Document:

EX-10.17

 Exhibit 10.17 

CONTRIBUTION AND ALLOCATION AGREEMENT 

This CONTRIBUTION AND ALLOCATION AGREEMENT (this “Agreement”) is dated as of May 19, 2016, by and among Ming
Hsieh (the “Contributor”), Fulgent Pharma LLC, a California limited liability company (“Pharma”) and Fulgent Therapeutics LLC, a California limited liability company (the “Company”). Contributor,
Pharma and the Company are sometimes hereinafter collectively referred to as the “Parties” and individually as a “Party.” 

RECITALS 
 A. WHEREAS,
Contributor previously contributed $15,500,000.00 to the Company (the “Contribution Amount”) as a series of Capital Contributions (as such term is defined in the Company’s Amended and Restated Operating Agreement, dated as of
October 16, 2015, as the same may be amended and/or restated from time to time (the “Company Operating Agreement”)), as reflected from time to time in the schedules to the Company Operating Agreement; 

B. WHEREAS, Contributor and the Company previously entered into: a Promissory Note, dated February 11, 2013, in the original principal
amount of $2,000,000.00, a copy of which is attached hereto as Exhibit A; a Promissory Note, dated September 11, 2013, in the original principal amount of $1,000,000.00, a copy of which is attached hereto as Exhibit B; a
Promissory Note, dated December 27, 2013, in the original principal amount of $1,000,000.00, a copy of which is attached hereto as Exhibit C; a Promissory Note, dated February 10, 2014, in the original principal amount of
$2,000,000.00, a copy of which is attached hereto as Exhibit D; a Promissory Note, dated August 15, 2014, in the original principal amount of $500,000.00, a copy of which is attached hereto as Exhibit E; a Promissory Note, dated
August 18, 2014, in the original principal amount of $500,000.00, a copy of which is attached hereto as Exhibit F; a Promissory Note, dated November 12, 2014, in the original principal amount of $1,000,000.00, a copy of which is
attached hereto as Exhibit G; a Promissory Note, dated January 28, 2015, in the original principal amount of 500,000.00, a copy of which is attached hereto as Exhibit H; a Promissory Note, dated April 7, 2015, in the original
principal amount of $500,000.00, a copy of which is attached hereto as Exhibit I; a Promissory Note, dated May 12, 2015, in the original principal amount of $500,000.00, a copy of which is attached hereto as Exhibit J; and a
Promissory Note, dated August 24, 2015, in the original principal amount of $2,000,000.00, a copy of which is attached hereto as Exhibit K (collectively, the “Promissory Notes”, and the aggregate principal amount of such
Promissory Notes, the “Promissory Note Amount”); 
 C. WHEREAS, (i) the Contribution Amount and the Promissory Note
Amount reflect the same transfers of cash to the Company by the Contributor, (ii) the Parties believe such amounts were properly characterized as Capital Contributions and the Promissory Notes were entered into in error and (iii) the
Parties desire to memorialize such understanding and clarify such characterization; 
 D. WHEREAS, prior to April 4, 2016, the Company
had two lines of business: the genetics diagnostics business (the “Diagnostics Business”), which was conducted directly by the Company, and the pharmaceutical business (the “Pharma Business”), which was conducted
through Pharma; 

  
 1 

 E. WHEREAS, on April 4, 2016, the Company separated the Pharma Business from the Diagnostics
Business (the “Pharma Split-Off’) by redeeming all its Class P Shares (as defined in the Company Operating Agreement) in exchange for Preferred Shares of Pharma (as defined in the Amended and Restated Operating Agreement of Pharma
(the “Pharma Operating Agreement”)), causing Pharma to assume all then-outstanding options to purchase Class P Shares and allocating the Contribution Amount between the Company and Pharma in proportion to the use of such
Contribution Amount in the Diagnostics Business and the Pharma Business, respectively (the “Allocation”); and 
 F. WHEREAS,
the amounts allocable pursuant to the Allocation were not determinable at the time of the Pharma Split-Off and the Parties desire to agree on the Allocation as further set forth herein. 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby
agree as follows: 
 AGREEMENT 

1. Contribution of Contribution Amount. The Parties acknowledge and agree the Contributor contributed the Contribution Amount to the
Company as a series of Capital Contributions to the Company. 
 2. Contribution Amount Consideration. In consideration for
Contributor’s contribution of the Contribution Amount, the Company issued to the Contributor 510 Class A Shares, which subsequently were recapitalized into an aggregate of 56,000,000 Class D Preferred Shares and 51,000,000 Class P
Preferred Shares, which Class D Preferred Shares subsequently were recapitalized into Class D-1 Preferred Shares and which Class P Preferred Shares subsequently were redeemed in exchange for Preferred Shares of Pharma. 

3. Promissory Notes. The Parties acknowledge and agree the Promissory Notes improperly characterized the Contribution Amount and were
void ab initio. In the event the Promissory Notes are deemed not void ab initio, such Promissory Notes shall be deemed cancelled effective immediately prior to the Pharma Split-Off, the principal amounts due thereunder shall be deemed
contributed to the capital of the Company as a Capital Contribution, thereby becoming the Contribution Amount, and any interest accrued on such principal amounts shall be deemed cancelled. 

4. Allocation. Effective as of the Pharma Split-Off, $4,592,488.82 of the Contribution Amount shall have been allocated to the Company
and $10,907,511.18 of the Contribution Amount shall have been allocated to Pharma. 
 5. Amendments to Operating Agreements. 

(a) For purposes of the Company Operating Agreement, the Contributor and the Ming Hsieh Annuity Trust shall be deemed to have Capital
Contributions equal to, in the aggregate, $4,592,488.82, such that, among other things, the aggregate amount of their entitlement to distributions pursuant to Section 4.3(a)(i)(1) of the Company Operating Agreement shall equal $4,592,488.82.
For the avoidance of doubt, the Contributor and the 

  
 2 

 
Ming Hsieh Annuity Trust shall be deemed to have such aggregate amount of Capital Contributions and an entitlement to such aggregate amount of distributions notwithstanding any actual or deemed
transfer of Class D-1 Preferred Shares pursuant to that certain Share Purchase Agreement, dated as of May 11, 2016. 
 (b) For purposes
of the Pharma Operating Agreement, the Contributor shall be deemed to have Capital Contributions equal to, in the aggregate, $10,907,511.18, such that, among other things, the aggregate amount of his entitlement to distributions pursuant to
Section 4.3(a)(i)(1) of the Pharma Operating Agreement shall equal $10,907,511.18. 
 (c) The Company Operating Agreement and the Pharma
Operating Agreement, including any schedules thereto, shall be deemed amended to the extent necessary to reflect the terms of this Section 5. 

6. Miscellaneous. 
 (a)
Entire Agreement. This Agreement shall constitute the entire agreement and understanding of the Parties relating to the subject matter hereof and shall supersede all agreements and understandings that have an effective date prior to this
Agreement. 
 (b) Further Assurances. The Parties shall execute and deliver any and all further materials, documents and instruments
of conveyance, transfer or assignment, or take any other action, as may reasonably be requested by the Company and Pharma, to effect, record or verify the transfer to, and vesting in, the Company and Pharma, as applicable, of the Contribution
Amount. 
 (c) No Third-Party Beneficiaries. Nothing in this Agreement will be construed as giving any person, other than the Parties
and their successors and permitted assigns, any right, remedy, or claim under or in respect of this Agreement. 
 (d) Successors and
Assigns. This Agreement shall be binding upon, and inure to the benefit of, the Parties and their respective successors, heirs, administrators and assigns. 

(e) Relationship Among Parties. This Agreement shall not constitute any Party as an agent or legal representative of any other Party,
nor shall a Party have the right or authority to assume, create, or incur any liability of any kind, expressed or implied, against or in the name or on behalf of the other Parties. Nothing contained in this Agreement is intended to, or shall be
deemed to, create a partnership or joint venture relationship among the Parties. 
 (f) Amendment; Waiver. This Agreement cannot be
amended or changed, nor any performance, term, or condition waived in whole or in part, except by a writing signed by the Party against whom enforcement of the change or waiver is sought. Any term or condition of this Agreement may be waived at any
time by the Party hereto entitled to the benefit thereof, and any such term or condition may be modified at any time by an agreement in writing executed by each of the Parties hereto entitled to the benefit thereof. No delay or failure on the part
of any Party in exercising any rights hereunder, and no partial or single exercise thereof, will constitute a waiver of such rights or of any other rights hereunder. 

  
 3 

 (g) Governing Law. This Agreement shall be governed by and construed in accordance with
the laws of the State of California. 
 (h) Severability. If any provision of this Agreement, or the application thereof to any
person, place, or circumstance, shall be held by a court of competent jurisdiction to be invalid, unenforceable or void, the remainder of this Agreement and such provision as applied to other persons, places and circumstances shall remain in full
force and effect. 
 (i) Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, but
all of which taken together shall constitute one and the same instrument. 
 (Signature Page Follows) 

  
 4 

 IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the date first written
above. 
  

			
	 CONTRIBUTOR
  

MING HSIEH
  

/s/ Ming Hsieh
  

COMPANY
  

FULGENT THERAPEUTICS LLC,
 a California limited liability
company

		
	By:	 	/s/ Ming Hsieh
	Name:	 	Ming Hsieh
	Title:	 	Manager
	  
 PHARMA

 
 FULGENT PHARMA LLC,

a California limited liability company

		
	By:	 	/s/ Ming Hsieh
	Name:	 	Ming Hsieh
	Title:	 	Manager

 SIGNATURE PAGE TO CONTRIBUTION
AND ALLOCATION AGREEMENT 

 Exhibit A 

Promissory Note, dated February 11, 2013 

 PROMISSORY NOTE 
  

			
	Amount $2,000,000.00	  	Date February 11th, 2013    

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $2,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
February 10th, 2016. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining
indebtedness (including accrued interest) shall be due and payable on February 10th, 2016. 

