to be made to Landlord or its agent, in which case the parties shall execute the Transfer documentation promptly
thereafter). In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in
proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the
same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to
Transfer the Subject Space to the proposed Transferee, subject to provisions of this Article 14. 
 14.5 Effect of
Transfer. If Landlord consents to a Transfer, (i) the TCCs of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a
Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon
Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from
such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant 

  
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or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the
right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall,
within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit. 

14.6 Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant
is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of more than fifty percent (50%) or more of the partners, or transfer of more than fifty percent (50%) or more of partnership interests, within a twelve
(12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the
counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant or (B) the sale or other transfer of an aggregate of more than fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family
members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of an aggregate of more than fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a
twelve (12)-month period. 
 14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the
provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require
that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease)
until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all
obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of
any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of
Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also
consents to such Transfer. 
 14.8 Deemed Consent Transfers. Notwithstanding anything to the contrary contained in this Lease,
(A) an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant as of the date of this Lease), (B) a sale of corporate shares of
capital stock in Tenant in connection with an initial public offering of Tenant’s stock on a nationally-recognized stock exchange, (C) an assignment of the Lease to an entity which acquires all or substantially all of the stock or assets
of Tenant, or (D) an assignment of the Lease to an entity which is the resulting entity of a merger or consolidation of Tenant during the Lease Term, shall not be deemed a Transfer requiring 

  
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Landlord’s consent under this Article 14 (any such assignee or sublessee described in items (A) through (D) of this Section 14.8 hereinafter referred to
as a “Permitted Transferee”), provided that (i) Tenant notifies Landlord at least thirty (30) days prior to the effective date of any such assignment or sublease and promptly supplies Landlord with any documents or
information reasonably requested by Landlord regarding such Transfer or Permitted Transferee as set forth above, (ii) Tenant is not in default, beyond the applicable notice and cure period, and such assignment or sublease is not a subterfuge by
Tenant to avoid its obligations under this Lease, (iii) such Permitted Transferee shall be of a character and reputation consistent with the quality of the Building, (iv) such Permitted Transferee shall have a tangible net worth (not
including goodwill as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal to the greater of (1) the Net Worth of Original Tenant on the date of this Lease, and
(2) the Net Worth of Tenant on the day immediately preceding the effective date of such assignment or sublease, (v) no assignment or sublease relating to this Lease, whether with or without Landlord’s consent, shall relieve Tenant
from any liability under this Lease, and (vi) the liability of such Permitted Transferee under either an assignment or sublease shall be joint and several with Tenant. An assignee of Tenant’s entire interest in this Lease who qualifies as
a Permitted Transferee may also be referred to herein as a “Permitted Transferee Assignee.” “Control,” as used in this Section 14.8, shall mean the ownership, directly or indirectly, of
more than fifty percent (50%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of more than fifty percent (50%) of the voting interest in, any person or entity. 

ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP 

AND REMOVAL OF TRADE FIXTURES 

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

15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease,
Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant,
reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, in addition to Tenant’s obligations under Section 29.32, below,
Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of furniture, equipment, business and trade 

  
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fixtures, free-standing cabinet work, server and telephone equipment, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in
the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, such removal to be performed in an environmentally sustainable manner including recycling or re-use in accordance with LEED-EB and O&M sustainability practices and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such
removal. 
 ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term with the express written consent of Landlord, such tenancy shall be from month-to-month only, and shall not
constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate of one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under
this Lease (with a full month of holdover rent to be payable with respect to each calendar month, or portion thereof, of any holdover period, without proration for any partial month). Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. If Tenant holds over after the expiration of the Lease Term without the express written consent
of Landlord, such tenancy shall be a tenancy at sufferance, and shall not constitute a renewal hereof or an extension for any further term, and in such case damages in any action to recover possession of the Premises shall be calculated at a rate
equal to the greater of (i) one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease (calculated on a per diem basis) or (ii) the fair market rental rate for the Premises
as of the commencement of such holdover period with a full month of holdover rent to be payable with respect to each calendar month, or portion thereof, of any hold over period, without proration for any partial month). Nothing contained in this
Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to vacate and deliver possession of the Premises to Landlord as provided in this Lease upon the
expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant holds over without
Landlord’s express written consent, and tenders payment of rent for any period beyond the expiration of the Lease Term by way of check (whether directly to Landlord, its agents, or to a lock box) or wire transfer, Tenant acknowledges and agrees
that the cashing of such check or acceptance of such wire shall be considered inadvertent and not be construed as creating a month-to-month tenancy, provided Landlord
refunds such payment to Tenant promptly upon learning that such check has been cashed or wire transfer received. Tenant acknowledges that any holding over without Landlord’s express written consent may compromise or otherwise affect
Landlord’s ability to enter into new leases with prospective tenants regarding the Premises. Therefore, if Tenant fails to vacate and deliver the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to
Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from and against all claims made by any succeeding tenant founded upon such failure to vacate and deliver, and any losses suffered by Landlord, including
lost profits, resulting from such failure to vacate and deliver. Tenant agrees that any proceedings necessary to recover possession of the Premises, whether before or after expiration of the Lease Term, shall be considered an action to enforce the
terms of this Lease for purposes of the awarding of any attorney’s fees in connection therewith. 

  
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 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel
certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any portion thereof),
indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by
any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, Landlord may require Tenant to
provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be prepared in accordance with generally accepted accounting principles and,
if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of
the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 

ARTICLE 18 

SUBORDINATION 

This Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the lien
of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances
made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease
be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or
lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s
occupancy, so long as Tenant timely pays the rent and observes and performs the TCCs of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any lienholder. Tenant shall,
within five (5) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds,
ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations
of Tenant hereunder in the event of any foreclosure proceeding or sale. 

  
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 ARTICLE 19 

DEFAULTS; REMEDIES 

19.1 Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless
such failure is cured within ten (10) days after receipt of written notice said amounts are due; or 
 19.1.2 Except where a specific
time period is otherwise set forth for Tenant’s performance in this Lease, in which event the failure to perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by
Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if
the nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds
to rectify and cure such default, but in no event exceeding a period of time in excess of sixty (60) days after written notice thereof from Landlord to Tenant; or 

19.1.3 To the extent permitted by law, (i) Tenant or any guarantor of this Lease being placed into receivership or conservatorship, or
becoming subject to similar proceedings under Federal or State law, or (ii) a general assignment by Tenant or any guarantor of this Lease for the benefit of creditors, or (iii) the taking of any corporate action in furtherance of
bankruptcy or dissolution whether or not there exists any proceeding under an insolvency or bankruptcy law, or (iv) the filing by or against Tenant or any guarantor of any proceeding under an insolvency or bankruptcy law, unless in the case of
such a proceeding filed against Tenant or any guarantor the same is dismissed within sixty (60) days, or (v) the appointment of a trustee or receiver to take possession of all or substantially all of the assets of Tenant or any guarantor,
unless possession is restored to Tenant or such guarantor within thirty (30) days, or (vi) any execution or other judicially authorized seizure of all or substantially all of Tenant’s assets located upon the Premises or of
Tenant’s interest in this Lease, unless such seizure is discharged within thirty (30) days; or 
 19.1.4 Abandonment or vacation of
all or a substantial portion of the Premises by Tenant; or 
 19.1.5 The failure by Tenant to observe or perform according to the provisions
of Articles 5, 14, 17 or 18 of this Lease where such failure continues for more than two (2) Business Days after notice from Landlord; or 

19.1.6 Tenant’s failure to occupy the Premises within ten (10) Business Days after the Lease Commencement Date. 

  
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 The notice periods provided herein are in lieu of, and not in addition to, any notice
periods provided by law. 
 19.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant, Landlord shall
have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be
cumulative and nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately
surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant
and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages therefor; and Landlord may recover from Tenant the following: 

(a) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 

(b) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of
award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (c) The worth at the time of
award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(d) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or
any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

(e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by
applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be and to mean
all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(a) and (b), above, the “worth at the time of award” shall be computed by
allowing interest at the Interest Rate. As used in Section 19.2.1(c), above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code
Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations).

  
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Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and
remedies under this Lease, including the right to recover all rent as it becomes due. 
 19.2.3 Landlord shall at all times have the rights
and remedies (which shall be cumulative with each other and cumulative and in addition to those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or
notice except as required by applicable law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

19.3 Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set
forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s
sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements,
Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

19.4 Form of Payment After Default. Following the occurrence of an event of default by Tenant, Landlord shall have the right to
require that any or all subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution acceptable to
Landlord, or by other means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form. 
 19.5
Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect Landlord’s interests hereunder, or
any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in
part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease. 

19.6 Landlord Default. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall be in default in the
performance of any obligation required to be performed by Landlord pursuant to this Lease if Landlord fails to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure
to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default under this Lease if it shall commence such performance
within such thirty (30) day period and thereafter diligently pursues the same to completion. Upon any such default by Landlord under this Lease, Tenant may, except as otherwise specifically provided in this Lease to the contrary, exercise any
of its rights provided at law or in equity. 

  
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 ARTICLE 20 

COVENANT OF QUIET ENJOYMENT 

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

ARTICLE 21 
 SECURITY
DEPOSIT 
 Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the
“Security Deposit”) in the amount set forth in Section 9 of the Summary, as security for the faithful performance by Tenant of all of its obligations under this Lease. If Tenant defaults with respect to any
provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, Landlord may, without notice to Tenant, but shall not be required to apply all or
any part of the Security Deposit for the payment of any Rent or any other sum in default and Tenant shall, upon demand therefor, restore the Security Deposit to its original amount. Any unapplied portion of the Security Deposit shall be returned to
Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant
hereby irrevocably waives and relinquishes any and all rights, benefits, or protections, if any, Tenant now has, or in the future may have, under Section 1950.7 of the California Civil Code, any successor statute, and all
other provisions of law, now or hereafter in effect, including, but not limited to, any provision of law which (i) establishes the time frame by which a landlord must refund a security deposit under a lease, or (ii) provides that a
landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant, or to clean the subject premises. Tenant acknowledges and agrees that (A) any
statutory time frames for the return of a security deposit are superseded by the express period identified in this Article 21, above, and (B) rather than be so limited, Landlord may claim from the Security Deposit (i) any and all
sums expressly identified in this Article 21, above, and (ii) any additional sums reasonably necessary to compensate Landlord for any and all losses or damages caused by Tenant’s default of this Lease, including, but not limited to,
all damages or rent due upon termination of this Lease pursuant to Section 1951.2 of the California Civil Code. 

