Document:

EX-10.1

 Exhibit 10.1 
 LEASE 
 200 S. WACKER PROPERTY OWNER, L.L.C., 

a Delaware limited liability company, 
 Landlord 
 and 

DURATA THERAPEUTICS, INC., 
 a Delaware corporation, 
 Tenant 

for 
 200
SOUTH WACKER DRIVE 
 CHICAGO, ILLINOIS 
 August 3, 2012 

 TABLE OF CONTENTS 

 

					
	 ARTICLE
	  	PAGE	 
		
	 ARTICLE 1 BASIC LEASE PROVISIONS
	  	 	1	  
		
	 ARTICLE 2 PREMISES, TERM, RENT
	  	 	4	  
		
	 ARTICLE 3 USE AND OCCUPANCY
	  	 	6	  
		
	 ARTICLE 4 CONDITION OF THE PREMISES
	  	 	7	  
		
	 ARTICLE 5 ALTERATIONS
	  	 	7	  
		
	 ARTICLE 6 REPAIRS
	  	 	10	  
		
	 ARTICLE 7 INCREASES IN TAXES AND OPERATING EXPENSES
	  	 	11	  
		
	 ARTICLE 8 REQUIREMENTS OF LAW
	  	 	16	  
		
	 ARTICLE 9 SUBORDINATION
	  	 	17	  
		
	 ARTICLE 10 SERVICES
	  	 	20	  
		
	 ARTICLE 11 INSURANCE; PROPERTY LOSS OR DAMAGE
	  	 	23	  
		
	 ARTICLE 12 EMINENT DOMAIN
	  	 	27	  
		
	 ARTICLE 13 ASSIGNMENT AND SUBLETTING
	  	 	28	  
		
	 ARTICLE 14 ACCESS TO PREMISES
	  	 	35	  
		
	 ARTICLE 15 DEFAULT
	  	 	36	  
		
	 ARTICLE 16 LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES
	  	 	40	  
		
	 ARTICLE 17 NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL
	  	 	40	  
		
	 ARTICLE 18 END OF TERM
	  	 	41	  
		
	 ARTICLE 19 QUIET ENJOYMENT
	  	 	42	  
		
	 ARTICLE 20 NO SURRENDER; NO WAIVER
	  	 	42	  
		
	 ARTICLE 21 WAIVER OF TRIAL BY JURY; COUNTERCLAIM
	  	 	42	  
		
	 ARTICLE 22 NOTICES
	  	 	43	  
		
	 ARTICLE 23 RULES AND REGULATIONS
	  	 	43	  
		
	 ARTICLE 24 BROKER
	  	 	44	  
		
	 ARTICLE 25 INDEMNITY
	  	 	44	  
		
	 ARTICLE 26 MISCELLANEOUS
	  	 	45	  
		
	 ARTICLE 27 LETTER OF CREDIT
	  	 	50	  
		
	 ARTICLE 28 TAX STATUS OF BENEFICIAL OWNER
	  	 	53	  

					
	 ARTICLE 29 EXTENSION OPTION
	  	 	54	  
		
	 ARTICLE 30 RIGHT OF FIRST OFFER
	  	 	56	  
		
	 ARTICLE 31 ACCESS
	  	 	58	  
		
	 ARTICLE 32 SIGNAGE
	  	 	59	  

 Schedule of Exhibits 
  

			
	Exhibit A	  	Floor Plan
	Exhibit B	  	Definitions
	Exhibit C	  	Work Letter
	Exhibit D	  	Cleaning Specifications
	Exhibit E	  	Rules and Regulations
	Exhibit F	  	Form of Letter of Credit

 LEASE 
 THIS LEASE is made as of the 3rd day of August, 2012 (“Effective Date”), between 200 S. WACKER PROPERTY OWNER, L.L,C., a Delaware limited liability company
(“Landlord”), and DURATA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

Landlord and Tenant hereby agree as follows: 
 ARTICLE 1 
 BASIC LEASE PROVISIONS 

 

			
	PREMISES	 	A portion of the 25th floor of the Building, as more particularly shown on Exhibit A.
		
	BUILDING	 	The building, fixtures, equipment and other improvements and appurtenances now located or hereafter erected, located or placed upon the land known as 200 South Wacker Drive,
Chicago, Illinois.
		
	REAL PROPERTY	 	The Building, together with the plot of land upon which it stands.
		
	COMMENCEMENT DATE	 	The date of execution and delivery of this Lease by both Landlord and Tenant.
		
	RENT COMMENCEMENT DATE	 	The date which is later to occur of (a) the date upon which Landlord delivers possession of the Premises to Tenant with Landlord’s Work Substantially Completed in accordance
with the terms of this Lease, and (b) November 1, 2012.
		
	EXPIRATION DATE	 	The last day of the sixty-fifth (65th) full calendar month of the Term.
		
	TERM	 	The period commencing on the Rent Commencement Date and ending on the Expiration Date.
		
	PERMITTED USES	 	Executive and/or general offices.
		
	BASE TAXES	 	-0-
		
	BASE OPERATING EXPENSES	 	-0-
		
	TENANT’S PROPORTIONATE SHARE	 	1,37%

									
		
	AGREED AREA OF BUILDING OFFICE SPACE	 	754,751 square feet of rentable area as measured in a manner consistent with modified BOMA standard ANSI Z65.1-1996, as mutually agreed by Landlord and
Tenant.
		
	AGREED AREA OF PREMISES	 	10,329 square feet of rentable area as measured in a manner consistent with modified BOMA standard ANSI Z65.1-1996, as mutually agreed by Landlord and
Tenant.

															
					
	FIXED RENT	 	 Period
	  	Per RSF	 	  	Per Annum	 	  	Per Month	 
	 	  
 First Lease Year
	  	$	21.50	  	  	$	222,073.50	  	  	$	18,506.13	  
	 	 Second Lease Year
	  	$	22.15	  	  	$	228,787.35	  	  	$	19,065.61	  
	 	 Third Lease Year
	  	$	22.81	  	  	$	235,604.49	  	  	$	19,633.71	  
	 	 Fourth Lease Year
	  	$	23.49	  	  	$	242,628.21	  	  	$	20,219.02	  
	 	 Fifth Lease Year
	  	$	24.20	  	  	$	249,961.80	  	  	$	20,830.15	  
	 	 Sixth Lease Year*
	  	$	24.92	  	  	$	257,398.68	  	  	$	21,449.89	  

									
		 	  

*  The Sixth Lease Year is a period of five (5) calendar months, ending on the Expiration
Date.

		
		 	Notwithstanding the foregoing, as long as no Event of Default then exists, installments of Fixed Rent, Tenant’s Operating Payment and Tenant’s Tax Payment due
with respect to the Premises initially demised by this Lease shall be abated for the first five (5) full calendar months following the Rent Commencement Date (the period of time during which Rent is so abated shall be referred to as “Rent
Abatement Period” and the Rent so abated shall be referred to as the “Abated Rent”). If this Lease or Tenant’s right to possession of the Premises is terminated due to the occurrence of an Event of Default, then all
Abated Rent unamortized as of the date of the occurrence of such Event of Default (with the Abated Rent being deemed to be amortized in equal monthly payments over the initial Term with an imputed interest rate of ten percent (10%) per annum) shall
immediately become due and payable.
		
	ADDITIONAL RENT	 	All sums other than Fixed Rent payable by Tenant to Landlord under this Lease, including Tenant’s Tax Payment, Tenant’s Operating Payment, late charges,
overtime or excess service charges, damages, and interest and other costs related to Tenant’s failure to perform any of its obligations under this Lease.
		
	RENT	 	Fixed Rent and Additional Rent, collectively.

  
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	INTEREST RATE	 	The lesser of (i) 4% per annum above the then-current Base Rate, and (ii) the maximum rate permitted by applicable law.
		
	LETTER OF CREDIT	 	$500,000.00
		
	TENANT’S ADDRESS FOR NOTICES	 	 Until Tenant commences business operations from the Premises:

 
 Durata Therapeutics, Inc.
 89 Headquarters Plaza North, 14th Floor
 Morristown, New Jersey 07960

Attn: COO

		
		 	 Thereafter:
  
 Durata Therapeutics, Inc,
 200 South Wacker Drive, Suite 2550

Chicago, Illinois 60606
 Attn:
COO

		
	LANDLORD’S ADDRESS FOR NOTICES	 	 200 S. Wacker Property Owner, L.L.C.
 c/o Pearlmark Real Estate Partners, L.L.C.
 200 West Madison Street

Suite 3200
 Chicago, Illinois 60606

Attn: Tim McChesney

		
		 	Copies to:
		
		 	 200 S. Wacker Property Owner, L.L.C.
 c/o Behringer Harvard
 200 South Wacker Drive

Suite 2900
 Chicago, Illinois 60606

Attn: General Manager

		
	LANDLORD’S ADDRESS FOR PAYMENT OF RENT	 	 200 S. Wacker
 Property Owner,
L.L.C.
 P.O. Box 713513
 Cincinnati, OH
45271-3513

		
	TENANT’S BROKER	 	Op2mize LLC
		
	LANDLORD’S AGENT	 	J. F. McKinney & Associates, Ltd. or any other person designated at any time and from time to time by Landlord as Landlord’s Agent and their successors and
assigns.

 All capitalized terms used in this Lease without definition are defined in Exhibit B. 

  
 3 

 ARTICLE 2 

PREMISES, TERM, RENT 
 2.1. Lease of Premises. Subject to the terms of this Lease, Landlord leases to Tenant and Tenant leases from Landlord the Premises for the Term. In addition, Landlord grants to Tenant the
right to use, on a non-exclusive basis and in common with other tenants, the Common Areas. 
 2.2. Commencement
Date. 
  

	 	(a)	Upon the Effective Date, the terms and provisions hereof shall be fully binding on Landlord and Tenant. The Term of this Lease shall commence on the Commencement Date
and, unless sooner terminated or extended as hereinafter provided, shall end on the Expiration Date. If Landlord does not tender possession of the Premises to Tenant on or before any specified date, for any reason whatsoever, Landlord shall not be
liable for any damage thereby and this Lease shall not be void or voidable thereby. No failure to tender possession of the Premises to Tenant on or before any specified date shall affect any other obligations of Tenant hereunder. Once the Rent
Commencement Date is determined, Landlord and Tenant shall execute an agreement stating the Rent Commencement Date and Expiration Date, but the failure to do so will not affect the determination of such dates. For purposes of determining whether
Tenant has accepted possession of the Premises, Tenant shall be deemed to have done so when Tenant first moves Tenant’s Property and/or any of its personnel into the Premises and/or commences construction, except to the extent that Tenant is
authorized in this Lease or by Landlord’s agreement to do any of the foregoing without being deemed to have accepted possession of the Premises. Notwithstanding anything to the contrary contained herein, if Landlord fails to deliver possession
of the Premises to Tenant with Landlord’s Work Substantially Complete by November 21, 2012, and provided such failure is not caused by either (i) Unavoidable Delay, (ii) the delay of governmental authorities in issuing permits
and/or approvals in connection with Landlord’s Work, (iii) any delay caused by the change in identity of any subcontractors performing or designated as performing any portion of Landlord’s Work, or (iv) Tenant Delay (as defined
in the Work Letter), then, for each day commencing on November 21, 2012 until the date Landlord delivers possession of the Premises to Tenant with Landlord’s Work Substantially Complete, Tenant shall be entitled to one (1) additional
day of abatement of Fixed Rent, Tenant’s Operating Payment and Tenant’s Tax Payment accruing hereunder commencing on the first day following the Rent Abatement Period. 

 

	 	(b)	 Provided that Tenant has delivered to Landlord the Advance Rent, the Letter of Credit and evidence of the insurance required of Tenant under this
Lease, Landlord shall deliver possession to Tenant, within two (2) Business Days after the date this Lease is fully executed and delivered, of space consisting of eighteen (18) offices to be designated by Landlord for use by Tenant’s
employees on the 

  
 4 

	 	
eleventh (11th) floor of the Building (the “Temporary Space”) for the sole purpose of Tenant’s using the Temporary Space for the uses permitted by the terms of this
Lease. Tenant’s occupancy of the Temporary Space shall be subject to all of the terms and conditions of this Lease, except that Tenant shall not be obligated to pay Fixed Rent, Tenant’s Tax Payment, or Tenant’s Operating Payment with
respect to the Temporary Space. Tenant shall be obligated to pay for electricity used in the Temporary Space and for janitorial services provided to the Temporary Space (at the rate of $2,748.00 per month), and any special services (e.g., after
hours HVAC) requested by Tenant. The Temporary Space shall be leased by Tenant in its “as is” condition and Tenant shall not make any alterations or improvements thereto, other than telephone and data cabling. The term of the lease of the
Temporary Space shall commence on delivery of possession thereof to Tenant and shall expire on the fifth (5th) Business Day following the Rent Commencement Date (the “Temporary Space Termination Date”). Notwithstanding the
foregoing, if due to Tenant Delay, the Rent Commencement Date occurs before Landlord delivers possession of the Premises to Tenant with Landlord’s Work Substantially Complete, Tenant shall be permitted to retain possession of the Temporary
Space until the earlier to occur of (i) the fifth (5th) Business Day after the date Landlord delivers possession of the Premises to Tenant with Landlord’s Work Substantially Complete, and (ii) the sixtieth (60th) day following
the Rent Commencement Date. Tenant acknowledges that the Temporary Space will not be separately demised from the remainder of the space on the floor of the Building on which the Temporary Space is located. Tenant shall be responsible to secure its
personal property in the Temporary Space. Tenant shall not, and Tenant shall insure that Tenant’s employees, contractors and invitees do not, interfere with the business operations of other occupants of the floor of the Building on which the
Temporary Space is located. Tenant shall surrender possession of the Temporary Space to Landlord in accordance with the terms of Section 18.1 of this Lease on or before the Temporary Space Termination Date. If Tenant fails to surrender
possession of the Temporary Space in the condition required under Section 18.1 by the Temporary Space Termination Date, Landlord shall be entitled to treat the same as a holdover pursuant to Section 18.2 of this Lease and the rent payable
by Tenant with respect to the Temporary Space shall be one hundred fifty percent (150%) of the monthly installments of Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment due with respect to the Premises (and ignoring any
abatement of such installments) for the first month following the Rent Commencement Date during such holding over and Landlord shall be entitled to all of its rights or remedies in connection with such holding over in possession of the Temporary
Space. Tenant shall permit Landlord to exhibit the Temporary Space to prospective tenants during normal business hours on prior oral notice to Tenant. 

  

	 	(c)	 Landlord shall deliver possession of the Premises to Tenant upon the Substantial Completion of Landlord’s Work. Tenant’s occupancy of the
Premises prior to the Rent Commencement Date shall be subject to all of the terms and conditions of the Lease, except that Tenant shall not be obligated to pay Fixed Rent, Tenant’s Tax Payment, or Tenant’s Operating Payment until the Rent
Commencement 

  
 5 

	 	
Date. Tenant shall be obligated to pay for electricity used in the Premises prior to the Rent Commencement Date and janitorial services provided to the Premises prior to the Rent Commencement
Date (at the fixed rate of $2,852.25 per month during the period prior to the Rent Commencement Date) and for any special services (e.g., after hours HVAC) requested by Tenant prior to the Rent Commencement Date. 

2.3. Payment of Rent. Tenant shall pay to Landlord at the address therefor set forth in Article 1 or at such other address
as Landlord may, from time to time, notify Tenant in writing, without notice or demand, and without any set-off, counterclaim, abatement or deduction whatsoever, except as may be expressly set forth in this Lease, in lawful money of the United
States, (i) Fixed Rent in equal monthly installments, in advance, on the first day of each month during the Term, commencing on the Rent Commencement Date, and (ii) Additional Rent, at the times and in the manner set forth in this Lease.
As used herein, “Lease Year” shall mean each consecutive twelve (12) month period beginning with the Rent Commencement Date, except that if the Rent Commencement Date is other than the first (1st) day of a calendar month,
then the first (1st) Lease Year shall be the period from the Rent Commencement Date through the date twelve (12) months after the last day of the calendar month in which the Rent Commencement Date occurs, and each subsequent Lease Year
shall be the period of twelve (12) months following the last day of the prior Lease Year. 
 2.4. Advance
Rent. Tenant shall pay one month’s Fixed Rent, Tenant’s Operating Payment and Tenant’s Tax Payment in the aggregate amount of $28,757.66 upon the execution of this Lease (“Advance Rent”). If the Rent
Commencement Date is on the first day of a month, the Advance Rent shall be credited towards the sixth (6th) month’s installment of Fixed Rent, Tenant’s Operating Payment and Tenant’s Tax Payment. If the Rent Commencement Date is
not the first day of a month, then on the Rent Commencement Date Tenant shall pay the installments of Fixed Rent, Tenant’s Operating Payment and Tenant’s Tax Payment for the period from the Rent Commencement Date through the last day of
such month, and the Advance Rent shall be credited towards Fixed Rent for the next succeeding calendar month. 
 ARTICLE 3

 USE AND OCCUPANCY 
 Tenant shall use and occupy the Premises for the Permitted Uses and for no other purpose. Tenant shall not use or occupy or permit the use or occupancy of any part of the Premises in a manner constituting
a Prohibited Use. If Tenant uses the Premises for a purpose constituting a Prohibited Use, violating any Requirement, or causing the Building to be in violation of any Requirement, then Tenant shall promptly discontinue such use upon notice of such
violation. Tenant, at its expense, shall procure and at all times maintain and comply with the terms and conditions of all licenses and permits required for the lawful conduct of the Permitted Uses in the Premises. 

  
 6 

 ARTICLE 4 

CONDITION OF THE PREMISES 
 Tenant has inspected the Premises and agrees: (a) to accept possession of the Premises in the condition existing on the Commencement Date “as is”, and (b) except for Landlord’s
Contribution and except for Landlord’s Work and the Stairwell Work described in Exhibit C attached hereto, Landlord has no obligation to perform any work, supply any materials, incur any expense or make any alterations or improvements to
prepare the Premises for Tenant’s occupancy. Tenant’s occupancy of any part of the Premises shall be conclusive evidence, as against Tenant, that Landlord has Substantially Completed any work to be performed by Landlord under this Lease
(subject to Punch-List Items), Tenant has accepted possession of the Premises in its then current condition and at the time such possession was taken, the Premises and the Building were in a good and satisfactory condition as required by this Lease.
Notwithstanding the foregoing, Landlord shall make commercially reasonable efforts to obtain a customary one (1) year warranty on Landlord’s Work from the general contractor performing Landlord’s Work. Landlord shall enforce such
warranty in a commercially reasonable manner on Tenant’s behalf. Landlord represents and warrants to Tenant that the Premises and Building Systems to the extent the same serve the Premises, are in good working order and condition upon delivery
of possession of the Premises to Tenant and are, to Landlord’s actual knowledge, in compliance with applicable Requirements to the extent non-compliance would materially adversely affect Tenant’s ability to operate its business in the
Premises. Nothing in this Article 4 shall be deemed to limit Landlord’s repair and maintenance obligations set forth in Section 6.1 below. 
 ARTICLE 5 
 ALTERATIONS 

5.1. Tenant’s Alterations. 
  

	 	(a)	Tenant shall not make any alterations, additions or other physical changes in or about the Premises (collectively, “Alterations”), other than
decorative Alterations such as painting, wall coverings and floor coverings (collectively, “Decorative Alterations”), without Landlord’s prior consent, which consent shall not be unreasonably withheld, conditioned, or delayed
if such Alterations (i) are non-structural and do not adversely affect any Building Systems, (ii) affect only the Premises and are not visible from outside of the Premises, (iii) do not affect the certificate of occupancy issued for
the Building or the Premises, and (iv) do not violate any Requirement. 

  

	 	(b)	 Plans and Specifications. Prior to making any Alterations, Tenant, at its expense, shall (i) submit to Landlord for its approval,
detailed plans and specifications (“Plans”) of each proposed Alteration (other than Decorative Alterations), and with respect to any Alteration affecting any Building System, evidence that the Alteration has been designed by, or
reviewed and approved by, Landlord’s designated engineer for the affected Building System (provided 

  
 7 

	 	
Landlord shall ensure that its designated engineer’s fees are competitive), (ii) obtain all permits, approvals and certificates required by any Governmental Authorities,
(iii) furnish to Landlord duplicate original policies or certificates of worker’s compensation (covering all persons to be employed by Tenant, and Tenant’s contractors and subcontractors in connection with such Alteration) and
commercial general liability (including property damage coverage) insurance and Builder’s Risk coverage (as described in Article 11) all in such form, with such companies, for such periods and in such amounts as Landlord may reasonably require,
naming Landlord, Landlord’s Agent, any Lessor and any Mortgagee as additional insureds, and (iv) furnish to Landlord reasonably satisfactory evidence of Tenant’s ability to complete and to fully pay for such Alterations (other than
Decorative Alterations). Tenant shall give Landlord not less than 5 Business Days’ written notice prior to performing any Decorative Alteration, which notice shall contain a description of such Decorative Alteration. 

 

	 	(c)	Governmental Approvals. Tenant, at its expense, shall, as and when required, promptly obtain certificates of partial and final approval of such
Alterations required by any Governmental Authority (including, without limitation, a certificate of occupancy from the City of Chicago, if required in connection with such Alterations and/or Tenant’s use and occupancy of the Premises) and shall
furnish Landlord with copies thereof, together with “as-built” Plans for such Alterations prepared on an AutoCAD Computer Assisted Drafting and Design System (or such other system or medium as Landlord may accept), using naming conventions
issued by the American Institute of Architects in June, 1990 (or such other naming conventions as Landlord may accept) and magnetic computer media of such record drawings and specifications translated in DFX format or another format acceptable to
Landlord. 

 5.2. Manner and Quality of Alterations. All Alterations shall be performed (a) in
a good and workmanlike manner and free from defects, (b) other than Decorative Alterations substantially in accordance with the Plans, and by contractors reasonably approved by Landlord, and (c) in compliance with all Requirements, the
terms of this Lease and all construction procedures and regulations then reasonably prescribed by Landlord. All materials and equipment shall be of first quality and at least equal to the applicable standards for the Building then established by
Landlord, and no such materials or equipment (other than Tenant’s Property) shall be subject to any lien or other encumbrance. 
 5.3. Removal of Tenant’s Property. Tenant’s Property shall remain the property of Tenant and Tenant may remove the same at any time on or before the Expiration Date. On or prior to
the Expiration Date, Tenant shall, unless otherwise directed by Landlord, at Tenant’s expense, remove any Specialty Alteration and close up any slab penetrations in the Premises. Tenant shall repair and restore, in a good and workmanlike
manner, any damage to the Premises or the Building caused by Tenant’s removal of any Alterations or Tenant’s Property or by the closing of any slab penetrations, and upon default thereof, Tenant shall reimburse Landlord for Landlord’s
reasonable cost of repairing and restoring such damage. Any Specialty Alterations or Tenant’s Property not so removed shall be deemed abandoned and Landlord may remove and dispose of same, and repair and restore any damage caused thereby, at
Tenant’s cost and without 

  
 8 

 
accountability to Tenant. All other Alterations shall become Landlord’s property upon termination of this Lease. Notwithstanding anything to the contrary contained herein, if at the time
Tenant requests Landlord’s approval of any Alterations to the Premises, Tenant requests in writing that Landlord specify whether Tenant shall be required to remove any component of such Alterations which would constitute Specialty Alterations
hereunder, Landlord shall so specify concurrently with Landlord’s approval of such Alterations and if Landlord fails to so specify, Tenant shall have no obligation to remove such Alterations. Landlord acknowledges and agrees that none of the
Initial Installations are Specialty Alterations and that Tenant shall not be required to remove any of the Initial Installations, other than any telecommunications or computer wiring or cabling installed by or on behalf of Tenants. 

5.4. Mechanic’s Liens. Tenant, at its expense, shall discharge or insure over as provided below any lien or charge
recorded or filed against the Real Property in connection with any work done or claimed to have been done by or on behalf of, or materials furnished or claimed to have been furnished to, Tenant (other than in connection with Landlord’s Work or
other work done by Landlord on Tenant’s behalf), within 10 Business Days after Tenant’s receipt of notice thereof by payment, or by title insurance in form, amount and issued by a surety or title insurance company reasonably satisfactory
to Landlord indemnifying Landlord against all costs and liabilities resulting from such lien, or otherwise in accordance with law. If Tenant delivers such title insurance to Landlord with respect to any such lien, Tenant shall thereafter have the
right to diligently contest such lien; provided that Tenant shall, in any event, have any such lien released of record prior to final enforcement thereof. 
 5.5. Labor Relations. Tenant shall not employ, or permit the employment of, any contractor, mechanic or laborer, or permit any materials to be delivered to or used in the Building, if, in
Landlord’s reasonable judgment, such employment, delivery or use will interfere or cause any conflict with other contractors, mechanics or laborers engaged in the construction, maintenance or operation of the Building by Landlord, Tenant or
others. If such interference or conflict occurs, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such interference or conflict to leave the Building immediately. 

5.6. Tenant’s Costs. Tenant shall pay to Landlord, within thirty (30) days after demand, all reasonable
out-of-pocket costs actually incurred by Landlord in connection with Tenant’s Alterations, including costs incurred in connection with (a) Landlord’s review of the Alterations (including review of requests for approval thereof) and
(b) the provision of Building personnel during the performance of any Alteration, to operate elevators or otherwise to facilitate Tenant’s Alterations. In addition, if Tenant’s Alterations cost more than $50,000 (excluding Decorative
Alterations and the Initial Installations), Tenant shall pay to Landlord, within thirty (30) days after demand, an administrative fee in an amount equal to (a) 5% of the total cost of such Alterations, if Landlord supervises such
Alterations, and (b) 1.5% of the total cost of such Alterations, if Landlord does not supervise such Alterations. 
 5.7.
Tenant’s Equipment. Tenant shall provide notice to Landlord prior to moving any heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Equipment”) into or out of the Building and shall
pay to Landlord any costs actually incurred by Landlord in connection therewith. If such Equipment requires special handling, Tenant agrees (a) to employ only persons holding all necessary licenses to perform such work, (b) all work performed
in connection therewith shall comply with all applicable Requirements and (c) such work shall be done only during hours reasonably designated by Landlord. 

  
 9 

 5.8. Legal Compliance. The approval of Plans, or consent by Landlord to the
making of any Alterations, does not constitute Landlord’s representation that such Plans or Alterations comply with any Requirements. Landlord shall not be liable to Tenant or any other party in connection with Landlord’s approval of any
Plans, or Landlord’s consent to Tenant’s performing any Alterations. If any Alterations proposed to be made by or on behalf of Tenant require Landlord to make any alterations or improvements to any part of the Building in order to comply
with any Requirements, Landlord shall notify Tenant in connection with Landlord’s approval of such Alterations and if Tenant elects to proceed with the Alterations, Tenant shall pay all costs and expenses incurred by Landlord in connection with
such alterations or improvements. 
 5.9. Floor Load. Tenant shall not place a load upon any floor of the Premises
that exceeds 50 pounds per square foot “live load”. Landlord reserves the right to reasonably designate the position of all Equipment which Tenant wishes to place within the Premises, and to place limitations on the weight thereof.

 ARTICLE 6 
 REPAIRS 
 6.1. Landlord’s Repair and Maintenance.
Landlord shall operate, maintain and, except as provided in Section 6.2 hereof, make all necessary repairs (both structural and nonstructural) to (i) the Building Systems, and (ii) the Common Areas, in conformance with standards
applicable to Comparable Buildings. Landlord shall further make all necessary structural repairs to the Premises, except that Tenant shall be responsible for the costs thereof to the extent they are necessitated by Tenant’s particular use of
the Premises (as opposed to general office use) or by or in connection with Alterations made by Tenant. 
 6.2.
Tenant’s Repair and Maintenance. Tenant shall promptly, at its expense and in compliance with Article 5, make all nonstructural repairs to the Premises and the fixtures, equipment and appurtenances therein (including all
electrical, plumbing, heating, ventilation and air conditioning, sprinklers and life safety systems in the Premises from the point of connection to the Building Systems) (collectively “Tenant Fixtures”) as and when needed to
preserve the Premises in good working order and condition, except for reasonable wear and tear and damage for which Tenant is not responsible. All damage to the Building or to any portion thereof, or to any Tenant Fixtures requiring structural or
nonstructural repair caused by or resulting from any act, omission, neglect or improper conduct of a Tenant Party or the moving of Tenant’s Property or Equipment into, within or out of the Premises by a Tenant Party, shall be repaired at
Tenant’s expense by (i) Tenant, if the required repairs are nonstructural in nature and do not affect any Building System, or (ii) Landlord, if the required repairs are structural in nature, involve replacement of exterior window
glass or affect any Building System. All Tenant repairs shall be of good quality utilizing new construction materials. 
 6.3.
Restorative Work. Landlord reserves the right to make all changes, alterations, additions, improvements, repairs or replacements to the Building and Building Systems, 

  
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including changing the arrangement or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets or other Common Areas (collectively, “Restorative
Work”), as Landlord deems necessary or desirable, and to take all material into the Premises required for the performance of such Restorative Work provided that (a) the level of any Building service shall not decrease in any material
respect from the level required of Landlord in this Lease as a result thereof (other than temporary changes in the level of such services during the performance of any such Restorative Work) and (b) Tenant is not deprived of reasonable access
to the Premises, Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of such Restorative Work. There shall be no Rent abatement or allowance to Tenant for a
diminution of rental value, no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s other obligations under this Lease, and no liability on the part of Landlord by reason of inconvenience, annoyance or
injury to business arising from Landlord, Tenant or others performing, or failing to perform, any Restorative Work. Notwithstanding anything contained herein to the contrary, should any Restorative Work (other than Restorative Work being done on an
emergency basis) be of a nature which would materially disrupt Tenant’s normal business activity in the Premises, Landlord shall, to the extent reasonably feasible, undertake such Restorative Work outside the hours of 8:00 a.m. to 5:00 p.m.
Mondays through Fridays (holidays excepted). 
 ARTICLE 7 

INCREASES IN TAXES AND OPERATING EXPENSES 
 7.1. Definitions. For the purposes of this Article 7, the following terms shall have the meanings set forth below: 

 

	 	(a)	“Assessed Valuation” shall mean the amount for which the Real Property is assessed for the purpose of imposition of Taxes. 

 

	 	(b)	“Comparison Year” shall mean each calendar year of the Term beginning with the calendar year in which the Rent Commencement Date occurs.

  

	 	(c)	 “Operating Expenses” shall mean the aggregate of all costs and expenses paid or incurred by or on behalf of Landlord in connection
with the ownership, operation, repair and maintenance of the Real Property, including (i) capital improvements only if such capital improvement either (A) is reasonably intended to result in a reduction in Operating Expenses (as for
example, a labor-saving improvement) provided, the amount included in Operating Expenses in any Comparison Year shall not exceed an amount equal to the savings reasonably anticipated to result from the installation and operation of such improvement,
and/or (B) is made during any Comparison Year in compliance with Requirements first arising from and after the Rent Commencement Date, and (ii) reasonable rent for the management office in the Building. Such capital improvements shall be
amortized (with interest at the Base Rate) on a straight-line basis over the useful life of the improvements as Landlord shall reasonably determine, and the amount included in Operating Expenses in any Comparison Year shall, subject to the preceding
clause (A), be equal to the annual amortized amount. Operating Expenses shall 

  
 11 

	 	
not include any Excluded Expenses. If during all or part of any Comparison Year, Landlord shall not furnish any particular item(s) of work or service (which would otherwise constitute an
Operating Expense) to any leasable portions of the Building for any reason, then, for purposes of computing Operating Expenses for such period, the amount included in Operating Expenses for such period shall be increased by an amount equal to the
costs and expenses that would have been reasonably incurred by Landlord during such period if Landlord had furnished such item(s) of work or service to such portion of the Building. In determining the amount of Operating Expenses for any Comparison
Year, if less than 100% of the Building rentable area is occupied by tenants at any time during any such Comparison Year, those components of Operating Expenses that vary with occupancy shall be determined for such Comparison Year to be an amount
equal to the like expenses which would normally be expected to be incurred had such occupancy been 100% throughout such Comparison Year. 

  

	 	(d)	“Statement” shall mean a statement containing a comparison of (i) the Base Taxes and the Taxes for any Comparison Year, or (ii)the Base Operating
Expenses and the Operating Expenses for any Comparison Year. 

  

	 	(e)	“Taxes” shall mean (i) all real estate taxes, assessments, sewer and water rents, rates and charges and other governmental levies, impositions or
charges, whether general, special, ordinary, extraordinary, foreseen or unforeseen, which may be assessed, levied or imposed upon all or any part of the Real Property, and (ii) all expenses (including reasonable attorneys’ fees and
disbursements and experts’ and other witnesses’ fees) incurred in contesting any of the foregoing or the Assessed Valuation of the Real Property. Taxes shall not include (x) interest or penalties incurred by Landlord as a result of
Landlord’s late payment of Taxes, or (y) franchise, transfer, gift, inheritance, estate or net income taxes imposed upon Landlord. For purposes hereof, “Taxes” for any calendar year shall be deemed to be the Taxes due and payable
in such calendar year regardless of when or for which year such Taxes are assessed, levied or imposed. If Landlord elects to pay any assessment in annual installments, then (i) such assessment shall be deemed to have been so divided and to be
payable in the maximum number of installments permitted by law, and (ii) there shall be deemed included in Taxes for each Comparison Year the installments of such assessment becoming payable during such Comparison Year, together with interest
payable during such Comparison Year on such installments and on all installments thereafter becoming due as provided by law, all as if such assessment had been so divided. If at any time the methods of taxation prevailing on the Effective Date shall
be altered so that in lieu of or as an addition to the whole or any part of Taxes, there shall be assessed, levied or imposed (1) a tax, assessment, levy, imposition or charge based on the income or rents received from the Real Property whether
or not wholly or partially as a capital levy or otherwise, (2) a tax, assessment, levy, imposition or charge measured by or based in whole or in part upon all or any part of the Real Property and imposed upon Landlord, (3) a license fee
measured by the rents, or (4) any other tax, assessment, levy, imposition, charge or license fee however described or imposed, including business improvement district impositions, then all such taxes, assessments, levies, impositions, charges
or license fees or the part thereof so measured or based shall be deemed to be Taxes. 

  
 12 

	 	7.2.	Tenant’s Tax Payment. 

  

	 	(a)	If the Taxes payable for any Comparison Year exceed the Base Taxes, Tenant shall pay to Landlord Tenant’s Proportionate Share of such excess
(“Tenant’s Tax Payment”). For each Comparison Year, Landlord shall furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Tax Payment for such Comparison Year (the “Tax
Estimate”). Tenant shall pay to Landlord on the 1st day of each month during such Comparison Year an amount equal to 1/12 of the Tax Estimate for such Comparison Year. If Landlord furnishes a Tax Estimate for a Comparison Year subsequent to
the commencement thereof, then (i) until the 1st day of the month following the month in which the Tax Estimate is furnished to Tenant, Tenant shall pay to Landlord on the 1st day of each month an amount equal to the monthly sum payable by Tenant to
Landlord under this Section 7.2 during the last month of the preceding Comparison Year, (ii) promptly after the Tax Estimate is furnished to Tenant or together therewith, Landlord shall give notice to Tenant stating whether the
installments of Tenant’s Tax Estimate previously made for such Comparison Year were greater or less than the installments of Tenant’s Tax Estimate to be made for such Comparison Year in accordance with the Tax Estimate, and (x) if
there shall be a deficiency, Tenant shall pay the amount thereof within 30 days after demand therefor, or (y) if there shall have been an overpayment, Landlord shall credit the amount thereof against subsequent payments of Rent due hereunder,
and (iii) on the 1st day of the month following the month in which the Tax Estimate is furnished to Tenant, and on the 1st day of each month thereafter throughout the remainder of such Comparison Year, Tenant shall pay to Landlord an amount
equal to 1/12 of the Tax Estimate. 

  

	 	(b)	As soon as reasonably practicable after Landlord has determined the Taxes for a Comparison Year, Landlord shall furnish to Tenant a Statement for such Comparison Year.
If the Statement shall show that the sums paid by Tenant under Section 7.2(a) exceeded the actual amount of Tenant’s Tax Payment for such Comparison Year, Landlord shall credit the amount of such excess against subsequent payments of Rent
due hereunder. If the Statement for such Comparison Year shall show that the sums so paid by Tenant were less than Tenant’s Tax Payment for such Comparison Year, Tenant shall pay the amount of such deficiency within 30 days after delivery of
the Statement to Tenant. 

  

	 	(c)	 Only Landlord may institute proceedings to reduce the Assessed Valuation of the Real Property and the filings of any such proceeding by Tenant without
Landlord’s consent shall constitute an Event of Default. If Landlord receives a refund of Taxes for any Comparison Year, Landlord shall, at its election, either pay to Tenant, or credit against subsequent payments of Rent due hereunder, an
amount equal to Tenant’s Proportionate Share of the refund, net of any expenses incurred by Landlord in achieving such refund, which amount shall not exceed Tenant’s Tax Payment paid for such Comparison Year. Landlord shall not be

  
 13 

	 	
obligated to file any application or institute any proceeding seeking a reduction in Taxes or the Assessed Valuation. The benefit of any exemption or abatement relating to all or any part of the
Real Property shall accrue solely to the benefit of Landlord and Taxes shall be computed without taking into account any such exemption or abatement, provided that in no event shall Landlord be entitled to recover payment from Tenant and the other
tenants of the Building more toward Taxes for any such period of exemption or abatement than the amount of Taxes actually payable by Landlord for the corresponding period. 

 

	 	(d)	Tenant shall be responsible for any applicable occupancy or rent tax now in effect or hereafter enacted, to the extent applicable to the Premises, and, if payable by
Landlord, Tenant shall promptly pay such amounts to Landlord, upon Landlord’s demand. 