INTEREST. This Note shall bear simple interest at 0.21 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

			
	Borrower:	 	 /s/ Ming Hsieh

		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	 /s/ Ming Hsieh

		 	MING HSIEH

  
  

1 

 REV. RUL. 2013-3 TABLE 1 

Applicable Federal Rates (AFR) for February 2013 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.21	% 	 	 	.21	% 	 	 	.21	% 	 	 	.21	% 
	 110% AFR
	  	 	.23	% 	 	 	.23	% 	 	 	.23	% 	 	 	.23	% 
	 120% AFR
	  	 	.25	% 	 	 	.25	% 	 	 	.25	% 	 	 	.25	% 
	 130% AFR
	  	 	.27	% 	 	 	.27	% 	 	 	.27	% 	 	 	.27	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.01	% 	 	 	1.01	% 	 	 	1.01	% 	 	 	1.01	% 
	 110% AFR
	  	 	1.11	% 	 	 	1.11	% 	 	 	1.11	% 	 	 	1.11	% 
	 120% AFR
	  	 	1.21	% 	 	 	1.21	% 	 	 	1.21	% 	 	 	1.21	% 
	 130% AFR
	  	 	1.31	% 	 	 	1.31	% 	 	 	1.31	% 	 	 	1.31	% 
	 150% AFR
	  	 	1.53	% 	 	 	1.52	% 	 	 	1.52	% 	 	 	1.52	% 
	 175% AFR
	  	 	1.78	% 	 	 	1.77	% 	 	 	1.77	% 	 	 	1.76	% 
		  	 	Long-term	  
	 AFR
	  	 	2.52	% 	 	 	2.50	% 	 	 	2.49	% 	 	 	2.49	% 
	 110% AFR
	  	 	2.77	% 	 	 	2.75	% 	 	 	2.74	% 	 	 	2.73	% 
	 120% AFR
	  	 	3.02	% 	 	 	3.00	% 	 	 	2.99	% 	 	 	2.98	% 
	 130% AFR
	  	 	3.28	% 	 	 	3.25	% 	 	 	3.24	% 	 	 	3.23	% 

  
  

2 

 Exhibit B 

Promissory Note, dated September 11, 2013 

 PROMISSORY NOTE 
  

			
	Amount $1,000,000.00	  	Date September 11th, 2013

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $1,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
September 10th, 2016. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining
indebtedness (including accrued interest) shall be due and payable on September 10th, 2016. 

INTEREST. This Note shall bear simple interest at 0.25 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 

			
		
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2013-18 TABLE 1 

Applicable Federal Rates (AFR) for September 2013 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.25	% 	 	 	.25	% 	 	 	.25	% 	 	 	.25	% 
	 110% AFR
	  	 	.28	% 	 	 	.28	% 	 	 	.28	% 	 	 	.28	% 
	 120% AFR
	  	 	.30	% 	 	 	.30	% 	 	 	.30	% 	 	 	.30	% 
	 130% AFR
	  	 	.33	% 	 	 	.33	% 	 	 	.33	% 	 	 	.33	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.66	% 	 	 	1.65	% 	 	 	1.65	% 	 	 	1.64	% 
	 110% AFR
	  	 	1.83	% 	 	 	1.82	% 	 	 	1.82	% 	 	 	1.81	% 
	 120% AFR
	  	 	1.99	% 	 	 	1.98	% 	 	 	1.98	% 	 	 	1.97	% 
	 130% AFR
	  	 	2.16	% 	 	 	2.15	% 	 	 	2.14	% 	 	 	2.14	% 
	 150% AFR
	  	 	2.50	% 	 	 	2.48	% 	 	 	2.47	% 	 	 	2.47	% 
	 175% AFR
	  	 	2.91	% 	 	 	2.89	% 	 	 	2.88	% 	 	 	2.87	% 
		  	 	Long-term 	  
	 AFR
	  	 	3.28	% 	 	 	3.25	% 	 	 	3.24	% 	 	 	3.23	% 
	 110% AFR
	  	 	3.61	% 	 	 	3.58	% 	 	 	3.56	% 	 	 	3.55	% 
	 120% AFR
	  	 	3.94	% 	 	 	3.90	% 	 	 	3.88	% 	 	 	3.87	% 
	 130% AFR
	  	 	4.27	% 	 	 	4.23	% 	 	 	4.21	% 	 	 	4.19	% 

  
  

2 

 Exhibit C 

Promissory Note, dated December 27, 2013 

 PROMISSORY NOTE 
  

			
	Amount $1,000,000.00	  	Date December 27th, 2013

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $1,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
December 26th, 2016. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on December 26th, 2016. 

INTEREST. This Note shall bear simple interest at 0.25 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 

			
		
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2013-26 TABLE 1 

Applicable Federal Rates (AFR) for December 2013 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.25	% 	 	 	.25	% 	 	 	.25	% 	 	 	.25	% 
	 110% AFR
	  	 	.28	% 	 	 	.28	% 	 	 	.28	% 	 	 	.28	% 
	 120% AFR
	  	 	.30	% 	 	 	.30	% 	 	 	.30	% 	 	 	.30	% 
	 130% AFR
	  	 	.33	% 	 	 	.33	% 	 	 	.33	% 	 	 	.33	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.65	% 	 	 	1.64	% 	 	 	1.64	% 	 	 	1.63	% 
	 110% AFR
	  	 	1.81	% 	 	 	1.80	% 	 	 	1.80	% 	 	 	1.79	% 
	 120% AFR
	  	 	1.98	% 	 	 	1.97	% 	 	 	1.97	% 	 	 	1.96	% 
	 130% AFR
	  	 	2.14	% 	 	 	2.13	% 	 	 	2.12	% 	 	 	2.12	% 
	 150% AFR
	  	 	2.48	% 	 	 	2.46	% 	 	 	2.45	% 	 	 	2.45	% 
	 175% AFR
	  	 	2.89	% 	 	 	2.87	% 	 	 	2.86	% 	 	 	2.85	% 
		  	 	Long-term	  
	 AFR
	  	 	3.32	% 	 	 	3.29	% 	 	 	3.28	% 	 	 	3.27	% 
	 110% AFR
	  	 	3.65	% 	 	 	3.62	% 	 	 	3.60	% 	 	 	3.59	% 
	 120% AFR
	  	 	3.99	% 	 	 	3.95	% 	 	 	3.93	% 	 	 	3.92	% 
	 130% AFR
	  	 	4.33	% 	 	 	4.28	% 	 	 	4.26	% 	 	 	4.24	% 

  
  

2 

 Exhibit D 

Promissory Note, dated February 10, 2014 

  

 PROMISSORY NOTE 
  

			
	Amount $2,000,000.00	  	Date February 10th, 2014

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $2,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
February 9th, 2017. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining
indebtedness (including accrued interest) shall be due and payable on February 9th, 2017. 

INTEREST. This Note shall bear simple interest at 0.30 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

			
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2014-6 TABLE 1 

Applicable Federal Rates (AFR) for February 2014 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  				 	 	Short-term	  	 			
	 AFR
	  	 	.30	% 	 	 	.30	% 	 	 	.30	% 	 	 	.30	% 
	 110% AFR
	  	 	.33	% 	 	 	.33	% 	 	 	.33	% 	 	 	.33	% 
	 120% AFR
	  	 	.36	% 	 	 	.36	% 	 	 	.36	% 	 	 	.36	% 
	 130% AFR
	  	 	.39	% 	 	 	.39	% 	 	 	.39	% 	 	 	.39	% 
		  				 	 	Mid-term	  	 			
	 AFR
	  	 	1.97	% 	 	 	1.96	% 	 	 	1.96	% 	 	 	1.95	% 
	 110% AFR
	  	 	2.17	% 	 	 	2.16	% 	 	 	2.15	% 	 	 	2.15	% 
	 120% AFR
	  	 	2.36	% 	 	 	2.35	% 	 	 	2.34	% 	 	 	2.34	% 
	 130% AFR
	  	 	2.57	% 	 	 	2.55	% 	 	 	2.54	% 	 	 	2.54	% 
	 150% AFR
	  	 	2.96	% 	 	 	2.94	% 	 	 	2.93	% 	 	 	2.92	% 
	 175% AFR
	  	 	3.46	% 	 	 	3.43	% 	 	 	3.42	% 	 	 	3.41	% 
		  				 	 	Long-term	  	 			
	 AFR
	  	 	3.56	% 	 	 	3.53	% 	 	 	3.51	% 	 	 	3.50	% 
	 110% AFR
	  	 	3.92	% 	 	 	3.88	% 	 	 	3.86	% 	 	 	3.85	% 
	 120% AFR
	  	 	4.28	% 	 	 	4.24	% 	 	 	4.22	% 	 	 	4.20	% 
	 130% AFR
	  	 	4.64	% 	 	 	4.59	% 	 	 	4.56	% 	 	 	4.55	% 

  
  

2 

 Exhibit E 

Promissory Note, dated August 15, 2014 

 PROMISSORY NOTE 
  

			
	Amount $500,000.00	  	Date August 15th, 2014

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $500,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
August 14th, 2017. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on August 14th, 2017. 