  
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 ARTICLE 22 

INTENTIONALLY OMITTED 

ARTICLE 23 
 SIGNS

 23.1 Identification Signage. Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost,
and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord’s Building standard signage program. 

23.2 Building Directory. A building directory is located in the lobby of the Building. Tenant shall have the right, at
Tenant’s sole cost and expense, to designate one (1) name strip on such directory, and any subsequent changes to Tenant’s name strip shall be at Tenant’s sole cost and expense following Tenant’s receipt of Landlord’s
consent thereto (which consent may be withheld in Landlord’s sole and absolute discretion). 
 23.3 Prohibited Signage and Other
Items. Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install
any signs on the exterior or roof of the Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of
the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion. 
 23.4 Compliance.
Notwithstanding anything to the contrary herein, all of Tenant’s signage must strictly comply with the requirements of the Irvine Signage Supplemental Use District and other applicable provisions of the municipal code of the City of Irvine, as
well as the Project’s standard signage program and all Applicable Laws, and shall be subject in all respects to Landlord’s prior written approval. 

ARTICLE 24 

COMPLIANCE WITH LAW 

Landlord shall comply with all Applicable Laws relating to the Base Building, provided that compliance with such Applicable Laws is not the
responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially
affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees. Landlord shall be permitted to include in Operating Expenses any costs or expenses incurred by Landlord under this Article 24 to
the extent not prohibited by the terms of Section 4.2.4 above. For purposes of Section 1938(a) of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Premises have
not undergone inspection by a Certified Access Specialist (CASp). As required by Section 1938(e) of the California Civil Code, Landlord hereby states as follows: “A Certified Access Specialist (CASp) can inspect the subject premises and
determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does 

  
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not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for
the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection,
and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.” In furtherance of the foregoing, Landlord and Tenant hereby agree as follows: (a) any CASp inspection
requested by Tenant shall be conducted, at Tenant’s sole cost and expense, by a CASp designated by Landlord, subject to Landlord’s reasonable rules and requirements; (b) Tenant, at its sole cost and expense, shall be responsible for
making any improvements or repairs within the Premises to correct violations of construction-related accessibility standards; and (c) if anything done by or for Tenant in its use or occupancy of the Premises shall require any improvements or
repairs to the Building or Project (outside the Premises) to correct violations of construction- related accessibility standards, then Tenant shall reimburse Landlord upon demand, as Additional Rent, for the cost to Landlord of performing such
improvements or repairs. Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way conflict with any law, statute, ordinance or other governmental or quasi-governmental rule, regulation,
directive or requirement (whether at the federal, State, County or municipal level) now in force or which may hereafter be enacted or promulgated (including, without limitation, any such governmental regulations related to disabled access, any
matters of record pertaining to the Building or the Project, and any requirements associated with any entitlements or other approvals with respect to the Building or the Project (collectively, “Applicable Laws”). At its sole cost
and expense, Tenant shall promptly comply with all Applicable Laws (including the making of any alterations to the Premises required by Applicable Laws) which relate to (i) Tenant’s use of the Premises, (ii) the Alterations or the
Original Improvements in the Premises, or (iii) the Base Building, but, as to the Base Building, only to the extent such obligations are triggered by Tenant’s Alterations, the Original Improvements, or use of the Premises for non-general office use. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement
of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The judgment of any court of competent jurisdiction
or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. 

ARTICLE 25 
 LATE
CHARGES 
 If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee
when due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder;
provided, however, with regard to the first such failure in any twelve (12) month period, Landlord will waive such late charge to the extent Tenant cures such failure within five (5) Business Days following Tenant’s receipt of written
notice from Landlord that the same was not received when due. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s 

  
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other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described
above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after the date they are due shall bear interest from the date when due until paid at the “Interest Rate.” For purposes of this Lease, the
“Interest Rate” shall be an annual rate equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication H.15(519), published weekly (or such other
comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published), plus eight (8) percentage points, and (ii) the highest rate permitted by applicable law. 

ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by
Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in
excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on
Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to
Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the
provisions of Section 26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred
by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended.
Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 

ARTICLE 27 
 ENTRY BY
LANDLORD 
 Landlord reserves the right at all reasonable times (during Building Hours with respect to items (i) and (ii)
below) and upon at least twenty-four (24) hours prior notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective
mortgagees, ground or underlying lessors or insurers, or during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the
Building, or for structural alterations, repairs or improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the Premises at any time
to (A) perform services required of Landlord, including janitorial 

  
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service; (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform. Landlord may make any
such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes; provided, however, except for (x) emergencies, (y) repairs,
alterations, improvements or additions required by governmental or quasi-governmental authorities or court order or decree, or (z) repairs which are the obligation of Tenant hereunder, any such entry shall be performed in a manner so as
not to unreasonably interfere with Tenant’s use of the Premises and shall be performed after normal business hours if reasonably practical. With respect to items (y) and (z) above, Landlord shall use commercially reasonable
efforts to not materially interfere with Tenant’s use of, or access to, the Premises. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of
occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and
special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner
hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as
obligating Landlord to perform any repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 

ARTICLE 28 
 TENANT
PARKING 
 Tenant shall be entitled but not obligated to rent from Landlord, on a monthly basis throughout the Lease Term,
commencing on the Lease Commencement Date, the amount of unreserved parking passes (and, if elected, up to the number of Reserved Passes) set forth in Section 10 of the Summary (collectively, “Tenant’s Parking
Passes”), which parking passes shall pertain to the Project’s parking structure. All of Tenant’s Parking Passes (including, without limitation, the Reserved Passes if applicable), shall be provided within the Project parking
facility on a monthly basis, and Tenant shall have the right to increase or decrease the number of any Reserved Passes which Tenant elects to rent, up to the maximum number of such passes set forth in Section 10 of the
Summary, upon at least thirty (30) days’ prior written notice to Landlord. Tenant shall pay Landlord (or its designee) for the parking passes it elects to rent on a monthly basis at the following monthly parking rates during the initial
Lease Term: (i) $75.00 for unreserved parking passes and (ii) $150.00 for Reserved Passes. Following the initial Lease Term, Tenant shall pay to Landlord (or its designee) for the parking passes Tenant elects to rent on a monthly basis at the
prevailing rate charged by Landlord from time to time at the location of such parking passes. In addition to any fees that may be charged to Tenant in connection with its parking of automobiles in the Project parking structure, Tenant shall be
responsible for the full amount of any taxes imposed by any governmental authority in connection with the renting of such parking passes by Tenant or the use of the parking facility by Tenant. Tenant’s continued right to use the parking passes
is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other identification
system established by 

  
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Landlord or any Project Association, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default
under this Lease. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring
any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking facility for purposes of permitting or facilitating any such
construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. The parking passes
rented by Tenant pursuant to this Article 28 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior
approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to visitor parking. 

ARTICLE 29 

MISCELLANEOUS PROVISIONS 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully
expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Air Rights. No rights to any
view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises is temporarily darkened or the light or view therefrom is obstructed by
reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

29.4 29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require
a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that
this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) days following a request therefor. At the request of Landlord or any mortgagee or ground
lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) days following the request therefor. 

  
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 29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord
has the right to transfer all or any portion of its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and
Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be
performed by Landlord, including the return of any Security Deposit, and Tenant shall attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees
that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 

29.6 Prohibition Against Recording or Publication. Neither this Lease, nor any memorandum, affidavit or other writing with
respect thereto, shall be recorded or otherwise published by Tenant or by anyone acting through, under or on behalf of Tenant. 
 29.7
Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 

29.8 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third
party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 
 29.9
Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such
order and amounts as Landlord, in its sole discretion, may elect. 
 29.10 Time of 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. 
 29.11 Partial Invalidity. If
any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with
respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. Tenant agrees that neither Landlord nor any agent of Landlord has made any representation or warranty with respect
to the physical condition of the Building, the Project, the land upon which the Building or the Project are located, or the Premises, or the expenses of operation of the Premises, the Building or the Project, or any other matter or thing affecting
or related to the Premises, except as herein expressly set forth in the provisions of this Lease. 

  
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 29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties
to Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be
limited solely and exclusively to an amount which is equal to the lesser of (a) the interest of Landlord in the Building or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in
an amount equal to eighty percent (80%) of the value of the Building (as such value is determined by Landlord), provided that in no event shall such liability extend to any sales or insurance proceeds received by Landlord or the Landlord Parties in
connection with the Project, Building or Premises. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all
persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners,
beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or
trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord
Parties shall be liable under any circumstances for injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or
loss of use, in each case, however occurring. 
 29.14 Entire Agreement. It is understood and acknowledged that there are no
oral agreements between the parties hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements,
brochures, agreements and understandings, if any, between the parties hereto (including, without limitation, any confidentiality agreement, letter of intent, request for proposal, or similar agreement previously entered into between Landlord and
Tenant in anticipation of this Lease) or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this
Lease can be modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 Right to Lease. Landlord
reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does
Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 

29.16 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain
or shortages in services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, pandemics, epidemics and wide-spread public health emergencies, eviction moratoria, delays in providing
utilities caused by the applicable utility provider, governmental orders and directives and other 

  
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causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this
Lease and except as to Tenant’s obligations under Articles 5 and 24 of this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such
party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such
party’s performance caused by a Force Majeure. For the avoidance of doubt, in no event shall Force Majeure excuse the timely acceptance of the Premises by Tenant or delay the Commencement Date. 