 7.3.
Tenant’s Operating Payment. 
  

	 	(a)	If the Operating Expenses payable for any Comparison Year exceed the Base Operating Expenses, Tenant shall pay to Landlord Tenant’s Proportionate Share of such
excess (“Tenant’s Operating Payment”). For each Comparison Year, Landlord shall furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Operating Payment for such Comparison Year (the
“Expense Estimate”). Tenant shall pay to Landlord on the 1st day of each month during such Comparison Year an amount equal to 1/12 of the Expense Estimate. If Landlord furnishes an Expense Estimate for a Comparison Year subsequent
to the commencement thereof, then (i) until the 1st day of the month following the month in which the Expense Estimate is furnished to Tenant, Tenant shall pay to Landlord on the 1st day of each month an amount equal to the monthly sum payable
by Tenant to Landlord under this Section 7.3 during the last month of the preceding Comparison Year, (ii) promptly after the Expense Estimate is furnished to Tenant or together therewith, Landlord shall give notice to Tenant stating
whether the installments of Tenant’s Operating Payment previously made for such Comparison Year were greater or less than the installments of Tenant’s Expense Payment to be made for such Comparison Year in accordance with the Expense
Estimate, and (x) if there shall be a deficiency, Tenant shall pay the amount thereof within 30 days after demand therefor, or (y) if there shall have been an overpayment, Landlord shall credit the amount thereof against subsequent
payments of Rent due hereunder, and (iii) on the 1st day of the month following the month in which the Expense Estimate is furnished to Tenant, and on the 1st day of each month thereafter throughout the remainder of such Comparison Year, Tenant
shall pay to Landlord an amount equal to 1/12 of the Expense Estimate. 

  

	 	(b)	 On or before May 1st of each Comparison Year, Landlord shall furnish to Tenant a Statement for the Immediately preceding Comparison Year. If the
Statement shows that the sums paid by Tenant under Section 7.3(a) exceeded the actual amount of Tenant’s Operating Payment for such Comparison Year, Landlord shall credit the amount of such excess against the next payments of Rent due
hereunder. If the Statement shows that the sums so paid by Tenant were less than 

  
 14 

	 	
Tenant’s Operating Payment for such Comparison Year, Tenant shall pay the amount of such deficiency within 30 days after delivery of the Statement to Tenant. 

7.4. Non-Waiver; Disputes. 
  

	 	(a)	Landlord’s failure to render any Statement on a timely basis with respect to any Comparison Year shall not prejudice Landlord’s right to thereafter render a
Statement with respect to such Comparison Year or any subsequent Comparison Year, nor shall the rendering of a Statement prejudice Landlord’s right to thereafter render a corrected Statement for that Comparison Year. In no event may Landlord
collect any amounts due and owing for a Comparison Year more than two (2) years after the expiration of such Comparison Year. 

  

	 	(b)	Tenant may review Landlord’s books and records relating to Operating Expenses and Taxes with respect to each Comparison Year during the 120 day period after the
date that the Statement for such year is sent to Tenant. Such review shall take place at the Office of the Building. Each Statement sent to Tenant shall be conclusively binding upon Tenant unless Tenant (i) pays to Landlord when due the amount
set forth in such Statement, without prejudice to Tenant’s right to dispute such Statement, and (ii) within 120 days after such Statement is sent, sends a notice to Landlord objecting to such Statement and specifying the reasons therefor.
Tenant agrees that Tenant will not employ, in connection with any dispute under this Lease, any person who is to be compensated in whole or in part, on a contingency fee basis. If the parties are unable to resolve any dispute as to the correctness
of such Statement within 30 days following such notice of objection, either party may refer the issues raised to one of the nationally recognized public accounting firms selected by Landlord and reasonably acceptable to Tenant, and the decision of
such accountants shall be conclusively binding upon Landlord and Tenant. In connection therewith, Tenant and such accountants shall execute and deliver to Landlord a confidentiality agreement, in form and substance reasonably satisfactory to
Landlord, whereby such parties agree not to disclose to any third party any of the information obtained in connection with such review. Tenant shall pay the fees and expenses relating to such procedure, unless such accountants determine that
Landlord overstated Operating Expenses by more than 5% for such Comparison Year, in which case Landlord shall pay such fees and expenses. 

 7.5. Proration. If the Rent Commencement Date is not January 1, the Additional Rent for the applicable Comparison Year shall be apportioned on the basis of the number of days in the
year from the Rent Commencement Date to the following December 31. If the Expiration Date occurs on a date other than December 31, any Additional Rent under this Article 7 for the Comparison Year in which such Expiration Date occurs shall
be apportioned on the basis of the number of days in the year from January 1 to the Expiration Date. Upon the expiration or earlier termination of this Lease, any Additional Rent under this Article 7 shall be adjusted or paid within 30 days
after submission of the Statement for the last Comparison Year. 

  
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 7.6. No Reduction in Rent. In no event shall any decrease in Operating
Expenses or Taxes in any Comparison Year below the Base Operating Expenses or Base Taxes, as the case may be, result in a reduction in the Fixed Rent or any other component of Additional Rent payable hereunder. 

ARTICLE 8 
 REQUIREMENTS OF LAW 
 8.1. Compliance with
Requirements. 
  

	 	(a)	Tenant’s Compliance. Tenant, at its expense, shall comply with all Requirements applicable to the Premises; provided, however, that Landlord, rather
than Tenant, shall be obligated to comply with any Requirements requiring any structural alterations or capital improvements to the Building (including the Premises) unless the application of such Requirements arises from (i) the specific
manner and nature of Tenant’s use or occupancy of the Premises, as distinct from general office use, (ii) Alterations made by Tenant, or (iii) a breach by Tenant of any provisions of this Lease. Any such repairs or alterations
required to be made at Tenant’s expense by Tenant, shall be made (1) in compliance with Article 5 if such repairs or alterations are nonstructural and do not affect any Building System, or (2) by Landlord if such repairs or
alterations are structural or affect any Building System. If Tenant obtains knowledge of any failure to comply with any Requirements applicable to the Premises, Tenant shall give Landlord prompt notice thereof. 

 

	 	(b)	Hazardous Materials. Tenant shall not cause or permit (i) any Hazardous Materials to be brought into the Building, (ii) the storage or use of
Hazardous Materials in any manner other than in full compliance with any Requirements, or (iii) the escape, disposal or release of any Hazardous Materials within or in the vicinity of the Building. Nothing herein shall be deemed to prevent
Tenant’s use of any Hazardous Materials customarily used in the ordinary course of office work, provided such Hazardous Materials are stored, used and disposed of in accordance with all Requirements. Tenant shall be responsible, at its expense,
for all matters directly or indirectly based on, or arising or resulting from the presence of Hazardous Materials in the Building which is caused or permitted by a Tenant Party. Tenant shall provide to Landlord copies of all communications received
by Tenant with respect to any Requirements relating to Hazardous Materials, and/or any claims made in connection therewith. Landlord or its agents may perform environmental inspections of the Premises at any time. 

 

	 	(c)	Landlord’s Compliance. Landlord shall comply with (or cause to be complied with) all Requirements applicable to the Building which are not the
obligation of Tenant, to the extent that non-compliance would materially impair Tenant’s use and occupancy of the Premises for the Permitted Uses. 

  

	 	(d)	Landlord’s Insurance. Tenant shall not intentionally or knowingly cause or permit any action or condition that would (i) invalidate or conflict
with Landlord’s insurance policies, (ii) violate applicable rules, regulations and guidelines of the Fire Department, Fire Insurance Rating Organization or any other authority having jurisdiction over the Building, (iii) cause an
increase in the premiums of fire insurance for the Building over that payable with respect to Comparable Buildings, or (iv) result in Landlord’s insurance companies’ refusing to insure the Building or any property therein in amounts
and against risks as reasonably determined by Landlord. If fire insurance premiums increase as a result of Tenant’s failure to comply with the provisions of this Section 8.1, Tenant shall promptly cure such failure and shall reimburse
Landlord for the increased fire insurance premiums paid by Landlord as a result of such failure by Tenant. 

  
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 8.2. Fire and Life Safety. Tenant shall maintain the fire alarm and life
safety system in the Premises in accordance with this Lease, the Rules and Regulations and all Requirements If the Fire Insurance Rating Organization or any Governmental Authority or any of Landlord’s insurers requires or recommends any
modifications and/or alterations be made or any additional equipment be supplied in connection with the sprinkler system or fire alarm and life-safety system serving the Building by reason of Tenant’s specific business, any Alterations
performed by Tenant or the location of the partitions, Tenant’s Property, or other contents of the Premises, Landlord (to the extent outside of the Premises) or Tenant (to the extent within the Premises) shall make such modifications and/or
Alterations, and supply such additional equipment, in either case at Tenant’s expense. 
 ARTICLE 9

 SUBORDINATION 
 9.1. Subordination and Attornment. 
  

	 	(a)	This Lease is subject and subordinate to all Mortgages and Superior Leases, and, at the request of any Mortgagee or Lessor, Tenant shall attorn to such Mortgagee or
Lessor, its successors in interest or any purchaser in a foreclosure sale. 

  

	 	(b)	 If a Lessor or Mortgagee or any other person or entity shall succeed to the rights of Landlord under this Lease, whether through possession or
foreclosure action or the delivery of a new lease or deed, then at the request of the successor landlord and upon such successor landlord’s written agreement to accept Tenant’s attornment and to recognize Tenant’s interest under this
Lease, Tenant shall be deemed to have attorned to and recognized such successor landlord as Landlord under this Lease. The provisions of this Section 9.1 are self-operative and require no further instruments to give effect hereto; provided,
however, that Tenant shall promptly execute and deliver any instrument that such successor landlord may reasonably request (i) evidencing such attornment, (ii) setting forth the terms and conditions of Tenant’s tenancy, and
(iii) containing such other terms and conditions as may be required by such Mortgagee or Lessor, provided such terms and conditions do not increase the Rent, materially increase Tenant’s obligations

  
 17 

	 	
or materially and adversely affect Tenant’s rights under this Lease. Upon such attornment this Lease shall continue in full force and effect as a direct lease between such successor landlord
and Tenant upon all of the terms, conditions and covenants set forth in this Lease except that such successor landlord shall not be 

  

	 	(i)	liable for any act or omission of Landlord (except to the extent such act or omission continues beyond the date when such successor landlord succeeds to Landlord’s
interest and Tenant had given prompt notice of such act or omission to the Lessor or Mortgagee); 

  

	 	(ii)	subject to any defense, claim, counterclaim, set-off or offsets which Tenant may have against Landlord; 

 

	 	(iii)	bound by any prepayment of more than one month’s Rent to any prior landlord; 

 

	 	(iv)	bound by any obligation to make any payment to Tenant which was required to be made prior to the time such successor landlord succeeded to Landlord’s interest;

  

	 	(v)	bound by any obligation to perform any work or to make improvements to the Premises except for (x) repairs and maintenance required to be made by Landlord under
this Lease, and (y) repairs to the Premises as a result of damage by fire or other casualty or a partial condemnation pursuant to the provisions of this Lease, but only to the extent that such repairs can reasonably be made from the net
proceeds of any insurance or condemnation awards, respectively, actually made available to such successor landlord; 

  

	 	(vi)	bound by any modification, amendment or renewal of this Lease made without successor landlord’s consent; 

 

	 	(vii)	liable for the repayment of any security deposit or surrender of any letter of credit, unless and until such security deposit actually is paid or such letter of credit
is actually delivered to such successor landlord; or 

  

	 	(viii)	liable for the payment of any unfunded tenant improvement allowance, refurbishment allowance or similar obligation. 

 

	 	(c)	Tenant shall from time to time within 10 days of request from Landlord execute and deliver any documents or instruments that may be reasonably required by any Mortgagee
or Lessor to confirm any subordination. 

  

	 	(d)	 Notwithstanding anything, upon written request by Tenant, Landlord will use reasonable efforts to obtain a subordination, non-disturbance and
attornment agreement from Landlord’s current mortgagee on such mortgagee’s then current standard form of agreement. “Reasonable efforts” of Landlord shall not require Landlord to incur any cost, expense or liability,
Tenant hereby agreeing to pay all 

  
 18 

	 	
costs and charges in connection with Landlord’s efforts to obtain a subordination, non-disturbance and attornment agreement for Tenant. Upon request of Landlord, Tenant will execute the
mortgagee’s form of subordination, non-disturbance and attornment agreement and return the same to Landlord for execution by the mortgagee. Landlord’s failure to obtain a subordination, non-disturbance and attornment agreement for Tenant
shall have no effect on the rights, obligations and liabilities of Landlord and Tenant or be considered to be a default by Landlord hereunder. 

 9.2. Mortgage or Superior Lease Defaults. Any Mortgagee may elect that this Lease shall have priority over the Mortgage and, upon notification to Tenant by such Mortgagee, this Lease shall
be deemed to have priority over such Mortgage, regardless of the date of this Lease. In connection with any financing of the Real Property, Tenant shall consent to any reasonable modifications of this Lease requested by any lending institution,
provided such modifications do not increase the Rent, materially increase the obligations, or materially and adversely affect the rights, of Tenant under this Lease. 
 9.3. Tenant’s Termination Right. As long as any Superior Lease or Mortgage exists, Tenant shall not seek to terminate this Lease by reason of any act or omission of Landlord until (a)
Tenant shall have given notice of such act or omission to all Lessors and/or Mortgagees, and (b) a reasonable period of time shall have elapsed following the giving of notice of such default and the expiration of any applicable notice or grace
periods (unless such act or omission is not capable of being remedied within a reasonable period of time), during which period such Lessors and/or Mortgagees shall have the right, but not the obligation, to remedy such act or omission and thereafter
diligently proceed to so remedy such act or omission. If any Lessor or Mortgagee elects to remedy such act or omission of Landlord, Tenant shall not seek to terminate this Lease so long as such Lessor or Mortgagee is proceeding with reasonable
diligence to effect such remedy. 
 9.4. Provisions. The provisions of this Article 9 shall (a) inure to the
benefit of Landlord, any future owner of the Building or the Real Property, Lessor or Mortgagee and any sublessor thereof and (b) apply notwithstanding that, as a matter of law, this Lease may terminate upon the termination of any such Superior
Lease or Mortgage. 
 9.5. Future Condominium Declaration. This Lease and Tenant’s rights hereunder are and
will be subject to any condominium declaration, by-laws and other instruments (collectively, the “Declaration”) which may be recorded in order to subject the Building to a condominium form of ownership pursuant to the Illinois
Condominium Property Act or any successor Requirement, provided that the Declaration does not by its terms increase the Rent, materially increase Tenant’s non-Rent obligations or adversely affect Tenant’s rights under this Lease. At
Landlord’s request, and subject to the foregoing proviso, Tenant will execute and deliver to Landlord an amendment of this Lease confirming such subordination and modifying this Lease to conform to such condominium regime. 

  
 19 

 ARTICLE 10 

SERVICES 
 10.1. Electricity. Electricity shall be distributed to the Premises either by the electric utility company serving the Building or, at Landlord’s option, by Landlord; and Landlord shall
permit Landlord’s wire and conduits, to the extent available, suitable and safely capable, to be used for such distribution. If and so long as Landlord is distributing electricity to the Premises, Tenant shall obtain all of its electricity from
Landlord and shall pay all of Landlord’s reasonable charges for the electricity used in the Premises. Electricity is available to the Premises at 5 watts per usable square foot (exclusive of HVAC). The electricity used in the Premises shall be
determined based on meter readings. If the electric utility company is distributing electricity to the Premises, Landlord shall cause the Premises initially demised by this Lease to be separately metered for electricity. As of the date of this
Lease, the electric utility provider is directly providing electricity to tenants of the Building. Landlord shall provide, at Landlord’s sole cost and expense, an electric meter bank in the core of the Building on the 25th floor for
Tenant’s use. In connection with the construction of the initial installations in the Premises, a separate electric meter for the Premises shall be installed at Tenant’s expense as part of Landlord’s Work. All electricity used during
the performance of janitor service, or the making of any Alterations or repairs in the Premises, or the operation of any special air conditioning systems serving the Premises shall be paid for by Tenant. 

10.2. Excess Electricity. Tenant shall at all times comply with the rules and regulations of the utility company supplying
electricity to the Building. Tenant shall not use any electrical equipment which, in Landlord’s reasonable judgment, would exceed the capacity of the electrical equipment serving the Premises (which capacity is at least 5 watts per usable
square foot (exclusive of HVAC)). If Landlord determines that Tenant’s electrical requirements necessitate installation of any additional risers, feeders or other electrical distribution equipment (collectively, “Electrical
Equipment”), or if Tenant provides Landlord with evidence reasonably satisfactory to Landlord of Tenant’s need for excess electricity and requests that additional Electrical Equipment be installed, Landlord shall, at Tenant’s
expense, install such additional Electrical Equipment, provided that Landlord, in its sole judgment, determines that (a) such installation is practicable and necessary, (b) such additional Electrical Equipment is permissible under
applicable Requirements, and (c) the installation of such Electrical Equipment will not cause permanent damage to the Building or the Premises, cause or create a hazardous condition, entail excessive or unreasonable alterations, interfere with
or limit electrical usage by other tenants or occupants of the Building or exceed the limits of the switchgear or other facilities serving the Building, or require power in excess of that available from the utility company serving the Building. In
addition, if Landlord, acting reasonably and in good faith, determines that the electrical usage of a portion of the Premises (such as a data center or trading room) exceeds the Building standard usage (as determined as set forth hereinabove),
Tenant, at Tenant’s expense, shall, within 30 days after Landlord’s written demand, either (a) discontinue such excessive use, or (b) install a submeter for such portion of the Premises. 

10.3. Elevators. Landlord shall provide passenger elevator service to the Premises 24 hours per day, 7 days per week;
provided, however, Landlord may limit passenger elevator service during times other than Ordinary Business Hours. Landlord shall provide at least one 

  
 20 

 
freight elevator serving the Premises available upon Tenant’s prior request, at no charge, on a non-exclusive “first come, first serve” basis with other Building tenants, on all
weekdays (other than Observed Holidays) from 7:00 a.m. to 3:30 p.m., which hours of operation shall be subject to change. 

10.4. Heating, Ventilation and Air Conditioning. Subject to the terms of this Section 10.4, Landlord shall, during
Ordinary Business Hours, furnish to the Premises heating, ventilation and air-conditioning (“HVAC”) for the comfortable occupancy of the Premises. Landlord shall have access to all air-cooling, fan, ventilating and machine rooms and
electrical closets and all other mechanical installations of Landlord (collectively, “Mechanical Installations”), and Tenant shall not construct partitions or other obstructions which may interfere with Landlord’s access
thereto or the moving of Landlord’s equipment to and from the Mechanical Installations. No Tenant Party shall at any time enter the Mechanical Installations or tamper with, adjust, or otherwise affect such Mechanical Installations. Landlord
shall not be responsible if the HVAC System fails to provide cooled or heated air, as the case may be, to the Premises in accordance with the Design Standards by reason of (i) any equipment installed by, for or on behalf of Tenant, which has an
electrical load in excess of the average electrical load and human occupancy factors for the HVAC System as designed, or (ii) any rearrangement of partitioning or other Alterations made or performed by, for or on behalf of Tenant. Tenant shall
lower the blinds in the Premises where and when necessary because of the sun’s position, whenever the HVAC System is in operation or as when required by any Requirement. Tenant shall cooperate with Landlord and shall abide by the rules and
regulations which Landlord may reasonably prescribe for the proper functioning and protection of the HVAC System. 
 10.5.
Overtime Freight Elevators and HVAC. If Tenant desires freight elevator service or HVAC to the Premises during any periods other than as set forth in Section 10.3 and Section 10.4 (“Overtime Periods”), Tenant
shall deliver notice to the Building office requesting such services by 2:00 p.m. of the Business Day on which or preceding the date such services are requested; provided, however, that Landlord shall use reasonable efforts to arrange such service
on such shorter notice as Tenant shall provide. If Landlord furnishes freight elevator or HVAC service during Overtime Periods, Tenant shall pay to Landlord the cost thereof at the then established rates for such services in the Building (the
current charge for HVAC service during Overtime Periods is $150.00 per hour per floor and the current cost for freight elevator service during Overtime Periods is $35.00 per hour for a minimum of four (4) hours, and Landlord may increase either
such charge only to the extent Landlord’s cost in providing such service increases). 
 10.6. Cleaning.
Landlord shall cause the Premises (excluding any portions thereof used for the storage, preparation, service or consumption of food or beverages, as an exhibition area or classroom, for private bathrooms, showers or exercise facilities, as a trading
floor, or primarily for operation of computer, data processing, reproduction, duplicating or similar equipment) to be cleaned, substantially in accordance with the standards set forth in Exhibit D. Any areas of the Premises requiring
additional cleaning shall be cleaned, at Tenant’s expense, by Landlord’s cleaning contractor, at rates which shall be competitive with rates of other cleaning contractors providing comparable services to Comparable Buildings.
Landlord’s cleaning contractor and its employees shall have access to the Premises at all times except between 8:00 a.m. and 5:30 p.m. on weekdays which are not Observed Holidays. 

  
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 10.7. Water. Landlord shall provide water in the core lavatories on each floor
of the Building. If Tenant requires water for any additional purposes, Tenant shall pay for the cost of bringing water to the Premises and Landlord may install a meter to measure the water. Tenant shall pay the cost of such installation, and for all
maintenance, repairs and replacements thereto, and for the reasonable charges of Landlord for the water consumed. 
 10.8.
Refuse Removal. Landlord shall provide refuse removal services at the Building. Tenant shall pay to Landlord Landlord’s reasonable charge for such removal to the extent that the refuse generated by Tenant exceeds the refuse
customarily generated by general office tenants. Tenant shall not dispose of any refuse in the Common Areas, and if Tenant does so, Tenant shall be liable for Landlord’s reasonable charge for such removal. 

10.9. Telecommunications. If Tenant requests that Landlord grant access to the Building to a telecommunications service
provider designated by Tenant for purposes of providing telecommunications services to Tenant, Landlord shall use its good faith efforts to respond to such request within 10 days. Tenant acknowledges that nothing set forth in this Section 10.9
shall impose any affirmative obligation on Landlord to grant such request and that Landlord, in its sole discretion, shall have the right to determine which telecommunications service providers shall have access to Building facilities. 

10.10. Service Interruptions. 
  

	 	(a)	Landlord reserves the right to suspend any service when necessary, by reason of Unavoidable Delays, accidents or emergencies, or for Restorative Work which, in
Landlord’s reasonable judgment, are necessary or appropriate until such Unavoidable Delay, accident or emergency shall cease or such Restorative Work is completed and Landlord shall not be liable for any interruption, curtailment or failure to
supply services. Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises as a result of any such failure, defect or interruption of any such service, or change in the supply, character
and/or quantity of, electrical service, and to restore any such services, remedy such situation and minimize any interference with Tenant’s business. The exercise of any such right or the occurrence of any such failure by Landlord shall not
constitute an actual or constructive eviction, in whole or in part, entitle Tenant to any compensation, abatement or diminution of Rent, relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or any
Indemnified Party by reason of inconvenience to Tenant, or interruption of Tenant’s business, or otherwise. Landlord shall not be liable in any way to Tenant for any failure, defect or interruption of, or change in the supply, character and/or
quantity of electric service furnished to the Premises for any reason except if attributable to the gross negligence or willful misconduct of Landlord. 

  

	 	(b)	 Notwithstanding anything to the contrary contained in this Lease, if Tenant is unable to use the Premises or any material portion thereof for the
ordinary conduct of Tenant’s business due solely to an interruption of an Essential Service (as hereinafter defined) other than as a result of Unavoidable Delays, casualty or condemnation, and such condition continues for a period in excess of
five (5) 

  
 22 

	 	
consecutive Business Days after (i) Tenant furnishes a notice to Landlord (the “Abatement Notice”) stating that Tenant’s inability to use the Premises is solely due to
such condition, (ii) Tenant does not actually use or occupy the Premises or a material portion thereof, during such period and (iii) such condition has not resulted from the negligence or misconduct of Tenant or any Tenant Party, then
Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment with respect to the Premises only shall be abated on a per diem basis, for the proportion of the Premises not being used for such period, commencing on the date Tenant
delivers the Abatement Notice to Landlord and ending on the earlier of (x) the date Tenant reoccupies a material portion of the Premises, and (y) the date on which such condition is substantially remedied. “Essential
Service” shall mean a service which Landlord is obligated under this Lease to provide to Tenant (including without limitation, electrical service to the Premises) which if not provided shall (1) deny access to the Premises (provided
that access to the Premises only via emergency stairs shall be deemed a denial of access to the Premises), (2) threaten the health or safety of any occupants of the Premises or (3) prevent the usage of the Premises for the ordinary conduct
of Tenant’s business. 

 ARTICLE 11 

INSURANCE: PROPERTY LOSS OR DAMAGE 
 11.1. Insurance. 
  

	 	(a)	Tenant, at its expense, shall obtain and keep in full force and effect during the Term: 

1. a policy of commercial general liability insurance on an occurrence basis against claims for personal injury, bodily injury, death
and/or property damage occurring in or about the Building, under which Tenant is named as the insured and Landlord, Landlord’s Agent and any Lessors and any Mortgagees whose names have been furnished to Tenant are named as additional insureds
(the “Insured Parties”). The minimum limits of liability shall be a combined single limit with respect to each occurrence in an amount of not less than $5,000,000; provided, however, that Landlord shall retain the right to require
Tenant to increase such coverage from time to time to that amount of insurance which in Landlord’s reasonable judgment is then being customarily required by landlords for similar office space in Comparable Buildings. The deductible or self
insured retention for such policy shall not exceed $10,000; 
 2. insurance against loss or damage by fire, and such other risks
and hazards as are insurable under then available standard forms of “Special Form Causes of Loss” or “All Risk” property insurance policies (excluding flood and earthquake coverage) with extended coverage, insuring Tenant’s
Property and all Alterations and improvements to the Premises (including the initial installations) to the extent such Alterations 

  
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and improvements exceed the cost of the improvements typically performed in connection with the initial occupancy of tenants in the Building (“Building Standard Installations”),
for the full insurable value thereof or replacement cost thereof, having a deductible amount, if any, not in excess of $25,000; 

3. Intentionally Omitted; 
 4. Workers’ Compensation Insurance, as required by law; 
 5. Business
Interruption Insurance in a commercially reasonable amount; and 
 6. such other insurance in such amounts as the Insured
Parties may reasonably require from time to time. 
  

	 	(b)	All insurance required to be carried by Tenant shall be effected under valid and enforceable policies issued by reputable insurers permitted to do business in the State
of Illinois and rated in Best’s Insurance Guide, or any successor thereto as having a “Best’s Rating” of “A-” or better and a “Financial Size Category” of at least “VII” or better or, if such ratings
are not then in effect, the equivalent thereof or such other financial rating as Landlord may at any time consider appropriate. 

  

	 	(c)	On or prior to the date Landlord delivers possession of the Premises to Tenant, Tenant shall deliver to Landlord appropriate certificates of insurance, including
evidence of extensions to cover the Insured Parties as additional insureds on the general liability insurance policy Tenant is required to maintain under this Lease. Tenant covenants not to permit any insurance policies which Tenant is required to
maintain under this Lease (the “Policies”) to expire without being concurrently replaced by Policies satisfying the requirements of this Lease. Evidence of each renewal or replacement of the Policies shall be delivered by Tenant to
Landlord within ten (10) days of the expiration of the Policies. In lieu of the Policies, Tenant may deliver to Landlord a certification from Tenant’s insurance company (on the form currently designated “Acord 28” (Evidence of
Property Insurance) and “Acord 25” (Certificate of Liability Insurance). 

  

	 	(d)	Landlord shall, at all times during the Term, procure and maintain: (i) policies of insurance covering loss or damage to the Building in an amount equal to one
hundred percent of the full replacement cost of the Building, including Building standard leasehold improvements in the Premises and Above Building Standard Installations not installed by Tenant, which shall provide protection against loss by fire
and other all-risk casualties including, at Landlord’s option, earthquake and flood and such other property insurance as may be required by Landlord’s mortgagee or as otherwise desired by Landlord, (ii) commercial general liability
insurance applicable to the Building and the Common Areas, providing coverage in amounts as may be reasonably determined by Landlord, and (iii) rent loss insurance. 

  
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 11.2. Waiver of Subrogation. Landlord and Tenant shall each procure an
appropriate clause in or endorsement to any property insurance covering the Real Property and personal property, fixtures and equipment located therein, wherein the insurer waives subrogation or consents to a waiver of right of recovery, and
Landlord and Tenant agree not to make any claim against, or seek to recover from, the other for any loss or damage to its property or the property of others resulting from fire or other hazards to the extent covered by such property insurance;
provided, however, that the release, discharge, exoneration and covenant not to sue contained herein shall be limited by and be coextensive with the terms and provisions of the waiver of subrogation or waiver of right of recovery. Tenant
acknowledges that Landlord shall not carry insurance on, and shall not be responsible for, (i) damage to any Above Building Standard Installations installed by Tenant, (ii) Tenant’s Property, and (iii) any loss suffered by Tenant
due to interruption of Tenant’s business. 
 11.3. Restoration. 

 

	 	(a)	If the Premises are damaged by fire or other casualty, or if the Building is damaged such that Tenant is deprived of reasonable access to the Premises, the damage shall
be repaired by Landlord, to substantially the condition of the Premises prior to the damage, subject to the provisions of any Mortgage or Superior Lease, but Landlord shall have no obligation to repair or restore (i) Tenant’s Property or
(ii) except as provided in Section 11.3(b), any Alterations or improvements to the Premises installed by Tenant, to the extent such Alterations or improvements exceed Building Standard Installations (“Above Building Standard
Installations”). So long as Tenant is not in default beyond applicable grace or notice provisions in the payment or performance of its obligations under this Section 11.3, and provided Tenant timely delivers to Landlord either
Tenant’s Restoration Payment (as hereinafter defined) or the Restoration Security (as hereinafter defined) or Tenant expressly waives any obligation of Landlord to repair or restore any of Tenant’s Above Building Standard Installations,
then until the restoration of the Premises is Substantially Completed or would have been Substantially Completed but for Tenant Delay, Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment shall be reduced in the proportion by
which the area of the part of the Premises which is not usable (or accessible ) and is not used by Tenant bears to the total area of the Premises. 

  

	 	(b)	 As a condition precedent to Landlord’s obligation to repair or restore any Above Building Standard Installations installed by or on behalf of
Tenant, Tenant shall (i) pay to Landlord upon demand a sum (“Tenant’s Restoration Payment”) equal to the amount, if any, by which (A) the cost, as estimated by a reputable independent contractor designated by Landlord, of
repairing and restoring all Above Building Standard Installations installed by Tenant in the Premises, exceeds (B) the cost of restoring the Premises with Building Standard Installations, or (ii) furnish to Landlord security (the
“Restoration Security”) in form and amount reasonably acceptable to Landlord to secure Tenant’s obligation to pay all costs of restoring the Above Building Standard Installations installed by Tenant. If Tenant shall fail to
deliver to Landlord either (1) Tenant’s Restoration 

  
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Payment or the Restoration Security, as applicable, or (2) a waiver by Tenant, in form satisfactory to Landlord, of all of Landlord’s obligations to repair or restore any of the Above
Building Standard Installations installed by Tenant, in either case within 15 days after Landlord’s demand therefor, Landlord shall have no obligation to restore any Above Building Standard Installations installed by or on behalf of Tenant and
Tenant’s abatement of Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment shall cease when the restoration of the Premises (other than any Above Building Standard Installations installed by or on behalf of Tenant) is
Substantially Complete. 

 11.4. Landlord’s Termination Right. Notwithstanding anything to the
contrary contained in Section 11.3, if the Premises are totally damaged or are rendered wholly untenantable, or if the Building shall be so damaged that, in Landlord’s reasonable opinion, substantial alteration, demolition, or
reconstruction of the Building shall be required (whether or not the Premises are so damaged or rendered untenantable), then in either of such events, Landlord may, not later than 60 days following the date of the damage, terminate this Lease by
notice to Tenant, provided that if the Premises are not totally damaged, Landlord may not terminate this Lease unless Landlord similarly terminates the leases of other tenants in the Building aggregating at least 50% of the portion of the Building
occupied for office purposes immediately prior to such damage. If this Lease is so terminated, (a) the Term shall expire upon the 30th day after such notice is given, (b) Tenant shall vacate the Premises and surrender the same to Landlord,
(c) Tenant’s liability for Rent shall cease as of the date of the damage, and (d) any prepaid Rent for any period after the date of the damage shall be refunded by Landlord to Tenant. 

11.5. Tenant’s Termination Right. If the Premises are totally damaged (or a material portion thereof is damaged) and
are thereby rendered wholly untenantable, or if the Building shall be so damaged that Tenant is deprived of reasonable access to the Premises or use of the Premises for the conduct of Tenant’s business operations, and if Landlord elects to
restore the Premises, Landlord shall, within 60 days following the date of the damage, cause a contractor or architect selected by Landlord to give notice (the “Restoration Notice”) to Tenant of the date by which such contractor or
architect estimates the restoration of the Premises (excluding any Above Building Standard Installations installed by or on behalf of Tenant) shall be Substantially Completed. If such date, as set forth in the Restoration Notice, is more than 15
months from the date of such damage, then Tenant shall have the right to terminate this Lease by giving notice (the “Termination Notice”) to Landlord not later than 30 days following delivery of the Restoration Notice to Tenant. If
Tenant delivers a Termination Notice, this Lease shall be deemed to have terminated as of the date of the giving of the Termination Notice, in the manner set forth in the second sentence of Section 11.4. If Landlord has not substantially
completed the reconstruction of the Premises within ninety (90) days after the expiration of the time period for such completion set forth in the Restoration Notice, which time period shall be extended for force majeure and for periods of delay
attributable to the wrongful acts or omissions of Tenant and Tenant’s agents, employees or contractors, then Tenant may, as its sole and exclusive remedy, terminate this Lease effective as of the date of notice of such election, by giving
written notice to Landlord within ten (10) days after the end of such ninety (90) day period, time being of the essence. 

  
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 11.6. Final 24 Months. Notwithstanding anything to the contrary in this
Article 11, if any damage during the final 24 months of the Term renders the Premises wholly untenantable, either Landlord or Tenant may terminate this Lease by notice to the other party within 30 days after the occurrence of such damage and this
Lease shall expire on the 30th day after the date of such notice. For purposes of this Section 11.6, the Premises shall be deemed wholly untenantable if Tenant shall be precluded from using more than 50% of the Premises for the conduct of its
business and Tenant’s inability to so use the Premises is reasonably expected to continue for more than 60 days. 
 11.7.
Landlord’s Liability. Any Building employee to whom any property shall be entrusted by or on behalf of Tenant shall be deemed to be acting as Tenant’s agent with respect to such property and neither Landlord nor its agents
shall be liable for any damage to such property, or for the loss of or damage to any property of Tenant by theft or otherwise. None of the Insured Parties shall be liable for any injury or damage to persons or property or interruption of
Tenant’s business resulting from fire or other casualty, any damage caused by other tenants or persons in the Building or by construction of any private, public or quasi-public work, or any latent defect in the Premises or in the Building
(except that Landlord shall be required to repair the same to the extent provided in Article 5). No penalty shall accrue for delays which may arise by reason of adjustment of fire insurance on the part of Landlord or Tenant, or for any Unavoidable
Delays arising from any repair or restoration of any portion of the Building, provided that Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of any such repair
or restoration. 
 ARTICLE 12 
 EMINENT DOMAIN 
 12.1. Taking. 

 

	 	(a)	Total Taking. If all or substantially all of the Real Property, the Building or the Premises shall be acquired or condemned for any public or quasi-public
purpose (a “Taking”), this Lease shall terminate and the Term shall end as of the date of the vesting of title and Rent shall be prorated and adjusted as of such date. 

 

	 	(b)	Partial Taking. Upon a Taking of only a part of the Real Property, the Building or the Premises then, except as hereinafter provided in this Article 12,
this Lease shall continue in full force and effect, provided that from and after the date of the vesting of title, Fixed Rent and Tenant’s Proportionate Share shall be modified to reflect the reduction of the Premises and/or the Building as a
result of such Taking. 

  

	 	(c)	Landlord’s Termination Right. Whether or not the Premises are affected, Landlord may, by notice to Tenant, within 60 days following the date upon
which Landlord receives notice of the Taking of all or a portion of the Real Property, the Building or the Premises, terminate this Lease, provided that Landlord elects to terminate leases (including this Lease) affecting at least 50% of the
rentable area of the Building. 

  
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	 	(d)	Tenant’s Termination Right. If the part of the Real Property so Taken contains more than 20% of the total area of the Premises, or if, by reason of
such Taking, Tenant no longer has reasonable means of access to the Premises, Tenant may terminate this Lease by notice to Landlord given within 30 days following the date upon which Tenant is given notice of such Taking. If Tenant so notifies
Landlord, this Lease shall end and expire upon the 30th day following the giving of such notice. If a part of the Premises shall be so Taken and this Lease is not terminated in accordance with this Section 12.1 Landlord, without being required
to spend more than it collects as an award, shall, subject to the provisions of any Mortgage or Superior Lease, restore that part of the Premises not so Taken to a self-contained rental unit substantially equivalent (with respect to character,
quality, appearance and services) to that which existed immediately prior to such Taking, excluding Tenant’s Property and Above Building Standard Installations installed by Tenant. 

 

	 	(e)	Apportionment of Rent. Upon any termination of this Lease pursuant to the provisions of this Article 12, Rent shall be apportioned as of, and shall be
paid or refunded up to and including, the date of such termination. 

 12.2. Awards. Upon any
Taking, Landlord shall receive the entire award for any such Taking, and Tenant shall have no claim against Landlord or the condemning authority for the value of any unexpired portion of the Term or Tenant’s Alterations; and Tenant hereby
assigns to Landlord all of its right in and to such award. Nothing contained in this Article 12 shall be deemed to prevent Tenant from making a separate claim in any condemnation proceedings for the then value of any Tenant’s Property or Above
Building Standard Installations installed by Tenant included in such Taking and for any moving expenses, provided any such award is in addition to, and does not result in a reduction of, the award made to Landlord. 

12.3. Temporary Taking. If all or any part of the Premises is Taken temporarily during the Term for any public or
quasi-public use or purpose, Tenant shall give prompt notice to Landlord and the Term shall not be reduced or affected in any way and Tenant shall continue to pay all Rent payable by Tenant without reduction or abatement and to perform all of its
other obligations under this Lease, except to the extent prevented from doing so by the condemning authority, and Tenant shall be entitled to receive any award or payment from the condemning authority for such use, which shall be received, held and
applied by Tenant as a trust fund for payment of the Rent falling due. 
 ARTICLE 13 

ASSIGNMENT AND SUBLETTING 
 13.1. Consent Requirements. 
  