INTEREST. This Note shall bear simple interest at 0.36 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

			
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2014-19 TABLE 1 

Applicable Federal Rates (AFR) for August 2014 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  				 	 	Short-term	  	 			
	 AFR
	  	 	.36	% 	 	 	.36	% 	 	 	.36	% 	 	 	.36	% 
	 110% AFR
	  	 	.40	% 	 	 	.40	% 	 	 	.40	% 	 	 	.40	% 
	 120% AFR
	  	 	.43	% 	 	 	.43	% 	 	 	.43	% 	 	 	.43	% 
	 130% AFR
	  	 	.47	% 	 	 	.47	% 	 	 	.47	% 	 	 	.47	% 
		  				 	 	Mid-term	  	 			
	 AFR
	  	 	1.89	% 	 	 	1.88	% 	 	 	1.88	% 	 	 	1.87	% 
	 110% AFR
	  	 	2.08	% 	 	 	2.07	% 	 	 	2.06	% 	 	 	2.06	% 
	 120% AFR
	  	 	2.27	% 	 	 	2.26	% 	 	 	2.25	% 	 	 	2.25	% 
	 130% AFR
	  	 	2.45	% 	 	 	2.44	% 	 	 	2.43	% 	 	 	2.43	% 
	 150% AFR
	  	 	2.84	% 	 	 	2.82	% 	 	 	2.81	% 	 	 	2.80	% 
	 175% AFR
	  	 	3.32	% 	 	 	3.29	% 	 	 	3.28	% 	 	 	3.27	% 
		  				 	 	Long-term	  	 			
	 AFR
	  	 	3.09	% 	 	 	3.07	% 	 	 	3.06	% 	 	 	3.05	% 
	 110% AFR
	  	 	3.41	% 	 	 	3.38	% 	 	 	3.37	% 	 	 	3.36	% 
	 120% AFR
	  	 	3.71	% 	 	 	3.68	% 	 	 	3.66	% 	 	 	3.65	% 
	 130% AFR
	  	 	4.03	% 	 	 	3.99	% 	 	 	3.97	% 	 	 	3.96	% 

  
  

2 

 Exhibit F 

Promissory Note, dated August 18, 2014 

 PROMISSORY NOTE 
  

			
	Amount $500,000.00	  	Date August 18th, 2014

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $500,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
August 17th, 2017. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on August 17th, 2017. 

INTEREST. This Note shall bear simple interest at 0.36 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

			
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2014-19 TABLE 1 

Applicable Federal Rates (AFR) for August 2014 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.36	% 	 	 	.36	% 	 	 	.36	% 	 	 	.36	% 
	 110% AFR
	  	 	.40	% 	 	 	.40	% 	 	 	.40	% 	 	 	.40	% 
	 120% AFR
	  	 	.43	% 	 	 	.43	% 	 	 	.43	% 	 	 	.43	% 
	 130% AFR
	  	 	.47	% 	 	 	.47	% 	 	 	.47	% 	 	 	.47	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.89	% 	 	 	1.88	% 	 	 	1.88	% 	 	 	1.87	% 
	 110% AFR
	  	 	2.08	% 	 	 	2.07	% 	 	 	2.06	% 	 	 	2.06	% 
	 120% AFR
	  	 	2.27	% 	 	 	2.26	% 	 	 	2.25	% 	 	 	2.25	% 
	 130% AFR
	  	 	2.45	% 	 	 	2.44	% 	 	 	2.43	% 	 	 	2.43	% 
	 150% AFR
	  	 	2.84	% 	 	 	2.82	% 	 	 	2.81	% 	 	 	2.80	% 
	 175% AFR
	  	 	3.32	% 	 	 	3.29	% 	 	 	3.28	% 	 	 	3.27	% 
		  	 	Long-term	  
	 AFR
	  	 	3.09	% 	 	 	3.07	% 	 	 	3.06	% 	 	 	3.05	% 
	 110% AFR
	  	 	3.41	% 	 	 	3.38	% 	 	 	3.37	% 	 	 	3.36	% 
	 120% AFR
	  	 	3.71	% 	 	 	3.68	% 	 	 	3.66	% 	 	 	3.65	% 
	 130% AFR
	  	 	4.03	% 	 	 	3.99	% 	 	 	3.97	% 	 	 	3.96	% 

  
  

2 

 Exhibit G 

Promissory Note, dated November 12, 2014 

 PROMISSORY NOTE 
  

			
	Amount $1,000,000.00	  	Date November 12th, 2014

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $1,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
November 11th, 2017. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining
indebtedness (including accrued interest) shall be due and payable on November 11th, 2017. 

INTEREST. This Note shall bear simple interest at 0.39 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

			
	Borrower:	 	/s/ Ming Hsieh
		 	FULGENT THERAPEUTICS, LLC
		
	Lender:	 	/s/ Ming Hsieh
		 	MING HSIEH

  
  

1 

 REV. RUL. 2014-28 TABLE 1 

Applicable Federal Rates (AFR) for November 2014 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  				 	 	Short-term	  	 			
	 AFR
	  	 	.39	% 	 	 	.39	% 	 	 	.39	% 	 	 	.39	% 
	 110% AFR
	  	 	.43	% 	 	 	.43	% 	 	 	.43	% 	 	 	.43	% 
	 120% AFR
	  	 	.47	% 	 	 	.47	% 	 	 	.47	% 	 	 	.47	% 
	 130% AFR
	  	 	.51	% 	 	 	.51	% 	 	 	.51	% 	 	 	.51	% 
		  				 	 	Mid-term	  	 			
	 AFR
	  	 	1.90	% 	 	 	1.89	% 	 	 	1.89	% 	 	 	1.88	% 
	 110% AFR
	  	 	2.09	% 	 	 	2.08	% 	 	 	2.07	% 	 	 	2.07	% 
	 120% AFR
	  	 	2.28	% 	 	 	2.27	% 	 	 	2.26	% 	 	 	2.26	% 
	 130% AFR
	  	 	2.48	% 	 	 	2.46	% 	 	 	2.45	% 	 	 	2.45	% 
	 150% AFR
	  	 	2.86	% 	 	 	2.84	% 	 	 	2.83	% 	 	 	2.82	% 
	 175% AFR
	  	 	3.34	% 	 	 	3.31	% 	 	 	3.30	% 	 	 	3.29	% 
		  				 	 	Long-term	  	 			
	 AFR
	  	 	2.91	% 	 	 	2.89	% 	 	 	2.88	% 	 	 	2.87	% 
	 110% AFR
	  	 	3.21	% 	 	 	3.18	% 	 	 	3.17	% 	 	 	3.16	% 
	 120% AFR
	  	 	3.50	% 	 	 	3.47	% 	 	 	3.46	% 	 	 	3.45	% 
	 130% AFR
	  	 	3.80	% 	 	 	3.76	% 	 	 	3.74	% 	 	 	3.73	% 

  
  

2 

 Exhibit H 

Promissory Note, dated January 28, 2015 

 PROMISSORY NOTE 
  

			
	Amount $500,000.00	  	Date January 28th, 2015

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $500,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
January 27th, 2018. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining
indebtedness (including accrued interest) shall be due and payable on January 27th, 2018. 

INTEREST. This Note shall bear simple interest at 0.41 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

					
	Borrower:	 	 /s/ Ming Hsieh
	  	
		 	FULGENT THERAPEUTICS, LLC	  	
			
	Lender:	 	 /s/ Ming Hsieh
	  	
		 	MING HSIEH	  	

  
  

1 

 REV. RUL. 2015-1 TABLE 1 

Applicable Federal Rates (AFR) for January 2015 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.41	% 	 	 	.41	% 	 	 	.41	% 	 	 	.41	% 
	 110% AFR
	  	 	.45	% 	 	 	.45	% 	 	 	.45	% 	 	 	.45	% 
	 120% AFR
	  	 	.49	% 	 	 	.49	% 	 	 	.49	% 	 	 	.49	% 
	 130% AFR
	  	 	.53	% 	 	 	.53	% 	 	 	.53	% 	 	 	.53	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.75	% 	 	 	1.74	% 	 	 	1.74	% 	 	 	1.73	% 
	 110% AFR
	  	 	1.92	% 	 	 	1.91	% 	 	 	1.91	% 	 	 	1.90	% 
	 120% AFR
	  	 	2.10	% 	 	 	2.09	% 	 	 	2.08	% 	 	 	2.08	% 
	 130% AFR
	  	 	2.27	% 	 	 	2.26	% 	 	 	2.25	% 	 	 	2.25	% 
	 150% AFR
	  	 	2.63	% 	 	 	2.61	% 	 	 	2.60	% 	 	 	2.60	% 
	 175% AFR
	  	 	3.07	% 	 	 	3.05	% 	 	 	3.04	% 	 	 	3.03	% 
		  	 	Long-term	  
	 AFR
	  	 	2.67	% 	 	 	2.65	% 	 	 	2.64	% 	 	 	2.64	% 
	 110% AFR
	  	 	2.94	% 	 	 	2.92	% 	 	 	2.91	% 	 	 	2.90	% 
	 120% AFR
	  	 	3.21	% 	 	 	3.18	% 	 	 	3.17	% 	 	 	3.16	% 
	 130% AFR
	  	 	3.48	% 	 	 	3.45	% 	 	 	3.44	% 	 	 	3.43	% 

  
  

2 

 Exhibit I 

Promissory Note, dated April 7, 2015 

 PROMISSORY NOTE 
  

			
	Amount $500,000.00	  	Date April 7th, 2015

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $500,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
April 6th, 2018. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on April 6th, 2018. 