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

29.18 Notices. All notices, demands, statements or communications (collectively, “Notices”) given or required to
be given by either party to the other hereunder shall be in writing, shall be (A) delivered by a nationally recognized overnight courier, or (B) delivered personally. Any such Notice shall be delivered (i) to Tenant at the appropriate
address set forth in Sections 11 and 12 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in
Section 11 of the Summary, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given on the date of receipted delivery, of refusal to
accept delivery, or when delivery is first attempted but cannot be made due to a change of address for which no Notice was given. If Tenant is notified of the identity and address of Landlord’s mortgagee or ground or underlying lessor, Tenant
shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or ground or underlying lessor shall be given a reasonable
opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. The party delivering Notice shall use commercially reasonable efforts to provide a courtesy copy of each such Notice to the receiving party via
electronic mail. 
 29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this
Lease shall be joint and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, each individual
executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that
each person signing on behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by
Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 

  
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 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should
bring suit for the possession of the Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable
attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable
whether or not the action is prosecuted to judgment. 
 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be
construed and enforced in accordance with the laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA,
(II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE
OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR
STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE
MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 
 29.23 Submission of
Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord
and Tenant. 
 29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real
estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 13 of the Summary (the “Brokers”), and that they know of no
other real estate broker or agent who is entitled to a commission in connection with this Lease. Landlord shall pay the Brokers pursuant to the terms of separate commission agreements. Each party agrees to indemnify and defend the other party
against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or
equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party. 

29.25 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are
independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform
any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

  
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 29.26 Project or Building Name and Signage. Landlord shall have the right at
any time to change the name of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not
use the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the
prior written consent of Landlord. 
 29.27 Counterparts. This Lease may be executed in counterparts with the same effect as if
both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. 

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

29.29 Transportation Management. Tenant shall fully comply with all present or future programs intended to manage parking,
transportation or traffic in and around the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any
governmental transportation management organization or any other transportation-related committees or entities. 
 29.30 Building
Renovations. It is specifically understood and agreed that Landlord has made no representation or warranty to Tenant and has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises,
Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein or in the Work Letter. However, Tenant hereby
acknowledges that Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises including without limitation the
parking structure, common areas, systems and equipment, roof, and structural portions of the same, which Renovations may include, without limitation, (i) installing sprinklers in the Building common areas and tenant spaces, (ii) modifying
the common areas and tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically disabled, seismic conditions, and building safety and security, and (iii) installing new floor covering,
lighting, and wall coverings in the Building common areas, and in connection with any Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to portions of the
Project, including portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection with such
Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference
with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements
resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions. 

  
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 29.31 No Violation. Tenant hereby warrants and represents that neither its
execution of nor performance under this Lease shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless
against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 

29.32 Communications and Computer Lines. (a) Tenant may install, maintain, replace, remove or use any telecommunications or
computer wires, cables, equipment, plans, specifications or drawings or any equipment related thereto (collectively, the “Lines”) at the Project in or serving the Premises, provided that (i) Tenant shall obtain Landlord’s
prior written consent, use Landlord’s designated contractor for provision of cabling and riser management services (or, if Landlord does not have a designated contractor, then an experienced and qualified contractor reasonably approved in
writing by Landlord), and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the
Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be (x) appropriately insulated to prevent excessive electromagnetic fields or radiation, (y) surrounded by a
protective conduit reasonably acceptable to Landlord, and (z) identified in accordance with the “Identification Requirements,” as that term is set forth hereinbelow, (iv) any new or existing Lines servicing the Premises shall
comply with all applicable governmental laws and regulations, (v) as a condition to permitting the installation of new Lines, Tenant shall remove existing Lines located in or serving the Premises and repair any damage in connection with such
removal, and (vi) Tenant shall pay all costs in connection therewith. All Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to show Tenant’s name, suite number, telephone number
and the name of the person to contact in the case of an emergency (A) every four feet (4’) outside the Premises (specifically including, but not limited to, the electrical room risers and other Common Areas), and (B) at the
Lines’ termination point(s) (collectively, the “Identification Requirements”). Upon the expiration of the Lease Term, or immediately following any earlier termination of this Lease, Tenant shall, at Tenant’s sole cost and
expense, remove all Lines installed by Tenant, and repair any damage caused by such removal. In the event that Tenant fails to complete such removal and/or fails to repair any damage caused by the removal of any Lines, Landlord may do so and may
charge the cost thereof to Tenant. Landlord reserves the right to require that Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time (1) are in violation of any
Applicable Laws, (2) are inconsistent with then-existing industry standards (such as the standards promulgated by the National Fire Protection Association (e.g., such organization’s “2002 National Electrical Code”)), or
(3) otherwise represent a dangerous or potentially dangerous condition. 
 (b) Landlord shall have no obligations or liability
whatsoever to Tenant with respect to the provision of Lines to the Premises, provided Landlord shall reasonably cooperate with Tenant to secure such Lines to the Premises. None of Landlord’s approval of, or requirements concerning, any Lines,
Tenant’s telecommunications provider or Tenant’s and/or Tenant’s telecommunications provider’s contractors or subcontractors, shall be deemed a warranty as to the 

  
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adequacy, suitability, competence or financial strength thereof, and Landlord hereby disclaims any responsibility or liability for the same. Further, Landlord makes no representation to Tenant
regarding the condition, security, availability, competence, financial strength or suitability for Tenant’s purposes of any Lines or telecommunications services presently located within the Building, and Tenant hereby acknowledges that Landlord
shall have no obligation or liability and hereby waives any claim against Landlord for any damages or problems in the event that Tenant’s telecommunications services, or Lines are in any way inadequate, do not satisfy Tenant’s
requirements, are interrupted, curtailed, discontinued, disconnected, terminated, damaged or otherwise interfered with, or fail, except to the extent caused by the gross negligence or willful misconduct of Landlord, its employees or agents.
Tenant’s use of a telecommunications provider shall be subject to Landlord’s approval, which shall not be unreasonably withheld or delayed. 

29.33 Hazardous Substances. 

29.33.1 Definitions. For purposes of this Lease, the following definitions shall apply: “Hazardous Material(s)”
shall mean any solid, liquid or gaseous substance or material that is described or characterized as a toxic or hazardous substance, waste, material, pollutant, contaminant or infectious waste, or any matter that in certain specified quantities would
be injurious to the public health or welfare, or words of similar import, in any of the “Environmental Laws,” as that term is defined below, or any other words which are intended to define, list or classify substances by reason of
deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, toxicity or reproductive toxicity and includes, without limitation, asbestos, petroleum (including crude oil or any fraction thereof, natural gas, natural gas
liquids, liquefied natural gas, or synthetic gas usable for fuel, or any mixture thereof), petroleum products, polychlorinated biphenyls, urea formaldehyde, radon gas, nuclear or radioactive matter, medical waste, soot, vapors, fumes, acids,
alkalis, chemicals, microbial matters (such as molds, fungi or other bacterial matters), biological agents (for the avoidance of doubt excluding blood samples and potentially infectious material which is regulated by the Tenant in accordance with
Occupational Safety and Health Administration’s regulations and bloodborne pathogen standards) and chemicals which may cause adverse health effects, including but not limited to, cancers and/or toxicity. “Environmental Laws”
shall mean any and all federal, state, local or quasi- governmental laws (whether under common law, statute or otherwise), ordinances, decrees, codes, rulings, awards, rules, regulations or guidance or policy documents now or hereafter enacted or
promulgated and as amended from time to time, in any way relating to (i) the protection of the environment, the health and safety of persons (including employees), property or the public welfare from actual or potential release, discharge,
escape or emission (whether past or present) of any Hazardous Materials or (ii) the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of any Hazardous Materials. 

29.33.2 Compliance with Environmental Laws. Landlord covenants that during the Lease Term, Landlord shall comply with all
Environmental Laws in accordance with, and as required by, the TCCs of Article 24 of this Lease. 

  
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 29.33.3 Tenant represents and warrants that, except for Permitted Chemicals, it will not
use, store or dispose of any Hazardous Materials in or on the Premises. However, notwithstanding the preceding sentence, Landlord agrees that Tenant may use, store and properly dispose of blood samples and potentially infectious material which is
regulated by the Tenant in accordance with Occupational Safety and Health Administration’s regulations and bloodborne pathogen standards), commonly available household cleaners and chemicals to maintain the Premises and Tenant’s routine
office operations (such as printer toner and copier toner) (hereinafter the “Permitted Chemicals”). Landlord and Tenant acknowledge that any or all of the Permitted Chemicals described in this paragraph may constitute Hazardous
Materials. However, Tenant may use, store and dispose of same, provided that in doing so, Tenant fully complies with all Environmental Laws. Nothing in this Lease shall impose any liability on Tenant for any Hazardous Materials in existence on the
Premises, Building or Project prior to the Lease Commencement Date or brought onto the Premises, Building or Project after the Lease Commencement Date by any third parties not under Tenant’s control. 