	 	(a)	 No Transfers. Except as expressly set forth herein, Tenant shall not assign, mortgage, pledge, encumber, or otherwise transfer this
Lease, whether by operation of law or otherwise, and shall not sublet, or permit, or suffer the Premises or any part thereof to be used or occupied by others (whether for desk

  
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space, mailing privileges or otherwise), without Landlord’s prior consent in each instance. Any assignment, sublease, mortgage, pledge, encumbrance or transfer in contravention of the
provisions of this Article 13 shall be void and shall constitute an Event of Default. 

  

	 	(b)	Collection of Rent. If, without Landlord’s consent, this Lease is assigned, or any part of the Premises is sublet or occupied by anyone other than
Tenant or this Lease is encumbered (by operation of law or otherwise), Landlord may collect rent from the assignee, subtenant or occupant, and apply the net amount collected to the Rent herein reserved. No such collection shall be deemed a waiver of
the provisions of this Article 13, an acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the performance of Tenant’s covenants hereunder, and in all cases Tenant shall remain fully liable for its
obligations under this Lease. 

  

	 	(c)	Further Assignment/Subletting. Landlord’s consent to any assignment or subletting shall not relieve Tenant from the obligation to obtain
Landlord’s consent to any further assignment or subletting. In no event shall any permitted subtenant assign or encumber its sublease or further sublet any portion of its sublet space, or otherwise suffer or permit any portion of the sublet
space to be used or occupied by others. 

 13.2. Tenant’s Notice. If Tenant desires to assign
this Lease or sublet all or any portion of the Premises, Tenant shall give notice thereof to Landlord, which shall be accompanied by (a) with respect to an assignment of this Lease, the date Tenant desires the assignment to be effective, and
(b) with respect to a sublet of all or a part of the Premises, a description of the portion of the Premises to be sublet, the commencement date of such sublease and the rent per rentable square foot Tenant will ask for such portion of the
Premises (“Tenant’s Asking Rate”). Such notice shall be deemed an offer from Tenant to Landlord of the right, at Landlord’s option, (1) if the proposed transaction is a subletting (other than to a Related Entity) of
fifteen percent (15%) or more of the Premises, to terminate this Lease with respect to such space as Tenant proposes to sublease (the “Partial Space”), upon the terms and conditions hereinafter set forth, or (2) if the
proposed transaction is an assignment of this Lease (other than to a Related Entity), to terminate this Lease with respect to the entire Premises. Such option may be exercised by notice from Landlord to Tenant within 30 days after delivery of
Tenant’s notice. If Landlord exercises its option to terminate all or a portion of this Lease, (a) this Lease shall end and expire with respect to all or a portion of the Premises, as the case may be, on the date that such assignment or
sublease was to commence, (b) Rent shall be apportioned, paid or refunded as of such date, (c) Tenant, upon Landlord’s request, shall enter into an amendment of this Lease ratifying and confirming such total or partial termination,
and setting forth any appropriate modifications to the terms and provisions hereof, (d) Landlord shall be free to lease the Premises (or any part thereof) to Tenant’s prospective assignee or subtenant, and (e) Landlord shall, at
Landlord’s expense, perform any demising work necessitated by Landlord’s recapture of a portion of the Premises. 

  
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 13.3. Conditions to Assignment/Subletting. 

 

	 	(a)	If Landlord does not exercise its termination option provided under Section 13.2, and provided no Event of Default then exists, Landlord’s consent to the
proposed assignment or subletting shall not be unreasonably withheld or delayed. Such consent shall be granted or denied within 20 days after delivery to Landlord of (i) a true and complete statement reasonably detailing the identity of the
proposed assignee or subtenant (“Transferee”), the nature of its business and its proposed use of the Premises, (ii) current financial information with respect to the Transferee, including its most recent financial statements,
and (iii) any other information Landlord may reasonably request, provided that: 

  

	 	(i)	in Landlord’s reasonable judgment, the Transferee is engaged in a business or activity, and the Premises will be used in a manner, which (1) is in keeping
with the then standards of the Building, (2) is for the Permitted Uses, and (3) does not violate any restrictions set forth in this Lease, any Mortgage or Superior Lease or any negative covenant as to use of the Premises required by any
other lease in the Building; 

  

	 	(ii)	the Transferee is reputable with sufficient financial means to perform all of its obligations under this Lease or the sublease, as the case may be;

  

	 	(iii)	if Landlord has, or reasonably expects to have within 6 months thereafter, comparable space available in the Building, neither the Transferee nor any person which,
directly or indirectly, controls, is controlled by, or is under common control with, the Transferee is then an occupant of the Building; 

  

	 	(iv)	the Transferee is not a person or entity (or affiliate of a person or entity) with whom Landlord is then or has been within the prior 6 months negotiating in connection
with the rental of space in the Building; 

  

	 	(v)	there shall be not more than 2 subtenants in each floor of the Premises; 

  

	 	(vi)	Intentionally omitted; 

  

	 	(vii)	Tenant shall, upon demand, reimburse Landlord for all reasonable out-of-pocket expenses incurred by Landlord in connection with such assignment or sublease, including
any investigations as to the acceptability of the Transferee and all legal costs reasonably incurred in connection with the granting of any requested consent, provided such legal costs shall not exceed $1,500.00 so long as such proposed assignment
or sublease, and Landlord’s consent document thereto, do not require negotiation of a scope or level of complexity beyond what is customary or standard in the industry; and; 

 

	 	(viii)	Intentionally omitted 

  

	 	(ix)	the Transferee shall not be entitled, directly or indirectly, to diplomatic or sovereign immunity, regardless of whether the Transferee agrees to waive such diplomatic
or sovereign immunity, and shall be subject to the service of process in, and the jurisdiction of the courts of, the County of Cook and State of Illinois. 

  
 30 

	 	(b)	With respect to each and every subletting and/or assignment required to be approved by Landlord under the provisions of this Lease: 

1. the form of the proposed assignment or sublease shall be reasonably satisfactory to Landlord; 

2. no sublease shall be for a term ending later than one day prior to the Expiration Date; 

3. no Transferee shall take possession of any part of the Premises, until an executed counterpart of such sublease or assignment has been
delivered to Landlord and approved by Landlord as provided in Section 13.3(a); 
 4. each sublease shall be subject and
subordinate to this Lease and to the matters to which this Lease is or shall be subordinate; and Tenant and each Transferee shall be deemed to have agreed that upon the occurrence and during the continuation of an Event of Default hereunder, Tenant
has hereby assigned to Landlord, and Landlord may, at its option, accept such assignment of, all right, title and interest of Tenant as sublandlord under such sublease, together with all modifications, extensions and renewals thereof then in effect
and such Transferee shall, at Landlord’s option, attorn to Landlord pursuant to the then executory provisions of such sublease, except that Landlord shall not be (A) liable for any previous act or omission of Tenant under such sublease,
(B) subject to any counterclaim, offset or defense not expressly provided in such sublease, which theretofore accrued to such Transferee against Tenant, (C) bound by any previous modification of such sublease not consented to by Landlord
or by any prepayment of more than one month’s rent, (D) bound to return such Transferee’s security deposit, if any, except to the extent Landlord shall receive actual possession of such deposit and such Transferee shall be entitled to
the return of all or any portion of such deposit under the terms of its sublease, or (E) obligated to make any payment to or on behalf of such Transferee, or to perform any work in the subleased space or the Building, or in any way to prepare
the subleased space for occupancy, beyond Landlord’s obligations under this Lease. The provisions of this Section 13.3(b)(v) shall be self-operative, and no further instrument shall be required to give effect to this provision, provided
that the Transferee shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence and confirm such subordination and attornment. 

  
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 13.4. Binding on Tenant: Indemnification of Landlord. Notwithstanding any
assignment or subletting or any acceptance of rent by Landlord from any Transferee, Tenant shall remain fully liable for the payment of all Rent due and for the performance of all the covenants, terms and conditions contained in this Lease on
Tenant’s part to be observed and performed, and any default under any term, covenant or condition of this Lease by any Transferee or anyone claiming under or through any Transferee shall be deemed to be a default under this Lease by Tenant.
Tenant shall indemnify, defend, protect and hold harmless Landlord from and against any and all Losses resulting from any claims that may be made against Landlord by the Transferee or anyone claiming under or through any Transferee (unless such
claim relates to Landlord’s alleged negligence or willful misconduct) or by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease, irrespective of whether Landlord
shall give or decline to give its consent to any proposed assignment or sublease, or if Landlord shall exercise any of its options under this Article 13. 
 13.5. Tenant’s Failure to Complete. If Landlord consents to a proposed assignment or sublease and Tenant fails to execute and deliver to Landlord such assignment or sublease within 90
days after the giving of such consent or the amount of space subject to such sublease varies by more than 10% from that specified in the notice given by Tenant to Landlord pursuant to Section 13.2, or the net effective rent payable under such
sublease is less than 95% of Tenant’s Asking Rate, then Tenant shall again comply with all of the provisions and conditions of Sections 13.2, 13.3 and 13.4 before assigning this Lease or subletting all or part of the Premises. 

13.6. Profits. If Tenant enters into any assignment or sublease permitted hereunder or consented to by Landlord, Tenant
shall, within 60 days of Landlord’s consent to such assignment or sublease, deliver to Landlord a list of Tenant’s reasonable third-party brokerage fees, legal fees and architectural fees paid or to be paid in connection with such
transaction and any actual costs incurred by Tenant in separately demising the subleased space (collectively, “Transaction Costs”), together with a list of all of Tenant’s Property to be transferred to such
Transferee. Tenant shall deliver to Landlord evidence of the payment of such Transaction Costs promptly after the same are paid. In consideration of such assignment or subletting, Tenant shall pay to Landlord: 

 

	 	(a)	In the case of an assignment, on the effective date of the assignment, 50% of all sums and other consideration paid to Tenant by the Transferee for or by reason of such
assignment (including sums paid for the sale or rental of Tenant’s Property, less, the then fair market or rental value thereof, as reasonably determined by Landlord) after first deducting the Transaction Costs; or 

 

	 	(b)	In the case of a sublease, 50% of any consideration payable under the sublease to Tenant by the Transferee which exceeds on a per square foot basis the Fixed Rent and
Additional Rent accruing during the term of the sublease in respect of the subleased space (together with any sums paid for the sale or rental of Tenant’s Property, less, the then fair market or rental value thereof, as reasonably determined by
Landlord) after first deducting the amount of Transaction Costs. The sums payable under this clause shall be paid by Tenant to Landlord monthly as and when paid by the subtenant to Tenant. 

  
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 13.7. Transfers. 

 

	 	(a)	Related Entities. If Tenant is a legal entity, the transfer (by one or more transfers) of a majority of the stock or other beneficial ownership interest
in Tenant (collectively “Ownership Interests”) shall be deemed a voluntary assignment of this Lease; provided, however, that the provisions of this Article 13 shall not apply to the transfer of Ownership Interests in
Tenant if and so long as Tenant is publicly traded on a nationally recognized stock exchange or in connection with an initial public offering on such an exchange. For purposes of this Section 13.7 the term “transfers” shall be deemed
to include the issuance of new Ownership Interests which results in a majority of the Ownership Interests in Tenant being held by a person or entity which does not hold a majority of the Ownership Interests in Tenant on the Effective Date. The
provisions of Section 13.1 shall not apply to transactions with a business entity into or with which Tenant is merged or consolidated or to which substantially all of Tenant’s assets or equity interests are transferred so long as
(i) such transfer was made for a legitimate independent business purpose and not for the purpose of transferring this Lease, (ii)the successor to Tenant has a net worth computed in accordance with generally accepted accounting principles at
least equal to the net worth of Tenant immediately prior to such merger, consolidation or transfer, and (iii) proof satisfactory to Landlord of such net worth is delivered to Landlord at least 10 days prior to the effective date of any such
transaction (or if prior notice is not allowed by applicable Requirements, promptly thereafter). Tenant may also, upon prior notice to Landlord, permit any business entity which controls, is controlled by, or is under common control with the
original Tenant (a “Related Entity”) to sublet all or part of the Premises for any Permitted Use, provided the Related Entity is in Landlord’s reasonable judgment of a character and engaged in a business which is
in keeping with the standards for the Building and for so long as such entity remains a Related Entity. Such sublease shall not be deemed to vest in any such Related Entity any right or interest in this Lease nor shall it relieve, release, impair or
discharge any of Tenant’s obligations hereunder. For the purposes hereof, “control” shall be deemed to mean ownership of not less than 50% of all of the Ownership Interests of such corporation or other business entity.

  

	 	(b)	Applicability. The limitations set forth in this Section 13.7 shall apply to Transferee(s) and guarantor(s) of this Lease, if any, and any transfer
by any such entity in violation of this Section 13.7 shall be a transfer in violation of Section 13.1. 

  

	 	(c)	Modification, Takeover Agreements. Any modification, amendment or extension of a sublease shall be deemed a sublease for the purposes of Section 13.1
hereof. 

  
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 13.8. Assumption of Obligations. No assignment or transfer shall be effective
unless and until the Transferee executes, acknowledges and delivers to Landlord an agreement in form and substance reasonably satisfactory to Landlord whereby the assignee (a) assumes Tenant’s obligations under this Lease and
(b) agrees that, notwithstanding such assignment or transfer, the provisions of Section 13.1 hereof shall be binding upon it in respect of all future assignments and transfers. 

13.9. Tenant’s Liability. The joint and several liability of Tenant and any successor-in-interest of Tenant and the
due performance of Tenant’s obligations under this Lease shall not be discharged, released or impaired by any agreement or stipulation made by Landlord, or any grantee or assignee of Landlord, extending the time, or modifying any of the terms
and provisions of this Lease, or by any waiver or failure of Landlord, or any grantee or assignee of Landlord, to enforce any of the terms and provisions of this Lease. 
 13.10. Listings in Building Directory. The listing of any name other than that of Tenant on the doors of the Premises, the Building directory or elsewhere shall not vest any right or
interest in this Lease or in the Premises, nor be deemed to constitute Landlord’s consent to any assignment or transfer of this Lease or to any sublease of the Premises or to the use or occupancy thereof by others. Any such listing shall
constitute a privilege revocable in Landlord’s discretion by notice to Tenant. 
 13.11. Lease Disaffirmance or
Rejection. If at any time after an assignment by Tenant named herein, this Lease is not affirmed or is rejected in any bankruptcy proceeding or any similar proceeding, or upon a termination of this Lease due to any such proceeding, Tenant
named herein, upon request of Landlord given after such disaffirmance, rejection or termination (and actual notice thereof to Landlord in the event of a disaffirmance or rejection or in the event of termination other than by act of Landlord), shall
(a) pay to Landlord all Rent and other charges due and owing by the assignee to Landlord under this Lease to and including the date of such disaffirmance, rejection or termination, and (b) as “tenant,” enter into a new lease of
the Premises with Landlord for a term commencing on the effective date of such disaffirmance, rejection or termination and ending on the Expiration Date, at the same Rent and upon the then executory terms, covenants and conditions contained in this
Lease, except that (i) the rights of Tenant named herein under the new lease shall be subject to the possessory rights of the assignee under this Lease and the possessory rights of any persons claiming through or under such assignee or by
virtue of any statute or of any order of any court, (ii) such new lease shall require all defaults existing under this Lease to be cured by Tenant named herein with due diligence, and (iii) such new lease shall require Tenant named herein to
pay all Rent which, had this Lease not been so disaffirmed, rejected or terminated, would have become due under the provisions of this Lease after the date of such disaffirmance, rejection or termination with respect to any period prior thereto. If
Tenant named herein defaults in its obligations to enter into such new lease for a period of 10 days after Landlord’s request, then, in addition to all other rights and remedies by reason of default, either at law or in equity, Landlord shall
have the same rights and remedies against Tenant named herein as if it had entered into such new lease and such new lease had thereafter been terminated as of the commencement date thereof by reason of Tenant’s default thereunder. 

  
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 ARTICLE 14 

ACCESS TO PREMISES 
 14.1. Landlord’s Access. 
  

	 	(a)	Landlord, Landlord’s agents and utility service providers servicing the Building may erect, use and maintain concealed ducts, pipes and conduits in and through the
Premises provided such use does not cause the usable area of the Premises to be reduced beyond a de minimis amount. Landlord shall promptly repair any damage to the Premises caused by any work performed pursuant to this Article 14.

  

	 	(b)	Landlord, any Lessor or Mortgagee and any other party designated by Landlord and their respective agents shall have the right to enter the Premises at all reasonable
times, upon reasonable notice (which notice may be oral) except in the case of emergency, to examine the Premises, to show the Premises to prospective purchasers, Mortgagees, Lessors or tenants and their respective agents and representatives or
others and to perform Restorative Work to the Premises or the Building. Landlord shall use commercially reasonable efforts to minimize interference with Tenant’s business operations in connection with any such entry. 

 

	 	(c)	All parts (except surfaces facing the interior of the Premises) of all walls, windows and doors bounding the Premises, all balconies, terraces and roofs adjacent to the
Premises, all space in or adjacent to the Premises used for shafts, stacks, stairways, mail chutes, conduits and other mechanical facilities, Building Systems; Building facilities and Common Areas are not part of the Premises, and Landlord shall
have the use thereof and access thereto through the Premises for the purposes of Building operation, maintenance, alteration and repair. 

 14.2. Building Name. Landlord has the right at any time to change the name, number or designation by which the Building is commonly known. 

14.3. Light and Air. If at any time any windows of the Premises are temporarily darkened or covered over by reason of any
Restorative Work, any of such windows are permanently darkened or covered over due to any Requirement or there is otherwise a diminution of light, air or view by another structure which may hereafter be erected (whether or not by Landlord), Landlord
shall not be liable for any damages and Tenant shall not be entitled to any compensation or abatement of any Rent, nor shall the same release Tenant from its obligations hereunder or constitute an actual or constructive eviction. 

  
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 ARTICLE 15 

DEFAULT 
 15.1. Tenant’s Defaults. Each of the following events shall be an “Event of Default” hereunder: 

 

	 	(a)	Tenant fails to pay when due any installment of Rent and such default shall continue for five (5) days after notice of such default is given to Tenant (which
notice may be in the form of an Illinois Statutory 5-day notice utilized in Forcible Entry and Detainer Proceedings), except that if Landlord shall have given two such notices of default in the payment of any Rent in any 12-month period, Tenant
shall not be entitled to any further notice of its delinquency in the payment of any Rent or an extended period in which to make payment until such time as 12 consecutive months shall have elapsed without Tenant having failed to make any such
payment when due, and the occurrence of any default in the payment of any Rent within such 12-month period after the giving of 2 such notices shall constitute an Event of Default; or 

 

	 	(b)	Tenant fails to observe or perform any other term, covenant or condition of this Lease and such failure continues for more than 30 days (10 days with respect to a
default under Article 3) after notice by Landlord to Tenant of such default, or if such default (other than a default under Article 3) is of a nature that it cannot be completely remedied within 30 days, failure by Tenant to commence to remedy such
failure within said 30 days, and thereafter diligently prosecute to completion all steps necessary to remedy such default; or 

  

	 	(c)	if Landlord applies or retains any part of the security held by it hereunder, and Tenant fails to deposit with Landlord the amount so applied or retained by Landlord,
or to provide Landlord with a replacement Letter of Credit (as hereinafter defined), if applicable, within 5 days after notice by Landlord to Tenant stating the amount applied or retained; or 

 

	 	(d)	Tenant files a voluntary petition in bankruptcy or insolvency, or is adjudicated a bankrupt or insolvent, or files any petition or answer seeking any reorganization,
liquidation, dissolution or similar relief under any present or future federal bankruptcy act or any other present or future applicable federal, state or other statute or law, or makes an assignment for the benefit of creditors or seeks or consents
to or acquiesces in the appointment of any trustee, receiver, liquidator or other similar official for Tenant or for all or any part of Tenant’s property; or 

 

	 	(e)	A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a trustee, receiver or liquidator of Tenant, or
of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or
hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof 

Upon the occurrence of any one or more of such Events of Default, Landlord may, at its sole option, give to Tenant notice of cancellation
of this Lease (or of Tenant’s possession of the Premises), in which event this Lease and the Term (or Tenant’s possession of the Premises) shall terminate (whether or not the Term shall have commenced) with the same force and effect as if

  
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the date set forth in the notice was the Expiration Date stated herein; and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain liable for damages as provided
in this Article 15. Any notice of cancellation of the Term (or Tenant’s possession of the Premises) may be given simultaneously with any notice of default given to Tenant. 

15.2. Landlord’s Remedies. 
  

	 	(a)	Possession/Reletting. If this Lease and the Term, or Tenant’s right to possession of the Premises, terminates as provided in Section 15.1:

 1. Surrender of Possession. Tenant shall quit and surrender the Premises to Landlord, and
Landlord and its agents may immediately, or at any time after such termination, re-enter the Premises or any part thereof, without notice, either by summary proceedings, or by any other applicable action or proceeding, or by force (to the extent
permitted by law) or otherwise in accordance with applicable legal proceedings (without being liable to indictment, prosecution or damages therefor), and may repossess the Premises and dispossess Tenant and any other persons from the Premises and
remove any and all of their property and effects from the Premises. 
 2. Landlord’s Reletting. Landlord, at
Landlord’s option, may relet all or any part of the Premises from time to time, either in the name of Landlord or otherwise, to such tenant or tenants, for any term ending before, on or after the Expiration Date, at such rental and upon such
other conditions (which may include concessions and free rent periods) as Landlord, in its sole discretion, may determine. Landlord shall have no obligation to accept any tenant offered by Tenant and shall not be liable for failure to relet or, in
the event of any such reletting, for failure to collect any rent due upon any such reletting; and no such failure shall relieve Tenant of, or otherwise affect, any liability under this Lease. However, to the extent required by law, Landlord shall
use reasonable efforts to mitigate its damages but shall not be required to divert prospective tenants from any other portions of the Building. Landlord, at Landlord’s option, may make such alterations, decorations and other physical changes in
and to the Premises as Landlord, in its sole discretion, considers advisable or necessary in connection with such reletting or proposed reletting, without relieving Tenant of any liability under this Lease or otherwise affecting any such liability.

  

	 	(b)	 Tenant’s Waiver. Tenant, on its own behalf and on behalf of all persons claiming through or under Tenant, including all creditors,
hereby waives all rights which Tenant and all such persons might otherwise have under any Requirement (i) to the service of any notice of intention to re-enter or to institute legal proceedings, (ii) to redeem, or to re-enter or repossess the
Premises, or (iii) to restore the operation of this Lease, after (A) Tenant shall have been dispossessed by judgment or by warrant of any court or judge, (B) any re-entry by Landlord, or

  
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(C) any expiration or early termination of the term of this Lease, whether such dispossess, re-entry, expiration or termination shall be by operation of law or pursuant to the provisions of this
Lease. The words “re-enter,” “re-entry” and “re- entered” as used in this Lease shall not be deemed to be restricted to their technical legal meanings. 

 

	 	(c)	Tenant’s Breach. Upon the breach or threatened breach by Tenant, or any persons claiming through or under Tenant, of any term, covenant or condition
of this Lease, Landlord shall have the right to enjoin such breach and to invoke any other remedy allowed by law or in equity as if re-entry, summary proceedings and other special remedies were not provided in this Lease for such breach. The rights
to invoke the remedies set forth above are cumulative and shall not preclude Landlord from invoking any other remedy allowed at law or in equity. 

 15.3. Landlord’s Damages. 
  

	 	(a)	Amount of Damages. If this Lease and the Term, or Tenant’s right to possession of the Premises, terminates as provided in Section 15.1, then:

 1. Tenant shall pay to Landlord all items of Rent payable under this Lease by Tenant to Landlord prior to the
date of termination; 
 2. Landlord may draw upon the Letter of Credit for any monies, and/or retain all monies, if any, paid by
Tenant to Landlord, whether as prepaid Rent, a security deposit, any unused cash proceeds of a Letter of Credit or otherwise, which monies, to the extent not otherwise applied to amounts due and owing to Landlord, shall be credited by Landlord
against any damages payable by Tenant to Landlord; 
 3. Tenant shall pay to Landlord, in monthly installments, on the days
specified in this Lease for payment of installments of Fixed Rent, any Deficiency; it being understood that Landlord shall be entitled to recover the Deficiency from Tenant each month as the same shall arise, and no suit to collect the amount of the
Deficiency for any month, shall prejudice Landlord’s right to collect the Deficiency for any subsequent month by a similar proceeding; and 
 4. whether or not Landlord shall have collected any monthly Deficiency, Tenant shall pay to Landlord, on demand, in lieu of any further Deficiency and as liquidated and agreed final damages, a sum equal
to the amount by which the Rent for the period which otherwise would have constituted the unexpired portion of the Term (assuming the Additional Rent during such period to be the same as was payable for the year immediately preceding such
termination or re-entry, increased in each succeeding year by 4% (on a compounded basis)) exceeds the then fair and reasonable rental value of the Premises, for the same period (with both amounts being discounted to present value at a rate of
interest equal to 2% 

  
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below the then Base Rate) less the aggregate amount of Deficiencies theretofore collected by Landlord pursuant to the provisions of Section 15.3(a)(iii) for the same period. If, before
presentation of proof of such liquidated damages to any court, commission or tribunal, the Premises, or any part thereof, shall have been relet by Landlord for the period which otherwise would have constituted the unexpired portion of the Term, or
any part thereof, the amount of rent reserved upon such reletting shall be deemed prima facie, to be the fair and reasonable rental value for the part or the whole of the Premises so relet during the term of the reletting. 

 

	 	(b)	Reletting. If the Premises, or any part thereof, shall be relet together with other space in the Building, the rents collected or reserved under any such
reletting and the expenses of any such reletting shall be equitably apportioned for the purposes of this Section 15.3. Tenant shall not be entitled to any rents collected or payable under any reletting, whether or not such rents exceeds the
Fixed Rent reserved in this Lease. Nothing contained in Article 15 shall be deemed to limit or preclude the recovery by Landlord from Tenant of the maximum amount allowed to be obtained as damages by any Requirement, or of any sums or damages to
which Landlord may be entitled in addition to the damages set forth in this Section 15.3. 

 15.4.
Interest. If any payment of Rent is not paid within 5 days after the date when due, interest shall accrue on such payment, from the date such payment became due until paid at the Interest Rate. Tenant acknowledges that late payment by
Tenant of Rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Such costs include, without limitation, processing and accounting charges, and late
charges that may be imposed on Landlord by the terms of any note secured by a Mortgage covering the Premises. Therefore, in addition to interest, if any amount is not paid when due, a late charge equal to 5% of such amount shall be assessed.
Notwithstanding the foregoing, on 2 occasions during any calendar year of the Term, Landlord shall give Tenant notice of such late payment and Tenant shall have a period of 5 days thereafter in which to make such payment before any interest or late
charge is assessed. Such interest and late charges are separate and cumulative and are in addition to and shall not diminish or represent a substitute for any of Landlord’s rights or remedies under any other provision of this Lease. 

15.5. Other Rights of Landlord. If Tenant fails to pay any Additional Rent when due, Landlord, in addition to any other
right or remedy, shall have the same rights and remedies as in the case of a default by Tenant in the payment of Fixed Rent. If Tenant is in arrears in the payment of Rent, Tenant waives Tenant’s right, if any, to designate the items against
which any payments made by Tenant are to be credited, and Landlord may apply any payments made by Tenant to any items Landlord sees fit, regardless of any request by Tenant. Landlord reserves the right, without liability to Tenant and without
constituting any claim of constructive eviction, to suspend furnishing or rendering to Tenant any property, material, labor, utility or other service, whenever Landlord is obligated to furnish or render the same at the expense of Tenant, in the
event that (but only for so long as) Tenant is in arrears in paying Landlord for such items for more than 5 days after notice from Landlord to Tenant demanding the payment of such arrears. 

  
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 15.6. Landlord Default. If Landlord shall fail to perform any of its
obligations under this Lease, and if such failure continues for a period of more than thirty (30) days after written notice from Tenant (or such longer period of time as may be reasonably necessary to cure such failure) specifying such failure
in reasonable detail, Landlord shall be in default hereunder and Tenant may at its option exercise any of its rights and remedies at any time thereafter and prior to Landlord’s cure of such default. 

ARTICLE 16 
 LANDLORD’S RIGHT TO CURE: FEES AND EXPENSES 
 If Tenant
defaults in the performance of its obligations under this Lease, Landlord, without waiving such default, may perform such obligations at Tenant’s expense: (a) immediately, and without notice, in the case of emergency or if the default
(i) materially interferes with the use by any other tenant of the Building, (ii) materially interferes with the efficient operation of the Building, (iii) results in a violation of any Requirement, or (iv) results or will result
in a cancellation of any insurance policy maintained by Landlord, and (b) in any other case if such default continues after 30 days from the date Landlord gives notice of Landlord’s intention to perform the defaulted obligation.
Notwithstanding the foregoing, each time period listed above in this Article 16 shall be extended if the default is of a nature that it cannot be remedied within the applicable time period, so long as Tenant commences to remedy such default within
the time period and thereafter diligently prosecutes to completion all steps necessary to remedy such default. All costs and expenses incurred by Landlord in connection with any such performance by it and all costs and expenses, including reasonable
counsel fees and disbursements, incurred by Landlord in any action or proceeding (including, without limitation, any unlawful detainer proceeding or bankruptcy proceedings related to Tenant) brought by Landlord relating to an Event of Default
(provided Landlord is the prevailing party) or in which Landlord, through Tenant’s fault, is a party or in which Landlord, through Tenant’s fault, becomes involved or concerned, shall be paid by Tenant to Landlord on demand, with interest
thereon at the Interest Rate from the date incurred by Landlord. Except as expressly provided to the contrary in this Lease, all costs and expenses which, pursuant to this Lease are incurred by Landlord and payable to Landlord by Tenant, and all
charges, amounts and sums payable to Landlord by Tenant for any property, material, labor, utility or other services which, pursuant to this Lease or at the request and for the account of Tenant, are provided, furnished or rendered by Landlord,
shall become due and payable by Tenant to Landlord within 30 days after receipt of Landlord’s invoice for such amount. 

ARTICLE 17 
 NO REPRESENTATIONS BY LANDLORD: LANDLORD’S APPROVAL 
 17.1.
No Representations. Except as expressly set forth herein, Landlord and Landlord’s agents have made no warranties, representations, statements or promises with respect to the Building, the Real Property or the Premises and no
rights, easements or licenses are acquired by Tenant by implication or otherwise. Tenant is entering into this Lease after full investigation and is not relying upon any statement or representation made by Landlord not embodied in this Lease.

  
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 17.2. No Money Damages. Wherever in this Lease Landlord’s consent or
approval is required, if Landlord refuses to grant such consent or approval, whether or not Landlord expressly agreed that such consent or approval would not be unreasonably withheld, Tenant shall not make, and Tenant hereby waives, any claim for
money damages (including any claim by way of set-off, counterclaim or defense) based upon Tenant’s claim or assertion that Landlord unreasonably withheld or delayed its consent or approval. Tenant’s sole remedy shall be an action or
proceeding to enforce such provision, by specific performance, injunction or declaratory judgment. In no event shall either Landlord or Tenant be liable for, and Tenant and Landlord, on behalf of itself and all other parties claiming through it,
hereby waives any claim for, any indirect, consequential or punitive damages, including loss of profits or business opportunity, arising under or in connection with this Lease, except pursuant to Section 18.2 hereof. 

17.3. Reasonable Efforts. For purposes of this Lease, “reasonable efforts” by Landlord shall not include an
obligation to employ contractors or labor at overtime or other premium pay rates or to incur any other overtime costs or additional expenses whatsoever. 
 ARTICLE 18 
 END OF TERM 

18.1. Expiration. Upon the expiration or other termination of this Lease, Tenant shall quit and surrender the Premises to
Landlord vacant, broom clean and in good order and condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of this Lease excepted, and Tenant shall remove all of Tenant’s Property and Tenant’s
Specialty Alterations. 
 18.2. Holdover Rent. Landlord and Tenant recognize that Landlord’s damages
resulting from Tenant’s failure to timely surrender possession of the Premises may be substantial, may exceed the amount of the Rent payable hereunder, and will be impossible to accurately measure. Accordingly, if possession of the Premises is
not surrendered to Landlord on the Expiration Date or sooner termination of this Lease, in addition to any other rights or remedies Landlord may have hereunder or at law, Tenant shall (a) pay to Landlord for each month (or any portion thereof)
during which Tenant holds over in the Premises after the Expiration Date or sooner termination of this Lease, a sum equal to 1.5 times the Rent payable under this Lease for the last full calendar month of the Term for the first sixty (60) days
of such holding over, and two (2) times the Rent payable under this Lease for the last full calendar month of the Term commencing on the sixty-first (61st) day of such holding over, and (b) if Tenant holds over in possession for more
than sixty (60) days, be liable to Landlord for (i) any payment or rent concession which Landlord may be required to make to any tenant obtained by Landlord for all or any part of the Premises (a “New Tenant”) in order to
induce such New Tenant not to terminate its lease by reason of the holding-over by Tenant, and (ii) the loss of the benefit of the bargain if any New Tenant shall terminate its lease by reason of the holding-over by Tenant, and (c) if
Tenant holds over in possession for more than sixty (60) days, indemnify Landlord against all claims for damages by any New Tenant. If Tenant so requests in a written notice to Landlord, Landlord shall promptly notify Tenant in writing as to
whether Landlord has then entered into a lease agreement for all or any portion of the Premises. No holding-over by Tenant, nor the 

  
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payment to Landlord of the amounts specified above, shall operate to extend the Term hereof. Nothing herein contained shall be deemed to permit Tenant to retain possession of the Premises after
the Expiration Date or sooner termination of this Lease, and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner termination of this Lease shall be deemed to be other than on account of the amount to be paid by
Tenant in accordance with the provisions of this Section 18.2. 
 ARTICLE 19 

QUIET ENJOYMENT 
 Provided this Lease is in full force and effect and no Event of Default then exists, Tenant may peaceably and quietly enjoy the Premises without hindrance by Landlord or any person lawfully claiming
through or under Landlord, subject to the terms and conditions of this Lease and to all Superior Leases and Mortgages. 

ARTICLE 20 
 NO SURRENDER: NO WAIVER 
 20.1. No Surrender or
Release. No act or thing done by Landlord or Landlord’s agents or employees during the Term shall be deemed an acceptance of a surrender of the Premises, and no provision of this Lease shall be deemed to have been waived by Landlord,
unless such waiver is in writing and is signed by Landlord. 
 20.2. No Waiver. The failure of either party to
seek redress for violation of, or to insist upon the strict performance of, any covenant or condition of this Lease, or any of the Rules and Regulations, shall not be construed as a waiver or relinquishment for the future performance of such
obligations of this Lease or the Rules and Regulations, or of the right to exercise such election but the same shall continue and remain in full force and effect with respect to any subsequent breach, act or omission. The receipt by Landlord of any
Rent payable pursuant to this Lease or any other sums with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent herein
stipulated shall be deemed to be other than a payment on account of the earliest stipulated Rent, or as Landlord may elect to apply such payment, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as
Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. 

ARTICLE 21 
 WAIVER OF TRIAL BY JURY: COUNTERCLAIM 
 21.1. Jury
Trial Waiver. LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER ON ANY MATTERS IN ANY WAY ARISING 

  
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OUT OF OR CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR THE ENFORCEMENT OF ANY REMEDY UNDER ANY STATUTE, EMERGENCY OR
OTHERWISE. 
 21.2. Waiver of Counterclaim. If Landlord commences any summary proceeding against Tenant,
Tenant will not interpose any counterclaim of any nature or description in any such proceeding (unless failure to impose such counterclaim would preclude Tenant from asserting in a separate action the claim which is the subject of such
counterclaim), and will not seek to consolidate such proceeding with any other action which may have been or will be brought in any other court by Tenant. 
 ARTICLE 22 
 NOTICES 

Except as otherwise expressly provided in this Lease, all consents, notices, demands, requests, approvals or other communications given
under this Lease shall be in writing and shall be deemed sufficiently given or rendered if delivered by hand (provided a signed receipt is obtained) or if sent by registered or certified mail (return receipt requested) or by a nationally recognized
overnight delivery service making receipted deliveries, addressed to Landlord and Tenant as set forth in Article 1, and to any Mortgagee or Lessor who shall require copies of notices and whose address is provided to Tenant, or to such other
address(es) as Landlord, Tenant or any Mortgagee or Lessor may designate as its new address(es) for such purpose by notice given to the other in accordance with the provisions of this Article 22. Any such approval, consent, notice, demand, request
or other communication shall be deemed to have been given on the date of receipted delivery, refusal to accept delivery or when delivery is first attempted but cannot be made due to a change of address for which no notice is given or 3 Business Days
after it shall have been mailed as provided in this Article 22, whichever is earlier. 
 ARTICLE 23 

RULES AND REGULATIONS 
 All Tenant Parties shall observe and comply with the Rules and Regulations, as supplemented or amended from time to time. Landlord reserves the right, from time to time, to adopt additional reasonable
Rules and Regulations and to reasonably amend the Rules and Regulations then in effect. No such supplements, additions or amendments to the Rules and Regulations shall discriminate against Tenant or deprive Tenant of any rights or privileges under
this Lease. Nothing contained in this Lease shall impose upon Landlord any obligation to enforce the Rules and Regulations or terms, covenants or conditions in any other lease against any other Building tenant, and Landlord shall not be liable to
Tenant for violation of the same by any other tenant its employees, agents, visitors or licensees, provided that Landlord shall enforce the Rules or Regulations against Tenant in a non-discriminatory fashion. 