INTEREST. This Note shall bear simple interest at 0.48 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

					
	Borrower:	 	 /s/ Ming Hsieh
	  	
		 	FULGENT THERAPEUTICS, LLC	  	
			
	Lender:	 	 /s/ Ming Hsieh
	  	
		 	MING HSIEH	  	

  
  

1 

 REV. RUL. 2015-7 TABLE 1 

Applicable Federal Rates (AFR) for April 2015 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.48	% 	 	 	.48	% 	 	 	.48	% 	 	 	.48	% 
	 110% AFR
	  	 	.53	% 	 	 	.53	% 	 	 	.53	% 	 	 	.53	% 
	 120% AFR
	  	 	.58	% 	 	 	.58	% 	 	 	.58	% 	 	 	.58	% 
	 130% AFR
	  	 	.62	% 	 	 	.62	% 	 	 	.62	% 	 	 	.62	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.70	% 	 	 	1.69	% 	 	 	1.69	% 	 	 	1.68	% 
	 110% AFR
	  	 	1.87	% 	 	 	1.86	% 	 	 	1.86	% 	 	 	1.85	% 
	 120% AFR
	  	 	2.04	% 	 	 	2.03	% 	 	 	2.02	% 	 	 	2.02	% 
	 130% AFR
	  	 	2.21	% 	 	 	2.20	% 	 	 	2.19	% 	 	 	2.19	% 
	 150% AFR
	  	 	2.56	% 	 	 	2.54	% 	 	 	2.53	% 	 	 	2.53	% 
	 175% AFR
	  	 	2.98	% 	 	 	2.96	% 	 	 	2.95	% 	 	 	2.94	% 
		  	 	Long-term	  
	 AFR
	  	 	2.47	% 	 	 	2.45	% 	 	 	2.44	% 	 	 	2.44	% 
	 110% AFR
	  	 	2.72	% 	 	 	2.70	% 	 	 	2.69	% 	 	 	2.68	% 
	 120% AFR
	  	 	2.96	% 	 	 	2.94	% 	 	 	2.93	% 	 	 	2.92	% 
	 130% AFR
	  	 	3.22	% 	 	 	3.19	% 	 	 	3.18	% 	 	 	3.17	% 

  
  

2 

 Exhibit J 

Promissory Note, dated May 12, 2015 

 PROMISSORY NOTE 
  

			
	Amount $500,000.00	  	Date May 12th, 2015

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $500,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
May 11th, 2018. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on May 11th, 2018. 

INTEREST. This Note shall bear simple interest at 0.43 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

					
	Borrower:	 	 /s/ Ming Hsieh
	  	
		 	FULGENT THERAPEUTICS, LLC	  	
			
	Lender:	 	 /s/ Ming Hsieh
	  	
		 	MING HSIEH	  	

  
  

1 

 REV. RUL. 2015-8 TABLE 1 

Applicable Federal Rates (AFR) for May 2015 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.43	% 	 	 	.43	% 	 	 	.43	% 	 	 	.43	% 
	 110% AFR
	  	 	.47	% 	 	 	.47	% 	 	 	.47	% 	 	 	.47	% 
	 120% AFR
	  	 	.52	% 	 	 	.52	% 	 	 	.52	% 	 	 	.52	% 
	 130% AFR
	  	 	.56	% 	 	 	.56	% 	 	 	.56	% 	 	 	.56	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.53	% 	 	 	1.52	% 	 	 	1.52	% 	 	 	1.52	% 
	 110% AFR
	  	 	1.68	% 	 	 	1.67	% 	 	 	1.67	% 	 	 	1.66	% 
	 120% AFR
	  	 	1.83	% 	 	 	1.82	% 	 	 	1.82	% 	 	 	1.81	% 
	 130% AFR
	  	 	1.99	% 	 	 	1.98	% 	 	 	1.98	% 	 	 	1.97	% 
	 150% AFR
	  	 	2.29	% 	 	 	2.28	% 	 	 	2.27	% 	 	 	2.27	% 
	 175% AFR
	  	 	2.68	% 	 	 	2.66	% 	 	 	2.65	% 	 	 	2.65	% 
		  	 	Long-term	  
	 AFR
	  	 	2.30	% 	 	 	2.29	% 	 	 	2.28	% 	 	 	2.28	% 
	 110% AFR
	  	 	2.54	% 	 	 	2.52	% 	 	 	2.51	% 	 	 	2.51	% 
	 120% AFR
	  	 	2.77	% 	 	 	2.75	% 	 	 	2.74	% 	 	 	2.73	% 
	 130% AFR
	  	 	3.00	% 	 	 	2.98	% 	 	 	2.97	% 	 	 	2.96	% 

  
  

2 

 Exhibit K 

Promissory Note, dated August 24, 2015 

 PROMISSORY NOTE 
  

			
	Amount $2,000,000.00	  	Date August 24th, 2015

 FOR VALUE RECEIVED, FULGENT THERAPEUTICS, LLC, (the “Borrower”), hereby promises to
pay to the order of MING HSIEH, (“Lender”), the principal sum of $2,000,000.00 pursuant to the terms and conditions set forth herein. 

PAYMENT OF PRINCIPAL. The principal amount of this Promissory Note and any accrued but unpaid interest shall be due and payable on
August 23th, 2018. All payments under this Note shall be applied first to accrued but unpaid interest, and next to outstanding principal. If not sooner paid, the entire remaining indebtedness
(including accrued interest) shall be due and payable on August 23th, 2018. 

INTEREST. This Note shall bear simple interest at 0.48 percent. 

PREPAYMENT. The Maker shall have the right at any time and from time to time to prepay this Note in whole or in part without premium or
penalty. 
 REMEDIES. No delay or omission on part of the holder of this Note in exercising any right hereunder shall operate as a
waiver of any such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or any other right on any future occasion. The rights and remedies of the Payee shall
be cumulative and may be pursued singly, successively, or together, in the sole discretion of the Payee. 
 IN WITNESS WHEREOF,
Borrower has executed this Promissory Note as of the day and year first above written. 
  

					
	Borrower:	 	 /s/ Ming Hsieh
	  	
		 	FULGENT THERAPEUTICS, LLC	  	
			
	Lender:	 	 /s/ Ming Hsieh
	  	
		 	MING HSIEH	  	

  
  

1 

 REV. RUL. 2015-16 TABLE 1 

Applicable Federal Rates (AFR) for August 2015 
  

																	
	 	  	Period for Compounding	 
	 	  	Annual	 	 	Semiannual	 	 	Quarterly	 	 	Monthly	 
		  	 	Short-term	  
	 AFR
	  	 	.48	% 	 	 	.48	% 	 	 	.48	% 	 	 	.48	% 
	 110% AFR
	  	 	.53	% 	 	 	.53	% 	 	 	.53	% 	 	 	.53	% 
	 120% AFR
	  	 	.58	% 	 	 	.58	% 	 	 	.58	% 	 	 	.58	% 
	 130% AFR
	  	 	.62	% 	 	 	.62	% 	 	 	.62	% 	 	 	.62	% 
		  	 	Mid-term	  
	 AFR
	  	 	1.82	% 	 	 	1.81	% 	 	 	1.81	% 	 	 	1.80	% 
	 110% AFR
	  	 	2.00	% 	 	 	1.99	% 	 	 	1.99	% 	 	 	1.98	% 
	120% AFR	  	 	2.18	% 	 	 	2.17	% 	 	 	2.16	% 	 	 	2.16	% 
	 130% AFR
	  	 	2.36	% 	 	 	2.35	% 	 	 	2.34	% 	 	 	2.34	% 
	 150% AFR
	  	 	2.74	% 	 	 	2.72	% 	 	 	2.71	% 	 	 	2.70	% 
	 175% AFR
	  	 	3.20	% 	 	 	3.17	% 	 	 	3.16	% 	 	 	3.15	% 
		  	 	Long-term	  
	 AFR
	  	 	2.82	% 	 	 	2.80	% 	 	 	2.79	% 	 	 	2.78	% 
	 110% AFR
	  	 	3.10	% 	 	 	3.08	% 	 	 	3.07	% 	 	 	3.06	% 
	120% AFR	  	 	3.39	% 	 	 	3.36	% 	 	 	3.35	% 	 	 	3.34	% 
	 130% AFR
	  	 	3.67	% 	 	 	3.64	% 	 	 	3.62	% 	 	 	3.61	% 

  
  

2EX-10.19

 Exhibit 10.19 

COMMERCIAL LEASE 
 This Lease is
made and entered into between E & E Plaza LLC, herein called Lessor, and Fulgent Therapeutics Inc herein called Lessee. 
 Lessee hereby offers to lease
from Lessor the premises situated in the City of Temple City, County of Los Angeles, State of CA, described as 4978 Santa Anita Ave. #101 & #102, with approximately 1,350 square feet upon the following TERMS and CONDITIONS: 

 

	1.	Term and Rent. Lessor demises the above premises for a term of three (3) years commencing on April 1, 2015 and terminating on March 31, 2018 or sooner as provided herein at the annual rental of
Twenty Three Thousand Nine Hundred Seventy Six Dollars ($23,976.00) payable in equal monthly installments of $1,998.00 in advance on the first day of each month for that month’s rent during the term of this lease. All rental payments shall be
made to E & E Plaza LLC (Lessor) at the following address: Ideal Management at 625 E. Main Street Alhambra, CA 91801 

  

	2.	Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall pay landlord a late charge equal to 10% of the delinquent installment of
rent. 

  

	3.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of $1,998.00 as security for the performance of Lessee’s obligations under this lease, including without limitation the
surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full
deposit on hand at all times during the term of this lease. 

  

	4.	Adjustment to the Rent. The rent specified herein shall be increased on each Adjustment Date (April 1st) at 3% fixed annually starting 04/01/2016. Lessor
agrees to provide to Lessee 3 months free rent which will be applied from 04/01/15 to 06/30/15. Lessee will be responsible to all tenant improvement expenses and costs in unit #101 & #102. 

 

	5.	Use. Lessee shall use and occupy the premises for Lab. the premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose. 

 

	6.	Care and Maintenance of Premises. Lessee acknowledges that the premises are in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expense and at all times, maintain the premises in
good and safe condition, including plate glass, electrical wiring, plumbing and any other system or equipment exclusively used for that premises and shall surrender the same, at termination hereof, in as good condition as received, normal wear and
tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained by Lessor. 

 

	7.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

  
 1 

	8.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to
the premises, occasioned by or affecting the use thereof by Lessee. 

  

	9.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such
assignment or subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	10.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they
become due, including those for electricity, and telephone services. 

  

	11.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit
Lessor at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter. 

  

	12.	Possession. If Lessor is unable to deliver possession of the premises at the commencement hereof, Lessor shall not be liable for any damage caused thereby, nor shall this lease be void or voidable, but
Lessee shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession is not delivered within 30 days of the commencement of the term hereof. 

 

	13.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees
to hold Lessor harmless from any claims for damages, no matter how caused. 

  

	14.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:
$1,000,000.00 General Liability Insurance. 

 Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as
additional insured. The Certificate shall provide for a ten-day written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee,
Lessee and Lessor, for the benefit of each other, waive any and all rights of subrogation, which might otherwise exist. 
 Tenant shall
indemnify and hold Landlord harmless from and against any and all claims arising from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by
tenant in or about the premises including all damages, costs, attorney’s fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent
conduct, Tenant hereby assumes all risk of damage to property or injury to person in or about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 

  
 2 

 Except for Landlord’s willful or grossly negligent conduct. Tenant hereby agrees that
Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant. Tenant’s employees, invitees, customers or any other person in or
about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain,
or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause, weather such damage results from conditions arising upon the premises or
upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the building in which
the premises are located. 
  

	15.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this
lease shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall
not be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	16.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within
sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made, based
upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable time, this
lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the option of either
party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised premises be
injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	17.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor
shall forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within
Thirty (30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to cure
such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

  
 3 

	18.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year
during which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to    
N/A            % of the increase in taxes upon the year extending beyond the term of the lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in
such year. 

  

	19.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance,
taxes, and insurance for the common area. (N/A) 

  

	20.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either
party, the prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	21.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	22.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	23.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for None additional term of
    N/A            years commencing at the expiration of the initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The
option shall be exercised by written notice given to Lessor not less than 90 days prior to the expiration of the initial lease term. If notice is not given in the manner provided herein within the time specified, this option shall expire.

  

	24.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

	25.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in full
force and effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security
deposit or prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a
certificate within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no uncured
defaults hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  
 4 

	26.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	27.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

 

			
	Signed this 14th Day of April, 2015	  	04/14/2015

  

									
					
	By	 	/s/ James Shi	 		 	By	 	 /s/ Ming Hsleh

	Lessor:	 		 	Lessee:
	E & E Plaza LLC	 		 	Fulgent Therapeutics Inc

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E Plaza LLC, herein called Lessor, and Fulgent Therapeutics LLC herein called Lessee. 

Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City, County of Los Angeles, State of CA, described as 4978 Santa
Anita Ave. #103, with approximately 948 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of two (2) years commencing on April 1, 2016 and terminating on March 31, 2018 or sooner as provided herein at the annual rental of Eighteen
Thousand Two Hundred One Dollars and 60/100 ($18,201.60) payable in equal monthly installments of $1,516.80 in advance on the first day of each month for that month’s rent during the term of this lease. All rental payments shall be made to E
& E Plaza LLC (Lessor) at the following address: Ideal Management at 625 E. Main Street Alhambra, CA 91801 

  

	2.	Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall pay landlord a late charge equal to 10% of the delinquent installment of rent.

  

	3.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of $1,516.80 as security for the performance of Lessee’s obligations under this lease, including without limitation the
surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full
deposit on hand at all times during the term of this lease. 

  

	4.	Adjustment to the Rent. The rent specified herein shall be increased on each Adjustment Date (April 1st) at 3% - 5% annually starting 04/01/2017. Lessee will
be responsible to all tenant improvement expenses and costs in unit #103. 

  

	5.	Use. Lessee shall use and occupy the premises for Lab. the premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose. 

 

	6.	Care and Maintenance of Premises. Lessee acknowledges that the premises are in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expense and at all times, maintain the premises in
good and safe condition, including plate glass, electrical wiring, plumbing and any other system or equipment exclusively used for that premises and shall surrender the same, at termination hereof, in as good condition as received, normal wear and
tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained by Lessor. 

 

	7.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

  
 1 

	8.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	9.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	10.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they
become due, including those for electricity, and telephone services. 

  

	11.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit
Lessor at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter. 

  

	12.	Possession. If Lessor is unable to deliver possession of the premises at the commencement hereof. Lessor shall not be liable for any damage caused thereby, nor shall this lease be void or voidable, but Lessee
shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession is not delivered within 30 days of the commencement of the term hereof. 

 

	13.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees to hold
Lessor harmless from any claims for damages, no matter how caused. 

  

	14.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows: $1,000,000.00
General Liability Insurance. 

 Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional
insured. The Certificate shall provide for a ten-day written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and
Lessor, for the benefit of each other, waive any and all rights of subrogation, which might otherwise exist. 
 Tenant shall indemnify and
hold Landlord harmless from and against any and all claims arising from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about
the premises including all damages, costs, attorney’s fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby
assumes all risk of damage to property or injury to person in or about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 

  
 2 

 Except for Landlord’s willful or grossly negligent conduct, Tenant hereby agrees that
Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant. Tenant’s employees, invitees, customers or any other person in or
about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain,
or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause, weather such damage results from conditions arising upon the premises or
upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the building in which
the premises are located. 
  

	15.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	16.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within sixty
(60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made, based upon the
extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days. Lessor, at his option, may make the same within a reasonable time, this lease
continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the option of either party.
In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof. Lessor may elect to terminate this lease whether the demised premises be injured or
not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	17.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall
forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within Thirty
(30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to cure such
other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

  
 3 

	18.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation. Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to
    N/A            % of the increase in taxes upon the year extending beyond the term of the lease, the obligation of Lessee shall be proportionate to the portion of the
lease term included in such year. 

  

	19.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	20.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	21.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	22.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	23.	Options to Renew. Provided that Lessee is not in default in the performance of this lease. Lessee shall have the option to renew the lease for None additional term of
    N/A            years commencing at the expiration of the initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The
option shall be exercised by written notice given to Lessor not less than 90 days prior to the expiration of the initial lease term. If notice is not given in the manner provided herein within the time specified, this option shall expire.

  

	24.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

	25.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in full force and
effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security deposit or
prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a certificate
within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no uncured defaults
hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  
 4 

	26.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	27.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

Signed this 24th Day of March, 2016 

 

									
	By	 	/s/ James Shi	 		 	By	 	/s/ Ming Hsieh
	 Lessor:
 E & E Plaza
LLC
	 		 	 Lessee:
 Fulgent Therapeutics
LLC

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E Plaza LLC, herein called Lessor, and Fulgent Therapeutics Inc herein called
Lessee. 
 Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City, County of Los Angeles, State of CA, described
as 4978 Santa Anita Ave. #104, with approximately 1,260 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of three (3) years commencing on April 1, 2015 and terminating on March 31, 2018 or sooner as provided herein at the annual rental of
Twenty Two Thousand Three Hundred Seventy Seven Dollars and 60/100 Cents ($22,377.60) payable in equal monthly installments of $1,864.80 in advance on the first day of each month for that month’s rent during the term of this lease. All rental
payments shall be made to E & E Plaza LLC (Lessor) at the following address: Ideal Management at 625 E. Main Street Alhambra, CA 91801 

  

	2.	Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall pay landlord a late charge equal to 10% of the delinquent installment of rent.

  

	3.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of $1,864.80 as security for the performance of Lessee’s obligations under this lease, including without limitation the
surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full
deposit on hand at all times during the term of this lease. 

  

	4.	Adjustment to the Rent. The rent specified herein shall be increased on each Adjustment Date (April 1st) at 3% fixed annually starting 04/01/2016. Lessor
agrees to provide to Lessee 3 months free rent which will be applied from 04/01/15 to 06/30/15. Lessee will be responsible to all tenant improvement expenses and costs in unit #104. 

 

	5.	Use. Lessee shall use and occupy the premises for Lab, the premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose. 

 

	6.	Care and Maintenance of Premises. Lessee acknowledges that the premises are in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expense and at all times, maintain
the premises in good and safe condition, including plate glass, electrical wiring, plumbing and any other system or equipment exclusively used for that premises and shall surrender the same, at termination hereof, in as good condition as received,
normal wear and tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained by Lessor. 

 

	7.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

  
 1 

	8.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	9.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	10.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they become
due, including those for electricity, and telephone services. 

  

	11.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit Lessor
at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises thereafter.

  

	12.	Possession. If Lessor is unable to deliver possession of the premises at the commencement hereof, Lessor shall not be liable for any damage caused thereby, nor shall this lease be void or voidable, but Lessee
shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession is not delivered within 30 days of the commencement of the term hereof. 

 

	13.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees to hold
Lessor harmless from any claims for damages, no matter how caused. 

  

	14.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows: $1,000,000.00
General Liability Insurance. 

 Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional
insured. The Certificate shall provide for a ten-day written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and
Lessor, for the benefit of each other, waive any and all rights of subrogation, which might otherwise exist. 
 Tenant shall indemnify and
hold Landlord harmless from and against any and all claims arising from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about
the premises including all damages, costs, attorney’s fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby
assumes all risk of damage to property or injury to person in or about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 

  
 2 

 Except for Landlord’s willful or grossly negligent conduct, Tenant hereby agrees that
Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant. Tenant’s employees, invitees, customers or any other person in or
about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain,
or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause, weather such damage results from conditions arising upon the premises or
upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the building in which
the premises are located. 
  

	15.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	16.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within sixty
(60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made, based upon the
extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable time, this lease
continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the option of either party.
In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised premises be injured or
not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	17.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall
forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within Thirty
(30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to cure such
other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

  
 3 

	18.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal
to    N/A        % of the increase in taxes upon the year extending beyond the term of the lease, the obligation of Lessee shall be proportionate to the portion of the lease term
included in such year. 

  

	19.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	20.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	21.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	22.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	23.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for None additional term
of    N/A            years commencing at the expiration of the initial lease term. All of the terms and conditions of the lease shall apply during the renewal
term. The option shall be exercised by written notice given to Lessor not less than 90 days prior to the expiration of the initial lease term. If notice is not given in the manner provided herein within the time specified, this option shall expire.

  

	24.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

	25.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in full force and
effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security deposit or
prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a certificate
within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no uncured defaults
hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  
 4 

	26.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	27.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

 

									
	Signed this 14th Day of April, 2015	 		 		 	04/14/2015
					
	By	 	/s/ James Shi	 		 	By	 	/s/ Ming Hsieh
	Lessor:	 		 		 	Lessee:	 	
	E & E Plaza LLC	 		 	Fulgent Therapeutics Inc

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E Plaza LLC, herein called Lessor, and Fulgent Therapeutics Inc herein called Lessee. 

Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City, County of Los Angeles, State of CA, described as 4978 Santa
Anita Ave. #105, with approximately 1,200 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of three (3) years commencing on April 1, 2015 and terminating on March 31, 2018 or sooner as provided herein at the annual rental
of Twenty One Thousand Three Hundred Twelve Dollars ($21,312.00) payable in equal monthly installments of $1,776.00 in advance on the first day of each month for that month’s rent during the term of this lease. All rental payments shall be made
to E & E Plaza LLC (Lessor) at the following address: Ideal Management at 625 E. Main Street Alhambra, CA 91801 

  

	2.	Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall pay landlord a late charge equal to 10% of the delinquent installment
of rent. 

  

	3.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of $1,776.00 as security for the performance of Lessee’s obligations under this lease, including without limitation the
surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full
deposit on hand at all times during the term of this lease. 

  

	4.	Adjustment to the Rent. The rent specified herein shall be increased on each Adjustment Date (April 1st) at 3% fixed annually starting 04/01/2016. Lessor
agrees to provide to Lessee 3 months free rent which will be applied from 04/01/15 to 06/30/15. Lessee will be responsible to all tenant improvement expenses and costs in unit #105. 

 

	5.	Use. Lessee shall use and occupy the premises for Lab. the premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose. 

 

	6.	Care and Maintenance of Premises. Lessee acknowledges that the premises are in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expense and at all times, maintain the premises in
good and safe condition, including plate glass, electrical wiring, plumbing and any other system or equipment exclusively used for that premises and shall surrender the same, at termination hereof, in as good condition as received, normal wear and
tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained by Lessor. 

 

	7.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

  
 1 

	8.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	9.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	10.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they become
due, including those for electricity, and telephone services. 

  

	11.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit Lessor
at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises thereafter.

  

	12.	Possession. If Lessor is unable to deliver possession of the premises at the commencement hereof, Lessor shall not be liable for any damage caused thereby, nor shall this lease be void or voidable, but Lessee
shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession is not delivered within 30 days of the commencement of the term hereof. 

 

	13.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees to hold
Lessor harmless from any claims for damages, no matter how caused. 

  

	14.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows: $1,000,000.00
General Liability Insurance. 

 Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional
insured. The Certificate shall provide for a ten-day written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and
Lessor, for the benefit of each other, waive any and all rights of subrogation, which might otherwise exist. 
 Tenant shall indemnify and
hold Landlord harmless from and against any and all claims arising from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about
the premises including all damages, costs, attorney’s fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby
assumes all risk of damage to property or injury to person in or about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 

  
 2 

 Except for Landlord’s willful or grossly negligent conduct. Tenant hereby agrees that
Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant. Tenant’s employees, invitees, customers or any other person in or
about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain,
or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause, weather such damage results from conditions arising upon the premises or
upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the building in which
the premises are located. 
  

	15.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	16.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within sixty
(60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made, based upon the
extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable time, this lease
continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the option of either party.
In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised premises be injured or
not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	17.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall
forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within Thirty
(30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to cure
such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

 

  
 3 

	18.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to      N/A         %
of the increase in taxes upon the year extending beyond the term of the lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

 

	19.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	20.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	21.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	22.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	23.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for None additional term of N/A years commencing at the expiration of the
initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than 90 days prior to the expiration of the initial lease term. If notice
is not given in the manner provided herein within the time specified, this option shall expire. 

  

	24.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

	25.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in full force and
effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security deposit or
prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a certificate
within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no uncured defaults
hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  
 4 

	26.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	27.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

 

									
	Signed this 14th Day of April, 2015	 		 		 	04/14/2015
					
	By	 	/s/ James Shi	 		 	By	 	/s/ Ming Hsieh
	Lessor:	 		 	Lessee:
	E & E Plaza LLC	 		 	Fulgent Therapeutics Inc

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E Plaza, LLC, herein called Lessor, and Fulgent Therapeutics, LLC. herein called
Lessee. 
 Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City, County of Los Angeles, State of California,
described as 4978 Santa Anita Ave. #201, Temple City, CA 91780, with approximately 1,002 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of Two (2) years, commencing on August 1, 2016 and terminating on July 31, 2018 or sooner as provided herein at the annual rental of
Nineteen Thousand Two Hundred Thirty- Eight Dollars and 40 Cents (19,238.40) payable in equal monthly installments of $1,603.20 in advance on the first day of each month for that month’s rent during the term of this lease. All rental payments
shall be made to Lessor, at the following address: 

 Ideal Property at 625 East Main Street Alhambra CA 91801 

Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall
pay landlord a late charge equal to 10% of the delinquent installment of rent 
  

	2.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of One Thousand Six Hundred Three Dollars and 20 Cents ($1,603.20) as security for the performance of
Lessee’s obligations under this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee shall on demand
deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. 

  

	3.	Adjustment to the Rent. The minimum monthly rent specified herein shall be increased $1.75/s.f. on 08/01/2017. Lessee will be responsible for all Tenant Improvement expenses and costs in unit 201.

  

	4.	Use. Lessee shall use and occupy the premises for Lab. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose. 

 

	5.	Care and Maintenance of Premises. Lessee acknowledges that the premises are generally in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expenses and at all times, maintain the
premises in good and safe condition, including plate glass, flooring, painting, interior walls, electrical wiring & lights, plumbing, HVAC system and any other system or equipment exclusively used for that premises and shall surrender the
same, at termination hereof, in as good condition as received, normal wear and tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained and repaired
by Lessor. 

  
 1 

	6.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

 

	7.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to
the premises, occasioned by or affecting the use thereof by Lessee. 

  

	8.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such
assignment or subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	9.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they
become due, including but not limited, those for electricity, and telephone services. Lessor shall be responsible for water, trash and gardening service. 

  

	10.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit
Lessor at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the
premises thereafter. 

  

	11.	Possession. If Lessor is unable to deliver possession of the premises at the commencement hereof, Lessor shall not be liable for any damage caused thereby, nor shall this lease be void or voidable,
but Lessee shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession is not delivered within 30 days of the commencement of the term hereof. 

 

	12.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees
to hold Lessor harmless from any claims for damages, no matter how caused. 

  

	13.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:

 $1,000,000 for general liabilities 

Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional insured. The Certificate shall provide for a ten-day
written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all
rights of subrogation, which might otherwise exist. 

  
 2 

	 	Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things
which may be permitted or suffered by tenant in or about the premises including all damages, costs, attorney’s fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for
Landlord’s willful or grossly negligent conduct, Tenant hereby assumes all risk of damage to property or injury to person in or about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord.

  

	    	Except for Landlord’s willful or grossly negligent conduct, Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods,
wares, merchandise, or other property of Tenant. Tenant’s employees, invitees, customers or any other person in or about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents,
contractors, or invitees, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing,
air-conditioning, or lighting fixtures, or from any other cause, weather such damage results from conditions arising upon the premises or upon other portions of the building in which the premises are a part, or from any other sources or places.
Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the building in which the premises are located. 

 

	14.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this
lease shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall
not be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	15.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made
within sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being
made, based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a
reasonable time, this lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be
terminated at the option of either party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease
whether the demised premises be injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	16.	 Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of
rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days
after the date of receipt of such notice with respect to a default in 

  
 3 

	 	
the payment of rent or within Thirty (30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured
within such Thirty(30) day period, within such reasonable additional time as is necessary to cure such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies
provided to Lessor pursuant to state law applicable. 

  

	17.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year
during which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to 0% of the increase in taxes upon the year extending beyond the
term of the lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

  

	18.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance,
taxes, and insurance for the common area. (N/A) 

  

	19.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either
party, the prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	20.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other
places as may be designated by the parties from time to time. 

  

	21.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	22.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for additional None years commencing at the expiration of the
initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than N/A days prior to the expiration of the initial lease
term. If notice is not given in the manner provided herein within the time specified, this option shall expire. 

  

	23.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

	24.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in
full force and effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security
deposit or prepaid rent, if any, as well as acknowledging that there are not, 

  
 4 

	 	to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a certificate within the ten (10) day
period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no uncured defaults hereunder, and has not been modified
except as may be represented by the party requesting the certificate 

  

	25.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	26.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

Signed this 28th Day of July, 2016 

 

									
	By	  	/s/ Ming Hsieh	 		 	By	  	/s/ James Shi
	Lessee: Fulgent Therapeutics, LLC	 		 	Lessor: E & E Plaza, LLC
	Title:	  	Manager	 		 	Title:	  	Property Manager

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E PLAZA, LLC, herein called Lessor, and Fulgent Therapeutics, LLC herein called Lessee. 

Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City County of Los Angeles, State of California, described
as 4978 Santa Anita Ave. #202A & 202B, Temple City, CA 91780, with approximately 729 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of Two (2) years, commencing on May 1, 2016 and terminating on April 30, 2018 or sooner as provided herein at the annual rental of Fifteen
Thousand Three Hundred Nine Dollars (15,309.00) payable in equal monthly installments of $1,275.75 in advance on the first day of each month for that month’s rent, during the term of this lease. All rental payments shall be made to Lessor, at
the following address: 

 Ideal Property at 625 East Main Street Alhambra CA 91801 

Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant shall
pay landlord a late charge equal to 10% of the delinquent installment of rent 
  

	2.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of Nine Hundred Eleven Dollars and 25/100 Cents ($911.25) which is transferred from existing lease as security
for the performance of Lessee’s obligations under this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of Lessee, Lessee
shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. 

  

	3.	Adjustment to the Rent. The minimum monthly rent specified herein shall be adjusted as following: 

  

	
	 05/01/2016 – 04/30/2017 $1,275.75/month ($1.75/sq.ft.)