29.33.4 Landlord’s Right of Environmental Audit. Landlord may, upon reasonable notice to Tenant, be granted access to and
enter the Premises no more than once annually to perform or cause to have performed an environmental inspection, site assessment or audit. Such environmental inspector or auditor may be chosen by Landlord, in its sole discretion, and be performed at
Landlord’s sole expense. To the extent that the report prepared upon such inspection, assessment or audit, indicates the presence of Hazardous Materials in violation of Environmental Laws, or provides recommendations or suggestions to prohibit
the release, discharge, escape or emission of any Hazardous Materials at, upon, under or within the Premises, or to comply with any Environmental Laws, Tenant shall promptly, at Tenant’s sole expense, comply with such recommendations or
suggestions, including, but not limited to performing such additional investigative or subsurface investigations or remediation(s) as recommended by such inspector or auditor. Notwithstanding the above, if at any time, Landlord has actual notice or
reasonable cause to believe that Tenant has violated, or permitted any violations of any Environmental Law, then Landlord will be entitled to perform its environmental inspection, assessment or audit at any time, notwithstanding the above mentioned
annual limitation, and Tenant must reimburse Landlord for the cost or fees incurred for such as Additional Rent. 
 29.33.5
Indemnification. Tenant agrees to indemnify, defend, protect and hold harmless the Landlord Parties from and against any liability, obligation, damage or costs, including without limitation, attorneys’ fees and costs, resulting
directly or indirectly from any use, presence, removal or disposal of any Hazardous Materials or breach of any provision of this section, to the extent such liability, obligation, damage or costs was a result of actions caused or permitted by Tenant
or a Tenant Party. 
 29.33.6 Environmental Disclosure. Attached hereto as Exhibit G is a disclosure
statement regarding the Premises, Building and Project. 
 29.34 Development of the Project. 

29.34.1 Subdivision. Landlord reserves the right to further subdivide all or a portion of the Project. Tenant agrees to execute
and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. 

  
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 29.34.2 The Other Improvements. If portions of the Project or property
adjacent to the Project (collectively, the “Other Improvements”) are owned by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to
provide (i) for reciprocal rights of access and/or use of the Project and the Other Improvements, (ii) for the common management, operation, maintenance, improvement and/or repair of all or any portion of the Project and the Other
Improvements, (iii) for the allocation of a portion of the Direct Expenses to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other
Improvements and/or the Project in connection with the improvement, construction, and/or excavation of the Other Improvements and/or the Project. Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s
right to convey all or any portion of the Project or any other of Landlord’s rights described in this Lease. 
 29.34.3
Construction of Project and Other Improvements. Tenant acknowledges that portions of the Project and/or the Other Improvements may be under construction following Tenant’s occupancy of the Premises, and that such construction may
result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully constructed project. Tenant hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such
construction. 
 29.35 Water Sensors. Tenant shall, at Tenant’s sole cost and expense, be responsible for promptly
installing web-enabled wireless water leak sensor devices designed to alert Tenant on a twenty-four (24) hour seven (7) day per week basis if a water leak is occurring in the Premises (which water
sensor device(s) located in the Premises shall be referred to herein as “Water Sensors”). The Water Sensors shall be installed in any areas in the Premises where water is utilized (such as sinks, pipes, faucets, water heaters,
coffee machines, ice machines, water dispensers and water fountains), and in locations that may be designated from time to time by Landlord (the “Sensor Areas”). In connection with any Alterations affecting or relating to any Sensor
Areas, Landlord may require Water Sensors to be installed or updated in Landlord’s sole and absolute discretion. With respect to the installation of any such Water Sensors, Tenant shall obtain Landlord’s prior written consent, use an
experienced and qualified contractor reasonably designated by Landlord, and comply with all of the other provisions of Article 8 of this Lease. Tenant shall, at Tenant’s sole cost and expense, pursuant to Article 7 of this Lease
keep any Water Sensors located in the Premises (whether installed by Tenant or someone else) in good working order, repair and condition at all times during the Lease Term and comply with all of the other provisions of Article 7 of this
Lease. Notwithstanding any provision to the contrary contained herein, Landlord has neither an obligation to monitor, repair or otherwise maintain the Water Sensors, nor an obligation to respond to any alerts it may receive from the Water Sensors or
which may be generated from the Water Sensors. Upon the expiration of the Lease Term, or immediately following any earlier termination of this Lease, Landlord reserves the right to require Tenant, at Tenant’s sole cost and expense, to remove
all Water Sensors installed by Tenant, and repair any damage caused by such removal; provided, however, if the Landlord does not require Tenant to remove the Water Sensors as contemplated by the foregoing, then Tenant shall leave the Water Sensors
in place together with all necessary user information such that the same may be used by a future occupant of the Premises (e.g., the Water Sensors shall be unblocked and ready for use by a third-party). If Tenant is required to remove the
Water Sensors pursuant to the foregoing and Tenant fails to complete such removal and/or fails to repair any damage caused by the removal of any Water Sensors, Landlord may do so and may charge the cost thereof to Tenant. 

  
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 29.36 No Discrimination. Tenant covenants by and for itself, its heirs,
executors, administrators and assigns, and all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: that there shall be no discrimination against or segregation of any person or
group of persons, on account of race, color, creed, sex, religion, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, or enjoyment of the Premises, nor shall Tenant itself, or any person claiming under or
through Tenant, establish or permit such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants, lessees, sublessees, subtenants or vendees in the Premises. 

29.37 Utility Billing Information. In the event that Tenant is permitted to contract directly for the provision of electricity,
gas and/or water services to the Premises with the third- party provider thereof (all in Landlord’s sole and absolute discretion), Tenant shall promptly, but in no event more than five (5) Business Days following its receipt of each and
every invoice for such items from the applicable provider, provide Landlord with a copy of each such invoice. Tenant acknowledges that pursuant to Applicable Laws, Landlord may be required to disclose information concerning Tenant’s energy
usage at the Building to certain third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building (the “Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant
Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities
relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. The terms of this Section 29.37 shall survive the expiration or earlier termination of this Lease. 

29.38 Recycling and Waste Management. Tenant covenants and agrees, at its sole cost and expense: (a) to comply with all
present and future laws, orders and regulations of the Federal, State, county, municipal or other governing authorities regarding the collection, sorting, separation, and recycling of garbage, trash, rubbish and other refuse (collectively,
“trash”); (b) to comply with Landlord’s recycling policy as part of Landlord’s sustainability practices where it may be more stringent than applicable law; and (c) that Tenant shall pay all costs, expenses, fines, penalties
or damages that may be imposed on Landlord or Tenant by reason of Tenant’s failure to comply with the provisions of this Section. Tenant shall provide Landlord annually or at such other times as Landlord may reasonably request with waste
manifests for all waste that left the Building under Tenant’s control. 
 29.39 Landlord’s Lien. To secure the
payment of all rent and other sums of money due and to become due hereunder and the faithful performance of this Lease by Tenant, Tenant hereby gives to Landlord an express first and prior contract lien and security interest on all property now or
hereafter acquired (including fixtures, equipment, chattels, and merchandise) which may be placed in the Premises and also upon all proceeds of any insurance which may accrue to Tenant by reason of destruction of or damage to any such property. Such
property shall not be removed from the Premises without the prior written consent of Landlord until all arrearages in rental and other sums of money then due to Landlord hereunder shall first have been paid. All exemption laws are hereby waived in
favor of said lien and security interest. This lien and security interest is given in addition to Landlord’s statutory lien and shall be cumulative thereto. Landlord shall, in addition to all of its rights hereunder, also have all of the rights
and remedies of a secured party under the Uniform Commercial Code as adopted in the State in which the Premises is located. To the extent permitted by law, this Lease shall constitute a security agreement under Article 9 of the California Uniform
Commercial Code. 

  
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 29.40 Open-Ceiling Plan. In the event that the Premises has an “open
ceiling plan”, then Landlord and third parties leasing or otherwise using/managing or servicing space on the floor immediately above the Premises shall have the right to install, maintain, repair and replace mechanical, electrical and plumbing
fixtures, devices, piping, ductwork and all other improvements through the floor above the Premises (which may penetrate through the ceiling of the Premises and be visible within the Premises during the course of construction and upon completion
thereof) (as applicable, the “Penetrating Work”), as Landlord may determine in Landlord’s reasonable discretion and with no approval rights being afforded to Tenant with respect thereto; provided, however, that any such
Penetrating Work shall be performed upon reasonable prior notice to Tenant (except in the case of an emergency) and in accordance with commercially reasonable practices. Since Tenant is anticipated to be occupying the Premises at the time the
Penetrating Work is being performed, Landlord agrees that it shall (and shall cause third parties to) use commercially reasonable efforts to perform the Penetrating Work in a manner so as to attempt to minimize interference with Tenant’s use of
the Premises, including by performing such Penetrating Work outside of normal Building Hours. Landlord shall take reasonable steps to protect Tenant’s employees and property during the performance of the Penetrating Work. Except as otherwise
set forth in this Lease, Tenant hereby acknowledges that, notwithstanding Tenant’s occupancy of the Premises during the performance of any such Penetrating Work, Tenant hereby agrees that the performance of such Penetrating Work shall in no way
constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of rent. In addition, Tenant hereby agrees to promptly and diligently cooperate with Landlord and any of the third parties performing the Penetrating Work in order to
facilitate the applicable party’s performance of the particular Penetrating Work in an efficient and timely manner. 
 29.41
OFAC/Patriot Act Compliance. Each of Landlord and Tenant, each as to itself, hereby represents and warrants, to the best of its knowledge, that it is not a person and/or entity with whom United States persons are restricted from doing
business under the International Emergency Economic Powers Act, 50 U.S.C. § 1701 et seq.; the Trading with the Enemy Act, 50 U.S.C. Appendix §5; and implementing regulations promulgated thereunder by the U.S. Department of Treasury Office
of Foreign Assets Control (“OFAC”) (including those persons and/or entities named on OFAC’s List of Specially Designated Nationals and Blocked Persons (the “SDN List”); or any other applicable anti-terrorist
law of the United States, including without limitation Executive Order No. 13224, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support
Terrorism. Each of Landlord and Tenant, each as to itself, hereby represents and warrants, to the best of its knowledge, that no person and/or entity who is named on the SDN List has any direct interest in Landlord or Tenant with the result that
this Lease would be prohibited by any applicable law of the United States. Each of Landlord and Tenant, each as to itself, hereby represents and warrants, to the best of its knowledge, that it is not in violation of any of the applicable provisions
of the U.S. Federal Bank Secrecy Act, as amended by Title III of the United and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (the “Patriot Act”), Public Law 107-56; any of the applicable provisions of the implementing regulations related thereto, including those promulgated by the U.S. Department of Treasury contained at 31 CFR Part 103; or any other applicable
anti-money laundering laws of the United States. It is understood and agreed that the representations set forth herein are made as of the Date of this Lease. 