  
 43 

 ARTICLE 24 

BROKER 
 Landlord has retained J. F. McKinney & Associates, Ltd. as leasing agent (“Leasing Agent”) in connection with this Lease and Landlord will be solely responsible for any fee that
may be payable to Leasing Agent. Landlord agrees to pay a commission to Tenant’s Broker pursuant to a separate agreement. Each of Landlord and Tenant represents and warrants to the other that neither it nor its agents have dealt with any broker
in connection with this Lease other than Leasing Agent and Tenant’s Broker. Each of Landlord and Tenant shall indemnify, defend, protect and hold the other party harmless from and against any and all Losses which the indemnified party may incur
by reason of any claim of or liability to any broker, finder or like agent (other than Leasing Agent and Tenant’s Broker) arising out of any dealings claimed to have occurred between the indemnifying party and the claimant in connection with
this Lease, and/or the above representation being false. 
 ARTICLE 25 

INDEMNITY 
 25.1. Tenant’s Indemnity. Tenant shall not do or permit to be done any act or thing upon the Premises or the Building which may subject Landlord to any liability or responsibility for
injury, damages to persons or property or to any liability by reason of any violation of any Requirement, and shall exercise such control over the Premises as to fully protect Landlord against any such liability. Tenant shall indemnify, defend,
protect and hold harmless each of the Indemnitees from and against any and all Losses, resulting from any claims (i) against the Indemnitees arising from any negligence or willful misconduct of any Tenant Parties, (ii) against the
Indemnitees arising from any accident, injury or damage whatsoever caused to any person or to the property of any person and occurring in or about the Premises, and (iii) against the Indemnitees resulting from any breach, violation or
nonperformance of any covenant, condition or agreement of this Lease on the part of Tenant to be fulfilled, kept, observed or performed. 
 25.2. Landlord’s Indemnity. Landlord shall indemnify, defend, protect and hold harmless Tenant and its officers, shareholders, directors, managers, members, employees, contractors,
agents and representatives (collectively, “Tenant’s Indemnitees”) from and against all Losses incurred by Tenant or any of Tenant’s Indemnitees arising from any accident, injury or damage whatsoever caused to any person or
the property of any person in or about the Common Areas to the extent attributable to the negligence or willful misconduct of Landlord or its employees or agents. 
 25.3. Defense and Settlement. 
  

	 	(a)	 If any claim, action or proceeding is made or brought against any Indemnitee, then upon demand by an Indemnitee, Tenant, at its sole cost and expense,
shall resist or defend such claim, action or proceeding in the Indemnitee’s name (if necessary), by attorneys approved by the Indemnitee, which approval shall not be unreasonably withheld (attorneys for Tenant’s insurer shall be deemed
approved 

  
 44 

	 	
for purposes of this Section 25.3). Notwithstanding the foregoing, an Indemnitee may retain its own attorneys to participate or assist in defending any claim, action or proceeding involving
potential liability in excess of the amount available under Tenant’s liability insurance carried under Section 11.1 for such claim and Tenant shall pay the reasonable fees and disbursements of such attorneys. If Tenant fails to diligently
defend or if there is a legal conflict or other conflict of interest, then Landlord may retain separate counsel at Tenant’s expense. Notwithstanding anything herein contained to the contrary, Tenant may direct the Indemnitee to settle any
claim, suit or other proceeding provided that (a) such settlement shall involve no obligation on the part of the Indemnitee other than the payment of money, (b) any payments to be made pursuant to such settlement shall be paid in full
exclusively by Tenant at the time such settlement is reached, (c) such settlement shall not require the Indemnitee to admit any liability, and (d) the Indemnitee shall have received an unconditional release from the other parties to such
claim, suit or other proceeding. 

  

	 	(b)	If any claim, action or proceeding is made or brought against any Tenant Indemnitee for which it is indemnified by Landlord pursuant to the terms of this Lease, then
upon written demand by a Tenant Indemnitee, Landlord, at its sole cost and expense, shall resist or defend such claim, action or proceeding in the Tenant Indemnitee’s name (if necessary), by attorneys approved by the Tenant Indemnitee, which
approval shall not be unreasonably withheld (attorneys for Landlord’s insurer shall be deemed approved for purposes of this Section 25.3). Notwithstanding the foregoing, a Tenant Indemnitee may retain its own attorneys to participate or
assist in defending any claim, action or proceeding involving potential liability in excess of the amount available under Landlord’s liability insurance for such claim and Landlord shall pay the reasonable fees and disbursements of such
attorneys. If Landlord fails to diligently defend or if there is a legal conflict or other conflict of interest, then Tenant may retain separate counsel at Landlord’s expense. Notwithstanding anything herein contained to the contrary, Landlord
may direct the Tenant Indemnitee to settle any claim, suit or other proceeding provided that (i) such settlement shall involve no obligation on the part of the Tenant Indemnitee other than the payment of money, (ii) any payments to be made
pursuant to such settlement shall be paid in full exclusively by Landlord at the time such settlement is reached, (iii) such settlement shall not require the Tenant Indemnitee to admit any liability, and (iv) the Tenant Indemnitee shall
have received an unconditional release from the other parties to such claim, suit or other proceeding. 

ARTICLE 26 
 MISCELLANEOUS 
 26.1. Delivery. This Lease shall not
be binding upon Landlord or Tenant unless and until Landlord shall have executed and delivered a fully executed copy of this Lease to Tenant. 

  
 45 

 26.2. Transfer of Real Property. Landlord’s obligations under this Lease
shall not be binding upon the Landlord named herein after the sale, conveyance, assignment or transfer (collectively, a “Transfer”) by such Landlord (or upon any subsequent landlord after the Transfer by such subsequent landlord) of
its interest in the Building or the Real Property, as the case may be, and in the event of any such Transfer, Landlord (and any such subsequent Landlord) shall be entirely freed and relieved of all covenants and obligations of Landlord hereunder
arising from and after the date of Transfer and the transferee of Landlord’s interest (or that of such subsequent Landlord) in the Building or the Real Property, as the case may be, shall be deemed to have assumed all obligations under this
Lease arising from and after the date of Transfer. 
 26.3. Limitation on Liability. The liability of Landlord for
Landlord’s obligations under this Lease shall be limited to Landlord’s interest in the Real Property and Tenant shall not look to any other property or assets of Landlord or the property or assets of any direct or indirect partner, member,
manager, shareholder, director, officer, principal, employee or agent of Landlord (collectively, the “Parties”) in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a judgment for Landlord’s
failure to perform such obligations; and none of the Parties shall be personally liable for the performance of Landlord’s obligations under this Lease. 
 26.4. Rent. All amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly denominated Fixed Rent, Tenant’s Tax Payment, Tenant’s Operating
Payment, Additional Rent or Rent, shall constitute rent for the purposes of Section 502(b)(6) of the United States Bankruptcy Code. 
 26.5. Entire Document. This Lease (including any Schedules and Exhibits referred to herein and all supplementary agreements provided for herein) contains the entire agreement between the
parties and all prior negotiations and agreements are merged into this Lease. All of the Schedules and Exhibits attached hereto are incorporated in and made a part of this Lease, provided that in the event of any inconsistency between the terms and
provisions of this Lease and the terms and provisions of the Schedules and Exhibits hereto, the terms and provisions of this Lease shall control. 
 26.6. Governing Law. This Lease shall be governed in all respects by the laws of the State of Illinois. 
 26.7. Unenforceability. If any provision of this Lease, or its application to any Person or circumstance, shall ever be held to be invalid or unenforceable, then in each such event the
remainder of this Lease or the application of such provision to any other Person or any other circumstance (other than those as to which it shall be invalid or unenforceable) shall not be thereby affected, and each provision hereof shall remain
valid and enforceable to the fullest extent permitted by law. 
 26.8. Lease Disputes. 

 

	 	(a)	 Landlord and Tenant each agree that all disputes arising, directly or indirectly, out of or relating to this Lease, and all actions to enforce this
Lease, shall be dealt 

  
 46 

	 	
with and adjudicated in the state courts of the State of Illinois, County of Cook or the United States District Court for the Northern District of Illinois (Eastern Division) and for that purpose
hereby expressly and irrevocably submits itself to the jurisdiction of such courts. Landlord and Tenant each agree that so far as is permitted under applicable law, this consent to personal jurisdiction shall be self-operative and no further
instrument or action, other than service of process in one of the manners specified in this Lease, or as otherwise permitted by law, shall be necessary in order to confer jurisdiction upon it in any such court. 

 

	 	(b)	To the extent that Tenant has or hereafter may acquire any immunity from jurisdiction of any court or from any legal process (whether through service or notice,
attachment prior to judgment, attachment in aid of execution, execution or otherwise) with respect to itself or its property, Tenant irrevocably waives such immunity in respect of its obligations under this Lease. 

26.9. Landlord’s Agent. Unless Landlord delivers written notice to Tenant to the contrary, Landlord’s Agent is
authorized to act as Landlord’s agent in connection with the performance of this Lease, and Tenant shall be entitled to rely upon correspondence received from Landlord’s Agent. Tenant acknowledges that Landlord’s Agent is acting
solely as agent for Landlord in connection with the foregoing; and neither Landlord’s Agent nor any of its direct or indirect partners, members, managers, officers, shareholders, directors, employees, principals, agents or representatives shall
have any liability to Tenant in connection with the performance of this Lease, and Tenant waives any and all claims against any and all of such parties arising out of, or in any way connected with, this Lease, the Building or the Real Property.

 26.10. Estoppel. Within 7 days following request from Landlord, any Mortgagee or any Lessor, Tenant shall
deliver to Landlord a statement executed and acknowledged by Tenant, in form reasonably satisfactory to Landlord, (a) stating the Rent Commencement Date and the Expiration Date, and that this Lease is then in full force and effect and has not
been modified (or if modified, setting forth all modifications), (b) setting forth the date to which the Fixed Rent and any Additional Rent have been paid, together with the amount of monthly Fixed Rent and Additional, Rent then payable,
(c) stating whether or not, to the best of Tenant’s knowledge, Landlord is in default under this Lease, and, if Landlord is in default, setting forth the specific nature of all such defaults, (d) stating the amount of the security, if
any, under this Lease, (e) stating whether there are any subleases or assignments affecting the Premises, (f) stating the address of Tenant to which all notices and communications under this Lease shall be sent, and (g) responding to any
other matters reasonably requested by Landlord, such Mortgagee or such Lessor. Tenant acknowledges that any statement delivered pursuant to this Section 26.10 may be relied upon by any purchaser or owner of the Real Property or the Building,
all or any portion of Landlord’s interest in the Real Property or the Building or any Superior Lease, or by any Mortgagee, or assignee thereof or by any Lessor, or assignee thereof. 

26.11. Certain Interpretational Rules. For purposes of this Lease, whenever the words “include”,
“includes”, or “including” are used, they shall be deemed to be followed by the words “without limitation” and, whenever the circumstances or the context requires, the singular shall be construed as the plural, the
masculine shall be construed as the feminine and/or the neuter and vice versa. This Lease shall be interpreted and enforced without the aid of any canon, custom or 

  
 47 

 
rule of law requiring or suggesting construction against the party drafting or causing the drafting of the provision in question. The captions in this Lease are inserted only as a matter of
convenience and for reference and in no way define, limit or describe the scope of this Lease or the intent of any provision hereof. 
 26.12. Parties Bound. The terms, covenants, conditions and agreements contained in this Lease shall bind and inure to the benefit of Landlord and Tenant and, except as otherwise provided in
this Lease, to their respective legal representatives, successors, and assigns. 
 26.13. Memorandum of Lease.
This Lease shall not be recorded; however, at Landlord’s request, Landlord and Tenant shall promptly execute, acknowledge and deliver a memorandum with respect to this Lease sufficient for recording and Landlord may record the memorandum at
Landlord’s expense. Within 10 days following the end of the Term, Tenant shall enter into such documentation as reasonably required by Landlord to remove the memorandum of record. 

26.14. Counterparts. This Lease may be executed in 2 or more counterparts, each of which shall constitute an original, but
all of which, when taken together, shall constitute but one instrument. 
 26.15. Survival. All obligations and
liabilities of Landlord or Tenant to the other which accrued before the expiration or other termination of this Lease, and all such obligations and liabilities which by their nature or under the circumstances can only be, or by the provisions of
this Lease may be, performed after such expiration or other termination, shall survive the expiration or other termination of this Lease. Without limiting the generality of the foregoing, the rights and obligations of the parties with respect to any
indemnity under this Lease, and with respect to any Rent and any other amounts payable under this Lease, shall survive the expiration or other termination of this Lease. 
 26.16. Unavoidable Delays. The inability of a party under this Lease to fulfill or delay in fulfilling any of its obligations under this Lease expressly or impliedly to be performed by such
party, or a party’s inability to make or delay in making any repairs, additions, alterations, improvements or decorations, or a party’s inability to supply or delay in supplying any equipment or fixtures, if a party’s inability or
delay is due to or arises by reason of strikes, labor troubles or by accident, or by any cause whatsoever beyond such party’s reasonable control, including governmental preemption in connection with a national emergency, Requirements or
shortages, or unavailability of labor, fuel, steam, water, electricity or materials, or delays caused by the other party or other tenants, mechanical breakdown, acts of God, enemy action, civil commotion, fire or other casualty (“Unavoidable
Delays”). Notwithstanding the foregoing, in no event shall Tenant’s failure to timely pay Rent be deemed excused by Unavoidable Delay. Each party shall use reasonable efforts to promptly notify the other party of any Unavoidable Delay
which prevents it from fulfilling any of its obligations under this Lease. 
 26.17. Substitute Premises.

  

	 	(a)	 Subject to the terms of this Section 26.17, Landlord shall have the right, at any time during the Term on written notice delivered to Tenant (a
“Relocation 

  
 48 

	 	
Notice”), to provide and furnish Tenant with space elsewhere in the Building (the “Substitute Premises”) in lieu of the Premises; provided, however,
Landlord shall not be permitted to exercise such Substitute Premises option more than twice during the Term. The Relocation Notice shall identify the location and number of square feet of rentable area in the Substitute Premises and the anticipated
date of relocation to the Substitute Premises (which date shall be at least sixty (60) days after the date of the Relocation Notice). The Substitute Premises shall have the same or better access to the elevator lobby on the floor on which the
Substitute Premises is located as the Premises has on the 25th floor of the Building, and shall not be located below the 18th floor of the Building. At least one-half of the exterior windows of the Substitute Premises shall be on the west side of
the Building. The Substitute Premises shall not contain fewer rentable square feet than the Premises and shall be of the same or better quality (including, without limitation, with respect to finishes) as the Premises as determined in Tenant’s
reasonable discretion. If the Substitute Premises contains more rentable square feet than the Premises, Base Rent and Tenant’s Proportionate Share shall not be increased as a consequence thereof. Landlord shall reimburse Tenant for the
reasonable actual out-of-pocket cost incurred by Tenant, not to exceed $5,000.00 in the aggregate, in (i) making any governmental filings necessary due to the relocation of the Premises to the Substituted Premises and (ii) replacing a
reasonable amount of stationery and other printed materials made obsolete by the relocation of the Premises to the Substitute Premises. 

  

	 	(b)	Landlord shall move Tenant’s furniture, equipment and other personal property to the Substitute Premises, including installing Tenant’s current telephone
system and all other required information and telephone wiring and cabling in the Substitute Premises, all at Landlord’s expense. Landlord shall not be required to pay for a new telephone system for Tenant. If Landlord moves Tenant to the
Substitute Premises, this Lease and each of the terms, covenants and conditions hereof shall remain in full force and effect and be applicable to the Substitute Premises, and the Substitute Premises will thereafter be deemed to be substituted for
the Premises as though Landlord had entered into an express written amendment of this Lease with respect thereto. Tenant shall vacate and surrender the Premises promptly (and, in any event, not later than 15 days) after Landlord has Substantially
Completed the work to be performed by Landlord in the Substitute Premises pursuant to this Section 26.17. 

  

	 	(c)	 Landlord shall have no liability to Tenant by reason of any such relocation, including as a result of any inconvenience or interference with
Tenant’s business, but Landlord shall, at Landlord’s expense, furnish and install in the Substitute Premises fixtures, equipment and improvements at least equal in kind and quality to those contained in the Premises at the time the
Relocation Notice is given by Landlord. Tenant shall cooperate with Landlord so as to facilitate the prompt completion by Landlord of its obligation under this clause (c) and the prompt surrender by Tenant of the Premises. Without limiting the
generality of the preceding sentence, Tenant shall (i) provide to Landlord promptly any approvals or instructions, and any plans and specifications or any other information

  
 49 

	 	
reasonably requested by Landlord, and (ii) promptly perform in the Substitute Premises any work to be performed therein by Tenant to prepare the same for Tenant’s occupancy.

 26.18. Financial Statements. During the Term, Tenant, upon not less than 10 Business Days’
request by Landlord, which request shall not be made more than once during any consecutive 12 month period, shall deliver to Landlord (i) if completed, Tenant’s audited financial statements for the most recently completed fiscal year of
Tenant, or (ii) if such audit for Tenant’s most recent fiscal year is incomplete, audited financial statements for the most recent fiscal year of Tenant for which an audit has been completed, along with unaudited financial statements for
the most recently completed fiscal year of Tenant, following which Tenant shall deliver audited financial statements for the most recently completed fiscal year of Tenant no later than the later of (a) 2 months following Landlord’s request
or (b) 5 months following the end of the subject fiscal year. If Tenant does not normally prepare audited financial statements, then, in lieu of audited statements, Tenant shall deliver to Landlord unaudited financial statements for the most
recent fiscal year prepared in the manner normally provided by Tenant and certified as true, correct and complete by the chief financial officer of Tenant. Landlord shall endeavor to ensure that all financial statements furnished by Tenant are kept
confidential by Landlord and any Mortgagee or prospective purchaser that may receive the same, and that such statements are used only for the purpose of assessing the credit-worthiness of Tenant as a tenant of the Building. 

ARTICLE 27 
 LETTER OF CREDIT 
 27.1. Form of Letter of Credit: Letter of
Credit Amount. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord, as protection for the full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages
Landlord may suffer as a result of any breach or default by Tenant under this Lease, an irrevocable and unconditional negotiable standby letter of credit (the “Letter of Credit”), in the form attached hereto as Exhibit F and
containing the terms required herein, payable in the City of Chicago, Illinois running in favor of Landlord and issued by a solvent, nationally recognized bank with a long term rating of A or higher (by Standard & Poor’s) or a long
term rating of A2 or higher (by Moody’s), under the supervision of the Illinois Department of Financial and Professional Regulation, or a national banking association, in the amount of Five Hundred Thousand Dollars ($500,000.00) (the
“Letter of Credit Amount”). The Letter of Credit shall (i) be “callable” at sight, irrevocable and unconditional, (ii) be maintained in effect, whether through renewal or extension, for the period from the
Commencement Date and continuing until the date (the “LC Expiration Date”) that is thirty (30) days after the expiration of the Term (as the same may be extended), and Tenant shall deliver a new Letter of Credit or certificate
of renewal or extension to Landlord at least thirty (30) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord, its
successors and assigns as provided below, (iv) permit partial draws and multiple presentations and drawings, and (v) be otherwise subject to the International Standby Practices 1998, International Chamber of Commerce Publication
No. 590. If Tenant exercises its option to extend the Term pursuant to Article 29 of this Lease then, not later than thirty (30) days prior to the commencement of the Extension Period, Tenant shall deliver to

  
 50 

 
Landlord a new Letter of Credit or certificate of renewal or extension evidencing the LC Expiration Date as thirty (30) days after the expiration of the Extension Period. The form and terms
of the Letter of Credit and the bank issuing the same (the “Bank”) shall be acceptable to Landlord, in Landlord’s sole discretion. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face
amount of the Letter of Credit if any of the following shall have occurred or be applicable: (1) there is an Event of Default, or (2) Tenant has filed a voluntary petition under the U.S. Bankruptcy Code or any state bankruptcy code
(collectively, “Bankruptcy Code”), or (3) an involuntary petition has been filed against Tenant under the Bankruptcy Code, or (4) the Bank has notified Landlord that the Letter of Credit will not be renewed or extended
through the LC Expiration Date or (5) the long term rating of the Bank has been downgraded to BBB or lower (by Standard & Poor’s) or Baa2 or lower (by Moody’s) and Tenant has failed to deliver a new Letter of Credit from a
bank with a long term rating of A or higher (by Standard & Poor’s) or A2 or higher (by Moody’s) and otherwise meeting the requirements set forth in this Article 27 within thirty (30) days following notice from Landlord. The
Letter of Credit will be honored by the Bank regardless of whether Tenant disputes Landlord’s right to draw upon the Letter of Credit. 
 Notwithstanding anything to the contrary contained herein, provided (a) Tenant is not then in monetary default under this Lease, (b) no non-monetary Event of Default then exists, and (c) no
monetary Event of Default has occurred during the preceding twelve (12) month period, then the amount required as the Letter of Credit shall be reduced according to the schedule set forth below. If Tenant is in monetary default under this Lease
at the time the amount required as the Letter of Credit is scheduled to be reduced, then so long as such monetary default is cured before the same becomes an Event of Default, the amount required as the Letter of Credit will be reduced as otherwise
scheduled upon the cure of such monetary default. 
  

					
	 PERIOD
	  	AMOUNT OF
LETTER OF
CREDIT*	 
	 Commencement Date through Last Day of the 12th Month following the Rent Abatement Period
	  	$	500,000.00	  
	 13th through 24th Months following Rent Abatement Period
	  	$	350,000.00	  
	 25th through 36th Months following Rent Abatement Period
	  	$	175,000.00	  
	 37th through 48th Months following Rent Abatement Period
	  	$	100,000.00	  
	 49th Month following Rent Abatement Period to 90th day following Expiration Date, as the same may be extended
	  	$	50,000.00	  

  

	*	 Notwithstanding the above, the amount required as the Letter of Credit shall not be reduced if period. If an Event of Default occurred at any time
during the prior twelve (12) month period, the amount required as the Letter of Credit for the twelve (12) month period immediately following the period of the default (said period shall hereinafter be referred to as the
“Non-Reduction Period”) shall not be reduced and the amount required as the Letter of Credit shall 

  
 51 

	 	
remain unchanged for the entire Non-Reduction Period. If no Event of Default occurs, at any time during the Non-Reduction Period, the amount required as the Letter of Credit shall once again be
reduced as provided in the above schedule, subject to the provisions hereof. Tenant agrees that there shall be no reduction in the Letter of Credit, pursuant to the terms and provisions of this Article 27 or otherwise, until Landlord notifies the
issuer of the Letter of Credit, in writing, to reduce the amount of Letter of Credit. Upon Tenant’s written request, Landlord, pursuant to the terms and provisions of this Article 27, agrees to promptly notify the issuer of any reduction in the
amount of the Letter of Credit when and as applicable hereunder. 

 27.2. Transfer of Letter of Credit by
Landlord. The Letter of Credit shall also provide that Landlord, its successors and assigns, may, at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any
portion of its interest in and to the Letter of Credit to another party, person or entity, in connection with the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in the
Building (other than a Mortgage), Landlord shall transfer the Letter of Credit, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability
therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord,
Tenant shall, at Tenant’s sole cost and expense, execute and submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer
and processing fees in connection therewith (but not more than once during the Term, and thereafter Landlord shall be responsible for such fees). 
 27.3. Maintenance of Letter of Credit by Tenant. If, as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit shall be less than the Letter of
Credit Amount, Tenant shall, within five (5) days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the provisions of this
Article 27, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in Section 15.1 of this Lease, the same shall constitute an incurable Event of Default by Tenant. Tenant further covenants and
warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance.
Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Land lord will accept a renewal thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable,
not later than thirty (30) days prior to the expiration of the Letter of Credit), which shall be irrevocable and automatically renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or
such other terms as may be acceptable to Landlord in its sole discretion. However, if the Letter of Credit is not timely renewed, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this
Article 27, Landlord shall have the right to present the Letter of Credit to the Bank in accordance with the terms of this Article 27, and the proceeds of the Letter of Credit may be applied by Landlord against any Rent payable by Tenant under this
Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any breach or default by Tenant

  
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under this Lease. Any unused proceeds shall constitute the property of Landlord and need not be segregated from Landlord’s other assets. Landlord agrees to pay to Tenant within thirty
(30) days after the LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied against any Rent payable by Tenant under this Lease that was not paid when due or used to pay for any losses and/or
damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by Tenant under this Lease; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by
Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of Credit proceeds until either all
preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 

27.4. Landlord’s Right to Draw Upon Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is entering
into this Lease in material reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any Event of Default on the part of Tenant under this Lease. If an Event of Default occurs hereunder, Landlord may, but
without obligation to do so, and without notice to Tenant, draw upon the Letter of Credit, in part or in whole, to cure such Event of Default and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord
reasonably estimates that it will sustain resulting from Tenant’s breach or default. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or
remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a limitation on any recovery to which Landlord may otherwise be
entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of whether any
dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of Credit in
failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges that (a) the Letter of Credit constitutes a separate and independent contract between Landlord and the Bank, (b) Tenant is not a third
party beneficiary of such contract, (c) Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof, and (d) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, neither Tenant, any
trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the U.S. Bankruptcy Code or
otherwise. 
 ARTICLE 28 
 TAX STATUS OF BENEFICIAL OWNER 
 Tenant recognizes and acknowledges
that Landlord and/or certain beneficial owners of Landlord may from time to time qualify as real estate investment trusts pursuant to Sections 856 et seq. of the Code or as entities described in Section 511(a)(2) of the Code, and that avoiding
(a) the loss of such status, (b) the receipt of any income derived under any provision of this 

  
 53 

 
Lease that does not constitute “rents from real property” (in the case of real estate investment trusts) or that constitutes “unrelated business taxable income” (in the case
of entities described in Section 511 (a)(2) of the Code), and (c)the imposition of penalty or similar taxes (each an “Adverse Event”) is of material concern to Landlord and such beneficial owners. In the event that this Lease
or any document contemplated hereby could, in the opinion of counsel to Landlord, result in or cause an Adverse Event, Tenant agrees to cooperate with Landlord in negotiating an amendment or modification thereof and shall at the request of Landlord
execute and deliver such documents reasonably required to effect such amendment or modification. Any amendment or modification pursuant to this Article 28 shall be structured so that the economic results to Landlord and Tenant shall be substantially
similar to those set forth in this Lease without regard to such amendment or modification. Without limiting any of Landlord’s other rights under this Article 28, Landlord may waive the receipt of any amount payable to Landlord hereunder and
such waiver shall constitute an amendment or modification of this Lease with respect to such payment. Tenant expressly covenants and agrees not to enter into any sublease or assignment which provides for rental or other payment for such use,
occupancy, or utilization based in whole or in part on the net income or profits derived by any person from the property leased, used, occupied, or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and
that any such purported sublease or assignment shall be absolutely void and ineffective as a conveyance of any right or interest in the possession, use, occupancy, or utilization of any part of the Premises. 

ARTICLE 29 
 EXTENSION OPTION 
 Landlord hereby grants to Tenant an option to
extend the Term for one (1) period of five (5) years (the “Extension Period”). The Extension Period shall commence on the day following the expiration of the initial Term (“Extension Commencement Date”)
and shall expire on the day preceding the 5th anniversary of the Extension Commencement Date, unless sooner terminated in accordance with the terms and provisions of this Lease. 

 

	 	(a)	The Extension Period shall be upon the same terms, covenants, and conditions as set forth in this Lease with respect to the initial Term, except that Fixed Rent payable
during the Extension Period shall be equal to the Fair Market Rental Rate (as defined below) for lease terms commencing on or about the Extension Commencement Date. 

 

	 	(b)	If Tenant desires to exercise its option to extend, Tenant shall deliver a written notice (the “Extension Period Rental Rate Request”) to Landlord
requesting that Landlord advise Tenant in writing of Landlord’s reasonable determination of the Fair Market Rental Rate for the Extension Period. The Extension Period Rental Rate Request shall be delivered by Tenant no earlier than eighteen
(18) moths prior to the expiration of the initial Term, and no later than thirteen (13) months prior to the expiration of the initial Term, time being of the essence. Landlord shall, in response to such request by Tenant, notify Tenant in
writing of the rental rate for the Extension Period (the “Extension Period Rental Rate”), no later than thirty (30) days after Landlord receives the Extension Period Rental Rate Request. 

  
 54 

	 	(c)	If Tenant desires to extend the Term for the Extension Period at the Extension Period Rental Rate, Tenant shall deliver written notice (“Extension
Notice”) to Landlord to such effect no later than twelve (12) months prior to the expiration of the initial Term, time being of the essence. If not so exercised, Tenant’s option to extend shall thereupon automatically expire. Once
Tenant delivers the Extension Notice to the Landlord, as provided above, Tenant’s election to extend the Term shall be irrevocable by Tenant. 

  

	 	(d)	Unless Landlord, in its sole and absolute discretion, otherwise agrees in writing, Tenant may only exercise its option to extend and an exercise thereof shall only be
effective, if at the time of Tenant’s exercise of the option and on the Extension Commencement Date, this Lease is in full force and effect and no Material Default (hereinafter defined) shall then exist, and, inasmuch as the option is intended
only for the original Tenant named in this Lease, Tenant has not assigned this Lease (other than to a Related Entity) or sublet more than twenty-five percent (25%) of the Premises (other than to a Related Entity). 

 

	 	(e)	Upon the valid exercise by Tenant of the option to extend, Landlord and Tenant shall promptly enter into a written supplement to this Lease confirming the terms,
conditions and provisions applicable to the Extension Period, as determined in accordance with the provisions of this Section, 

  

	 	(f)	For purposes of this Lease, the term “Fair Market Rental Rate” shall mean a rate comprised of (i) the prevailing base rental rate per square foot
of rentable area available in the Pertinent Market (as defined below), and taking into account tenant improvement allowances, other tenant inducements, operating cost stops and tax cost stops, and brokerage commissions, and (ii) any escalation
of any such base rental rate (based upon a fixed step and/or index) prevailing in the Pertinent Market, taking into account (A) comparable leases (on the basis of factors such as, but not limited to, size and location of space and commencement
date and term of lease), if any, recently executed for improved space in the Building, and (B) leases for comparable (on the basis of factors such as, but not limited to, size and location of space and commencement date and term of lease)
improved space in office buildings in the Chicago, Illinois West Loop area which are comparable to the Building in reputation, quality, age, size, location and level and quality of services provided and which have reached economic stabilization and
are not, for any other reason, offering below market rents (the foregoing factors not being exclusive in identifying comparable buildings) (the Building, together with such comparable buildings, if applicable, being herein referred to as the
“Pertinent Market”) 

  

	 	(g)	 For purposes of this Lease, the term “Material Default” shall mean (i) any Event of Default as provided in Section 15.1(a),
Section 15.1(c), Section 15.1(d) or Section 15.1(e), or (ii) any Event of Default as provided in Section 15.1(b) the 

  
 55 

	 	
circumstances of which either (1) involve imminent harm to persons or material damage to property, (2) increase Landlord’s cost to operate the Building as a first class office
building or to provide services to other tenants of the Building, (3) create a nuisance to tenants of the Building, or (4) cause a violation of law for which Landlord is liable. 

ARTICLE 30 
 RIGHT OF FIRST OFFER 
 Provided no Event of Default then exists
hereunder, Landlord hereby grants to Tenant the one-time option to lease, upon the terms and conditions hereinafter set forth, but subject to the existing rights of any current tenants of the Building and subject to Landlord’s right to renew or
extend the term of the lease of the then-current tenant or occupant of the Offer Space (hereinafter defined), any rentable area contiguous to the Premises and located on the 25th floor of the Building (the “Offer Space”) when the
same becomes available for leasing (as determined in accordance with paragraph (a) below) during the Offer Period (hereinafter defined), prior to entering into a lease for such space with another party. 

 

	 	(a)	A portion of the Offer Space shall be deemed to be “available for leasing” when Landlord is prepared to offer to lease such space to a Serious Prospect
(hereinafter defined), other than to the then-current tenant or occupant of such Offer Space and other than current tenants of the Building with rights to lease such space existing as of the Commencement Date. A “Serious Prospect”
is a party to whom Landlord has delivered a proposal to lease the Offer Space and for whom Landlord has prepared a space plan for the Offer Space. 

  

	 	(b)	Prior to Landlord’s entering into a lease for any portion of the Offer Space which is available for leasing during the Offer Period, Landlord shall give Tenant a
written notice (the “Offer Notice”) setting forth (i) the location, (ii) the rentable area, (iii) the rental rate (which shall be the Fair Market Rental Rate); (iv) all other material economic terms; and
(v) the availability date (the “Offer Space Commencement Date”). 

  

	 	(c)	Tenant’s right to lease such portion of the Offer Space shall be exercisable by written notice (the “Offer Space Acceptance Notice”) from Tenant
to Landlord delivered not later than five (5) days after the Offer Notice is delivered to Tenant, time being of the essence. Tenant may not elect to lease less than the entire portion of Offer Space described in an Offer Notice. If Tenant does
not exercise such right to lease such portion of the Offer Space, then Landlord shall have the right thereafter to lease such space to another prospective tenant without offering such space to Tenant. If Tenant has validly exercised its option to
lease such Offer Space, then such Offer Space shall be included in the Premises, subject to all the agreements, terms and conditions of this Lease as modified by the terms set forth in the applicable Offer Notice. 

  
 56 

	 	(d)	Tenant’s right to lease Offer Space is subject to the following additional terms and conditions: 

 

	 	(i)	This Lease must be in full force and effect on the date on which Tenant delivers the Offer Space Acceptance Notice and on the applicable Offer Space Commencement Date;

  

	 	(ii)	No Material Default shall be existing under this Lease, either on the date Tenant delivers the Offer Space Acceptance Notice or on the applicable Offer Space
Commencement Date, unless Landlord, in its sole and absolute discretion, agrees in writing to permit Tenant to lease such Offer Space notwithstanding such Event of Default; and 

 

	 	(iii)	Tenant shall not have assigned this Lease (other than to a Related Entity) and shall not have sublet more than twenty-five percent (25%) of the Premises (other
than to a Related Entity). 

  

	 	(e)	If Tenant has validly exercised its option to lease a portion of the Offer Space, then effective as of the applicable Offer Space Commencement Date, such portion of the
Offer Space shall be included in the Premises, subject to all of the terms, conditions and provisions of this Lease except that: 

  

	 	(i)	Fixed Rent per square foot of rentable area for such portion of the Offer Space shall be the rate specified in the applicable Offer Notice; 

 

	 	(ii)	The rentable area in the Premises shall be increased by the number of square feet of rentable area in such portion of the Offer Space and such rentable area in the
Premises, as so increased, shall be used in calculating the increases in Tenant’s Proportionate Share; 

  

	 	(iii)	The Term with respect to the Offer Space shall commence on the applicable Offer Space Commencement Date and shall expire simultaneously with the expiration or earlier
termination of the Term, including any extension or renewal thereof; 

  

	 	(iv)	The Offer Space shall be rented in its “as is” condition as of the Offer Space Commencement Date, without representation or warranty by Landlord or any other
party acting on behalf of Landlord, except as otherwise expressly provided in the Offer Notice; and 

  

	 	(v)	Tenant shall be entitled to receive all concessions set forth in the Offer Notice, adjusted in an equitable manner given the length of the term of the Lease of the
Offer Space. 

  

	 	(f)	 If Landlord fails to deliver possession on the applicable Offer Space Commencement Date of the portion of the Offer Space which Tenant has exercised
its option to lease because of any act or occurrence beyond the reasonable control of Landlord, including, without limitation, the holding over of 

  
 57 

	 	
any tenants or occupants beyond the expiration of their lease terms or other causes of such nature, then Landlord shall not be subject to any liability for failure to deliver possession, and such
failure to deliver possession shall not affect either the validity of this Lease or the obligations of either Landlord or Tenant thereunder or be construed to extend the expiration of the Term either as to such portion of the Offer Space or the
balance of the Premises; provided, however, that under such circumstances, (i) Landlord shall make reasonable efforts to obtain possession of such portion of the Offer Space and (ii) Rent shall not commence as to such portion of the Offer
Space until Landlord is able to deliver possession thereof to Tenant. Notwithstanding anything to the contrary set forth in this Lease, if Landlord is unable to deliver the Offer Space by one hundred twenty (120) days following the Offer Space
Commencement Date, then, as Tenant’s sole and exclusive remedy, Tenant may rescind the Offer Notice upon written notice to Landlord delivered prior to Landlord’s delivery of possession of the Offer Space to Tenant.

  

	 	(g)	Upon the valid exercise by Tenant of its option to lease Offer Space, Landlord and Tenant shall promptly enter into a written supplement to this Lease reflecting the
terms, conditions and provisions applicable to such portion of the Offer Space, as determined in accordance herewith; however, Tenant’s failure to enter into such supplement will not affect the validity of Tenant’s exercise of the right of
first offer. 

  

	 	(h)	In the event any portion of the Offer Space is leased to Tenant other than pursuant to the right of first offer described herein, such portion of the Offer Space shall
thereupon be deleted from the Offer Space. 

  

	 	(i)	As used herein, the term “Offer Period” shall mean the periods commencing on the Rent Commencement Date and expiring on the last day of the forty-first
(41st) full calendar month following the Rent Commencement Date and, if applicable, the Extension Period when there are at least two (2) years remaining in the Term. 

ARTICLE 31 
 ACCESS 
 Tenant and Tenant’s employees shall be permitted to
have access to the Building, 24 hours a day, 7 days a week, subject to Landlord’s right to close or limit access to the Building during emergencies, and subject to Landlord’s right to establish reasonable access control systems and
procedures. The Building’s access control systems and procedures currently include an electronic key card system for access to the Building’s office tower and at least one guard stationed in the Building’s ground floor lobby. Landlord
reserves the right to modify the Building’s access control systems and procedures from time to time, in the exercise of its reasonable discretion, provided such modifications are intended to enhance, and do not diminish in any material respect,
the level of access control currently in effect. Notwithstanding anything herein to the contrary, Tenant expressly acknowledges and agrees that Landlord is not warranting the efficacy of any access personnel , service, procedures or equipment and
that Tenant is not 

  
 58 

 
relying and shall not hereafter rely on any such personnel service, procedures or equipment. Landlord shall not be responsible or liable in any manner for failure of any access personnel,
services, procedures or equipment to prevent, control, or apprehend anyone suspected of causing personal injury or damage in, on or around the Building. 
 ARTICLE 32 
 SIGNAGE 

Tenant shall have the right to install and maintain, at Tenant’s sole cost and expense, a Building standard sign at the business
entrance to the Premises (“Tenant’s Sign”). Tenant’s Sign shall be professionally fabricated. The content of Tenant’s Sign shall be limited to Tenant’s name and/or trade name or business logo, shall be in
Building standard color and font, and shall be subject to Landlord’s prior written approval, said approval not to be unreasonably withheld, conditioned or delayed. Tenant shall maintain Tenant’s Sign in first class condition at
Tenant’s sole cost and expense. If Tenant fails to so maintain Tenant’s Sign, Landlord shall have the right, but not the obligation, to do so, at Tenant’s sole cost and expense. At the expiration of the Term or the sooner termination
of Tenant’s right to possession of the Premises or Tenant’s right to maintain Tenant’s Sign under this Article 32, Tenant shall remove Tenant’s Sign and repair all damage caused in connection therewith at Tenant’s sole cost
and expense. Landlord’s prior written consent shall be required to any change in the name on Tenant’s Sign. 