05/01/2017 – 04/30/2018 $1,312.20/month ($1.80/sq.ft.)

  

	4.	Use. Lessee shall use and occupy the premises for General Office & Lab. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose.

  
 1 

	5.	Care and Maintenance of Premises. Lessee acknowledges that the premises are generally in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expenses and at all times, maintain the
premises in good and safe condition, including plate glass, flooring, painting, interior walls, electrical wiring & lights, plumbing, HVAC system and any other system or equipment exclusively used for that premises and shall surrender the
same, at termination hereof, in as good condition as received, normal wear and tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained and repaired
by Lessor. 

  

	6.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

 

	7.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	8.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	9.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they become
due, including but not limited, those for electricity, and telephone services. Lessor shall be responsible for water, trash and gardening service. 

  

	10.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit Lessor
at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter. 

  

	11.	Possession. Lessee has been in this possession for 3 years already and this lease is a renew one. 

  

	12.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees to hold
Lessor harmless from any claims for damages, no matter how caused. 

  

	13.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:

 $500,000 for general liabilities. 

Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional insured, The Certificate shall provide for a ten-day
written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all
rights of subrogation, which might otherwise exist. 

  
 2 

 Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising
from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about the premises including all damages, costs, attorney’s fees,
expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby assumes all risk of damage to property or injury to person in or
about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 
 Except for Landlord’s
willful or grossly negligent conduct, Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant.
Tenant’s employees, invitees, customers or any other person in or about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is
caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause,
weather such damage results from conditions arising upon the premises or upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from
any act or neglect of any other tenant, if any, of the building in which the premises are located. 
  

	14.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	15.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within
sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made,
based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable
time, this lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the
option of either party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised
premises be injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  
 3 

	16.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall
forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or
within Thirty (30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional
time as is necessary to cure such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

 

	17.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to 0% of the increase in taxes upon the year extending beyond the term of the
lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

  

	18.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	19.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	20.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	21.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	22.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for additional Three (3) years commencing at the expiration of the
initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than 60 days prior to the expiration of the initial lease term. If
notice is not given in the manner provided herein within the time specified, this option shall expire. The option period rent will be increased 5% annually starting 05/01/2018. 

 

	23.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

  
 4 

	24.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in full
force and effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any security
deposit or prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver such a
certificate within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no
uncured defaults hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  

	25.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	26.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both
parties. 
 Signed this 28th Day of April, 2016 

 

									
	By	 	 /s/ Ming Hsieh
	 		 	By	 	 /s/ James Shi

	Lessee: Fulgent Therapeuticals, LLC	 		 	Lessor: E & E Plaza, LLC
	Title:	 	Manager	 		 	Title:	 	Property Manager

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E PLAZA, LLC, herein called Lessor, and Fulgent Therapeutics, LLC herein called
Lessee. 
 Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City County of Los Angeles, State of California,
described as 4978 Santa Anita Ave. #203, Temple City, CA 91780, with approximately 2,500 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of Two (2) years, commencing on May 1, 2016 and terminating on April 30, 2018 or sooner as provided herein at the annual rental of
Fifty Two Thousand Five Hundred Dollars (52,500.00) payable in equal monthly installments of $4,375.00 in advance on the first day of each month for that month’s rent, during the term of this lease. All rental payments shall be made to Lessor,
at the following address: 

 Ideal Property at 625 East Main Street Alhambra CA 91801 

Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant
shall pay landlord a late charge equal to 10% of the delinquent installment of rent 
  

	2.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of Thirty Nine Hundred Ninety Six Dollars ($3,996.00) which is transferred from existing lease as
security for the performance of Lessee’s obligations under this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of
Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. 

 

	3.	Adjustment to the Rent. The minimum monthly rent specified herein shall be adjusted as following: 

05/01/2016 - 04/30/2017         $4,375.00/month ($1.75/sq.ft.) 

05/01/2017 - 04/30/2018         $4,500.00/month ($1.80/sq.ft.) 

 

	4.	Use. Lessee shall use and occupy the premises for General Office & Lab. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose.

  
 1 

	5.	Care and Maintenance of Premises. Lessee acknowledges that the premises are generally in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expenses and at all times,
maintain the premises in good and safe condition, including plate glass, flooring, painting, interior walls, electrical wiring & lights, plumbing, HVAC system and any other system or equipment exclusively used for that premises and shall
surrender the same, at termination hereof, in as good condition as received, normal wear and tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained
and repaired by Lessor. 

  

	6.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

 

	7.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	8.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	9.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they become
due, including but not limited, those for electricity, and telephone services. Lessor shall be responsible for water, trash and gardening service. 

  

	10.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit Lessor
at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter. 

  

	11.	Possession. Lessee has been in this possession for 3 years already and this lease is a renew one. 

  

	12.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees to hold
Lessor harmless from any claims for damages, no matter how caused. 

  

	13.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:

 $1,000,000 for general liabilities. 

Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional insured. The Certificate shall provide for a ten-day
written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all
rights of subrogation, which might otherwise exist. 

  
 2 

 Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising
from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about the premises including all damages, costs, attorney’s fees,
expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby assumes all risk of damage to property or injury to person in or
about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 
 Except for Landlord’s
willful or grossly negligent conduct, Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant.
Tenant’s employees, invitees, customers or any other person in or about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is
caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause,
weather such damage results from conditions arising upon the premises or upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from
any act or neglect of any other tenant, if any, of the building in which the premises are located. 
  

	14.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	15.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made
within sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such
repairs are being made, based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same
within a reasonable time, this lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be
terminated at the option of either party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease
whether the demised premises be injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  
 3 

	16.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor
shall forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in forward written notice,
as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within Thirty
(30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to
cure such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

 

	17.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year
during which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to 0% of the increase in taxes upon the year extending beyond the
term of the lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

  

	18.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of
maintenance, taxes, and insurance for the common area. (N/A) 

  

	19.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by
either party, the prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	20.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other
places as may be designated by the parties from time to time. 

  

	21.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	22.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for additional Three (3) years commencing at the expiration
of the initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than 60 days prior to the expiration of the initial lease
term. If notice is not given in the manner provided herein within the time specified, this option shall expire. The option period rent will be increased 5% annually starting 05/01/2018. 

 

	23.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

  
 4 

	24.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is
unmodified and in full force and the amount of any security deposit or prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such
defaults, if any, which are claimed. Failure to deliver such a certificate within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that
this Lease is in full force and effect, that there are no uncured defaults hereunder, and has not been modified except as may be represented by the party requesting the certificate 

 

	25.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	26.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both
parties. 
 Signed this 28th Day of April, 2016 

 

											
	By	  	/s/ Ming Hsieh	 		 		 	By	  	/s/ James Shi
		  	 Lessee: Fulgent Therapeuticals, LLC
	 		 		 		  	 Lessor: E & E Plaza, LLC

						
		  	Title: Manager	 		 		 		  	Title: Property Manager

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E PLAZA, LLC, herein called Lessor, and Fulgent Therapeutics, LLC herein called Lessee. 

Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City County of Los Angeles, State of California, described as
4978 Santa Anita Ave. #204, Temple City, CA 91780,with approximately 1,118 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of Two (2) years, commencing on May 1, 2016 and terminating on April 30, 2018 or sooner as provided herein at the annual rental of Twenty
Three Thousand Four Hundred Seventy Eight Dollars (23,478.00) payable in equal monthly installments of $1,956.50 in advance on the first day of each month for that month’s rent, during the term of this lease. All rental payments shall be made
to Lessor, at the following address: 

 Ideal Property at 625 East Main Street Alhambra CA 91801 

Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant
shall pay landlord a late charge equal to 10% of the delinquent installment of rent 
  

	2.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of Two Thousand Eight Hundred Seventy Three Dollars and 28/100 Cents ($2,873.28) which is transferred from
existing lease as security for the performance of Lessee’s obligations under this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure
any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. 

 

	3.	Adjustment to the Rent. The minimum monthly rent specified herein shall be adjusted as following: 

  

			
	05/01/2016 - 04/30/2017	  	$1,956.50/month ($1.75/sq.ft.)
	05/01/2017 - 04/30/2018	  	$2,012.40/month ($1.80/sq.ft.)

  

	4.	Use. Lessee shall use and occupy the premises for General Office & Lab. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such purpose.

  
 1 

 maintain the premises in good and safe condition, including plate glass, flooring, painting,
interior walls, electrical wiring & lights, plumbing, HVAC system and any other system or equipment exclusively used for that premises and shall surrender the same, at termination hereof, in as good condition as received, normal wear and
tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained and repaired by Lessor. 

 

	6.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

 

	7.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the
premises, occasioned by or affecting the use thereof by Lessee. 

  

	8.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such assignment or
subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	9.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they become
due, including but not limited, those for electricity, and telephone services. Lessor shall be responsible for water, trash and gardening service. 

  

	10.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit Lessor
at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter. 

  

	11.	Possession. Lessee has been in this possession for 3 years already and this lease is a renew one. 

  

	12.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees
to hold Lessor harmless from any claims for damages, no matter how caused. 

  

	13.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:

 $1,000,000 for general liabilities. 

Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional insured. The Certificate shall provide for a ten-day
written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all
rights of subrogation, which might otherwise exist. 

  
 2 

 Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising
from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about the premises including all damages, costs, attorney’s fees,
expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby assumes all risk of damage to property or injury to person in or
about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 
 Except for Landlord’s
willful or grossly negligent conduct, Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant.
Tenant’s employees, invitees, customers or any other person in or about the premises: nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is
caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause,
weather such damage results from conditions arising upon the premises or upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from
any act or neglect of any other tenant, if any, of the building in which the premises are located. 
  