  
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 29.42 Representation. Neither Tenant nor any of its “affiliates”
(within the meaning of Part V(c) of Prohibited Transaction Exemption 84-14, 49 Fed. Reg. 9494 (1984), as amended (“PTE 84-14”)) has the power to:
(a) appoint or terminate Landlord as investment manager over assets of any “employee benefit plan” (as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”) invested
in, or sponsored by, Landlord; or (b) negotiate the terms of a management agreement (including renewals or modifications thereof) with Landlord on behalf of any such plan; Tenant is not “related” to Landlord (as determined under in
Part V(h) of PTE 84-14); Tenant has negotiated and determined the terms of this Lease at arm’s length, as such terms would be negotiated and determined by Tenant with unrelated parties; and Tenant is not
an “employee benefit plan” as defined in Section 3(3) of ERISA, a “plan” as defined in Section 4975(e)(1) of the Code, or an entity deemed to hold “plan assets” within the meaning of 29 C.F.R. §2510.3-101 of any such employee benefit plan or plan. 
 ARTICLE 30 

RIGHT OF FIRST OFFER 

(a) Right of First Offer. Landlord hereby grants to Tenant an ongoing right of first offer during the initial Lease Term with respect to
that space directly adjacent to the Premises commonly known as Suite 310 and consisting of approximately 3,436 RSF as outlined on Exhibit A-2 attached hereto and made a part hereof (“First Offer
Space”); provided, (i) such first offer right of Tenant shall commence only following the expiration or earlier termination of any existing lease pertaining to the First Offer Space (collectively, the “Superior
Leases”), including any renewal or extension of such existing or future lease, whether or not such renewal or extension is pursuant to an express written provision in such lease, and regardless of whether any such renewal or extension is
consummated pursuant to a lease amendment or a new lease, (ii) such first offer right shall be subordinate and secondary to all rights of expansion, first refusal, first offer or similar rights granted to (A) the tenants of the Superior
Leases and (B) any other tenant of the Project (the rights described in items (i) and (ii), above to be known collectively as “Superior Rights”), and (iii) such right of first offer shall not be triggered by the lease
of space in the Project by Landlord to an existing tenant in the Project in connection with the relocation of such existing tenant’s premises in the Project. Tenant’s right of first offer shall be on the terms and conditions set forth in
this Section 30(a). Tenant’s right of first offer shall be on the terms and conditions set forth in this Section 30(a). 
 (i)
Procedure for Offer. Landlord shall notify Tenant (the “First Offer Notice”) from time to time when Landlord determines that Landlord shall commence the marketing of any First Offer Space because such space shall become
available for lease to third parties, where no holder of a Superior Right desires to lease such space. The First Offer Notice shall describe the space so offered to Tenant and shall set forth Landlord’s proposed material economic terms and
conditions applicable to Tenant’s lease of such space (collectively, the “Economic Terms”), including the proposed term of lease and the proposed rent payable for the First Offer Space. Notwithstanding the foregoing,
Landlord’s obligation to deliver the First Offer 

  
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Notice shall not apply during the last nine (9) months of the initial Term unless Tenant has delivered an Exercise Notice pursuant to Section 2.3.3 above. Notwithstanding the foregoing,
since the First Offer Space is currently vacant and available for Lease, until such time as the First Offer Space is first leased to a third party subsequent to the date of this Lease, in lieu of the foregoing, Landlord shall send Tenant a First
Offer Notice if Landlord intends to negotiate to lease any portion of the First Offer Space to a third party. 
 (ii) Procedure for
Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to the space described in the First Offer Notice, then within five (5) business days after delivery of the First Offer Notice to Tenant, Tenant shall
deliver an unconditional irrevocable notice to Landlord of Tenant’s exercise of its right of first offer with respect to the entire space described in the First Offer Notice and the Economic Terms shall be as set forth in the First Offer
Notice. If Tenant does not unconditionally exercise its right of first offer within the five (5) business day period, then Landlord shall be free to lease the space described in the First Offer Notice to anyone to whom Landlord desires on any
terms Landlord desires and Tenant’s right of first offer shall terminate as to the First Offer Space described in the First Offer Notice. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of
first offer, if at all, with respect to all of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. 

(iii) Construction of First Offer Space. Tenant shall take the First Offer Space in its
“as-is” condition, and Tenant shall be entitled to construct improvements in the First Offer Space in accordance with the provisions of Article 8 of this Lease. 

(iv) Lease of First Offer Space. If Tenant timely and properly exercises Tenant’s right to lease the First Offer Space as set forth
herein, Landlord and Tenant shall execute an amendment adding such First Offer Space to this Lease upon the same non-economic terms and conditions as applicable to the initial Premises, and the economic terms
and conditions as provided in this Section 30(a). Unless otherwise specified in Landlord’s Economic Terms, Tenant shall commence payment of rent for the First Offer Space and the Term of the First Offer Space shall commence upon the date
of delivery of such space to Tenant. 
 (v) No Defaults. The rights contained in this Section 30(a) shall be personal to the
Original Tenant, and may only be exercised by the Original Tenant (and not any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if Original Tenant occupies the entire Premises as of the date of the First
Offer Notice. Tenant shall not have the right to lease First Offer Space as provided in this Section 30(a) if, as of the date of the First Offer Notice, or, at Landlord’s option, as of the scheduled date of delivery of such First Offer
Space to Tenant, Tenant is in default under this Lease or Tenant has previously been in default under this Lease more than once. 
 (vi)
Remedy. The sole remedy of Tenant for a breach by Landlord of its obligations under this Article 30 shall be an action against Landlord for direct damages (excluding consequential and punitive damages), and Tenant shall not have any right to
a temporary restraining order, preliminary injunction, injunction, specific performance or other remedy, equitable or otherwise, aside from direct damages resulting from said breach by Landlord. 

  
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 [Signatures follow on next page] 

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

					
	“LANDLORD”:
	
	 BOARDWALK OFFICE ASSOCIATES, LLC,
 a
Delaware limited liability company

		
	By:	 	TC Boardwalk OM, LLC,
		 	 a Delaware limited liability company,

its Operating Member

			
		 	By:	 	 /s/ Tom
Bak                                

		 		 	Tom Bak
		 		 	President & CEO
	
	“TENANT”:
	
	 ROCKLEY PHOTONICS, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Mahesh Karanth

	 Name: Mahesh Karanth
 Its: Chief
Financial Officer

		
	By:	 	  

	Name:	 	  

	Its:	 	
                     
                                         
           

  
 - 70 - 

 EXHIBIT A 

OUTLINE OF PREMISES 
  

 

  
 EXHIBIT A 

- 1 - 

 EXHIBIT A-1 

PROJECT 
  

 

  
 EXHIBIT A-1 

- 1 - 

 EXHIBIT A-2 

DEPICTION OF FIRST OFFER SPACE 
  

 

  
 EXHIBIT A-2 

- 1 - 

 EXHIBIT B 

LANDLORD WORK PLANS 

[Attached] 

  
 EXHIBIT B 

- 1 - 

 

 

	
	

 

 

					
		  		  	

 EXHIBIT C 

NOTICE OF LEASE TERM DATES 
  

							
	To:	  	  
	  		  	
		  	  
	  		  	
		  	  
	  		  	
		  	  
	  		  	

  

	 	Re:	 Office Lease dated ___________, 20__ (the “Lease”), by and between __________________, a
_______________________ (“Landlord”), and _____________________, a ________________________ (“Tenant”), for approximately _______________ rentable square feet of space commonly known as Suite _______ (the
“Premises”), located on the ________ (____) floor of that certain office building located at ________________________,______________, ___________________ (the “Building”). 

Dear __________________: 
 Notwithstanding any
provision to the contrary contained in the Lease, this letter is to confirm and agree upon the following: 
  

	 	1.	 Tenant has accepted the above-referenced Premises as being delivered in accordance with the Lease and there is
no deficiency in construction. 

  

	 	2.	 The Lease Term shall commence on or has commenced on _____________for a term of ending on ________________.

  

	 	3.	 Rent commenced to accrue on __________________, in the amount of _______________________.

  

	 	4.	 If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro
rata adjustment. Each billing thereafter shall be for the full amount of the monthly installment as provided for in the Lease. 

  

	 	5.	 Your rent checks should be made payable to _________________________ at _________________________.

  

	 	6.	 The rentable and usable square feet of the Premises are __________ and ______________, respectively.

  

	 	7.	 Tenant’s Share of Direct Expenses with respect to the Premises is _________% of the Project.

  

	 	8.	 Capitalized terms used herein that are defined in the Lease shall have the same meaning when used herein.
Tenant confirms that the Lease has not been modified or altered except as set forth herein, and the Lease is in full force and effect. Landlord and Tenant acknowledge and agree that to each party’s actual knowledge, neither party is in default
or violation of any covenant, provision, obligation, agreement or condition in the Lease. 

  
 EXHIBIT C 

- 1 - 

 If the provisions of this letter correctly set forth our understanding, please so
acknowledge by signing at the place provided below on the enclosed copy of this letter and returning the same to Landlord. 
  

			
	“Landlord”:
	
	                                    
                                         
         ,
	
	a                                    
                                         
        
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     

  

			
	Agreed to and Accepted
	As of __________, 20__.
	