[SIGNATURE PAGE FOLLOWS] 

  
 59 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day
and year first above written. 
  

													
	LANDLORD:	 		 	TENANT:
			
	 200 S. WACKER PROPERTY OWNER, L.L.C.,
 a Delaware limited liability company
	 		 	 DURATA THERAPEUTICS, INC.,
 a Delaware corporation

					
		 	 

	 		 	By:	 	 

	By:	 	 		 		 	Name:	 	Corey Fishman
		 	Name:	 	 Timothy E. McChesney
	 		 		 	Title:	 	COO/CFO
		 	Title:	 	 Managing Director
	 		 		 		 	

 EXHIBIT A 

FLOOR PLAN 
 The floor plan which follows is intended solely to identify the general location of the Premises, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any
physical conditions indicated may not exist as shown. 
  
 

 

  
 A-1

 EXHIBIT B 

DEFINITIONS 
 Base Rate: The annual rate of interest publicly announced from time to time by Citibank, N.A., or its successor, in New York, New York as its “base rate” (or such other term as may be
used by Citibank, N.A., from time to time, for the rate presently referred to as its “base rate”). 

Building Systems: The mechanical, electrical, plumbing, sanitary, sprinkler, heating, ventilation and air conditioning, security,
life-safety, elevator and other service systems or facilities of the Building up to the point of connection of localized distribution to the Premises (excluding, however, supplemental HVAC systems of tenants, sprinklers and the horizontal
distribution systems within and servicing the Premises and by which mechanical, electrical, plumbing, sanitary, heating, ventilating and air conditioning, security, life-safety and other service systems are distributed from the base Building risers,
feeders, panelboards, etc. for provision of such services to the Premises). 
 Business Days: All days, excluding
Saturdays, Sundays and all Observed Holidays. 
 Code: The Internal Revenue Code of 1986, as amended, and the regulations
promulgated thereunder, as amended. 
 Common Areas: The lobby, plaza and sidewalk areas, garage and other similar areas
of general access and the areas on individual multi-tenant floors in the Building devoted to corridors, elevator lobbies, restrooms, and other similar facilities serving the Premises. 

Comparable Buildings: First class office buildings of comparable age and quality to the Building and located in downtown Chicago,
Illinois. 
 Deficiency: The difference between (a) the Fixed Rent and Additional Rent for the period which
otherwise would have constituted the unexpired portion of the Term (assuming the Additional Rent for each year thereof to be the same as was payable for the year immediately preceding such termination or re-entry), and (b) the net amount, if
any, of rents collected under any reletting effected pursuant to the provisions of the Lease for any part of such period (after first deducting from such rents all expenses incurred by Landlord in connection with the termination of this Lease,
Landlord’s re-entry upon the Premises and such reletting, including repossession costs, brokerage commissions, attorneys’ fees and disbursements, and alteration costs). 

Excluded Expenses: (a) Taxes; (b) franchise or income taxes imposed upon Landlord; (c) mortgage amortization and
interest; (d) leasing commissions; (e) the cost of tenant installations and decorations incurred in connection with preparing space for any Building tenant, including workletters and concessions; (f) fixed rent under Superior Leases,
if any; (g) management fees to the extent such fees are in excess of 3% of the gross rentals and other revenues collected for the Real Property; (h) wages, salaries and benefits paid to any persons above the grade of Building Manager and
their immediate supervisor; (i) legal and accounting 

  
 B-1

 
fees relating to (A) disputes with tenants, prospective tenants or other occupants of the Building, (B) disputes with purchasers, prospective purchasers, mortgagees or prospective
mortgagees of the Building or the Real Property or any part of either, or (C) negotiations of leases, contracts of sale or mortgages; (j) costs of services provided to other tenants of the Building on a “rent-inclusion” basis
which are not provided to Tenant on such basis; (k) costs that are reimbursed out of insurance, warranty or condemnation proceeds, or which are reimbursable by Tenant or other tenants other than pursuant to an expense escalation clause;
()) costs in the nature of penalties or fines; (m) costs for services, supplies or repairs paid to any related entity in excess of costs that would be payable in an “arm’s length” or unrelated situation for comparable
services, supplies or repairs; (n) allowances, concessions or other costs and expenses of improving or decorating any demised or demisable space in the Building; (o) appraisal, advertising and promotional expenses in connection with
leasing of the Building; (p) the costs of installing, operating and maintaining a specialty improvement, including a cafeteria, lodging or private dining facility, or an athletic, luncheon or recreational club unless Tenant is permitted to make
use of such facility without additional cost or on a subsidized basis consistent with other users; (q) any costs or expenses (including fines, interest, penalties and legal fees) arising out of Landlord’s failure to timely pay Operating
Expenses or Taxes; (r) costs incurred in connection with the removal, encapsulation or other treatment of asbestos or any other Hazardous Materials (classified as such on the Effective Date), provided that costs related to Hazardous Materials
incurred by Landlord in the ordinary course of operating of the Building, such as the cost to dispose of batteries and diesel fuel, shall be included in Expenses; (s) the cost of capital improvements other than those expressly included in
Operating Expenses pursuant to Section 7.1; (t) all costs relating to the repair, maintenance and operation of any garage serving the Building; (u) depreciation or reserves; (v) cost of any special electrical, heating,
ventilation or air conditioning or any other service provided to any tenant that exceeds normal building standards or is required during times other than normal business hours, whether or not Landlord is reimbursed by such tenant; (w) salaries,
fringe benefits and other costs of personnel, to the extent such personnel do not work full-time at the Building, unless such costs are equitably apportioned; and (x) costs for the acquisition or leasing of sculpture, paintings or other objects
of art. 
 Governmental Authority: The United States of America, the City of Chicago, County of Cook, or State of
Illinois, or any political subdivision, agency, department, commission, board, bureau or instrumentality of any of the foregoing, now existing or hereafter created, having jurisdiction over the Real Property. 

Hazardous Materials: Any substances, materials or wastes currently or in the future deemed or defined in any Requirement as
“hazardous substances,” “toxic substances,” “contaminants,” “pollutants” or words of similar import. 
 HVAC Systems: The Building System designed to provide heating, ventilation and air conditioning. 
 Indemnitees: Landlord, Landlord’s Agent, each Mortgagee and lessor, and each of their respective direct and indirect partners, officers, shareholders, directors, managers, members, trustees,
beneficiaries, employees, principals, contractors, servants, agents and representatives. 

  
 B-2

 Lessor: A lessor under a Superior Lease. 

Losses: Any and all losses, liabilities, damages, claims, judgments, fines, suits, demands, costs, interest and expenses of any
kind or nature (including reasonable attorneys’ fees and disbursements) incurred in connection with any claim, proceeding or judgment and the defense thereof, and including all costs of repairing any damage to the Premises or the Building or
the appurtenances of any of the foregoing to which a particular indemnity and hold harmless agreement applies. 

Mortgage(s): Any mortgage, trust indenture or other financing document which may now or hereafter affect the Premises, the Real
Property, the Building or any Superior Lease and the leasehold interest created thereby, and all renewals, extensions, supplements, amendments, modifications, consolidations and replacements thereof or thereto, substitutions therefor, and advances
made thereunder. 
 Mortgagee(s): Any mortgagee, trustee or other holder of a Mortgage. 

Observed Holidays: New Years Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 

Ordinary Business Hours: 8:00 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 1:00 p.m. on Saturdays, excluding Observed Holidays.

 Prohibited Use: Any use or occupancy of the Premises that in Landlord’s reasonable judgment would: (a) cause
damage to the Building or any equipment, facilities or other systems therein; (b) impair the appearance of the Building; (c) interfere with the efficient and economical maintenance, operation and repair of the Premises or the Building or
the equipment, facilities or systems thereof; (d) adversely affect any service provided to, and/or the use and occupancy by, any Building tenant or occupants; (e) violate the certificate of occupancy issued for the Premises or the
Building; (f) materially and adversely affect the first-class image of the Building or (g) result in protests or civil disorder or commotions at, or other disruptions of the normal business activities in, the Building. Prohibited Use also
includes the use of any part of the Premises for: (i) a restaurant or bar; (ii) the preparation, consumption, storage, manufacture or sale of food or beverages (except in connection with vending machines (provided that each machine, where
necessary, shall have a waterproof pan thereunder and be connected to a drain) and/or warming kitchens installed for the use of Tenant’s employees only), liquor, tobacco or drugs; (iii) the business of photocopying, multilith or offset printing
(except photocopying in connection with Tenant’s own business); (iv) a school or classroom; (v) lodging or sleeping; (vi) the operation of retail facilities (meaning a business whose primary patronage arises from the generalized
solicitation of the general public to visit Tenant’s offices in person without a prior appointment) of a savings and loan association or retail facilities of any financial, lending, securities brokerage or investment activity; (vii) a
payroll office; (viii) a barber, beauty or manicure shop: fix) an employment agency or similar enterprise; (x) offices of any Governmental Authority, any foreign government, the United Nations, or any agency or department of the foregoing;
(xi) the manufacture, retail sale, storage of merchandise or auction of merchandise, goods or property of any kind to the general public which could reasonably be 

  
 B-3

 
expected to create a volume of pedestrian traffic substantially in excess of that normally encountered in the Premises; (xii) the rendering of medical, dental or other therapeutic or diagnostic
services; or (xiii) any illegal purposes or any activity constituting a nuisance. 
 Requirements: All present and
future laws, rules, orders, ordinances, regulations, statutes, requirements, codes and executive orders, extraordinary and ordinary of (i) all Governmental Authorities, including the Americans With Disabilities Act, 42 U.S.C. §12,101 (et
seq.), the Environmental Barriers Act, 410 ILLS, 25/1-8 (et seq.) and any law of like import, and all rules, regulations and government orders with respect thereto, and any of the foregoing relating to Hazardous Materials, environmental matters,
public health and safety matters, (ii) any applicable fire rating bureau or other body exercising similar functions, affecting the Real Property or the maintenance, use or occupation thereof, or any street, avenue or sidewalk comprising a part
of or in front thereof or any vault in or under the same, (iii) all requirements of all insurance bodies affecting the Premises, and (iv) utility service providers. 
 Rules and Regulations: The rules and regulations annexed to and made a part of this Lease as Exhibit E, as they may be modified from time to time by Landlord. 

Specialty Alterations: Alterations which are not standard office installations such as kitchens, pantries, executive bathrooms,
raised computer floors, computer installations, safe deposit boxes, vaults, libraries or file rooms requiring reinforcement of floors, internal staircases, conveyors, dumbwaiters, and other Alterations of a similar character. All Specialty
Alterations are Above Building Standard Installations. No item included in the Initial Installations is a Specialty Alteration. 

Substantial Completion: As to any construction performed by any party, “Substantial Completion” or “Substantially
Completed” means that such work has been completed, as reasonably determined by Landlord’s architect, in accordance with (a) the provisions of this Lease applicable thereto, (b) the plans and specifications for such work, and
(c) all applicable Requirements, except for minor details of construction, decoration and mechanical adjustments, if any, the noncompletion of which does not materially interfere with Tenant’s use of the Premises or which in accordance
with good construction practices should be completed after the completion of other work in the Premises or Building. 

Superior Lease(s): Any ground or underlying lease of the Real Property or any part thereof heretofore or hereafter made by
Landlord and all renewals, extensions, supplements, amendments, modifications, consolidations, and replacements thereof. 

Tenant Party: Tenant and any subtenants and occupants of the Premises and their respective agents, contractors, subcontractors,
employees, invitees or licensees. 
 Tenant’s Property: Tenant’s movable fixtures and movable partitions,
telephone and other equipment, computer systems, trade fixtures, furniture, furnishings, and other items of personal property which are removable without material damage to the Building. 

  
 B-4

 EXHIBIT C 

WORK LETTER 
 1. General. 
 (a) The purpose of this Work Letter is
to set forth how the interior improvements in the Premises (the “Initial Installations”) are to be constructed, who will do the construction of the Initial Installations, who will pay for the construction of the Initial
Installations, and the time schedule for completion of the construction of the Initial Installations. 
 (b)
Except as defined in this Work Letter to the contrary, all terms utilized in this Work Letter shall have the same meaning as the defined terms in the Lease. 
 (c) The terms, conditions and requirements of the Lease, except where clearly inconsistent or inapplicable to this Work Letter, are incorporated into this Work Letter. 

(d) Attached hereto as Schedule “1” are certain space plans for the Initial Installations (the “Space
Plans”) prepared by Archideas (“Tenant’s Architect”). The Space Plans are hereby approved by Landlord and Tenant and shall be used by EWP Architects (the “Architect”) in its preparation of the Proposed
Plans and Final Plans (each as hereinafter defined) for the Initial Installations. 
 2. Preparation of Plans and Construction Schedule
and Procedures. Landlord shall arrange for the preparation of the Proposed Plans and Final Plans and the construction of the Initial Installations in accordance with the following schedule: 

(a) Landlord shall cause the Architect to prepare and deliver, for Landlord’s and Tenant’s reasonable approval,
the following proposed drawings which drawings shall be consistent with the Space Plans and in substantially final form and in sufficient detail (the “Proposed Plans”): 

(i) Architectural drawings (consisting of floor construction plan, ceiling lighting and layout, power, and telephone
plan); 
 (ii) Mechanical drawings (consisting of HVAC, sprinkler, electrical, telephone, and plumbing);

 (iii) Finish schedule (consisting of wall finishes and floor finishes and miscellaneous details); and

 (iv) Such other information as may be necessary or advisable to allow for the construction of the Initial
Installations. 
 (b) The Proposed Plans and all necessary mechanical, electrical and structural drawings shall
be prepared by the Architect (and mechanical, electrical and structural engineers chosen by Landlord), each at Tenant’s sole cost and expense subject to the provisions of Section 3 below regarding Landlord’s Contribution. 

  
 C-1

 (c) Tenant shall, within two (2) Business Days after receipt of the
Proposed Plans, advise Landlord in writing of any reasonable corrections which Tenant requests in order to conform the Proposed Plans to the Space Plans. If Tenant reasonably disapproves of the Proposed Plans as being inconsistent with the Space
Plans, specifying in reasonable detail its reasons therefor, Landlord shall cause Architect to revise the Proposed Plans as disapproved by Tenant and resubmit the revised Proposed Plans to Tenant. Tenant shall, within two (2) Business Days
after receipt of Architect’s revised Proposed Plans, advise Landlord in writing of any additional reasonable corrections which Tenant requests in order to conform the Proposed Plans to the Space Plans. If Tenant disapproves the revised Proposed
Plans specifying the reason therefor, Landlord shall, to the extent such proposed corrections are reasonable, cause Architect to revise the Proposed Plans and resubmit them to Tenant. Tenant shall, again within two (2) Business Days after
receipt of Architect’s revised Proposed Plans, advise Landlord in writing of further corrections, if any, required for Tenant’s approval. This process shall continue until Tenant has approved the revised Proposed Plans. “Final
Plans” shall mean the Proposed Plans, as revised, which have been approved by Landlord and Tenant in writing. Tenant agrees not to withhold or deny its approval unreasonably. 

(d) Landlord shall not be required to perform, and Tenant shall not request, work which would (i) require changes to
structural components of the Building or the exterior design of the Building, (ii) require any material modification to the Building Systems or other Building installations outside the Premises, or (iii) not comply with all applicable
Requirements. Any changes required by any Governmental Authority affecting the construction of the Premises shall be performed by Landlord, at Tenant’s sole cost (subject to application of Landlord’s Contribution), and shall not be deemed
to be a violation of the Proposed Plans or of any provision of this Work Letter, and shall be deemed automatically accepted and approved by Tenant. Landlord shall give notice to Tenant of any change in the Proposed Plans required by any Governmental
Authority promptly after Landlord receives notice thereof. 
 (e) Neither the preparation of the Final Plans by
Architect, nor the review or approval by Landlord of the Proposed Plans and resulting Final Plans shall not constitute a representation or warranty by Landlord that such Final Plans either (i) are complete or suitable for their intended
purpose, or (ii) comply with applicable Requirements and any insurance requirements; it being expressly agreed by Tenant that Landlord assumes no responsibility or liability whatsoever to Tenant or to any other person or entity for such
completeness, suitability or compliance. Notwithstanding the foregoing, Landlord’s contract with the Architect shall obligate the Architect to prepare the Final Plans in accordance with applicable current Requirements and Landlord shall enforce
such obligation in a commercially reasonable manner for Tenant’s benefit. Tenant shall not make any changes in the Final Plans without Landlord’s prior written approval, which shall not be unreasonably withheld or delayed, provided that
Landlord may, in the exercise of its sole and absolute discretion, disapprove any proposed changes adversely affecting the Building’s structure, systems or equipment. 

  
 C-2

 (f) As soon as reasonably possible following Landlord’s and
Tenant’s approval of the Final Plans, Landlord shall solicit a bid for construction of the Initial Installations shown on the Final Plans from Bear Construction Company (the “Contractor”) which bid shall be based on bids
solicited from three (3) subcontractors for each of the major trades and shall include the Contractor’s estimate of the time to complete the Initial Installations from the issuance of the building permit. Promptly following submission of
the bids from such Contractor, Landlord shall enter into a construction contract (the “Contract”) with the Contractor. The Contract shall provide for progress payments, and Tenant shall pay for the entire cost of the Initial
Installations in excess of Landlord’s Contribution (the “Excess Cost”) on or before the execution of the Contract. The cost of the Initial Installations shall include the cost of (i) all work performed by Landlord,
Contractor, Architect, Tenant’s Architect or anyone else on behalf of Tenant, (ii) all materials and labor furnished on Tenant’s behalf, (iii) preparing the Space Plans, Proposed Plans and Final Plans, and (iv) building
permits and engineering fees. 
 (g) Landlord shall then instruct the Contractor to build the Initial
Installations indicated on the Final Plans as soon thereafter as reasonably possible, consistent with industry custom and procedure, at Tenant’s sole and entire cost, except for Landlord’s Contribution (“Landlord Work”).

 (h) Tenant shall reimburse to Landlord the actual costs incurred by Landlord to approve all plans,
specifications and materials submitted pursuant to this Section 2, and such reimbursement shall occur by Landlord’s deducting such costs from the Allowance. Tenant shall also pay to Landlord a supervision fee in an amount equal to 3.5% of
the cost of the Initial Installations for Landlord’s services in connection with this Work Letter, which supervision fee will be deducted from Landlord’s Contribution. 
 3. Landlord’s Contribution. Landlord will pay an amount (“Landlord’s Contribution”) toward the cost of the planning, design and construction of the Initial
Installations in an amount not to exceed $588,753.00 (being $57.00 per square foot of rentable area of the Premises). Landlord’s Contribution shall be payable solely on account of labor directly related to the Initial Installations and
materials delivered to the Premises in connection with the Initial Installations. Tenant shall not be entitled to receive any portion of Landlord’s Contribution not actually expended in the performance of the Initial Installations in accordance
with this Work Letter, nor shall Tenant have any right to apply any unexpended portion of Landlord’s Contribution as a credit against Rent or any other obligation of Tenant under the Lease. If the cost of the planning, design and construction
of the Initial Installations exceeds the sum of Landlord’s Contribution, the difference shall be borne by Tenant and shall be referred to herein as the “Excess Cost”. Landlord’s payment of the cost of the Initial
Installations shall be deemed made first out of Landlord’s Contribution until fully funded, and then out of the Excess Cost deposited by Tenant with Landlord, as provided in Section 2(f) hereof. If after Landlord’s Work has been
completed and fully paid for, any portion of Excess Cost paid by Tenant to Landlord remains unexpended 

  
 C-3

 
for Landlord’s Work, Landlord shall promptly return such unexpended portion to Tenant. Furthermore, if after Landlord’s Work has been completed and fully paid for, any portion of
Landlord’s Contribution remains undisbursed (the “Undisbursed Portion”), Landlord shall reimburse Tenant in an amount up to the lesser of (a) the Undisbursed Portion and (b) $30,987.00, being $3.00 per square foot of
rentable area of the Premises, of the reasonable Moving Costs (hereinafter defined) actually incurred by Tenant in moving into the Premises. Landlord shall disburse such amount to Tenant within thirty (30) days after Landlord’s receipt of
Tenant’s written demand therefor accompanied by evidence satisfactory to Landlord in its reasonable discretion of the amount and nature of the Moving Costs for which Tenant is seeking reimbursement, provided (i) Landlord shall not be
obligated to make more than one (1) such disbursement in any thirty (30) day period, and (ii) if Tenant has not delivered to Landlord a disbursement demand (together with evidence of the amount and nature of the applicable Moving
Costs satisfactory to Landlord in its reasonable discretion) for the entire or any then-remaining balance of such amount by April 30, 2013, time being of the essence, Tenant shall forfeit the balance of Landlord’s Contribution and shall
receive no further credit therefor. As used herein, “Moving Costs” shall mean the Tenant’s costs in physically moving to the Premises, including, without limitation, costs of purchasing and installing telephone and data cabling
and furniture, fixtures and equipment for the Premises, and all other costs associated with moving, including, without limitation, costs of replacing stationery. Notwithstanding anything to the contrary contained herein, in no event shall Landlord
be obligated to disburse any portion of Landlord’s Contribution during the continuance of an Event of Default, provided that Landlord’s obligation to disburse shall be reinstated at such time as there shall be no Event of Default then in
existence (but not later than April 30, 2013). 
 4. Entry by Tenant and Its Agents: Designation of Tenant’s
Construction Agent. 
 (a) Except as hereinafter provided, no Tenant Parties shall enter the Premises
during the performance of Landlord’s Work. Tenant hereby designates Maria Ricardo as its authorized agent (“Tenant’s Construction Agent”) for the purpose of submitting to Landlord and authorizing any Change Orders and for
the purpose of consulting with Landlord as to any and all aspects of Landlord’s Work. Tenant’s Construction Agent shall have the right to inspect the Premises during the course of Landlord’s Work provided Tenant’s Construction
Agent shall make a prior appointment with Landlord and/or its contractor at a mutually convenient time. 
 (b) If
Tenant enters upon the Premises or any other part of the Building prior to the completion of Landlord’s Work, Tenant shall indemnify and save Landlord harmless from and against any and all Losses arising from or claimed to arise as a result of
(i) any act, neglect or failure to act of Tenant or anyone entering the Premises or Building with Tenant’s permission, or (ii) any other reason whatsoever arising out of Tenant’s entry upon the Premises or Building. 

(c) Provided that Tenant has delivered to Landlord the Letter of Credit, the Advance Rent, and evidence of the insurance
required of Tenant hereunder, Landlord shall permit Tenant to have access to the Premises two (2) weeks prior to the Rent 

  
 C-4

 
Commencement Date for the sole purpose of performing, in accordance with the terms of the Lease (including, without limitation, Article 5 thereof), any work in the Premises other than
Landlord’s Work which is not being done by Landlord’s contractor, including the installation of telephone and data cabling and wiring, furniture, equipment or other personal property of Tenant. Such access (i) shall be subject to all
of the terms and conditions of this Lease, except that Tenant shall not be required to pay Rent with respect to the period of time prior to the Rent Commencement Date during which Tenant performs such work, and (ii) shall be granted on the
express condition that neither Tenant nor Tenant’s agents, employees or contractors shall unreasonably interfere with Landlord’s contractors or cause a delay the completion of Landlord’s Work. 

5. Substantial Completion. The term “Substantial Completion” means that Landlord has substantially
completed Landlord’s Work, and that Landlord’s Work shall be deemed complete, notwithstanding the fact that minor details of construction, mechanical adjustments or decoration which do not materially interfere with Tenant’s use of the
Premises remain to be performed the “Punch-List Items”). The Premises shall be deemed Substantially Complete even though certain other portions of the Building, which do not interfere with Tenant’s efficient conduct of its
business, have not been fully completed, and even though Tenant’s furniture, furniture systems, telephones, telexes, telecopiers, photocopy machines, computers and other business machines or equipment have not been installed, the purchase and
installation of which shall be Tenant’s sole responsibility. Subject to the correction by Landlord of the Punch-List Items, Tenant shall be obligated to accept the Premises at such time as the Premises are Substantially Complete. Within 20 days
following the Commencement Date, Tenant shall provide Landlord with a written list of all defects, discrepancies and incomplete items of construction. Landlord agrees that, upon receipt of Tenant’s Punch-List Items, it shall diligently and in
good faith, at its sole cost and expense and as expeditiously as practical (but in accordance with good construction practice) make all appropriate Tenant’s Punch-List Items repairs. In addition, Landlord shall make commercially reasonable
efforts to obtain a customary one (1) year warranty on the Initial Installations from the Contractor. Landlord shall enforce such warranty in a commercially reasonable manner on Tenant’s behalf. Tenant shall afford Landlord access to the
Premises for the purpose of completing Tenant’s Punch List Items and any warranty items. 
 6. Stairwell
Work. In addition to performing Landlord’s Work, Landlord shall, at Landlord’s sole cost and expense and without application of Landlord’s Contribution, in-fill the exposed internal stairwell in the Premises (the
“Stairwell Work”). Landlord shall make commercially reasonable efforts to complete the Stairwell Work by the Rent Commencement Date, but Landlord’s failure to complete the Stairwell Work shall not delay the date by which
Landlord’s Work is deemed Substantially Complete or the Rent Commencement Date. If the Stairwell Work is not complete by the Rent Commencement Date, Landlord shall make commercially reasonable efforts to complete the Stairwell Work promptly
thereafter. 
 7. Miscellaneous. 

(a) Tenant agrees that, in connection with the Initial Installations and its use of the Premises prior to the Rent
Commencement Date, Tenant shall have those duties 

  
 C-5

 
and obligations with respect thereto that it has pursuant to the Lease during the Term, except the obligation for payment of Rent, and further agrees that, except where caused by Landlord’s
negligence or willful misconduct, Landlord shall not be liable in any way for injury, loss, or damage which may occur to installations made in the Premises made by Tenant, or to any personal property placed therein, the same being at Tenant’s
sole risk. 
 (b) Except as expressly set forth herein, Landlord has no other agreement with Tenant and Landlord
has no other obligation to do any other work or pay any amounts with respect to the Premises. Any other work in the Premises which may be permitted by Landlord pursuant to the terms and conditions of the Lease shall be done at Tenant’s sole
cost and expense and in accordance with the terms and conditions of the Lease. 
 (c) This Work Letter shall not
be deemed applicable to any additional space added to the original Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises or any additions thereto in the event of a
renewal or extension of the initial term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement thereto. 

(d) The failure by Tenant to pay any monies due Landlord pursuant to this Work Letter within the time period herein stated
shall be deemed a default under the terms of the Lease for which Landlord shall be entitled to exercise all remedies available to Landlord for nonpayment of Rent and Landlord, may, if it so elects, discontinue construction of the Initial
Installations until all such sums are paid and Tenant has otherwise cured such default. All late payments shall bear interest pursuant to Section 16.6 of the Lease. 
 8. Tenant Delay. If Landlord shall be delayed in Substantially Completing the Initial Installations as a result of the occurrence of any of the following: 

(a) Tenant’s failure to furnish information in accordance with this Work Letter or to respond to any request by
Landlord for any approval or information within any time period prescribed, or if no time period is prescribed, then within two (2) Business Days of such request; or 

(b) Tenant’s request for materials, finishes or installations that have long lead times after having first been
informed by Landlord that such materials, finishes or installations will cause a Tenant Delay; or 
 (c) Changes
to the Final Plans requested by Tenant; or 
 (d) The performance or nonperformance by a person or entity
employed by on or behalf of Tenant in the completion of any work in the premises (all such work and such persons or entities being subject to prior approval of Landlord); or 

  
 C-6

 (e) Any request by Tenant that Landlord delay the completion of any
component of the Initial Installations; or 
 (f) Any default by Tenant in the performance of Tenant’s
obligations under the Lease; or 
 (g) Tenant’s failure to pay any amounts as and when due under this Work
Letter; or 
 (h) Any delay resulting from Tenant’s having taken possession of the Premises for any reason
prior to substantial completion of Landlord’s Work; or 
 (i) Any other delay reasonably chargeable to
Tenant, its agents, employees or independent contractors. 
 such delay shall constitute a “Tenant Delay.” If the date of
Substantial Completion is delayed by reason of Tenant Delay, the Premises shall be deemed Substantially Completed for the purposes of determining the Rent Commencement Date as of the date that the Premises would have been Substantially Completed but
for any such Tenant Delay. In addition, Tenant shall pay to Landlord a sum equal to any additional cost to Landlord in completing Landlord’s Work resulting from any Tenant Delay. 

  
 C-7

 SCHEDULE 1 TO EXHIBIT C 

SPACE PLANS 
 

 
  

  
 C-8

 EXHIBIT D 

CLEANING SPECIFICATIONS 
 GENERAL CLEANING 
 NIGHTLY 

General Offices: 
 Empty all waste and recyclable receptacles and replace liners as required. 
 Sweep
and/or dust mop all floor surfaces. 
 Vacuum clean all carpeted areas, moving light furniture when necessary. 

Dust desks, chairs, tables and other office furniture. 
 Dust all ledges and other flat surfaces within reach. 
 Dust
counters, file cabinets, desks and telephones, without disturbing any items or papers as well as furniture, office equipment, window sills, door ledges, chair rails and convector units within normal reach. 

Damp wipe all glass furniture tops. 
 Remove finger marks and smudges from doors, door frames, and private entrance glass partitions. 
 Wash and clean all drinking fountains. 
 Clean sinks in tenant kitchen areas.

 Common Area Lavatories (exclusive of Tenant’s private restrooms, if any): 

Sweep and wash all floors, using proper disinfectants. 
 Wash and polish all mirrors, shelves, bright work and enameled surfaces. 
 Wash and
disinfect all basins, bowls and urinals. 
 Wash all toilet seats. 

Hand dust and clean all partitions, tile walls, dispensers and receptacles in lavatories and restrooms. 

Empty paper receptacles, fill receptacles and remove wastepaper. 
 Fill toilet tissue holders. 
 Empty and clean sanitary disposal receptacles.

  
 D-1

 WEEKLY 
 General Offices 
 Vacuum all carpeting and rugs. 

Dust high partition ledges and moldings. 
 Common Area Lavatories (exclusive of Tenant’s private restrooms, if any): 
 Machine scrub ceramic flooring with germicidal detergent solution. 
 Dust and clean
all air return vents. 
 Hand wash and polish all wall tiles and stall surfaces. 

Dust light lenses. 

MONTHLY 

General Offices 
 Clean door kick plates and thresholds. 
 High dust all vertical surfaces such as
partitions, walls, doors, blinds and wall hangings. 
 Dust or vacuum air grills. 

Spot clean carpets. 
 Common Area Lavatories (exclusive of Tenant’s private restrooms, if any): 
 Wash all partitions, tiled walls, doorframes and other surfaces with disinfectant. 

Wash all restroom partitions, both sides. 
 High dusting. 
 Damp clean diffuser outlets 

  
 D-2

 EXHIBIT E 

RULES AND REGULATIONS 
 1. Nothing shall be attached to the outside walls of the Building. Other than Building standard blinds, no curtains, blinds, shades, screens or other obstructions shall be attached to or hung in or used
in connection with any exterior window or entry door of the Premises, without the prior consent of Landlord. 
 2. No sign,
advertisement, notice or other lettering visible from the exterior of the Premises shall be exhibited, inscribed, painted or affixed to any part of the Premises without the prior written consent of Landlord. All lettering on doors shall be
inscribed, painted or affixed in a size, color and style acceptable to Landlord. 
 3. The grills, louvers, skylights, windows
and doors that reflect or admit light and/or air into the Premises or Common Areas shall not be covered or obstructed by Tenant, nor shall any articles be placed on the window sills, radiators or convectors. 

4. Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s opinion, tends to impair the
reputation of the Building, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising, 

5. The Common Areas shall not be obstructed or encumbered by any Tenant or used for any purposes other than ingress of egress to and from
the Premises and for delivery of merchandise and equipment in a prompt and efficient manner, using elevators and passageways designated for such delivery by Landlord. 
 6. Except in those areas designated by Tenant as “security areas,” all locks or bolts of any kind shall be operable by the Building’s Master Key. No locks shall be placed upon any of the
doors or windows by Tenant, nor shall any changes be made in locks or the mechanism thereof which shall make such locks inoperable by the Building’s Master Key. Tenant shall, upon the termination of its Lease, deliver to Landlord all keys of
stores, offices and lavatories, either furnished to or otherwise procured by Tenant and in the event of the loss of any keys furnished by Landlord, Tenant shall pay to Landlord the cost thereof. 

7. Tenant shall keep the entrance door to the Premises closed at all times. 

8. All movement in or out of any freight, furniture, boxes, crates or any other large object or matter of any description must take place
during such times and in such elevators as Landlord may prescribe. Landlord reserves the right to inspect all articles to be brought into the Building and to exclude from the Building all articles which violate any of these Rules and Regulations or
the Lease. Landlord may require that any person leaving the public areas of the Building with any article to submit a pass, signed by an authorized person, listing each article being removed, but the establishment and enforcement of such requirement
shall not impose any responsibility on Landlord for the protection of any Tenant against the removal of property from the Premises. 

  
 E-1

 9. All hand trucks shall be equipped with rubber tires, side guards and such other
safeguards as Landlord may require. 
 10. No Tenant Party shall be permitted to have access to the Building’s roof,
mechanical, electrical or telephone rooms without permission from Landlord. 
 11. Tenant shall not permit or suffer the
Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors, vibrations or interfere in any way with other tenants or those having business therein. 

12. Tenant shall not employ any person or persons other than the janitor of Landlord for the purpose of cleaning the Premises, unless
otherwise agreed to by Landlord. Tenant shall not cause any unnecessary labor by reason of such Tenant’s carelessness or indifference in the preservation of good order and cleanliness. 

13. Tenant shall store all its trash and recyclables within its Premises. No material shall be disposed of which may result in a
violation of any Requirement. All refuse disposal shall be made only though entry ways and elevators provided for such purposes and at such times as Landlord shall designate. Tenant shall use the Building’s hauler. 

14. Tenant shall not deface any part of the Building. No boring, cutting or stringing of wires shall be permitted, except with prior
consent of Landlord, and as Landlord may direct. 
 15. The water and wash closets, electrical closets, mechanical rooms, fire
stairs and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed and no sweepings, rubbish, rags, acids or other substances shall be deposited therein. All damages resulting from any misuse of
the fixtures shall be borne by Tenant where a Tenant Party caused the same. 
 16. Tenant, before closing and leaving the
Premises at any time, shall see that all lights, water faucets, etc. are turned off. All entrance doors in the Premises shall be kept locked by Tenant when the Premises are not in use. 

17. No bicycles, in-line roller skates, vehicles or animals of any kind (except for seeing eye dogs) shall be brought into or kept by any
Tenant in or about the Premises or the Building. 
 18. Canvassing or soliciting in the Building is prohibited. 

19. Employees of Landlord or Landlord’s Agent shall not perform any work or do anything outside of the regular duties, unless under
special instructions from the office of Landlord or in response to any emergency condition. 
 20. Tenant is responsible for the
delivery and pick up of all mail from the United States Post Office. 

  
 E-2

 21. Landlord reserves the right to exclude from the Building during other than Ordinary
Business Hours all persons who do not present a valid Building pass. Tenant shall be responsible for all persons for whom a pass shall be issued at the request of Tenant and shall be liable to Landlord for all acts of such persons. 

22. Landlord shall not be responsible to Tenant or to any other person for the non-observance or violation of these Rules and Regulations
by any other tenant or other person. Tenant shall be deemed to have read Rules and Regulations and to have agreed to abide by them as a condition to its occupancy of the Premises. 

  
 E-3

 EXHIBIT F 

FORM OF LETTER OF CREDIT 
  

			
	BANK OF AMERICA - CONFIDENTIAL	  	PAGE: 1

 DATE: 

IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER: 
  

			
		  	 ISSUING BANK

		
		  	BANK OF AMERICA, N.A.
		  	ONE FLEET WAY
		  	PA6-580-02-30
		  	SCRANTON, PA 18507-1999
		
	 BENEFICIARY
	  	 APPLICANT

		
	200 S. WACKER PROPERTY OWNER, L.L.C.	  	DURATA THERAPEUTICS, INC.
	C/O PEARLMARK REAL ESTATE PARTNERS	  	89 HEADQUARTERS PLAZA NORTH
	200 WEST MADISON STREET, SUIT 3200	  	14TH FLOOR
	CHICAGO ILLINOIS 60606	  	MORRISTOWN, NJ 07960

 ATTN: TIM MCCHESNEY 
 AMOUNT 
 NOT EXCEEDING USD 500,000.00 
 NOT EXCEEDING FIVE HUNDRED THOUSAND AND 00/100’S US DOLLARS 
 EXPIRATION

 JUNE 22, 2013 AT OUR COUNTERS 
 WE
HEREBY ISSUE IN YOUR FAVOR OUR IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER (THE “CREDIT”) WHICH IS AVAILABLE BY YOUR DRAFT(S) DRAWN ON US AT SIGHT ACCOMPANIED BY THE FOLLOWING DOCUMENT(S): 

A SWORN AND NOTARISED STATEMENT DULY SIGNED BY AN AUTHORIZED REPRESENTATIVE OF BENEFICIARY STATING: 

“THE UNDERSIGNED IS ENTITLED TO DRAW UPON THIS CREDIT IN ACCORDANCE WITH THE TERMS OF THAT CERTAIN LEASE DATED
                    , AS AMENDED, BY AND BETWEEN 200 S. WACKER PROPERTY OWNER, L.L.C. AND DURATA THERAPEUTICS, INC., FOR CERTAIN SPACE IN THE
BUILDING LOCATED AT 200 SOUTH WACKER DRIVE, CHICAGO, ILLINOIS.” 
 PARTIAL DRAWING SHALL BE PERMITTED. 