	14.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this lease
shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall not
be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	15.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within
sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made,
based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable
time, this lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the
option of either party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised
premises be injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  

	16.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor shall
forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in 

  
 3 

 forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to
cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of rent or within Thirty (30) days after the date of receipt of such notice with respect to any other
default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional time as is necessary to cure such other default, provided that Lessee pursues cure diligently and in good
faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 
  

	17.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to 0% of the increase in taxes upon the year extending beyond the term of
the lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

  

	18.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	19.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	20.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	21.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	22.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for additional Three (3) years commencing at the expiration of the
initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than 60 days prior to the expiration of the initial lease term, If
notice is not given in the manner provided herein within the time specified, this option shall expire. The option period rent will be increased 5% annually starting 05/01/2018. 

 

	23.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

 

  
 4 

	24.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified and in
full force and the amount of any security deposit or prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which
are claimed. Failure to deliver such a certificate within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full
force and effect, that there are no uncured defaults hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  

	25.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	26.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both
parties. 
 Signed this 28th Day of April, 2016 

 

									
	By	 	/s/ Ming Hsieh	 		 	By	 	/s/ James Shi
	Lessee: Fulgent Therapeuticals, LLC	 		 	Lessor: E & E Plaza, LLC
	Title:	 	Manager	 		 	Title:	 	Property Manager

  
 5 

 COMMERCIAL LEASE 

This Lease is made and entered into between E & E PLAZA, LLC, herein called Lessor, and Fulgent Therapeutics, LLC herein called Lessee. 

Lessee hereby offers to lease from Lessor the premises situated in the City of Temple City County of Los Angeles, State of California, described as
4978 Santa Anita Ave. #205, Temple City, CA 91780, with approximately 1,988 square feet upon the following TERMS and CONDITIONS: 
  

	1.	Term and Rent. Lessor demises the above premises for a term of Two (2) years, commencing on May 1, 2016 and terminating on April 30, 2018 or sooner as provided herein at the annual rental of Forty One
Thousand Seven Hundred Forty Eight Dollars (41,748.00) payable in equal monthly installments of $3,479.00 in advance on the first day of each month for that month’s rent, during the term of this lease. All rental payments shall be made to
Lessor, at the following address: 

 Ideal Property at 625 East Main Street Alhambra CA 91801 

Late Charge. In the event Tenant is more than Five (5) days late in paying any installment of rent due under this Lease, Tenant
shall pay landlord a late charge equal to 10% of the delinquent installment of rent 
  

	2.	Security Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of Four Thousand Four Hundred Fifteen Dollars and 04/100 Cents ($4,415.04) which is transferred from
existing lease as security for the performance of Lessee’s obligations under this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure
any default of Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. 

 

	3.	Adjustment to the Rent. The minimum monthly rent specified herein shall be adjusted as following: 

  

			
	05/01/2016 – 04/30/2017	  	$3,479.00/month ($1.75/sq.ft.)
	05/01/2017 – 04/30/2018	  	$3,578.40/month ($1.80/sq.ft.)

  

	4.	Use. Lessee shall use and occupy the premises for General Office & Lab. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully be used for such
purpose. 

  
 1 

	5.	Care and Maintenance of Premises. Lessee acknowledges that the premises are generally in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expenses and at all times,
maintain the premises in good and safe condition, including plate glass, flooring, painting, interior walls, electrical wiring & lights, plumbing, HVAC system and any other system or equipment exclusively used for that premises and shall
surrender the same, at termination hereof, in as good condition as received, normal wear and tear excepted. Lessee shall be responsible for all repairs required, except the roof, exterior walls, and structural foundations, which shall be maintained
and repaired by Lessor. 

  

	6.	Alterations. Lessee shall not, without first obtaining the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises. 

 

	7.	Ordinances and Statutes. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to
the premises, occasioned by or affecting the use thereof by Lessee. 

  

	8.	Assignment and Subletting. Lessee shall not assign this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld. Any such
assignment or subletting without consent shall be void and, Lessor, at his/her option, may terminate this lease. 

  

	9.	Utilities. All applications and connections for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable for utility charges as they
become due, including but not limited, those for electricity, and telephone services. Lessor shall be responsible for water, trash and gardening service. 

  

	10.	Entry and Inspection. Lessee shall permit Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting the same, and will permit
Lessor at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the
premises thereafter. 

  

	11.	Possession. Lessee has been in this possession for 3 years already and this lease is a renew one. 

  

	12.	Indemnification of Lessor. Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised premises or any part thereof, and Lessee agrees
to hold Lessor harmless from any claims for damages, no matter how caused. 

  

	13.	Insurance. Lessee, at his expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee and Lessor with minimum coverage as follows:

 $1,000,000 for general liabilities. 

Lessee shall provide Lessor with a Certificate of Insurance showing Lessor as additional insured. The Certificate shall provide for a ten-day
written notice to Lessor in the event of Cancellation or material change of coverage. To the maximum extent permitted by insurance policies, which may be owned by Lessor or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all
rights of subrogation, which might otherwise exist. 

  
 2 

 Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising
from Tenant’s use or occupancy of the premises or from the conduct of its business or from any activity, work, or things which may be permitted or suffered by tenant in or about the premises including all damages, costs, attorney’s fees,
expenses and liabilities incurred in the defense of any claim or action or proceeding arising there from. Except for Landlord’s willful or grossly negligent conduct, Tenant hereby assumes all risk of damage to property or injury to person in or
about the premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord. 
 Except for Landlord’s
willful or grossly negligent conduct, Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant’s business or loss of income there from or for damage to the goods, wares, merchandise, or other property of Tenant.
Tenant’s employees, invitees, customers or any other person in or about the premises: nor shall Landlord be liable for injury to the person of Tenant. Tenant’s employees, agents, contractors, or invitees, whether such damage or injury is
caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning, or lighting fixtures, or from any other cause,
weather such damage results from conditions arising upon the premises or upon other portions of the building in which the premises are a part, or from any other sources or places. Landlord shall not be liable to Tenant for any damages arising from
any act or neglect of any other tenant, if any, of the building in which the premises are located. 
  

	14.	Eminent Domain. If the premises or any part thereof or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent domain, this
lease shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee shall
not be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for any taking of fixtures and improvements owned by Lessee, and for moving expense. 

 

	15.	Destruction of Premises. In the event of a partial destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such repairs can be made within
sixty (60) days under existing governmental laws and regulations, but such partial destruction shall not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being made,
based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable
time, this lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make such repairs which cannot be made within sixty (60) days, this lease may be terminated at the
option of either party. In the event that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement costs, thereof, Lessor may elect to terminate this lease whether the demised
premises be injured or not. A total destruction of the building in which the premises may be situated shall terminate this lease. 

  
 3 

	16.	Lessor’s Remedies on Default. If Lessee shall default in the payment when due of any installment of rent herein or in the performance of any other convenant or obligation of Lessee herein, Lessor
shall forward written notice, as provided herein, of such default to Lessee, and failure of Lessee to cure such default within Three (3) days after the date of receipt of such notice with respect to a default in the payment of
rent or within Thirty (30) days after the date of receipt of such notice with respect to any other default of Lessee (or, if such other default cannot be cured within such Thirty(30) day period, within such reasonable additional
time as is necessary to cure such other default, provided that Lessee pursues cure diligently and in good faith), shall thereafter allow Lessor to pursue all remedies provided to Lessor pursuant to state law applicable. 

 

	17.	Tax Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate taxes over and above the amount of such taxes assessed for the tax year during
which the term of this lease commences, whether because of increased rate or valuation, Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to 0% of the increase in taxes upon the year extending beyond the term of the
lease, the obligation of Lessee shall be proportionate to the portion of the lease term included in such year. 

  

	18.	Common Area Expense. In the event the demised premises are situated in a shopping center or in commercial building in which there are common areas, Lessee agrees to pay his pro-rata share of maintenance, taxes,
and insurance for the common area. (N/A) 

  

	19.	Attorney’s Fees. In case suit should be brought for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the premises, by either party, the
prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. 

  

	20.	Notices. Any notice which either party may or is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address shown below, or at such other places as
may be designated by the parties from time to time. 

  

	21.	Heirs, Assigns, Successors. This lease is binding upon and insures to the benefit of the heirs, assigns and successors in interest to the parties. 

 

	22.	Options to Renew. Provided that Lessee is not in default in the performance of this lease, Lessee shall have the option to renew the lease for additional Three (3) years commencing at the expiration of the
initial lease term. All of the terms and conditions of the lease shall apply during the renewal term. The option shall be exercised by written notice given to Lessor not less than 60 days prior to the expiration of the initial lease term. If
notice is not given in the manner provided herein within the time specified, this option shall expire. The option period rent will be increased 5% annually starting 05/01/2018. 

 

	23.	Subordination. This lease is and shall be subordinated to all existing and future liens and encumbrances against the property. 

  
 4 

	24.	Estoppels Certificate. Each party, within (10) days after notice from the other party, shall execute and deliver to the other party a certificate stating that this Lease is unmodified
and in full force and effect, or in full force and effect as modified, and stating the modification. The certificate shall also state the amount of minimum monthly rent, the dates to which the rent has been paid in advance, and the amount of any
security deposit or prepaid rent, if any, as well as acknowledging that there are not, to that party’s knowledge, any uncured defaults on the part of the other party, or specifying such defaults, if any, which are claimed. Failure to deliver
such a certificate within the ten (10) day period shall be conclusive upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect, that there are no
uncured defaults hereunder, and has not been modified except as may be represented by the party requesting the certificate 

  

	25.	Covenants and conditions. Each provision of this lease performable by Tenant shall be deemed both a covenant and a condition. 

 

	26.	Choice of Law. The parties hereto agree that the laws of the State of California shall govern this Lease. 

Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by both parties. 

Signed this 28th Day of April, 2016 

 

									
	By	  	/s/ Ming Hsieh	 		 	By	  	/s/ James Shi
		  	Lessee: Fulgent Therapeuticals, LLC	 		 		  	Lessor: E & E Plaza, LLC
		  	Title: Manager	 		 		  	Title: Property Manager

  
 5

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