	“Tenant”:
	
	                                    
                                         
         ,
	
	a                                    
                                         
        

			
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     

  
 EXHIBIT C 

- 2 - 

 EXHIBIT D 

RULES AND REGULATIONS 
 1.
Landlord may from time to time in its reasonable judgment adopt appropriate systems and procedures for the security or safety of the Building, any persons occupying, using, or entering the same, or any equipment, furnishings, or contents thereof,
and Tenant shall comply with Landlord’s reasonable requirements relative thereto. 
 2. Only persons approved from time to time by
Landlord may prepare, solicit orders for, sell, serve, or distribute foods or beverages in the Building, or use the Common Areas for any such purpose. Except with Landlord’s prior written consent and in accordance with arrangements approved by
Landlord, Tenant shall not permit on the Premises the use of equipment for dispensing food ox beverages or for the preparation, solicitation of orders for, sale, serving, or distribution of food or beverages. Notwithstanding anything to the contrary
in this paragraph, Tenant shall be entitled to provide kitchen facilities and vending machines and other types of incidental and non-commercial distribution of food. 

3. Tenant shall not install or operate any machinery or apparatus other than usual small business machines (including, without limitation,
standard computers, servers, printers, fax machines, cabling and equipment associated therewith, and kitchen appliances) without specific written approval of Landlord. 

4. No additional locks or similar devices shall be placed upon doors of the Premises and no locks shall be changed except with written consent
of Landlord. Upon termination of Lease, Tenant shall surrender to Landlord all keys to the Premises. Such consent of Landlord shall not be unreasonably withheld. 

5. Tenant and Tenant parties may only install, remove or otherwise transport safes, freight, furniture, packages, boxes, crates and other
similar large items during such hours, in such elevators, by such personnel and in such manner as Landlord may require from time to time. Before moving large quantities of any such large items into or out of the building, Tenants shall notify
Landlord and shall comply with landlord’s requirements concerning the time and manner in which such move shall be performed. All costs incurred by Landlord in connection with any such moves, including a reasonable charge for overhead and
profit, shall be paid by Tenant to Landlord on demand therefore Landlord shall not be responsible for any loss or damage to any such items from any cause, and all damage done to the Building by moving or maintaining any such large items shall be
repaired at the expense of the tenant. 
 6. Provided Landlord is required to furnish janitorial services no person shall be employed by
Tenant to do janitorial work in the Premises, and no persons other than the janitors for the Building shall clean the Premises, unless Landlord shall first give its written consent. Any person employed by Tenant with Landlord’s consent to do
janitorial work shall, while in the Premises and Building, be subject to and under the control and direction of Landlord, but shall not be considered the agent or servant of Landlord. 

7. Window coverings other than building standard, either inside or outside the windows, may not be installed without Landlord’s prior
written consent and must be furnished, installed and maintained at the expense of Tenant and at Tenant’s risk, and must be of such shape, color, material, quality and design as may be prescribed by Landlord. 

  
 EXHIBIT D 

- 1 - 

 8. If Tenant desires additional telegraphic or telephonic connections, or the installation
of any other electrical wiring, Landlord will, upon receiving a written request from Tenant and at Tenant’s expense, direct the electricians as to where and how the wires are to be introduced and run, and without such direction no boring,
cutting or installation of wires will be permitted. 
 9. The sidewalks, entrances, passages, courts, corridors, vestibules, halls,
stairways and elevators in or about the Premises and Building shall not be obstructed or used for storage or for any purpose other than ingress and egress by Tenant. 

10. Tenant shall not create or maintain a nuisance in the Premises nor make or permit any noise or odor or use or operate any electrical or
electronic devices that emit loud sounds, air waves (excluding WiFi or similar signals), or odors, that are objectionable to other tenants of this Building or any adjoining building or premises; nor shall the Premises be used for lodging or sleeping
nor any immoral or illegal purpose that will violate any law, damage the Premises, or injure the reputation of the Building or Property. 

11. Landlord reserves the right at all times to exclude newsboys, loiterers, vendors, solicitors and peddlers from the Building and Property
as deemed necessary and to require registration, satisfactory identification and credentials from all persons seeking access to any part of the Building or Property. Landlord shall exercise its best judgment in executing such control but shall not
be held liable for granting or refusing such access. 
 12. Except for licensed service animals (where access of the same is required by
applicable Legal Requirements), no animals, skateboards or other vehicles shall be brought or permitted to be in the Premises or Building (except for bicycles, which may be transported to, via the freight elevator, and kept in, the Premises) or,
with respect to animals, the Project. Landlord may charge Tenant, as Additional Rent, and Tenant agrees to pay (but only to the extent such charge is then-applicable to all tenants in the Buildings), Two Hundred Fifty and No/Dollars ($250.00) per
day that any dog or other animal (excepting with respect to any properly licensed or registered service dogs or other animal which, if prohibited access to the Premises, would be a violation of applicable Legal Requirements) is brought to the
Project by Tenant or any Tenant Party, in Landlord’s reasonable determination, which amount shall be payable to Landlord within thirty (30) days following written demand. 

13. Tenant shall not make any room-to-room canvass to solicit
business from other Tenants of the Building or Property. 
 14. Tenant shall cooperate fully with Landlord to assure the most effective and
efficient operation of the Building and the use of utilities. Tenant shall not adjust any common controls. Tenant shall not tie, wedge, or otherwise fasten open any water faucet or outlet. Tenant shall keep all common corridor doors closed. Tenant
shall not permit space heaters or other energy- intensive equipment unnecessary to conduct tenant’s business without written approval by Landlord. Any space conditioning equipment that is placed in the Premises for the purpose of increasing
comfort to tenants shall be operated on sensors or timers that limit operation of equipment to hours of occupancy in the areas immediately adjacent to the occupying personnel. 

  
 EXHIBIT D 

- 2 - 

 15. Except to the extent Landlord otherwise provides security for the Building, Tenant
assumes full responsibility for protecting the Premises from theft, robbery, pilferage and other crimes. Except during Tenant’s normal business hours, Tenant shall not prop open any common doors to the Building, and shall be liable for any loss
caused by negligence thereto. 
 16. Tenant shall not overload any floor and shall not install any heavy objects, safes, business machines,
files or other equipment without having received Landlord’s prior written consent as to size, maximum weight, routing and location thereof. Safes, furniture, equipment, machines and other large or bulky, articles shall be brought through the
Building and into and out of the Premises at such times and in such manner as Landlord shall direct and at Tenant’s sole risk and responsibility. 

17. Tenant shall not use more electrical current from individual or collective circuits as is designated by the amperage rating of said
circuits at the circuit breaker panels for Tenant’s suite. Should Tenant exceed the safe capacity as designed and as stated on the circuit breakers for said circuits then Tenant shall bear the entire expense of modifications to adjust or
increase the amperage for Tenant’s safe and proper electrical consumption. Landlord’s consent to such modifications to the electrical system shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.

 18. Tenant, its employees, its invitees and guests shall not smoke in the Premises, Building or any indoor common areas. Smoking is
allowed in designated smoking areas only. 
 19. Tenant shall be responsible for any damage including stoppage caused by failure to use the
apparatus as instructed or for the purpose constructed done to any common area including but not limited to restrooms, elevators, stairways, hallways, lobby, sidewalks, parking lots, landscape areas caused by Tenant, its licensees, guests, agents,
contractors or invitees negligence or misuse. 
 20. Tenant acknowledges that it is Landlord’s intention that the Property be operated
in a manner which is consistent with LEED-EB: O&M sustainability practices. Tenant is required to comply with these practices within its Premises. 

21. Landlord reserves the right to establish reasonable rules and regulations which shall govern the access, activity, conduct and set
specific rules and regulations with respect to contractors, subcontractors, agents or consultant which perform activities in the Building, Premises and or Property. 

22. Landlord reserves the right to make such further reasonable rules and regulations as in its judgment may from time to time be necessary
for the safety, care and cleanliness of the Premises and the preservation of good order therein. Any additional rules and regulations promulgated by Landlord shall be binding upon the parties hereto with the same force and effect as if they had been
inserted herein at the time of execution hereof, provided such additional rules and regulations do not materially increase any economic burden of Tenant under 

  
 EXHIBIT D 

- 3 - 

 
the Lease nor materially alter any non-monetary obligation of Tenant. Tenant shall be responsible for the observance of all of the foregoing rules and
regulations by Tenant’s employees, agents, clients, customers, invitees and guests. Landlord shall not be responsible for any violation of the foregoing rules and regulations by other tenants of the Building, but Landlord shall use commercially
reasonable efforts to uniformly enforce the rules and Landlord shall not discriminatorily enforce the rules against Tenant. 
 23. Tenant
shall not conduct or permit any auctions or sales at the Premises or Property. 
 24. No Tenant or Tenant Party shall bring or keep or
permit to be brought of kept, any foul, noxious, flammable, combustible, explosive or otherwise hazardous substance of any kind in, on or about such Tenant’s premises or any other portion of the Building, to Common Areas or the Access Areas.

 25. Fire exits and stairways are for emergency use only, and no Tenant or Tenant Party shall use or permit the use of such areas for any
other purpose. 
 26. No tenant or Tenant Party shall use or permit the use of (and upon notice from Landlord shall cease using)
contractors, service providers, workmen, labor materials or equipment that, in Landlords reasonable judgement, would disturb labor harmony with the workforce or trades engaged in performing work, labor or services in or about the Building. Tenants
shall obtain ice drinking water, food beverage, linen, barbering, shoe polishing, plant care or other similar services only from vendors who have registered with the Building office and who have been approved by landlord for provision of such
services in the Building. Each Tenant shall cause all vendors providing any service to such Tenant or its premises to deliver to Landlord, or its representative, evidence of insurance in an amount reasonably acceptable to Landlord. 