IF A DRAWING IN RESPECT OF PAYMENT IS MADE BY YOU HEREUNDER AT OR PRIOR TO 10:00 AM (SCRANTON, PA TIME) ON A BUSINESS DAY (DEFINED BELOW), AND PROVIDED
THAT SUCH DRAWING AND THE STATEMENT PRESENTED IN CONNECTION HEREWITH CONFORM TO THE TERMS AND CONDITIONS HEREOF, PAYMENT SHALL BE MADE TO YOU OF THE AMOUNT SPECIFIED, IN IMMEDIATELY AVAILABLE FUNDS, BY 5:00 PM ON THE NEXT BUSINESS DAY. IF A DRAWING
IN 

  
 F-1

			
	BANK OF AMERICA - CONFIDENTIAL	  	PAGE: 2

 THIS IS AN INTEGRAL PART OF LETTER OF
CREDIT NUMBER: 
  

 
RESPECT OF PAYMENT IS MADE BY YOU HEREUNDER AFTER 10:00 AM (SCRANTON, PA TIME) ON A BUSINESS DAY, AND PROVIDED THAT SUCH DRAWING AND THE STATEMENT PRESENTED IN CONNECTION HEREWITH CONFORM TO THE
TERMS AND CONDITIONS HEREOF, PAYMENT SHALL BE MADE TO YOU OF THE AMOUNT SPECIFIED, IN IMMEDIATELY AVAILABLE FUNDS, BY 5:00PM ON THE SECOND BUSINESS DAY THEREAFTER. PAYMENT UNDER THIS CREDIT WILL BE MADE BY DEPOSIT OF IMMEDIATELY AVAILABLE FUNDS INTO
A DESIGNATED ACCOUNT THAT YOU MAINTAIN WITH THE BANK OR BY WIRE TRANSFER DIRECTLY TO AN ACCOUNT DESIGNATED BY BENEFICIARY. AS USED HEREIN, “BUSINESS DAY” SHALL MEAN ANY DAY OTHER THAN SATURDAY, SUNDAY, OR A DAY IN WHICH BANKING
INSTITUTIONS IN THE JURISDICTION IN WHICH THE BANK IS LOCATED ARE AUTHORIZED OR REQUIRED BY LAW TO CLOSE. 
 THIS LETTER OF CREDIT IS
TRANSFERABLE IN FULL AND NOT IN PART. ANY TRANSFER MADE HEREUNDER MUST CONFORM STRICTLY TO THE TERMS HEREOF AND TO THE CONDITIONS OF RULE 6 OF THE INTERNATIONAL STANDBY PRACTICES (ISP98) FIXED BY THE INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION
NO. 590. 
 SHOULD YOU WISH TO EFFECT A TRANSFER UNDER THIS CREDIT, SUCH TRANSFER WILL BE SUBJECT TO THE RETURN TO US OF THE ORIGINAL CREDIT
INSTRUMENT, ACCOMPANIED BY OUR FORM OF TRANSFER, PROPERLY COMPLETED AND SIGNED BY AN AUTHORIZED SIGNATORY OF YOUR FIRM, BEARING YOUR BANKERS STAMP AND SIGNATURE AUTHENTICATION, AND SUBJECT TO YOUR PAYMENT OF OUR CUSTOMARY TRANSFER CHARGES, SUCH
TRANSFER FORM IS AVAILABLE UPON REQUEST. 
 IT IS A CONDITION OF THIS LETTER OF CREDIT THAT IT IS DEEMED TO BE AUTOMATICALLY EXTENDED WITHOUT
AMENDMENT FOR PERIOD(S) OF ONE YEAR EACH FROM THE CURRENT EXPIRY DATE HEREOF, OR ANY FUTURE EXPIRATION DATE, UNLESS AT LEAST THIRTY (30) DAYS PRIOR TO ANY EXPIRATION DATE. WE NOTIFY YOU BY REGISTERED MAIL, RETURN RECEIPT REQUIRED, OR OVERNIGHT
COURIER AT THE ABOVE LISTED ADDRESS THAT WE ELECT NOT TO CONSIDER THIS LETTER OF CREDIT EXTENDED FOR ANY SUCH ADDITIONAL PERIOD. BENEFICIARY SHALL HAVE THE RIGHT TO CHANGE ITS NOTICE ADDRESS FROM TIME TO TIME BY DELIVERING WRITTEN NOTICE THEREOF FOR
THE UNDERSIGNED. DURING SAID THIRTY (30) DAY NOTICE PERIOD. THIS CREDIT SHALL REMAIN IN FULL FORCE AND EFFECT AND BENEFICIARY MAY DRAW UP TO THE FULL AMOUNT OF THE SUM WHEN ACCOMPANIED BY A STATEMENT DESCRIBED IN THE SECOND PARAGRAPH OF THIS
CREDIT. 
 EACH DRAFT DRAWN UNDER THIS CREDIT MUST STATE, “DRAWN UNDER BANK OF AMERICA N.A., STANDBY LETTER OF CREDIT NO.
             DATED             .” 
 DRAFT(S) AND DOCUMENTS SHALL BE PRESENTED AT OUR OFFICES AT BANK OF AMERICA, ONE FLEET WAY, SCRANTON, PA 18507-1999, ATTN: GLOBAL TRADE OPERATIONS. STANDBY UNIT OR BY FACSIMILE TO 800-755-8743, (ALL
FACSIMILE PRESENTATIONS MUST BE FOLLOWED BY A TELEPHONE CALL TO 800-370-7519 TO CONFIRM RECEIPT). 

  
 F-2

			
	BANK OF AMERICA - CONFIDENTIAL	  	PAGE: 3

 THIS IS AN INTEGRAL PART OF LETTER OF
CREDIT NUMBER: 
  

 WE HEREBY AGREE WITH YOU THAT DRAFT(S) DRAWN UNDER AND IN COMPLIANCE WITH THE TERMS OF THIS LETTER OF
CREDIT SHALL BE DULY HONORED UPON DUE PRESENTATION TO US. 
 THIS CREDIT SETS FORTH IN FULL OUR UNDERTAKING AND SUCH UNDERTAKING SHALL NOT IN
ANY WAY BE MODIFIED OR AMPLIFIED BY REFERENCE TO ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS REFERRED TO HEREIN, OR IN WHICH THIS CREDIT IS REFERRED TO OR TO WHICH THIS CREDIT RELATES AND ANY SUCH DOCUMENTS, INSTRUMENTS OR AGREEMENTS. 

THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98), THE INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 

IF YOU REQUIRE ANY ASSISTANCE OR HAVE ANY QUESTIONS REGARDING THIS TRANSACTION, PLEASE CALL 1-800-370-7519 OPT 1. 

 

					
	DRAFT APPROVED
		
	  
	 	Applicant
	AUTHORIZED SIGNATURE

					
			
		 	Date:	 	                             
               

  
 F-3EX-10.2

 Exhibit 10.2 
 LEASE 
 THIS INDENTURE OF LEASE (this
“Lease”) is made and entered into as of this
16th day of August, 2012, by and between T.K.J.
ASSOCIATES, LLC, a Connecticut limited liability company, with a place of business in the Town of Branford, Connecticut, hereinafter referred to as “LANDLORD”, and DURATA THERAPEUTICS, INC., a Delaware Corporation, with a
place of business in the Town of Morristown, New Jersey, hereinafter referred to as “TENANT”. 
 WITNESSETH:

 IN CONSIDERATION of the rent (as hereinafter defined) and covenants herein reserved and contained on the
part of TENANT to be paid, performed and observed, LANDLORD does hereby lease, demise and let unto TENANT, and TENANT does hereby hire from LANDLORD upon the terms, provisions, covenants and conditions hereinafter set forth, those certain premises
consisting of approximately 17,798 rentable square feet being the entire third (3rd) floor, (the “Demised Premises”) located within the building having an address of 322 East Main Street, Branford, Connecticut (the “Building”) which Demised Premises are more
particularly shown and defined in Exhibit A, attached hereto and made a part hereof, (the Buildings, the parking facilities and any other improvements on the real property described in Schedule “A” attached hereto are hereinafter
collectively referred to as the “Property” and are shown on the site plan attached hereto as Schedule “A-1”). 
 LANDLORD, at LANDLORD’S sole cost and expense, but subject to the provisions of Section 3(c) of this Lease, including architectural fees for construction drawings, shall fit up the Demised
Premises all in accordance with the plans and specifications shown on Exhibit A (the “LANDLORD WORK”), entitled “Office Fit Out For DURATA THERAPEUTICS: CT HEADQUARTERS – BRANFORD RE-ISSUE DATE August 14, 2012 by Quisenberry
Arcari Architects, LLC attached hereto and made a part hereof and detailed on Exhibit “A-1” being HYLWA, Inc. LEASE CONTROL ESTIMATE dated August 15, 2012 (11:55 a.m.) attached hereto and made a part hereof . LANDLORD shall
Substantially Complete (as hereinafter defined) the LANDLORD WORK on or before the one hundred twentieth
(I20th) day after the LANDLORD obtains building permits
from the Town of Branford for all of LANDLORD’S WORK which LANDLORD shall apply for upon receipt of construction drawings and shall pursue such permits with diligence; fall execution of this Lease, which date shall be extended for delays
occasioned by Unavoidable Delay as described below or the TENANT, by virtue of any of the following: 
 (a) TENANTS failure to
furnish the plans or the information required for the preparation of the same as and when required hereby or TENANT’S request to bid or re-bid substantive costs in the LANDLORD’S WORK; 

(b) TENANT’S request for or use of unique materials, finishes or installations or construction procedures which are substantially
different from that shown in the space plan which TENANT has heretofore furnished LANDLORD (Exhibit “A”), or resulting in the work 

 
required by Exhibit “A” (as same may be revised from time to time) taking longer to complete under standard construction procedures (e.g., without use of overtime or additional shifts
and without necessitating other measures to expedite long lead time items) than originally projected by LANDLORD when LANDLORD developed its schedule for construction of the work without the benefit of the final plan; 

(c) TENANTS changes in the work or the plans (notwithstanding LANDLORD’S approval of any such changes); 

(d) The interference by TENANT or TENANT’S contractors with LANDLORD WORK in or about the Premises or Building; 

(e) LANDLORD’S inability to commence the LANDLORD WORK promptly due to the failure to have final plans approved by both parties for
any reason other than LANDLORD’S arbitrary objections to, or disapproval of, such items or LANDLORD’S failure to promptly respond to TENANT’S submittals; 
 (f) any other act, omission or delay by TENANT, its agents or contractors or persons employed by any of such persons delaying substantial completion of the LANDLORD WORK. The foregoing paragraphs
(a) through (f) being referred to herein as “TENANT Delay”, or 
 (g) any other cause beyond the reasonable
control of LANDLORD, including, without limitation, strikes, lockouts, labor trouble, disorder, inability to procure materials, failure of power, restrictive governmental laws and regulations, riots, insurrections, war, fuel shortages, accidents,
casualties and acts of God (“Unavoidable Delay”). 
 Costs associated with upgrading the lavatories within the Demised
Premises to meet any code or handicap access requirements and installing the water fountain shown on Exhibit “A” shall not be included in the LANDLORD’S WORK, but shall be done at the LANDLORD’S sole cost and expense. 

The date that the LANDLORD WORK is Substantially Complete shall be the “Substantial Completion Date”. LANDLORD shall notify
TENANT of the Substantial Completion of the LANDLORD WORK by written notice given at least one (1) week prior to the Substantial Completion Date stated in such notice; if TENANT has not already taken possession of the Demised Premises, then
LANDLORD shall deliver the Demised Premises to TENANT one (1) day following the Substantial Completion Date. 
 The phrase
“Substantial Completion” and/or “Substantially Complete” shall mean that, with the exception of punch-list items which would not prevent the use or occupancy of the Demised Premises for TENANT’S permitted use, the LANDLORD
WORK shall have been completed in accordance with the Exhibit “A” and a certificate of occupancy and/or use, or the equivalent, shall have been issued by the Town of Branford and delivered by LANDLORD to TENANT. 

  
 2 

 TENANT shall have two (2) months from the Substantial Completion Date, and delivery of
the Demised Premise to TENANT, for use and occupancy of the Demised Premises without the obligation to pay rent. During this time period, TENANT shall still be obligated to pay electrical services and janitorial services for the Demised Premises.

 Notwithstanding any other term or provision of this Lease to the contrary, TENANT shall, upon the
signing of this Lease, be allowed access and use of so much of the second (2nd) floor of the Building shown in green and labeled “Durata Swing Space” on Exhibit “B” attached hereto and made a part hereof; provided, however, TENANT may, in its sole
discretion, by written notice to LANDLORD, expand its use of the second floor to include all or any portion of the remaining area of the second floor. The period of the TENANT’S occupancy of the second floor space as described herein shall not
be longer than thirty (30) days following the Substantial Completion Date and TENANT upon occupancy of the Swing Space shall pay to LANDLORD TENANT’S prorata share of utility costs which initially shall be eight percent (8%) but shall
increase as TENANT occupies additional second floor space based on the rentable square footage TENANT occupies in relation to the total rentable square footage of the Building (49,561), and which includes heat and electric costs, TENANT shall also
pay for its own janitorial and rubbish removal costs. TENANT shall not be responsible for any other LANDLORD costs during its occupancy of the Durata Swing Space. TENANT shall be entitled to a one (1) day extension of the second floor occupancy
for every day that the Substantial Completion Date is extended beyond the one hundred twenty (120) days described in the third (3rd) paragraph of this Lease ; provided however, for every day of delay occasioned by the TENANT beyond the one
hundred and twenty (120) days, as described in the third (3rd) paragraph of this Lease, TENANT shall pay LANDLORD at the per diem rate of Two Hundred Seventy Dollars ($270.00) per day plus utility costs described above for each day the
second floor space is so occupied which shall be paid at the completion of the extended occupancy. In the event the Substantial Completion Date is delayed beyond the one hundred twenty (120) day period, which delay is not occasioned by the
TENANT’S Delay or by Unavoidable Delay as described above, the TENANT shall have no obligation to pay the Two Hundred Seventy Dollars ($270.00) per diem described herein for each day the Substantial Completion Date is so delayed. In the event
that the Substantial Completion date is extended beyond one hundred eighty (180) days after LANDLORD has obtained building permits from the Town of Branford for all of LANDLORD’S WORK which extension is not caused by a TENANT DELAY or by
Unavoidable Delay, TENANT may at its option, by written notice to LANDLORD, terminate this Lease. 
 Except as expressly stated
herein and for the obligations to pay rent with respect to the Demised Premises, all of the provisions of this Lease shall apply to TENANT’S occupancy of the second floor space. 

 

	 	1.	ORIGINAL TERM: 

 The
“term” of this Lease shall consist of the Original Term, plus the Extended Term(s), if properly exercised by TENANT. The “Original Term” shall be for the period commencing one (1) day after the Substantial Completion Date
and continue for five (5) years and two (2) months, plus the remainder of days between the day following the Substantial Completion Date and the first (1st) day of the full calendar month immediately thereafter. 

  
 3 

	 	2.	EXTENDED TERM: 

 TENANT shall
have the option (“Renewal Option”), by giving written notice to LANDLORD at least ten (10) months prior to the expiration of the Original Term, or at least ten (10) months prior to the expiration of the first Extended Term, if
applicable, to renew this Lease for two (2) additional periods of five (5) years each. Each such period shall be referred to herein as an “Extended Term” and collectively as the “Extended Terms”. 

 

	 	3.	RENT: 

 (a)
The total basic annual rent payable by TENANT with respect to the Demised Premises to be leased hereunder, herein called the “basic rent” or “annual basic rent” during the first two (2) years of the Original Term is SIX
HUNDRED THIRTY-SIX THOUSAND TWO HUNDRED SEVENTY-EIGHT AND 50/100 DOLLARS ($636,278.50) commencing on the first
(1st) day of the full calendar month which is at
least two (2) months immediately after the Substantial Completion Date, payable in monthly installments of TWENTY-EIGHT THOUSAND NINE HUNDRED TWENTY-ONE AND 75/100 DOLLARS ($28,921.75) in advance without demand on the first (1st) day of
the month commencing on the first day of the full calendar month which is at least two (2) months after the commencement of the Original Term and on the first day of each month thereafter for a total of TWENTY-TWO (22) consecutive months.
TENANT shall not be required to pay basic rent for a period of two (2) months from the commencement of the Original Term, Basic rent shall be paid by TENANT on a pro-rated basis for the number of days between the end of the said two
(2) month period and the first day of the next full calendar month. All rent to be paid hereunder shall be due and payable within five (5) days of the due date prior to the same being a default hereunder. 

The first full monthly payment of basic rent of $28,921.75 shall be due and payable upon the signing of this Lease. 

For the remainder of the Original Term of this Lease, TENANT shall pay basic rent as follows: 

Months 25 through 48 – Total $729,718.08 ($30,404.92/mo.) 
 Months 49 through 62 – Total $436,051.00 ($31,146.50/mo.) 
 (b) The basic
rent or annual basic rent payable during each of the years of the Extended Terms, if applicable, shall be the product of 17,798 square feet and the amount equal to ninety-five percent (95%) of the fair market square footage rental for
comparable buildings and space in the general shoreline area for Class A buildings, but in no event less than the basic or annual basic rent in effect for the previous lease year. 

For purposes of the foregoing, “fair market square footage rental” shall be the value agreed upon by LANDLORD and TENANT, which
agreement shall be in writing, by letter or otherwise, signed by both parties, not more than thirty (30) days following LANDLORD’S receipt of TENANT’S exercise of the Renewal Option. The fair rental value determination shall be made
taking into account the fair market annual rental rate under new and renewal leases and amendments entered into on or about the date on which the fair rental value is being determined for space comparable to the Demised Premises in the Building and
other comparable office 

  
 4 

 
buildings (in terms of location, age, existing improvements, services provided, and other such relevant factors, including, without limitation, normal and customary lease concessions) in the
general shoreline area for Class A buildings area, taking into account a new base year for determining operating expenses, real estate taxes, construction allowances applicable to new and renewing tenants, for tenants of comparable
creditworthiness as that of TENANT. The determination of the fair rental value shall take into account any material economic difference between the terms of TENANT’S lease extension and any comparison lease or amendment, such as rent
abatements, length of term, tenant improvement costs and other concessions and the manner, if any, in which the LANDLORD under any such lease is reimbursed for expenses and taxes, including the applicable base year. 

Subject to the terms of Subsection 3(b) above, if LANDLORD and TENANT are unable to agree within such thirty (30) day period, the
fair rental value shall be determined by appraisal as provided below: 
 (i) Within sixty (60) days after LANDLORD receives
notice of TENANT’S election to exercise the Renewal Option, LANDLORD and TENANT shall each appoint a real estate broker having at least ten (10) years brokerage experience in the Greater New Haven real estate market, and advise the other
party of the identity of its broker. Within thirty (30) days following their appointment, each broker shall render an appraisal of the fair rental value of the Demised Premises for the period in question, The fair rental value shall be the
amount determined by the two brokers, whose determination shall be binding and conclusive upon LANDLORD and TENANT. If the two brokers shall not agree, and the larger appraisal is not more than one hundred ten percent (110%) of the smaller
appraisal, the fair rental value shall be the average of the two appraisals. 
 (ii) If the two brokers shall not agree and the
larger appraisal is more than one hundred ten percent (110%) of the smaller appraisal, the two brokers shall appoint a mutually agreeable certified commercial appraiser having at least ten (10) years appraisal experience in the Greater New
Haven real estate market, within fifteen (15) days following their failure to agree. If the two brokers cannot agree on a third broker, LANDLORD and TENANT agree to request the designation of the third broker by the then current President of
the Connecticut Chapter of the Appraisal Institute of New England. Such third broker shall render an appraisal within fifteen (15) days following his/her appointment, in the same manner as the earlier appraisals. If the three brokers are unable
to render a majority opinion, the fair rental value shall be the average of the three. 
 (iii) LANDLORD and TENANT shall pay
the costs of the broker appointed by each, and shall share equally the cost of the third broker if one is appointed. 
 (iv) If
the fair rental value for the Extended Term is not ascertained prior to the commencement of the Extended Term, the rent payable for the term of this Lease shall continue to be payable until the date when the fair rental value for the Extended Term
shall have been ascertained. TENANT shall within thirty (30) days after the determination, pay to LANDLORD a sum equal to any increase in the rent from the commencement date of the Extended Term through the date of determination. 

  
 5 

 (c) LANDLORD shall be reimbursed by TENANT for all expenses, incurred
by LANDLORD, for the LANDLORD WORK in excess of Five Hundred Thousand and 00/100 Dollars ($500,000.00) provided, however, that the amount of TENANT’S reimbursement excepting change orders in writing signed by both TENANT and LANDLORD shall not
exceed Two Hundred Eighty Thousand Two Hundred Fifty-Seven and 21/100 Dollars ($280,257.21). Three Hundred Thousand and 00/100 Dollars ($300,000.00) of TENANT’S reimbursement may be paid by TENANT by adding to the monthly annual basic rent
payment an amount that would fully amortize the amount due at nine percent (9%) annual interest over a sixty (60) month period commencing on the first (1st) day of the third (3rd) month of the Original Term of this Lease and continuing through and including the sixty-second (62nd) month of the Original Term. TENANT shall pay to LANDLORD
(within ten (10) days of receipt of an invoice from LANDLORD) the difference between the amount TENANT elects to amortize by increased annual basic rent payments as described above and the total amount owed by TENANT for LANDLORD’S WORK.
LANDLORD shall operate to complete all LANDLORD WORK on an “open book” basis for costs related to LANDLORD’S WORK and cooperate with TENANT, and/or that of the TENANT’S construction advisor’s reasonable requests to review
bids for substantive costs in the LANDLORD’S WORK, TENANT shall have the right in its sole discretion to pay any increase directly to LANDLORD, rather than amortizing such amount as set forth above. TENANT shall notify LANDLORD of the amount it
elects to pay directly to LANDLORD on or before the first day of the second full month of the lease term. In the event TENANT does not notify LANDLORD of that amount, the amount of Three Hundred Thousand and 00/100 Dollars ($300,000.00) shall be
added to the annual basic rent as provided herein. 
 (d) All basic rent payments are to be paid in equal monthly payments in
advance, without demand, commencing as set forth above and continuing throughout the term. All other terms and conditions of this Lease shall remain as set forth herein during the Extended Term or Extended Terms. 

 

	 	4.	QUIET ENJOYMENT: 

 LANDLORD
warrants and covenants with TENANT that it is the owner of the Building of which the Demised Premises are a part, that the Building and the Demised Premises are properly zoned for TENANT’S permitted use (as described in Section 17 hereof),
that it has good right to lease the Demised Premises to TENANT and that it will suffer and permit TENANT (provided TENANT shall keep all of the covenants, including the covenant to pay rent on its part as herein contained) to occupy, possess and
quietly enjoy said premises during the term hereof, without hindrance from LANDLORD or any person claiming by, from or under them. 
  

	 	5.	TENANT’S COVENANTS: 

 TENANT
covenants with LANDLORD to pay basic rent and additional rent (collectively, the “rent”) and to keep all of its covenants as contained herein, that it will commit no waste at the Demised Premises, nor suffer the same to be committed
thereon by TENANT and it will adhere to the Rules and Regulations attached hereto as Exhibit “C” as such are consistently applied by LANDLORD. 

  
 6 

	 	6.	TAX AND OPERATING EXPENSES: 

6.1 In the event that the real estate taxes payable with respect to the Building in which the Demised Premises are located and/or on
the Property on which the Building is located in any tax year in which this lease shall be in effect shall be greater than the amount of such taxes due and payable for the tax year commencing October 1, 2012, hereafter referred to as the
“base year”, whether by reason of an increase of either the tax rate or the assessed evaluation or by reason of the levy, assessment or imposition of any additional tax on real estate as such not now levied, assessed or imposed or for any
other reason, TENANT shall pay to LANDLORD at least thirty (30) days prior to the date on which each such tax or installment thereof shall be due and payable as Additional Rent for the lease year in which such date occurs an amount equal to
thirty-five and 9/10th percent
(35.9%) (“TENANT’S proportionate share”) of the difference between the amount of such tax or installment and the corresponding tax or installment paid for the base year. Taxes shall mean all taxes, assessments (general or
special), levies, user fees, taxes on rental receipts or payments and other charges, which are assessed, levied or charged upon the Property, LANDLORD’S personal property, furniture, furnishings and equipment located at the Property, or against
LANDLORD (other than taxes on the income of LANDLORD), and any other tax imposed on or levied against real estate or upon owners of real estate or upon any incident of ownership, use or operation of real estate, together with the reasonable costs
(including fees of attorneys, consultants and appraisers) of any negotiation, contest or appeal pursued by LANDLORD in connection therewith, during the Base Year or any Computation Year or portion thereof throughout the Term. If at any time during
the Term the methods of taxation prevailing at the date hereof shall be altered so that in lieu of, or in addition to, or as a substitute for, the whole or any part of the Taxes now levied, assessed or imposed, there shall be levied, assessed or
imposed any other similar or dissimilar tax, levy, imposition, charge or license fee however described or imposed (“Additional Taxes”) then TENANT agrees that such Additional Taxes shall be included in the definition of Taxes.
TENANT’S proportionate share shall at all times reflect the ratio between the number of rentable square feet comprising the Demised Premises (17,798) and the number of rentable square feet of the Building (49,561). 

6.2 In the event the LANDLORD’S operating expenses (“Operating Expenses” or “operating
expenses”) incurred in accordance with sound management practices including, but not limited to heating of the Building, property maintenance, lawn care and mowing, snow removal, insurance costs, janitorial service and utilities for common
areas and building security for the Property within which the Demised Premises are located, increase beyond the operating expenses in effect for the first twelve (12) months that the TENANT occupies the Demised Premises (“base operating
expenses”), TENANT shall pay to LANDLORD as Additional Rent for each subsequent twelve (12) month period an amount equal to thirty-five and 9/10th percent (35.9%) of the increases adjusted for ninety-five percent (95%) occupancy unless the Building is
more than ninety-five percent (95%) occupied, in which event it shall be based on the said actual amount; Provided however, that TENANT shall pay to LANDLORD at least thirty (30) days prior to the date on which the premium or installment
shall be due and payable as Additional Rent for the lease year in which such date occurs an amount equal to 100% of any premium increase for such LANDLORD’S insurance which increase is due to the occupancy of the Demised Premises by the TENANT
and the use of the Demised Premises as described herein (other than with respect to the TENANT’S permitted use hereunder). In no event shall any increase hereunder be effective against TENANT as a result of an increase in LANDLORD’S said
insurance, which increase is due solely to the nature of the occupancy of any other portion of the building within which the demised premises are located. 

  
 7 

 Operating expenses shall mean the total expenses incurred or paid by LANDLORD for the
operation, management, maintenance, repair and replacement of the Property during the Base Year or any Computation Year or portion thereof throughout the Term, including, but not limited to: 

(i) reasonable wages, salaries and benefits of all employees engaged in the physical operation, repair and maintenance of the Building,
including, without limitation, Employer’s Social Security Taxes and any other taxes which may be levied on such wages and salaries, and including managing agent fees (not to exceed 5% of the gross rentals of the Building) in an amount
reasonable in the New Haven, Connecticut, market area; 
 (ii) all supplies and materials used in the operation, repair and
maintenance of the Building; 
 (iii) the cost of supplying electricity to common areas, water, sewer, heating, ventilating,
air-conditioning and all other utilities to the Property and the Building; 
 (iv) the current year’s amortized amount of
any capital improvements to the Building or the Property, but only to the extent that, after taking into account both the cost of the capital improvement and the reduction in Operating Expenses such capital improvements have the net result of
reducing the amount of TENANT’S proportionate share of overall Operating Expenses. Such expenses may be included in Operating Expenses, as amortized over the maximum period allowed for federal income tax purposes, together with interest at the
rate of ten percent (10%) per annum; 
 (v) the cost of all maintenance and service agreements in equipment and facilities
including Common Area maintenance and upkeep; 
 (vi) accounting fees, including without limitation fees in connection with the
determination of Operation Expenses; 
 (vii) insurance premiums; 

(viii) the cost of general operation, repair, cleaning and maintenance of the Building and site (including garbage and refuse removal);

 (ix) pest control to the extent the reason for such is not specifically attributable to any one tenant; and 

(x) reserved. 

Notwithstanding the foregoing, Operating Expenses shall not include: (i) brokerage fees and/or commissions, advertising expenses and
expenses for leasing and renovating space for 

  
 8 

 
tenants; (ii) the costs incurred in connection with furnishing electricity or to any space in the Building leased to other tenants, ventilation or air-cooling for other tenants of the
Building; (iii) compensation and benefits payable to employees not directly attributable to the Property, (iv) capital expenses attributable to tenant fit-up expenses or for painting, redecorating or other work which LANDLORD, at its sole
expense is required to perform exclusively for TENANT or for any other tenant in leased areas of the Building; (v) off-site improvements unrelated to operation of the Property; (iv) capital expenses attributable to the expansion of
Building and the Property; (vii) reserved; (viii) expenses for repairs or other work occasioned by fire, windstorm or other insured casualty; (ix) legal expenses in negotiating and enforcing the terms of any tenant lease; (x) interest and
amortization payments on any mortgage or mortgages, and rental under any ground or underlying tease or leases; (xi) expenses for restoration of the Building required as a result of a condemnation; and (xii) costs incurred in performing
work or furnishing services for any tenant (including TENANT), whether at such TENANT’S or LANDLORD’S expense, to the extent that such work or special service is in excess of any work or service that LANDLORD is obligated to furnish to
TENANT at LANDLORD’S expense. 
 Notwithstanding the foregoing, LANDLORD hereby covenants and agrees that TENANT’S
proportionate share of the increase in controllable Operating Expenses shall not exceed in any one year an amount which would cause an increase in TENANT’S proportionate share of the increase in controllable Operating Expenses to exceed five
percent (5%), over TENANT’S proportionate share of the increase in controllable Operating Expenses payable in the immediately preceding year on a yearly basis. For purposes of this Section 6, controllable Operating Expenses shall mean all
of LANDLORD’S operating expenses other than for taxes, insurance, and snow and ice removal. 
 As soon
as is practical following the end of each twelve (12) month period (but in no event later than four (4) months from the end of each twelve (12) month period, LANDLORD shall furnish TENANT with a statement showing the increase in
operating expenses for the Property over the base operating expenses and calculating TENANT’S proportional share at thirty-five and 9/10th percent (35.9%)(the “Annual Expense Reconciliation”). Each Annual Expense Reconciliation must reconcile (and
provide supporting documentation for) the aggregate of all payments made by TENANT in the applicable year of the term in question with TENANT’S proportionate share thereof. Any amount due to LANDLORD shall be paid by TENANT within thirty
(30) days after TENANT’S receipt of the Annual Expense Reconciliation; any surplus due to TENANT shall be applied by LANDLORD against the next accruing monthly installment(s) of rent due hereunder. If the Term has expired or has been
terminated, TENANT shall pay the balance due to LANDLORD or, alternatively, LANDLORD shall refund the surplus to TENANT, whichever the case may be, within thirty (30) days after TENANT’S receipt of the Annual Expense Reconciliation.

 TENANT will have the right, during normal business hours and upon no less than five (5) days prior written notice to
LANDLORD, to examine LANDLORD’S books and records related to operating expenses and taxes for the Building and the Property for the purpose of confirming any increase in the base operating expenses and/or Taxes. Any overpayment by TENANT shall
be immediately returned to TENANT by LANDLORD, or at TENANT’S sole election, TENANT may offset such amount against the net installment of rent due hereunder. In the event 

  
 9 

 
such overpayment is in an amount greater than ten percent (10%) of the amount of TENANT’S proportionate share of the increase in operating expenses and/or Taxes paid in such year, then
LANDLORD shall also reimburse TENANT for the reasonable third-party costs associated with TENANT conducting said audit of LANDLORD’S books and records. 
 TENANT shall be responsible for and shall pay when due any and all taxes attributable to leasehold improvements made by TENANT at its expense. 

All payments of additional rent shall be due and payable within thirty (30) days of the date LANDLORD submits an invoice for such
additional rent. 
 In the event TENANT fails to pay the taxes attributable to TENANT’S leasehold improvements, LANDLORD
may pay such taxes and add the amount so paid to the next month’s rent accruing hereunder. LANDLORD shall have the right to collect the same from TENANT as additional rent and LANDLORD shall have the same remedy for the non-payment thereof as
for the non-payment of rent as herein provided. 
  

	 	7.	TENANT’S OBLIGATION TO REPAIR AND MAINTAIN AND TO REPAIR BROKEN GLASS AND WINDOWS; LANDLORD’S MAINTENANCE OBLIGATIONS 

(a) TENANT agrees that from and after the date that possession of the Demised Premises is delivered to TENANT, and until the end of the
term hereof, it will, at its own expense, repair and replace all broken glass, plate glass windows, doors, light fixtures and light bulbs in the Demised Premises and will keep neat and clean and maintain in good order, condition and repair, the
Demised Premises and every part thereof, including all non-structural interior walls, floor coverings, ceilings, signage installed at TENANT’S expense, all interior wiring and interior building appliances (other than heating, ventilation, and
air conditioning units/systems which shall be the LANDLORD’S responsibility as set forth below). TENANT further agrees that the Demised Premises, shall be kept in a clean, sanitary and safe condition in accordance with the laws of the State of
Connecticut and ordinances of the Town of Branford, and in accordance with all directions, rules and regulations of the Health Officer, Fire Marshall, Building Inspector, and other proper officers of the governmental agencies having jurisdiction
thereover. 
 (b) Throughout the term, and in a commercially reasonable time period, LANDLORD shall make all repairs and
replacements to the exterior and interior structure of the Building, including the roof, exterior walls and windows, bearing walls, signage (except as excluded above), support beams, foundation, columns, heating, ventilation, and air conditioning
systems within the Building, including the Demised Premises, all plumbing and sewage facilities within Building, including the Demised Premises, and lateral support to the Building and the Demised Premises and the common areas; provided however if
any such repair or replacement is caused by the wrongful action or negligence of TENANT, its employees, contractors or agents, TENANT shall reimburse LANDLORD for the reasonable documented third-party cost of such repairs or replacement. 

  
 10 

	 	8.	ALTERATIONS: 

 TENANT shall not
make any alterations, improvements and/or additions to the Demised Premises without first obtaining, in each instance, the written consent of LANDLORD, which consent LANDLORD agrees will not be unreasonably withheld, conditioned or delayed. LANDLORD
shall reply in writing within fifteen (15) days of TENANT’S written request to make any such alterations, improvements and/or additions or such request shall be deemed approved hereunder. All alterations, improvements and/or additions
shall be made in accordance with all applicable laws, building codes and ordinances, in a good and workmanlike manner. Any and all alterations, additions and improvements, which may be made or installed by TENANT upon the Demised Premises and which
in any manner are attached to the floors, walls or ceilings (including, without limitation, any linoleum or other floor covering of similar character which may be cemented or otherwise adhesively affixed to the floor) shall remain upon the Demised
Premises at the expiration or earlier termination of this Lease or, at the option of the LANDLORD, be removed from the Demised Premises. However, the usual trade fixtures and furniture which may be installed in the Demised Premises prior to or
during the term hereof at the cost of TENANT may be removed by TENANT from the Demised Premises upon the expiration or earlier termination of this Lease. Further, subject to reasonable wear and tear, TENANT covenants and agrees, at its own cost and
expense, to repair any and all damage to the Demised Premises resulting from or caused by such removal or the removal of all items and materials designated by LANDLORD, LANDLORD shall, upon approving any alterations, improvements and/or additions
requested by TENANT, advise TENANT at the time of giving such approval, as to whether the LANDLORD will require such alterations, improvements and/or additions to be removed upon expiration of the Lease. 

 

	 	9.	INDEMNITY AND INSURANCE: 

 (a)
TENANT agrees to indemnify and save harmless LANDLORD from and against all claims of whatever nature arising from any act, omission or negligence of TENANT, or TENANT’S contractors, licensees, agents, servants, or employees, or arising from any
accident, injury or damage whatsoever caused to any person, or to the property of any person occurring during the term hereof in or about the Demised Premises (excluding the Property), except for any accident, injury or damage caused by the gross
negligence or willful misconduct of LANDLORD, its agents, employees or contractors. This indemnity and hold harmless agreement shall include indemnity against all reasonable costs, expenses and liabilities incurred in or in connection with any such
claim or proceeding brought thereon, and the legal defense thereof. 
 (b) LANDLORD agrees to indemnify and save harmless TENANT
from and against all claims of whatever nature arising from any act, omission or negligence of LANDLORD, or LANDLORD’S contractors, licensees, agents, servants, or employees, or arising from any accident, injury or damage whatsoever caused to
any person, or to the property of any person occurring during the term hereof in or about the Property, except for any accident, injury or damage caused by the gross negligence or willful misconduct of TENANT, its agents, employees or contractors.
This indemnity and hold harmless agreement shall include indemnity against all reasonable costs, expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the legal defense thereof. 

  
 11 

 (c) TENANT agrees to maintain in full force and effect during the term hereof. All Risk
property insurance covering TENANT’S personal property, commercial general liability insurance and workers’ compensation insurance. LANDLORD shall be named as additional insured to the general liability insurance. The minimum limits of
liability of such insurance shall be One Million Dollars ($1,000,000.00) per occurrence / Two Million Dollars ($2,000,000,00) policy aggregate. TENANT shall endeavor to provide thirty (30) days’ notice of cancellation to LANDLORD and
LANDLORD’S designees. A Certificate of Insurance evidencing coverage shall be delivered to LANDLORD upon request. 
 Each
insurance policy to be maintained by TENANT as above provided shall be issued by an insurance company licensed and qualified under the laws of the State of Connecticut. 
 In the event TENANT fails to maintain the insurance coverage described above, LANDLORD may procure the same and pay the premiums and add the amount of such premiums so paid to the next month’s rent
accruing hereunder, and LANDLORD shall have the right to collect the same from TENANT as additional rent, and LANDLORD shall have the same remedy for the nonpayment thereof as for the non-payment of basic rent as herein provided. 

Except as otherwise provided herein, it is understood and agreed that TENANT assumes all risk of damage to its own property and business
arising from any cause whatsoever, including, without limitation, loss by theft, fire, water damage or otherwise: TENANT shall procure in its own name any insurance desired by TENANT to cover loss or damage to its own property and business.

 Insofar as and to the extent that the following provision may be effective without invalidating or making it impractical to
secure insurance coverage obtainable from responsible insurance companies doing business in the State of Connecticut (even through extra premium may result therefrom), LANDLORD and TENANT mutually agree that with respect to any loss which is covered
by insurance then being carried by them, respectively, the one carrying such insurance and suffering said loss releases the other of and from any and all claims with respect to such loss; and they further mutually agree that their respective
insurance companies shall have no right of subrogation against the other on account thereof. 
 TENANT covenants and agrees that
it will not do or permit anything to be done in or upon the Demised Premises or bring in anything or keep anything therein, which shall increase the rate of insurance on the Demised Premises or on the Building or other portion of the Building within
which the Demised Premises are located above the standard rate on the Demised Premises and the Building. TENANT farther agrees that in the event it shall do any of the foregoing, it will promptly pay to LANDLORD on demand any such increase resulting
therefrom, which shall be due and payable as additional rent hereunder and LANDLORD shall have the same remedy for the non-payment thereof as for the non-payment of basic rent as herein provided. 

The provisions of this paragraph shall apply during the whole of the term hereof including the temporary occupancy of the second floor
space by TENANT, and if permission is given to TENANT to install fixtures or make improvements prior to the commencement of the term hereof, the provisions shall also apply at all times prior to the commencement of the term hereof. 

  
 12 

 (d) LANDLORD agrees to maintain in full force and effect during the term hereof, All Risk
property and commercial general liability insurance covering the Building. The All Risk property insurance policy shall cover all structures and improvements for full replacement value, with replacement cost endorsement, above foundation walls. The
commercial general liability insurance shall insure against claims for bodily injury and property damage occurring in or about the Building. Such insurance may be included in blanket policies carried by LANDLORD so long as such blanket policies do
not reduce the amount of insurance available to pay any claim with respect to the Building. 
  

	 	10.	TENANT’S RISK: 

 TENANT
agrees to use and occupy the Demised Premises and to use such other portions of the Property within which the Demised Premises are located as it is herein given the right to use at its own risk; and that LANDLORD shall have no responsibility or
liability for any loss or damage of any nature whatsoever, including, but not limited to loss or damage to fixtures or other personal property of TENANT, except for any loss or damage caused by LANDLORDS failure to adhere to the provisions hereof or
by the gross negligence or willfull misconduct of LANDLORD, its agents, employees or contractors. 
  

	 	11.	DAMAGE CAUSED BY OTHER TENANTS: 

TENANT agrees that LANDLORD shall not be responsible or liable to TENANT, or to those claiming by, through or under TENANT, for any loss
or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent to or connecting with the Demised Premises, or otherwise, or for any loss or damage resulting to TENANT
or those claiming by, through or under TENANT, or its or their property, including, but not limited to claims arising from the bursting, stopping or leaking of water, gas or sewer pipes, unless such damage is caused by LANDLORD’S failure to
adhere to the provisions hereof or by the gross negligence or willful misconduct of LANDLORD, its agents, employees or contractors. 
 The provisions of this paragraph shall apply during the whole of the term hereof, and if permission is given to TENANT to install fixtures prior to the commencement of the term hereof, the provisions
shall also apply at all times prior to the commencement of the term hereof. 
  

	 	12.	LANDLORD’S ACCESS TO PREMISES & TENANT’S REPAIRS: 

 Upon twenty-four (24) hours prior notice to TENANT, except when emergency repairs are necessitated, LANDLORD shall have the right to enter upon the Demised Premises at all reasonable hours for the
purpose of inspecting or of making repairs to the same; provided, that, at its election, TENANT shall have a representative present during any such entry by LANDLORD. If repairs are required to be made by TENANT pursuant to the terms hereof,
LANDLORD may demand that TENANT make the same forthwith, and if TENANT refuses or neglects to commence such repairs and complete the same within thirty (30) days after such demand, or within such longer time as is reasonably required under the
circumstances, LANDLORD may (but shall not be required so to do) make or cause such repairs to be made and shall not be responsible to TENANT 

  
 13 

 
for any loss or damage that may accrue by reason thereof. If LANDLORD makes or causes such repairs to be made, TENANT agrees that it will forthwith, on demand, pay to LANDLORD the reasonable cost
thereof as additional rent with the next month’s rent, and if it shall default in such payment, LANDLORD shall have the same remedy for the non-payment thereof as for the non-payment of basic rent as herein provided. For a period commencing
nine (9) months prior to the termination of the Original Term and any Extended Term of this Lease, during TENANT’S normal business hours and upon twenty-four (24) hours’ prior notice LANDLORD may have reasonable access to the
Demised Premises for the purpose of exhibiting the same to prospective tenants or purchasers at its election, TENANT may have a representative present provided such representative shall not interfere with or participate in any way with
LANDLORD’S discussions with the prospective tenant or purchaser. 
  

	 	13.	DAMAGE TO DEMISED PREMISES COVERED BY INSURANCE: 

 In the event of fire or other casualty occurring after the commencement of the term of this Lease and prior to the expiration or earlier termination of the term hereof and resulting in damage or
destruction to the Demised Premises, and provided that such fire or other casualty is covered by insurance carried, or required to be carried, by LANDLORD hereunder, LANDLORD shall, at its cost and expense, promptly proceed to restore, repair,
replace and rebuild so much of the Demised Premises, excluding TENANT’S fixtures, to substantially the condition existing immediately prior to such damage or destruction (subject, however, to zoning laws and building codes then in existence),
but LANDLORD shall not be responsible for delay which may result from any cause beyond the reasonable control of LANDLORD. In the event LANDLORD does not, within sixty (60) days of any casualty, notify TENANT that LANDLORD will completely
restore the Demised Premises within one hundred eighty (180) days thereafter, or if LANDLORD so notifies TENANT and fails to deliver the Demised Premises fully restored (as evidenced by a certificate of occupancy issued by the Town of
Branford), within such one hundred eighty (180) day period, then TENANT shall have the right, in its sole discretion, to terminate this Lease upon thirty (30) days’ written notice to LANDLORD. 

In the event that the Demised Premises shall be damaged or destroyed by fire or other casualty or happening, this Lease shall continue in
effect. However, the rent payable hereunder shall entirely abate in the event the Demised Premises are totally or substantially destroyed, or so damaged as to be substantially or wholly untenantable, or abate proportionately according to the extent
of the injury or damage in case the Demised Premises are partially damaged or rendered partially untenantable, until the Demised Premises shall have been restored in accordance with the requirements of the immediately preceding paragraph. If
twenty-five percent (25%) or more of the Demised Premises shall be damaged or destroyed by fire or other casualty, TENANT shall have the right in its sole discretion to terminate this Lease upon written notice to LANDLORD. 

 

	 	14.	DAMAGE TO DEMISED PREMISES NOT COVERED BY INSURANCE: 

 If, as the result of a risk not covered by the forms of hazard insurance carried or required to be carried by LANDLORD the Demised Premises are damaged, LANDLORD shall promptly restore the Demised
Premises, to the extent originally constructed by LANDLORD, to substantially the condition thereof at the time of such 

  
 14 

 
damage, unless LANDLORD, promptly after such loss, gives notice to TENANT of LANDLORD’S election not to restore the Demised Premises. If LANDLORD shall give such notice then this Lease shall
terminate as of the date of such casualty with the same force and effect as if such date were the date originally established as the expiration date hereof. In the event that the Demised Premises shall be damaged and LANDLORD elects to restore the
Demised Premises, this Lease shall continue in effect. However, the rent payable hereunder shall entirely abate in the event the Demised Premises are totally or substantially destroyed, or so damaged as to be wholly untenantable, or abate
proportionately according to the extent of the injury or damage in case the Demised Premises are partially damaged or rendered partially untenantable, until the Demised Premises shall have been restored in accordance with the requirements of the
immediately preceding paragraph. In the event that any such damage or destruction affects twenty five percent (25%) or greater of the area of the Demised Premises or the parking areas which reduces the number of parking spaces below the four
(4) spaces per 1000 square feet of rentable space in the Building, regardless of LANDLORD’S election to restore the Demised Premises, TENANT shall have the right to terminate this Lease upon written notice to LANDLORD, within ten
(10) calendar days of LANDLORD’S notice to TENANT of LANDLORD’S election to rebuild. 
  

	 	15.	ASSIGNMENT OR SUBLETTING BY TENANT: 

 TENANT may not assign this Lease or sublet the Demised Premises without the prior written permission of LANDLORD. LANDLORD shall reply in writing within fifteen (15) days of TENANT’S written request
to assign this Lease or sublet the Demised Premises or such request shall be deemed approved hereunder. The written permission of LANDLORD pursuant to this paragraph shall not be unreasonably withheld, conditioned or delayed. 

Unless LANDLORD and TENANT agree to the contrary in writing, in the event of an assignment of this Lease, TENANT shall remain liable for
the performance of all TENANTS obligations pursuant to this Lease. 
 Should any subletting or assignment result in the receipt
by TENANT of any amounts in excess of the amounts due to LANDLORD pursuant to the terms of this Lease, including but not limited to annual basic rent or additional rent, TENANT shall pay or cause to be paid to LANDLORD fifty percent (50%) of
such increase or increases, after TENANT deducts all reasonable costs associated with finding, securing and placing any subtenant(s) or assignee(s). 
  

	 	16.	CONDEMNATION AND EMINENT DOMAIN: 

It is expressly agreed that if the entirety of the Demised Premises shall be taken by public or quasi-public authority under the power of
eminent domain or condemnation or so much of the Demised Premises shall be so taken such that the remaining area of the Premises shall not be reasonably sufficient for TENANT to continue feasible operation of its business, this Lease shall terminate
on the date of such taking and the rights of TENANT shall forthwith cease, with rent to be apportioned as of the date of such taking. Out of any award for any taking of LANDLORD’S interest in the Demised Premises, in condemnation proceedings or
by right of eminent domain, LANDLORD shall be entitled to receive and retain the amounts awarded for such Demised Premises and for LANDLORD’S business losses. TENANT shall be entitled to receive and retain any amounts which may be specifically
awarded to it in any such condemnation proceedings, 

  
 15 

 
because of the taking of its trade fixtures or furniture and its leasehold improvements, relocation expenses and any other damages allowed by law provided the same does not diminish the
LANDLORD’S award. In the event of any taking of the Demised Premises which does not cause this Lease to be terminated, the rent shall be abated in the same proportion that the Demised Premises have been reduced in area. If twenty-five percent
(25%) or more of the Demised Premises or parking areas which reduces the number of parking spaces below the four (4) spaces per 1000 square feet of rentable space in the Building shall be condemned or taken by eminent domain, TENANT shall
have the right in its sole discretion to terminate this Lease upon written notice to LANDLORD. 
  

	 	17.	USE OF DEMISED PREMISES: 

 TENANT
shall use and occupy the Demised Premises for general office related purposes excluding specifically but not limited to all laboratory uses. 
  

	 	18.	REGULATIONS – ENVIRONMENTAL: 

TENANT acknowledges that there are certain federal, state and local laws, regulations and guidelines now in effect, and that additional
laws, regulations and guidelines may hereafter be enacted, relating to or affecting the Demised Premises, concerning the impact on the environment of land use, the maintenance and operation of structures and the conduct of business including the
use, analysis, production, storage, sale, disposal or transportation of any “hazardous materials”, “hazardous waste” or “hazardous substances” (collectively “Hazardous Substances”) as those terms are defined
in such laws, regulations or guidelines (collectively “Environmental Laws”). TENANT shall, at its sole cost and expense, comply with all such Environmental Laws in connection with its use of the Demised Premises, and shall not cause, or
permit to be caused by any of TENANTS employees or contractors, any act or practice, by negligence, omission, or otherwise, that would adversely affect the environment in violation of the Environmental Laws. Any violation of this covenant shall be
an event of default under this Lease (but shall be subject to the notice and cure rights set forth herein). 
 Other than
commonly used cleaning materials, TENANT shall not generate, store or dispose of any Hazardous Substances in or on the Demised Premises, the Building or the Property. TENANT shall not take any remedial action in response to the presence or release
of any Hazardous Substances on or about the Demised Premises, the Building or the Property without first giving written notice of the same to LANDLORD. TENANT shall not enter into any settlement agreement, consent decree or other compromise with
respect to any claims relating to any Hazardous Substances in any way connected with the Property without LANDLORD’S prior written consent, which consent may be withheld or conditioned in LANDLORD’S sole and absolute discretion, and
without affording LANDLORD the opportunity to participate in any such proceedings. 
 All costs and expenses incurred by
LANDLORD in connection with any environmental audit shall be paid by LANDLORD (and shall not be included in Operating Expenses), except that if any such environmental audit shows that TENANT has failed to comply with the provisions of this Lease, or
that the Property (including surrounding soil or any underlying or adjacent groundwater) has become contaminated due to the operations or activities in any way attributable to TENANT, then all of the costs and expenses of such audit shall be paid by
TENANT on demand, as Additional Rent. 

  
 16 

 TENANT shall immediately notify LANDLORD upon receipt by TENANT of any “notice”,
as hereinafter defined, of any violation of the Environmental Laws. “Notice” shall mean any summons, citation, directive, order, claim, litigation, investigation, proceeding, judgment, letter or other communication, written or oral, actual
or threatened, from any state or federal environmental agency or other federal, state or local agency or authority or any other entity or any individual, concerning any intentional or unintentional act or omission which has resulted or which may
result in the releasing of Hazardous Substances into the waters or onto land in the State of Connecticut, from or on the Demised Premises, the Building or the Property or any portion thereof, and shall include the imposition of any lien on the
Demised Premises, the Building or the Property or any portion thereof, pursuant to Environmental Laws or any violation of federal, state or local environmental laws, ordinances, rules, regulations, government actions, orders or permits, or any
knowledge, after due inquiry and investigation, or of any facts which could give rise to any of the above. 
 In the event of
any breach of this Article 18 by TENANT, TENANT agrees to defend, indemnify and hold harmless LANDLORD, its successors and assigns from and against any and all liabilities, losses, damages, costs, expenses (including, without limitation, reasonable
attorneys’ fees and expenses), civil and/or criminal penalties, causes of action, suits, claims, demand or judgments of any nature arising out of or in connection with (i) the release of Hazardous Substances from the Demised Premises or
from any property of TENANT located on or in the Building or in the Property; (ii) any failure by TENANT to comply with the terms of any order issued by any state, federal or local environmental protection agency or any other federal, state or
municipal department or agency having regulatory authority over environmental matters, with regard to the Demised Premises, the Building or the Property relating to TENANT’S use thereof; and (iii) any lien or claim imposed under any
Environmental Laws resulting from a failure of TENANT to comply with the terms hereof. The provisions of this Section 18 shall survive the expiration or earlier termination of this Lease. 

In the event TENANT fails to comply with the requirements of any of the Environmental Laws, it shall be deemed an Event of Default of
this Lease and LANDLORD may, at its election, but without the obligation so to do, give such notices or cause such work to be performed at the Demised Premises, the Building or the Property or to take any and all other actions as LANDLORD deems
necessary, as shall cure said failure of compliance and any amounts paid as a result thereof, together with interest thereon, at the Default Interest Rate, for any period during which there is such an Event of Default, from the date of payment by
LANDLORD, shall be immediately due and payable by TENANT to LANDLORD and until paid shall be considered Additional Rent. 

Except as such shall be attributable to TENANT, LANDLORD agrees to defend, indemnify and hold harmless TENANT, its successors and assigns
from and against any and all liabilities, losses, damages, costs, expenses (including, without limitation, reasonable attorneys’ fees and expenses), civil and/or criminal penalties, causes of action, suits, claims, demand or judgments of any
nature arising out of or in connection with (i) the presence of any Hazardous 

  
 17 

 
Substances on or in the Property, or the release of Hazardous Substances therefrom or from any property of LANDLORD located on or in the Building or in the Property; (ii) any failure by
LANDLORD to comply with the terms of any order issued by any state, federal or local environmental protection agency or any other federal, state or municipal department or agency having regulatory authority over environmental matters, with regard to
the Demised Premises, the Building or the Property; and (iii) any lien or claim imposed under any Environmental Laws. The provisions of this Section 18 shall survive the expiration or earlier termination of this Lease. 

 

	 	19.	SECURITY: 

 As security for the
performance of all TENANT’S obligations pursuant to this Lease, TENANT shall, upon the execution of this Lease, provide to LANDLORD an irrevocable letter of credit from a bank licensed to do business in the State of Connecticut mutually
acceptable to both LANDLORD and TENANT in the amount of Three Hundred Fifty Thousand and 00/100 Dollars ($350,000.00); provided however, that, unless Tenant pays the cost of any additional work directly to the LANDLORD pursuant to the terms hereof,
the amount of the letter of credit shall be increased by or an additional letter of credit provided to LANDLORD in the amount of the cost of the LANDLORD’S WORK in excess of Five Hundred Thousand and 00/100 Dollars ($500,000.00). In the event
the amount of the letter of credit is so increased or provided at the end of each twelve (12) month period during which rental payments, including the amortization amount described above, are made the letter of credit shall be reduced by an
amount equal to the amount by which the expense for the LANDLORD’S WORK in excess of Five Hundred Thousand and 00/100 Dollars ($500,000.00) has been reduced. 

Provided the TENANT is not in default of the terms and conditions of this Lease, the letter of credit may be reduced
to One Hundred Thousand and 00/100 Dollars ($100,000.00) at the time of the payment of the monthly payment for the thirty-ninth (39th) month. 
 In the event of a bona fide sale of the Demised Premises, TENANT shall terminate the letter of credit previously provided to the LANDLORD and shall provide the letter of credit to the purchaser of the
Demised Premises. 
  

	 	20.	SIGNS: 

 TENANT further covenants
and agrees with LANDLORD not to place, or permit to be placed, any signs, advertising display material, antennas or mechanical devises or any other items on the exterior of the building, sidewalk or property adjoining said Demised Premises in which
said Demised Premises are located, except as provided or authorized in writing by LANDLORD and as allowed by local zoning and building ordinances. LANDLORD shall provide, at no cost to TENANT, a building lobby sign, and if requested by TENANT, the
LANDLORD shall consent (which consent shall not be unreasonably withheld, conditioned or delayed) to the placement, at TENANT’S cost, of a sign, the location size and design shall be subject to the LANDLORD’S approval, on the exterior of
the building. LANDLORD shall make space available on the outside monument sign located on the Property for TENANT to display its name, which name signage shall be at TENANT’S sole expense. 

  
 18 

	 	21.	COSTS OF LANDLORD TO ENFORCE LEASE: 

 TENANT covenants that in the event LANDLORD is required to employ an attorney in order to enforce any provision of this Lease, TENANT shall pay reasonable attorneys’ fees and all other costs of
collection and/or defense. 
  

	 	22.	MAINTENANCE: 

 LANDLORD, will
provide all exterior maintenance, including, but not limited to, painting, cleaning, the cutting of the grass and maintenance of other landscaping, snow plowing, sanding, and removal of snow from adjacent sidewalks. LANDLORD shall also provide
cleaning, janitorial services elevator maintenance and security to the common areas of the interior of the building. LANDLORD shall maintain the grounds and common areas to the standard of other Class A facilities in the shoreline area market;
common area cleaning to be done no less than twice weekly and snow removal to be done by 8:30 a.m. or within two (2) hours of the conclusion of the snow fall, whichever is later. 

 

	 	23.	RECORDING: 

 TENANT covenants
that in the event this Lease is recorded upon the Land Records of the Town of Branford by TENANT, it shall become null and void at the option of LANDLORD. 
  

	 	24.	NOTICE OF LEASE: 

 The parties
agree to execute and acknowledge, at the TENANT’s request, a memorandum with respect to this Lease sufficient for recording in accordance with the statutes of the State of Connecticut which TENANT may record, at its sole cost and expense.
LANDLORD and TENANT further agree that, at the request of either party, the parties shall execute a memorandum setting forth the actual commencement and expiration dates of this Lease. 

 

	 	25.	PARKING FACILITIES: 

 LANDLORD
agrees that TENANT, during the term hereof, shall have the non-exclusive right in common with other occupants of the Buildings to utilize the parking adjacent to the Buildings, in conjunction with its use of the Demised Premises; provided, that
LANDLORD hereby covenants and agrees that at all times TENANT shall have access to no less than seventy-two (72) parking spaces on a non-exclusive basis. LANDLORD shall have the right, to be exercised reasonably, to designate from time to time
and to change from time to time the location and direction of such parking lanes and facilities and to reasonably designate parking areas to be utilized by TENANT, so long as TENANT’s use of the parking areas is not diminished or materially
restricted. 
  

	 	26.	TENANTS UTILITIES: 

 LANDLORD, prior to delivery of the Demised Premises to TENANT, shall provide and ensure, at its own cost and expense, that the Demised Premises have been separately metered for electric service. All
telecommunication and data connections shall be obtained by TENANT at its sole cost and expense. TENANT shall apply for, obtain in its own name and at its sole cost and expense, all electricity that TENANT desires or requires, including but not
limited to electricity to operate the air conditioning for the third (3rd) floor. LANDLORD shall provide, at its sole cost and expense, all heat and water. Heat is provided from 7 a.m. to 6 p.m. during business days and from 8 a.m. to 1 p.m. on Saturdays (“Building
Hours”). At all other times, 

  
 19 

 
heat is provided at reduced temperatures. If TENANT desires heat outside Building Hours (such period referred to herein as “Extra Hours”), LANDLORD will provide heat to TENANT during
such Extra Hours free of charge provided that TENANT’s request for Extra Hours heat is received by LANDLORD twenty four (24) hours in advance of the commencement of such Extra Hours heat; provided TENANT’s requests are commercially
reasonable. TENANT shall provide janitorial service for the Demised Premises at its sole cost and expense. 
  

	 	27.	MECHANIC’S LIENS: 

 TENANT
shall not suffer or permit any liens to stand against the Demised Premises or any part thereof by reason of any work, labor, services or materials done for, or supplied to, or claimed to have been done for, or supplied to, TENANT or anyone holding
the Demised Premises or any part thereof through or under TENANT. If such lien shall at any time be filed against the Demised Premises, TENANT shall cause the same to be discharged of record within ninety (90) days after the date of filing the
same, by either payment, deposit or bond. If TENANT shall fail to discharge any such lien within such period, then, in addition to any other right or remedy of LANDLORD, LANDLORD may, but shall not be obligated to, procure the discharge of the same
either by paying the amount claimed to be due by deposit in court or bonding, and/or LANDLORD shall be entitled, if LANDLORD so elects, to compel the prosecution of an action for the foreclosure of such lien by the lienor and to pay the amount of
the judgment, if any, in favor of the lienor with interest, costs and allowances. Any amount paid or deposited by LANDLORD for any of the aforesaid purposes, and all legal and other expenses by LANDLORD, including reasonable attorney fees, in
defending any such action or in or about procuring the discharge of such lien, with all necessary disbursements in connection therewith, together with interest thereon at the then maximum legal rate per annum from the date of payment or deposit,
shall become due and payable forthwith by TENANT to LANDLORD, or, at the option of LANDLORD, shall be payable by TENANT to LANDLORD as additional rent and LANDLORD shall have the same remedy for the non-payment thereof as for the non-payment of
basic rent as herein provided. 
 LANDLORD hereby gives notice to all persons who may furnish labor or material to TENANT at the
premises that LANDLORD does not consent to the filing of any mechanic’s or materialmen’s liens against LANDLORD’s estate in the premises, and that all persons furnishing labor or materials shall look only to the credit of TENANT and
such security as TENANT may furnish for the payment of all such labor and materials. 
  

	 	28.	SUBORDINATION AND ESTOPPEL CERTIFICATES: 

 28.1 This Lease is and shall be subject and subordinated to the lien of any mortgage or mortgages on or affecting the Demised Premises, or any part thereof, at the date hereof, and to any mortgage or
mortgages hereafter made affecting the Demised Premises or the land and buildings of which the Demised Premises are a part, and to all renewals, modifications, consolidations, replacements, or extensions thereof, irrespective of the time of
recording such mortgage. LANDLORD shall use its best efforts to obtain within thirty (30) days from the date hereof, from its current lender, and from any future lender or other party in question, a written undertaking, in favor of TENANT to
the effect that such lender or other party will not disturb TENANT’s right of possession under this Lease if 

  
 20 

 
TENANT is not then or thereafter in breach of any covenant or provision of this Lease. The provisions of this subordination shall be self-operative, but if confirmation of this subordination
shall, for any reason be necessary, at LANDLORD’s request, TENANT shall execute and deliver such further instruments as may be reasonably desired in confirmation of such subordination. The foregoing provisions of this paragraph are expressly
conditioned, with respects to any mortgage placed hereafter, upon any such fee mortgagee executing and delivering to TENANT an agreement, pursuant to which such fee mortgagee shall agree that the leasehold estate granted to TENANT hereunder and the
rights of TENANT pursuant to this Lease to quiet and peaceful possession under this Lease will not be terminated, modified, affected or disturbed by any action which any such mortgagee may take to foreclose any such fee mortgage or to enforce the
rights or remedies of the holder thereof, so long as an event of default shall not have occurred under this Lease and TENANT shall pay the basic rent, and additional rents, within the applicable grace periods without offsets or defenses thereto,
except as otherwise herewith expressly set forth, and shall fully perform and comply with all terms, covenants, conditions and provisions of this Lease on the part of TENANT hereunder to be performed or complied with and shall attorn to such fee
mortgagee. 
 28.2 TENANT shall, within fifteen (15) days of written request by LANDLORD, execute and deliver to LANDLORD a
written declaration in recordable form: (i) ratifying this Lease; (ii) expressing the commencement and termination dates thereof; (iii) certifying that this Lease is in full force and effect and has not been assigned, modified,
supplemented or amended (except by such writing as shall be stated); and stating; (iv) that all conditions under this Lease to be performed by LANDLORD have been satisfied: (v) that there are no defenses or offsets against the enforcement
of this Lease by the LANDLORD or stating those claimed by TENANT; (vi) the amount of advanced rental, if any (or none if such is the case) paid by TENANT; (vii) the date to which rental has been paid; (viii) the amount of security
deposited with LANDLORD (or none if such is the case); (ix) that TENANT has no options or rights of first refusal to purchase the Building or any part of the premises of which it is a part; (x) that no actions are pending against the
TENANT under the bankruptcy laws of the United States or any state thereof; (xi) that TENANT has not sublet the leased premises and has not assigned any of its rights under the Lease and, if not, to state relevant information; (xii) to the
best of TENANT’s knowledge, the use, maintenance or operation of the leased premises complies with all environmental laws; (xiii) such other statements and matters as may be relevant to this Lease. Such declarations shall be executed and
delivered by TENANT from time to time as may be requested by LANDLORD. LANDLORD’s mortgage lenders and/or purchasers shall be entitled to rely upon the same. LANDLORD shall reimburse TENANT for its reasonable legal expenses associated with
reviewing any estoppel or similar document presented by the LANDLORD or any such lender in excess of one such declaration per twelve (12) month period. 
  

	 	29.	DEFAULTS: 

 If (1) TENANT
defaults in the payment of any rent or any additional charges or rent and such default continues for ten (10) days after written notice from LANDLORD or its agent, or (2) TENANT defaults in fulfilling any of the covenants or agreements of this
Lease on its part to be kept or performed and such default is not cured or commenced to be cured (and diligently prosecuted to completion) within thirty (30) days after written notice from LANDLORD or its agent (which period shall be extended
provided TENANT has commenced a 

  
 21 

 
cure to such breach and is diligently pursuing the same to completion, but needs more than thirty (30) days to complete such cure), or (3) if this Lease be transferred to or devolve
upon any person or corporation other than TENANT, except as may be specifically permitted by this Lease, then and in any of such events, LANDLORD, or its agent, may give TENANT a written notice specifying a day not less than thirty (30) days
thereafter whereupon the term shall end, and on the day specified the term of this Lease shall expire as if that day were the day herein fixed for the expiration of the term, and TENANT shall then quit and surrender the Demised Premises to LANDLORD
and TENANT shall remain liable as hereinafter provided. LANDLORD and TENANT agree that LANDLORD shall not be required to give TENANT notice of default in the timely payment of rent more than twice in any calendar year during the term of this lease
and that after having given such notice on two occasions in any calendar year, LANDLORD may declare TENANT in default hereunder without the requirement of further notice in the same calendar year. All rent to be paid hereunder shall be due and
payable within five (5) days of the due date prior to the same being a default hereunder. 
  

	 	30.	ABANDONMENT: 

 If the term of
this Lease shall be terminated by LANDLORD, then LANDLORD may re-enter the Demised Premises and remove TENANT or its legal representatives or other occupant by summary proceedings or otherwise and TENANT waives the service of notice of intention to
re-enter or to institute legal proceedings to that end. 
  

	 	31.	RE-ENTRY: 

 In case of any such
re-entry, expiration and/or dispossess by summary proceedings or otherwise, the rent shall become due thereupon and be paid up to the time of such re-entry, dispossess, and/or expiration, together with such expenses as LANDLORD may incur for
brokerage and/or putting the Demised Premises in good order, or for preparing the same for re-rental. LANDLORD may relet the premises or any part or parts thereof, either in the name of LANDLORD or otherwise, for a term or terms which may at
LANDLORD’s option be less than or exceed the period which may otherwise have constituted the balance of the term of this Lease and may grant reasonable concessions, or free rent; and TENANT shall also pay LANDLORD any deficiency between
(1) all rent and additional charges hereby reserved and/or covenanted to be paid; and (2) the net amount, if any, of the rents collected on account of the leasing of the Demised Premises for each month of the period which would otherwise
have constituted the balance for the term of this Lease. In computing amount, there shall be added to the deficiency such expenses as LANDLORD may incur in connection with reletting, such as for brokerage, for keeping the Demised Premises in good
order, and for preparing the same for reletting. Any such amount shall be paid in monthly installments by TENANT on the rent days specified in this Lease and any suit brought to collect the amount of the deficiency for any month shall not prejudice
in any way the rights of LANDLORD to collect the deficiency for any subsequent month by a similar proceeding. LANDLORD, in its discretion, may make such alterations, repairs, replacements, and/or decorations in the Demised Premises as may be
necessary for the purpose of reletting the Demised Premises; and the making of such alterations and/or decorations shall not operate or be construed to release TENANT from liability hereunder as aforesaid. Provided LANDLORD has used commercially
reasonable efforts to mitigate its damages and has used commercially reasonable efforts to relet the Demised Premises, LANDLORD shall not be liable for failure to relet the Demised Premises. 

  
 22 

 In addition to the foregoing remedies described in this and preceding paragraphs, in the
event TENANT shall file a voluntary petition in bankruptcy or take the benefit of any insolvency act or be dissolved or adjudicated as bankrupt, or if a receiver shall be appointed for its business or its assets and the appointment of such receiver
is not vacated within sixty (60) days after such appointment, or if TENANT shall make an assignment for the benefit of its creditors, or if TENANT’s interest herein shall be sold under execution, then and forthwith thereafter LANDLORD
shall have the right, at its option and without prejudice to its rights hereunder, to terminate this Lease and to re-enter and take possession of the Demised Premises and/or declare immediately due and payable all of the amounts as described above
in this Article 31, which shall constitute a debt provable in bankruptcy or receivership. 
  

	 	32.	INJUNCTIVE RELIEF: 

 In the event
of a breach by TENANT of any of the covenants or provisions of this Lease (subject to TENANT’s right to notice and cure), LANDLORD shall have the right of injunction and the right to invoke any remedy allowed at law or in equity as if re-entry,
summary proceedings and other remedies were not herein provided for. Mention in this Lease of any particular remedy shall not preclude LANDLORD from any other remedy, in law or in equity. TENANT expressly waives any and all rights of redemption
granted by or under any present or future laws in the event of TENANT’s being evicted or dispossessed, or in the event of LANDLORD’s obtaining possession of the Demised Premises by reason of TENANT’s violation of the provisions of
this Lease. 
  

	 	33.	CURE DEFAULTS: 

 If TENANT shall
default in the performance of any provision, covenant or condition on its part to be performed under this Lease (subject to TENANT’s right to notice and cure), LANDLORD may, at its option, perform the same for the account and at the expense of
TENANT. If LANDLORD at any time shall be compelled to pay or elects to pay any sum of money or do any act which requires the payment of any sum of money or do any act which requires the payment of any sum of money by reason of the failure of TENANT
to comply with any provision of this Lease, or if LANDLORD incurs any commercially reasonable expense in prosecuting or defending any action or proceeding by reason of any default of TENANT under this Lease, the sums so paid by LANDLORD with costs
and damages shall be due from and be paid by TENANT to LANDLORD on demand as additional rent hereunder and LANDLORD shall have the same remedy for the non-payment thereof as for the non-payment of rent as herein provided. 

 

	 	34.	RIGHT OF FIRST NOTICE: 

 TENANT and LANDLORD acknowledge that, subject to TENANT’s right to occupy a portion of the second floor, the first and second floors of the Building are vacant, and while vacant, TENANT has the first
right to submit an offer to LANDLORD to lease vacant space on the second (2nd) floor of the Building. Should any of the space on the second floor be rented during the term of this Lease and then become vacant, the LANDLORD shall give written notice to the TENANT at least
thirty (30) days prior to listing the vacant space for lease and TENANT shall have ten (10) days to notify LANDLORD, in writing, of its interest in leasing the vacant space. If LANDLORD and TENANT are not able to reach an agreement on the
terms of a lease for the vacant space within ten (10) days after TENANT’s written notice to LANDLORD, LANDLORD shall have the right to list and/or lease the vacant space. 

  
 23 

	 	35.	LANDLORD REPRESENTATIONS AND WARRANTIES: 

 LANDLORD hereby represents and warrants the following: 
 a) The Building is
currently secured by an electronic key card access system. On or before the Substantial Completion Date, the LANDLORD, at no cost to the TENANT, shall provide TENANT’s employees with one (1) key card per employee to the existing system or
to a new key card system installed by LANDLORD at its sole cost and expense LANDLORD’s obligation to provide, without cost to TENANT, key cards to employees shall extend only to the initial group of employees and to new hires. LANDLORD intends
to update the Building first floor access and security system (which costs associated with the same will not be included in Operating Expenses) and will notify TENANT when choosing an access/security vendor to provide TENANT with the opportunity to
install its own independent access and security system for the Demised Premises at its own expense. For access to the Building during TENANT’s occupancy of the Durata Swing Space, LANDLORD shall provide TENANT with the access code to the key
pad for access to the Building entrances. 
 b) The Building shall be available to the TENANT twenty-four (24) hours a day,
three hundred sixty-five (365) days per year. 
 c) To the best of LANDLORD’s knowledge, the Building complies with
all present laws, ordinances, requirements, orders, directives, rules and regulations of federal, state, county and city governments and of all other governmental authorities having or claiming jurisdiction over the Building or appurtenances or any
part thereof, including, without limitation, the American’s With Disabilities Act (the “Applicable Laws”) and agrees that it shall comply with all future Applicable Laws. 

d) That the execution of this Lease on behalf of LANDLORD has been duly authorized by all necessary action of the LANDLORD. 

e) At the time of the Substantial Completion Date, there shall be no active leaks in the roof, windows or mechanical systems. 

f) Demolition in the Demised Premises shall begin promptly upon the full execution of this Lease. 

 

	 	36.	ADDITIONAL USE LIMITATIONS: 

TENANT hereby agrees not to : (a) overload the floor beyond the loads shown on the attached Exhibit “D” attached hereto;
(b) in its use of electric current, exceed the capacity of the existing feeders to the Building or the risers or wiring installation which maximum capacity is 600 amps and TENANT may not use any electrical equipment which, in LANDLORD’s
opinion, reasonably exercised, will overload such installations or interfere with the use thereof by other tenants of the Building; (c) use the leased premises in a manner that causes or in LANDLORD’s reasonable opinion would likely cause
physical damage to the Building, or any part thereof; (d) use the leased premises in a manner that impairs or unreasonably interferes with any Building 

  
 24 

 
services or any machinery or equipment used in connection with operating and maintaining the Building or unreasonably interferes with, annoys or inconveniences LANDLORD or other tenants of the
Building. 
  

	 	37.	INTEREST: 

 In every case in
which TENANT is required by the terms of this Lease to pay to LANDLORD a sum of money and payment is not made within fifteen (15) days after the same shall become due, interest shall be payable on such sum or so much thereof as shall be unpaid
from the date it first became due until it is paid. Such interest shall be paid at an annual rate (the “Default Interest Rate”) which shall be two (2) percentage points higher than the Prime Lending Rate (as hereinafter defined), but
in no event more than the highest rate of interest which at such time shall be permitted under the laws of the State of Connecticut. The term “Prime Lending Rate” shall mean the rate announced from time to time by Citibank, N.A., its
successors and assigns, at its main office in New York, New York as its prime rate; or if such bank shall not exist, the rate announced by such other commercial bank in New York City as shall be designated by LANDLORD as its prime rate. 

 

	 	38.	HOLDING OVER: 

 In the event
TENANT, or any other party claiming under TENANT, retains possession of the premises after the Expiration Date or earlier termination of this Lease, such possession shall be that of a tenancy at sufferance. No tenancy or interest shall result from
such possession, and such parties shall be subject to immediate eviction and removal. TENANT or any such party shall pay LANDLORD, as compensation for use and occupancy for the period of such holdover, an amount equal to One Hundred Fifty Percent
(150%) of the base rent otherwise provided for herein during the time of holdover. TENANT shall also be liable for any and all damages sustained by LANDLORD as a result of such holdover. TENANT shall vacate the premises and deliver same to
LANDLORD immediately upon TENANT’s receipt of notice from LANDLORD to so vacate. The rent during such holdover period shall be payable to LANDLORD on demand. No holding over by TENANT, whether with or without consent of LANDLORD, shall operate
to extend the term of this Lease. 
  