27. In the event Tenant cancels a reservation to use a shared facility within the Project, Tenant shall pay Landlord’s then reasonable
and non-discriminatory prevailing cancellation fee respecting any reservation which is not cancelled at least forty-eight (48) hours prior to the time the applicable shared facility has been reserved for
use. In addition, Tenant shall also be responsible to pay Landlord’s then prevailing cleaning fee in connection with the cleaning and trash removal following Tenant’s use of any shared facility. 

28. In these Rules and Regulations, “Tenant” includes the employees, agents, invitees, and licensees of Tenant and others permitted
by Tenant to use or occupy the Premises. 
 29. In the case of any conflict between the provisions of the Lease and these Rules and
Regulations, the provisions of the Lease shall control. 

  
 EXHIBIT D 

- 4 - 

 EXHIBIT E 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Office Lease (the “Lease”) made and entered into as of __________, 20__ by and between
__________________ as Landlord, and the undersigned as Tenant, for Premises on the _________ floor(s) of the office building located at ______________, ________________, California _____________, certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents
contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned currently
occupies the Premises described in the Lease, the Lease Term commenced on ___________, and the Lease Term expires on __________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the
Building and/or the Project. 
 3. Base Rent became payable on _________________. 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.

 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with
respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A without the prior written
consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all monthly installments of
estimated Additional Rent have been paid when due through ___________. The current monthly installment of Base Rent is $_____________________. 

8. All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is
not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. 

9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in
the Lease. 
 10. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s knowledge, claims or any
basis for a claim, that the undersigned has against Landlord. 
 11. If Tenant is a corporation or partnership, each individual executing
this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel
Certificate and that each person signing on behalf of Tenant is authorized to do so. 

  
 EXHIBIT E 

- 1 - 

 12. There are no actions pending against the undersigned under the bankruptcy or similar
laws of the United States or any state. 
 13. Other than in compliance with all applicable laws and incidental to the ordinary course of
the use of the Premises, the undersigned has not used or stored any hazardous substances in the Premises. 
 14. To the undersigned’s
knowledge, all improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in
connection with any improvement work have been paid in full. 
 The undersigned acknowledges that this Estoppel Certificate may be delivered
to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which
the Premises is a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property. 
 Executed
at ______________ on the ______ day of ______________, 20__. 
  

			
	
	“Tenant”:
	
	                                    
                                         
         ,
	
	a                                    
                                         
        

 
			
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     
		
	By:	 	                                      
                                         
 
		 	Its:                                     
                                     

  

  
 EXHIBIT E 

- 2 - 

 EXHIBIT F 

LIST OF EXCLUSIVES 
 1.
18691 JAMBOREE ROAD TENANT LLC (Current Trade Name: WeWork), and its successors and assigns: Landlord shall not lease or consent to a sublease or assignment of a lease that specifically permits the use of space as a Restricted Business or permit any
Competitor to install signage, branding, advertising or other similar matters identifying, or otherwise related to, such Competitor on the interior or exterior of the Buildings. “Competitor” means any person, entity, business or enterprise
that primarily engages in the Restricted Business. “Restricted Business” means the operation and/or managing of an executive/shared office suites or “flexible workplace center”. For purposes hereof, the term “flexible
workplace center” means, among other things, the operation of a business whose primary purposes shall be providing office suites and shared office workplaces and which may offer certain office services incidental to the primary office uses.

 2. CAPTIVATE HOSPITALITY GROUP, LLC (Current Trade Name: Solstice), and its successors and assigns: Landlord agrees not to enter into any
lease for space at the Project with any tenant who operates a full service sit-down restaurant. 

  
 EXHIBIT F 

- 1 - 

 EXHIBIT G 

ENVIRONMENTAL DISCLOSURE 
 Prior to its
redevelopment as the Boardwalk, the property was operated by Xerox Corporation as a copier equipment refurbishing facility under lease from the prior property owner. Xerox’s historic operations resulted in releases of industrial solvents to the
subsurface, with initial investigation of the releases commencing in 1985. Site soils, soil vapor and groundwater were determined to be impacted by solvents. Xerox Corporation is the identified “Responsible Party” (RP) for the impacts, and
under the oversight of the California Department of Toxic Substances Control (DTSC) Xerox completed a Resource Conservation and Recovery Act (RCRA) Facility Assessment (RFA), a RCRA Facility Investigation (RFI) report, and a Baseline Health Risk
Assessment (BRA). These documents were all approved by DTSC by 2008, and Xerox entered into a Corrective Action Consent Agreement (CACA) with DTSC in 2008 for remediation of the property. 

Remedial actions commenced in 1985 prior to the formal CACA being signed, and have consisted of numerous rounds of contaminated soil removal as well the
installation and operation of a soil vapor extraction (SVE) system and groundwater treatment system. Additionally, a network of groundwater monitoring wells was established both on- and off-site, and groundwater monitoring by Xerox is ongoing. At the present time all soil and soil vapor remediation has been completed and monitored natural attenuation is the selected groundwater remedial
alternative, which is ongoing. 
 Just prior to the commencement of the property’s redevelopment, and following multiple rounds of confirmation
sampling of both soil and soil vapor to verify that remediation objectives had been achieved, an updated Human Health Risk Assessment (HHRA) confirmed the success of the remediation, and concluded that no exposure to a future commercial occupant or
construction worker at the site exists. The results of the soil vapor sampling and updated HHRA were reported to DTSC in December of 2015 in an “Addendum to the Corrective Action Measures Completion Report.” DTSC subsequently issued
a “ready for development” letter to the City of Irvine attesting to the property’s fitness for re-use in January of 2016. An access agreement is in place governing the process and conditions for
Xerox’s continuing site access to perform its ongoing groundwater monitoring obligations, which currently consist of semi-annual groundwater monitoring well sampling. Groundwater monitoring is expected to continue for several years until such
time as the groundwater conditions have decreased to the satisfaction of DTSC, at which time the cleanup requirements of Xerox will have been met and a land use covenant (LUC) will be placed on the property and a no further action letter issued.
Additional detailed information and reports can be accessed in publicly available files maintained at DTSC’s Cypress, California office. 

  
 EXHIBIT G 

- 1 - 

 EXHIBIT H 

CONTRACTOR AND SUBCONTRACTOR INSURANCE LIMIT REQUIREMENTS 
  

					
	Division	  	Trade Description	  	Trade Number for Limits
Required (See Attached)
	Sitework	  	 Earthwork
 Excavation

Grading
 Paving

Piling/Caisson
 Retention
	  	3
 5

2
 2

3
 4

	Concrete	  	 Formwork
 Precasts

Structural
	  	5
 5

5

	Masonry	  	Masonry	  	2
	Metal And Structural	  	 Metal Deck
 Misc. Metals

Structural Steel
	  	4
 2

5

	Carpentry	  	 Millwork
 Rough Carpentry

Wood Doors
	  	2
 2

2

	Moisture Protection	  	 Caulking
 Damp proofing

Roofing/Sheet Metal
 Waterproofing
	  	3
 3

5
 3

	Doors, Windows and Glass	  	 Curtainwall
 Glass, Glazing &
Aluminum
 Hardware
 Hollow Metal Work
	  	5
 3

1
 1

	Finishes	  	 Acoustic
 Ceramic & Quarry

Covering
 Lathe, Plaster & Drywall

Resilient Floor
 Paint & Vinyl Wall
	  	2
 2

2
 2

2
 2

	Specialties	  	 Access Flooring
 Partitions

Toilet Accessories
	  	1
 1

1

	Equipment	  	Crane Operations	  	4
	Furnishings	  	Suppliers	  	1
	Special Construction	  	 Asbestos Abatement
 Blasting
	  	5
 5

	Conveying Systems	  	 Elevators
 Escalators

Conveyers
 Dumbwaiters
	  	5
 5

3
 3

	Mechanical	  	 Fire Protection System
 Plumbing
	  	4
 4

	HVAC	  		  	5
	Electrical	  	Electrical	  	5
	Demolition	  	 More than three (3) stories
 Three
(3) stories or less
	  	10
 5

  
 EXHIBIT H 

- 1 - 

					
	Division	  	Trade Description	  	Trade Number for Limits
Required (See Attached)
	General Contractor	  	Major Project	  	50
	General Contractor	  	 Performing the following work:
  

(i) New construction under four (4) stories and less than 150,000 square feet;

(ii) Construction Contract up to $15,000,000; or
 (iii) Renovation
less than 15% of Building.
	  	10

 Any unusual or specialized renovation or repair work undertaken by the General Contractor under the construction contract may
require other limits of liability than those listed above. Landlord will make any determination of revised liability limits in consultation with its risk management staff. 