	 	39.	BROKER: 

 TENANT represents that
Colliers International (TENANT’s Broker) and New Haven Group, Inc. (LANDLORD’s Broker) were the procuring cause of this lease and that no other broker or agent participated in bringing it about and the LANDLORD hereby agrees to pay the
commission as provided in its Listing Agreement with New Haven Group, Inc. for such service upon occupancy by TENANT of the Demised Premises pursuant to this Lease. This agreement is made by the LANDLORD in reliance on the representation by the
TENANT that no other broker or agent brought the Demised Premises, Building or Property to the TENANT’S attention or was, in any way, a procuring cause of this Lease. The LANDLORD represents to the TENANT that no other broker or agent has any
exclusive listing on the Demised Premises or the Building. The LANDLORD hereby agrees to indemnify and hold harmless the TENANT against any liability by reason of the claim of any other broker or agent with whom LANDLORD has had contact for a
commission on account of this Lease. Said indemnity to include all costs of defending any such claims, including reasonable attorney’s fees. The provisions of this paragraph shall survive the closing. 

  
 25 

	 	40.	WAIVER OF JURY TRIAL: 

 Each of
the parties hereto hereby waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of
LANDLORD and TENANT, TENANT’s use of or occupancy of the leased premises, and any other statutory remedy. 
  

	 	41.	NOTICE: 

 Any notice, statement,
certificate, request or demand required or permitted to be given or delivered in this Lease, shall be in writing, sent by Fed Ex or other recognized overnight service (effective next delivery day), registered or certified mail, postage prepaid,
return receipt requested (effective upon receipt or refusal to accept delivery), addressed, as the case may be, to LANDLORD or TENANT at the addresses set forth below, or to such other addresses as LANDLORD and TENANT shall designate in the manner
herein provided. 
 Any notice to TENANT shall be sent to: 

Durata Therapeutics, Inc. 
 89th
Headquarters Plaza North 
 14th Floor 
 Morristown, New Jersey 07960 
 with a copy to: 

Updike, Kelly & Spellacy, P.C. 
 100 Pearl Street, 17th Floor 
 Hartford, CT 06123 

Attn: Robert J. Martino, Esq. 
 Any notice to LANDLORD shall be sent to: 
 T.K.J. Associates, LLC 

944 Main Street 

Branford, Connecticut 06405 
  

	 	42.	COMMERCIAL TRANSACTION: 

 TENANT
HEREBY ACKNOWLEDGES THAT THE TRANSACTION OF WHICH THIS LEASE FORMS A PART IS A COMMERCIAL TRANSACTION AS DEFINED IN SECTION 52-278(a) OF THE CONNECTICUT GENERAL STATUTES AS AMENDED AND THAT THE DEMISED PREMISES ARE NOT TO BE USED FOR
PERSONAL, FAMILY OR HOUSEHOLD PURPOSES. 
 43. CONNECTICUT LAW: This Lease shall be construed in accordance with the laws of the
State of Connecticut. 

  
 26 

	 	44.	LEGALLY BINDING: 

 The successors
and assigns of the parties hereto shall be bound by the terms and conditions of this Lease. 
 45. This Lease may be signed and
executed in counterparts. 
 IN WITNESS WHEREOF, the parties have caused these premises to be duly signed and executed the day
and date first above written. 
  

			
	TENANT:
	
	DURATA THERAPEUTICS, INC.
		
	By:	 	 

	Name:	 	Corey Fishman
	Title:	 	COO
	
	LANDLORD:
	
	T.K.J. ASSOCIATES, LLC
		
	By:	 	 

	Name:	 	M. Joseph Canavan
	Title:	 	Member

  
 27 

 SCHEDULE “A” 

Property Description 

 SCHEDULE A 
 (LEGAL DESCRIPTION) 
 Policy Number: 443-923707 

Unit Number 2 in a condominium known as “318 and 320 East Main, Branford” situated in the Town of Branford, County of New Haven and State of
Connecticut said created pursuant to a certain Declaration of 318 and 320 East Main, Branford, dated September 12, 1991 by Branford Hotel Venture and Branford Office Venture which Declaration was recorded in the Branford Land Records on
November 22, 1991 in Volume 512 at Page 628, together with all rights, obligations and interests appurtenant to said Unit and all Development Rights and Special Declarant Rights created under the Declaration including a 50% undivided interest in the
common elements of the said 318-320 East Main, Branford condominium and a 50% interest in the leasehold arising under the Carbone Lease as defined and described in the Declaration Notice of which is recorded in Volume 450 at Page 1084 of the
Branford Land Records. 

 SCHEDULE “A-1” 

Site Plan 

Property Located At 

318-320-322 East Main Street 
 10 Sylvia Street 
 Branford, Connecticut 

Prepared For: Joseph Canavan 
 Date: 08/10/11 
 By: Criscuolo Engineering 

 

 

 EXHIBIT “A” 

Office Fit Out For 

DURATA THERAPEUTICS 

CT HEADQUARTERS — BRANFORD 
 Re-Issue Date August 14, 2012 
 By Quisenberry Arcari Architects 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT “A-1” 

HYLWA, INC. 

LEASE CONTROL ESTIMATE 
 Dated August 15, 2012 
 11:55 a.m. 

																	
	Project:	 	DURATA THERAPEUTICS-Third Floor	 		 		 		 		 		 		 	
	Owner:	 		 	HYLWA, Inc.	 		 	Date:	 	August 15, 2012	 	11:55 AM
	Location:	 	Branford, Ct	 		 		 		 		 		 		 	
	Bid Date:	 	August 14, 2012	 		 		 		 	(1)	 	 REVISED
	 		 	
	Bid Security:	 		 	LEASE CONTROL ESTIMATE	 		 	 TOTAL BID#
	 	$780,257.21	 	$780,257.21
	Bid Bond:	 		 	  17,000 SF Fitup	 		 		 		 	
	Addendums:	 	Prepared by: Chuck Terlizzi	 		 		 	 8/16/2012 11:55
	 		 		 	$45.90	 	Prepared by: Chuck Terlizzi
									
	 Division/Section
	 	 Description
	 	 Qty
	 	 Unit
	 	 Comments
	 	 Unit
Cost
	 	 Labor
Mat/
Sub
	 	 Comments
	 	 Div
Totals

								
	Div #2 Selective Demolition	 		 		 		 		 		 		 	18,550.00
									
	02-100-S	 	 Selective Demolition: Subcontractor
	 	17,000	 	sf	 	Salvage Doors, Frames	 	3.17	 	52,390.00	 		 	
	02-100-S	 	 Selective Demolition: Executive Suite Wood Panelling
	 	1	 	ls	 		 	7,500.00	 	7,500.00	 		 	
	02-100-S	 	 Dumpsters
	 	17	 	lds	 		 	650,000	 	11,050.00	 		 	
		 		 		 		 		 		 	—  	 		 	
	Div #6 – Wood & Plastics	 		 		 		 		 	—  	 		 	27,000.00
	06-120-S	 	 Reception
	 	0	 	1f	 		 	0.00	 	—  	 	By Tenant	 	
	06-100-M	 	 Rough Carpentry: Material
	 		 	LS	 		 		 	—  	 		 	
	06-100-S	 	 Rough Carpentry: Subcontractor
	 		 	LS	 		 		 	—  	 		 	
		 		 		 		 		 		 	—  	 		 	
	06-200-S	 	 Finish Carpentry: Subcontractor
	 		 	LS	 		 		 	—  	 		 	
	06-200-M	 	 Finish Carpentry: Material
	 		 	LS	 		 		 	—  	 		 	
	06-220-S	 	 MIDwork: Counter Work Tops & Cabinets Work Room #342
	 	1	 	ls	 		 	27,000.00	 	27,000.00	 		 	
	06-220-S	 	 MIDwork: Re-Laminate or New Countertops in Rms 316 & 317
	 	0	 	lf	 		 	5,500.00	 	—  	 	TO Remain As Is	 	
	06-220-S	 	 MIDwork: Subcontractor – Kitchenette Room #331
	 	1	 	ls	 		 	0.00	 	—  	 	Included Above	 	
		 		 		 		 		 		 	—  	 		 	
	Div # 8 – Doors & Windows	 		 		 		 		 	—  	 		 	69,700.00
		 		 		 		 		 		 	—  	 		 	
	08-110-M	 	 Hollow Metal Frames
	 	47	 	Each	 		 	250.00	 	11,750.00	 		 	
	08-210-M	 	 Interior Maple Doors – Painted – NEW
	 	47	 	Leafe	 		 	350.00	 	16,450.00	 	Handling	 	
	08-710-M	 	 Finish Hardware
	 	47	 	Set	 		 	500.00	 	23,500.00	 		 	
		 		 		 		 		 		 	—  	 		 	
	08-400-S	 	 Borrowed Lights at Office Entrances
	 	30	 	each	 		 	550.00	 	16,500.00	 		 	
	08-400-S	 	 Remove Window & reinstall for Loading
	 	1	 	ls	 		 	1,500.00	 	1,500.00	 		 	
		 		 		 		 		 		 	—  	 		 	
		 		 		 		 		 		 	—  	 		 	
	Div #9 – Drywall	 		 		 		 		 		 	—  	 		 	131,086.25
	09-280-S	 	 Interior Partitions
	 	1	 	1s	 		 	82,000.00	 	82,000.00	 	14,170	 	
	09-260-S	 	 GWB over Glass CMU
	 	1	 	1s	 		 	3,500.00	 	3,500.00	 		 	
	09-260-S	 	 Perimeter GWB Layer over Existing Patching
	 	0	 	sf	 		 	1.25	 	—  	 		 	
	09-260-S	 	 Misc. Patching Allowance
	 	1	 	ls	 		 	5,000	 	5,000.00	 		 	
	09-260-S	 	 GWB Softfits & Ceilings
	 	689	 	sf	 		 	5	 	3,345.00	 		 	
	09-260-S	 	 Install doors, frames, hardware & toilet accessories
	 	47	 	Each	 		 	125.00	 	5,875.00	 		 	
	09-260-S	 	 In-Wall Blocking
	 	307	 	lf	 		 	3.00	 	921.00	 		 	
	09-510-S	 	 Acoustical Ceilings: Subcontractor
	 	11,071	 	SF	 	New Grid And Tiles Included To match existing	 	2.75	 	30,445.25	 	To Match Existing	 	
		 		 		 		 		 		 	—  	 		 	
	Div #9 – Flooring	 		 		 		 		 		 	—  	 		 	82,185.00
	09-300-S	 	 Porcelain Tile - Flooring
	 	654	 	SF	 	ALLOWANCE	 	12.00	 	7,848.00	 	Eliminated in Existing Toilet Rooms Leave Existing Tile Flooring	 	
	09-300-S	 	 Porcelain Tile - Walls
	 	711	 	SF	 	ALLOWANCE	 	10.00	 	7,110.00	 		 	
		 		 		 		 		 		 	—  	 		 	
	09-650-S	 	 Resilient Flooring (VCT): Subcontractor
	 	1,200	 	sf	 		 	3.00	 	3,600.00	 		 	
	09-650-S	 	 Vinyl Plank Wood Flooring
	 	1,287	 	sf	 	ALLOWANCE L&M = $ 4/sf	 	4.00	 	5,148.00	 		 	
	09-680-S	 	 Carpet, Cpt #1 & #2
	 	1,027	 	sy	 	ALLOWANCE L&M = $27SY	 	27.00	 	27,729.00	 		 	
	09-680-S	 	 Carpet, Cpt #3
	 	555	 	sy	 	ALLOWANCE L&M = $45/SY	 	45.00	 	24,975.00	 		 	
	09-680-S	 	 Resilient Base
	 	2,750	 	1f	 		 	2.10	 	5,775.00	 	ALTERNATE #2 - Lobby Carpet $2500	 	
	09-680-S	 	 New Carpet in Main First Floor Lobby
	 	0	 	sy	 	ALTERNATE #2 - Lobby Carpet $2500	 	28.00	 	—  	 	NIC	 	
		 		 		 		 		 		 	—  	 		 	
	Div #9 – Painting	 		 		 		 		 		 	—  	 		 	31,227.57
		 		 		 		 		 		 	—  	 		 	
	09-900-S	 	 Painting: Subcontractor
	 	0	 	sf	 		 		 	—  	 		 	
	09-900-S	 	 Painting: GWB Walls
	 	27,800	 	sf	 		 	0.55	 	15,290.00	 		 	
	09-900-S	 	 Painting: Paint Window Sills
	 	400	 	lf	 		 	3.00	 	1,200.00	 		 	
	09-900-S	 	 Refinish Woodworking in Executive Suite
	 	1	 	ls	 	ALLOWANCE	 	2,500.00	 	2,500.00	 		 	
	09-900-S	 	 Painting: Doors & Frames
	 	53	 	ea	 		 	77.00	 	4,061.00	 	ALTERNATE #3 - Lobby Painting Walls=$7500.00	 	
	09-900-S	 	 Paint First Floor Main Lobby Wall, & Remove Wall Covering
	 	0	 	sf	 	ALTERNATE #3 - Lobby Painting Walls=$7500.00	 	0.00	 	—  	 	TBD	 	
	09-900-S	 	 3Form Dividing Panels-SM-1
	 	70	 	sf	 	ALLOWANCE	 	85.00	 	5,950.00	 		 	
	09-900-S	 	 Soho Studio Wall Tile-MWT-1
	 	14	 	sf	 	ALLOWANCE	 	22.00	 	308.00	 		 	
	09-900-S	 	 Wallcovering-WC-1
	 	21	 	sy	 	ALLOWANCE	 	44.00	 	942.86	 		 	

  

					
	Hylwa Incorporated	  	Page 1 of 4	  	8/15/2012

																	
	Project:	 	DURATA THERAPEUTICS-Third Floor	 		 		 		 		 		 		 	
	Owner:	 		 	HYLWA, Inc.	 		 	Date:	 	August 15, 2012	 	11:55 AM
	Location:	 	Branford, Ct	 		 		 		 		 		 		 	
	Bid Date:	 	August 14, 2012	 		 		 		 	(1)	 	 REVISED
	 		 	
	Bid Security:	 		 	LEASE CONTROL ESTIMATE	 		 	 TOTAL BID#
	 	$780,257.21	 	$780,257.21
	Bid Bond:	 		 	  17,000 SF Fitup	 		 		 		 	
	Addendums:	 	Prepared by: Chuck Terlizzi	 		 		 	 8/15/2012 11:55
	 		 		 	$45.90	 	Prepared by: Chuck Terlizzi
									
	 Division/Section
	 	 Description
	 	 Qty
	 	 Unit
	 	 Comments
	 	 Unit
Cost
	 	 Labor
Mat/
Sub
	 	 Comments
	 	 Div
Totals

									
	 09-900-S
	 	 Wallcovering-WC-2
	 	13	 	sy	 	ALLOWANCE	 	44.00	 	565.71	 		 	
	 09-900-S
	 	 Wallcovering-WC-3
	 	9	 	sy	 	ALLOWANCE	 	42.00	 	390.00	 		 	
	 09-900-S
	 	 Wallcovering-WC-4
	 	0	 	sy	 	ALLOWANCE	 	40.00	 	—  	 		 	
	 09-900-S
	 	 Wallcovering-WC-6
	 	13	 	sy	 	ALLOWANCE	 	47.00	 	594.21	 		 	
		 		 		 		 		 		 	—  	 		 	
	 Div # 10 – Specialty
	 		 		 		 		 	—  	 		 	3,475.00
		 		 		 		 		 		 	—  	 		 	
	 10-522-M
	 	 Fire Exting, Cabinets & Access: Material
	 	7	 	Each	 		 	175.00	 	1,225.00	 		 	
	 10-522-M
	 	 Kitchen Appliances
	 	3	 	Each	 		 	750.00	 	2,250.00	 		 	
		 		 		 		 		 		 	—  	 		 	
	 Div # 12 – Furnishings
	 		 		 		 		 	—  	 		 	22,100.00
		 		 		 		 		 		 	—  	 	ALLOWANCE	 	
	 12-200-S
	 	 Window Treatment Horizontal Mini Blinds
	 	1,677	 	sf	 	ALLOWANCE	 	0.00	 	—  	 	BY TENANT	 	
	 12-500-S
	 	 Lockers & Bench
	 	24	 	lf	 	ALLOWANCE	 	0.00	 	—  	 	BY TENANT	 	
	 12-500-5
	 	 Shower Curtains
	 	2	 	each	 	ALLOWANCE	 	0.00	 	—  	 	BY TENANT	 	
	 12-800-5
	 	 Folding Partitions – Manually Operated
	 	52	 	lf	 	ALLOWANCE	 	425	 	22,100.00	 	See Allowances below	 	
		 		 		 		 		 		 	—  	 		 	
		 		 		 		 		 		 	—  	 		 	
	 Div # 15 – Mechanical
	 		 		 		 		 	—  	 		 	99,893.70
		 		 		 		 		 		 	—  	 		 	
	 15-300-S
	 	 Fire Protection-Subcontractor
	 	13,110	 	sf	 		 	1.67	 	21,890.70	 		 	
		 		 		 		 		 		 	—  	 		 	
	 15-400-S
	 	 Plumbing: Subcontractor
	 	1	 	ls	 		 	7,000.00	 	7,000.00	 		 	
	 15-400-S
	 	 Plumbing: at New Locker Rooms
	 	4	 	Fixtures	 		 	2,500.00	 	10,000.00	 		 	
	 15-400-S
	 	 Plumbing: New Water Cooler
	 	1	 	each	 		 	0.00	 	—  	 	By Landlord	 	
		 		 		 		 		 		 	—  	 	REUSE ALL EXISTING EQUIPMENT	 	
	 15-500-S
	 	 HVAC: Subcontractor-
	 	1	 	ls	 	REUSE ALL EXISTING EQUIPMENT	 	61,000.00	 	61,000.00	 	5-New VAV,s	 	
		 		 		 		 		 		 	—  	 		 	
	 Div # 16 – Electrical
	 		 		 		 		 	—  	 		 	
		 		 		 		 		 		 	—  	 	Reuse Existing Light Fixtures	 	60,400.00
	 16-100-S
	 	 Electrical: Subcontractor
	 	1	 	ls	 	Reuse Existing Light Fixtures To Match Existing	 	55,000.00	 	55,000.00	 	Reuse Existing Light Fixtures & Rebulb Existing Fixtures	 	
	 16-100-S
	 	 Electrical: Subcontractor – Pendant Fixture Allowance
	 	16	 	each	 	ALLOWANCE	 	300.00	 	5,400.00	 		 	
		 		 		 		 		 		 	—  	 		 	
	 Allowances
	 		 		 		 		 		 	—  	 		 	
		 		 		 		 		 		 	—  	 		 	
		 		 		 		 		 		 	  
	 		 	
		 	 Total Labor & Material/Sub
	 		 		 		 		 	598,601.74	 		 	545,617.52
		 		 		 		 		 		 	  
	 		 	  

									
		 	 Subtotal
	 		 		 		 		 	598,601.74	 		 	545,617.52
		 		 		 		 		 		 	  
	 		 	  

									
	 01-035-O
	 	 MEP Engineering Design
	 	0	 	LS	 		 		 	—  	 		 	Design Build
		 	 Structural Engineering Design
	 	0	 	LS	 		 		 	—  	 		 	
		 	 Civil Engineering Design
	 	0	 	LS	 		 		 	—  	 		 	—  
									
	 01-036-O
	 	 Architectural Design
	 	1	 	LS	 		 	0	 	20,930.00	 		 	—  
	 01-037-O
	 	 Geotechnical Engineering
	 	0	 	LS	 		 	0	 	—  	 		 	—  
									
		 	 Hylwa’s Contingency -3%
	 	0	 	LS	 		 		 	17,968.05	 		 	—  
									
	 01-015-O
	 	 Building Permit (Initial Fee) $10.00/First $1000
	 	1.00	 	LS	 		 	10.00	 	 —  
	 		 	
		 	 Building Permit (Fee) $10.00/$1000
	 	1.00	 	1,000	 		 	18.00	 	 10,774.83
	 		 	
		 	 CO Fee
	 	1.00	 	LS	 		 	10.00	 	—  	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 Total Labor, Material & Permit
	 		 		 		 		 	657,264.71	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 General Conditions
	 		 		 		 		 	53,900.00	 		 	
									
		 	 Subtotal
	 		 		 		 		 	711,184.71	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 OH & P (Fee)
	 		 		 		 		 	58,313.51	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 Sub Total:
	 		 		 		 		 	769,480.21	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 Bond Costs (Payments & Performance)
	 	0.0%	 		 	Not Included	 		 	—  	 		 	
									
		 	 Builders Risk Insurance
	 	0.0%	 		 	Not Included	 		 	—  	 		 	

  

					
	Hylwa Incorporated	  	Page 2 of 4	  	8/15/2012

																	
	Project:	 	DURATA THERAPEUTICS-Third Floor	 		 		 		 		 		 		 	
	Owner:	 		 	HYLWA, Inc.	 		 	Date:	 	August 15, 2012	 	11:55 AM
	Location:	 	Branford, Ct	 		 		 		 		 		 		 	
	Bid Date:	 	August 14, 2012	 		 		 		 	(1)	 	 REVISED
	 		 	
	Bid Security:	 		 	LEASE CONTROL ESTIMATE	 		 	 TOTAL BID#
	 	$780,257.21	 	$780,257.21
	Bid Bond:	 		 	  17,000 SF Fitup	 		 		 		 	
	Addendums:	 	Prepared by: Chuck Terlizzi	 		 		 	 8/15/2012 11:55
	 		 		 	$45.90	 	Prepared by: Chuck Terlizzi
									
	 Division/Section
	 	 Description
	 	 Qty
	 	 Unit
	 	 Comments
	 	 Unit
Cost
	 	 Labor
Mat/
Sub
	 	 Comments
	 	 Div
Totals

									
		 	 Renovation Sales Tax on (Fee, Gc’s, Design Fees, Contingency)
	 	6.4%	 	  %	 		 		 	10,777.00	 		 	
		 		 		 		 		 		 	  
	 		 	
									
		 	 Grand Total:
	 		 		 		 		 	$780,257.21	 		 	
		 		 		 		 		 		 	  
	 		 	
								
	 BUDGET CLARIFICATIONS:
	 		 		 		 		 		 		 	
	
	 Hylwa’s Budget was based on Revised Drawings by Quisenberry, Arcari Architects LLC dated 8/14/2012 with the following Clarifications
and Exceptions.

	
	 The following document was given to us, which represent what are budget is based on:

	
	The following list of specifications is representative of the general design intent for the finishes that will be utilized in the tenant space built by Landlord for
Durata Therapeutics.
								
	 Sheetrock
	 		 		 		 		 		 		 	
			
	 •   5/8 Nation Gypsum Wall board – No sound batting included.
	 		 	
			
	 •   Steel studs/ track and studs – Clark Detrick brand
	 		 	
								
	 Acoustic Ceiling Tile Systems:
	 		 		 		 		 		 		 	
			
	 •   Manufacturer: Armstrong – grid and pads
	 		 	
			
	 Product grid-Armstrong 15/16 white grid – Pad; Armstrong 2x4
	 		 	
	 non directional Cortega #769
	 		 	
	 Finish: White
	 		 	
								
	 Doors & Office Fronts
	 		 		 		 		 		 		 	
	 Metal frames = All new Hollow Metal Frames with Sidelights as shown on drawings
	 		 		 		 	
			
	 •   All New 1
 1/4 prefinished Maple Plain Sliced doors.
	 		 	
								
	 Hardware-All Hardware shall be new
	 		 		 		 		 		 		 	
			
	 •   Schlage – Hinges
	 		 	
			
	 •   Cylindrical Lever Locksets equal to Schlage Commercial grade
	 		 	
				
	 Resilient Flooring (at pantry, mall / copy room and storage rooms):
	 		 		 	
			
	 •   At present no VCT is allocated, however can install were required.
	 		 	
			
	 •   Brands that we use are Tarkett or Armstrong
	 		 	
								
	 Carpet: See Finish Schedule on Drawing A9.1 Finishes
	 		 		 		 		 		 		 	
		 	 Direct Glue Down Carpet Throughout
	 		 		 		 		 		 		 	
	 Wall Base:
	 		 		 		 		 		 		 	
			
	 •   Vinyl Base – By Mannington
	 		 	
	
	 Plastic Laminate at Kitchen, all countertops and cabinets with Melamine Interiors, standard pulls and hardware.

	 We use Formica brand or Willsonart brand where applicable.

	 Paint
	 		 		 		 		 		 		 	
			
	 Walls to receive one coat of Sherwin Williams primer/sealer
	 		 	
	 Walls to receive two coats of Sherwin Williams. Super paint – Flat. Color to tenant specifications.
	 		 	
	 Wallcoverings as indicated on A9.1 Finishes Drawing dated 8/9/2012
	 		 	
			
	 Light Fixtures to match existing 2x4 Recessed with Parabolic lenses and reuse existing
	 		 	
			
	 Folding Partitions: Manual Folding Hufcor Partition with STC 48 and standard fabric.
	 		 	
	
	 HVAC Scope: supply new 2x2 standard supply diffusers off existing VAV’s for new offices and five (5) new VAV’s
for lounge, gym, training rooms, & lunch room including hot water piping and ductwork. Supply stamped drawings, reuse & check existing controls and advise if repairs are required. Supply control wiring equipment.

	 Repair/Replacement of existing HVAC equipment.
	 		 	
	 Exclusions: Server room AC, additional HVAC equipment
	 		 	
						
	 Exclusions:
	 		 		 		 		 	
				
	 Power, data and supplemental HVAC provisions for server room.
	 		 		 	
	 Data and CATV cabling.
	 		 		 		 		 	
	 Phone systems.
	 		 		 		 		 		 		 	
	 Security systems.
	 		 		 		 		 		 		 	

  

					
	Hylwa Incorporated	  	Page 3 of 4	  	8/15/2012

																	
	Project:	 	DURATA THERAPEUTICS-Third Floor	 		 		 		 		 		 		 	
	Owner:	 		 	HYLWA, Inc.	 		 	Date:	 	August 15, 2012	 	11:55 AM
	Location:	 	Branford, Ct	 		 		 		 		 		 		 	
	Bid Date:	 	August 14, 2012	 		 		 		 	(1)	 	 REVISED
	 		 	
	Bid Security:	 		 	LEASE CONTROL ESTIMATE	 		 	 TOTAL BID#
	 	$780,257.21	 	$780,257.21
	Bid Bond:	 		 	  17,000 SF Fitup	 		 		 		 	
	Addendums:	 	Prepared by: Chuck Terlizzi	 		 		 	 8/16/2012 11:55
	 		 		 	$45.90	 	Prepared by: Chuck Terlizzi
									
	 Division/Section
	 	 Description
	 	 Qty
	 	 Unit
	 	 Comments
	 	 Unit
Cost
	 	 Labor
Mat/
Sub
	 	 Comments
	 	 Div
Totals

					
		 		 		 		 	
					
	 Installation of any tenant furnished equipment, furnishings, workstations or systems.
	 		 		 		 	
	 Hazmat Removals
	 		 		 		 		 		 		 	
	 ANYWORK IN EXISTING SPACES OR FLOORS on any other Floors
	 		 		 		 		 		 	
	 Payment & Performance Bond
	 		 		 		 		 		 	
	 Utility Company Charges (ie: Gas, Electric, No Water, Telephone, CATV, Sanitary)
	 		 		 		 		 	
	 Furnishings, Fixtures, and Equipment
	 		 		 		 		 		 	
	 Center of Tile Sprinkler Heads
	 		 		 		 		 		 	
	 Server Room HVAC and Additional HVAC Equipment
	 		 		 		 		 		 	
	 Work In Existing Toilet Rooms
	 		 		 		 		 		 	
	 Linear Diffusers
	 		 		 		 		 		 	
	 Dry Sprinkler Systems
	 		 		 		 		 		 	
	 Refinishes of Existing Hardwood Floors in Executive Suite
	 		 		 		 		 		 	
	 Dry Any Work in the Existing Toilet Rooms
	 		 		 		 		 		 	
	 Dry Water Cooler (By Landlord)
	 		 		 		 		 		 	
			
	Note #01: The Landlord reserves the right to substitute any of the above referenced finishes with an equivalent finish prior to final tenant selection.	 		 	
				
	Note #02: Space plan is for general design intent. Final location of equipment and fixtures may require adjustment based on field conditions.	 		 		 	
							
	 The following allowance are included in our budget:
	 		 		 		 		 		 	
							
	 1. Millwork-$27,000 Rooms Work #342, Kitchen #331)
	 		 		 		 		 		 	
							
	 2. Carpet #1-$27/sy Furnish & Installed
	 		 		 		 		 		 	
							
	 3. Carpet #2-$25/sy Furnished & Installed
	 		 		 		 		 		 	
							
	 4. Carpet #3-$45/sy Furnished & Installed
	 		 		 		 		 		 	
							
	 5. Porcelain Tile & Bose- $9/sf Furnished & Installed
	 		 		 		 		 		 	
							
	 6. Vinyl Plank Wood Flooring-$4/sf Furnished & Installed
	 		 		 		 		 		 	
							
	 7. Moveable Partitions-$22,100 for two 25 ft long
	 		 		 		 		 		 	
							
	 8. Wallcovering 1-$30/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 9. Wallcovering 2-$30/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 10. Wallcovering 3-$26/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 11. Wallcovering 4-$34/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 12. Wallcovering 5-$28/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 13. Wallcovering 6-$34/yard Furnished & Installed
	 		 		 		 		 		 	
							
	 14. 3 Form Panels SM-1-$85/sf Furnished & Installed
	 		 		 		 		 		 	
							
	 15. Soho Studio Wall Tile-MWT-1-$17/sf Furnished & Installed
	 		 		 		 		 		 	
							
	 16. Kitchen Appliances-$2,317
	 		 		 		 		 		 	

  

					
	Hylwa Incorporated	  	Page 4 of 4	  	8/15/2012

 EXHIBIT “B” 

DURATA SWING SPACE 

 Exhibit B 
  

 

 Exhibit C 
 Page 1 of 3 
  

 RULES AND REGULATIONS 
 Tenant covenants and agrees with the Landlord to obey the following Rules and Regulations: 
 (1) The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or encumbered by any Tenant or used for any purpose other than ingress and
egress to and from the leased premises. 
 (2) No curtains, blinds, shades or screens shall be attached to or hung in, or used
in connection with, any window or door of the premises, without the prior written consent of the Landlord. 
 (3) No sign,
advertisement, notice or other lettering shall be exhibited, inscribed, painted or affixed by any Tenant, on any part of the outside of the leased premises or Building without the prior written consent of the Landlord. Interior signs on doors and
directory tablet shall be inscribed, painted or affixed for each Tenant by the Landlord at the expense of such Tenant, and shall be of a size, color and style acceptable to the Landlord. Landlord shall, however, permit Tenant to affix an unobtrusive
plaque with Tenant’s corporate name on the front of the hallway door leading to premises. Such permission shall not be unreasonably denied. 
 (4) The sashes, sash doors, skylights, windows and doors that reflect or admit light and air into the halls, passageways or other public places in the building, shall not be covered or obstructed by any
Tenant, nor shall any bottles, parcels or other articles be placed on the window sills. 
 (5) No showcases or other articles
shall be affixed to any part of the exterior of the Building, nor placed in the halls, corridors or vestibules without the prior written consent of Landlord. 
 (6) The water, wash closets and plumbing fixtures shall not be used for any purposes other than those for which constructed, and no sweepings, rubbish, rags or other substances shall be thrown therein.
All damages resulting from any misuse of fixtures shall be borne by Tenant who, or whose servants, employees, agents, visitors or licensees, shall have caused the same. 
 (7) No Tenant shall make, paint, drill into or in any way deface any part of the leased premises or the Building of which they form a part. No boring, cutting or stringing of wires shall be permitted,
except with the prior written consent of the Landlord, and as the Landlord may direct. No Tenant shall lay linoleum, or any other similar floor covering, so that the same shall come in direct contact with the floor of the leased premises; if
linoleum or other similar floor covering is desired to be used, an interlining of builder’s deadening felt shall be first affixed to the floor, by a paste or other material, soluble in water, the use of cement or other similar adhesive material
being expressly prohibited. 

 Exhibit C 
 Page 2 of 3 
  

 (8) No bicycles, vehicles or animals of any kind shall be regularly brought into, or
kept in or about the leased premises, and no cooking for consumption purposes, except by microwave oven, shall be done or permitted by any Tenant on said leased premises. No Tenant shall cause or permit any objectionable odors to be produced upon
the leased premises. 
 (9) No Tenant shall make or permit to be made, any disturbing noises or disturb or interfere with
occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, talking machine, unmusical noise, whistling, singing or in any other way. No Tenant shall throw anything
out of the doors, windows or skylights or down the passageways. 
 (10) No Tenant nor any of Tenant’s servants, employees,
agents, visitors or licensees, shall at any time bring or keep upon the leased premises, any flammable, combustible or explosive fluid, chemical or substance, except that small quantities of alcohol and other normal laboratory reagents maybe stored
and used on the premises provided that such storage and usage is in accordance with all applicable federal, state and local statutes and regulations. 
 (11) No additional locks or bolts of any kind shall be placed upon any of the doors or windows by any Tenant other than one locked storage room for confidential files, nor shall any changes be made in
existing locks or the mechanism thereof. Each Tenant must, upon the termination of his tenancy, restore to the Landlord all keys to stores, offices and toilet rooms, either furnished to, or otherwise procured by, such Tenant, and in the event of the
loss of any keys so furnished, such Tenant shall pay to the Landlord the cost thereof. 
 (12) All removals, or the carrying in
or out of any safes, freight, furniture or bulky matter of any description, must take place during the hours which the Landlord or its Agent may determine from time to time. The Landlord reserves the right to inspect all freight to be brought into
the Building, all freight which violates any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part. 
 (13) The Premises shall not be used for a lodging or sleeping or for any immoral or illegal purpose. 
 (14) The requirements of Tenants will be attended to only upon application at the office of the Building. Employees of the Landlord shall not perform any work or do anything outside of their regular
duties, unless under special instructions from the Landlord. 

 Exhibit C 
 Page 3 of 3 
  

 (15) Canvassing, soliciting and peddling in the Building is prohibited and each Tenant
shall cooperate to prevent the same. 
 (16) There shall not be used in any space, or in the public halls of the Building,
either by any Tenant or by jobbers or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with soft tires and side guards. 
 (17) Tenant and Tenant’s employees shall park their cars only in those portions of the parking area(s) designated for employee parking by Landlord. Tenant shall furnish Landlord the State automobile
license numbers assigned to Tenant’s car or cars and the cars of Tenant’s employees within five (5) days after taking possession of the leased premises and shall thereafter notify Landlord of any changes within five (5) days
after such changes occur; in the event this regulation shall not be complied with, Landlord in addition to any other rights and remedies it may have, is hereby authorized to have any violating vehicles towed away at Tenant’s expense and Tenant
agrees to indemnify Landlord from any claims arising from such towing. 
 (18) Tenant shall use at Tenant’s costs
such pest exterminator contractor as Landlord may direct and at such intervals as Landlord may require. DELETED 
 (19)
Tenant shall not operate any coin or token operated vending machine or similar device for the sale of any goods, wares, merchandise, food, beverages, or services, including but not limited to, pay telephones, pay lockers, pay toilets, scales,
amusement devices and machines for the sale of beverages, foods, chewing gum, candy, cigarettes or other commodities without the prior written consent of the Landlord. 
 (20) Tenant will comply with all applicable federal, state and local statutes, regulations and guidelines regarding the safe and proper handling, storage and disposal of all materials used on or within
the leased premises. All biological materials used by Tenant in its research are to be non-hazardous and non-toxic and present no danger to the Tenant, the leased premises, or other Building occupants. All of Tenant’s operations will be
conducted with the utmost care and safety in mind. 
 (21) All areas within the Building are “smoke-free” spaces and
Tenant and its agents, employees, licensees and visitors shall not be permitted to smoke cigarettes, cigars, pipes or the like within the Building. Tenant agrees to enforce such prohibition and to comply with any other rules pertaining to same as
may in the future be required by Landlord. 

 Exhibit D 
 LOAD SCHEDULE (lbs/SQ FT.) 
  

																	
	 ITEM
	  	ROOF	 	 	OFFICE	 	  	STAIRS
CORRIDORS	 	  	MECHICAL
(FIRST FLOOR)	 
	 RFG & INS
	  	 	14	  	 	 	—  	  	  	 	—  	  	  	 	—  	  
	 ROOF DECK
	  	 	2	  	 	 	—  	  	  	 	—  	  	  	 	—  	  
	 SLAB
	  	 	—  	  	 	 	35	  	  	 	35	  	  	 	—  	  
	 JOISTS
	  	 	2	  	 	 	3	  	  	 	3	  	  	 	—  	  
	 STEEL
	  	 	4	  	 	 	5	  	  	 	5	  	  	 	—  	  
	 PARTITION
	  	 	—  	  	 	 	20	  	  	 	*	  	  	 	—  	  
	 CEILING
	  	 	5	  	 	 	—  	  	  	 	5	  	  	 	—  	  
		  	  
	  
	 	 	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	 D.L.
	  	 	27	  	 	 	68	  	  	 	48	  	  	 	—  	  
	 L.L.
	  	 	40	** 	 	 	50	  	  	 	100	  	  	 	150	  
		  	  
	  
	 	 	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	 T.L.
	  	 	67	  	 	 	118	  	  	 	148	  	  	 	150	  

  

					
	NOTES:	 	1.	 	* INDICATES THAT WALL LOADING SHALL BE ADDED WHERE THEY OCCUR.
		 	2.	 	** SNOW ACCUMULATION AS REQUIRED BY CODE SHALL BE APPLIED AT PARAPETS, MECHANICAL EQUIPMENT, ETC.
		 	3.	 	STRUCTURE DESIGN FOR REQUIRED WIND AND ZONE II EARTHQUAKE FORCED AS PER CODE

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