The following are the limits of liability required depending on the trade number of the Contractor: 

 

			
	 Trade Number
	  	 Limits of Liability

	1.	  	$1,000,000 Each Occurrence
		  	$1,000,000 General Aggregate
		  	$1,000,000 Products & Completed Operations Aggregate
		
	2.	  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		
	3.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$1,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$2,000,000 Umbrella Each Occurrence/Aggregate
		
	4.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$2,000,000 Umbrella Each Occurrence/Aggregate

  
 EXHIBIT H 

- 2 - 

			
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$3,000,000 Umbrella Each Occurrence/Aggregate
		
	5.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$3,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$4,000,000 Umbrella Each Occurrence/Aggregate
		
	10.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$8,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$9,000,000 Umbrella Each Occurrence/Aggregate
		
	50.	  	$ 2,000,000 Each Occurrence
		  	$ 2,000,000 General Aggregate
		  	$ 2,000,000 Products & Completed Operations Aggregate
		  	$49,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$ 1,000,000 Each Occurrence
		  	$ 2,000,000 General Aggregate
		  	$ 2,000,000 Products & Completed Operations Aggregate
		  	$50,000,000 Umbrella Each Occurrence/Aggregate

 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
 EXHIBIT H 

- 3 - 

 EXHIBIT I 

SERVICE CONTRACTOR INSURANCE LIMIT REQUIREMENTS 
  

			
	 Type of Service
	  	
Number for Limits Required

	Garbage Removal and Disposal including dumpster maintained on premises.	  	2
		
	Telephone and T.V. Equipment and Master Wiring and Antennas Service	  	 10 (exterior)

5 (interior)

		
	Snow Removal Service	  	2
		
	Sprinkler System Service and Repair	  	3
		
	Alarm Systems Service and Repair	  	3
		
	Signage and Light Post Maintenance	  	2
		
	Landscaping and Lawn Maintenance	  	1
		
	Electrical Maintenance	  	1
		
	Parking Surface Maintenance and Striping	  	1
		
	Asbestos Abatement and Hazardous Material Removal	  	5
		
	Overhead and Revolving Door Services	  	2
		
	Interior & Exterior Cleaning and Janitorial	  	2
		
	Fire Extinguishing in Restaurants	  	2
		
	Elevator/Escalator Service & Maintenance	  	5
		
	Window Washing and Swing Station Equipment Services	  	3
		
	Security & Guard Services	  	2
		
	Special Events and Exhibition	  	Call Landlord’s Risk Management Department
		
	Heating, Ventilation and Air Conditioning Service	  	2
		
	Plumbing Service	  	2
		
	Metal Cleaners and Refinishers	  	3
		
	Roofers	  	10
		
	Office Equipment Service	  	1

  
 EXHIBIT I 

- 1 - 

 The following are the limits of liability required depending on the trade number of the Contractor: 

 

			
	Trade Number	  	Limits of Liability
	1.	  	$1,000,000 Each Occurrence
		  	$1,000,000 General Aggregate
		
	2.	  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		
	3.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$1,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$2,000,000 Umbrella Each Occurrence/Aggregate
		
	4.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$2,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$3,000,000 Umbrella Each Occurrence/Aggregate
		
	5.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$3,000,000 Umbrella Each Occurrence/Aggregate

  
 EXHIBIT I 

- 2 - 

			
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$4,000,000 Umbrella Each Occurrence/Aggregate
		
	10.	  	$2,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$8,000,000 Umbrella Each Occurrence/Aggregate
		
		  	OR
		
		  	$1,000,000 Each Occurrence
		  	$2,000,000 General Aggregate
		  	$2,000,000 Products & Completed Operations Aggregate
		  	$9,000,000 Umbrella Each Occurrence/Aggregate

  

  
 EXHIBIT I 

- 3 - 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
		
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	  	 	5	 
		
	 ARTICLE 2 LEASE TERM; LATE DELIVERY OPTION PERIOD; EARLY ACCESS
	  	 	8	 
		
	 ARTICLE 3 BASE RENT
	  	 	12	 
		
	 ARTICLE 4 ADDITIONAL RENT
	  	 	13	 
		
	 ARTICLE 5 USE OF PREMISES
	  	 	23	 
		
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	24	 
		
	 ARTICLE 7 REPAIRS
	  	 	28	 
		
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	29	 
		
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	31	 
		
	 ARTICLE 10 INDEMNIFICATION AND INSURANCE
	  	 	32	 
		
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	36	 
		
	 ARTICLE 12 NONWAIVER
	  	 	38	 
		
	 ARTICLE 13 CONDEMNATION
	  	 	39	 
		
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	40	 
		
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	44	 
		
	 ARTICLE 16 HOLDING OVER
	  	 	45	 
		
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	46	 
		
	 ARTICLE 18 SUBORDINATION
	  	 	46	 
		
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	47	 
		
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	50	 
		
	 ARTICLE 21 SECURITY DEPOSIT
	  	 	50	 
		
	 ARTICLE 22 INTENTIONALLY OMITTED
	  	 	51	 
		
	 ARTICLE 23 SIGNS
	  	 	51	 
		
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	51	 
		
	 ARTICLE 25 LATE CHARGES
	  	 	52	 
		
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	53	 
		
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	53	 
		
	 ARTICLE 28 TENANT PARKING
	  	 	54	 
		
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	55	 
		
	 ARTICLE 30 RIGHT OF FIRST OFFER
	  	 	67	 

  
 (i) 

 INDEX 

Page(s) 
  

					
	 Accountant
	  	 	24	 
	 Additional Rent
	  	 	14	 
	 Alterations
	  	 	30	 
	 Applicable Laws
	  	 	54	 
	 Audit Period
	  	 	23	 
	 Award
	  	 	11	 
	 Bank Prime Loan
	  	 	54	 
	 Base Building
	  	 	31	 
	 Base Rent
	  	 	12	 
	 Base Rent Abatement
	  	 	13	 
	 Base Rent Abatement Period
	  	 	13	 
	 Base Year
	  	 	14	 
	 BS/BS Exception
	  	 	29	 
	 Building
	  	 	1	 
	 Building Hours
	  	 	25	 
	 Building Structure
	  	 	29	 
	 Building Systems
	  	 	29	 
	 Buildings
	  	 	1	 
	 Business Day
	  	 	10	 
	 Casualty
	  	 	37	 
	 CC&Rs
	  	 	25	 
	 Clinical Trial Use
	  	 	2	 
	 Code
	  	 	13	 
	 Common Areas
	  	 	5	 
	 Comparable Area
	  	 	10	 
	 Comparable Deals
	  	 	9	 
	 Comparable Projects
	  	 	10	 
	 Comparable Term
	  	 	9	 
	 Control
	  	 	45	 
	 Cost Pools
	  	 	21	 
	 Damage Termination Date
	  	 	38	 
	 Damage Termination Notice
	  	 	38	 
	 Direct Expenses
	  	 	14	 
	 Drawing Change Notice
	  	 	6	 
	 Economic Terms
	  	 	70	 
	 Environmental Laws
	  	 	64	 
	 ERISA
	  	 	69	 
	 Estimate
	  	 	22	 
	 Estimate Statement
	  	 	22	 
	 Estimated Excess
	  	 	22	 
	 Excess
	  	 	21	 
	 Exercise Notice
	  	 	10	 
	 Expense Year
	  	 	14	 

  
 (ii) 

					
	 First Offer Notice
	  	 	70	 
	 First Offer Space
	  	 	69	 
	 Hazardous Material(s)
	  	 	64	 
	 HIPAA
	  	 	28	 
	 Holidays
	  	 	25	 
	 HVAC
	  	 	25	 
	 Identification Requirements
	  	 	63	 
	 Interest Rate
	  	 	54	 
	 Landlord
	  	 	1	 
	 Landlord Parties
	  	 	33	 
	 Landlord Repair Notice
	  	 	37	 
	 Landlord Response Notice
	  	 	10	 
	 Landlord Work
	  	 	6	 
	 Landlord’s Maximum Contribution
	  	 	7	 
	 Landlord’s Option Rent Calculation
	  	 	10	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	8	 
	 Lease Expiration Date
	  	 	8	 
	 Lease Month
	  	 	8	 
	 Lease Term
	  	 	8	 
	 Lease Year
	  	 	8	 
	 LEED
	  	 	15	 
	 Lines
	  	 	63	 
	 Market Rent
	  	 	9	 
	 Minimum Option Rent
	  	 	9	 
	 Net Worth
	  	 	45	 
	 Neutral Arbitrator
	  	 	11	 
	 North Building
	  	 	1	 
	 OFAC
	  	 	68	 
	 Operating Expenses
	  	 	14	 
	 Option Rent
	  	 	9	 
	 Option Term
	  	 	9	 
	 Original Improvements
	  	 	35	 
	 Original Tenant
	  	 	9	 
	 Other Improvements
	  	 	66	 
	 Outside Agreement Date
	  	 	10	 
	 Outside Date
	  	 	8	 
	 Patriot Act
	  	 	69	 
	 Penetrating Work
	  	 	68	 
	 Permitted Chemicals
	  	 	65	 
	 Permitted Transferee
	  	 	45	 
	 Permitted Transferee Assignee
	  	 	45	 
	 Permitted Use
	  	 	2	 
	 PHI
	  	 	28	 
	 Premises
	  	 	5	 
	 Privacy Standards
	  	 	28	 

  
 (iii) 

					
	 Project
	  	 	5	 
	 Project Association
	  	 	6	 
	 Proposition 13
	  	 	19	 
	 PTE 84-14
	  	 	69	 
	 Ready for Occupancy
	  	 	6	 
	 Regulations
	  	 	13	 
	 Renovations
	  	 	62	 
	 rent
	  	 	50	 
	 Rent
	  	 	14	 
	 Reserved Passes
	  	 	3	 
	 RSF
	  	 	1	 
	 Rules and Regulations
	  	 	24	 
	 SDN List
	  	 	68	 
	 Security Deposit
	  	 	52	 
	 Sensor Areas
	  	 	66	 
	 South Building
	  	 	1	 
	 Statement
	  	 	21	 
	 Subject Space
	  	 	41	 
	 Substantial Completion
	  	 	6	 
	 Summary
	  	 	1	 
	 Superior Leases
	  	 	69	 
	 Superior Rights
	  	 	69	 
	 Tax Expenses
	  	 	19	 
	 Tenant
	  	 	1	 
	 Tenant Change
	  	 	6	 
	 Tenant Delay
	  	 	7	 
	 Tenant Energy Use Disclosure
	  	 	67	 
	 Tenant Parties
	  	 	33	 
	 Tenant’s Option Rent Calculation
	  	 	10	 
	 Tenant’s Parking Passes
	  	 	56	 
	 Tenant’s Share
	  	 	20	 
	 Third Party Contractor
	  	 	37	 
	 Third Party Sustainability Standards
	  	 	16	 
	 Transfer
	  	 	44	 
	 Transfer Notice
	  	 	41	 
	 Transfer Premium
	  	 	43	 
	 Transferee
	  	 	41	 
	 Transfers
	  	 	41	 
	 Water Sensors
	  	 	66	 

  
 (iv)

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